Z - Signed Findings F-1
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 a dual-ordering drive-through
establishment within 300-feet of another approved drive-through establishment for a 2,910 square
foot Burger King,Located at 6211 N.Ten Mile Road in the C-G Zoning District,by Legend
Engineering.
Case No(s).H-2021-0051
For the Planning& Zoning Commission Hearing Date of: October 7,2021 (Findings on October 21,
2021)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of October 7,2021,incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of October 7, 2021, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of October 7, 2021,
incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of October 7,2021, 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
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2021-0051—Burger King Drive-Through CUP
Page 1
upon the applicant,the Planning Department,the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of October 7,2021,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 October 7, 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 1-513-617.1.
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 I 1-513-617.2.
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 October 7, 2021
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2021-0051—Burger King Drive-Through CUP
Page 2
By action of the Planning&Zoning Commission at its regular meeting held on the 21 st day of
00-tebar--,2021.
COMMISSIONER RHONDA MCCARVEL, CHAIRMAN VOTED
COMMISSIONER ANDREW SEAL,VICE CHAIRMAN VOTED
COMMISSIONER NATE WHEELER VOTED
COMMISSIONER STEVEN YEARSLEY VOTED
COMMISSIONER WILLIAM CASSINELLI VOTED
COMMISSIONER NICK GROVE VOTED
COMMISSIONER MARIA LORCHER VOTED
Rhonda McCarvel, Chairman 10-21-2021
Attest:
Chris Johnson,City Clerk 10-21-2021
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: 10-21-2021
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2021-0051—Burger King Drive-Through CUP
Page 3
Item 2.
EXHIBIT A
E STAFF REPORT
REPORT a H o
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 10/7/2021 Legend
DATE:
Project Location
TO: Planning&Zoning Commission
FROM: Joseph Dodson,Associate Planner
208-884-5533
SUBJECT: H-2021-0051 ® � 6
Burger King Drive-Through—CUP
LOCATION: The site is located at 6211 N. Ten Mile
Jun
Road, on the west side of N. Ten Mile
Road,approximately 500 feet south of
Chinden Boulevard(Lot 11,Block 1,
Lost Rapids Subdivision),in the NE 1/4 of
HT
the NE 1/4 of Section 27,Township 4N., /' j' HE�
Range 1 W.
I. PROJECT DESCRIPTION
Conditional Use Permit request for a dual-ordering drive-through establishment within 300-feet of
another approved drive-through establishment for a 2,910 square foot Burger King with 37 parking
spaces on 0.877 acres of land in the C-G zoning district,by Legend Engineering.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 0.877 acres
Future Land Use Designation Commercial
Existing Land Use 1 Vacant/undeveloped
Proposed Land Use(s) Restaurant with dual drive-throughs
Current Zoning W lip' General Retail and Service Commercial District(C-G)
Physical Features(waterways, None
hazards,flood plain,hillside)
Neighborhood meeting date;#of June 22,2021;six(6)attendees
attendees:
History(previous approvals) H-2018-0004(DA#2018-079970,Lost Rapids-GFI
Meridian Investments II,LLC);FP-2019-0056
Page 1
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ttem 2. EX H I B I T A 73
IV. NOTICING
Planning& Zoning
Posting Date
Newspaper Notification 8/27/2021
Radius notification mailed to 8/25/2021
properties within 500 feet
Site Posting Date 9/23/2021
Next Door posting 8/26/2021
V. STAFF ANALYSIS
The proposed use is for a restaurant with a dual-ordering drive-through that is within 300-feet of a
financial institution drive-through to the south that has recently received Commission approval
(Mountain America Credit Union,H-2021-0019),which requires Conditional Use Permit approval
(CUP)per UDC Table 11-213-2. There is also residential zoning to the east across N. Ten Mile Rd.
but because the uses are separated by an arterial street, this is not a factor in the CUP requirement,
per UDC 11-4-3-IIA.
Specific Use Standards: The proposed drive-through establishment is subject to the specific use
standards listed in UDC 11-4-3-11,Drive-Through Establishment. A site plan is required to be
submitted that demonstrates safe pedestrian and vehicular access and circulation on the site and
between adjacent properties.At a minimum,the plan is required to demonstrate compliance with the
following standards: Staffs analysis is in italics.
1) Stacking lanes have sufficient capacity to prevent obstruction of driveways,drive aisles and
the public right-of-way by patrons;
The proposed drive-through has two ordering menu boards with stacking for approximately three
(3) vehicles per lane, according to the submitted site plan. Each stacking lane is approximately
60'deep from the edge of the 30'wide drive aisle that is proposed as the main access to the
future building and the drive-through exit in the north end of the site. The proposed 30'drive
aisle is 5'wider than required by code which allows some relief if stacking backs up into the
drive aisle while ordering. The total stacking length is approximately 128'from the edge of the
drive aisle to the pick-up window along the south side of the building; this allows at lest 7
vehicles to stack according to the submitted site plan.
Staff believes the stacking lanes have sufficient capacity to serve the use without obstructing
driveways and drive aisles by patrons because the inclusion of two menu boards allows double
the stacking than the singular distance of 60'.
2)The stacking lane shall be a separate lane from the circulation lanes needed for access and
parking, except stacking lanes may provide access to designed employee parking.
Per the submitted site plan, the stacking lanes are off of the northernmost drive aisle and provide
at least 120'of stacking with each menu board location and approximately 128'in total to the
pick-up window before any vehicle would impede this drive aisle. No parking is impeded by the
proposed stacking lanes and nor would any be should stacking exceed the proposed depth
because of the site design.
3)The stacking lane shall not be located within ten(10) feet of any residential district or existing
Page 3
item 2. EX H I B I T A 74
residence;
The stacking lane is not located within 10'of any residential district or residence.
4)Any stacking lane greater than one hundred(100) feet in length shall provide for an escape
lane; and
The stacking lane exceeds 100'in length from the drive aisle to the pick-up window. Therefore,
the Applicant has proposed an escape lane adjacent to the drive through lane along the southern
boundary. This escape lane configuration meets this standard.
5)The site should be designed so that the drive-through is visible from a public street for
surveillance purposes.
The drive-through is not directly adjacent to the nearest public street(N. Ten Mile Road) along
the east boundary of the site but the south boundary of the site and the pick-up window is still
visible from Ten Mile. To help meet this standard, Staff is recommending revisions to the
landscape plan to remove some of the proposed landscaping that would obstruct the line of site
from the street to the pick-up window as currently proposed. If this cannot occur or would incur
undue costs because the street landscaping is already in place, there is ample surveillance
opportunity from within the commercial subdivision and internal drive aisles.
Based on the above analysis, Staff deems the proposed drive-through in compliance with the
specific use standards as required,especially with Staffs recommended revisions to the
landscaping along Ten Mile.
The proposed use of a restaurant is also subject to a specific use standard(UDC 11-4-3-49)which
dictates the minimum parking ratio shall be 1 space for every 250 square feet of gross floor area. The
proposed site plan appears to show compliance with this standard.
Access: Two (2)driveway accesses are proposed to the site from the internal drive aisles of the Lost
Rapids commercial development: one dedicated access at the north end of the site and one via a
shared access at the southwest corner of the site. This access will be shared with the adjacent financial
institution discussed above. There are multiple access points to the overall development from the
adjacent public roads, Chinden Boulevard and Ten Mile Road. A reciprocal cross-access easement
exists for lots in this subdivision as noted on the Lost Rapids subdivision plat(note#12) and in the
Declaration of Easements,Covenants, Conditions and Restrictions(Inst. 2020-071547).
Parking: A minimum of one (1)parking space is required to be provided for every 250 square feet of
gross floor area for the proposed restaurant use per the specific use standards,UDC 11-4-3-49. The
Burger King is proposed as a 2,910 square foot building which requires a minimum of 12 parking
spaces (rounded up from 11.64). The submitted site plan shows 37 parking spaces exceeding UDC
minimums by 300%.
The recorded Declaration of Easements, Covenants, Conditions and Restrictions for this development
establish cross-parking easements for lots in certain groups within the development(Inst. 2020-
071547,Amended Inst. #2020-171404). This lot(Lot 11) is grouped with Lot 12 directly to the south
and shares a perpetual,non-exclusive cross-parking easement with that lot.
A minimum one(1)bicycle parking space is required to be provided for every 25 vehicle spaces or
portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location
and design standards listed in UDC 11-3C-5C. Two (2)bicycle parking facilities are shown on the
submitted plans in compliance with code.
Pedestrian Walkways:No pedestrian walkway is depicted on the site plan from the
arterial/perimeter sidewalk along N. Ten Mile Road to the main building entrance.UDC 11-3A-
19B.4a requires this connection for all nonresidential uses. Therefore, Staff is recommending a
Page 4
Item 2.
EXHIBIT A
condition of approval to add a pedestrian connection near the drive-through exit that connects the
arterial sidewalk to the patio area of the pad site.
Landscaping: Parking lot landscaping is required to be provided in accord with the standards listed
in UDC 11-3B-8C. Landscaping is depicted on the landscape plan in Section VII.B in planter islands
within the parking area as required.
A minimum 5-foot wide landscape buffer is required to be provided along the perimeter of the
parking or other vehicular use areas as set forth in UDC 11-3B-8C.1. The submitted landscape plan
shows the required perimeter buffers with the correct number of trees and other vegetative ground
cover.
Street buffer landscaping, including a sidewalk, along N. Ten Mile Rd. was installed with
development of the overall subdivision. The submitted landscape plans show a majority of this buffer
remaining as it currently exists but Staff is recommending that the southern portion of the site have
some of the trees removed to increase visibility from Ten Mile to the pick-up window. If the trees can
be relocated to other areas of the site, Staff supports this.
Mechanical Equipment: All mechanical equipment for the building and any outdoor service areas
and equipment should be incorporated into the overall design of the building 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 as set forth in UDC 11-3A-12. If mechanical equipment is proposed to be
roof-mount, all equipment should be screened and out of view from the furthest edge of right-of-way.
Building Elevations: The Applicant submitted conceptual building elevations for the future Burger
King restaurant. The building elevations were submitted as shown in Section VII.0 and appear to
incorporate two main field materials, fiber cement siding and stucco with horizontal reveals. The
siding and stucco are two contrasting colors(wood colored and a coal-like color,respectively)which
adds to the overall rustic-modern design of the building. On the northeast corner of the building,the
main entrance is enhanced by full-length storefront windows and glazing facing north and the patio
along the east side of the building. The conceptual elevations combined with the site plan appear to
also show adequate wall modulation along each building fagade. Staff will verify compliance with the
Architectural Standards Manual with the future Design Review submittal.
No elevations were submitted for the proposed trash enclosure;this should be submitted with the
future CZC submittal and the material and color should match those of the proposed building
materials.
Certificate of Zoning Compliance &Design Review: A Certificate of Zoning Compliance
application and Administrative Design Review is required to be submitted for the proposed building
and use prior to submittal of a building permit application to ensure consistency with the conditions in
Section VIII and UDC standards.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed conditional use permit with the conditions included
in Section VIII per the Findings in Section IX. The Director has approved the administrative
design review request.
B. The Meridian Planning&Zoning Commission heard this item on October 7,2021.At the public
hearing.the Commission moved to approve the subject Conditional Use Permit request.
1. Summary of the Commission public hearing:
a. In favor: Lonny Reed,Applicant Representative
Page 5
item 2. EX H I B I T A Es
b. In opposition:None
c. Commenting Lonny Reed: Gary Moore.Burger r King operator(Applicant)
d. Written testimony: None
e. Staff presenting application: Joseph Dodson,Associate Planner
f. Other Staff commenting on application:None
2. Key issue(s)of public testimony:
a. None
3. Key issue(s)of discussion by Commission.
a. Orientation of proposed building and drive-through in regards to whether headlights
will be facing towards Ten Mile to the west—this is correct.
b. Access to the specific site and the overall Costco development in relation to the subject
site.
C. Location of parking for those who must wait for their food after paving.
4. Commission change(s)to Staff recommendation:
a. None
Page 6
item 2. EX H I B I T A El
VII. EXHIBITS
A. Proposed Site Plan(dated: 9/03/2021)
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Page 7
item 2. EX H I B I T A �$
B. Proposed Landscape Plan(dated: 7/08/2021)
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Tree Calculations
t9 ,e STREET FRONTAGE(Ten Mile Rood) 144 L.F.
Tree:Required 4 (1 Per 35 LF.Frontage)
sm.n r..e:;/W-V-a' Trees Provided 4
TREE SPECIES(28 Total Tree:Provided)
Tree Speclee Required 3
Tree Species Provided 5
Page 8
item 2. EX H I B I T A 79
C. Conceptual Building Elevations(dated: 6/07/2021)
u
- _ KING
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BURGER KING -MERIDIAN
Page 9
item 2. EX H I B I T A so
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING
1. Future development of this site shall comply with the existing Development Agreement(Inst.
#2018-079970, Lost Rapids-GFI Meridian Investments 11,LLC) and associated conditions of
approval(H-2018-0004; FP-2019-0056).
2. The site plan submitted with the future Certificate of Zoning Compliance application shall be
revised as follows:
a. Depict a pedestrian walkway from the sidewalk along N. Ten Mile Road to the building
entrance near the drive-through exit. Construct the pedestrian crossing of the drive-
through, or any other pedestrian facility that crosses a vehicular use area,with a different
material—stamped or colored concrete,brick pavers, or similar are acceptable forms of
meeting this requirement per UDC 11-3A-19B.4b.
Page 10
�tem2. EXHIBIT A El
3. The landscape plan submitted with the future Certificate of Zoning Compliance application
shall be revised as follows:
a. Depict the required pedestrian walkway as noted above,per UDC 11-3A-19B.4a and
UDC 11-3A-19B.4b.
b. Revise the layout or reduce the number of trees shown in the southeast corner of the
arterial street buffer to increase visibility from N. Ten Mile Road to the pick-up window
and drive-through lane.
4. Submit elevations of the trash enclosure that matches the proposed building color.
5. Comply with the standards listed in UDC 11-4-3-11 —Drive-Through Establishment.
6. Comply with the standards listed in UDC 11-4-3-49—Restaurant.
7. Hours of operation shall be limited from 6:00 a.m. to 11:00 p.m. becuase the property abuts a
residential district to the east,per UDC 11-2B-3B.
8. A Certificate of Zoning Compliance application shall be submitted and approved for the
proposed use prior to submittal of a building permit application.
9. An Administrative Design Review application shall be submitted and approved for the
proposed building prior to submittal of a building permit application.
10. Prior to receiving Certificate of Occupancy,the required 35-foot landscape buffer along Ten
Mile Road shall be vegetated and completed in accord with previous approvals and UDC I I-
3B-7.
11. The conditional use permit is valid for a maximum period of two (2)years unless otherwise
approved by the City. 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 as set forth in UDC 11-5B-6. A time extension may be requested
as set forth in UDC 11-5B-6F.
IX. FINDINGS
Conditional Use(UDC 11-5B-6)
Findings: 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.
Commission 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.
Commission finds the proposed restaurant with a dual-ordering drive-through 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.
Page 11
Item 2.
EXHIBIT A
Commission finds the design, construction, operation and maintenance of the proposed use will
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.
Commission 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.
Commission 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.
Commission finds 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.
Commission 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)
Commission finds the proposed use will not result in the destruction, loss or damage of any such
features.
Page 12