Z - Signed Findings Item 1.
CITY OF MERIDIAN V IDIAN;_--
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND ! DAHO
DECISION& ORDER
In the Matter of the Request for Conditional Use Permit to operate a 50,000 square foot indoor
arts,entertainment and recreation facility within an existing 204,000 square foot industrial
building.The proposed use includes an indoor electric go-kart track,concession area,meeting
rooms, and associated spaces for K1 Speed,Located at 1075 N.Hickory Avenue,on 9.88 acres of
land in the I-L Zoning District,by Cushing Terrell,Applicant Representative.
Case No(s).H-2021-0077
For the Planning& Zoning Commission Hearing Date of: November 18,2021 (Findings on
December 2,2021)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of November 18, 2021, incorporated
by reference)
2. Process Facts(see attached Staff Report for the hearing date of November 18, 2021, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of November 18,
2021, incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of November 18,2021, 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.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2021-0077,KI Speed CUP
Page 1
Item 1. 1-51
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.
7. That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of November 18,2021,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 § 11-
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 November 18,2021, 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 11-513-6F.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 I 1-513-617.2.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-513-61.1,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 November 18,2021
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2021-0077,Kl Speed CUP
Page 2
Item 1.
2nd
By action of the Planning&Zoning Commission at its regular meeting held on the day of
December ,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 12-2-2021
Attest:
Chris Johnson, City Clerk 12-2-2021
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: 12-2-2021
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2021-0077,Kl Speed CUP
Page 3
item �. EXHIBIT A
STAFF REPORTC�,WEIIDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT r A M
HEARING November 18,2021 Legend
DATE: ®®
0Project Location r
TO: Planning&Zoning Commission
i
FROM: Joe Dodson,Associate Planner J
208-884-5533 L�
SUBJECT: H-2021-0077
K1 Speed—CUP
LOCATION: 1075 N. Hickory Avenue, in the SW 1/4 of ;.T.
the NE 1/4 of Section 8,T.3N.,R.IE.
(Parcel#R3073790250) —
I. PROJECT DESCRIPTION
Conditional Use Permit to operate a 50,000 square foot indoor arts, entertainment and recreation
facility within an existing 204,000 square foot industrial building. The proposed use includes an
indoor electric go-kart track,concession area,meeting rooms, and associated spaces for K1 Speed on
9.88 acres of land in the I-L zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 9.88 acre site
Future Land Use Designation Mixed Use Non-Residential(MU-NR)
Existing Land Use(s) 204,000 square foot warehouse building(under
construction)
Proposed Land Use(s) Indoor recreation facility/go-kart track
Neighborhood meeting date;#of Sept.20,2021;no attendees -
attendees:
History(previous approvals) A CUP was approved in 1991 for a PUD—General
(Gemtone Inc.).Platted as Lots 1-4,Block 4,Gemtone
Center No. 3;H-2020-0094(Vacation);A-2020-0165
(Hickory Warehouse CZC).
B. Community Metrics
Description Details Page
Ada County Highway District
Page 1
Item 1.
Description Details Page
• Staff report(yes/no) Yes
• Requires ACHD Commission No
Action es/no
Access(Arterial/Collectors/State Two(2)accesses via E. State Avenue(local street)and two
Hwy/Local)(Existing and Proposed) (2)accesses via N.Hickory Avenue(industrial collector).
All access points are existing and approved from previous
approvals(A-2020-0165)for the overall warehouse
building.
Existing Road Network Yes
C. Project Area Maps
Future Land Use Map Aerial Map
Legend 0
Legend
VProject Location El Project Location
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Resideri�tipl ��
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Zoning Map Planned Development Map
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Legend 1 R-15 J Legend ®®
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Project Location C-G , Project Location
City Limits
Planned Parcels
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Page 2
Item 1. 1-91
III. APPLICANT INFORMATION
A. Applicant:
Josh Shiverick, Cushing Terrell—800 W. Main Street, Suite 800,Boise,ID 83702
B. Owner:
H.O.T. 2, LLLP—PO Box 1335, Meridian, ID 83680
C. Representative:
Same as Applicant
IV. NOTICING
Planning&Zoning
Posting Date
Newspaper Notification 11/2/2021
Radius notification mailed to
properties within 300 feet 10/27/2021
Site Posting Date 11/3/2021
NextDoor posting 10/28/2021
V. COMPREHENSIVE PLAN (Comp. Plan)
This property is designated Mixed Use—Non-Residential(MU-NR)on the Future Land Use Map
(FLUM)in the Comprehensive Plan.
The purpose of the MU-NR designation is to designate areas where new residential dwellings will not
be permitted,as residential uses are not compatible with the planned and/or existing uses in these
areas. For example,MU-NR areas are used near the City's Wastewater Resource Recovery Facility
and where there are heavy industrial or other hazardous operations that need to be buffered from
residential. Developments are encouraged to be designed similar to the conceptual MU-NR plan
depicted in Figure 3E in the Comprehensive Plan(see page 3-18).
The Applicant proposes to develop the site with an indoor recreation facility(i.e. an indoor electric
go-kart business)within a portion of an existing warehouse building. The warehouse was approved
under an administrative application(A-2020-0165) due to the existing industrial zoning and
planned unit development in 1991 (through Gemtone CUP). The planned unit development
approved in 1991 allowed a myriad of uses beyond just those typically allowed in the I-L zoning
district.
Across both adjacent streets there is a church,offices, flex space,other warehousing uses, and an
indoor recreation facility for a swim school was recently approved—within the subject warehouse
where this use is proposed only one other tenant is known at this time and that is a cabinet maker
in the northwest corner of the building utilizing approximately 30,000 square feet of the 204,000
square foot building. Therefore,this industrial zoned area is already providing a number of varying
uses in the vicinity of the proposed go-kart use. In addition, directly to the west of the subject
warehouse is an area of Mixed-Use Community and multi-family housing in the R-15 zoning
district that is partially constructed(Pine 43 project). A number of residential units are occupied at
this time with additional units under construction; a mix of commercial buildings are also under
construction further to the north and along Fairview Avenue. Staff finds the proposal to place an
indoor recreation facility adjacent to multi-family residential as a benefit to both uses for the
following reasons: the residential would activate the recreation component of the proposed use; an
Page 3
Item 1. 10
indoor go-kart facility would offer an additional recreation opportunity for residences nearby and
for those throughout the City; existing conditions of landscaping,physical separation,
ingress/egress, and the use being indoors offers adequate mitigation of any noxious outcomes.
Therefore,because the use is adjacent to residential, office, flex space, and other recreation
facilities uses,it should be an appropriate use in the MU-NR FLUM designation for the reasons
noted above.
In reviewing development applications,the following items will be considered in MU-NR areas:
(Staff's analysis in italics)
• No new residential uses will be permitted(existing residential may remain).No residential
uses are proposed.
• All developments should have a mix of at least two types of land uses.Because the use is
proposed within an existing building, it is too small of an area to allow the development of
multiple land use types. However, the overall MU-NR designated area does have a mix of
uses; offices,flex space, and a church exist to east of this site within the MU-NR area.
• Development is not required to comply with the minimum number of uses in the general
mixed-use standards.Noted.
• Street sections consistent with the Ada County Highway District Master Street Map are
required within the Unified Development Code.No new streets are proposed.
• There is neither a minimum nor maximum imposed on non-retail commercial uses such as
office, food service/restaurants,industry, or warehouse uses.Noted.
• A transitional use is encouraged on the perimeter of the MU-NR areas between any
existing or planned residential development.As discussed above, Stafffinds an indoor
recreation facility as a transitional use between the existing multi family to the west and
the western boundary of the MU-NR area where this use is proposed.
The following goals and policies in the Comprehensive Plan are supported by the proposed
development:
• "Plan for an appropriate mix of land uses that ensures connectivity,livability, and
economic vitality."(3.06.02)
The proposed use will contribute to the mix of uses in this area and should add to the
livability and economic vitality of the community.
• "Encourage and support mixed-use areas that provide the benefits of being able to live,
shop, dine,play,and work in close proximity,thereby reducing vehicle trips,and
enhancing overall livability and sustainability."(3.06.02B)
The subject mixed-use area currently contains office, church uses, and a swim school. The
proposed use will provide a recreational opportunity in close proximity to residential
neighbors to the west thereby reducing vehicle trips and enhancing livability of the area.
• "Provide,partner, and preserve public and private indoor and outdoor recreation amenities
for a diverse range of physical activities."(5.01.01 C)
The proposed private recreation facility offers opportunities for recreation through
electric go-karts to the public and will contribute to the range of physical activities offered
in the City.
Page 4
Item 1. F11
VI. UNIFIED DEVELOPMENT CODE (UD
The proposed use,an indoor recreation facility, is listed as a conditional use in the I-L(Light
Industrial)zoning district per UDC Table 11-2C-2. Compliance with the dimensional standards listed
in UDC Table 11-2C-3 is required and are met because the proposed use is internal to an approved
structure.
VII. STAFF ANALYSIS
As discussed above in Section V,the proposed indoor go-kart facility is considered an appropriate use
and meets the development guidelines listed for the MU-NR designation.The use is also consistent
with the Planned Unit Development approved in 1991 for Gemtone Inc.,which approved a mix of
commercial and light industrial uses in the I-L zoning district.
This use is proposed to be contained within an existing warehouse, as noted above. The tenant space
for the go-kart facility will be approximately 50,000 square feet within the warehouse with no
exterior spaces or modifications proposed. The Applicant submitted a conceptual floor plan showing
internal spaces that include a reception area, concession and seating area, and a few meeting rooms—
these areas constitute a few of the accessory uses within the proposed space and are allowed per the
specific use standards outlined below. In addition,the hours of operation are a key component of
analysis when determining the compatibility of adjacent uses. The Applicant's narrative states the
planned hours of operation for the proposed use vary throughout the week but do not exceed loam to
I Ipm. Because of the nature of the proposed use and the existing multi-family residential to the west,
Staff is recommending a condition of approval consistent with these hours of operation.
The proposed use is subject to the following Specific Use Standards(UDC 11-4-3-2) -Arts,
Entertainment or Recreation Facility,Indoors and Outdoors: (Staff analysis in italics)
A. General Standards:
I. All outdoor recreation areas and structures that are not fully enclosed shall maintain a
minimum setback of one hundred feet(100') from any abutting residential districts. The
playing areas of golf courses,including golf tees, fairways, and greens, are an exception
to this standard. (Ord. 07-1325, 7-10-2007).No outdoor recreation areas are proposed;
all activities will take place within the building.
2. No outdoor event or activity center shall be located within fifty feet(50')of any property
line and shall operate only between the hours of six o'clock(6:00)A.M. and eleven
o'clock(11:00)P.M.No outdoor events or activities are proposed.
3. Accessory uses including,but not limited to,retail, equipment rental,restaurant, and
drinking establishments may be allowed if designed to serve patrons of the use only.
Noted.
4. Outdoor speaker systems shall comply with section 11-3A-13, "Outdoor Speaker
Systems",of this title.No outdoor speakers are proposed.
B. Additional Standards for Swimming Pools: Any outdoor swimming pool shall be completely
enclosed within a six foot(6)non-scalable fence that meets the requirements of the building
code in accord with title 10, chapter 1, of this code.Not applicable.
C. Additional Standards for Outdoor Stage or Musical Venue: Any use with a capacity of one
hundred(100) seats or more or within one thousand feet(1,000')of a residence or a
residential district shall be subject to approval of a conditional use permit. (Ord. 05-1170, 8-
30-2005, eff. 9-15-2005). No outdoor stage or musical venue is proposed.
Page 5
Item 1. 12
Access(UDC 11-3A-3):
Four(4)driveway accesses are depicted and approved on the overall site plan—two(2)accesses via
E. State Avenue (local street)to the south and two (2) accesses via N. Hickory Avenue(industrial
collector)to the east.ACHD has approved the location of all access driveways with the
administrative approvals for the overall warehouse(A-2020-0165).
The proposed use is located at the south end of the warehouse with the public entrance at the
southeast corner of the building, closest to the"corner"accesses of State and Hickory. Staff
anticipates these two access points will be the main points of ingress and egress for the facility due to
their proximity to the business entrance. Should warehouse uses be introduced in the remaining area
of the warehouse that require large truck traffic, Staff anticipates the other access points to the site
located in close proximity to the west and north property boundaries will be used for ease of access to
the roll-up doors on the west side of the building. Staff has no concerns with the ingress and egress to
the proposed business.
Parking(UDC 11-3C):
Based on a proposed tenant space of approximately 50,000 s.f. of gross floor area,a minimum of 100
off-street parking spaces are required. As noted throughout the staff report,the building and other site
improvements are existing and include the off-street parking for the entire warehouse building.
According to the submitted site plan showing the existing site conditions, a total of 106 parking
spaces are outlined in blue directly adjacent to the area proposed for K1 Speed, exceeding UDC
standards. Based on 106 parking spaces provided for this use, a minimum of four(4)bicycle parking
spaces are required to be provided. Bicycle parking facilities were approved at the time of CZC
submittal but the submitted plans do not appear to clearly depict where they are located.At the
time of Certificate of Zoning Compliance Change of Use(CZCU) application,the Applicant
should provide plans that clarify the bicycle parking location(s)for this use.
Because a vast majority of the area proposed for KI Speed is the actual track that has limited
capacity of karts, Staff does not have concern on the number of parking spaces available for the
proposed use.
Sidewalks(UDC 11-3A-1
There are existing 5-foot wide attached sidewalks along E. State Avenue and N. Hickory Avenue that
meet UDC standards. Any damaged curb, gutter or sidewalk is required to be replaced.
A 5-foot wide continuous internal pedestrian walkway is required to be provided from the
perimeter sidewalk to the main building entrance(s); the walkway should be distinguished from
the vehicular driving surfaces as set forth in UDC 11-3A-19B.4.
Landscaping(UDC 11-3B):
A 10-foot wide street buffer is required to be provided along E. State Avenue,a local street, and a 20-
foot wide street buffer is required along N. Hickory Avenue, a collector street, landscaped per the
standards listed in UDC 11-3B-7C. Parking lot landscaping is required per the standards listed in
UDC 11-3B-8C.A 25-foot landscape buffer to the existing multi-family residential to the east is also
required.
All required landscaping has been proposed and approved with previous approvals. Staffs analysis
of the approved landscape plan show compliance with all applicable landscaping code sections.
Staff anticipates the proposed use to be less noxious or detrimental to the existing residential so no
additional landscaping is recommended by Staff at this time.
Outdoor Lighting(UDC 11-3A-11):
All outdoor lighting is required to comply with the standards listed in UDC 11-3A-11C unless
otherwise approved through alternative compliance. Light fixtures that have a maximum output of
Page 6
Item 1. 13
1,800 lumens or more are required to have an opaque top to prevent up-lighting;the bulb shall not be
visible and shall have a full cutoff shield in accord with Figure 1 in UDC 11-3A-11C.
All outdoor lighting was approved with the CZC approval in 2020. However, any future business
signage must comply with all standards outlined in UDC 11-3D.
Fencing(UDC 11-3A- :
According to the approved landscape plans,it is unclear if any fencing is existing or proposed along
the west boundary between the building and the multi-family residential. Code does not require
perimeter fencing but if any fencing is proposed in the future, a detail of the proposed fencing
should be included on with the CZCU application that demonstrates compliance with the standards
in UDC 11-3A-7.
Building Elevations:
The approved building elevations and perspectives were submitted for the warehouse structure as
shown in Section IX.D.As stated throughout this report, these elevations have already been
approved through the administrative process and the building is already existing. The submitted
elevations are for supplementary purposes only.
Certificate of Zoning Compliance (UDC 11-5B-1):
A Certificate of Zoning Compliance Change of Use(CZCU)is required to be submitted for the
proposed use prior to submittal of a building permit application to ensure compliance with
UDC standards and the conditions listed in Section X.
VIII. DECISION
A. Staff:
Staff recommends approval of the proposed conditional use permit with the conditions in Section
X per the Findings in Section XI.
B. The Meridian Planning&Zoning Commission heard this item on November 18, 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: Josh Hersel, Cushing Terrell(Applicant Representative)
b. In opposition:None
c. Commenting: Josh Hersel.
d. Written testimony: None
e. Staff presenting application: Bill Parsons,Planning Supervisor(on behalf of 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. None
4. Commission change(s)to Staff recommendation:
a. None
Page 7
Item 1. ■
IX. EXHIBITS
A. Approved Site Plan(date: 9/11/2021)
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Page 8
Item 1. F 1-5 1
B. Approved Landscape Plan(date: 10/7/2020)
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Page 9
Item 1. 16
C. Conceptual Floor Plan(dated: October 2021)
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Page 10
Item 1. F17
D. Approved Building Elevations (dated: 8/7/2020)
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Page 11
Item 1. 18
X. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning
1. The applicant shall comply comply with the site plan,landscape plan, and building elevations
approved with A-2020-0165.
2. The Applicant shall comply with the specific use standards listed in UDC 11-4-3-2—Arts,
Entertainment or Recreation Facility,Indoors and Outdoors, including but not limited to the
following:
a. Accessory uses including,but not limited to,retail, equipment rental,restaurant, and
drinking establishments may be allowed if designed to serve patrons of the use only, and
not the general public.
3. Hours of operation for the indoor recreation facility shall be limited to 12:00pm— 10:00pm
Monday-Thursday, 10:00am— 10:00pm on Sundays, and 10:00am— 11:00pm Fridays and
Saturdays as proposed.
4. Prior to building permit submittal,the Applicant shall obtain Certificate of Zoning
Compliance Change of Use approval to establish the use and provide staff with any revised
plans.
5. The site/landscape plans submitted with the Certificate of Zoning Compliance Change of Use
application shall depict the following:
a. A detail of any proposed fencing that demonstrates compliance with the standards listed
in UDC 11-3A-7.
b. A detail of the location of the required bicycle parking.
6. The conditional use approval shall become null and void unless otherwise approved by the
City if the applicant fails to 1)commence the use, satisfy the requirements, acquire building
permits and commence construction within two years as set forth in UDC 11-5B-6F.1; or 2)
obtain approval of a time extension as set forth in UDC 11-5B-6F.4.
B. Ada County Highway District(ACHD)
https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=242188&dbid=0&repo=MeridianC
hty
A Traffic Impact Study(TIS) was not required for this project.
C. Nampa&Meridian Irrigation District(NMID)
https://weblink.meridiancioy.oLvlWebLinkIDocView.aspx?id=242001&dbid=0&repo=MeridianC
hty
D. Department of Environmental Quality(DEQ)
https://weblink.meridiancioy.ory WWebLinkIDocView.aspx?id=242183&dbid=0&repo=MeridianC
hty
XI. FINDINGS
A. Conditional Use Permit
The Commission shall base its determination on the conditional use permit request upon the
following:
Page 12
Item 1. 19 1
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 the dimensional and development regulations of the I-L zoning district for the
proposed use. Therefore, Commission finds the site is large enough to accommodate the proposed
use.
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 use will be harmonious with the Comprehensive Plan in that it
will provide an indoor recreation use which will contribute to the mix of uses desired in the MU-
NR designation and should act as a transitional use to the existing residential to the west as
desired.
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.
Commission finds the design, construction, operation, and maintenance of the proposed use with
the conditions imposed, should be compatible with other uses in the general vicinity and
shouldn't adversely change the 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.
If the proposed use complies with the conditions of approval in Section X as required,
Commission finds the proposed use should not adversely affect other properties in the vicinity.
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 serviced adequately by all of the essential public
facilities and services listed.
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 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.
Although traffic will increase in this area due to the proposed use, it should not be excessive and
would be less impactful than a warehouse use requiring additional truck traffic. The proposed
use should not involve any other activities that would be detrimental to any persons,property or
the general welfare.
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 a natural,
scenic or historic feature considered to be of major importance.
Page 13