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Northpointe Capital Educators Credit Union - CUP-11-005CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER E IDIAN~-- IDAHO In the Matter of Conditional Use Permit for Northpointe Capital Educators Credit Union, Located at the Northwest Corner of Linder Road and McMillan Road, in the C-G Zoning District, by CapEd. Case No(s). CUP-11-006 For the Planning & Zoning Commission Hearing Date of: October 6, 2011 (Findings on October 20, 2011) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of October 6, 2011, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of October 6, 2011, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of October 6, 2011, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of October 6, 2011, 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 (LC. §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-SA. 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). CUP-11-006 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 6, 2011, 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- SA 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 per the conditions of approval in the attached staff report for the hearing date of October 6, 2011, 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-SB-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-SB-6F.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-SB-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 maybe 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. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional use permit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review maybe filed. 2. 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 maybe 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 6, 2011 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). CUP-11-006 Page 2 By action of the Planning & Zoning Commission at its regular meeting held on the ~ ~ ~ day of COMMISSIONER SCOTT FREEMAN VOTED (Chairman) COMMISSIONER MICHAEL ROHM COMMISSIONER TOM O'BRIEN COMMISSIONER JOE MARSHALL COMMISSIONER STEVEN YEAI Attest: ~b`~ V 1/`~ ~- 1 Jaycee Holman, City C erk VOTED__lz~~„ VOTED__LZ~ VOTED Copy served upon Applicant, The Planning Department, Public Works Department and City Attorney. By: Dated: ~~ ~ ~' ~ ~ l ~ ity Clerk's Of ce O~g6D A(/C~ City of ~E IDIZ IAN.~- ~ IDANO ~ ~ r SF.A~ r A~f~B°f fdr TflE A6~~~~l~ CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). CUP-11-006 Pagc 3 EXHIBIT A STAFF REPORT Hearing Date: TO: FROM: October 6, 2011 Planning & Zoning Commission E IDIAN~- IDAH© SUBJECT: Bill Parsons, Associate City Planner 208-884-5533 CUP-11-006 -Northpointe Capital Educators Credit Union I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, CapEd, has applied for a conditional use permit (CUP) for adrive-through establishment in a C-G zoning district within 300 feet of another drive through establishment, a residential district, and existing residences, as required by UDC 11-4-3-11. Furthermore, the DA governing the site requires CUP approval prior to any development occurring on the site. See Section IX Analysis for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the application subject to the conditions listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report. The Meridian Planning and Zoning Commission heard this item on October 6. 2011. At the public hearing. the Commission voted to approve the subiect CUP request. a. Summary of Commission Public Hearing: i. In favor: Chad Slichter ii. In opposition: None iii. Commenting: None iv. Written testimony: None v. Staff presenting application: Pete Friedman vi. Other staff commenting on application: None b. Key Issues of Discussion by Commission: i. Speaker location for the automated teller stations. ii. Exit lane for the drive-through. c. Key Commission Changes to Staff Recommendation: i. None III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number CUP-11- 006 as presented in the staff report for the hearing date of October 6, 2011, with the following modifications: (Add any proposed modifications.) Ifurther move to direct Staff to prepare an appropriate findings document to be considered at the next Planning and Zoning Commission hearing on October 20, 2011. Denial After considering all staff, applicant and public testimony, I move to deny CUP-11-006 as presented during the hearing on October 6, 2011, for the following reasons: (You should state specific reasons for denial.) Northpointe Capital Educators Credit Union -CUP-11-006 PAGE 1 EXHIBIT A Continuance I move to continue File Number CUP-11-006 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The subject property is located on the northwest corner of W. McMillan Road and N. Linder Road, in the northeast % of Section 24, Township 3 North, Range 1 West B. Owner(s): James Durst 2997 Paseo Hills Way, Ste. 201 Henderson, NV 89052 C. Applicant: Capital Educators Credit Union 275 S. Stratford Drive Meridian, ID 83642 D. Representative: Chad Slichter, Slichter Architects, 658-1679 E. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is for a conditional use permit. A public hearing is required before the Planning & Zoning Commission on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: September 19, and October 3, 2011 C. Radius notices mailed to properties within 300 feet on: September 8, 2011 D. Applicant posted notice on site by: September 26, 2011 VL LAND USE A. Existing Land Use(s) and Zoning: This site is currently vacant and lies within a C-G (General Retail and Service Commercial) zoning district. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Vacant commercial property and Residential homes, zoned C-G and R-4 2. East: Linder Road and Walgreens, zoned C-G 3. South: McMillan Road and Vacant office lots, zoned L-O 4. West: Vacant commercial property, zoned C-G C. History of Previous Actions: • In 2003, the annexation (AZ-03-013), preliminary plat (PP-03-014) and conditional use permit (CUP-03-028) for Kelly Creek Subdivision were approved by the Meridian City Council. The preliminary plat consisted of 214 residential lots, 10 office lots and 4 Northpointe Capital Educators Credit Union -CUP-11-006 PAGE 2 EXHIBIT A commercial lots and 15 common lots on 79.77 acres. In addition, the planned development allowed a 20 percent use exception for office and commercial uses. A development agreement was also required upon annexation of the property recorded as instrument #103181095. A provision of the DA requires CUP approval prior to any development occurring on the site. • In 2007, a City Council approved the Kelly Creek Commercial final plat (FP-07-035). The final plat consists of four (4) commercial lots on 4.91 acres. D. Utilities: 1. Public Works: a. Location of sewer: N/A b. Location of water: N/A c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: NA 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: This property is not within the floodplain. VII. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Commercial" on the Comprehensive Plan Future Land Use Map. The purpose of this category is to provide a full range of commercial and retail to serve area residents and visitors. Uses may include retail, wholesale, service and office uses, multi-family residential, as well as appropriate public uses such as government offices. The proposed retail store is consistent with the Commercial land use designation. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics): • "Require all commercial and industrial businesses to install and maintain landscaping." (Chapter 2, page 14) A landscape plan was not submitted with this application. Landscaping will be required with development of the proposed use (CZC and DES) in accord with the standards listed in UDC 11-3B. Further, the required landscape buffers adjacent to Linder and McMillan were reviewed and approved with the final plat. Prior to occupancy of the building the associated landscaping must be installed. • "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (Chapter 3, page 45) Water and sewer service is available & service lines have been stubbed to the site from Linder and McMillan Roads. The extension of city utilities was reviewed and approved with the final plat. • "Require screening and landscape buffers on all development requests that are more intense than adjacent residential properties." (Chapter 3, page 53) Northpointe Capital Educators Credit Union -CUP-11-006 PAGE 3 EXHIBIT A The proposed commercial use does not directly abut the residences to the north. The proposed use is approximately 250 feet from the residential zoning boundary. Another building and a required 25 foot landscape buffer will be installed when the northern commercial lot develops. VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zone: The purpose of the commercial districts is to provide for the retail and service needs of the community in accordance with the Meridian comprehensive plan. Six (6) districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. B. Schedule of Use: Unified Development Code (UDC) 11-2B-21ists the permitted, accessory, conditional, and prohibited uses in the C-G zoning district. The proposed financial institution is listed as a principal permitted use in the C-G district; however, the associated drive through requires conditional use approval if it lies within 300' of another drive through establishment, residential district, or existing residences which it does. There is specific use standards for drive through establishments listed in UDC 11-4-3-11. C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning district apply to this site. D. Landscaping Standards (UDC 11-3B): 1. Width of street buffer(s): 25 feet along Linder; 25 feet along McMillan 2. Width of buffer(s) between land uses: 25 feet to residential uses however this site does not abut a residence. 3. Percentage of site as open space: NA 4. Tree Preservation: NA E. Off-Street Parking: UDC 11-3C-6B requires one off-street vehicle parking space for every 500 square feet of gross floor area in commercial districts for non-residential uses. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: The applicant proposes to construct a 2,800-3,200 square foot bank with an associated drive- through on a platted commercial lot. All access points to this site and cross access were addressed with the review of the subdivision. The CUP is required because: 1) the proposed drive-through is within 300 feet of a residence and 2) the recorded development agreement for the site requires CUP approval prior to development on the site. Per UDC 11-4-3-11, the proposed drive-through is subject to specific use standards. Staff finds the proposed site plan addresses a majority of the standards except for the standard that addresses the length of the stacking lanes. Specifically, if a stacking lane exceeds 100 feet then an exit lane must be provided. On the submitted site plan, the proposed stacking lane exceeds the 100-foot requirement. The applicant has indicated an exit lane has not been planned however, in discussions with the applicant, staff is confident the proposed site plan can accommodate an exit lane with minor revisions to the proposed site plan. With the submittal of the CZC and DES applications, the site must comply with all of the specific use standards referenced above. The proposed drive-through is oriented adjacent to Linder Road. The hours of operation for the bank and drive-through are to occur between 8 am to 6 pm Monday through Friday which are Northpointe Capital Educators Credit Union -CUP-11-006 PAGE 4 EXHIBIT A typical bank hours. However, banks usually provide self-service facilities (ATM) for their patrons. The submitted site plan does not depict the location of one. If an ATM is proposed, the site plan needs to be revised to indicate the location of the ATM machine which must comply with the self-service standards outlined in UDC 11-3A-16. Given the distance between the proposed facility and the residences (approximately 250 feet), Staff believes the propose use will not impact the adjacent residential properties. For these reasons, staff is not recommending a restriction on the hours of operation. The applicant has submitted photos of existing bank that was constructed in a nearby jurisdiction. These photos were meant to demonstrate the type of building that maybe constructed on the site. Per the UDC, the applicant is required to submit an application for Certificate of Zoning Compliance and Design Review prior to issuance of building permits for the site. Design Review of the site and proposed structure must to comply with the standards listed in UDC 11-3A-19 and the guidelines contained in the City of Meridian Design Manual. Staff has reviewed the submitted site plan and requires the necessary revisions prior to the submission of the certificate of zoning compliance (CZC) application: 1) Staff is not supportive of the proposed trash enclosure location on the site plan. The City's ordinance does not require one to be constructed on the site. The applicant should coordinate with SSC on a more suitable location for the trash enclosure or verify if the use of totes is available in lieu of the enclosure. 2) The landscape buffer along McMillan Road scales at 20 feet. The UDC requires a minimum of a 25-foot wide landscape buffer. Provide a 25-foot wide landscape buffer along McMillan Road; 3) The applicant is proposing to develop only a portion of the property. To split the property as indicated on the site plan requires approval of a short plat. Prior to submitting the CZC application, the property must be short platted in accord with UDC 11-6B-5. X. EXHIBITS A. Drawings 1. Vicinity Map 2. Preliminary Site Plan (date: 7/1/11) 3. Building Photos B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Sanitary Service Company 6. Ada County Highway District 7. Parks Department C. Required Findings from Unified Development Code Northpointe Capital Educators Credit Union -CUP-11-006 PAGE 5 EXHIBIT A Exhibit A.1: Vicinity Map .. .. _ . ~ z~ _ m -_- M O N ~ r° ~ ~ ~ 4672 O 1840 1812 1788 ', m 4b 1437 RUT Exhibit A EXHIBIT A Exhibit A.2: Site Plan (date: 7/1/11) ~I ~ SCICh}Ef l PR&IMINARY Sf1~~A~ ~~- ALOI Exhibit A - 2 - EXHIBIT A Exhibit A - 3 - Exhibit A.3: Building Photos EXHIBIT A B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 The applicant is to meet all terms of the approved annexation (AZ-03-013), development agreement (instrument #103181095), preliminary plat (PP-03-014), conditional use permit (CUP- 03-028) and final plat (FP-07-035) for this development. 1.2 The site plan prepared by Slichter Architects, dated 7/1/11 is approved with the following changes: • Staff is not supportive of the proposed trash enclosure location on the site plan. The applicant shall coordinate with SSC on a more suitable location for the trash enclosure or verify if the use of totes is available in lieu of the enclosure. • Provide a 25-foot wide landscape buffer along McMillan Road; • Depict ATM location on the site plan; • The applicant shall comply with the structure and site design standards in accord with UDC 11-3A-19. 1.3 The applicant shall comply with the specific use standards listed in UDC 11-4-3-11 for the drive- through establishment. With the submittal of the Certificate of Zoning Compliance application, the applicant shall provide a revised site plan that depicts an exit lane. 1.4 Prior to establishment of the proposed use, the applicant shall be required to submit a Certificate of Zoning Compliance and Design Review application to the Planning Department for this site. 1.5 No signs are approved with this application. The applicant shall submit a sign permit application in accord with the standards listed in UDC 11-3D for approval of any future signs on this site. 1.6 The applicant shall have a maximum of two (2) years to commence the use as permitted in accord with the conditions of approval listed above. If the business has not begun within this time period, a time extension shall be requested in accord with UDC 11-SB-6F prior to expiration. If a time extension is not requested or granted and the CUP expires, a new conditional use permit must be obtained prior to operation. 1.7 Prior to submitting the CZC application, the property shall be short platted in accord with UDC 11-6B-5 to create the lot as depicted on the site plan unless the entire site is developed with the proposed use. 1.8 The applicant shall comply with the self-service uses in accord with UDC 11-3A-16. 1.9 Staff's failure to cite specific ordinance provisions or terms of the approved conditional use does not relieve the applicant of responsibility for compliance. 2. PUBLIC WORKS DEPARTMENT 2.1 No Comments. 3. FIRE DEPARTMENT 3.1 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have the 4 %" outlet face the main street or parking lot drive aisle. b. Fire hydrants shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. Exhibit B - 1 - EXHIBIT A e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be placed 18" above finished grade to the center of the 4 %" outlets. g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.2 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and 48' outside, per International Fire Code Section 503.2.4. 3.3 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and have a clear driving surface of 20' in width capable of supporting an imposed weight of 75,000 GVW, per International Fire Code Section 503.2. 3.4 Provide signage ("No Parking Fire Lane") for all fire lanes in accordance with International Fire Code Sections 503.4 & D103.6. 3.5 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a vertical clearance of 13'6 as set forth in International Fire Code Section 503.2.1. 3.6 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather surface are required to be installed before combustible construction material is brought onto the site, as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J. 3.7 Commercial and office occupancies will require afire-flow consistent with International Fire Code Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C. 3.8 Maintain a separation of 5' from the building to the dumpster enclosure as set forth in International Fire Code Section 304.3.3. 3.9 Provide a Knox box entry system for the complex prior to occupancy as set forth in International Fire Code Section 506. 3.10 The applicant shall work with Public Works and Planning Department staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance and is placed in a position that is plainly legible and visible from the street or road fronting the property, as set forth in International Fire Code Section 505.1. 3.11 All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building as set forth in International Fire Code Section 503.1.1. 3.12 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official as set forth in International Fire Code Section 507.5.1. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). Exhibit B - 2 - EXHIBIT A 4. POLICE DEPARTMENT 4.1 The Police Department has no concerns related to the site design submitted with the application. 5. SANITARY SERVICES 5.1 The applicant shall submit a scaled site plan stamped approved by SSC verifying compliance with SSC's requirements with the CZC application. 6. PARKS DEPARTMENT 6.1 The Parks Department has no comments on this application. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 ACRD has no site specific conditions related to this application. All other standards conditions of approval apply. Exhibit B - 3 - EXHIBIT A C. Required Findings from Unified Development Code 1. Conditional Use Permit (UDC 11-SB-6E) The Commission shall base its determination on the Conditional Use Permit request upon the following: a. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The Commission finds that the subject one acre property is large enough to accommodate the proposed use and dimensional and development regulations of the C-G district (see Analysis Section IX for more information). b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. The Commission finds that the proposed use is consistent with the Comprehensive Plan future land use map designation of Commercial for this site. Further, the Commission finds the proposed use of the site is consistent with the Comprehensive Plan in that the proposed bank with the drive-through will provide a necessary service that is lacking in the northwest Meridian area. c. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed bank with drive-through should be compatible with other uses in the general neighborhood and with the existing and intended character of the area. d. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. The Commission considered all public testimony provided to determine if the development will adversely affect the other property in the vicinity. e. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. The Commission finds that sanitary sewer, domestic water, refuse disposal, and irrigation are currently available to the subject property. Please refer to any comments prepared by the Meridian Fire Department, Police Department, Parks Department, Sanitary Services Corporation and ACHD. Based on comments from other agencies and departments, Staff finds that the proposed use will be served adequately by all of the public facilities and services listed above. Exhibit C - 1 - EXHIBIT A f. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. If approved, the applicant will be financing any improvements required for development. The Commission finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community's economic welfare. g. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. The Commission recognizes that traffic will increase with the approval of adrive-through in this location; however, the Commission does not believe that the amount generated will be detrimental to the general welfare of the public since the Comprehensive Plan anticipated the site to be developed with commercial uses. The Commission does not anticipate the proposed use will create excessive noise, smoke, fumes, glare, or odors. The Commission finds that the proposed use will not be detrimental to people, property or the general welfare of the area. h. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. The Commission finds that there should not be any health, safety or environmental problems associated with the proposed use that should be brought to the Commission's attention. The Commission finds that the proposed use will not result in the destruction, loss or damage of any natural, scenic or historic feature of major importance. Exhibit C - 2 -