Staff Report PZChanges to Agenda: None
Item #4A: Knighthill Center Drive-through (CUP -14.004)
Application(s):
➢ Conditional Use Permit
Size of property, existing zoning, and location: This site consists of 9.11 acres of land currently zoned C -G, located on the
southwest corner of W. Chinden Boulevard and N. Linder Road.
Adjacent Land Use & Zoning:
1. North: Chinden Boulevard and underdeveloped commercial property, zoned C -C
2. East: Linder Road and agricultural land, zoned RUT in Ada County
3. South: Lochsa Falls Subdivision, zoned R-4
4. West: Vacant commercial property and Lochsa Falls Subdivision, zoned C -N and R4
History: In 2013, the property received approval of a new preliminary plat and a development agreement modification (instrument
#114014784) to develop 5 commercial lots with a mix of commercial uses. A new concept plan was also approved for the site.
Comprehensive Plan: Mixed-use Community
Summary of Request: The submitted site plan depicts two (2) 7,106 square foot multi -tenant buildings; one with the associated drive-
through. Staff has analyzed the internal site improvements and the site circulation of the drive-through. The proposed site layout is
consistent with the concept plan approved for the Knighthill Center. All access points to serve the property were approved with the
preliminary plat. A total of 86 parking stalls are proposed, which exceeds the UDC requirements.
A conditional use permit is required if the drive-through establishment is within 300 feet of a residential district; subject to specific use
standards. Based on the analysis in the staff report, staff finds the proposed drive-through complies with these standards.
The UDC also restricts hours of operation between 6 am and 11 pm when abutting a residential district. Since the end user is unknown
at this time, staff recommends that the site operate within the aforementioned hours of operation to mitigate any adverse impacts to the
adjacent residential development.
The applicant has submitted sample elevations of the multi -retail building. Primary building materials include stucco, glazing, porcelain
tile and metal. Staff recommends the following revisions:
-add the 2 -inch metal reveal as depicted on the east facades to the north, south (excluding the south fagade of the southernmost
building) and west elevations of both buildings;
- replace the wal-pac light fixtures on the west side of buildings with the exterior wall mount lighting depicted on the north and east
facades;
- screen all roof top mechanical equipment; and
-add a metal canopy of the entrance of the central tenant space on both buildings.
Compliance with these changes will be reviewed with the CZC and DES application.
In summary, staff finds the proposed project complies with the applicable policies of the Comprehensive plan and is conditioned to
comply with the applicable development standards in the UDC.
Written Testimony: None
Staff Recommendation: Approval with conditions
Notes:
STAFF REPORT
HEARING DATE:
TO:
FROM:
SUBJECT:
May 15, 2014
Planning and Zoning Commission
Bill Parsons, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
Knighthill Center Drive-through — CUP -14-004
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
E IDIAN*q__-
IDAHO
The applicant, Renny Wylie, has applied for a conditional use permit (CUP) for a drive-through
establishment within 300 feet of a residential district.
See Section VII, VIII & IX for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CUP application with the conditions of approval in
Exhibit B based on the Findings of Fact and Conclusions of Law in Exhibit C.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number CUP -14-
004 as presented in the staff report for the hearing date of May 15, 2014, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number CUP -14-004
as presented in the staff report for the hearing date of May 15, 2014, for the following reasons: (You
should state specific reasons for denial.)
Continuance
I move to continue File Number CUP -14-004 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 site is located on the southwest corner of W. Chinden Boulevard and N. Linder Road in NE
1/4 of Section 26, Township 4 North, Range 1 West. (Parcel #SO426110057)
B. Applicant/Owner:
James Wylie
1676 N. Clarendon Way
Eagle, Idaho 83616
Knighthill Center Drive-through — CUP -14-004 PAGE 1
C. Representative:
Greg Toolson, JGT Architecture
121212 th Avenue South
Nampa, Idaho 83651
D. 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 and Zoning Commission on this matter, consistent with Meridian City Code Title 11,
Chapter 5.
B. Newspaper notifications published on: April 28, and May 12, 2014
C. Radius notices mailed to properties within 300 feet on: April 25, 2014
D. Applicant posted notice on site by: May 5, 2014
VI. LAND USE
A. Existing Land Use(s): The property is vacant commercial property, zoned C -G.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Chinden Boulevard and underdeveloped commercial property, zoned C -C
2. East: Linder Road and agricultural land, zoned RUT in Ada County
3. South: Lochsa Falls Subdivision, zoned R-4
4. West: Vacant commercial property and Lochsa Falls Subdivision, zoned C -N and R-4
C. History of Previous Actions:
• In 2013, the property received approval of a new preliminary plat (PP -13-031) and a
development agreement modification (MDA -13-019). The approved preliminary plat
consists of 5 commercial lots and 1 common lot on 9.11 acres. The DA mod replaced the
previously approved concept plan with a new one. The amended DA recorded as
instrument #114014784.
• The final plat (FP -14-020) is scheduled for City Council on May 21, 2014. The property
is not eligible for a building permit until the final plat is recorded.
D. Utilities:
1. Public Works:
a. Location of sewer: A sanitary sewer main intended to provide service to the subject
property currently exists in W. Everest Lane.
b. Location of water: Water mains intended to provide service to the subject property
currently exists in W. Everest Lane, and in the existing driveway near the southeast
corner of the subject site.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: No major facilities exist on this property.
2. Hazards: NA
Knighthill Center Drive-through — CUP -14-004 PAGE 2
3. Flood Plain: This property is not within the flood plain.
VII. COMPREHENSIVE PLAN ANALYSIS
This property is designated "Mixed Use Community" on the Comprehensive Plan Future Land Use
Map. The purpose of this land use designation is to allocate areas where community -serving uses and
dwellings are integrated into the urban fabric. The vacant commercial property is surrounded by a
mix of education, office, retail and residential uses as envisioned in the mixed-use standards of the
comprehensive plan. The approved concept plan depicted a mix of commercial uses and
interconnectivity with the surrounding uses to complement the surrounding developments. Therefore
staff is of the opinion; the site is developing in the context of a mixed-use development consistent
with the Comprehensive Plan.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
1. "Require landscape street buffers for new development along all entryway corridors." (2.01.02E)
A 35 foot wide landscape buffer is required adjacent to N. Linder Road in accord with UDC II -
3B -7C. Per the approved preliminary plat, the applicant must provide a mix of plant materials to
complement the proposed development and enhance the entryway corridor.
2. "Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets." (2.01.04B)
All parking lot landscaping must comply with the standards listed in UDC 11 -3B -8C.
3. "Permit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City." (3.01.0IF)
City services are readily available to serve the proposed commercial development.
4. "Plan for a variety of commercial and retail opportunities within the Area of City Impact."
(3.05.01J)
This area of Meridian is rapidly transitioning with urban development. To accommodate the
needs of the residents in the area, the City approved C -G zoning on this property to serve the
area. Staff believes additional retail and the drive-through uses will complement the existing
residential developments in the area.
5. "Protect existing residential properties from incompatible land use development on adjacent
parcels." (3.06.0117)
On the south boundary of the proposed development is a ACHD retention pond and a single
family residence. The submitted landscape plan depicts a 20 foot wide landscape buffer that is
proposed to be bermed and landscaped with nine (9) evergreen trees. Adjacent to the 20 foot
buffer is the main access drive from Linder Road, a 5 -foot sidewalk, additional landscaping and
the drive aisle for the bypass lane and the drive-through. Further, the UDC restrict the hours of
operation on this site between the hours of 6am and IIpm when the property abuts a residential
use. Staff believes the restriction on the hours of operation and the separation noted above
provides adequate buffering between the drive-through use and single family residence.
6. "Require street connections between subdivisions at regular intervals to enhance connectivity and
better traffic flow. (3.03.03C)
Access for the entire Knighthill Center development was analyzed and approved with the
preliminary plat. The submitted plan proposes an access from Linder Road and connects to the
public stub street (Gertie Place) from Lochsa Falls Subdivision to the south consistent with that
Knighthill Center Drive-through — CUP -14-004 PAGE 3
approval. Further the submitted plans depict the extension of the public sidewalks into the
development to provide pedestrian connectivity. On the south side of the driveway connection to
Linder Road, the applicant is responsible for constructing a small section of the public sidewalk
to the intersection. Staff is supportive of the connectivity proposed with the development.
Based on the above analysis, staff is supportive of the proposed development as it is generally
consistent with the comprehensive plan.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone(s):
COMMERCIAL DISTRICTS (C -G) - The purpose of the Commercial Districts is to provide for
the retail and service needs of the community in accord with the Meridian Comprehensive Plan.
Six 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: Table 11-213-2 lists the principal permitted (P), accessory (A), conditional (C),
and prohibited (-) uses in the C -G zoning district. Any use not explicitly listed, or listed as a
prohibited use is prohibited.
C. Dimensional Standards: Development of the site shall comply with the dimensional standards
listed in UDC 11-2B-3 for the C -G zoning district.
D. Landscaping:
• Street buffer landscaping must be installed in accordance with the standards listed in UDC
Tablel 1-2B-3 and UDC 11 -3B -7C for the C -G zoning district. A condition of the preliminary
plat requires compliance with these standards. Compliance with this condition will be
reviewed and approved with the final plat application.
• Parking lot landscaping: All parking lot landscaping must comply with the standards listed in
UDC 11 -3B -8C.
• Landscape buffers to residential uses must comply with the standards listed in UDC Table
11-2B-3 and UDC 11-313-9C. The City Council approved a 20 foot wide landscape buffer on
the south boundary with the preliminary plat. A condition of the approved preliminary plat
requires a mix of planet materials to be installed in this buffer not all evergreen trees as
proposed.
E. Off -Street Parking: Off-street parking is required in accord with UDC 11 -3C -6B for the proposed
commercial development.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
Conditional Use Permit (CUP): With the development of Lot 1, Block 1, the applicant is
proposing to construct two (2) 7,106 square multi -tenant buildings; one with the associated drive-
through and the required site improvements. All access points were approved with the
preliminary plat. Staff's analysis of the proposed development includes the internal site
improvements and the site circulation of the drive-through. The proposed site layout is consistent
with the concept plan approved for the Knighthill Center.
The UDC requires a conditional use permit if the drive-through establishment is within 300 feet
of a residential district subject to specific use standards listed below. Staff's analysis of the
proposed development includes the internal site improvements and the site circulation of the
Knighthill Center Drive-through — CUP -14-004 PAGE 4
drive-through.
Drive-through Establishment: Per UDC 11-4-3-11, the following specific use standards apply
to the proposed drive-through use as follows:
A. All establishments providing drive-through service shall identify the stacking lane,
speaker location, and window location on the plans submitted with the Certificate of
Zoning Compliance (CZC) application. The window location and stacking lane is
shown on the submitted site plan. At this time, a tenant for the drive-through is
unknown. If the future tenant has a need for a menu board and speaker, these items
must be included on the site plan submitted with the CZC application.
B. Stacking lanes shall have sufficient capacity to prevent obstruction of the public
right-of-way by patrons. The proposed drive-through is on the south end of the
southernmost multi -tenant building. The proposed stacking lane would be able to
accommodate several vehicles before vehicles stack in front of the parking on the
west side of the building. The applicant has designed the site with multiple internal
entrances to facilitate access to the parking lot if this should occur at peak times. The
applicant has also provided a one-way escape lane, although not required by
ordinance, to facilitate movement of traffic through the site if stacking may occur in
the drive aisle on the west side of the building. Staff believes the proposed drive-
through should not obstruct the public right-of-way and/or site circulation on the
site.
C. The stacking lane shall be a separate lane from the circulation lanes needed for access
and parking. See analysis above.
D. The stacking lane shall not be located within ten feet (10') of any residential district
or existing residence. NA (The proposed stacking lanes are not within 10 feet of a
residential district or residence.)
E. Any stacking lane greater than one hundred feet (100') in length shall provide for an
escape lane. The applicant has provided an escape lane although not required.
Site Plan: 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) Provide a detail of the bike rack.
2) The drive-through area should be striped one-way as depicted on the submitted
site plan.
3) A 5 -foot wide pedestrian walkways must be provided from the perimeter
sidewalk to the main building entrances and distinguish the walkways from the
vehicular driving surface through the use of pavers, colored or scored concrete,
or bricks, per UDC 11 -3A -19A.4.
4) Extend a 5 -foot detached sidewalk from ACRD detention pond on the south
boundary to the southern edge of the Linder Road access in accord with UDC 11-
3A-17.
Parking: Based on the overall square footage (s.£) of the two (2) buildings, approximately
14,212 s.f., a minimum of 29 vehicle parking spaces are required to be provided on the site. A
total of 86 parking stalls are proposed, which exceeds the UDC requirements.
Landscaping: Staff has reviewed the submitted landscape plan for compliance with UDC 11-3B.
The landscape plan as submitted does not comply with the UDC. The 35 -foot wide landscape
buffer adjacent to Linder Road will be addressed during the review of the final plat. For purposes
Knighthill Center Drive-through — CUP -14-004 PAGE 5
of this application staff has analyzed the internal parking lot landscaping and the 20 -foot wide
landscape buffer adjacent to the single family residence. Staff recommends the following
revisions to the submitted landscape plan:
1) A 20 -foot wide landscape buffer is required between residential uses and the
proposed development. The buffer should be designed with a mix of evergreen
and deciduous trees, lawn, shrubs and other vegetative groundcover in accord
with the standards listed in UDC 11 -3B -9C. Prior to the submittal of the
certificate of zoning compliance application, staff recommends the applicant
submit a landscape plan prepared by a landscape architect that includes a mix of
plant materials as described above. The landscape buffer must be designed to
complement the entryway buffers.
2) With the submittal of the CZC application, all parking lot landscaping must
comply with the landscape standards set forth in UDC 11 -3B -8C. The following
items need to be revised as follows:
a. Install two (2) additional 2 -inch caliper deciduous trees in the landscape
buffer on the west side of the parking lot;
b. Replace the two (2) evergreen trees south of the drive-through with two (2)
2 -inch caliper deciduous trees.
c. Landscape the planter island located near the southwest corner of the
southernmost building consistent with all of the other planter islands.
d. All required landscape areas must be at least 70% percent covered with
vegetation at maturity in accord UDC 11 -3B -5N.
e. Provide details of the plant materials proposed for the decorative raised
planter between the two structures.
f. Provide a detail of the plaza area with the submittal of the CZC application.
Lighting: Outdoor lighting is required to comply with the standards listed in UDC 11-3A-11. If
any fixtures are proposed that have a maximum output of 1,800 lumens or more, a photometric
report is required to be submitted with the Certificate of Zoning Compliance application to ensure
light trespass does not encroach on the adjacent residences to the south.
Hours of Operation: The UDC (11 -2B -3A.4) restricts hours of operation on the site when
abutting a residential district to the hours between 6 am and 11 pm in the C -G zoning district. The
proposed commercial development is next to a large residential development. The applicant has
not requested extended hours of operation as allowed under the UDC. Further, staff is unaware of
the end user for the tenant space. For these reasons, staff recommends that the site operate within
the hours of operation of 6am and l Ipm to mitigate any adverse impacts to the adjacent
residential development.
Building Elevations: The applicant has submitted sample elevations of the multi -retail building.
In general, staff is supportive of the submitted elevations however to solidify the design staff
recommends the following revisions to the submitted plans:
• The north, south (excluding the south fagade of the southernmost building) and west
elevations of both buildings must incorporate the 2 -inch metal reveal as depicted on
the east fagades; and
• Replace the wal-pac light fixtures on the west side of buildings with the exterior wall
mount lighting depicted on the north and east facades.
Knighthill Center Drive-through — CUP -14-004 PAGE 6
• All roof top mechanical equipment shall be screened to the height of the unit as
viewed from the farthest edge of the adjoining right-of-way in accord with UDC 1I -
3A -19A.1 e.
• Add a metal canopy over the entrance of the central tenant space on both buildings in
accord with UDC 11-3A-19A.4d.
Certificate of Zoning Compliance (CZC) and Design Review (DES): A CZC and DES
application is required to be submitted prior to issuance of building permits. The applicant must
comply with the design standards listed in UDC 11-3A-19 and the guidelines contained in the
Meridian Design Manual.
Summary: In summary, staff finds the proposed project complies with the applicable policies of
the Comprehensive plan and is conditioned to comply with the applicable development standards
in the UDC. Based on the aforementioned analysis, staff recommends approval of the subject
application.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed CUP Site Plan (dated: 04/17/14)
3. Proposed Landscape Plan (dated: 04/10/14)
4. Proposed Building Elevation (dated: 04/17/14)
B. Conditions of Approval
C. Required Findings from Unified Development Code
Knighthill Center Drive-through — CUP -14-004 PAGE 7
Exhibit AJ: Vicinity Map
Vicinity Map ° 0125 02 Miles0
L! end The information shown on this map is compiled from
g various sources and is subject to constant revision. The City
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Area of Impact content, accuracy, timeliness, or completeness of any of the
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date provided, and assumes no legal responsibility for the
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Knighthill Center Drive-through — CUP -14-004 PAGE 9
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Knighthill Center Drive-through — CUP -14-004 PAGE 11
B. Conditions of Approval
1. PLANNING DIVISION
Conditional Use Permit
1. The applicant shall comply with all conditions of approval for Knighthill Center Subdivision (PP -
13 -031 and DA #114014784).
2. The applicant shall comply with the Specific Use Standards for the drive-through establishments.
If the future tenant has a need for a menu board and speaker, these items must be included
on the site plan submitted with the CZC application.
3. The site plan, prepared by JGT Architecture, dated 04/17/14, is approved, with the conditions
listed herein. The applicant shall revise the site plan as follows:
a. A 5 -foot wide pedestrian walkways must be provided from the perimeter sidewalk to the
main building entrances and distinguish the walkways from the vehicular driving
surface through the use of pavers, colored or scored concrete, or bricks, per UDC 11-
3A -19A.4.
b. Provide a detail of the bike rack.
c. Extend a 5 -foot detached sidewalk from ACHD detention pond property on the south
boundary to the southern edge of the Linder Road access in accord with UDC 11-3A-17.
d. The drive-through area shall be striped one-way as proposed on the site plan.
4. The landscape plan, dated 04/10/14, is approved, with the conditions listed herein. The applicant
shall revise the landscape plan as follows:
a. A 20 -foot wide landscape buffer is required between residential uses and the proposed
development. The buffer shall be designed with a mix of evergreen and deciduous trees,
lawn, shrubs and other vegetative groundcover in accord with the standards listed in
UDC 11-313-9C. Prior to the submittal of the certificate of zoning compliance
application, the applicant shall submit a landscape plan prepared by a landscape
architect that includes a mix of plant materials as described above. The landscape
buffer must be designed to complement the development and the entryway corridor
buffers.
b. With the submittal of the CZC application, all parking lot landscaping must comply
with the landscape standards set forth in UDC 11 -3B -8C. The following items need to be
revised as follows:
➢ Install two (2) additional 2 -inch caliper deciduous trees in the landscape buffer on the
west side of the parking lot;
➢ Replace the two (2) evergreen trees south of the drive-through with two (2) 2 -inch caliper
deciduous trees.
➢ Landscape the planter island located near the southwest corner of the southernmost
building consistent with all of the other planter islands.
➢ All required landscape areas must be at least 70% percent covered with vegetation at
maturity in accord UDC 11 -3B -5N.
➢ Provide details of the plant materials proposed for the decorative raised planter between
the two structures.
Knighthill Center Drive-through — CUP -14-004 PAGE 12
➢ Provide a detail of the plaza area with the submittal of the CZC application.
The elevations, prepared by JGT Architecture, dated 04/17/14, are approved, with the conditions
listed herein. The applicant shall include the following revisions to the building elevations:
a. The north, south (excluding the south favade of the southernmost building) and west
elevations of both buildings must incorporate the 2 -inch metal reveal as depicted on
the east fagades; and
b. Replace the wal-pac light fixtures on the west side of buildings with the exterior wall
mount lighting depicted on the north and east facades.
c. All roof top mechanical equipment shall be screened to the height of the unit as
viewed from the farthest edge of the adjoining right-of-way in accord with UDC 11-
3A-19A.le.
d. Add a metal canopy over the entrance of the central tenant space on both buildings
in accord with UDC 11-3A-19A.4d.
Development of this site shall substantially comply with the site plan, landscape plan and
building elevations included in Exhibit A and the conditions of approval in this report.
The applicant is required to submit a Certificate of Zoning Compliance (CZC) and Administrative
Design Review (DES) application to the Planning Division for approval of the proposed use and
final site layout and building designs prior to submittal of a building permit application. A
building permit will not be issued until a final plat is recorded.
8. The proposed site layout and structures are required to comply with the design standards listed in
UDC 11-3A-19 and the guidelines contained in the Meridian Design Manual.
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.
10. The applicant shall have a maximum of two (2) years to commence the drive-through use as
permitted in accord with the conditions of approval listed above. If the use has not begun within
two (2) years of approval, a new conditional use permit must be obtained prior to operation or a
time extension must be requested in accord with UDC 11-513-617.
11. The applicant shall complete all required improvements prior to issuance of a Certificate of
Occupancy. It is unlawful to use or occupy any building or structure until the Building Official
has issued a Certificate of Occupancy.
12. The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
13. The hours of operation for the commercial development is restricted to the hours between 6 am
and 11 pm, seven days a week. Extended hours of operation may be requested through a
conditional use permit in accord with UDC 11-213-3A.4.
14. All signage for the property is subject to the standards set forth in UDC 11-3D.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 The applicant shall comply with all conditions of approval associated with the approved
Knighthill Center preliminary plat (file #PP -13-031).
3. POLICE DEPARTMENT
3.1 The Police Department has no comments related to this application.
Knighthill Center Drive-through — CUP -14-004 PAGE 13
4. FIRE DEPARTMENT
4.1 The applicant shall comply with all conditions of approval associated with the approved
Knighthill Center preliminary plat (file #PP -13-031).
5. REPUBLIC SERVICES
5.1 Republic Services has no comments related to this application.
6. PARKS DEPARTMENT
6.1 The Parks Department has no comments related to this application.
Knighthill Center Drive-through — CUP -14-004 PAGE 14
C. Required Findings from Unified Development Code
1. CONDITIONAL USE PERMIT FINDINGS:
In consideration of a conditional use permit, the decision-making body shall make the
following findings:
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.
Staff finds that the subject property is large enough to accommodate the proposed retail and
drive-through uses and development regulations of the C -G district (see Analysis Section VII,
VIII & 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.
Staff finds that the proposed use is consistent and harmonious with the UDC and
Comprehensive Plan Future Land Use Map designation of MU -C for this site.
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.
Staff finds that if the applicant complies with the conditions outlined in this report, the
proposed use of the property 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.
Staff finds that if the applicant complies with the conditions outlined in this report, the
proposed use will not adversely affect other properties in the area.
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.
Staff finds that the proposed use will be served adequately by all of the public facilities and
services as applicable.
E 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.
Staff 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.
Staff finds the proposed use will generate additional traffic in the area but should not involve
activities that will be detrimental to any persons, property or the general welfare of the area.
Knighthill Center Drive-through — CUP -14-004 PAGE 15
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.
Staff finds that there should not be any health, safety or environmental problems associated
with the proposed use. Further, staff finds that the proposed use will not result in the
destruction, loss or damage of any natural, scenic or historic feature of major importance.
Knighthill Center Drive-through — CUP -14-004 PAGE 16