Findings - PZ - 2003 - CU-13-03 - Construct Bank W/3-Drive Up Service Lanes/.63 Acre/100 E. Riverside Dr.
ORIGINAL
BEFORE THE EAGLE PLANNING AND ZONING COMMISSION
IN THE MATTER OF AN APPLICATION FOR)
A CONDITIONAL USE PERMIT FOR A )
BANKIFINANCIAL INSTITUTION WI1H DRIVE)
UP SERVICE FOR HOME FEDERAL )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER CU-13-03
The above-entitled conditional use permit application came before the Eagle Planning and Zoning
Commission for their recommendation on December I, 2003. The Eagle Planning and Zoning
Commission having heard and taken oral and written testimony, and having duly considered the matter,
makes the following Findings of Fact and Ccnclusions of Law;
FINDINGS OF FACT:
A.
PROJECT SUMMARY:
Home Federal, represented by Russ Phillips with Insight Architects, is requesting
conditional use approval to construct a bank facility with three drive up service lanes.
The .63-acre site is generally located on the northeast corner of Eagle Road and East
Riverside Drive in the Eagle River Commercial Development at 100 East Riverside Drive.
B.
APPLICATION SUBMITTAL:
The application for this item was received by the City of Eagle on October 21, 2003.
c.
NOTICE OF PUBLIC HEARING:
Notice of Public Hearing on the application for the Eagle Planning and Zoning
Commission was published in accordance for requirements of Title 67, Chapter 65, Idaho
Code and the Eagle City orc.inances on November II, 2003. Notice of this public hearing
was mailed to property ownl~rs within three-hundred feet (300-feet) of the subject property
in accordance with the requirements of Title 67, Chapter 65, Idaho Code and Eagle City
Code on November 5, 2003. Requests for agencies' reviews were transmitted on October
22, 2003, in accordance with the requirements of the Eagle City Code.
D.
HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 25, 2000, the Eagle City Council approved a rezone (RZ-2-98) with a
development agreement (including a concept plan) for this site.
On April 24, 2001, the Eagle City Council approved a preliminary plat, Mixed Use
Subdivision No.1 (PP-14-00) for this site.
On May 8, 2001, the Eagle City Council approved a final plat, Mixed Use Subdivision
No. I (FP-13-0 1) for this site.
On April 22, 2003, the Eagle City Council approved a preliminary plat, Mixed Use
Subdivision No.5 (PP-I-03) for this site.
E.
COMPANION APPLICATIONS: None
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F.
COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNA nONS:
COMP PLAN ZONING LAND USE
DESIGNA TION DESIGNA TION
Existing Commercial C-3-DA (Highway Business Vacant lot within Eagle
District with Development River Development
Agreement)
Proposed No Change No Change Bank Facility with three
drive up service lanes
North of site Commercial C-3-DA (Highway Business Wendy's Restaurant with
District with Development one drive-thru service lane
Agreement)
South of site Commercial C-3-DA (Highway Business Vacant lot within Eagle
District with Development River Development
Agreement)
East of site Commercial C-3-DA (Highway Business Vacant lot within Eagle
District with Development River Development
Agreement)
West of site Public / Semi-Public & C-l (Neighborhood Business Eagle Road & North
Commercial District) Channel Center
G.
DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA or CEDA.
H.
EXISTING SITE CHARACTERISTICS:
The parcel is currently vacant, with partial parking and drive aisle improvements
completed with the construction of the Wendy's fast food restaurant on the parcel to the
north. Landscaping has been completed on the western boundary (improved with the
development of the Eagle River Commercial development).
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I.
SITE DESIGN INFORMATION:
SITE DATA :PROPOSED REQUIRED
Total Acreage of Site O.63-acres (27,390 S. F.) 0.03-acres (1300 S.F.) minimum
Percentage of Site Devoted to 17.6% 92% - (maximum - or as may be
Building Coverage limited by ECC requirements)
Percentage of Site Devoted to 13% (approx.) includes plaza 10% (minimum)
Landscaping lfea
Number of Parking Spaces 29-spaces (includes 1 handicap 25-spaces, plus queue space for four
space) cars per the drive up window
Front Setback (west) 44-feet O-feet minimum
Rear Setback (east) 238-feet O-feet minimum
Side Setback (north) O-feet O-feet minimum
Side Setback (south) 8-feet O-feet minimum
J.
GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The construction will consist of one building for the operation of a Bank Facility with
three (3) drive-up service la1es, with one (1) lane doubling as access for an ATM.
Height and Number of Stories of Proposed Buildings:
A single story building wilJ be constructed, measuring twenty-feet, eight-inches (20' - 8")
in height from the averagé ground level adjacent to the foundation to the peak of the
parapet wall.
Gross Floor Area of Proposed Buildings: 4,844-square feet
On and Off-Site Circulation:
The shared parking lot is t,) be served by three (3) shared driveways (through reciprocal
ingress-egress easements arl1ong the adjacent lots); two (2) accessing East Riverside Drive
to the east and southeast, and one (1) accessing East Eagle River Street to the north. The
three (3) drive up service lanes located on the east side of the building will be accessed by
traveling north from the parking lot, merging into a two lane drive aisle accessing the
driveway on East Eagle Rher Street.
K.
PUBLIC SERVICES AVAILABLE:
A review letter from the Eagle Fire Department states they have no concerns regarding the
site plan. The Eagle Sewer District states the site is within the District's service
boundaries and construction plans will need to be approved prior to the connection of
sewer service. Approval of the water company having jurisdiction over the site is
required prior to the issuance of any building permits for the site.
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L.
M.
N.
PUBLIC USES PROPOSED: None
PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - yes - the site is located within the 100-year and 500-year floodplain
Mature Trees - no
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - no
Wildlife Habitat - no
O.
SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED):
An environmental assessment plan was provided to and reviewed by the City Engineer for
the Eagle River Development (a copy is on file with the City Engineer). In addition,
because this site was included within the calculations for the Flood Plain Development
Permit (FPDP-5-00) for the Eagle River Development, this development will not alter
previously approved development plans.
P.
AGENCY RESPONSES:
The following agencies have responded and their correspondence is included herein by
reference. Comments, which appear to be of special concern, are noted below:
Ada County Highway District
Central District Health Department
Department of Environmental Quality
Eagle Fire Department
Eagle Sewer District
Idaho Power
Idaho Transportation Department
Q.
LETTERS FROM THE PUBLIC: None received to date.
R.
EAGLE CITY CODE 8-7-3-2 GENERAL STANDARDS FOR CONDITIONAL USES:
The Commission/Council shall review the particular facts and circumstances of each proposed
Conditional Use in terms of the foll)wing standards and shall find adequate evidence showing that
such use at the proposed location:
A.
Will, in fact, constitute a ccnditional use as established in Section 8-2-3 of this title (Eagle
City Code Title 8) for the zoning district involved;
B.
Will be harmonious with and in accordance with the general objectives or with any
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specific objective of the Comprehensive Plan and/or this title (Eagle City Code Title 8);
c.
Will be designed, constructf:d, operated and maintained to be harmonious and appropriate
in appearance with the existing or intended character of the general vicinity and that such
use will not change the essential character of the same area;
D.
Will not be hazardous or disturbing to existing or future neighborhood uses;
E.
Will be served adequately by essential public facilities such as highways, streets, police
and fire protection, drainage structures, refuse disposal, water and sewer and schools; or
that the persons or agencies responsible for the establishment of the proposed use shall be
able to provide adequately a1Y such services.
F.
Will not create excessive additional requirements at public cost for public facilities and
services and will not be detrmental to the economic welfare of the community;
G.
Will not involve uses, ac:ivities, 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 tlaffic, noise, smoke, fumes, glare or odors;
H.
Will have vehicular approaches to the property which are designed as not to create an
interference with traffic on surrounding public thoroughfares; and
I.
Will not result in the destruction, loss or damage of a natural, scenic or historic feature of
major importance.
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A.
B.
COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
Chapter 5 - Economic Development
5.5
Implementation Strategies
f.
New commercial development outside of the Central Business District should
complement the Central Business District and Eagle's rural identity.
h.
Promote additional employment opportunities and expand the economic base by
a) encouraging growth and expansion of existing businesses and industry and b)
attracting additional business and industry so residents will be provided with
adequate commercial services and facilities.
ZONING ORDINANCE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
.
ECC Section 8-2-3 states thlt a BanklFinancial Institution with drive-up service requires a
conditional use permit within the C-3 zoning district.
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.
ECC Section 8-2A-7 (B)(2) Landscape As Percentage of Site:
Landscaping shall cover a minimum of ten percent (10%) of the property on all other
developments. Hardscape plaza areas, such as decorative concrete/paver patios that
are integrated into the design of the landscaped area, may be included in the 10%
landscape coverage req uirement.
.
ECC Section 8-7-3-5 (F)
A conditional use pemlit shall not be considered as establishing a binding precedent
to grant other conditional use permits.
c.
DISCUSSION:
.
With the review of an application that includes the use of a drive up service, consideration
should be given to surrounding uses and roadways due to noise and headlight glare created
by the vehicles accessing the site. It may be considered with this application that because
commercial uses exist or are proposed to be constructed surrounding this site, there will be
little impact on the adjacent properties and uses. The drive up service lanes are located in
the middle of a cluster of existing (or soon to be developed) buildings and landscaping,
which block the headlights from projecting into the adjacent roadways. In addition, the
drive up service lanes are proposed to direct vehicle travel from south to north and then
into the parking lot, where the driver has the option to access one of three (3) driveways to
the adjacent local roadways; the drive up service lanes do not direct traffic into a roadway
where headlight glare would negatively impact passing vehicles.
Staff will defer to the Planning and Zoning Commission, Design Review Board and City
Council to determine if any :;creening measures should be required for the drive up lanes.
.
Vehicles exiting the three dJive up lanes will be required to immediately enter into a five-
point intersection of drive aisles within the parking lot, with two (2) northbound lanes
converging at a point which is offset from the "T" portion of the intersection. A potential
conflict exists if more than one vehicle uses either the drive aisle or parking area and a
vehicle exits the bank drive up lane at the same time. Because of this intersection offset
and the two (2) northbound drive aisles located side by side, it would be necessary for the
driver exiting the bank drive up lane to peer over their right shoulder behind them to look
for oncoming traffic, which is not typically a "natural" maneuver for drivers to expect.
A sign warning drivers of merging traffic may aid in reducing vehicle conflicts for the
north bound traffic by alerting the bank patrons of oncoming traffic behind them. The
applicant should be required to provide a sign plan that delineates the location of a
"merging traffic" sign to mitigate potential vehicle conflicts between vehicles exiting the
drive up lanes and entering the north bound lanes of the intersection located on the east
side of the bank building, prior to the issuance of any building permits for the site.
.
Typical bank facilities with drive up service lanes have outdoor intercom systems (for
patrons) that may project sound outside of the bank's property boundaries. While this site
is bounded on all sides by commercial property or roadways, this does not alleviate the
creation of a possible nuisance to adjacent users. Eagle City Code Section 4-9-3 prohibits
any person or business to make loud noise which is audible at a distance of more than one-
hundred feet (100') by loud:;peaker or other amplifying device between the hours of 10:00
P.M. and 7:00 AM. The applicant should provide details on how the intercom system
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decibel level will be minimized to mitigate the effects on adjacent properties.
STAFF RECOMMENDATION PROVIDJ¡¡:D WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date, staff recommends approval of the conditional
use permit with the site specific conditions of approval and the standard conditions of approval
provided within the staff report.
PUBLIC HEARING OF THE COMMISSION:
A. A public hearing on the application was held before the Planning and Zoning Commission on
December 1, 2003, at which time testimony was taken and the public hearing was closed. The
Commission made their recommendatiorl at that time.
B. Oral testimony in opposition to this proposal was presented to the Planning and Zoning Commission
by no one.
C. Oral testimony in favor of this proposal was presented to the Planning and Zoning Commission by no
one (other than the applicant/representative).
D. Oral testimony neither in opposition to nor in favor of this proposal was presented to the Planning and
Zoning Commission by (1) one individual with concerns regarding the potential of this site competing
with the fast restaurant to the north for :;hared parking, and that the addition of 3 to 4 more spaces on
the south side of the bank would alleviate this concern.
COMMISSION DECISION:
The Commission voted 5 to 0 to recommend approval of a conditional use for a BanklFinancial
Institution with drive up service for Home Federal, with the following staff recommended site
specific conditions of approval and standard conditions of approval, with strike through text to be
deleted by the Commission and underline text to be added by the Commission:
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Only the use BanklFinancial Institution with drive-up service is approved with the conditions noted
herein. The property is subject to the conditions of design review.
2. Comply with all requirements of the development agreement dated, January 25, 2000, between the
City of Eagle and Eagle River LLc.
3. Comply with all requirements of FPDP-5-00 for the Eagle River Development and Mixed Use
Subdivision No.5 (PP-I-03).
4. Provide a sigH f)laH tRat âeliBeates tRe 10eatioB of a "mergiBg t-raffie" (or similar f)Rrase) sigH The
applicant shall install speed bumps within the drive aisle on the east side of the drive UP service lanes
to mitigate potential vehicle conflicts Jetween vehicles exiting the drive up lanes and entering the
north bound lanes of the intersection located on the northeast side of the bank building. Details shall
be submitted for review and approval by the Design Review Board prior to the issuance of any
building permits for the site.
5. The applicant shall install measures to minimize the decibel level of the outdoor intercom system and
its effects on adjacent properties (sounc not to be audible at more than one-hundred feet from source).
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Details shall be submitted for review and approval by the Design Review Board prior to the issuance
of any building permits.
6. No signs are proposed with this application and none are approved.
application is required for the approval of any signs.
A separate design review
7. The applicant will instruct employees tolse the parking spaces located east of the bank building.
SPECIAL RECOMMENDATION TO THE CITY COUNCIL:
The Commission recommends that the City Council consider requiring the applicant to install 3-4
additional spaces on the south site cf the bank facility to alleviate competition for shared parking
spaces between this site and the fast food restaurant to the north.
STANDARD CONDITIONS OF APPROVAL:
1.
The applicant shall comply with all requirements of the Ada County Highway District and/or the
Idaho Transportation Department, i Ilcluding but not limited to approval of the drainage system,
curbs, gutters, streets and sidewalks. A letter of approval from the highway district having
jurisdiction shall be submitted to the City prior to issuance of any building permits.
2.
Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits.
3.
All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be
secured prior to issuance of building permit.
4.
Written approval of all well waterOor any shared or commercial well shall be obtained from the
Idaho Department of Water Resources shall be submitted to the City prior to issuance of any
building permits.
5.
Unless septic tanks are permitted, wet line sewers will be required and the applicant will be
required to furnish the City Engin~er with a letter from the sewer entity serving the property,
accepting the project for service, prior to issuance of any building permits.
6.
The applicant shall submit a letter from the appropriate drainage entity approving the drainage
system and/or accepting said drainage; or submit a letter from a registered professional engineer
certifying that all drainage shall be retained on-site prior to issuance of any building permits or
Certificate of Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be
submitted with the letter.
7.
The applicant shall submit plans anj calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
shall be submitted to the City Engilleer for review and approval prior to issuance of any building
permits.
The plans shall show how swales, or drain piping, will be developed in the drainage easements.
The approved drainage system shaJ be constructed, or a performance bond shall be submitted to
the City Clerk, prior to issuance of any building permits. The lot shall be so graded that all runoff
runs either over the curb, or to the drainage easement, and no runoff shall cross any lot line onto
another lot except within a drainage easement.
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8.
All design and calculations shall meet the requirements of Ada County Highway District.
Construction of the storm drain disposal system shall be complete before an occupancy permit is
issued.
No ditch, pipe or other structure or :anal, for irrigation water or irrigation waste water owned by
an organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that
any ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch
(1) has been made in such a manrer that the flow of water will not be impeded or increased
beyond carrying capacity of the downstream ditch; (2) will not otherwise injure any person or
persons using or interested in such ditch or their property; and (3) satisfied the Idaho Standards for
Public Works Construction. A COp~' of such written approval and certification shall be filed with
the construction drawing and submitted to the City prior to issuance of any building permits.
9.
Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to is:;uance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorced easement, acceptable to the City Engineer, for the purpose
of installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated
public right-of-way, prior to issuanœ of any building permits.
The applicant shall pay applicable street light inspection fees prior to Certificate of Occupancy.
10.
Parking lot light plan shall be submitted and approved as to the location, height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
11.
The parking area shall be paved and shall be maintained in good condition without holes and free
of all dust, trash, weeds and other debris.
12.
One set of building plans, for any n:m single-family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be
submitted to the City prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. The letter shall include the following comments and minimum
requirements, and any other items of concern as may be determined by the Eagle Fire Department
officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire
Department. "
The fire hydrant locations :;hall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family
dwellings, 1,500 gallons per minute for dwellings having a fire area in excess of 3,600
square feet, and 1,500 gallons per minute for non-residential uses (i.e.; Commercial,
Industrial, Schools, etc.). Flow rates shall inspected in accordance with all agencies
having jurisdiction, and shall be verified in writing by the Eagle Fire Department prior to
b.
c.
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13.
14.
d.
issuance of any building pennits or certificate of Occupancy, whichever occurs first.
The proposed fire protection system shall be reviewed and approved by the Eagle Fire
Department prior to issuance of a building permit.
Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other
area designated by the City Council or Eagle City Pathway/Greenbelt Committee for a path or
walkway shall be approved in writing by the Eagle City Pathway/Greenbelt Committee prior to
issuance of a building permit.
Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle
City Pathway/Greenbelt Committee and shall be shown on the final plat prior to issuance of a
building permit.
15.
The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain
and river protection regulations (if applicable) prior to issuance of a building permit.
16.
The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain (if applicable) from the Corps of Engineers prior to issuance of a building
permit.
17.
The applicant shall obtain approval Jf the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit.
18.
Basements in the flood plain are prohibited.
19.
The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and
construction shall be in accordance with all applicable City of Eagle Codes unless specifically
approved by the Commission and/or Council.
20.
New plans, which incorporate any œquired changes, shall be submitted for staff approval. Staff
may elect to take those plans to Ihe Design Review Board and/or the Planning and Zoning
Commission for review and approval.
21.
Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions, will require submittal of an application for modification and
approval of that application prior to commencing any change. Any change by the applicant in the
planned use of the property which is the subject of this application, shall require the applicant to
comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in
force at the time the applicant or its successors in interest submits application to the City of Eagle
for a change to the planned use of the subject property.
22.
Approval of any Design Review :;hall expire without notice to the applicant on the date of
expiration of the Design Review, as stipulated in Eagle City Code (one year from the City Council
approval date).
23.
The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rigbts. The applicant indemnifies and holds the City harmless for
any and all water rights, claims in ary way associated with this application.
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CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on October 21, 2003.
2. Notice of Public Hearing on the application for the Eagle Planning and Zoning Commission was
published in accordance with the requirements of Title 67, Chapter 65, Idaho Code and the Eagle City
ordinances on November 11, 2003. Notice of this public hearing was mailed to property owners
within three-hundred feet (300-feet) of the subject property in accordance with the requirements of
Title 67, Chapter 65, Idaho Code and Eagle City Code on November 5, 2003. Requests for agencies'
reviews were transmitted on October 22, 2003, in accordance with the requirements of the Eagle City
Code.
3. The Commission reviewed the particular facts and circumstances of this proposed conditional use
permit application (CU-l3-03) with regard to Eagle City Code Section 8-7-5 "Action by the
Commission and Council", and based Ilpon the information provided concludes that the proposed
conditional use permit is in accordance.... ith the Eagle City Code because:
The proposed conditional use;
A.
Will, in fact, constitllte a conditional use as established in Section 8-2-3 of Eagle
City Code Title 8 since a bank/financial institution with drive up service may be
permitted in the C-~, (Highway Business District) zoning district if a conditional
use permit is approv,~d by the City Council;
B.
Will be harmonious with and in accordance with the general objectives or with
any specific objective of the Comprehensive Plan and/or this title (Eagle City
Code Title 8) since there are no inconsistencies with the Comprehensive Plan and
since a bank/financial institution with drive up service is permitted with the
approval of a conditional use within the C-3 (Highway Business District) zoning
district and the Comprehensive Plan designates this site as Commercial;
c.
Will be designed, constructed, operated and maintained to be harmonious and
appropriate in appearance with the existing or intended character of the general
vicinity and that such use will not change the essential character of the same area
since the site is located within a commercial development guided by a
development agreement that requires all buildings to adhere to design guidelines
intended to establish a well-balanced development;
D.
Will not be hazardous or disturbing to existing or future neighborhood uses since
the bank/financial institution with drive up service is to be located within a
commercial development that currently has or proposes to construct compatible
commercial uses;
E.
Will be served adequately by essential public facilities that are currently available
to the site such as highways, streets, police and fire protection, drainage structures,
refuse disposal, sewl~r and schools; or that the persons or agencies responsible for
the establishment of the proposed use shall be able to provide adequately any such
services as noted in responses received by agencies providing the public services,
or as conditioned herein;
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F.
Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the
community since the site has been improved with essential public facilities such as
streets, sewer and wlter services;
G.
Will not involve uses, activities, 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
since the site will be required to provide outdoor communication systems that are
designed to mitigat,~ noise projection onto adjacent property, and the drive up
service lanes have been designed to be located on the eastern side of the building
to alleviate potential headlight glare onto passing motorists and pedestrians;
H.
Will have vehicular approaches to the property which are designed as not to create
an interference with traffic on surrounding public thoroughfares as previously
approved by the highway district having jurisdiction; and
I.
Will not result in the destruction, loss or damage of a natural, scenic or historic
feature of major im¡:ortance since none are apparent on this site.
4. Pursuant to Eagle City Code 8-7-3-5 (F), a conditional use permit shall not be considered as
establishing a binding precedent to grant other conditional use permits.
DATED this 15th day of December 2003.
PLANNING AND ZONING COMMISSION
OF THE CITY OF EAGLE
Ada County, Idaho
, ~dL-
Steve De ers, Chairman
ATTEST:
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