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HomeMy WebLinkAboutCity Council Minutes 04.12.2022 - RevisedMINUTES OF THE CITY COUNCIL OF LAUREL April 12, 2022 A regular meeting of the City Council of the City of Laurel, Montana, was held in the Council Chambers and called to order by Mayor Dave Waggoner at 6:29 p.m. on April 12, 2022. COUNCIL MEMBER PRESENT: Emelie Eaton Heidi Sparks -So Bmee Me8e Richard Herr Scot Stokes Iry Wilke Richard Klose Belseaj�\\ COUNCIL MEMBERS ABSENT: Heidi Sparks OTHER STAFF PRESENT: Kurt Markegard, Public Works Director Karen Courtney, Building Official Forrest Sanderson, KLJ Mayor Waggoner led the Pledge of Allegiance to the American flag. MINUTES: Motion by Council Member Wilke to approve the minutes of the regular meeting of March 22, 2022, as presented, seconded by Council Member Klose. There was no public comment or council discussion. A vote was taken on the motion. All seven council members present voted aye. Motion carried 7-0. CORRESPONDENCE: • Fire Monthly Report — March 2022 • Ambulance Monthly Report— February 2022 ' Police Monthly Report — March 2022 • Building Department Monthly Report— March 2022 COUNCIL DISCLOSURE OF EX PARTE COMMUNICATIONS: PUBLIC HEARING: • Public Hearing: Resolution Of Annexation And Zoning For Approximately 270 Acres Of The Laurel Golf Club, As An Addition To The City Of Laurel, Yellowstone County, Montana. Mayor Waggoner stated this is the time and place set for the public hearing on the City of Laurel's Resolution Of Annexation And Zoning For Approximately 270 Acres Of The Laurel Golf Club, As An Addition To The City Of Laurel, Yellowstone County, Montana. Mayor Waggoner opened the public hearing and asked Staff to present the item. Forrest Sanderson, KLJ Contracted Planner, briefly reviewed the attached Staff report. Mayor Waggoner opened the floor for public comment and stated that copies of the rules governing the public hearing were posted in the council chambers. ' Mayor Waggoner asked if there were any proponents. Bryan Alexander, Sanderson Stewart 1300 Transtech Way, stated he was present to answer any questions on this project. Mayor Waggoner asked again if there were any proponents. Drake Webinger, 1001 Davis Circle, stated he is on the Laurel board and a building committee chairman. He thanked Council for entertaining this proposal. They are building a new clubhouse out QSYIn M Council Minutes of April 22, 2022 there; it will be a nice facility. They will continue to support the Laurel community and look forward to working with the City. Mayor Waggoner asked one (1) more time if there were any proponents. There were none. Mayor Waggoner asked three (3) times if there were any opponents. There were none. Mayor Waggoner stated that he would not have Staff respond to questions as there were none. Mayor Waggoner closed the public hearing. • Public Hearing: Resolution Of The City Council Approving An Application For Special Review For Latitude Hospitalities, LLC, D/B/A Firebox Provisions, Authorizing The Operation Of A Bar/Tap Room And Sale And Consumption Of Alcohol On -Premises, Within An Existing Structure Located At Canon Creek Laurel Retail Center, 331 S. Washington Street, Suite A, City Of Laurel. Mayor Waggoner stated this is the time and place set for the public hearing on the City of Laurel's Resolution Of The City Council Approving An Application For Special Review For Latitude Hospitalities, LLC, D/B/A Firebox Provisions, Authorizing The Operation Of A Bar/Tap Room And Sale And Consumption Of Alcohol On -Premises, Within An Existing Structure Located At Canon Creek Laurel Retail Center, 331 S. Washington Street, Suite A, City Of Laurel. Mayor Waggoner opened the public hearing and asked Staff to present the item. Karen Courtney, Building Official, briefly reviewed the attached Staff report. Mayor Waggoner opened the floor for public comment and stated that copies of the rules governing the public hearing were posted in the council chambers. Mayor Waggoner asked two (3) times if there were any proponents. There were none. ' Mayor Waggoner asked three (3) times if there were any opponents. There were none. Mayor Waggoner stated that he would not have Staff respond to questions as there were none. Mayor Waggoner closed the public hearing. CONSENT ITEMS: • Claims entered through April 1, 2022. A complete listing of the claims and their amounts is on file in the Clerk/Treasurer's Office. • Approval of Payroll Register for PPE 3/25/2022 totaling $186,397.11. • Approval of Payroll Register for PPE 4/8/2022 totaling $196,747.05. The Mayor asked if there was any separation of consent items. There was none. Motion by Council Member Klose to approve the consent items as presented, seconded by Council Member Wilke. There was no public comment. ' Council questioned if the claims and payroll could be approved given that the Budget/Finance Committee was canceled this evening. It was clarified that it was correct. A vote was taken on the motion. All seven council members present voted aye. Motion carried 7-0. CEREMONIAL CALENDAR: None. �,JE Council Minutes of April 22, 2022 REPORTS OF BOARDS AND COMMISSIONS: • Emergency Services Committee Minutes of February 28, 2022. • Public Works Committee Minutes of March 21, 2022. • Tree Board Minutes of March 17, 2022. • Emergency Services Committee Minutes of March 28, 2022. AUDIENCE PARTICIPATION (THREE-MINUTE LIMIT): None. SCHEDULED MATTERS: • Appointment of Benjamin Spencer to the Laurel Police Department. Motion by Council Member Eaton to approve the Mayor's appointment of Benjamin Spencer to the Laurel Police Department, seconded by Council Member Wilke. There was no public comment or council discussion. A vote was taken on the motion. All seven council members present voted aye. Motion carried 7-0. • Appointment of Lela Schlitz to the Library Board for the remainder of a five-year term ending June 30, 2024. Motion by Council Member Stokes to approve the Mayor's appointment of Lela Schlitz to the Library Board for the remainder of a five-year term ending June 30, 2024, seconded by Council Member Wilke. There was no public comment or council discussion. A vote was taken on the motion. All seven council members present voted aye. Motion carried 7-0. • Resolution No. R21-11: Resolution Of Annexation And Zoning For Approximately 270 Acres Of The Laurel Golf Club, As An Addition To The City Of Laurel, Yellowstone County, Montana. Motion by Council Member Mize to approve Resolution No. R22-11, seconded by Council Member Eaton. ' Drake Webinger, 1001 Davis Circle, stated there was concern that the Golf Course property would be subject to SIDS. The Golf Course property is not developed, nor is it developable. Council noted that Public Works could not give a favorable recommendation in the Staff report. It was clarified that the City could not provide irrigation water for the entire Golf Course; they currently run off ditches. The City will provide potable water for the Club House only. If the City were to need to provide potable water for irrigation, those water rights would need to be assigned to the City. The area would not change, but the point of diversion would change to the City's intake. The waiver of protest is not asked for at this time. It was questioned if the extension of water and sewer would be the City's cost. It was clarified that the Golf Course would bare those costs. A vote was taken on the motion. All seven council members present voted aye. Motion carried 7-0. • Resolution No. R21-12: Resolution Of The City Council Approving An Application For Special Review For Latitude Hospitalities, LLC, D/B/A Firebox Provisions, Authorizing The Operation Of A Bar/Tap Room And Sale And Consumption Of Alcohol On - Premises, Within An Existing Structure Located At Canyon Creek Laurel Retail Center, 331 S. Washington Street, Suite A, City Of Laurel Motion by Council Member Herr to approve Resolution No. R22-12, seconded by Council ' Member Wilke. There was no public comment or council discussion. A vote was taken on the motion. All seven council members present voted aye. Motion carried 7-0. 3 10 Council Minutes of April 22, 2022 • Resolution No. R21-13: A Resolution Awarding The Bid And Authorizing The Mayor To Execute All Contract And Related Documents For The Project Known As H2S Rehabilitation Improvements. Motion by Council Member Mountsier to approve Resolution No. R22-13, seconded by Council Member Klose. There was no public comment or council discussion. A vote was taken on the motion. All seven council members present voted nay. Motion failed 0-7. • Resolution No. R21-14: A Resolution Authorizing A Lease Agreement Between The City Of Laurel And Laurel American Legion Post #123, For The Construction And Use Of City Owned Property For A Parking Lot Near The City's Cemetery. Motion by Council Member Wilke to approve Resolution No. R22-14, seconded by Council Member Mountsier. The City Attorney clarified that Council Member Klose does not need to recuse himself from this vote. He does not hold a financial interest in the American Legion or financially benefit from voting, and he has been advised that he can vote on this matter. It was questioned if this parking lot would affect space at the Cemetery. There have been discussions about the Cemetery running out of room. It was clarified that this parking lot is located at the far north portion of the property, and it will be a very long time before the Cemetery reaches the parking lot. There was no public comment. A vote was taken on the motion. All seven council members present voted aye. Motion carried 7-0. • Resolution No. R21-15: A Resolution Of The City Council Authorizing The Mayor To Execute The Independent Contractor Service Contract By And Between The City Of Laurel And Interstate Power State. Motion by Council Member Klose to approve Resolution No. R22-15, seconded by Council Member Wilke. There was no public comment or council discussion. A vote was taken on the ' motion. All seven council members present voted aye. Motion carried 7-0. • Resolution No. R21-16: A Resolution Of The City Council Authorizing The Mayor To Execute The Standard Audit Contract Amendment By And Between The City of Laurel And Olness & Associates, P.C. Motion by Council Member Mize to approve Resolution No. R22-16, seconded by Council Member Wilke. There was no public comment or council discussion. A vote was taken on the motion. All seven council members present voted aye. Motion carried 7-0. ITEMS REMOVED FROM THE CONSENT AGENDA: None. COMMUNITY ANNOUNCEMENTS (ONE -MINUTE LIMIT): None. COUNCIL DISCUSSION: It was questioned if the lease for the Laurel Dodgers would be coming before Council soon. It was clarified that they still needed to get some numbers before that can come forward to Council. Council asked for clarification on the LIHWAP program. A constituent had questions about what she needed to pay on her water bill. ' Council asked for an update on the issues brought forward by the business owner on E. Main Street. MAYOR UPDATES: Michele Braukmann, City Civil Attorney, stated that all Council Members had been informed of the personnel changes within the Finance Office. Kelly Strecker will be the Acting Clerk/Treasurer. UNSCHEDULED MATTERS: None. 4 M Council Minutes of April 22, 2022 ADJOURNMENT: Motion by Council Member Eaton to adjourn the council meeting, seconded by Council Member Wilke. There was no public comment or council discussion. A vote was taken on the motion. All seven council members present voted aye. Motion carried 7-0. There being no further business to come before the Council at this time, the meeting was adjourned at 7:03 p.m. +-4- 11 A 4&k�� Brittney orm , Administrative Assistant Approved by the Mayor and passed by the City Council of the City of Laurel, Montana, this 26' day of April 2022. Dave Waggoner, Mayor Attest: 'fley Sr er, Acting Clerk/Treasurer 1 1 STAFF REPORT LAUREL GOLF CLUB Annexation and Initial Zoning Applicant: Laurel Golf Club 1020 Golf Course Road Laurel MT 59044 The Laurel Golf Club represents 100% of the land ownership. Annexation pursuant to §7-2-4601 et. seq. MCA. (Annexation by Petition). Request: Laurel Golf Club. The Club, representing 100% of the ownership of lands involved, has Petitioned the City of Laurel for Annexation of approximately 270 acres of property adjacent to the City of Laurel with an initial Zoning Designation of Public (P) for concurrent review. The subject property is generally described as that portion of Section 7, Township 2 South, Range 24 East, P.M.M., Yellowstone County, Montana, generally lying North of the Big Ditch but does not include the Golf Course Maintenance Facility. An annexation Exhibit, which is incorporated into this report by reference, has been submitted in support of the Petition and Requested Initial Zoning. Process: An earlier submitted version of this request with a smaller land area being annexed with an initial zoning designation of R-7500 has been withdrawn and will not be considered further as it has been replaced by this petition and initial zoning request. The annexation petition and requested initial zoning has been scheduled for consideration and a public hearing by the Laurel —Yellowstone City County Planning Board and Zoning Commission for 5:35 p.m. on Wednesday, March 16, 2022. Though not yet scheduled the matter could be considered by the Laurel City Council at a Work Session on April 5 and taken up as an action item on April 12, 2022. Analysis of the Request ➢ The Laurel Golf Club represents 100% of the land ownership involved in the petition. ➢ The Laurel Growth Policy does not designate the property as a 'growth area' of the city. ➢ The current use of the property is agricultural, recreational, and has a commercial use (Restaurant, Bar, Clubhouse). ➢ The requested zone City Public (P) provides for a variety of uses and is consistent with the requirements of R-08-22 that lands embraced by the city be assigned R-7500 or greater. ➢ The subject property currently is presumed to be zoned County Public or is un -zoned Yellowstone County. ➢ Part 46 annexation requires that the land use designation be 'consistent with the prevailing use of the property, consistent with the prevailing County Zoning Assignment, and/or consistent with the current growth policy'. ➢ The annexation by petition thresholds for annexation of Agricultural properties must be adhered to. ➢ In addition to the recreational and commercial uses of the property, a significant area of the lands would be considered as prime development property with the extension of urban scale services. In addition to the extension of urban scale services the City Zoning provides options for development that are not available to rural properties. These options include but are not limited to Planned Unit Developments ➢ The initial zoning must be considered under City Resolution R-08-22 (Annexation), the Laurel Municipal Code Title 17 (Zoning). ➢ The question of annexation and initial zoning must be heard by the Laurel — Yellowstone City County Planning Board and Zoning Commission. ➢ Is the requested annexation and initial zoning in the best interest of the City and Citizens of the City of Laurel. ➢ Any further development beyond the clubhouse will be required to do an analysis of the ability of the city to supply water and sanitary sewer to the development and pay for any associated costs to expand the city utility infrastructure. ➢ The city cannot supply irrigation water for the golf course. Findings: ✓ The subject property is adjacent to the City of Laurel. ✓ The restrictions imposed on cities related to the annexation of agricultural properties under Part 46 have been met or exceeded. ✓ The City Council is not required to submit the question of annexation to the qualified electors of the area to be annexed as the petition is signed by 100% of the owners. ✓ The city may annex the agricultural properties as 100% of the ownership of same has petitioned the city for annexation. ✓ The driver for the annexation request is the desire of the Golf Course to construct a new larger Clubhouse. The existing onsite water and sanitary facilities do not meet the minimum requirements of the Montana Department of Environmental Quality for the proposed new clubhouse facility. ✓ The clubhouse facility incorporates on premise alcohol consumption and a restaurant the City of Laurel Zoning classifies these uses as 'Commercial' and subject to Special Review proceedings. The only district that contemplates the proposed new use as a permitted use is the Public (P) zoning and then only in association with the recreational facilities. It is for that reason that the entirety of the golf course is included in the petition for annexation and initial zoning. ✓ The golf course was not included as 'future growth area' in the Growth Policy adopted by the City of Laurel because the property has been used for agricultural production or as recreational properties with existing facilities that did not need, want, or desire to be included within the city. This all changed with the proposal to construct the new clubhouse and the DEQ determination that the onsite facilities were not approvable. The decision to not include the golf course and associated operations should not be construed as the city being unwilling to consider annexation, further development, or growth of the City of Laurel to the west but rather an acknowledged of the restrictions imposed by Montana Law and the rights afforded to landowners or certain classified lands. ✓ The golf course itself is not being forced to be annexed into the city. The golf course is required to obtain the benefits of the Public Zoning assignment to provide for the operation of a restaurant/tavern as permitted use. ✓ The proposed assignment of Laurel P meets all the statutory requirements of Part 46 annexation and zoning assignment. ✓ The Laurel P Zone is listed along with Commercial and Industrial land use assignments and is therefore determined to be a "greater than" R-7500 classification. ✓ The extension of city services will be at the owner's expense (R-08-22) and in accordance with the Annexation Agreement as approved by the City Council. In this agreement the City Council may waive certain 'required' improvements where full-scale development of the properties is not currently being contemplated. Frankly, the requirement of the construction of all the improvements contemplated by R-08-22 is not in the best interests of either the City of Laurel or the Owner at this time. ✓ The City Zoning provides options for development that are not available to rural properties. These options include but are not limited to Planned Unit Developments. These options and the exactions of infrastructure are most beneficial to the Owner, the City of Laurel, and all surrounding properties in conjunction with the proposed development of the property in the future. ✓ The Laurel Golf Club has existed at this location and ownership since the 1960's and has grown to be one of the premiere golf venues in the State of Montana. While change is sometimes difficult the City of Laurel and the Ownership of the Golf Club are the best custodians of the current and future growth and development potential of the property. ✓ The city has the ability to provide services to the clubhouse both existing and proposed but future development will require additional analysis on the part of the developer to determine what, if any, capital improvements are necessary to accommodate additional development. ✓ The City of Laurel does not have the abilityto provide irrigation waterfor the golf course and does not anticipate the ability to provide same in the future. ✓ Given the lack of data to support annexation that would provide for significant residential and commercial development and the requirement of the city to guarantee the provision of services a favorable recommendation from Public Works on the request could not be obtained. 12 Point Test for Zoning: Is the zoning in accordance with the growth policy; • The proposed zoning is consistent with the prevailing County zoning on the property. • The Growth Policy identifies a portion of the proposed annexation as Public. • The golf course itself is classified as open/agricultural. • Resolution R-08-22 requires zoning assignment at annexation at R-7500 or greater. • The Public Zone being classified with the Commercial and Industrial zones meets the definition as 'greater than' R-7500. Finding: The requested zoning is in accordance with the Growth Policy. II. Is the zoning designed to lessen congestion in the streets; • The proposed zoning is consistent with the prevailing County zoning on the property. • The proposed zoning along with the annexation agreement with the developer will not change the underlying use of the property. • The Public zone does not allow for additional development of the property. • Proposed development that would potentially impact roads and streets would require a traffic impact analysis and associated improvements. Finding: The requested zoning will not have a material impact on congestion in the streets. III. Is the zoning designed to secure safety from fire, panic, and other dangers; • The proposed zoning is consistent with the prevailing County zoning on the property. • The Growth Policy identifies a portion of the proposed annexation as Public. • The golf course itself is classified as open/agricultural. • The construction of a new clubhouse facility that complies with the current International Commercial Code will unquestionable be safer than the existing facilities. Finding: The requested zoning will not have a material impact on safety from fire, panic, or other dangers. IV. Is the zoning designed to promote health and the general welfare; • The proposed zoning is consistent with the prevailing County zoning on the property. • The Growth Policy identifies a portion of the proposed annexation as Public. • The golf course itself is classified as open/agricultural. • The construction of a new clubhouse facility that complies with the current International Commercial Code will unquestionable be safer than the existing facilities. • The connection of the facilities and properties at the time of development to the Laurel municipal water and wastewater systems will have positive impacts to public health and general welfare. Finding: The requested zoning will promote the public health and the general welfare. V. Is the zoning designed to provide adequate light and air; • The existing zoning imposes building setbacks, height limits, limits on the number of buildings on a single parcel, and reasonable area limits on new development. • The current proposal, Public, does not provide for residential or commercial development and tertiary approvals for zoning and subdivision will be necessary. • The existing development has more than adequate separation from surrounding uses. Finding The requested zoning will provide adequate light and air. VI. Is the zoning designed to prevent the overcrowding of land; • The existing zoning imposes building setbacks, height limits, limits on the number of buildings on a single'parcel, and reasonable area limits on new development. • The current proposal, Public, does not provide for residential or commercial development and tertiary approvals for zoning and subdivision will be necessary. • The existing development has more than adequate separation from surrounding uses. Finding: The proposed zoning will prevent the overcrowding of land. VII. Is the zoning designed to avoid undue concentration of population; • The existing zoning imposes building setbacks, height limits, limits on the number of buildings on a single parcel, and reasonable area limits on new development. • The current proposal, Public, does not provide for residential or commercial development and tertiary approvals for zoning and subdivision will be necessary. • The existing development has more than adequate separation from surrounding uses. Finding: The proposed zoning will prevent the undue concentration of population. VIII. Is the zoning designed to facilitate the adequate provision of transportation, water, sewerage, schools, parks and other public requirements; • The zoning has primarily been requested to facilitate the construction of a new golf club house facility. • The requested zoning, without some overlay or modification, will not necessitate the installation of new or additional infrastructure. • It is anticipated that a significant portion of the property being annexed will be further developed. It is at that point the additional infrastructure as well as capacities will be evaluated. • Where the primarily open space use of the property will not be changed the demands of schools, parks or other public requirements will not be impacted. • Some of the public duties, such as police, will shift from Yellowstone County to the City of Laurel but the net effect is minimal. Finding: The requested zoning will facilitate the adequate provision of transportation, water, sewerage, schools, parks and other public requirements. Additionally, as the uses of the property change and the intensity of development changes, the city will be able to plan for and be prepared for the anticipated increased demands on their public systems. IX. Does the zoning give reasonable consideration to the character of the district and its peculiar suitability for particular uses; • The requested zoning is essentially a replacement of the existing County Zoning with the closest compatible City Zoning District. • The property is owned and operated by the Laurel Golf Club and additional development is not anticipated in the near future. • The water and sewer infrastructure proposed with the annexation is adequate for the new club house facility. Finding: The requested zoning is in keeping with the character and historical uses of the property. It also provides for opportunities for additional development with suitable uses. X. Does the zoning give reasonable consideration to the peculiar suitability of the property for its particular uses; • The requested zoning is essentially a replacement of the existing County Zoning with the closest compatible City Zoning District. • The property is owned and operated by the Laurel Golf Club and additional development is not anticipated in the near future. • The water and sewer infrastructure proposed with the annexation is adequate for the new club house facility. Finding: The requested zoning is in keeping with the character and historical uses of the property. It also provides for opportunities for additional development with suitable uses. XI. Will the zoning conserve the value of buildings; • The extension and availability of public water and sewer resultant from annexation and initial zoning will add value to buildings as they can be expanded replaced and new buildings potentially added in the future. • Where the underlying zoning is a replacement of County for like City, it is not anticipated that there would be any effect on the value of surrounding buildings or lands. Finding: The value of existing buildings both on and adjacent to the requested zone will either be enhanced or not effected by the proposed zoning. XII. Will the zoning encourage the most appropriate use of land throughout the municipality? • The requested zoning is essentially a replacement of the existing County Zoning with the closest compatible City Zoning District. • The property is owned and operated by the Laurel Golf Club and additional development is not anticipated in the near future but when development is proposed the adequate infrastructure, as well as land uses will be vetted via an open public process. Finding: The requested zoning provides for the most appropriate use of land in the municipality. It also provides for a significant amount of flexibility for a mixture of uses as contemplated by the District Regulations. Conclusion: The petition for annexation into the City of Laurel with the initial zoning assignment of Public (P) appears to be consistent with the requirements of Part 46 Annexation and City Council Resolution R-08-22. Additionally, the annexation, extension of services, and initial zoning assignment in the best interest of both the City of Laurel and the Laurel Golf Club. CITY City Of Laurel PUB. WORKS: 628-4796 WATER OFC.: 628-7431 COURT: 628-1964 P.O. Box 10 FAX 628-2241 Laurel, Montana 59044 INTRODUCTION Office of the Building Official On Thursday, February 10, 2022, Latitude Hospitalities, LLC dba Firebox Provisions submitted a Special Review Application for onsite sales and consumption of alcohol within the Laurel Highway Commercial (HC) and Community Entryway Zoning District (EZD). The property involved in the request is the Firebox Kitchen and Tap Room, 331 South Washington Avenue, Suite A of the Canyon Creek Station, and is described as Laurel Industrial Park Subdivision, Lot SA1, Block 2, Section 16, T. 2 S., R. 24 E., P.M.M., City of Laurel, Yellowstone County, Montana. The project will be presented to the Laurel—Yellowstone City County Planning Board on March 16, 2022. with a recommendation to the Laurel City Council for final decision in early April. PLANNER RESPONSIBILITY A. Consult with other departments of the City or County to evaluate the impact of the special review upon public facilities and services; ACCOMPLISHED B. Study each application with reference to it appropriateness and effect on existing and proposed land use, and reference to the comprehensive plan; ACCOMPLISHED C. Advertise twice in a newspaper of general circulation in the jurisdictional area of the Laurel — Yellowstone City County Planning Board; ACCOMPLISHED D. Notify by mail, the applicant or his agent at least five days prior to the date of the public hearing of the date, time and place of such hearing; ACCOMPLISHED E. Notify, by mail, all property owners within 300 feet of the exterior boundaries of the property subject to the special review of the date, time and location of the public hearing; ACCOMPLISHED F. After the public hearing and as part of the public record, report findings and conclusions and recommendations to the Zoning Commission. STANDARD OF REVIEW Zoning Commission/City Council ➢ The request complies with the requirements of §17.68.040 of the City of Laurel Zoning; ➢ The request is consistent with the objectives and purpose of Title 17 of the Laurel Municipal Code; ➢ The proposed use is compatible with surrounding land use or is otherwise screened and separated from adjacent land in such a way as to minimize adverse effects; ➢ The zoning commission shall consider and may impose modification or conditions concerning, but not limited to: o Street and road capacity, o Ingress and egress to adjoining streets, o Off-street parking, o Fencing, screening and landscaping. o Building bulk and location, o Usable open space, o Signs and lighting, o Noise, vibration, air pollution and similar environmental influences. VARIANCES REQUESTED N/A. None Requested.