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• All surrounding land uses are either business or commercial therefore <br />there is no evidence that adjacent land use is conflicting with proposed <br />plan. <br />3. The applicant shall demonstrate by clear and convincing evidence <br />that the proposed use conforms to all performance standards <br />contained herein. <br />• This has been affirmed by the performance standard section. <br />4. The applicant shall demonstrate by clear and convincing evidence <br />that the proposed use will not tend to or actually depreciate the <br />aggregate property values In the area in which the amendment or <br />conditional use is proposed. <br />• There is no present evidence to show any property value depreciation. <br />5. The applicant shall demonstrate by clear and convincing evidence <br />that the proposed use can be accommodated with existing public <br />services and will not overburden the City's service capacity. <br />• Utility and service plans have been submitted and are subject to city <br />engineer approval. <br />6. The applicant shall demonstrate by clear and convincing evidence <br />that the development of the conditional use shall reflect the <br />architectural character of the conforming buildings in the <br />surrounding area in regard to the following: <br />a. Proportion, scale and roof line; <br />b. Architectural style; and <br />c. Exterior finish materials <br />• The architecture is typical of the surrounding commercial and business <br />districts and that of a standard transit facility therefore it is affirmed that <br />the architectural standards have been met. <br />Performance Standards <br />Parking lot landscaping- landscaping for the purpose of screening is not necessary <br />because the site is not adjacent to and residential lots. Landscape islands have been <br />shows within a submitted plan and show to be conforming to the standards for total area <br />and landscape quantities. <br />Lighting- A plan should be submitted to show plans for sufficient lighting within the <br />facility without creating glare on neighboring streets and private property. <br />Fencing and signing- all fencing and signage appears to be typical of this type of <br />facility. <br />Summary and Recommendation <br />Planning staff recommends approval of the CUP, based on the following findings: <br />• Building, lot, and other applicable performance standards have been met. <br />• Equipment or vehicles are not stored outdoors on site. <br />59 <br />