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HomeMy WebLinkAboutMoxie Java CUP 02-008BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN IN THE MATTER OF THE REQUEST FOR CONDITIONAL USE PERMIT FOR DRIVE- THROUGH WINDOW AND DRIVE- THROUGH LANE AT AN EXISTING MOXIE JAVA SHOP IN A C-G ZONE, LOCATED AT 1800 N. LOCUST GROVE ROAD, MERIDIAN, IDAHO AVEST LIMITED PARTNERSHIP, APPLICANT ) ) ) ) ) ) ) ) ) ) ) ) ) ) C/C 06/04/02 Case No. CUP-02-008 FINDINGS OF FACT AND cONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT The above entitled conditional use permit application having come before the City Council on June 4, 2002 at the hour of 6:30 p.m., at Meridian City Hall, 33 East Idaho Street, Meridian, Idaho, and Shad Stiles, Planning and Zoning Administrator, and Larry Durkin, appeared and testified, and the City Council having duly considered the evidence and the record in this matter and the Recommendations to City Council issued by the Planning and Zoning Commission who condUcted a public heating and the Council having heard and taken oral and written testimony, and having duly considered the matter, the City Council hereby makes the following Findings of Fact, Conclusions of Law and Decision and Order to-wit: FINDINGS OF FACT 1. A notice of a public headng on the conditional use permit was published for two (2) consecutive weeks prior to the said public heating scheduled for June 4, 2002, before the City FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 1 Council, the first publication appearing and written notice having been mailed to property owners or purchasers of record within three hundred feet (300') of the external boundaries of the property under consideration more than fifteen (15) days prior to said hearing and with the notice of public hearing having been posted upon the property under consideration more than one week before said hearing and the copies of all notices were made available to newspaper, radio and television stations as public service announcements; and the matter having been duly considered by the City Council at the Junel 4, 2002, public hearings; and the applicant, affected property owners, and government subdivisions providing services within the planning jurisdiction of the City of Meridian, having been given full opportunity to express comments and submit evidence. 2. There has been compliance with all notice and hearing requirements set forth in Idaho Code §6%6509, 6512, and Meridian City Code §§ 11-15-5 and 11-17-5 as evidenced by the Affidavit of Mailing, and the Affidavit of Publication and Proof of Posting filed with the staff report. 3. This proposed development request is in a C-G zone and by reason of the provisions of the Meridian City Code § 11-17-4, a public hearing was required before the City Council on this application. 4. The property is located at 1800 N. Locust Grove Road, Meridian, Idaho. 5. The owner of record and the applicant of the subject property is Avest Limited Partnership of Boise, Idaho. 6. The subject property is currently zoned C-G. The zoning district of C-G is defined within the City of Meridian Zoning and Development Ordinance, Section 11-7-2. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 2 7. The proposed application requests a conditional use permit for a new drive- through window and drive-through lane to its existing coffee shop. The C-G zoning designation within the City of Meridian Zoning and Development Ordinance requires a conditional use permit be obtained for most uses including those requested by the Applicant. (Meridian City Zoning and Development Ordinance, Section 11-8-1). 8. The Meridian City Council recognizes that the proposed application is in compliance with the Meridian Comprehensive Plan. 9. The use proposed within the subject application will in fact, constitute a conditional use as determined by City Ordinance. 10. The Meridian City Council takes judicial notice of its Zoning, Subdivision and Development Ordinances codified at Titles 11 and 12, Meridian City Code and all current zoning maps thereof and the Comprehensive Plan of the City of Meridian, and Maps and the Ordinance establishing the Impact Area Boundary. 11. Giving due consideration to the comment received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction public facilities and services required by the proposed development will not impose expense upon the public if the following conditions of development are imposed and the following is also found to be required to mitigate the effects of the proposed use and development upon services delivered by political subdivisions providing services to the subject real property within the planning jurisdiction of the City of Meridian, subject to the following: Adopt the Recommendations of the Planning and Zoning and Engineering staff as modified by the City Council as follows: FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 3 Landscaping shall Comply with the Landscape Ordinance. Three copies of a detailed site plan with landscaping plans shall be required prior to the issuance of a Certificate of Zoning Compliance. 2. The drive-through lane shall be painted or otherwise delineated on the parking surface to guide traffic into and out of the coffee establishment. The menu board shall be erected right next to the service window to the north to allow stacking of two cars without blocking access to the parking lot to the west of the current location of the sign. All parking and areas of circulation shall be improved with a hard surface in accordance with Meridian City Code 11-13-4.D, and shall be installed and striped in accordance with the submitted site plan and Ordinance 11-13-4.F. All exterior lighting, whether attached to the building or located within the parking lot, shall be down-shielded or otherwise altered so that the light does not spill over onto adjacent properties or right-of-way. All parking lot lighting shall be in accordance with Ordinance 11-13-4C. o All signage shall be in accordance with the standards set forth in Section 11-14 of the City Zoning and Development Ordinance. All signage is subject to design review and shall require separate permits. Temporary or portable signs shall be prohibited, and shall be removed upon 3 days notice to the applicant. 7. All construction and site improvements shall conform to the requirements of the Americans with Disabilities Act. 8. As part of a conditional use permit, the City of Meridian may impose additional restrictions/conditions. 9. A Certificate of Zoning Compliance and a building permit shall be obtained prior to the start of construction of the drive-through lane and window. 10. Applicant shall erect a concrete bump-out between the exit to its drive-through lane and that of TCBY and shall extend such bump-out to at least eighteen feet (18'). Adopt the Recommendations of Meridian Fire Department as follows: Premises Identification. All numbers or addresses shall be 6" high and placed on the front of the building in such a manner to be clearly visible from the street. The numbers shall contrast with their background and be placed on the street side of the building above the front door. UFC 901.4.4 Portable Fire Extinguishers shall be installed in occupancies and locations as set forth FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 4 in this code and as required by the Chief. UFC 1002.1 Fire Extinguishers shall be of the 2A 10BC size and have the top of the extinguisher hung 3' to 5' offthe floor. The travel distance to a fire extinguisher shall not exceed 75'. 3. Provide exit doors complying with the 1997 Uniform Building Code. 4. Post occupancy per the 1997 Uniform Fire Code. 5. This project shall be subject to a fire inspection to determine compliance with the Uniform Fire Code and Uniform Building Code. Additionally, comply with the action of the City Council from their meeting held on June 4, 2002 as follows: 1. This application shall run with this property only to the extent that a similar business operates in the same space. Additionally, a "fast food" business is excluded from using said drive-through at any time in the future. 2. The Site Plan that shall be complied with shall be the Site Plan presented at the June 4, 2002 City Council meeting, and which is attached hereto as Exhibit "A". consisting of one page. 13. That the site is large enough to accommodate the proposed use and all yards, open spaces, parking, landscaping, and other features as may be required by this ordinance; it is found that the subject property is large enough to accommodate the requested drive-through uses and the required features. 14. That the proposed use and development plan will be harmonious with the Meridian Comprehensive Plan and in accordance with the requirements of this Ordinance; it is found that the current Comprehensive Plan Land Use Map designates the property as "Mixed Planned Use Development". The proposed residential uses are harmonious with and in accordance with the Comprehensive Plan. 15. 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 o the same area; it is FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 5 found that the proposed drive-through use will not change the essential character of the general vicinity, and that the use complies with the intended character of the general vicinity. 16. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity; it is found that the proposed use would not adversely affect other properties in the general vicinity. 17. That the proposed use will be served adequately by essential public facilities and services such as highways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such services. 18. That the proposed use 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. 19. 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 general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; it is found that the lack of stacking depth to the south of the drive-through widnow, and the placement of the menu/order board at the southern part of the drive-through lane may result in vehicles blocking the eastern access in and out of the building's parking lot area, thereby negatively affecting the traffic flow within the parking lot. The proposed stacking depth is only sixty feet (60'), enough for three (3) vehicles, while the standard stacking depth for a typcial drive-through window is one hundred feet (100'), or approximately enough roon for five (5) vehicles. This is a coffee-only drive-through facility and that service is typically quicker than most fast-food, drive-through windows; however, stacking does and will occur as it does at other FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 6 similar coffee establishments. It is not anticipated that noise from the speaker/menu board will be detrimental to adjacent properties. 20. That the proposed use will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets. 21. 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. CONCLUSIONS OF LAW 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975" hereinafter referred to for convenience as the "Act" codified at Chapter 65, Title 67, Idaho Code (I.C. {}67-6503). 2. The Meridian City Council may exercise all the powers required and authorized under the "Act" except the power to adopt ordinances by the establishment of a Planning and Zoning Commission by ordinance pursuant to Idaho Code Section 67-6504 which the City Council of the City of Meridian has established by the passage of the "City of Meridian Zoning and Development Ordinance" at Titles XI and XII, Chapter I, Meridian City Code. 3. As part of a zoning ordinance the City Council can, subject to hearing and notice provision required, provide for the process of special and/or conditional use permits which a proposed use is otherwise prohibited by the terms of the ordinance but allowed with conditions under the specific provisions of the ordinance which the City of Meridian has done in the adoption of its zoning ordinances. 4. The City Council has the duty and responsibility to review the facts and circumstances of each application for special use permit to determine prior to granting the same that the evidential showing supports the finding that the following standards are met and that the FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 7 proposed development: (Meridian City Code § 11-17-3) a. That the site is large enough to accommodate the proposed use and all yards, open spaces, parking, landscaping and other features as may be required by this Ordinance; b. That the proposed use and development plan will be harmonious with the Meridian Comprehensive Plan and in accordance with the requirements of this Ordinance; 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; d. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity; e. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, sewer; or that the person responsible for the establishment of the proposed conditional use shall be able to provide adequately any such services; f. That the proposed use will not create excessive additional cost for public facilities and services and will not be detrimental to the economic welfare of the community; 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; h. That the proposed use will have vehicular approaches to the property which shall be so designed as not to create interference with traffic on surrounding public streets; and i. 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. 5. Prior to granting a conditional use permit in the General Retail and Service Commercial District (C-G), a public hearing shall be conducted with notice to be published and provided to property owners or purchasers of record within three hundred feet (300') of the external boundaries of the land under consideration for the conditional use permit all in accordance with the provisions of Meridian City Code § 11-17-5 City of Meridian Zoning and Development Ordinance, which provides as follows: "Prior to approving a Conditional Use Permit, the applicant and the Commission and FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 8 Council shall follow notice and hearing procedures provided in Chapter 15 of this Title. Provided, however, that conditional use applications for land in Old Town and in industrial and commercial districts shall only be required to have one public hearing which shall be held before the Planning and Zoning Commission; and after the recommendation of the Commission is made, the application shall go before the City Council without a public hearing and the Council may approve, deny, or modify the recommendation of the Commission." 6. Following the public hearing and within 45 days after the conclusion of the public hearing the Commission shall, transmit its recommendations to the Meridian City Council with supportive reasons. The Commission shall recommend that the application be approved, approved with conditions or denied. The Commission shall ensure that any approval or approval with conditions of an application shall be in accordance with Meridian Comprehensive Plan, City of Meridian Zoning and Development Ordinance, and Idaho State law. (Meridian City Code § 11-17-6) 7. When the City Council approves a conditional use permit it may impose conditions of that approval that reasonably: A. Minimize adverse impact on other development; B. Control the sequence and timing of development; C. Control the duration of development; D. Assure that the development is maintained property; E. Designate the exact location and nature of the development; F. Require the provision for on-site public facilities or services; and G. Require more restrictive standards than those generally required, in this Ordinance. 8. The City of Meridian has, by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 21, 1993, Ord. 629, January 4, 1994 and Maps. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 9 DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT SUBJECT TO CONDITIONS NOW, THEREFORE, BASED UPON THE ABOVE AND FOREGOING FINDINGS OF FACT AND CONCLUSIONS OF LAW, the City Council does hereby ORDER and this does Order that: That the above named applicant is granted a conditional use permit for addition of located at 1800 N. Locust Grove Road, Meridian, Idaho, subject to the following conditions of use and development, subject to the following: Adopt the Recommendations of the Planning and Zoning and Engineering staff as modified by the City Council as follows: Landscaping shall comply with the Landscape Ordinance. Three copies of a detailed site plan with landscaping plans shall be required prior to the issuance of a Certificate of Zoning Compliance. The drive-through lane shall be painted or otherwise delineated on the parking surface to guide traffic into and out of the coffee establishment. o The menu board shall be erected right next to the service window to the north to allow stacking of two cars without blocking access to the parking lot to the west of the current location of the sign. All parking and areas of circulation shall be improved with a hard surface in accordance with Meridian City Code 11-13-4.D, and shall be installed and striped in accordance with the submitted site plan and Ordinance 11-13-4.F. o All exterior lighting, whether attached to the building or located within the parking lot, shall be down-shielded or otherwise altered so that the light does not spill over onto adjacent properties or right-of-way. All parking lot lighting shall be in accordance with Ordinance 11- 13-4C. o All signage shall be in accordance with the standards set forth in Section 11-14 of the City Zoning and Development Ordinance. All signage is subject to design review and shall require separate permits. Temporary or portable signs shall be prohibited, and shall be removed upon 3 days notice to the applicant. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 10 a new drive-through window and drive-through lane to its existing coffee shop in a C-G zone All construction and site improvements shall conform to the requirements of the Americans with Disabilities Act. 8. As part of a conditional use permit, the City of Meridian may impose additional restrictions/conditions. A Certificate of Zoning Compliance and a building permit shall be obtained prior to the start of construction of the drive-through lane and window. 10. Applicant shall erect a concrete bump-out between the exit to its drive-through lane and that of TCBY and shall extend such bump-out to at least eighteen feet (18'). Adopt the Recommendations of Meridian Fire Department as follows: Premises Identification. All numbers or addresses shall be 6" high and placed on the front of the building in such a manner to be clearly visible from the street. The numbers shall contrast with their background and be placed on the street side of the building above the front door. UFC 901.4.4 Portable Fire Extinguishers shall be installed in occupancies and locations as set forth in this code and as required by the Chief. UFC 1002.1 Fire Extinguishers shall be of the 2A 10BC size and have the top of the extinguisher hung 3' to 5' off the floor. The travel distance to a fire extinguisher shall not exceed 75'. Provide exit doors complying with the 1997 Uniform Building Code. Post occupancy per the 1997 Uniform Fire Code. This project shall be subject to a fire inspection to determine compliance with the Uniform Fire Code and Uniform Building Code. Additionally, comply with the action of the City Council from their meeting held on June 4, 2002 as follows: This application shall mn with this property only to the extent that a similar business operates in the same space. Additionally, a "fast food" business is excluded from using said drive-through at any time in the future. 2. The Site Plan that shall be complied with shall be the Site Plan presented at the June 4, 2002 City Council meeting, and which is attached hereto as Exhibit "A". consisting of one page. 2. The conditions shall be reviewable by the Council pursuant to Meridian City Code § 11-17-9. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 11 3. The above conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application for a conditional use permit. 4. That the City Attorney draft an Order Granting Conditional Use Permit in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning and Zoning Department, the Public Works Department and any affected party requesting notice. NOTICE OF FINAL ACTION Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has an interest in real property which may be adversely affected by the issuance or denial of the conditional use permit approval may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. By action of the City Council at its regular meeting held on the ~--~-~~ ,2002. ROLL CALL: COUNCILMAN KEITH BIRD VOTED COUNCILWOMAN TAMMY deWEERD VOTED COUNCILWOMAN CHERIE Mc CANDLESS VOTED COUNCILMAN WILLIAM L.M. NARY VOTED MAYOR ROB RT D~.CORRIE (TIE BREAKER) DATED: ~--~/~ ~ 2.- VOTED /t~ day of FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 12 MOTION: APPROVED(' ~ DISAPPROVED: Copy served upon Applicant, Planning and Zoning Department, Public Works Department and the City Attorney. City Clerk Dated: Z:\WorkWIWleridianWleridian 15360M~Vloxie Java CUP-02-008~FfCIsCUP02-008.doc FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT - 13 EXHIBIT"A" I 0 _i BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN C/C 06/04/02 IN THE MATTER OF THE REQUEST FOR CONDITIONAL USE PERMIT FOR DRIVE- THROUGH WINDOW AND DRIVE- THROUGH LANE AT AN EXISTING MOXIE JAVA SHOP IN A C-G ZONE, LOCATED AT 1800 N. LOCUST GROVE ROAD, MERIDIAN, IDAHO AVEST LIMITED PARTNERSHIP, APPLICANT Case No. CUP-02-O08 ORDER GRANTING CONDITIONAL USE PERMIT 1. This matter coming before the City Council on the June 4, 2002, under the provisions of Meridian City Code § 11-17-4 for final action on conditional use permit application and the Council having received and approving the Recommendation of the Planning and Zoning Commission the Council takes the following action: 2. That the above named applicant is granted a conditional use permit for addition of a new drive-through window and drive-through lane to its existing coffee shop in a C-G zone located at 1800 N. Locust Grove Road, Meridian, Idaho, subject to the following conditions of use and development: ORDER CONDITIONAL USE PERMIT (CUP-02-O08) -1 Adopt the Recommendations of the Planning and Zoning and Engineering staff as modified by the City Council as follows: Landscaping shall comply with the Landscape Ordinance. Three copies of a detailed site plan with landscaping plans shall be required prior to the issuance of a Certificate of Zoning Compliance. 2. The drive-through lane shall be painted or otherwise delineated on the parking surface to guide traffic into and out of the coffee establishment. o The menu board shall be erected right next to the service window to the north to allow stacking of two cars without blocking access to the parking lot to the west of the current location of the sign. o All parking and areas of circulation shall be improved with a hard surface in accordance with Meridian City Code 11-13-4.D, and shall be installed and striped in accordance with the submitted site plan and Ordinance 11-13-4.F. All exterior lighting, whether attached to the building or located within the parking lot, shall be down-shielded or otherwise altered so that the light does not spill over onto adjacent properties or right-of-way. All parking lot lighting shall be in accordance with Ordinance 11 - 13-4C. o All signage shall be in accordance with the Standards set forth in Section 11-14 of the City Zoning and Development Ordinance. All signage is subject to design review and shall require separate permits. Temporary or portable signs shall be prohibited, and shall be removed upon 3 days notice to the applicant. 8. All construction and site improvements shall conform to the requirements of the Americans with Disabilities Act. 9. As part of a conditional use permit, the City of Meridian may impose additional restrictions/conditions. 10. A Certificate of Zoning Compliance and a building permit shall be obtained prior to the start of construction of the drive-through lane and window. 11. Applicant shall erect a concrete bump-out between the exit to its drive-through lane and that of TCBY and shall extend such bump-out to at least eighteen feet (18'). Adopt the Recommendations of Meridian Fire Department as follows: Premises Identification. All numbers or addresses shall be 6" high and placed on the front of the building in such a manner to be clearly visible from the street. The numbers shall contrast with their background and be placed on the street side of the ORDER CONDITIONAL USE PERMIT (CUP-02-008) -2 building above the front door. UFC 901.4.4 2. Portable Fire Extinguishers shall be installed in occupancies and locations as set forth in this code and as required by the Chief. UFC 1002.1 Fire Extinguishers shall be of the 2A 10BC size and have the top of the extinguisher hung 3' to 5' off the floor. The travel distance to a fire extinguisher shall not exceed 75'. 3. Provide exit doors complying with the 1997 Uniform Building Code. 4. Post occupancy per the 1997 Uniform Fire Code. 5. This project shall be subject to a fire inspection to determine compliance with the Uniform Fire Code and Uniform Building Code. Additionally, comply with the action of the City Council from their meeting held on June 4, 2002 as follows: 1. This application shall mn with this property only to the extent that a similar business operates in the same space. Additionally, a "fast food" business is excluded from using said drive-through at any time in the future. 2. The Site Plan that shall be complied with shall be the Site Plan presented at the June 4, 2002 City Council meeting, and which is attached hereto as Exhibit "A". consisting of one page. 3. The above conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application for a conditional use permit. 4. Notice to Permit Holder, this conditional use permit is not transferable without complying with the provisions of Meridian City Code § 11-17-8, a copy of which is attached to this permit. By action of the City Council at its regular meeting held on the /(~-r ..~ day of ~~ ,2002. ORDER CONDITIONAL USE PERMIT (CUP-02-008) -3 City Clerk Copy served upon Applicant, the Planning and Zoning Department, Public Works Department and City Attorney. . ~,,~0 t t t II ,,,,'.':: o~: ...-' o',~,o~O~-¢x',t, % ~,/C'OUNT',~, ~ ,~'" Illllt~iJl IltJ%~~ Z:\WorkWl'uMeridian'uMeridian 15360M'uMoxie Java CUP-02-008\OrderCUP.doc ORDER CONDITIONAL USE PERMIT (CUP-02-008) -4 ir- EXHIBIT"/~" I IL .J