HomeMy WebLinkAboutMeridian Food bank H-2024-0065 CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW C��(IEFI DIA
AND DECISION& ORDER �N,--
In the Matter of the Request for Rezone 1.72 acres from I-L to O-T to establish the Meridian Food
Bank as a conforming use to allow future expansions without a conditional use permit,by Gil
Green.
Case No(s). H-2024-0065
For the City Council Hearing Date of: March 4th 2025 (Findings on March 18r'', 2025)
A. Findings of Fact
I. Hearing Facts(see attached Staff Report for the hearing date of March 4r'', 2025, incorporated by
reference)
2. Process Facts(see attached Staff Report for the hearing date of March 4r'', 2025, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of March 4t'', 2025,
incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of March 18t'',2025, incorporated by reference)
B. Conclusions of Law
I. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use
Planning Act of 1975,"codified at Chapter 65, Title 67, Idaho Code(I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified as
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by
ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian,
which was adopted December 17,2019,Resolution No. 19-2179 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s)received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval 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
Community Development Department,the Public Works Department and any affected party
requesting notice.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Meridian Food Bank Rezone—H-2025-0065) - 1 -
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of March 4t'',2025, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § I I-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant's request for a rezone is hereby approved per the conditions of approval in the
Staff Report for the hearing date of March 4t'',2025, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s)and returned to the city within six(6)months of the city council granting the
modification.
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six(6)month approval
period.
E. Judicial Review
Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho
Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight
(28)days after all remedies have been exhausted,including requesting reconsideration of this final
decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as
provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of
Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA.
F. Notice of Right to Regulatory Takings Analysis
Pursuant to Idaho Code §§ 67-652 1(1)(d) and 67-8003, an owner of private property that is the
subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory
takings analysis.
G. Attached: Staff Report for the hearing date of March 4',2025.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Meridian Food Bank Rezone—H-2025-0065) -2-
18th
By action of the City Council at its regular meeting held on the day of March
2025.
COUNCIL PRESIDENT LUKE CAVENER VOTED
COUNCIL VICE PRESIDENT LIZ STRADER VOTED
COUNCIL MEMBER DOUG TAYLOR VOTED
COUNCIL MEMBER JOHN OVERTON VOTED
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED
COUNCIL MEMBER BRIAN WHITLOCK VOTED
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert E. Simison 3-18-2025
Attest:
Chris Johnson 3-18-2025
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By: Dated: 3-18-2025
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Meridian Food Bank Rezone—H-2025-0065) -3-
Exhibit A
COMMUNITY DEVELOPMENT C��fEPIDIAN;,�-,--
DEPARTMENT REPORT I D A H O
HEARING 3/4/2025 legend ;
DATE: Project location
m
TO: Mayor&City Council Area of Impact
- City Limits
FROM: Nick Napoli,Associate Planner n Analysis ;
208-884-5533
nnapoli@meridiancity.org
•J t'
APPLICANT: Gil Green
SUBJECT: H-2024-0065
Meridian Foodbank Rezone - 117
LOCATION: Located at 133 W. Broadway Avenue
with the inclusion of the following ' t
sN&M.
parcels: R9323750270,R932350290,R0406010070,R0406010195, --
R0406010205,R0406010182.
I. PROJECT OVERVIEW
A. Summary
Rezone 1.72 acres from I-L to O-T to establish the Meridian Food Bank as a conforming use to
allow future expansions without a conditional use permit.
B. Recommendation
Staff: Approval without the requirement for a development agreement. As noted above,the
rezone will establish the Meridian Food Bank as a legal use therefore, a development agreement
is not being required(see Section III below).
Commission: Approval
C. Decision
Council: Approval
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Meridian Food Bank Rezone—H-2025-0065) -4-
II. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Civic(Foodbank) -
Proposed Land Use(s) Civic(Foodbank) -
Existing Zoning I-L—Light Industrial VILA.2
Proposed Zoning O-T—Old Town
Adopted FLUM Designation O-T—Old Town VILA.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 10/8/2024
Neighborhood Meeting 11/4/2024
Site posting date 1/27/2025
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District
• Comments Received No -
• Commission Action Required No -
• Access W.Broadway Avenue and NW 31 Street;Local Streets -
Meridian Public Works Wastewater IV.B
• Distance to Mainline Existing at site
• Impacts or Concerns Yes; See public works conditions of approval
Meridian Public Works Water IV.B
• Distance to Mainline Existing at site
• Impacts or Concerns Yes; See public works conditions of approval
Note: See section IV. City/Agency Comments for comments received or see public record at the
following link.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Meridian Food Bank Rezone—H-2025-0065) -5-
Figure 1: One-Mile Radius Existing Condition Metrics
Reference Parcel:R0406010205 Date Retrieved:2025/1/10
Parcel Count Parcel Acreage Infill Indicator:
7Q5 Surrounding Area
jW 74 4% Not city
46 1,739. ® City Limits
3,117 3 ■ Not City
Household Change Household& Population Growth
•
Households
02020
Population Change:1.4°I°
Population ■Growth
(Household and Population Change
since 2010 Decennial) 5,000 10,000 15,000 20,000
Use Types Residential Addresses All Addresses
■ Single-family
Ag� 42% 33% 22S
Multi-family
5896 45%
® Commercial
Notes: See Error! Reference source not found..Error!Reference source not found..
Figure 2: Service Impact Summary
ImpactService • •
Ready Q O O O O O O O O O O
Marginal
Caution
o�ye e�et \ooa te o\`�e �a�y a���� \\o� J,a��
L0 o0 oo\O ate
as
�o
Notes: See Error! Reference source not found..Error!Reference source not found..
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Meridian Food Bank Rezone—H-2025-0065) -6-
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
This property is designated as O-T(Old Town)on the Future Land Use Map(FLUM)however
the existing zoning is I-L(Light Industrial). The existing use of Social Service is consistent with
the comprehensive plan for the Old Town designation.
This designation includes the historic downtown and the true community center. The boundary of
the Old Town district predominantly follows Meridian's historic plat boundaries. In several areas,
both sides of a street were incorporated into the boundary to encourage similar uses and
complimentary design of the facing houses and buildings. Sample uses include offices,retail and
lodging,theatres,restaurants, and service retail for surrounding residents and visitors.A variety
of residential uses are also envisioned and could include reuse of existing buildings,new
construction of multi-family residential over ground floor retail or office uses.
The subject site is among several Industrial properties along the rail corridor near Meridian Road.
The proposed use of a social service(Food Bank)is a permitted use in the O-T zoning which is
the zoning the applicant is requesting. The current use is non-conforming,which requires a
conditional use permit for any proposed expansion. The rezone to O-T zone will allow the
continued use of the existing food bank,remove the non-conforming status and eliminate the
need for future CUP approvals to expand the use. For these reasons, staff is not recommending a
development agreement with the subject rezone request.
"Support a compatible mix of land uses Downtown that activate the area during day and night."
(2.09.02G).
"Support owners of historic buildings in their efforts to restore and/or preserve their properties.
(5.02.01B).
Table 4: Proiect Overview
Description Details
History N/A
Acreage 1.72 acres
B. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
The Meridian Food Bank consists of 6 lots with 3 existing structures. All 3 structures are
proposed to remain, and a future expansion is proposed. A property boundary adjustment will
be required with future expansion applications to consolidate any lot lines that cross through
new and existing buildings.
2. Proposed Use Analysis (UDC 11-2):
The existing and proposed use of a social service(food bank)is an essential resource for the
Meridian community. The Meridian Food Bank is open Monday,Wednesday,and Thursday
between 12:00 pm and 4:00 pm. The main reason for the rezoning request is to allow for
future expansion to provide additional space for the MFB to assemble food packs for students
in West Ada School District. The food packs allow students to have food over the weekends.
The number of packs has increased significantly since 2023 and MFB no longer has sufficient
room to service all the children in need of resources.
The expansion will include an additional 940 square feet of space designated for the purpose
of assembly and storage of these food packs. Staff finds this use to be better suited in the O-T
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Meridian Food Bank Rezone—H-2025-0065) -7-
zone as it will bring the existing use and structure into conformance with our code while also
allowing for expansion of the facility.
3. Dimensional Standards (UDC 11-2):
The existing structures do not conform to the 35-foot street setback required in the I-L zone.
By rezoning the property to O-T, all the structures will become conforming as the O-T zone
doesn't have setback requirements. All additions and site work shall comply with the O-T
standards listed in UDC 11-2D-4.
C. Design Standards Analysis
1. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
The existing 6 properties do not have conforming landscape buffers with the I-L zoning
district,however, if rezoned to O-T it would conform with the standards as O-T does not
have any landscape buffer requirements.
ii. Parking lot landscaping
The parking lot landscaping at the Meridian Food Bank does not meet the standards
outlined in UDC 11-3B-8. After discussions with the Food Bank, staff recommends
allowing the existing non-conforming landscaping to remain. However, staff also advises
installing new parking blocks to prevent vehicle overhang from encroaching on
walkways,drive aisles, and adjacent properties. Additionally,UDC 11-3B-2 allows for
phased landscape improvements as cumulative expansions occur. The City will monitor
these thresholds and enforce them as required by the UDC.
iii. Landscape buffers to adjoining uses
The current landscaping does not conform with the I-L zoning districts standards,
however if the property is rezoned to O-T it would bring this into compliance as
landscape buffers to adjoining uses is not applicable in the O-T zoning.
iv. Tree preservation
A Tree Mitigation Plan should be submitted with the certificate of zoning compliance for
any future expansion detailing all existing trees and methods of mitigation outlined by the
City Arborist before any trees are to be removed as set forth in UDC 11-3B-1OC.5.
v. Storm integration
Storm drainage is required to comply with the standards listed in UDC 11-3A-18.
2. Parking (UDC 11-3C):
i. Nonresidential parking analysis
The current site has approximately 56 parking spaces exceeding the UDC requirement of
I space for every 500 square feet of gross floor area. The rezone will not have an impact
on the parking standards and any future expansion may require more parking.
The current parking lots are substandard and do not meet the city's requirements for
parking lot, landscaping and overhang. Staff is recommending the parking lots be
restriped and parking blocks are adjusted to allow for a minimum of a 5-foot overhand to
adjoining uses and walkways. These improvements will be evaluated with the submittal
of the certificate of zoning compliance for the future expansion.
ii. Bicycle parking analysis
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Meridian Food Bank Rezone—H-2025-0065) -8-
A minimum of one(1)bicycle parking space is required to be provided based on one(1)
space for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking
facilities are required to comply with the location and design standards listed in UDC 11-
3C-5C. The site plan does not include bicycle racks. The Applicant should revise the
plans and include one(1)bicycle rack and submit details of the bicycle rack with the
CZC submittal.
3. Building Elevations (Comp Plan, Architectural Standards Manual):
While a future expansion is planned for MFB, staff is not requiring conceptual elevations at
this time. Elevations will be provided with the submittal of the certificate of zoning
compliance and design review.Any future building expansion will be required to comply
with the design guidelines contained in the Architectural Standards Manual(ASM).
4. Fencing (UDC 11-3A-6, 11-3A-7):
Fences shall comply with the standards listed in UDC 11-3A-7. No additional
fencing is being proposed.
D. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Access is provided off W. Broadway Avenue and NW. 2nd Street,both local streets. The Food
Bank also uses the alley as a pickup area for cars to use during their hours of operation. The
existing access points can remain as they are currently used for business.
2. Sidewalks (UDC 11-3A-17):
There is an existing 6-foot wide attached sidewalk on W.Broadway Avenue along
the existing property frontage. Staff does not recommend any additional changes to
the frontage improvements. There are also existing five (5) foot wide sidewalks
along NW 2nd Street. All sidewalks around buildings and serving public streets
shall be a minimum of five (5) feet in width in accordance with UDC 11-3A-17.
A continuous internal pedestrian walkway that is a minimum of five (5) feet in
width shall be provided from the perimeter sidewalk to the main building
entrance(s) for nonresidential uses. The walkway width shall be maintained clear
of any obstructions, such as vehicles, outdoor sale displays, vending machines, or
temporary structures.
E. Services Analysis
1. Pressurized Irrigation(UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided to each lot within the
subdivision as set forth in UDC 11-3A-15.
2. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in all developments in accord with the City's
adopted standards, specifications and ordinances. Design and construction shall follow the
best management practice as adopted by the City as set forth in UDC 11-3A-18.
3. Utilities (Comp Plan, UDC 11-3A-21):
Connection to City water and sewer services is required and are available to be extended by
the developer with development in accord with UDC 11-3A-21 and Goals 3.03.03G&
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Meridian Food Bank Rezone—H-2025-0065) -9-
3.03.03F.Urban sewer and water infrastructure and curb, gutter, and sidewalks are required
to be provided with development.
IV. CITY/AGENCY COMMENTS
A. Meridian Planning Division
1. With the submittal of the certificate of zoning compliance and administrative design review
application,the site/landscape plan should include the following:
- Restripe the parking lots and place new parking blocks to prevent overhang onto adjacent
properties and walkways per UDC 11-3C-5.
- Add a bike rack per UDC 11-3C-5C.
- A continuous internal pedestrian walkway that is a minimum of five (5) feet in width shall
be provided from the perimeter sidewalk to the main building entrance(s) for nonresidential
uses per UDC 11-3A-19.
- Per UDC 11-313-2,the city allows for phased landscape improvements as cumulative
expansions occur. The city will monitor these thresholds and enforce them as required by the
UDC 11-3B-2.
2. Complete a property boundary adjustment to consolidate the lot lines going through existing
and new structures.
3. A Certificate of Zoning Compliance and Design Review application shall be submitted and
approved for the proposed use prior to submittal of a building permit application. The design
of the site and structure shall comply with the standards listed in UDC 11-3A-19;the design
standards listed in the Architectural Standards Manual and with the Development Agreement.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Meridian Food Bank Rezone—H-2025-0065) - 10-
B. Meridian Public Works
Ylla1hrfraEft
+ olstaMOEW5ewer Se+ m �FR�tlxbet�vam uG�d,hvwe+ l4apingar^
Sen,Itea throulih DwrAwmvmtsf4hor womb t*Nc"h w the Ea%i
+ Sewefshed
• ELlrnalyd Projpq See applrcavwk
Sewer FRIJ's
ti71AHFQpGlirrng
Eat+noR
Projea C*nidWm YES
Plan(Fart Plan
• see Pn4ric WwkbTite c+rK Condillunv
Water
Diana to wain WplRf mock has parity been Wmtry¢led,however laaping Is raqulr{tl
SerVKX-, tlwaughdlrweklprrrents eeMerlhraudh theNoflh a+lhe East.
• PressureZom
+ till maled PmjKl 5rfr epplrtatinn
Water ERU's
• 1u+terpLulilw Note
Rrolrrt COmi%Te,9 YpS
w-th water Masorr
Kin
gVaaVcom�erm Mum seeCchrWlons
.'4'i71-PLAT CONDITIONS
►l>a.�r wflllr:s<uc�xllrxw��
;ilr Stem Caw"On a ipprvxai
I Any drarr4ea In o'ublK wwk5;and Cw 9cmCe3 will np;d W k r:n lckkvd by pubis[wl.OiU.
2. Vp�lenn3rerrt5Ur4S f>r4e3,buahe5,hPildin5,Sarpnr ,trash r 4ra116,f4nC#
inrllntian trencht-s,lighl poke,etc.)Wlbc Wil%iWrk Me ulilil►eesrtnent.
rwisprw Cadkt en of A""wal
1 ApTdrcarl slralLoaor¢rwilewalwand 9euvrmpm size and wWmj lAh the Public 1 vAs
Milswimestt.
PgrlleAftn{-rtF(wfc f%ICC-I.Ihv.Wplwatl*WI teeivWwFibre W m34A1 g—vr*4-jW
maiuroardLh Mghthk&MrldprnrrL AppliewriupbedigHc!Warcmlbunrmrns
Nwmenr For mfrasirpetwe c-Ann emcd per1.1KC-9-6-r
S. Ilrr applrxu,r AJI pro4 idC CdsrY,rrIIAI s)1dr dill prhlic wdfrf-iexrf mauls owsidc of prhlie nghl Of
wn� 1 inclldc all w¢rer sen ices and In drwo). Sewerwakr casonem,;xks Ikpending on 9:*'CF
drpLb.Sry rr MN fl drop eequrfr a 341 11 CMCPArRr,2W21 Ill.a Nl M em eimteL.ari 23-30 A a 0 R
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Meridian Food Bank Rezone—H-2025-0065)
cmcvrrnl Enwrc IOI1 pernYit omr mrimulrsIih%t•.Iwlilrs•,buIW-1h.carpmx .rruh c"qF mIL:
walls tirlrex.iAILIXi m ht mehia,1irh1 pWa.Lu.1 an bus1E wieh ik LhL-aliky&Wum em. Sulvttil
AM a•reLacd ear.smOMI Jatn&L f-MI aLailnWv Gen IkAlw iliRAO.aIIgHI alLii4'nllriLmpnparcJ br
as Wahe I.-4lrWLI FYne4Prgn2l I.apd wVn'�'4P.,L'h,dF-LW Inck*ft am¢Of mV rirCrne+L
om.Acd#_101191'r Al and au K 1 s 1 r"IWIC s,Lh Urarmµ,wood di 4m9L.Li(rHmkad E XI IIBIT II1
ki;wwvLcw On&exhubity miml be erzerk,•,g icd and A*cil by i vnJ L-ma.gw%-c)vw C_1D
NUT IUCLIRI3
d. ThrCiLyaafMalidieft rrgmres dwr prin5 laLied Imgmwn sLstcrssb- svgppk+ed trw a vex-Fcivnd
40LdenW*d1ea I(;W 11.)9-1%1 111kr appllea I.should be aegalkil by d5O Mr tlusriNg„Iriaee Of
wvII water for ck prrmory sO irm. Ifa rurfwc or w0l source is LL„a atailibic.a sinµle-pcirni
4uILllrfk00 1.016r culrnal3 rued iyilydl sill Lr<YcywNLI.Lf u irlsblc-pnlLl cUMCLLiun i5 dulduL
dw dewalaperuili br rv5rrinwrblr for Me Psvnscm ofa{SccvrLelns fnr rkle C.Omir m orvas prior w
prow w rrr ke imig desrlopmcm plum appru A.
5. Aiiis unanv slrinL Silt o114,rcd La Irl.aiu Aoll be ff*c l io rti>•J4,'lliim mJ pombh-a•o}wgrim al
afrahoeLaL4 N%A:ng as Is`m cumplLae-A Nth W T.
fa A111 W nn,n d16Lh;y e4IIWAL.L:r¢rW..�j drainF.o:LclvM%lraFlun.rnl uacem ym.im x+.+L•IiflillL
rrt Mmy Lm ia.v Ind adraCenl And culib u mu p Lhe Wra burm*uhdlvl&J 0211 bCydrlA$A Per
I IK t G.44 h In prrl4ft ltp LWIL cork.qe upralleartl r611 comply aILII Ldllhd{'Cdd 42-12117
and My MhL-r ZgTL1C3b1e 1a ur 11V'guli6M11
1i M w01'ON w111 MIL VIAI InWc In hr imd nl um lie imlpv y a11.an1iumd areordlalL w rdalko WAr
C omsLrucilon'twdwds RLde1:;bi*ni1nm1%eird h%-dre kWbD Mrip cm of u'akvr Rcmnwee. Thr
ISesrll,pry i I ej.urxl shall pct+wk ammirLnelll xWeimic w1braher okrc we mq CkiMing rrllwin
the*v V 1pprneal.a na if W.Iscw they>wi 11 v mn nuc to tw used.tv pm Ddc mvvid o f lbHF
d k0&I& MC
lJ- Arryrsieiilµ srmic wseems xi0hinlKi pmjecs 01011rcTrmrr,1 from serLicc perCirr Ordinonct
Stxlioa rx 1-1 wd'+4 e. Comacr L Ci raJ Dwrwi llrahh fur obwammceL PmuAwm and
iriswlims 12 fA 1375-52I 1.
4- ALI IopLv4C61 MU Id=&to pUblit Jde-%2&Ly Mbd hrald,A21J INC L'LaaplL"PWW IOO CUPLK]
of the%irwirlrc+
10.3pplv:�um 5JiWL he layuirad to pas Nbhc WaAA&;z1opmcni pui rr-wLcw-9Ld tuij ft nw
.tLkrhwl ism Fie.►."&ierta.ned dwrimm dkC Fuel M'iC-6 VrIXe,nl,r4kw W LIIe.�LIi k of a pL.m
apkrrgni l Ie1Lgr
I I d"I tv Al rr.ptmwHiMv ofilLc q(.piiu&V Lo rarllrf duu all&--clomcmL fellma[w hpl-F w A
the Amin %■,ah 13swbrli lies Acl mi�dw iR*Hw sing Acl
1: Appllcanl,Noll br tssponrablr Ir.r dpOU11 M and eamapllra<e--III rrr Sa Cinn aI Iq prnn.mnK
11Li1 ma?'1w Tq�Wi,C4 by lire Ams Cm 7s.4f FrkMii rucLm
I S. L1e+xkslkl,hall ilk h111Lalc nLdiflux 6ruil151Hi w leh dw-MrnJise f+aw 0fliea.
14 ComNcLIM lest rr FuNs shall 1w5utrm1Hkd 141 lk McridLlry BUlldln€Pepmrncrrl Fes ill to MinE
purlsrcrel,mgcng,rw red bathCEI.uh4rckocimg-ufindmcmWt111muLrn,v
15.Thr deOgn anjnWVr Mall bt mpirr4 14 wrtifi•ehal Nhc sired crnJeL w efssalsorls arc pm
ra1nu11ut5�}J!-ireL FLC 1114`IWgneSL:sluMlybrdpts> gn.undw�ercicvtu,oa. D;x o aLeramr
lhnl IFe Ir[KI{II>a eir+a7iYrn aFllLrernlsl ipaarl ofh4lars ie d 4cau 1•frx,l ohntis.
16. TILt apµJ toms deeicn clLewrLtiy�hoLl bt rrpousLNe>ix irlgreaiee of all irlodrad sralor
drmrmg6!fxilil} L+iAi:n IN&plo!e19L14al 40 MA fall Laldlerille jLwiwNvwln elfm irrigemmi diaries
orACHU J71cdesLlre el HiLlre 7-Aau prQ%oL crYLr&mim Mal Ilk fauliIws batc bean m*LaUw.J w
a vmbn"wNh the applm%A iksiyn plan. ThLi c,rlificnion wdI k nquued befort 5 emif-tew
mla urm y is mimed ka any L1ructmLs%1111,in the p"Un
17 kt dw cxwwlclxm of prr 1wL+14r1 llkr apPiwant ofidl tK rL-an FabfY iv mik*mlr twvtil drawrrip rKF
rho(Lly of MI'mlltan A uld'AJ)Aamdwd� New rqjonrd di3winks rimw he RLxi%ed m4 oppmLyd
Fiteat w Lbe imm iir OV 0 rerli 6ra6nrr oV Lx4,ipmkv{ut war 11IUYulrL w,L11m Ilw P"a Lxl
I x 4 mvi hyhi plan wA m-A Gn b6 im1 MILd M At cL1 Lh KU/uIrLIG7rarl ThmN 5+mvii hgh1 platy
iequoLlrrLmLY me L13lyd in s1Lq"6-5 6f Lhe IeaWw aoenL SLLlrlilildt fed&bca I.Lg L6r @.A top.
of the IILwKI%v&eun be fLwmll al him+y.+ ilti�+dL�2:kIXsFJ�b11� +q.•,.'A%�,i?n
I U ere CLLy pf MMILLiao r4gL.LC2i that 1211r pr+ner TIAt W ft Crty a WI fxr•+nnW suety 10 tlrc a mAy"
0(121%61'Illr t0IdJ eoll.WmOmA iuU Mr IJI 0ronlpbi:W rarcl,wdk*aM W411ir rn 1}hViNhoe
prKwic fmW plat$ipmlvm fins 5woy wall be%,cmAcd b ]I,nr Ilk,"C%W KSL m2w Twgn1Ll{'d 4F
lhr Lmmrr td Ihr um 11rr sarcmli conk powrd in thr Gym cram irnb*rhbk frllrr m avda,roll
depmsii or band Arxpkam Tn"file m Moiratim for swm.zttich aatr lit foe d on L4c
L'tww unu�Lx'clurrnaltl Dupwmic:nL wnbehe Pleax Vtoder fid1d Litt c alpmmi SmIcr Fm
mete inkffm nlhwl 3N i I
21.I. 11Lr Cay of Mabdlm rdQulti&ar d%c amcr pea Lu Lbr CLry a*dRiyLY i woe IE 111c AMNAL of
30'.I wr Ike Gatak cmgpa iNm caw For ail mopMcd wL w.wmcF and mire infhairucturc for
duiALrlln of two read. lbu Surcliy LILT be strllkd b5 a Itw ami rose C5Limaic plo wkd b}Lk
nailer to dr:C iN 71rc wmiy can hr pDLwdhk die firm afm imwK.*4 IW erof aredirl earl
depwil u1 6md Apphcam mlm File m app w_auw fn1 sLed 1,mfucb can be fm and m Lbc
1'alallnl unm14 fkt elo-mwrM Arpalimcm mile FIram ce nwo Land Avlelvpmat Smicc filr
Lnw Infum:a2un:d V41-M2 J 1.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Meridian Food Bank Rezone—H-2025-0065) - 12-
V. FINDINGS
A. Rezone(UDC 11-5B-3E)
Upon recommendation from the commission,the council shall make a full investigation and shall,
at the public hearing,review the application. In order to grant an annexation and/or rezone,the
council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
The Applicant is proposing to rezone the subject property with the O-T zoning to keep the
existing Food Bank in operation and expand the existing building without having to go
through the Conditional Use Permit process to expand a non-conforming use. The City
Council finds the map amendment complies with comprehensive plan.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The City Council finds the proposed map amendment to O-T and development generally
complies with the purpose statement of the traditional neighborhood districts in that it will
contribute to the range of commercial opportunities available in the City consistent with the
Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
No public testimony was provided on this application. Therefore, the City Council finds the
proposed map amendment should not be detrimental to the public health, safety and welfare
as the proposed commercial uses should be compatible with adjacent industrial and
residential uses in the area.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including,but not limited
to, school districts; and
The City Council finds City services are available to be provided to this development.
5. The annexation(as applicable)is in the best interest of city.
This finding is not applicable as a rezone, not an annexation, is proposed.
VI. ACTION
A. Staff:
Staff recommends approval of the proposed Rezone per the provisions in Section V in accord
with the Findings in Section VI.
B. Commission:
The Meridian Planning&Zoning Commission heard these items on February 6t'', 2025. At the public
hearing,the Commission moved to recommend approval of the subject rezone request.
1. Summary of Commission public hearing_
a. In favor: Gil Green
b. In opposition: None
c. Commenting:
d. Written testimony: None
e. Staff presenting application: Nick Napoli
f. Other Staff commenting on application: None
2. Key issue(s) public testimony
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Meridian Food Bank Rezone—H-2025-0065) - 13-
a. Gil Green(the applicant)was the only member of the public that talked and there were no
issues brought up.
3. Key issue(s)of discussion by Commission:
a. The commission briefly discussed the use but was not concerned with anything proposed in
the application.
4. Commission change(s)to Staff recommendation:
a. None
5. Outstandingissue(s)for City Council:
a. None
C. City Council:
The Meridian City-Council heard these items on March 4',2025. At the public hearing—the
Council moved to approve the subject rezone requests.
1. Summary of the City Council public hearing:
a. In favor: Gil Green
b. In opposition:None
c. Commenting:None
d. Written testimon.
e. Staff presenting application:Nick Napoli
f. Other Staff commenting on application:None
2. Key issue(s)of public testimony:
a. No public testimony was given.
3. Key issue(s)of discussion by City Council:
a. Council discussed the Meridian Food Bank and how this application is beneficial for the
community.
4. City Council change(s)to Commission recommendation:
a. None
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Meridian Food Bank Rezone—H-2025-0065) - 14-
VII. EXHIBITS
A. Project Area Maps
(link to Project Overview)
1. Aerial
Legend •�L
Project Location
Area of Impact
O Analysis y.
'r
4 .LIZ
-tl NO 2-.1tv lap
11
-CA'r][ SO
r,
- _71
.c .y ` :fiA w •It
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Meridian Food Bank Rezone—H-2025-0065) - 15-
.>,. G�■ !.. �••� ;■ Rid_■logo
6 r ■mmongon
r■■r■■ + rIF ■1 .h1�
■ ldl��' uw.. IY ■ •long
i� rr �rrrrr
in
loom a.
■■■■■■■■..
a.■■II'r7ir i■ir■i;liil'r■■rI+rIsrlIl•.■....■■■!■l.l�l■i.ilil i:i■�■ ./. ■ ur_ nonn_=
�■••:.'.rruerr■ MII
!rT
i■■ r■a
IIIIIIIU gill
r►r
■
i:• ��■�
PINE
� a
uxZ.
Q■■a i unrd •
FRANKL-IN
7r1■ ��IlIon1i1 ♦ s� :VIA",; O n�
■
aRI�� IIq� ■i • • o
�i Sri �:. �■ •. um
: :�i' rr�\■' C�ip1��1
. ■■ �: Zvi i C■f■ p■r�/ rr•ri■
IN ... rap. `ai1 Iirr *ii •
■ / ■■■■ice 1■�i ...... � ��MIII/�rra:fr—■
r r1 ■�11111111B1■■■ INN _ i■u1a\■ �
■■■ Y ��r �■rYlliYi■�■■ -- _ •• L q
� .a illllii■■� ■ � ��
LU
a.7 •�■iiiiiil■ 1 Illlll�i
PINE Itr �amn■■ut ■
�. r u- ■e Iuu �� :iou irli ■Ih11!!j ■
r� Isis 111,E Z ■ 1: Hill IIIlr II■1.
Q i lilllY.■■Ili U.. 115111 111111 flll
our
FRANKLIN all
^ r,.«►i m fl■■_-n�■
ISOMER
■■p1/I ■ I r�all. . i��
sea
���;I ��j�� t�1 f�=•Ill��ti�i���E ller•
4. Planned Development Map
Legend L H
Project Location
Area of Impact .J
QnLJ
y r
City Limits
Planned Parcels
Analysis
_ ® Map
HR
�®
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Meridian Food Bank Rezone—H-2025-0065) - 17-
B. Subject Site Photos
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Meridian Food Bank Rezone—H-2025-0065) - 18-
F
f
4
6
C. Service Accessibility Report
Location In City Limits GREEN
Extension Sewer Trunkshed mains 5W ft.from parcel GREEN
Floodplain Either not within the 100 yr floodplain or > 2 acres GREEN
Emergency Services Fire Response time < 5 min. GREEN
Emergency Services Police Meets response time goals most of the time GREEN
Pathways Within 1/4 mile of current pathways GREEN
Transit Within 1/4 mile of current transit route GREEN
Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN
plan) matches existing of lanes)
School Walking Proximity Within 1/2 mile walking GREEN
Either a High School or College within 2 miles OR a
School Drivability Middle or Elementary Schaal within 1 mile driving GREEN
(existing or future)
Either a Regional Parkwithin 1 mile OR a Con,xL n t,.,
Park Wal ability Park within 1/2 mile OR a Neighborhood Par< ;ri GREEN
1/4 mile walking
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Meridian Food Bank Rezone—H-2025-0065) - 19-
A Concept Plan for Expansion
4-
Y� �v '
r
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Meridian Food Bank Rezone—H-2025-0065) -20-
E. Rezone Legal Description&Exhibit Map
RE-ZCCE EXHIBIT
MERIDIAN F000 BANK
r.
ApCW(P[AYQrnVNF114Q-6LtrC4'5OfWESTVWWAf1 MaNr0AWMD NMAR iQ
L04 r,.ZfarP-AV l,I2,23:2425626 CIF 1XCKXL.[M.AN FRS0Y455fr0NO ADOMOW 7D
WAV14N AW;WA V 10CA TW W 7r#'N V,?CV 7Hf IF"W WAMW 3 NOWN
,MMW P w1-57 m-wrF uM 12 tw ALhi CURWTY.rLWAb
c.wnw+r xw,luc 4m= 4
trmw
T
I Y , a
it
as' y
� YY w' • G
F +
�tyh l i,Ars
S
q
✓INf FFlT RliY11MlN jar 4 In% 1.1F Larl�0f} Boris
*�f k A• , f- Land 1SLmvfee)frig and ConnjWng
0 50 100 200 �C{ 1T F0 0 rrnanMlYOTeu 1
isml�w�nH,� rani 1qy 7'hr...
+ww,.*r rtre,r,Z
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Meridian Food Bank Rezone-H-2025-0065) -21 -
Lem L4J:suFLvdQ9
Mendian Faced Bank:Vmperty Re-2pning
Nrcels being kowted in NE%arMoc;k 5 of West View ASldt't p' n in Mer dian and aLso l.M-Andenun's 5emnd
AddiTibn w Meridian,located an tlhc N 34 of the SE%0 Sactlan 12,fawrrdsiv 3 North,Rsrr6a 1 West.9alse
Mend•an.Crty of Meridian,Ada County,Idaho.and more paRlcwlarlyd4ssrFbbd?S NfiPV3'
Commenrorg at a brass cap ma rkieig the HE mrrrer of the SE 9 of sold" bn 11,frUm which a brass rap
marking the south east comer a-f sand SEX bears S QP43'24'W a dldtimm Od 2652-f;2 feet;
T4enceSCP4 '29'WalongIIreeastKivluoundaryOFsaid5F3iadisr.nceof5Go.4of8Mtoa5J8inchr}iarrnMr
Iron pin rfarrtiltg lire InserS�n of Meridian Road and Broadway.Wen'do,
Thence leaving sold easterty hdundeq N 8°25'49"W along the trntarlinn of west Ernadwav AveRu-e a
drstancrcf 323.00 F"c ua The.iWersecdon oFNkst 1"Stmer,THE AOINTEIF BEG INNING,
Thoto iesolrrg said centerline of Wpat$4Eidw9y Aveaure 5 0 a KnOg"W a distance of 89 9G feel JkW4 the
centerline of West 1`Stre i to a pnhn#;
Thence craving said a wwrl`re of utesT I'Sweet N 09329'51'W a d9crsntt Of W-00 tar is 5arrtheasT comer
vF Lot 7 block rrI J_M.Arrk4mn's Second A40itipn to MerSdien;
ThgnC6-aW g the south hounirary pf Paid Sot,N a9 125'49"W a dgSTanceof 120.06 feet toa ant;
Thence leaWrte said south baundany N9?'25W W a diMme-Df99X}fortto the rcnterlineof the alky rying
within 9lrre4I or J.M.Andersw0s 5etiord Addition to 106tfied and OR",
Thence alo nR said centerlim.3 0930M'W a dlstartee of 175.00 feat to o point;
Tlsence leaving 5ald centa cline,N 139°25'69'W a distance of R.00 feet tp khG}ourheam r*rner Of Lot 18 Bkrk
2 of AI} umn'S Second Addition to Meridian so a point;
Thtf""Ong the satj:E*"boundary QT 1ns 18,N 69"2549'W a distance of 121.77 Beet to the eestzrty rifht-
aNWay of NW 74Stteet tJsa"Iell,
Thence ieaving said r:igHt�r-way N 99"Z9'51'W a distanw OFM.pD Fret to the cenrerlirre of NW 2—Stizet
Thor,--along--hid eemterllne N 0"BOW E a distance of 53.97 feel to a polrrt;
Thence leavrng said crtnterlirie N 89 e29'51"w a di=nca OF 3G.00 F¢4't 10 Me SE mfntq of the W 34 of Block
S;
thence N 88 157'38'W i.distance of 127.97 fen#along thr xautherly hdundary rf said NE ki of block S to a
pint;
Thence Wawing said sounirrly boundary N[1G 436"E a 4lstance of$O.0r�fw along ihre wesierty ttoundary
said NE 14;
Thence leavirQ said westerly¢}¢ndary 5 W2549'E a dlstanae of V."fee?tff a ppint Woo feel nest of tine
easterly boundary of said ME%.-
Thence N 9:30'"'E a distance of 356.401eetto them rtprliro-of 9roadvravkment q
Thipntw along 58id riimrlirYE S 89°25'49'Fa dituanoe of 41733 feet is The POINT 4F BEGrr+NING.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Meridian Food Bank Rezone—H-2025-0065) -22-