HomeMy WebLinkAboutPZ - Staff Report for 6-5 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,
DEPARTMENT REPORT
HEARING 6/5/2025 Legend
DATE: 0
Project Location City Limits
TO: Planning&Zoning Commission :::Area of Impact O Analysis
FROM: Nick Napoli,Associate Planner -
208-884-5533
nnapoli@meridiancity.org
APPLICANT: Steve Shaw ._ i -
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SUBJECT: H-2025-0018 MW �- --- e
El Pollo Loco �. Jlaff
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LOCATION: Located at 3471 W. Chinden Boulevard
in a portion of the northeast /4 of Section
27,TAN.,R.1 W.
I. PROJECT OVERVIEW
A. Summary
A Conditional Use Permit(CUP) is requested for a 2,000 square foot drive-through establishment
within 300 feet of another drive-through and residential district. The site consists of 0.87 acres in
the C-G zoning district.
B. Recommendation
Staff. Approval with conditions.
C. Decision
Commission:
City of Meridian I Department Report 1. Project Overview
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant -
Proposed Land Use(s) Restaurant/Drive Through Establishment -
Existing Zoning C-G(General Retail and Service Commercial District) VII.A.2
Proposed Zoning C-G(General Retail and Service Commercial District)
Adopted FLUM Designation Commercial VII.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 2/4/2025
Neighborhood Meeting 3/27/2025
Site posting date (Click or tap to enter a date)
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District
• Comments Received Yes
• Commission Action Required No
• Access Private Drive Aisle
ITD Comments Received Yes
Meridian Public Works Wastewater
• Distance to Mainline Available at site
• Impacts or Concerns No
Meridian Public Works Water
• Distance to Mainline Available at site
• Impacts or Concerns _ No
Note: See section IV. City/Agency Comments&Conditions for comments received or see the public
record.
City of Meridian I Department Report II. Community Metrics
Figure 1: Service Impact Summary
ImpactService • •
Ready O O O O O O O O
Marginal O O
Caution O
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City of Meridian I Department Report II. Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
The subject property is designated as commercial on the Future Land Use Map(FLUM). The use
of a restaurant and drive-through establishment is consistent with the plan for the commercial
designation.
The site is among several commercially zoned properties at the corner of Chinden Boulevard and
Ten Mile Road in the Lost Rapids Subdivision. The proposed use of a restaurant with a drive-
through aligns with the desired uses specified in the Commercial designation in the
comprehensive plan, as noted above. In conjunction with the neighboring drive-throughs(Key
Bank, Swig,Dutch Bros, and Slim Chickens) and Costco to the south,the proposed use satisfies
the commercial FLUM designation for this area. While the comprehensive plan did not envision
all the lots fronting Chinden Boulevard as drive-throughs,the market has led them to become
drive-throughs.
In addition,El Pollo Loco has indicated their hours of operation are intended to be 10 am to 11
pm,which is consistent with the UDC and the surrounding businesses. The hours of operation
were an important factor during the original entitlement of the subdivision from the neighboring
subdivisions.
A restaurant is a permitted use in the C-G zoning district,but the drive-through is within 300 feet
of a residential district, and another drive-through triggers the requirement for a conditional use
permit.
• "Minimize noise, lighting,and odor disturbances from commercial developments to
residential dwellings by enforcing city code."(5.01.0117)
The location of El Pollo Loco is not directly adjacent to a residential use or district but
within 300 feet of one. The hours of operation are proposed to be 10 am to 11 pm, which is
consistent with the neighboring businesses. Operation of the proposed use should comply
with City ordinances regarding noise, lighting, and odor disturbances.
• "Plan for a variety of commercial and retail opportunities within the Area of City Impact."
(3.05.01J)
While the subject property and drive-through are surrounded by several other drive-
throughs, the market for drive-throughs continues to be in demand within the city. While this
is not the intended vision for the area, it is an allowed use based on the C-G zoning. The
proposed drive-through restaurant will contribute to the variety of uses and fast food options
on the corner of Ten Mile and Chinden.
• "Encourage the safety,health, and well-being of the community."(5.01.01)
The applicant has indicated that El Pollo Loco provides a healthier alternative to similar fast
food in the area, as their chicken is grilled. Staff have also received several phone calls from
the community in support of this restaurant and location.
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City."(3.01.01F)
City water and sewer service stubs have been provided to this site with the development of the
subdivision.
Table 4: Proiect Overview
Description Details
History H-2018-0004(CPAM,AZ,PP,VAR—Lost Rapids);H-2019-0056(FP);
DA Inst#2018-079970;PBA-2022-0019.
City of Meridian I Department Report III. Staff Analysis
Description Details
Acreage 0.87 Acres
B. History
In 2018,the subject property was annexed as part of a larger development area consisting of
residential and commercial property zoned R-40 and C-G and included in a preliminary plat.A
development agreement was required as a provision of annexation,which governs future
development of the property. The property was later included in a final plat as a portion of Lot 5,
Block 1,Lost Rapids Subdivision. Additionally,this property and the neighboring property to the
west(SWIG)had a property boundary adjustment done in 2022 to make this site larger and the
neighboring property smaller.
C. Site Development and Use Analysis
1. Proposed Use Analysis (UDC 11-2):
The proposed use aligns with the Commercial FLUM designation in the Comprehensive Plan.
A restaurant is a principal permitted use in the C-G district,but a drive-through establishment
requires approval of a conditional use permit(CUP)when the property is within 300 feet of
another drive-through facility, a residential district, or an existing residence in accord with
UDC Table 11-213-3. In this case,the property is within 300 feet of another drive-through
facility directly to the north(i.e. SWIG and Dutch Brothers), and existing
residences/residential district to the west(Bainbridge Sub No. 12).
Additionally, it is important to note the applicant is providing two tenant spaces on the
property. The first being for El Pollo Loco(Restaurant and Drive Through) and a shell space
that will later be developed as retail or restaurant use. Both uses are permitted in the C-G
zone.
2. Dimensional Standards (UDC 11-2):
Development of the site hall comply with the dimensional standards of the C-G zoning
district in UDC Table 11-213-3. Staff has reviewed the proposed plans and building elevations
and they comply with the required standards. The proposed hours of operation are 10:00 am
to 11:00 pm which is in compliance with the C-G zoning district. Since the property does not
directly abut a residential district the hours of operation are not restricted.
3. Specific Use Standards (UDC 11-4-3):
Drive-Through Establishment: The proposed drive-through establishment is subject to the
specific use standards listed in UDC 11-4-3-11,Drive-Through Establishment. All establishments
providing drive-through service are required to identify the stacking lane,menu and speaker
location(if applicable),and window location on the site plan.
In order for the outside travel lane to function as an escape lane as required for drive-throughs
that exceed 100 feet in length, Staff recommends that no stacking is allowed in this area. Signage
should be installed notifying patrons not to block the escape lane.
The site plan is required to demonstrate safe pedestrian and vehicular access and circulation on
the site and between adjacent properties.
A sidewalk is proposed along the southern boundary of the site for safe pedestrian access to the
east and west. Because a private drive-aisle runs along the southern boundary of the site that
provides access to adjacent properties to the east and west, a cross-access easement/driveway is
not required to be provided to adjacent properties to the east and west. The applicant revised
their plan to depict a pedestrian connection from the sidewalk along the southern drive aisle.
At a minimum,the plan is required to demonstrate compliance with the following standards:
City of Meridian I Department Report 111. Staff Analysis
1) Stacking lanes have sufficient capacity to prevent obstruction of driveways,drive aisles and
the public right-of-way by patrons;
The site plan accommodates queuing for a minimum of eight vehicles before the menu board
and twelve vehicles before the pickup window. Based on data provided by El Pollo Loco, this
appears to be sufficient. According to the applicant, their Southern California locations serve
approximately 325 vehicles per day, typically maintaining a queue of around six vehicles,
with occasional peaks of seven to eight vehicles. In anticipation of heightened interest during
the initial opening period, staff have discussed traffic management with the applicant and
recommended implementing temporary traffic control measures to manage potential surges
in demand.
2) The stacking lane shall be a separate lane from the circulation lanes needed for access and
parking, except stacking lanes may provide access to designated employee parking.
The stacking lane is separate from the escape lane and main drive aisles. If the drive-through
stacks past the 12-car allotment, it will spill into the main drive aisle but will not impede entering
or exiting from the property.
3) The stacking lane shall not be located within ten(10) feet of any residential district or existing
residence;
The stacking lane is not located within 10'of any residential district or residence.
4)Any stacking lane greater than one hundred(100)feet in length shall provide for an escape
lane; and
The stacking lane is greater than 100 feet from the point of entry to the drive-through window;
therefore, the stacking lane exceeds 100'in length and an escape lane is required.An escape lane
is depicted on the site plan.
5) The site should be designed so that the drive-through is visible from a public street for
surveillance purposes.
The drive-through is located on the west side of the building and is visible from W. Chinden Blvd.
and from the drive aisle along the southern boundary of the site for surveillance purposes.
Restaurant: The proposed use is also subject to the specific use standards listed in UDC 11-4-3-
49 Restaurant,which requires at a minimum, one(1)parking space to be provided for every 250
square feet of gross floor area. See parking analysis below.
D. Design Standards Analysis
1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19):
Extend or improve streets, drive aisles,cross access easements or similar vehicular and
pedestrian connections provided from adjacent properties. The subject property will be
accessed from a shared private drive aisle on the southern boundary.Along this southern
boundary runs a sidewalk for pedestrian connectivity for the large development. The
applicant revised their drawings to provide a pedestrian connection to the building from the
sidewalk along the southern drive aisle.
For lots with frontage on a public street, a minimum of 30%of the buildable frontage of the
property shall be occupied by building facades and/or public space. The proposed site design
meets this requirement along W. Chinden Boulevard with only a drive-through lane between
the building facade and the public street.
City of Meridian I Department Report III. Staff Analysis
Parking lots: For properties greater than two (2) acres in size,no more than 50%of the total
off-street parking area for the site shall be located between building facades and abutting
streets. The proposed site design meets this requirement along W. Chinden Boulevard.
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
A 35-foot wide street buffer is required along W. Chinden Boulevard, an entry way
corridor arterial roadway. The Buffer shall be landscaped per the standards in UDC 11-
3B-7C. The proposed landscaping was installed with the final plat for Lost Rapids
Subdivision. The combination of the existing and proposed landscaping exceeds the
minimum requirements.
ii. Parking lot landscaping
Landscaping is required to be provided along all parking areas per the standards listed in
UDC 11-3B-8. The proposed landscape plan appears to meet the minimum requirements.
The applicant shall provide vegetation coverage calculations with the submittal of the
certificate of zoning compliance submittal.
iii. Landscape buffers to adjoining uses
Landscaping is required to meet the standards of UDC 11-3B-9. The landscape plan
meets the minimum requirements.
iv. Tree preservation
Mitigation shall be required for all existing trees four-inch caliper or greater that are
removed from the site with equal replacement of the total calipers lost on site up to an
amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper
trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper
trees, or seven(7)three-inch caliper trees). Deciduous specimen trees four-inch caliper or
greater may count double towards total calipers lost,when planted at entryways,within
common open space, and when used as focal elements in landscape design.
The applicant shall preserve and protect the existing trees in the neighboring properties
landscaping buffers. If trees are proposed to be removed, the applicant shall provide
mitigation calculations with submittal of the certificate of zoning compliance application.
v. Storm integration
Storm drainage is required to comply with the standards listed in UDC 11-3A-18.
Drainage swales should not be within the landscape setbacks along W. Chinden
Boulevard.
vi. Pathway landscaping
Landscaping is required to be provided along all pathways per the standards listed in
UDC 11-3B-12C.No pathways are proposed or required within the site.
3. Parking (UDC 11-3C):
i. Nonresidential parking analysis
A minimum of one(1) off-street parking space is required per 250 square feet of gross
floor area for the proposed restaurant. In this case, staff is going to assess one(1) space
per 250 square feet of gross floor area for both tenant spaces, as it will allow for a
restaurant to occupy the empty space in the future.Based on the 3,250 square foot
building, a minimum of 13 spaces are required.A total of 24 parking spaces are
proposed, exceeding the minimum standard by 13 spaces.
City of Meridian I Department Report 11I. Staff Analysis
ii. Bicycle parking analysis
A minimum of one(1)bicycle parking space is required 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.Based on the proposed
number of vehicle spaces (i.e. 24), a minimum of one(1) bicycle spaces should be
provided. A total of two (2)spaces are proposed, which meets and exceeds the minimum
standard.
4. Building Elevations (Comp Plan, Architectural Standards Manual):
Goal 2.09.03A of the Comprehensive Plan highlights establishing distinct, engaging identities
within commercial and mixed-use enters through design standards to integrate commercial,
multifamily,and parking areas with existing neighborhoods. In response,the developer has
submitted conceptual building elevations for the proposed structure as shown in Section VII.
Building materials consist of stucco,metal awnings, and glazing.
The proposed elevations do not meet all the standards listed in the ASM and the Development
Agreement. Staff is recommending additional fenestration along the North facade. The
additional fenestration may be achieved through alternative measures or faux windows. Staff
will work with the applicant during the design review phase. The final design is required to
comply with the Architectural Standards Manual for Commercial Design Guidelines.
E. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Goal 6.01.0213 emphasizes reducing the number of access points onto arterial streets by
utilizing strategies such as cross-access agreements, access management, and the creation of
frontage and backage roads,while also improving connectivity between local and collector
streets.Access is proposed via the east/west private drive aisle along the southern boundary
of the site; direct access via W. Chinden Blvd./SH 2O-26 is prohibited. A reciprocal cross-
access easement exists between all lots in the subdivision as noted on the Lost Rapids
subdivision plat.
2. Multiuse Pathways (UDC 11-3A-5):
An existing multi-use pathway exists along W. Chinden Boulevard,this shall be preserved
and protected during construction.
3. Sidewalks (UDC 11-3A-17):
The proposed plan was revised to include a pedestrian walkway from the Multi-use pathway
along W. Chinden Boulevard. Where pedestrian walkways cross vehicular driving surfaces,
they're required to be distinguished from the vehicular driving surface through the use of
pavers, colored or scored concrete,or bricks as set forth in UDC 11-3A-19B.4. The
site/landscape plan shall be revised to specify the material being used for the connection.If
the connection crosses through the drive aisle, it shall be delineated from the driving surface
through pavers, colored or scored concrete.
F. Services Analysis
1. Pressurized Irrigation(UDC 11-3A-15):
An underground pressurized irrigation system is required to be installed to provide irrigation
in accord with the standards listed in UDC 11-3A-15.
City of Meridian I Department Report III. Staff Analysis
2. Storm Drainage (UDC I1-3A-18):
An adequate storm drainage system is required in all developments by the City's adopted
standards, specifications, and ordinances. Design and construction shall follow best
management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage
will be proposed with a future Certificate of Zoning Compliance application and shall be
constructed to City and ACHD design criteria.
3. Utilities (Comp Plan, UDC 11-3A-21):
Ensure development is connected to City of Meridian water and sanitary sewer systems and
the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development. All
utilities are available to the site. Water main, fire hydrant and water service require a twenty-
foot(20)wide easement that extends ten(10)feet past the end of main,hydrant, or water
meter.No permanent structures, including trees are allowed inside the easement.
Comprehensive Plan policy 3.03.03G require urban infrastructure be provided for all new
developments,including curb and gutter, sidewalks,water and sewer utilities.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. Future development of this site shall comply with the previous conditions of approval and
terms of H-2018-0004(CPAM,AZ,PP,VAR—Lost Rapids); H-2019-0056(FP);DA Inst#
2018-079970; PBA-2022-0019 and the conditions contained herein.
2. The site plan and/or landscape plan, as applicable, shall be revised with the certificate of
zoning compliance application as follows:
i. No stacking is allowed in the outside travel lane that serves as an escape lane; depict
signage notifying patrons not to block the escape lane.
ii. Signage shall be installed ahead of the north/south crossing,warning drivers to watch out
for pedestrians.
iii. Provide details for what material will be used to delineate the pedestrian connections
from the drive aisle.
iv. All mechanical equipment on the back of the building and outdoor service and equipment
areas should be incorporated into the overall design of buildings and landscaping so that
the visual and acoustic impacts of these functions are fully contained and out of view
from adjacent properties and public streets as set forth in UDC 11-3A-12.
v. Update the landscape plan the match the site plan.
3. Compliance with the specific use standards listed in UDC 11-4-3-49 and 11-4-3-11 is
required.
4. Preserve and protect the existing landscaping on the north, east, and west buffers of the site
during construction,per UDC 11-3B-10.
5. 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.
6. The conditional use permit is valid for a maximum period of two (2)years unless otherwise
approved by the City. During this time,the Applicant shall commence the use as permitted in
accord with the conditions of approval, satisfy the requirements set forth in the conditions of
City of Meridian I Department Report IV. City/Agency Comments &Conditions
approval,and acquire building permits and commence construction of permanent footings or
structures on or in the ground as set forth in UDC 11-5B-6.A time extension may be
requested as set forth in UDC 11-5B-6F.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
B. Meridian Public Works
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111. Cumjmcbun[mL=OLs sha11 bL submdlyd In Lhc MCTld,an Jkuilsbog IkpmtnLm1 ibr all bui IdiM
pad%rLUCIVIng cripoLLTLvl hackLi 11,whLTc Riaunr wnnhl s11 alup Jill Iaaurml.
15. TFw dcslgn cnipinmr shall he mNu"- to Lxd fy LhoL IhL Anxt cLmL&for cIrva1XMm a sLi a
nnniinum ni'3 LcLI ahaw OIL fiij �Lsubhxharlpcak groundwalrr rlrvalxwL 'Ibis is W LmsIrrc
LhaL LIw hlrWrm L1L'vaLmo nftbr uawl zpmxN ur humLs Is at IL"l lilot abusa;.
Ifl. ThL algrllLanllx Ll myn L-Mmu i-Nball be aspumablL ror iw6 LIMmol'all Imgaii4m WiLui5r
dramagc laL lav w3iloo Lhls prLljgxt[list do mrLL Jall WXLLT LhL lu mdlcum of m rrnpunn dlsLncL
or AL'1 J D-Tbc dLNiyn LTLgmuLr shall pmrvxk L-L-rul Lamm Iba[Olr lkiliucs hart bLLTI InNulkd m
:LLYa nda nc vi h ibL appnlvLd Lk-NI!g3 plaaa Tbls C rti I'ILmi]un will k rOgLu Ld Ix IIrri:a i. ru la�ty
nL n 7CLLjIan LY]%nC. W kir any Artidurus wFLhoL IIIL pnlj XI..
17_At the LmrVkLmo nl ibL papal,IbL appllmA shall be=pl bll:lAo mb-mrL rmniwd drawaop pL7
Ilic l'I[yorMcrnban Auu1L'AL)Amdardx. 1hLx TmPrd drmwlapmusi 11CT=IVId aid appmil, d
prnrr ILI LIL:IK xmntx nfa L1Titiicam Pn of we LLpa]LLy Li+a any%LruvWrL i w3fluo tilt pnsjLCL.
18_A sbcL1 III&plan will o Ll Iu k 3mludLd Io Ibc Livil am-Anw3am plans.SLnx[ligbLplan
FLxFmna7LLx arc h%Lcd in s LILIo 9 5 nfilk Lmpruvi:=Lm[:4md;ards Em%kn.l Liabuag.A aTv
urdw 3EaodmxL ulo bL Lbi.od al h1LI1Jfwww.nLTtdaaLILILV.iiiElpubllr_wurisaxru_hi�-F32.
14. TbL City of Mcndia rLyuim%dud dw owner post la the L'I[y a]C715 mmm sxody IN the Ur 5ianL
of l25%orlbc Illl:ll cxm-iu-u-ULrn cLaL GM alL mcurrglk EL sLIYLT,Wa1Lr andrLVM:mlrziNuLL-WrL
prior bF Gnal T 1hL r.I maILLSC.17us xLLrcLy ws11 he x+Lnrroll by a llrbc IILin LIwL LSLnnaLc pruxldcd by
LhL LI M1 7 W Lhr L-aLy_Tlx six Ly can bL p,Isuxll m L11c Iixrrrl ul'm Imvlx:lhlc ILLLLT of C dil,crib
dcpomL ur burnL AplidwanL mu%L li IL:ao drP13r,LWM lisr surcLy,which urn In:I'uund un Lhv
L-lMmnunaLy lk-1+14T=311 Lk7aTLII L dwcbsaW. PILasL CXxdaLi Lard JJLVLILaprrxnL SLT KL Ior
MLII m I;PirmiLUln aL HX7 2211.
20. 1 bL R'IIy ur Mirdlan rcgLurLN tbx Elie uwnLr peal Iu thr L'Ily a wasranLy surLIy In the arnourrt ur
24Y?a ur ib-L soul a NuuDioi im cua ror all C'urnplcLLall9.ZYL.r,w LLT and W12NL InJ[a.h [I I4M
duraLloo oftwu yLars.'rhis swcLy will be wr3l :d by a Imc Ilan LmL LSLIIrwLC pruvidc-d by[hc
uwrlcr W thr C.3Ly_ThL 4ur+_Ly can bL pl wAcd m Ibr rurm aI'm Irrr V Lx ab I kL1LT of L"I L,4mN
dcposl[m bLm L Apjid I L mu%L I i IL ao drPh aLlm 13 r srmLy,wblch can bL lulmd uo[hc
L'{MIunLLlu[y I]c1LI{glnLLnll LkjLulnllultwchslLc, Pkim Iv.nLul Jamd DLVck n7wzA iLaviiLr Lirr
nlon:mGMrCN[InoaL987 2211.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
V. FINDINGS
A. Conditional Use(UDC 11-5B-6E)
The commission shall base its determination on the conditional use permit request upon the
following:
1. That the site is large enough to accommodate the proposed use and meet all the dimensional
and development regulations in the district in which the use is located.
Stafffinds the site is large enough to accommodate the proposed use and meets all
dimensional and development regulations of the recommended C-G zoning district.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
Stafffinds the proposed restaurant and drive through use will be harmonious with the
Comprehensive Plan and is consistent with applicable UDC standards with the conditions
noted in Section IV of this report.
3. 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.
Stafffinds the design, construction, operation and maintenance of the proposed use should be
compatible with other uses in the general neighborhood, with the existing and intended
character of the vicinity and will not adversely change the essential character of the area. El
Pollo Loco is not proposing to deviate from the neighboring businesses and nearby residents
request to have all businesses closed by 12:00 am. In addition, the subject site is not directly
adjacent to a residential use or zone.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
Stafffinds the proposed use will not adversely affect other properties in the vicinity if it
complies with the conditions in Section IV of this report.
5. 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,and sewer.
Stafffinds the proposed use will be served by essential public facilities and services as
required.
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
Stafffinds the proposed use will not create additional costs for public facilities and services
and will not be detrimental to the economic welfare of the community.
7. 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.
Stafffinds the proposed use will not be detrimental to any persons,property or the general
welfare by the reasons noted above.
City of Meridian I Department Report V. Findings
8. 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.
Stafffinds the proposed use will not result in the destruction, loss or damage of any such
features.
9. Additional findings for the alteration or extension of a nonconforming use:
This finding is not applicable.
10. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
This finding is not applicable.
11. That the proposed nonconforming use is developed to a similar or greater level of conformity
with the development standards as set forth in this title as compared to the level of
development of the surrounding properties.
This finding is not applicable.
VI. ACTION
A. Staff:
Staff recommends approval of the proposed CUP application and finds it in conformance with the
Comprehensive Plan,UDC with the conditions included in Section IV. and Findings in V.
B. Commission:
Pending
City of Meridian I Department Report VI. Action
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B. Subject Site Photos
i
City of Meridian Department Report VII. Exhibits
C. Service Accessibility Report
Description
f ■
Lc.-ation In City Limits GREE
Extension Sewer Trunkshed mains < 500 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 Serviices Police Meets response time goals some of the time YELLOW
Pathways Within 1/4 mile of current pathways GREEN
Transit Not within 1/4 of current orfuture transit route RED
Arterial Road Buildout Status Ultimate configuration [#of lanes in master st,eet= GREEN
plan) matches existing of lanes)
School Walking Proximity From 112 to 1 mile walking YELLOW
Either a Nigh School or College within 2 miles OR a r
School Drivability Middle or Elementary School within 1 mile driving GREEN
(existing or future)
Either a Regional Park within 1 mile DR a Community
Park Wa I ka bility Park within 1/2 mile OR a Neighborhood Park within GREEN
1/4 mile walking
City of Meridian I Department Report VII. Exhibits
D. Site Plan (date: 5/24/2025)
�._. ..-.. . .
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City of Meridian I Department Report VII. Exhibits
E. Landscape Plan (date: 4/24/2025)
TiT
Lam___________________: __ ,� •••. r•.r.� ...
— —'� I'� `-�- PARgIG IDI9111iERiRE£WAIAT`[I_16�1lNEEf�51i� • •�'�•�'�_•�_•`���_y—�•�•
i TQIlLL PAWLIIGEDf611RERlEES
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_ _ _ .� .,� w�.•m..r •ASS'=,�C✓./4•.Y7R'RQ� it
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City of Meridian Department Report VII. Exhibits
F. Building Elevations(date: 4/24/2025)
NORTH ELEVATA00-REAL WALL IW CHINOEN OLVR-1
6 � Ili
C I
WEST ELEVATION-DAWE THAN
s
YATERAL LEGEND
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ek
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SOUTH ELEVAT60M-SME EN DANCE
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EAST ELEVATION-`WIN ENTRYAft
MATERIAL LEGEND Q.•.+�.
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City of Meridian Department Report VII. Exhibits