HomeMy WebLinkAboutEl Pollo Loco H-2025-0018 Findings CITY OF MERIDIAN wl IDIAN;=--
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND � DAHO
DECISION& ORDER
In the Matter of the Request for a Conditional Use Permit for a 2,000 Square Foot Drive-Through
Establishment within 300 feet of Another Drive-Through and Residential District,Located at 3471
W. Chinden Boulevard in the C-G Zoning District,by AND Architects.
Case No(s).H-2025-0018
For the Planning& Zoning Commission Hearing Date of. June 51'',2025(Findings on June 26',
2025)
A. Findings of Fact
I. Hearing Facts(see attached Staff Report for the hearing date of June 5r'', 2025, incorporated by
reference)
2. Process Facts(see attached Staff Report for the hearing date of June 5t'',2025,incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of June 5t'',2025,
incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of June 26t'',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 Planning&Zoning Commission takes judicial notice of its Unified Development
Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan
of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-784 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 Chairman of the Commission and City Clerk and then a copy served by the Clerk
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page 1 62
upon the applicant,the Planning Department,the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of June 5t'',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 Planning &Zoning Commission's authority as provided in Meridian City Code § 11-
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 conditional use permit is hereby approved in accord with the
conditions of approval in the staff report for the hearing date of June 5r'',2025,attached as Exhibit
A.
D. Notice of Applicable Time Limits
Notice of Two(2)Year Conditional Use Permit Duration
Please take notice that the conditional use permit,when granted, shall be valid for a maximum
period of two(2)years unless otherwise approved by the City in accord with UDC 11-513-6F.1.
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 approval,and
acquire building permits and commence construction of permanent footings or structures on or
in the ground. For conditional use permits that also require platting,the final plat must be
signed by the City Engineer within this two(2)year period in accord with UDC 11-5B-6F.2.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-5B-6.F.1,the Director may authorize a single extension of the time to commence the
use not to exceed one(1)two (2)year period.Additional time extensions up to two (2)years as
determined and approved by the Commission may be granted. With all extensions,the Director
or Commission may require the conditional use comply with the current provisions of Meridian
City Code Title 11.
E. Judicial Review
Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho
Code § 67-652 1(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 §§ 67-6521(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.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page 2 63
By action of the Planning&Zoning Commission at its regular meeting held on the 26th day of
June ,2025.
COMMISSIONER MARIA LORCHER, CHAIRMAN VOTED
COMMISSIONER JARED SMITH,VICE CHAIRMAN VOTED
COMMISSIONER BRIAN GARRETT VOTED
COMMISSIONER ANDREW SEAL VOTED
COMMISSIONER PATRICK GRACE VOTED
COMMISSIONER MATTHEW SANDOVAL VOTED
COMMISSIONER SAM RUST VOTED
Maria Lorcher, Chairman 6-25-2025
Attest:
Chris Johnson, City Clerk 6-25-2025
Copy served upon the Applicant, the Planning and Development Services divisions of the Community
Development Department,the Public Works Department and the City Attorney.
6-25-2025
By: Dated:
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page 4 65
G. Attached: Staff Report for the hearing date of June 5th, 2025.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page 3 64
Exhibit A
COMMUNITY DEVELOPMENT C��fEPIDIAN*,-
DEPARTMENT REPORT
HEARING 6/5/2025 Legend
DATE: Project Location City Limits 0
TO: Planning&Zoning Commission ::: Area of Impact O Analysis
FROM: Nick Napoli,Associate Planners"
208-884-5533 '
nnapoli@meridiancity.org
APPLICANT: Steve Shaw
SUBJECT: H-2025-0018@
El Pollo Loco
LOCATION: Located at 3471 W. Chinden Boulevard
in a portion of the northeast'/4 of Section
27,TAN.,R.1W.
L PROJECT OVERVIEW
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.
Recommendation
Staff. Approval with conditions.
Decision
Commission:
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page 5 66
II.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)
Proposed Zoning C-G(General Retail and Service Commercial District)
Adopted FLUM Designation Commercial
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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page 6 67
Figure 1: Service Impact Summary
ImpactService • •
Ready a 0 0 0 0 0 0 0
Marginal 0 0
Caution 0
e wave
oa�
�
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page 7 68
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."(3.01.0117)
City water and sewer service stubs have been provided to this site with the development of the
subdivision.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page 8 69
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.
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
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.
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.
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
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018 ■
Page 9
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:
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
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.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page 10 71
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 fagade and the public street.
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.
Landscaping (UDC 11-3B):
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.
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.
Landscape buffers to adjoining uses
Landscaping is required to meet the standards of UDC 11-3B-9. The landscape plan
meets the minimum requirements.
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 ofzoning compliance application.
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.
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.
Parking (UDC 11-3C):
Nonresidential parking analysis
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page 11 72
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.
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.
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 fagade. 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
Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Goal 6.01.02B 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.
Multiuse Pathways (UDC 11-3A-5):
An existing multi-use pathway exists along W. Chinden Boulevard, this shall be preserved
and protected during construction.
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-1913.4. 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.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page 12 73
F. Services Analysis
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.
Storm Drainage (UDC 11-3A-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.
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
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.
The site plan and/or landscape plan, as applicable, shall be revised with the certificate of zoning
compliance application as follows:
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.
Signage shall be installed ahead of the north/south crossing,warning drivers to watch out for
pedestrians.
Provide details for what material will be used to delineate the pedestrian connections from the
drive aisle.
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.
Update the landscape plan the match the site plan.
2. Compliance with the specific use standards listed in UDC 11-4-3-49 and 11-4-3-11 is
required.
3. Preserve and protect the existing landscaping on the north, east, and west buffers of the site
during construction,per UDC 11-3B-10.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page 13 74
4. 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.
5. 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
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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page 14 75
Meridian Public Works
Wast�.rat�
• EMAnnIeta5mmr AvdildbkolSiLe
+ Surer Vwd
• Estimated Nojrd See appliLaL'aan
Sevier EMYS
• WRlir D} Iinirlg
6dtanle
P•oject Consistent Yes
with WW Mailer
Pldn/Fadlky Plau
IRIpdmNfrz3nLt!mh
• SeePuhlkYJdr►sSiYeSpe,rii"re{olldiuuns
Water
Mtan[eto54aler WALL4ArilahleatSite
Servk&%
s Pressure Zone
+ Estimdted Nojed See Jpl7IILJLIUrI
Wa Lee E RLYs
WaterQLUIitY Nune
+ P•ujeLt CunsistvnL Yrs
wiLhWiter MJsLvi
Pld•I
+ Im LL%jCIXr6erm Nune-
NON-PLAT CONDITIONS
Mix:4►i3mPL4 LIKPAll1M Kh'l
Site#Ip�Tic l:4rditiuo3,of Apprural
1_ %NEC has an imIN ing S'Wale!club Inlu Ehe prL3rm:ny_All iwnnmrmp rs(hydranLq,wake mumu,lire
lurcx)ahuuld L�m olloL rhos sluh.1:014mL Lhc m�va3 0l Lhc plow ull'arnl how Lla=wzwT xT Wv
Lmwlcct a maximum 01'3 ft lrylm Llrc LTd uEltx sLuh.
2_ Nu L+mgcs Eu public wafer IolmL Lru AL Ommo in rci wd_Any than wv muss k-aRp vvd l+y
puMw works.'Lbls IodudL3 hvdhmLs iK L1u abaoJrmr -m rd'w LL7 rnams.
3_ WaILT 1L7vim:sh mk Ix perperHllcular Lium thr nvrn Lo 7hr walLT mL7LL-r.L'mm3&'a Ur mscmLilr
up Lo and S'lKL cd Lk waLcr nxlcr.
4. iijwum no ncwa scrviucs pans through inflltm on Uembes.
5_ 14ouxk Ar Rmmxms fw mums,hydranL Ialaahaud waLcr sLTVKL%_lia mwoLsshuuld L;n IL'ml
up Eu ah-cml of nralnlhyd=EhvalLT mILLT and llr buynod It
5_ Nu peramcrrt Itlrtichlrm(trmi,bu b=buildings emporls,leach meeptaelc wally it kxa,
infiltranian trcnehca.light pulefl,cta)to be built within the utility msv mcoL
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page 15 76
C lereral C_udiGuax or App"o.
1_ Applw=L shall LNKirdmatc w LL7 aThd srwLT mruo srru WW nmuo6 wiLb the Public Wurks
2_ 1`L7 Mcrmlian C ily Cadu(MCJI.').Ibr applwaiiiiL shall be mxjwasibk Iu imEal1 x, 7 and wakr
imams Lo and Lhnmgh Mom dLrckr]mmcrrL- Apple; l rror be uliKlbk for a m rr*mL rsrnLan
agm cmmm Jnr mfrastrLxiurc rnhaocLmrcnt pL7 MC_U R 6 5_
3_ TbL aMlaanl Aull pmyxk LasL7rwoLlx)Cur all pmMic waudscwcrmarmours.du ofpubhrngtrl of
way(imludr all waLc7 scrvmxs and hydrants). ScwcmLwmLcr L2=7m[A Farms LkpoKbagLm scwcr
dcpl]L YLv.L7 0 20 rL dcgi nqmm a 30 ill LawcmmnL,20 25 11 m 40 L1 casLmrnrt,and 25 30 1.1 a 45 It
LusL7 M. 1"vLs nu pLTmanuoL raruu s(Ir=,hn bs .hw Idrn$s,carp Ttm'Lraxh MLL3Narlc
walls,JLm ._infdLraLinn trti cbLx,]rghL poIL3,LbL.)arr bmlt wLLhm the uLi]rty mscmLmL. UbMIL
m cxaculLtiLcaxcrnL7r1(sm the Gran avwLmhlr fmrn Public WurU).a legal dcsc7iplr pr TT d by
m klhho L. L7 d Pmkssmmal La xl Sm Lyur,whIL+must iocludc ilrc a M ur lhu La WLmL
(rn2r6d EXHIBIT A)am!au li FT'T'x I L"nmp with bLarinp wad dixlm ua(nmrkLMl EXLJ LHTJ'd3)
fix mviL� .IkAh LmbilmLxinast he sxalcrl,signed and dand by a PmJL�slimal land Vmmi:} .LX)
NC"'RECORD.
d_ lTw cay urMcrrdiam TcL]LurLs Lbz L prmurinnd wngalmm sys7L7ns be supphcd by a year Tuurd
sLwra ofwaLn CUM'11 3116).Tic-aMumurlabuuld hL'Tugum 1.La asuamycxrsbng%=EG -m
w0l waicr We Liu lmr y sLm - Il'a smrlaoc or wul]s -is m A aradabk.a singlc puny
Lmon,mliou lu Ida:ud mart'uratLz myslcm shall bL rayLurcd.If a mmglc 1rumL Lmowu liun is Lruha:A
Lhc di:%YkLpLT will Ix Tcspamsrblc for drr paymrni ol'as mww7rts Jor thr commun areas prrur Lu
prruT up rcL7:ivnig dcvL:luprtK:mL plan apprisval.
5_ Any AmLYurum LhaL an:allnwrd lu n--mrn shall&YuhjLmL Iri cralualiun and pnmsiblc nmsignmi:m]
of=M1 a WIX aing lu be in LNmrlr]rarrL+c WAK MCC.
6_ All imgalism diLchLz,ruwls,Ia1Lr.LIs,4m drarngcxclusrxc of nalural wakrways,inLLTsuc[mg,
LmiL sing ur laying mdjau mL and cuMrgurrus;Lo ihra bcmg suhdrrrdud shall lic adLbcsa7l rL7
UIX:1] 3A 6. In perkK mg such work,the aWlimrrishall mrmply wah Idaho Cbdc 42 1207
and any nlhrr a39rliLZML law uT rrgubuun.
7_ Amy wc1 Is lhal wi II MA Lvmlinuc in Tic uxLTJ must bu pro]x71y ahanrduncd aLtiNmhog Lir Ldahn Wcll
Canxlru1mm SLwm:uTLs LWIL:s administm d by LIIL kL"p LkporumaL of Wa1LT KL m3wcL-m. TIOL:
Ilumkgrcr-m]`.ngirmxrAwJl pw6dL a slnlun m2mid u-saamg w1mAiLr WLTL arL:any rimsmg VPUI&ill.
Ek dcvckjmwnt,and rf so,hrrw lhcy wi 11 Lmououc lu be used,or provmlc ix-v Td of Lhcn
aban&mzrm rL
]� Any cnisLing pbrsyslcros walun Lhim prujucL shall Ix rnnuxal fmrn wwwc per City t]rdirrmrac
%k Lmm 4 L 4 and 4 1 R_ {AmEL l C'cniml Lhstna Llmllh forabmr lnomi:ML procedures and
umpmtkiins(2=)375 52 L 1_
9_ All mgrrowmicak mLaLLA to pubic lik,sakly and healLh Aidl be nmrlr]Licd Fff L Lo occupy y
of 1121L 31trucLura_
10. App lwanL shall bL Tcyu iFLA to lKLy Public Works dcvclopmont per rLvww,and 4:omLrucuun
inYpcL-LKm V=,m dac7Tmmod dunng Lhc phnn�Kw pTLxrL,pom W rhr eau L 01'a]elan
appruxal Icucr_
11. ]L shall Im fk-ruNpLwLsrbrhly of the aMliL-md lu cmuTc Ibw all dcxcl4pLx7rl ILaLua�cwmply with
Lh-Ana7Tt with ULsabdruL ALY and LIr Fay Llnusiog Acl.
12. ApplwanL shill be nspKmsibk Iiir applwMLLuio and LymrlpllaocL wiLh zmy SLrlwat 4Cri J`LTnuLUog
lhaL may hL mquwcd by Lhr Army Ow7w of TigmmTs.
13_llk ckyjr 7 shall micirdrrsuu mw1hAm lmx di4ms wall 1hL Meridian lk a C}Il'ar.
14.Cbmp icuun bmt nxLL]Ls shall Ix sutrmFLIW lu Lint.M4.nd3aa Bwkbog Llepm tmLmL k u all bw IdLng
pads rLmcivmg ayg3mLTvd backG II,w1hurc foouog w+mld mil alup Jill ma cral.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page16 77
13. TbL clL3rgn crLgrrkccr shall be n.Nuucd m,LLTury EhGmL Lhr An-a cLmLvl IOL clrvaLKnLs Luc Nd a
nuolmum Ld'3 IcLl ahn1+ Lk hl&3t L3r21bl3slLad Peak gnwndwzrcr rlrs'alrLaL. 'L'blx Is Iu Lms,
LI10L LhL hilllllm LksaLlrlo nfibL Mwl spmxs ur h=L3 Is aA ILasl I lira[shun.
1& I&HMIIL'anLs LILY.lgn LM8ULa[rsball he n--srK II!'rblr Gu rrtapLxixmol'all Imgawpn andlur
dramagc IaLIIILy vnLluo Lhls pmJaL Lhat do ml Iall wwJL7 Orr pr1W iciKwL of m=puian LLsLncL
Lrr ACLI L}_Tbc dL31gn Lmgmocr shall Proykk LL-rulicawm Ibal OLr 1krIhlK:s bavc biro inAalkd m
accwd+rrr wrLll dw 2ppm 4:d rk-slgm plain_This adilkmUun will hL rclpmrnl brl;r acLrLihmiL
ur ocrupanLy 3s LaauLd liw mry%LmLli�s wKhm drr PmigL 1.
17. At Ehe Lximpk[lom ordw pmjcLE,IbL apphcmMshall be n.3pulkmble LomtrmrL rLL4K-d druurnppLT
[hc City Aunpil.AL}Amdardx. 11u3 ri:yNKd druwrog WILLs1 lrc r=1VLd and ap]mil�d
prior tit Lhr Issminm i fa LL-rulicampn LIfmcquaLy Lirr any r.UiL7urL-.i wrLlua Lhc pno-jrCL.
1N. A NMLI light plml will orxd lu bL roLlwLLd to IbL Lml a Nn.L;lrnLY]LVLPIans.SLroLL hgbL plan
n.Nuvcrn-nl.N arc IlsLcd in n Lluo 6 5 mf Llrc Lmpros'i:=Lmt:4.m L%3r&fur MFLLL I.Igbumg.A aupy
urtbL Aaodwdy,can be k nd aJ ILLy1:rwww.nlrnihaurLy�rstlplLhhr_wurkxasryx'.'rd-372
11). I&L'IIy ur Mi'['nllun rupurL's IhaL Lhl'I]wmLT pusl to 11m Lh1}'a M-rk rmmL'L'surely Im dw amourlL
ur 125%ur Ibe lolal cxaiLNlnuwun curi Gw all i=n'lIL'EL%L3 LT,waILT and rLUW rnL'mxlructuix
pnur mt Final plat s16mahuc.17us sLucLy 1n1I be vcnrrcd by a Imc rLL-m Lmt LNLlrrldlc pruwickA by
Ehc owner lu thL CAy_ThL su ly cm bL rypsEcd m Lhr roam ml'm nTL mdhk kuL ur cwda,cash
11L'pL [m hLV L ApplK L must Li IL m apphLalKw1 Gorr sLmAy,which cam bL round m Or:
('Im irnouly l'kwclopairm lL1rre.1mcMwcbs3Lc. FiLxsruLallaA L LLM DLVdUp7MEL LkTVXL:ISM
=m mlbffn=Lam at 987 2.211.
M.Tlipi;chLy urMcnillanrcqurL3lba[Ole uwrrLT pLre1 Lu ft VigaNvwnmLynwAy m Lbu=miiiinlvr
AM ur Ibc kraal txmLaruLKwm cusl Lor all camplcw d m wur,vmuz and ri:w r iinihm la[mc Iirr
dwra[.loo oftwu ycarx This sLLraAywill be vcnl"by a Imc ILcm rust L3arrraLc pruwllk:d by Ehc
uwrlcr lu Ehr[)[y_TbL surLLYcan hL Prlydall m Lhr rwm of as mLvucdblc koLLT ur OXAL,+a"h
L1LpL [m I ri. ! Aryli!LanL must li IL m appbmiKwL roc sL Ey,which cm hi:Fuuad um the
Opii rrllw Ly LkvLlopnaml L)LTarinrcntwchmLc. Pkas cxmLa-1 lamd lkY kgwrrcM SLT Kr Gorr
mare oLliwlrulLulo aL HX7 7211.
V.FINDINGS
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.
The Commission finds 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.
The Commission finds 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.
The Commission finds 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.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page17 78
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
The Commission finds 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.
The Commission finds 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.
The Commission finds 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.
The Commission finds the proposed use will not be detrimental to any persons,property or
the general welfare by the reasons noted above.
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.
The Commission finds 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.
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:
The Meridian Planning&Zoning Commission heard this item on June 5', 2025.At the public
hearing.the Commission moved to approve the subject conditional use permit request.
1. Summary of the Commission public hearing
a. In favor: Stephen Shaw
b. In opposition:None
c. Commenting:None
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018 ■
Page 18
d. Written testimony: Wade Ramsey,Bainbridge HOA President,reiterating
neighboring subdivision would like the business to close prior to midnight with no
overnight deliveries.
e. Staff presenting application:Nick Napoli
f. Other Staff commenting on application:None
2. Key issue(s)of public testimony:
a. None
3. Key issue(s)of discussion by Commission:
a. The commission ask the applicant about delivery times and the applicant indicated they
would try to do deliveries during the day to avoid conflict with the neighboring
subdivisions.
4. Commission change(s)to Staff recommendation:
a. None
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page19 80
EXHIBITS
Project Area Maps
(link to Project Overview)
Aerial
Legend ,7
Project Location
Area of Impact
®Analysis
tilvigowl■� *stir ae'
rl�l�4, p s or�ri arl '
I piRr AAIR�a�s ia':aiq`R '" �
iYAwe
•c_' r r�
AiKa�, 1 nurpaul I216+44 4
.Cnl... t+ - �F: I - -�Fa.�: e•sg ��.�� .H ?ae
lalne� A e 1
r ...t rlmi�mm ean.r.•m - ar. :'w RI AA'1T!
011141 IR R
_ _ pp ■des■ .
�• dsr�e. e�..e IX sW - i _ '�` �IPIF�aM{4iFrJwl{111+i ♦ -
,p� w 11 U � 1{ i1 AAA 1lQ�!r1�IiY rlifye■/�
�I ruieRyir sFnsi+r+ >s?�1'r
}
a1P1 a IFI iR RAI1No. r1YR� 11'Y ■eea1���A �
tlF lri-7
� jai` -�Ir�al�eeyRw yb,*.
AE
sn :�► �w .�► Ri1tlXRrR11Ff I�';°� °gy
o:>1DtE! ';a �y 4A�. atl4gq i _r1IM/ti•atEiSA .sue !F M))lf
7d1 li i 1 quR rri !'�SR r 1RNRwRrR11R�N' dti`eli�/eli
tlIdF7tl: '•fl r rb.:'Ji-'4'��w hylsCla/e'i a� �Ia1e��,
W. .. lA9tl ,� ,'��F'1lgiCRtlli.!1 -•• 'P+f 7 A,7ili
r tr11v
y R•�1 �MaRll saepRRA a ,k'dRR6119!
�� r a.,7 rw�w��: sWtrilFiPiti�.7 '
• ■Rtl9Is^nr' .Y. P ♦ rr�rtle+"l ray= 7,�nlh�
� raR�� r■r rryy ys <iiip it Altltl�l WUN XF�R willF.iy fw F-44r,
RON■•���r!!}I Yrr��r.� `i -%w J�Sg0,��aAel111104 A+MfI+J ILK i,ii1�1 F F lie :w9RAF�M1�1
'�' 1e111i Wx ��EVA I y�A6J� R'IRRR{ .r, -'i�XJ..�::rYllN��B�®,emu 1e�AL fifE
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page 20 81
i�illt C: 'p . •�� t.1 a+drr fE■E •r1111�
p' t% all �WOM1111N�ti
��il,ylr '��• peq Mwlilll lln[
IIIMI/• �arr�� ;aal
dl"10 MIN1■1►h
+.■■■■+t■■■pt ■
�,� 111 ■ i mn „ W CHINDEN
• er null'1 nl■n J ` •
u null r_ nnn 1
■nnum=1 live nru ??C emnnnnn! N
I- :al I'l■EEIar nuu■q �-
I � �p � rruum■ nunra�.�`�p
a 1 iiiii 1 Z =::z�4r ':�� r.:'anaer■..n1 ri♦�► •
r_-_� q, not/_■r . 1 W ....Ii r Ilu ■ irnunu r►v+ fir•.
�C � Ipn q1 r F rnrn■►\ �-�iumura� ++{IIr�.
V 1 n1 11 nrr �° r•iEr
a _ ��t11\ '■ � ,� ■H-■ rr!!!r■r■s I� In111!
__ qr E...;I Il :■:� �1 1111 1! A . y'-�tronlo!►�♦i9 Vuuu
Bill
.■ ■r11•Iflf i r.ji uw
� trill/� r■
1111� � r ■__ +r Ellrrl 11lr-� ��■I1r ' ♦Y■MIj1�1ii
11.'�fr1 I p nIF�i ._.1llrrl�lllt o�. rurl ; ♦ na11111
`r■ A■r m w a�I I f�. �� f�r �■4a
=r� Elllq 'iiuuu'�. .� run nnk C ��•III�r r q
�.■InE■ysunm � .it H!!: ■ � � '(t�� :�ahpnu
�111I1 IIINO
f � anrllr
�� /�{_�- In[I Ir'■.� W! rr1■OI1� 7rn H■Err S f}1■r!!
'�„3���'� i. ■ 'Qlrllllll�C-`W! � IIIE�Itlrrrl�� r■!■■Ern■Er►► �iiiii
• f+t/{ i n■► � _ �111111l♦=/!!!! 1111E-7 n n!!N r r■■■llnW■r��
��: 1 ■onus■Enrrn�nW
♦1tr11�-url■ � girt=-,'� � ■trrr trio Ili� � ■!!rn r■�iw•�In■n■r■r■rO r■rlRrni
Urnr iin►--J��r - '::nor■nr I�.►
►'Illrrli po�■�11�s allnar• � ��•r Ie1�:�� r .■nn■nnnl.plmn
H!!!\ + nn..=„=='iiiiiiiii 1� ■nn■nnn .nrWa
�IIIrrlrl•ri::■nlul 1: �i�Ql ll!►��Hon■a� nanl p��\ ■nnnlr■r■■r nnn■■
J �{I{•;'�!►emu i�ihC.�ilw • _ I - ■ - � • �.��
ME ".
null: ��' s • •►■ l�+r A■N �*� ��_ �
_ _ •IN
r: .
r OC�' .-�2 I��,f�rr�l�r � ., r�-1 ♦Ii��1111 IIHC'� �.i
■IIIaIA� i.•r C �I/// �t ar. `w' A Ir -sell
IIIIII •,,
_ f�lfl rlAr1/ti `o Nv r_ ��II�a1
-- rl llda 111 1r1111\ ,,
'CHIND.EN� `
/�/ry'•7 SUR1111111i a■n'nn111J IIIIIIl1I�, �1■nnuillllll lull ll �pnnn ul■n■� nT�
Illll, i llu gill _' 11111111 nuuu m■r Ellell■nuw p
uwa,:.0 nun nuu nqulll 1111111 r ilil�l7 rill■1■nlew
■aa■an�1111111■= r • - o �rrrr ■■■■■■ pp -llrii�rnllll�N
■�=_I Ir!!ram p �=■■_ .rur�■■m: - tI��
'� _ __IIIIIIII.El n IQ� 1.1111'= 'IL ���- ��� r1■EEIII■1glrRa
�luummulp 3.u%u;�innal --p 1 - nnnrn nruyair,�`Q1
�� +111FC�,1111111lIIII■ IIErn� till 11111111 �-��'���!1 �", ranralan■■nrl 4• •
�!- ► �� � ntll Y����tt.■ �/ t■1 �rlln■EE■ ■i ♦ •
•=tea?== '" ;:IIIII111E, nor -r, in � r � +► a•
Ir r1: �nn rinuiu►` n■� I-�rorrrlr■�►� `�u
('.)r�_�_���►Ilrn 111112�r■r. •� M rTillll nn11E1111 /`+• u�? 'mnrna� lit
NINE
_ ���'�� ���--C o11\ ;..■•• .� • �. ♦ n�_�nrnrn■*sir N Illun
�[.i1'J_hlj-•=..�I h •;:•p. •�Ir ari� �mnlnnnnlu. ,� h. a �rlunrlrlA Q�rinuu
-- j owl �RIr��.�' : :�•.ruu m1i'e lgjal_�■ rr�1;�llt� tlnlnnl►i'��mm�
q� R_ -�r�I�V�E.EI IC` ■ ••EII!!IlnH'�'� al ■■r11! Y■rrrNINE
t1•'� JII/r►�=1aAQ-tr-�uu�•� �� •.uononr..��E=� ::■w •�A ♦ 4mn
'r.a EIIIIIII Alll►r l
uuu° n�1 1 rr �� fr "r parr iiiiiiiii
♦�rrn.r �J.���ak _. .. rinnl krill►a='_�► •III►��a � !a►
�:i11n■anrlunr nlrJ gyp_,::! .AHrr n!n.• ■m uneE;�e�m�wl ili Ulli\,f r aar�v��Hiii
uuuuul .� •IIn 11H1 Ir111\=1/■. Iurrnllnnnlll nlulu E!r nnW\� r.El•�•
�- ++s�11 Inwn!r�ours W■►► F-1 no llrlr a++r■■arHrr � porn
•:IinIN■�jn � Qi111111 �1 \Iilu17 r 'r uunnllr►� rann�� �. nnn■oou ■■■■rmn■■rI•
♦lt/11,:■a■•1 A�■Nr p y K t n_ten` +-11�ar1An!:.1•nos■■■nn■n�rinn
r�rr11�•m■■a •�^ - e • _ n■lilll Z::n■••a nlrllnl�• IW N uun■■r■nor
\arlAt�.■■ ■ ..Or■rEE!■' ■■!A■off!
I►lIlirrlrrrHrlr .�_.rrnil 11l.l p■_■a I�r ■ •• Wl i:ur•1rl1unnr 1php=�t�•.�ouout• • ■r!nme■
■■■r■■1
NEC . ■o:■►E�r
r1r1r1■n■■■unrom no■■k■n■r
• 1 11
Planned Development Map
Legend
Project Location C7
Area of Impact
,= City Limits `
Planned Parcels t
®AnalysisHEMM
�� ,
a
i-
B �
-4 1 1ftftf-
----
F
H��-J �
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page 22 83
Subject Site Photos
i
0 .
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page 23 84
Service Accessibility Report
Description
Location In City Limits
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 Services 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 or future transit route RED
Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN
plan) matches existing ( of lanes)
School Walking Proximity From 1/2 to 1 mile walking YELLOW
Either a High School or College within 2 miles OR a
School Drivability Middle or Elementary School within 1 mile driving GREEN
(existing or future)
Either a Regional Park within 1 mile OR a Comrnun.u.-
Park Wal kability Park within 1/2 mile OR Neighborhood Park with' GREEN
114 mile walking
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page 24 85
Site Plan(date: 5/24/2025)
��.. .
Im4F; ,- ------------------
SHOPPING CENTER
+sm as r.
1�
I —
w:.�.ewe L
jaa ___ _ _ -• I o
�` vila�ev.vaaanv
.'}Is
-o —
---
--"- ------------ � SITE PLAN
• Ci
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page 25 86
Landscape Plan(date: 4/24/2025)
PrFW •�-�^—7racaF~.i.�s�; k
� 4 a e�.�r••— '.. ��y E�
•a O w mru wre ux.cmeEs
Ey C0.�S� .•• b '71'CCC6-•� •••••
'�.ASS;+ems .' ��-aTng �—�e�..:^•�� �
� c �
F
f�LAH�5C14PE ENRREMEM PLAN nFw --
�'
ter. LE
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page 26 87
Building Elevations (date: 4/24/2025)
F
K� Q - I
r
NORTH ELEVATIM-REAL WALL RV CHINOEN 6LVD-I
w�...- ie r.�ir
Pis
I WEST ELEVATION-NAIVE THAN
s
HATEFUL LEOENO
A5
�ICshIACs� ��
'�� i N I' d C / N d P � �• .i'
ra
Sou TH EL EVAI ION-SIDE ENTRANCE
��{ •w••• YMu4 n�lh
1 ----------------.
!�ICxiJAGE
O —
- , N N r d d p �iLiw'GL7ii
I
EEAAST ELEVATION-MAIN ENTRV
YATER1AL LEAENR Q.•.+.
SERE
vaK pru
IN
•1! t!t Z.1"771il�• r
•9IND
Wlwx,+ A4
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page 27 F881
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2025-0018
Page 28 89