HomeMy WebLinkAboutElite Fitness H-2025-0021 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 an indoor recreation facility in the I-L
zoning for Elite Fitness,Located at 2640 E. State Avenue in the I-L Zoning District,by Chelsi
Spencer.
Case No(s).H-2025-0021
For the Planning& Zoning Commission Hearing Date of. June 51'',2025(Findings on June 26th,
2025)
A. Findings of Fact
1. 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
1. 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-2025-0021
Page 1 F91
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-2025-0021
Page 2 92
G. Attached: Staff Report for the hearing date of June 5', 2025
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2025-0021
Page 3 93
26th
By action of the Planning&Zoning Commission at its regular meeting held on the 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 6-26-2025
Attest:
Chris Johnson, City Clerk 6-6-2025
Copy served upon the Applicant, the Planning and Development Services divisions of the Community
Development Department,the Public Works Department and the City Attorney.
By: Dated: 6-26-2025
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2025-0021
Page 4 94
Exhibit A
COMMUNITY DEVELOPMENT
C��fEPIDIAN*,
DEPARTMENT REPORT
HEARING 6/5/2025 Legend - -?� ,
DATE: Project Location '� _ 0
TO: Planning&Zoning Commission :::Area of impact
= City Limits _}
FROM: Nick Napoli,Associate Planner Q Analysis —�
208-884-5533 _-
m r ,
E
nnapoli@meridiancity.orga
APPLICANT: Chelsi Spencer -� 1
SUBJECT: H-2025-0021
Elite Fitness �_��� J�" -
r
LOCATION: Located at 26401 E. State Avenue, Suite
#120 in the NE /4 of Section 8,Townships - - .
3N.,Range IE. (Parcel
#R3073781000)
PROJECT OVERVIEW
Summary
Conditional Use Permit request to operate an indoor recreation facility(indoor personal training
gym) from Suite 120(3,972 square-foot)in an existing 23,000 square-foot flex building on 1.325
acres of land in the I-L zoning district.
Issues/Waivers
The Planning and Zoning Commission should carefully consider whether the continued
expansion of commercial businesses into industrial-zoned areas is appropriate.
Recommendation
Staff. Approval with the conditions outlined in Section IV.
Decision
Commission: Approved.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2025-0021
Page 5 F951
COMMUNITY METRICS
Table 1: Land Use
Description Details I Map
l Ref.'
Existing Land Use(s) Car Warehousing and Office -
Proposed Land Indoor Recreation Facility -
Use(s)
Existing Zoning I-L(Light Industrial)Zoning 0
Adopted FLUM MU-NR (Mixed Use Nonresidential) 0
Designation
Table 2: Process Facts
Description Details
Preapplication 411512025
Meeting date
Neighborhood 412212025
Meeting
Site posting date 512712025
Table 2: Community Metrics
Agency/Element Description/Issue Reference
Ada County
Highway District
Comments Received Yes -
Commission Action Required No -
Access Existing:E. State Avenue,Local -
Street
Meridian Public
Works Wastewater
Distance to Mainline Existing at site
Impacts or Concerns No
Meridian Public -
Works Water
Distance to Mainline Existing 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-2025-0021
Page 6 96
STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
General Overview/History
The purpose of the MU-NR designation is to designate areas where new residential dwellings will
not be permitted, as residential uses are not compatible with the planned and/or existing uses in
these areas. For example,MU-NR areas are used near the City's Wastewater Resource Recovery
Facility and where there are heavy industrial or other hazardous operations that need to be
buffered from residential.
The applicant proposes to establish an indoor recreation facilityspecifically, a personal training
gym—within a portion of an existing flex building. This building was previously approved
through an administrative application(A-2021-0021),consistent with the industrial zoning and
planned unit development approved in 1991 (via the Gemtone CUP). That approval allowed a
broader range of uses beyond what is typically permitted in the I-L(Light Industrial)zoning
district.
Although indoor recreation facilities are not standard uses within industrial zones,they may be
considered through a Conditional Use Permit. As such,the Planning and Zoning Commission
should evaluate whether continued expansion of commercial uses within industrial areas remains
appropriate.
The surrounding area includes a mix of uses such as a church, offices,flex space,warehousing,
employment centers,and other indoor recreation facilities(e.g.,Kl Speed and Flying Pickle). The
proposed personal training gym would be located adjacent to offices and near other recreational
uses,which suggests it would be compatible with the area's character and offer additional
recreational opportunities.
Based on these considerations, Staff finds the proposed use to be appropriate within the MU-NR
FLUM designation.
"Plan for an appropriate mix of land uses that ensures connectivity, livability, and
economic vitality."(3.06.02)
The proposed use will contribute to the mix of uses in this area and should add to the
livability and economic vitality of the community.
"Monitor and adjust the amount and mix of industrial,commercial, and office areas
needed to meet the employment needs of the City."(3.06.0113)
The proposed use will contribute to the mix of uses in this area; however, the desire for
industrial and employment uses are diminished.
"Encourage and support mixed-use areas that provide the benefits of being able to live,
shop, dine,play, and work in close proximity,thereby reducing vehicle trips, and
enhancing overall livability and sustainability."(3.06.02B)
The subject mixed-use area currently contains office, church,flex space, warehousing, and
an indoor recreation facility(KI Speed go-kart track&Flying Pickle—pickleball courts)
in the warehouse on the property to the west. The proposed use will provide another
recreational opportunity in close proximity to residential neighbors to the west thereby
reducing vehicle trips and enhancing livability of the area.
"Preserve the industrial base within designated industrial land use areas by discouraging
non-industrial uses and focusing on light manufacturing,distribution, flex-space, and base-
employment."(3.07.01D)
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2025-0021
Page 7 97
The proposed use is a non-industrial use requesting a CUP to occupy an industrial land
use area approved for flex space. Staff has some concerns about approving another
commercial use for an indoor recreation facility(personal training gym) within the
vicinity proposed for industrial uses. If approved, this would be the third such use in this
building.
"Provide,partner, and preserve public and private indoor and outdoor recreation amenities
for a diverse range of physical activities." (5.01.01C)
The proposed indoor recreation facility offers opportunities for recreation through a
personal training gym to the public and will contribute to the range ofphysical activities
offered in the City.
Table 3: Proiect Overview
Description Details
History A Certificate of Zoning Compliance and Design Review(A-
2021-0021)to construct a 23,000-square foot flex building.
Acreage 1.325 Acre Property
Site Development and Use Analysis
Proposed Use Analysis (UDC 11-2):
The proposed use of an indoor recreation facility(indoor gym)is a conditional use in the I-L
zoning. The I-L zoning and FLUM designation is meant to provide opportunities for low-
impact business areas which typically includes professional offices,research and
development, etc. This use adheres to Policy 3.07.02B,which promotes a mix of land uses
that ensures connectivity, livability, and economic vitality.While there are several indoor
recreation facilities in the area,this indoor recreation facility is more specialized, allowing
trainers and clients to have a more privatized training environment with no more than 14
people at the facility at any one time.Additionally,there will be no outside activity. The
proposed indoor recreation facility provides a unique neighbor serving use that can be an
essential use for residents in the city.
Dimensional Standards (UDC 11-2):
The proposal meets the dimensional standards for setbacks, landscape buffers,landscape
requirements and maximum building height.
Specific Use Standards (UDC 11-4-3):
A. General standards.
LAll outdoor recreation areas and structures that are not fully enclosed shall maintain a
minimum setback of one hundred(100)feet from any abutting residential districts. The
playing areas of golf courses, including golf tees,fairways, and greens, are an exception to
this standard. No outdoor recreation areas are proposed; all activities will take place within
the building.
2.No outdoor event or activity center shall be located within fifty(50)feet of any property
line and shall operate only between the hours of 6:00 a.m. and 11:00 p.m. No outdoor events
or activities are proposed.
3.Accessory uses including, but not limited to, retail, equipment rental, restaurant and
drinking establishments, may be allowed if designed to serve patrons of the use only. Noted.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2025-0021 ■
Page 8
4.Outdoor speaker systems shall comply with section 11-3A-13, "outdoor speaker systems",
of this title. No outdoor speakers are proposed.
B.Additional standards for swimming pools. Any outdoor swimming pool shall be completely
enclosed within a six-foot nonscalable fence that meets the requirements of the building code
in accord with title 10, chapter 1, of this Code. Not applicable.
C.Additional standards for outdoor stage or musical venue. Any use with a capacity of one
hundred(100)seats or more or within one thousand(1,000)feet of a residence or a
residential district shall be subject to approval of a conditional use permit. No outdoor stage
or musical venue is proposed.
DJOutdoor lighting.) Outdoor lighting, including lighted fields, designed for the site shall
comply with Section 11-3A-11, "outdoor lighting,"of this title. These standards may be
modified through the approval of a conditional use permit. Noted.
Design Standards Analysis
Landscaping (UDC 11-3B):
The site has already been approved under permit A-2021-0021 and no additional
improvements will be required.
Parking (UDC 11-3):
Nonresidential parking analysis
A minimum of one(1) off-street parking space is required per 2,000 square feet(s.£) of
gross floor area. Based on the 23,000-square-foot multi-tenant buildings, a minimum of
12 parking spaces are required.A total of 49 parking spaces were built with the building,
exceeding UDC standards for the I-L zoning. However, these standards are for industrial
buildings with industrial users. The parking standards for a commercial building and
commercial user, such as an indoor recreation facility, are one (1) off-street parking
space per 500 square feet of gross floor area.At staff's request, the applicant provided a
parking study to evaluate available parking on the site.
Day of the Week Time of Day Spaces Available
Monday Morning/Evening 44/32
Tuesday Morning/Evening 39/39
Thursday Midday 41
Friday Evening 34
Saturday Midday/Evening 33/47
With the more specialized nature of this indoor recreation facility and the maximum
number of people in the gym being 14, staff is in support of the proposed use. There is
also the ability for on-street parking on E. State Avenue if the parking lot were to fill up.
Bicycle parking analysis
A minimum of one(1)bicycle parking space must be provided 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. Bicycle parking
is depicted on the plans submitted with this application that meet the requirements.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2025-0021
Page 9 F991
Building Elevations (Comp Plan,Architectural Standards Manual):
The approved building elevations and perspectives were submitted for the flex building as
shown in Section IX.D.As stated throughout this report, these elevations have already been
approved through the administrative process and the building is already existing. The
submitted elevations are for supplementary purposes only.
Transportation Analysis
Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
One(1)driveway access is depicted and approved on the overall site plan via E. State Avenue
(local street).ACHD and the City has approved the location of the access driveway with the
administrative approvals for the overall flex building(A-2021-0021).
Sidewalks (UDC 11-3A-17):
There are existing 5-foot wide attached sidewalks along E. State Avenue and N. Hickory Avenue
that meet UDC standards. Any damaged curb, gutter,or sidewalk is required to be replaced.
Services Analysis
Pressurized Irrigation(UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided as set forth in UDC 11-
3A-15.
Storm Drainage (UDC 11-3A-18):
Storm drainage is required to comply with the standards listed in UDC 11-3A-18.
Utilities (Comp Plan, UDC 11-3A-21):
Both the Plan and the UDC establish policy and regulations for extending and connecting to
City utilities. Goal 3.03.03G of the Plan mandates urban infrastructure be provided for all
new developments,including curb and gutter, sidewalks,water and sewer utilities. All
utilities for the proposed development are required to be installed in accord with the standards
listed in UDC 11-3A-21.
CITY/AGENCY COMMENTS& CONDITIONS
Meridian Planning Division
The applicant shall comply with the site plan,landscape plan, and building elevations approved
with A-2021-0021,including the modifications listed below.
The proposed project shall comply with the standards listed in UDC 11-4-3-2 for Art,
Entertainment, or Indoor Recreation Facility.
• Accessory uses including,but not limited to,retail,equipment rental,restaurant,
and drinking establishments may be allowed if designed to serve patrons of the
use only, and not the general public.
• All outdoor recreation areas and structures that are not fully enclosed shall
maintain a minimum setback of one hundred feet(100')from any abutting
residential districts. The playing areas of golf courses,including golf tees,
fairways, and greens,are an exception to this standard. (Ord. 07-1325,7-10-
2007).
• No outdoor event or activity center shall be located within fifty feet(50') of any
property line and shall operate only between the hours of six o'clock(6:00)A.M.
and eleven o'clock(11:00)P.M.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2025-0021
Page 10 11001
• Accessory uses including,but not limited to,retail,equipment rental,restaurant,
and drinking establishments may be allowed if designed to serve patrons of the
use only.
• Outdoor speaker systems shall comply with section 11-3A-13, "Outdoor Speaker
Systems",of this title.
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.
Prior to occupying the space,the applicant shall obtain either a tenant improvement or certificate
of occupancy fast track approval from the Building Division.
FINDINGS
Conditional Use (UDC 11-511-6E)
The commission shall base its determination on the conditional use permit request upon the
following:
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 site meets all the dimensional and development regulations of the I-L zoning district for
the proposed use. Therefore, the Commission finds the site is large enough to accommodate
the proposed use.
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 use will be harmonious with the Comprehensive Plan in
that it will provide an indoor recreation use, which will contribute to the mix of uses desired
in the MU-NR Comprehensive designation as desired.
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 with the conditions imposed, should be compatible with other uses in the general vicinity
but may moderately change the character of the area due to the limited I-L zoning within the
City.
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 that if the applicant complies with the conditions outlined in this
report, the proposed use will not adversely affect other property in the area.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2025-0021
Page I 11011
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.
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.
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.
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.
Additional findings for the alteration or extension of a nonconforming use:
Not Applicable.
That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
Not Applicable.
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.
Not Applicable.
ACTION
A. Staff:
Staff recommends approval of the proposed Conditional Use Permit per the provisions included
in Section IV in accord with the Findings in Section V.
Commission:
The Meridian Planning&Zoning Commission heard this item on June 5th, 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: Chelsi Spencer
b. In opposition: None
C. Commenting: None
d. Written testimony: None
e. Staff presenting application: Nick Napoli
£ Other Staff commenting on application:None
2. Key issue(s)of public testimony:
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2025-0021
Page 12 [102]
a. None
3. Key issue(s)of discussion by Commission:
a. None
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-2025-0021
Page 13 [103]
LegendEXHIBITS
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CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2025-0021
Page 16 [106]
Subject Site Photos
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CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2025-0021
Page 17 [107]
Service Accessibility Report
Description
Location In City Limits GREEN
Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN
Floodplain Either not within the 100 yrfloodplain c ? at-es 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 cur,=it tr is`t rCLl'e GREEN
Arterial Road Buildout Status Ultimate configuration (#of lanes in masie =t e-t= 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 Park within 1 mile OR a Community
Park Walkability Parkwithin 112 mile OR Neighborhood Park within GREEN
1/4 mile walking
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2025-0021
Page 18 108
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CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2025-0021
Page 19 11091
Landscape Plan(date: 4/6/2022)
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