HomeMy WebLinkAbout2025-07-10
PLANNING AND ZONING COMMISSION SPECIAL
MEETING
City Council Chambers, 33 East Broadway Avenue Meridian, Idaho
Thursday, July 10, 2025 at 6:00 PM
MINUTES
ROLL-CALL ATTENDANCE
PRESENT
Commissioner Brian Garrett
Commissioner Sam Rust
Commissioner Matthew Sandoval
Commissioner Matthew Stoll
Commissioner Jared Smith
Chairperson Maria Lorcher
ABSENT
Commissioner Jessica Perreault
ADOPTION OF AGENDA Adopted as Amended
Motion made by Commissioner Stoll, Seconded by Commissioner Rust.
Voting Yea: Commissioner Garrett, Commissioner Rust, Commissioner Sandoval,
Commissioner Stoll, Commissioner Smith, Chairperson Lorcher
CONSENT AGENDA \[Action Item\]
1. Approve Minutes of the June 26, 2025 Planning and Zoning Committee Meeting
Removed from Agenda
ACTION ITEMS
2. Public Hearing for Uplifted Gym (H-2025-0023) by Erik Hagen, Located at 3410
W. Nelis Dr. Approved
Application Materials https://bit.ly/H-2025-0023
A. Request: Conditional Use Permit to operate an indoor recreation facility
(indoor Gym) for Suite 100 (13,043 Sq. Ft. space) in an existing 37,020 Sq. Ft.
Industrial building on 2.49 acres of land in the I-L zoning district.
Motion to approve made by Commissioner Stoll, Seconded by Commissioner Rust.
Voting Yea: Commissioner Garrett, Commissioner Rust, Commissioner Sandoval,
Commissioner Stoll, Commissioner Smith, Chairperson Lorcher
3. Findings of Fact, Conclusions of Law for Habit Burger by CDR West, located at 445
Innovation Ln. Approved as Amended
Motion to Strike out Commissioner Grace and Commissioner Seal and Replace with
Commissioner Stoll and Commissioner Perreault made by Chairperson Lorcher, Seconded by
Commissioner Rust.
Voting Yea: Commissioner Garrett, Commissioner Rust, Commissioner Sandoval,
Commissioner Stoll, Commissioner Smith, Chairperson Lorcher
ADJOURNMENT 6:18 P.M.
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To view upcoming Public Hearing Notices, visit https://apps.meridiancity.org/phnotices
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Meridian Planning and Zoning Meeting July 10, 2025.
Meeting of the Meridian Planning and Zoning Commission of July 10, 2025, was called
to order at 6:00 p.m. by Chairman Maria Lorcher.
Members Present: Commissioner Maria Lorcher, Commissioner Jared Smith,
Commissioner Brian Garrett, Commissioner Matthew Sandoval and Commissioner Sam
Rust, Commissioner Matthew Stoll.
Members Absent: Commissioner Jessica Perreault.
Others Present: Tina Lomeli, Barbara Conly, Kurt Starman, Nick Napoli and Dean
Willis.
ROLL-CALL ATTENDANCE
_X Brian Garrett Jessica Perrault
_X Matthew Sandoval X Matthew Stoll
_X Sam Rust X Jared Smith
X Maria Lorcher - Chairman
Lorcher: Good evening. Welcome to Planning and Commission meeting for July 10th,
2025. At this time I would like to call the meeting to order. The Commissioners who are
present for this evening's meeting are at City Hall and on Zoom. We also have staff
from the city attorney's and the city clerk's office, as well as the city's planning
department. If you are joining us on Zoom this evening we can see that you are here.
You may observe the meeting, however, your ability to be seen on screen and talk will
be muted. During the public testimony portion of the meeting you will be unmuted and,
then, be able to comment. Please note that we cannot take questions until public
testimony. If you have a process question during the meeting please e-mail
cityclerk@meridiancity.org and they will reply as quickly as possible. If you simply want
to watch the meeting we encourage you to watch the streaming on the city's YouTube
channel. You can access it at meridiancity.org/live. With that we will begin with roll call.
Madam Clerk.
ADOPTION OF AGENDA
Lorcher: Okay. Thank you. We are going to make one change to tonight's agenda.
We are going to move The Habit back into an action item this evening due to some
errors in the minutes. Can I get a motion to adopt tonight's agenda?
Starman: Can I just clarify real quick. My apologies for interrupting. So, I think we
need to do two things tonight on the Consent Agenda with the Commissioner -- if the
Commissioners are so inclined. There are some substantive errors that were pointed
out just prior to the beginning of the meeting that pertain to the minutes and I -- my
recommendation would be we just simply remove the minutes from this agenda in their
totality and we ask staff to correct those and bring them back at the appropriate time
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Meridian Planning&Zoning Commission
July 10,2025
Page 2 of 7
and that's change number one to the agenda. Change number two to the agenda is
dealing with the Habit Burger findings of fact and conclusions of law and just as you
indicated, Madam Chair, there is an error in that document as well that's easily
correctable, but to correct it my recommendation would be that we move that item from
the Consent Agenda to the regular calendar as an Action Item. So, those would be your
two changes to the agenda if you want to adopt it in that fashion.
Lorcher: So, are we voting on tonight's agenda separately from the Consent Agenda?
Starman: Well, your first item before you is on your -- the first item that you are dealing
with is after roll call -- or, yes, we just had roll call, but it's the adoption of the agenda is
the next item on here, so under that item you would be looking for a motion --
essentially so a motion that would say to adopt the agenda with the following changes:
Remove the minutes from this agenda in their totality and bring them back at the
appropriate time, number one. Number two, move the findings of -- findings of fact for
Habit Burger from the Consent Agenda to the regular agenda as an action item. Those
would be your two changes when you deal with the adoption of the agenda.
Lorcher: Okay. Do I need to repeat that? If someone wants to make a motion that
would be great.
Stoll: Madam Chair, if I may make a motion. I move that we approve the agenda with
the following changes. We remove the -- from the Consent Agenda Item B, which is the
The Habitat facts and findings and move that to the second item on the Action Items
and, then, we remove the minutes as presented, send them back to staff for further
edits and corrections to be brought to us at our next Planning and Zoning meeting.
Lorcher: Okay. May I have a second?
Rust: Second.
Lorcher: It's been moved and seconded to adopt tonight's agenda with the changes
from the Consent Agenda and Action Items. All those in favor say aye. Any opposed?
Motion carries.
MOTION CARRIED: SIX AYES. ONE ABSENT.
CONSENT AGENDA [Action Item]
1. Approve Minutes of the June 26, 2025 Planning and Zoning
Committee Meeting
Lorcher: And because the items on the Consent Agenda, Kurt, have been removed, we
don't need to vote on that; correct?
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Meridian Planning&Zoning Commission
July 10,2025
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Starman: That's correct, Madam Chair. So, we no longer have the Consent Agenda
and you can move forward on the remainder of your agenda.
Lorcher: Okay. All right. Just a little bit of administration there. Thank you very much.
At this time I would like to explain the public hearing process. We will open each item
individually and begin with the staff report. Staff will report their findings in how the item
adheres to our Comprehensive Plan and our Unified Development Code. After staff has
made their presentation the applicant will come forward to present their case and
respond to staffs comments and they will have 15 minutes to do so. After the applicant
is finished we will open the floor to public testimony. Each person will be called only
once during the public testimony. The clerk will call the names individually of those who
have signed up on our website in advance to testify. You may come to the microphones
in chamber or will be unmuted on Zoom. Please state your name and address for the
record. You will have three minutes to address the Commission. If you previously sent
pictures or a presentation for the meeting it will be displayed on screen and our clerk will
help you run the presentation. If you have established you are speaking on behalf of a
larger group, like an HOA, where others from that group will allow you to speak on their
behalf you will have up to ten minutes. After all those who have signed up in advance
have spoken we will invite any others who wish to testify on the application. If you wish
to speak on a topic you may come forward in chambers. If you are on Zoom you can
raise your hand or if you are on the telephone you can press star nine and wait for your
name to be called. If you're listening on multiple devices, such as a computer and a
phone, please be sure to mute those extra devices so we don't experience feedback
and we can hear you clearly. When you are finished if the Commission doesn't have
any questions for you you will return to your seat in chambers or be muted on Zoom and
no longer have the ability to speak. And please remember we will not call on you a
second time. After all testimony has been heard the applicant will be given another ten
minutes to come back and respond. When the applicant has finished the questions and
concerns we will close the public hearing and Commissioners will have the opportunity
to discuss and hopefully make final decisions or recommendations to City Council as
needed.
ACTION ITEMS
2. Public Hearing for Uplifted Gym (H-2025-0023) by Erik Hagen,
Located at 3410 W. Nelis Dr.
A. Request: Conditional Use Permit to operate an indoor recreation
facility (indoor Gym) for Suite 100 (13,043 Sq. Ft. space) in an
existing 37,020 Sq. Ft. Industrial building on 2.49 acres of land in
the I-L zoning district.
Lorcher: With that we will start with Item No. 3 on the agenda, Uplifted Gym for a
conditional use permit at 3410 West Nelis Drive and we will begin with the staff report.
Napoli: Good evening, Madam Chair and Members of the Commission. Next item on
the agenda is the conditional use permit for Uplifted Gym. The applicant requests a
75
Meridian Planning&Zoning Commission
July 10,2025
Page 4 of 7
conditional use permit to operate an indoor recreation facility for Suite 100 in an existing
37,020 square foot industrial building and for extended hours of operation to 24 hours a
day, seven days a week on 2.4 -- 2.49 acres of land in the I-L zoning district. The site is
located at 3410 West Nelis Drive and as shown on the screen the existing zoning is I-L
or light industrial and the FLUM designation is mixed use nonresidential. Here is an
overview of this site and the surrounding area. That is the existing industrial building.
It has been fully constructed. All the landscaping. Parking. So, the proposed use of an
indoor recreation facility is a conditional use in the I-L zone. The I-L zone is meant to
provide opportunities for businesses -- for business and employment, which typically
includes light manufacturing, research and development, warehousing and distribution.
However, due to a lack of commercial tenant vacancies indoor recreation facilities are
exploring spaces in I-L and it is becoming more common in the city. In the surrounding
area there is a church, a flex space, other warehousing uses, employment and vehicle
repair uses. The introduction of a gym to this area provides an opportunity for nearby
residents to recreate. The site has already been approved and constructed and
contains one other tenant at the moment. This building was constructed to the industrial
parking standards and the applicant has indicated that the gym has about 220 members
with roughly 15 members at any one time. This did raise some concerns with staff
initially. However, we did ask the applicant to address this and in doing so the applicant
entered into a parking agreement with the nearby church for 25 -- for up to 25 parking
spaces, while also adding 13 parking spaces to the site, which staff thinks is adequate
for a gym of that size and does even allow it for room to grow, because typically gyms
and -- as I have talked with Trevor, they do a lot of personal training, so they do have
more -- I guess it wouldn't be a large rush in just the evenings. They do have it
throughout the day. It's pretty steady throughout the day. So, staff is recommending
approval with conditions on this. We have not received any written testimony and I will
stand for any questions you guys have.
Lorcher: Would the applicant like to come forward? If you can state your name and
address for the record that would be great.
Summers: My name is Trevor Summers. My address is 4173 North Beaham in
Meridian, Idaho.
Lorcher: Thank you. Do you want to add anything to Nick's description of your project?
Summers: I don't think I need to add anything specifically.
Lorcher: Okay.
Summers: Happy with what they were putting up.
Lorcher: Commissioners, do we have any questions for Trevor? All right. Thank you
very much. Madam Clerk, is there anybody to testify for this application?
Conly: Thank you. Yes. We have a Trevor Summers.
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Meridian Planning&Zoning Commission
July 10,2025
Page 5 of 7
Lorcher: He just spoke.
Conly: Oh. Sorry. That's it.
Lorcher: That's it? Anybody in chambers like to speak on the subject? Could I get a
motion to close the public hearing?
Rust: Madam Chair, I move that we close the public hearing.
Garrett: Second.
Lorcher: It's been moved and seconded to close the public hearing on Uplifted Gym.
All those in favor say aye. Any opposed? Motion carries.
MOTION CARRIED: SIX AYES. ONE ABSENT.
Lorcher: You know, I think the hardest thing about working out is that the gym is too far
away and so the fact that you are close to a residential area off of Ten Mile and Ustick
would probably be a big benefit to your program and so I think it's -- you know, although
it's atypical for us to use industrial space for workout places, it looks like you have lots of
room to grow and everybody can have a little space. I support this project. Any other
comments from Commission or a motion?
Stoll: Madam Chair?
Lorcher: Commissioner Stoll.
Stoll: If there is no comments, after -- I would like to make a motion.
Lorcher: Okay.
Stoll: After considering all staff, applicant and public testimony, I move to approve File
No. H-2025-0023 as presented in the staff report for the hearing date of July 10th, 2025.
Lorcher: Do I have a second?
Rust: Second.
Lorcher: It's been moved and seconded to approve File No. 2025-0023. All those in
favor say aye. Any opposed? Motion carries. Thank you very much.
MOTION CARRIED: SIX AYES. ONE ABSENT.
3. Findings of Fact, Conclusions of Law for Habit Burger by CDR West,
located at 445 Innovation Ln.
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Meridian Planning&Zoning Commission
July 10,2025
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Lorcher: We are going to open -- this is not on our typical agenda tonight, because we
are -- we are bringing that off the Consent Agenda, but we are going to open File No. H-
2025-0022, The Habit. We heard the staff report last week. It's in -- off of Ten Mile, an
innovation between I believe Costa Vida and Chick-fil-A, somewhere right around there.
We had a count on the minutes that was incorrect, so we would like to vote again. Is
there any commissioner that is uncomfortable about voting on this application for
tonight? Commissioner -- Mr. Starman.
Starman: If I could just clarify or add to your comments. So, the Commission did vote
on this item and approved it after the public hearing. The item on the agenda tonight
are -- is before -- what's before the Commission tonight is the findings of fact and
conclusions of law. You often deal with those topics on the Consent Agenda, but the
reason we moved it from the Consent Agenda to your regular calendar is because there
is at least one substantive error that needs to be corrected and the only way to correct it
is to put -- pull it off the Consent Agenda. So, this is not a public hearing, you are not
really -- you are not doing a redo, so to speak, of what happened at your last meeting,
we are just simply adopting the findings and so the one specific correction I will point out
to the Commission is on page four of the findings we would need to strike the reference
to Commissioner Patrick Grace and we would need to insert a reference to
Commissioner Stoll to fix that and, then, Commissioner Stoll, help me out, are there
other issues that need to be corrected as well?
Stoll: The only question I have is Andrew Seal, is he still a existing --
Starman: Thank you. That -- thank you for catching that as well. So, we need to make
that change as well. So, let me find that. So, we also need to strike the reference to
Commissioner Seal and we need to insert a reference to Commissioner Perreault. So,
with those -- I guess a different way to say that -- to state that differently is we -- the list
of Commissioners on page four of the findings is inaccurate and reflects the
composition of the Commission a few months back. It needs to be corrected to show
the current composition of the Commission. And, then, I -- that's the one correction I
was aware of and I will ask if there is anything else that someone noticed, but with that
what I would basically suggest is that if the Commission is comfortable you would
simply make a motion to approve -- the motion maker would simply make a motion to
approve the findings with the correction so noted and once you get a second you can
vote and that will complete that item.
Lorcher: All right. I'm going to give this a try. I am going to make a motion to approve
the facts, conclusions of law of The Habit Burger with the following modifications:
Remove Patrick Grace and Andrew Seal as active Commissioners and add Matthew
Stoll and Jessica Perreault as current commissioners.
Rust: Second.
Lorcher: Correct? Okay.
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Meridian Planning&Zoning Commission
July 10,2025
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Rust: Second.
Lorcher: It's been moved and seconded to approve the facts findings, conclusions of
law for The Habit Burger with these Commissioner modifications. All those in favor say
aye. Any opposed? Motion carries.
MOTION CARRIED: SIX AYES. ONE ABSENT.
Lorcher: I will take one more motion.
Rust: Madam Chair, I --
Lorcher: Commissioner Rust.
Rust: I move that we adjourn.
Garrett: Second.
Stoll: Second.
Lorcher: It's been moved and seconded that we adjourn. All those in favor say aye.
Any opposed? Motion carries. Thank you very much.
MOTION CARRIED: SIX AYES. ONE ABSENT.
MEETING ADJOURNED AT 6:18 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.)
APPROVED
7 I 17 I25
MARIA LORCHER - CHAIRMAN DATE APPROVED
ATTEST:
CHRIS JOHNSON - CITY CLERK
79
E IDIAN
'aAHO
AGENDA ITEM
ITEM TOPIC: Findings of Fact, Conclusions of Law for Habit Burger by CDR West, located at
445 Innovation Ln.
3
CITY OF MERIDIAN C�
E IDIAN ---
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND ID A H O
DECISION& ORDER
In the Matter of the Request for a Conditional Use Permit for a new approximately 2,426-square
foot restaurant including a drive-through,and escape lane located within 300 feet of an existing
drive-through facility on approximately 1.16 acres of land in the C-G zoning district,located at 445
S.Innovation Lane,by CDR.
Case No(s).H-2025-0022
For the Planning& Zoning Commission Hearing Date of: June 26,2025(Findings on July 10,2025)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of June 26, 2025, incorporated by
reference)
2. Process Facts(see attached Staff Report for the hearing date of June 26,2025,incorporated by
reference)
3. Application and Property Facts(see attached Staff Report for the hearing date of June 26,2025,
incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of June 26,2025,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-2025-0022 ❑
Page 1 4
upon the applicant,the Planning Division,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 26,2025,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 § 1I-
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 26,2025,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 I 1-513-617.1.
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 11-513-6.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 § 67-652l(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-2025-0022 ❑
Page 2 5
G. Attached: Staff Report for the hearing date of June 26,2025
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2025-0022 .
Page 3
10th
July
7-10-2025
7-10-2025
7-10-2025
EXHIBIT A
COMMUNITY DEVELOPMENT WE PI
DEPARTMENT REPORT
HEARING 6/26/2025
Legend
10
DATE: Project Location ` i
TO: Planning&Zoning Commission ..Area of Impact
= City Limits
FROM: Nick Napoli,Associate Planner Q Analysis
208-884-5533 , - -
nnapoli@meridiancity.org
APPLICANT: Alena Kriachko - -
SUBJECT: H-2025-0022 --� --
Habit Burger Ten Mile M� � __ � _ 'T _
LOCATION: Located at 445 S. Innovation Lane in the
West'/2 of the Northwest '/4 of Section
14, Township 3N.,Range 1 W.
I. PROJECT OVERVIEW
A. Summary
Conditional Use Permit request for a new approximate 2,426-square foot Habit Burger including
a drive-through, and escape lane located within 300 feet of an existing drive-through facility on
approximately 1.16 acres of land in the C-G zoning district.
B. Recommendation
Staff. Approval with the conditions in Section IV.
C. Decision
Commission: Approved
City of Meridian I Department Report I. Project Overview
11. COMMUNITY METRICS
Table 1•Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant/Undeveloped -
Proposed Land Uses) Commercial:Restaurant and Drive Through -
Existing Zoning -1 C-G VILA.2
Adopted FLUM Designation Commercial VII.A.3
Table 2:Process Facts
Description Details
Preapplication Meeting date 2/11/2025
Neighborhood Meeting 3/6/2025
Site posting date 6/11/2025
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District IVX
• Comments Received Yes -
• Commission Action Required No -
• Access Private Street(S.Innovation) -
Meridian Public Works Wastewater IV.B
• Distance to Mainline Available at Site
• Impacts or Concerns See Public Works Site Specific Conditions
Meridian Public Works Water iV.B
• Distance to Mainline Available at Site
• Impacts or Concerns None
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
ReadyQ
Marginal
Caution
Odd
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
City of Meridian I Department Report II. Community Metrics
■
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
This property is designated Commercial within the Ten Mile Interchange Specific Area Plan on
the Future Land Use Map(FLUM).
The purpose of the Commercial designation is to provide a full range of commercial uses to serve
area residents and visitors. Desired uses may include retail,restaurants,personal and professional
services, and office uses, as well as appropriate public and quasi-public uses. Multi-family
residential may be allowed in some cases,but should be careful to promote a high quality of life
through thoughtful site design, connectivity, and amenities.
The subject site is one of the multiple commercially zoned and designated properties that
surround the intersection of Ten Mile,Franklin, and the I-84 Interchange. There is a variety of
commercial uses existing and under construction,with more available as this area continues its
build-out. The proposed use of a restaurant with a drive-through is one of the desired uses
outlined in the commercial designation of the comprehensive plan. While it was not envisioned
that the majority of the frontage lots would develop as drive-throughs(Costa Vida, Chick-fil-A,
Cafe Zupas, etc.),the market has driven them to develop largely as restaurants with drive-
throughs. The proposed use, in conjunction with the already approved or constructed uses,
satisfies the general Commercial future land use designation for this area. Staff find that the
proposed project is generally consistent with the Comprehensive Plan.
• "Minimize noise, lighting,and odor disturbances from commercial developments to
residential dwellings by enforcing city code."(5.01.01F)
Operation of the proposed use should comply with City ordinances pertaining to noise,
lighting, and odor disturbances.
• "Require pedestrian circulation plans to ensure safety and convenient access across large
commercial and mixed-use developments."(3.07.02A).
A 10 foot wide pathway is proposed to be constructed within the buffer area along the
entire frontage of S. Ten Mile Road, as part of the final plat site improvements approved
for TM Center Subdivision No. 1. Additionally, the Applicant is proposing a 5-foot wide
pedestrian walkway extending from this pathway along Ten Mile Road. Additionally, the
applicant has provided a pedestrian connection to the east that will connect with the
future sidewalk on the east side of Innovation Lane. The pedestrian facility provides a
connection passing through the drive-through lanes to the front entrance of the building.
• "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.
• "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 Franklin.
City of Meridian I Department Report III. Staff Analysis
■
Table 4:Proiect Overview
Description Details
History H-2020-0074 MDA,PP,RZ(DA#2021-089157);FP-2022-0009;PS A-
2022-0188
Physical Features None
Acreage 1.16
B. History
In 2020,the subject property was part of a larger application for Ten Mile Crossing to rezone,
plat, and modify the existing development agreement to allow for a mixed-use development
consisting of a mix of commercial, employment,and residential. The subject property has sat
vacant since the previous approval.
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 11-2B-3. In this case,the property is within 300 feet of another drive-through
facility directly to the north(i.e. Cafe Zupas and Costa Vida).
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 11-2B-3. Staff has reviewed the proposed plans and building elevations
and they comply with the required standards.
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 east side of Innovation Lane to allow for safe pedestrian
access to the east and west once it's been developed. Because a private street(Innovation
Lane) runs along the eastern boundary of the site that provides access to adjacent properties,
a cross-access easement/driveway is not required to be provided to adjacent properties to the
north and south. The applicant depicts two (2)pedestrian connections, one from the ten (10)
foot multi-use pathway along Ten Mile Road and one from S. Innovation Lane. However, the
material for delineating it from the drive aisle was not specified. This shall be specified with
the submittal of the certificate of zoning compliance and design review.
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;
City of Meridian I Department Report 111. Staff Analysis
■
The site plan accommodates queuing for a minimum of ten (10) vehicles before the pickup
window. Based on data provided by the Habit Burger, this appears to be sufficient.According
to the applicant, their other locations serve approximately 80 vehicles per day, typically
maintaining a queue of around four vehicles, with occasional peaks of 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 ten (10) 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 Ten Mile Road.
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.No cross-access easements are
provided to the properties to the north and south. The subject property will be accessed from
a private street on the eastern boundary of the property. Currently, along this eastern
boundary there is not a sidewalk, however with future development, there will be a sidewalk
on the east side of the private street that will connect with the businesses. The applicant
revised their drawings to provide a pedestrian connection to the building from the ten (10)
foot multi-use pathway along Ten Mile Road.
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 Ten Mile Road with only a drive-through lane between the
building fa(ade 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 Ten Mile Road.
City of Meridian I Department Report III. Staff Analysis
■
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
A 35-foot wide street buffer is required along Ten Mile Road, an entry way corridor and
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 Ten Mile Crossing. 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 does not meet the minimum requirements.
The City's Public Works Department required the removal of 4 trees from planter islands
due to easements. The applicant shall apply for alternative compliance with their
certificate of zoning compliance application to relocate the trees on site.Additionally, 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 ofzoning compliance application.
v. Storm integration
Storm drainage is required to comply with the standards listed in UDC I I-3A-18.
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(s.£) of
gross floor area. Based on the 2,426-square-foot restaurant, a minimum of 10 parking
spaces are required.A total of 57 parking spaces are proposed, exceeding UDC standards.
ii. 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 shown on the plans submitted with this application that meet the requirements. A
City of Meridian I Department Report III. Staff Analysis
■
detail of the bicycle racks shall be provided on the landscape plan submitted with the
future Certificate of Zoning Compliance and Design Review Application.
4. Building Elevations (Comp Plan,Architectural Standards Manual):
Conceptual building elevations were submitted for the proposed structure as shown in Section
VII.C. Building materials consist of stucco,brick,metal panels,metal awnings, and glazing.
The proposed conceptual elevations are not approved.The final design is required to
comply with the adopted TM Crossing Design Guidelines.
E. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
The site plan includes two(2) access points from S. Innovation Lane, a private street located
on the eastern side of the property. Vehicles accessing the site can do so from the northeast,
or southeast and have the option to park in the lot in front of building or proceed northwest to
drive-through lane. These lanes are equipped with menu boards for ordering and allow for
exiting back to the drive aisle in the southeast direction. The second lane, farthest from the
building, serves as an escape lane, leading to the drive aisle along the south side of the
building.
2. Multiuse Pathways (UDC 11-3A-5):
An existing multi-use pathway exists along Ten Mile Road,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 Ten Mile Road. 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-1 S):
An underground pressurized irrigation system is required to be installed to provide irrigation
in accord with the standards listed in UDC 11-3A-15.
2. 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.
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.
City of Meridian I Department Report III. Staff Analysis
■
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-2020-0074 MDA,PP,RZ(DA#2021-089157); FP-2022-0009; PS A-2022-0188
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 western crossing,warning drivers to watch out for
pedestrians.
iii. 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.
iv. Provide details for what material will be used to delineate the pedestrian connections
from the drive aisle.
v. Apply for alternative compliance for the relocation of the trees that are in public works
easements.
vi. Install curbing or boulders on the northern property boundary,where there are two
existing curb cuts,to prevent the northern property from accessing your site.
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, south, 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
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
wLrZA. LQ
Delman La Sewer Aao&d&a Site
Sn,iil�
+ Sewer Shod
f Lstimaled Prgea fee appiratnn
Sewer C RiYs
WRRF aodinirLS
L3alsnce
+ PTO)MLC.onsisLenL Yes
with WW Maaw
Nan%fFadiity Plan
r ImpacisfraLr�nLs, f
See Public Works SitefMifirCorii:1 ons
Vv3tcr
C7ist w to WziwL Vr4Ler Available at Ste
Scrvbui,
FYcr.LanclbrLc
+ Em imatod Pruj Lrt See apF icnion
Water ERLYs
Warm Qualiq More
FYojeCL(.onsisLenL Yes
with Wader Master
Flan
tyma m ncems Mont
NON-PLAT CONDITIONS
PLIRI.WWORKL;IIF.rh RrLtf.%r
Site Sp Fc CLtnditiom■E Apprvrr
1_ NLI pL1mm l AML'Iu�can he wrehm ar L 71111 Ll IR UY 17 A.L-" T inimn.'I'll LN 3M]Lldl'%
bw ldirip,L-wpi ru,bm.N l 4.7rl'1murL=L,nx=i�dLcp muting hushcs,ctL.
2 An,;uoLo"Walla,SL-wLT rnam ur]LTYiLYx will Ire ruyuin l Lu Ck abardLnu l per Uty ur
Mcndiam riwic uNL1
]_ boy uusLing well inuslL be d3 sLumL�4�x(kd froLn miy bui ldmp IbaL Tummin wild Ylflulm TrLLi
ufdiI uo -Lhyr MIL- Ulm Public Rinks 1]LvwL]nLmE.WrIlx LhaL will nut imintimir to Ire
mmd maxi hL prupi;dy alrsnrLltmuL�ilrlLlamota kin of ahamdaorn-mi will bu nalurrLTJ ui her
suhariauvL Ltr Lhu CiLy.CLIM&LL]dabs L}i ^�lLlrtmcrn of W2LLT]R4-w LnLL'fur abanlimuri LTL
'1_ 1:, s nu YNYTSLTLi K pass LbruLLgh infilbmLr Ln_v h6 -
S. Provide 2Q'Fm neat%for mains,bydramL lairds and water scrykcs_Fo m moLs should cKtcmd
LiF to the and of mmiJlrydramYwabc r me cr and 1 Or beymd iL
City of Meridian I Department Report IV. City/Agency Comments &Conditions
■
❑ciiiicrd fldiLiawsof Approval.
I. Appli=Lshall camdioa a wadcrand K erwia xixe acid routiryg wiLh Lhc Anhlic Warlsx
r-Taiimen'L
2. Par Meridian CkyCade{MCC}.the 3pplicatshall be respousrlrlc to m=ll scwffmrdwatQ
mains to and LbraLkgh LhisdevelolxnurL. Applk=L may be eligible rnrareirnbw.wramL
agreement for infrasQuclure enlrantemcm pQ M{Y'R 6 S.
3. The applicanc shall r rivide ea%crrwrL(s)fom all public waLcrf war maims outsidenfpublic right of
way(include all waLer servllecs and hydranLi). Sewcr w3LVr cmmTormL karies deprndiog an sewer
dgL]r.ScwQ 4 2(l ft dip ocquirc a SO R casmwoL,20 25 ft a 40 ft casemenL,and 25 30 ft a 45 fL
cascmcoL 111 w noperasaramLSLrurtures(trots,bushes,buildiggs,rarlrars,Lsashreceptacle
walks,!cores,iofiltr3Lk a Lrcnnccs,light poles,c1c.)arc built»iLhin Lbe urilily eaMWW OL. Submit
aneRxutodea&arn nt{no Lbe form available Cmm J'uMic Wcicks},a lap]dexriEti^n IroEmed by
an Edahn Liceoesod}lnfessional Land Surveyor,which must include Lhc area of Lbe easement
(cnakedE-IE11131rA}and amS1f2"x1l-map with beiringy.md•iis' {rmribmiH€]Irarrli)
for review.Go&echibiLs musLbe scaled,sigood and dated by aPrDreiskmal]and%LncyDr.DO
NOT RGCORD.
A. the My ofMmidim roquics LhaLpressurii od irrigat6m syxLemKbe suplrlicdlvy ayear rouQd
smrQ of walcr(IfDC L 1 313 6).The applicam should be ragLired to uNc any crisLi qg,sudaec w
well crataFortfic aryswrce. rfasurfamoruxll source isootauailahle,admSlepoim
rarroection lo-thecilinrcy waver syswrn shall he required.rfa single NmLcnrmectim is utilimd,
the deve"r will be responsrlrk fire the payment of a ssrnenLs for Lbe comrraro areas pror Ln
priortDmcciving deLrlopmcM plan approval.
5_ Amy.iLrucLores Char are allowed to Tcmain shall be subjod 1a evahmLinQ and possible reaakgrmwcrL
or streel addressing to be in compliance with M[Y'_
d_ All injgaLitn dlLcbes,canals,lacraks,or drains,exclusive nfaalmal waLcrways,ici LcrmNAin&,
cmi iqg L r laying adjmxnL and comtipxv-m 6n the area being subdivided shall be addreswd per
llrH'1 1 3A 6. rn performing such%wwLL,Lhc applicant shall comply wiLh Idahn Code 42 1207
and arfy oUwr applicable law arregulation.
7. Amy welisthat will onlrnntituctD1rcusedmusLbepmnperlyahandnoodaccordingto Idaho Well
CWS&Udon SLandamds Riles administered by Lhc Idaho Oopm ment DrWaler Rewitums. The
Oe loper'x Iingpreerxhal]pni%xLe astatemenaaddresxifygwhether there err any ex6mingS llsio
the devclq mcrvL avid ifwN haw they will c=Lituc to be used,a pmVdc mcamd Qrtbclr
ahrardmarcol
$1. Amy a irtifg soltic sysbarr s withim this praja�L Khali be rcmnvad pa OLy Omdimrice
Soctim 9.1 4 and 9 4 R. CooLact 17,entral DkUi t]Leahh for alandoomenL prnoodures and
itspoairos(248)375 5211.
9. All irnrrnvemantKTelated to public He,saro[y arid lmaltlr shall be completed prior Lo oecupamy
of Lhc sLrucLureK.
10.Aliplb=Lshall be roquiredto pay Pubic Works daaxlopment plan review,and carKfruction
imUeaino foes,m ddermirod during Lbe plan review prunes,pTiec to Ibe i%ni mcc ora plan
approval Iclter.
]L ILshallbe the rcKponsibiliLy or LbeappliC:amLtomKure Lhalalldevelopment feaum cemrply with
dre Americans wiLh Diwbilkics AcLand Lbe fair Ikxuorg Act.
12 AFrlicrnLKhali be rimpocisihle rnrapplicalinQ and comliance wiLh any Seed n 40 PernliLliog
dhaL may be required by Lbe Army Carps of rrgineem.
11,Developer shall coardinatc mai Rroc locations witb Lbe Meridian Past 0 rice.
14.C.Dmpaclinn lest results shall be submitted to Lbe Meridian Ruildilyg DcpvimcM for all building
pads reocivingcngioecrod backfill,wbara rnMiLgwould saLaiap fill material.
15.The design mgiraer shall be regrind to conify that Lbe KVML ccmLerlioe elevations ae son a
micimunaf3foeLabma Lbe higbestekablislredpcalLgroundwa davalion_ This isLneciva
LbaL Lbe bdLnm elevation DFthc crawl spa %or hordes is aL least 1 fool alien.
16.The applicants desigQ engine shall be responsible for irrsspedion of aA irrigation aod•'nr
drainage facility withim this pmjacLLhaLdo rasL rail under Lhc jurwilsw+afm irigadon district
m ACI ID.The desigpenginoer shall provide cerlificalion thaL Lbe EaciliLies havc been iostalled in
accordance with the approveddesigo plans.This certification will be roquimsd berorea certiFcaLe
ornccupancy is issued rnrarly slru_7wvs within Lbe rrnjcct.
17.At Lhc conlrktinn nfdre pmjocL.Lhc applicant shall be mspnnsble 1D submit mcord drawirr¢s per
the Citya MerWiam AuLaCA7D standards. Them xccmd drswmp mrasL be reccivod and apprrrvcd
prior to Lbe ismmrce ora ocnificaLkm ofacculrarcy fccaoy sLruauncsvithin the lrrnjocl
1It.A slrootligLLTAM will need trrhe inchded in Lbe civil comstructiotr plans.4tmcL light rlan
roquiremeMs arc Iis6od in s Linofi 5 oribe Lnls ,arnurL SLaridards for SVocL L.ightiog A copy
or Lho standards cam be fmmd al. w{KLLS.MPq ?id 27-2.
19.The City oFMeridia n roquies OUL the nwncr post Ln Lhc City a p¢fornarmoe surely im Lhc ammmt
or izS%ofthe total onnswbrinn ansifor all iodrmplaw mwer,wale and reuse inrr ieLTuctum
prior to Foal plat sigaaimc.This surely will he va ifiad by a lima'item cosL estimaw provided by
Lhc owocrta Lbe City.The sumclycan be posted in the rormaim irrevctimblc letrcrofccdir,cash
deposit em hand.Applicarrt MUKL rile an applicaliem foT sWcly,which carr be fmmd no Lhc
C'. r roily OcaxlopmcnL flcpartmmt wclrsite. Pl_asecoaLr L L.aod I']evclnrmentScnicc for
more infarmatirm aL k87 221 L.
20.The City a Meridian requires draLdw43wmcr post tnthe CiLya warranLy surely in Lbe amnunLaf
20 ofthe Mal conxwwnion crist for allcnmplcled serer,wwnr and reLyx inframvcturc For
duralieo ortwn}'*a�..This surely will be verified by a line iteira cost emianate provided by Lhc
owri,n to Lbe Vtry.The.surety coo be To Led in the ram am iaetncable keuer afcrediL,casb
dclrusiL or bond.AprlicarrimLBL file an applicalicm foTiwely,srhichcan be fmandon Lhc
Comrntmey rkirlolrmed Fkparlmmt wchaile. Pka crroLai:L Land DevclnpmentService far
mrrn infmmatirm aL NV 2211.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
■
C. Ada County Highway District(ACHD)
ACHD NPVIPI :wry{
7p own*Ktinolk&o
CDR
6515 Turn CenjW JJN",SW$116
Qmta WEa.i A WSM
Subject MER25-345&H-210254dd22
465 5 Innovation Lwv
Hahn 13rrger
lire+ode Cour*y H4prway DKalc!{ACWD)hm rewwwad" UZFn4 ed appkdllon hx Ihr appik-atla,
hem bMO&t a*h83 Oerer+ W*O uket 049re We np impr4VW4rrtS MQWOO W the$d Slr+xC{ }
The 4pp"nt Sh.911 b@ r4g0red ip
1 P&ytibaf in1;lKtilMe.ItitWli t)t(e For any VWnsr*gatOng the"Me in1poctfoopIrMOd' 00
ACHOrs Itnpeet Fee Adpw&Lralor at imoadfmB'!p Jxbaahmoro
If appWAM.a tral6e Imped lee ahrY he asSesyed by ACHDand wlll be due pnor Lo Me rssuarwe at
a buikfwMi perrrot by the mad agency. ;his is a separate TwAm process and it is the appkar4's
raapoedWy to sublet plan■ereclty to►kCFtl]
p#yaygl W b#a DMW OV4 &B plrpr by dr CFn 1e 94rW deirmemd io the
fallliowwrg addrer.E
Aes Coumty Frry"C%wct
Asti:prlr~wd$oMms
5M N.IHF44IW A4etwre
6oi.a.ID 0713
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fSFrarxlrrroCa
o Feasaresutajecifacharagednalpeid�riorwCk�oterl"
c Ail rid pwyrrr4ntR ry Uublrcl to a 9%ptwmving fey
o AUI k paymem are suhpe€#to a S1.5d pFoms trig fee
4. SuUme a 4a+4way axmukeh reQu0v for any Propmw drlmrays prmeway approKh pormm Can
be(Gund at
hIJWr:.'Ww-AV,,&dahp.Qj:WhqTFm1_ ddpcurnenLA8&16.38245966711FAC4lDO
5. Campty with all ACHD Powcies and ACHD Swidard C xr dibam or Appravw for any improwernents or
work in the nght-cf-wry
6. Obtain a pwmit kir any work in Iha rrght-uf-way prior la the aanrtVWi)n.repair.ur installation ct arry
hNbdway Im mv*merrta(tern.NtLof eldewe&.pe,rarnenl vMan",d wawayu,euMm.at.f.
connecting you to mare
rawcwf,�b"h.WG.Arm-7r74aMwM@rAyr FawID-VWM-m7GO-ra'rVW-■Y7d&-J%W W.rw+Wrdrwary
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.
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.
City of Meridian I Department Report V. Findings
■
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. The Habit Burger is not proposing to deviate from the neighboring businesses in hours
of operation and is not adjacent to existing residential but will be neighboring a future
residential use to the east.
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.
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.
It. 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.
City of Meridian I Department Report V. Findings
■
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:
The Meridian Planning&Zoning Commission heard this item on June 26,2025.At the public
hearing.the Commission voted to approve the subject conditional use permit request.
1. Summary of the Commission public hearing:
a. In favor: Tom Wong,Applicant Representative
b. In opposition:None
c. Commenting:None
d. Written testimony:None
e. Staff presenting application: Bill Parsons
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. None
4. Commission change(s)to Staff recommendation:
a. None
City of Meridian I Department Report VI.Action
■
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B. Service Accessibility Report
Overall Scare: 31 3 8th Percentile
Description
Location In City Limits GREEN
Extension Sewer Trunkshed mains < 500 ft. fron, p-- = GREEN
Floodplain Either not within the 100 yr floor:slain c a e4 GREEN
Emergency Services Fire Response time 5-9 min. YELLOW
Emergency Services Police Meets response time goals most of the time GREEN
Pathways 3Nithin 1/4 mile of current pathways GREEN
Transit 3Nithin 1/4 mile of current transit route GREEN
Arterial Road Buildout Status Ultimate configuration (#of lanes in master street_ GREEN
plan) matches existing (# of lanes)
School Walking Proximity From 112 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)
Park WaIkahility No park within walking distance by park type RED
City of Meridian I Department Report VII. Exhibits
■
C. Site Plan(date: 5/5/2025)
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City of Meridian Department Report VII. Exhibits
■
A Landscape Plan (date: 5/5/2025)
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City of Meridian Department Report VII. Exhibits
E. Building Elevations(date: 5/5/2025)
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City of Meridian Department Report VII. Exhibits
■
E IDIAN
'aAHO
AGENDA ITEM
ITEM TOPIC: Approve Minutes of the June 26, 2025 Planning and Zoning Committee
Meeting
F28
E K IDIAN:---
iuAn
Planning and Zoning Presentations and outline
h2
Planning and Zoning 2025July 10, Commission Meeting
Slide 1
h2 Agenda Item Numbers/Order:
hoodc, 12/19/2006
Zoning MapAerialFLUM
w IDIAN�
AGENDA ITEM
ITEM TOPIC: Public Hearing for Uplifted Gym (H-2025-0023) by Erik Hagen, Located at
3410 W. Nelis Dr.
Application Materials https://bit.ly/H-2025-0023
A. Request: Conditional Use Permit to operate an indoor recreation facility (indoor Gym) for
Suite 100 (13,043 Sq. Ft. space) in an existing 37,020 Sq. Ft. Industrial building on 2.49 acres of
land in the I-L zoning district.
97
PUBLIC HEARING SIGN IN SHEET
DATE: July 10, 2025 ITEM
PROJECT NAME: Uplifted Gym CUP H-2025-0023
I wish to
testify Your Full Name Your Full Address Representing
(mark X (Please Print) HOA?
if yes)
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V�''"1 v� U q 3L cl
2
3
4
5
6
7
8
9
10
11
12
13
14
COMMUNITY DEVELOPMENT C��fEPIDIAN*,,
DEPARTMENT REPORT
HEARING 7/10/2025 Legend � -
DATE: Project Location
TO: Planning&Zoning Commission :-: Area of Impact 1
= City Limits
FROM: Nick Napoli,Associate Planner Analysis
208-884-5533J-
nnapoli@meridiancity.org -
APPLICANT: Erik Hagen G
SUBJECT: H-2025-0023 ;
Uplifted Gym a
LOCATION: Located at 3410 W.Nelis Drive in
IF
Section 34,TAN.,R.I W.
N
I. PROJECT OVERVIEW
A. Summary
Conditional Use Permit(CUP)is requested to operate an indoor recreation facility(indoor gym)
for Suite 100(13,043 square foot space) in an existing 37,020 square foot industrial building, and
extend the hours of operation to 24 hours a day, 7 days a week on 2.49 acres of land in the I-L
zoning district.
B. Issues/Waivers
The Planning and Zoning Commission should carefully consider whether the continued
expansion of commercial businesses into industrial-zoned areas is appropriate.
C. Recommendation
Staff. Approval with conditions.
D. Decision
Commission: Pending
City of Meridian I Department Report I. Project Overview
■
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Industrial -
Proposed Land Use(s) Commercial -
Existing Zoning I-L(Light Industrial) VII.A.2
Adopted FLUM Designation Mixed Use Non-Residential VII.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 3/4/2025
Neighborhood Meeting 3/26/2025
Site posting date 6/27/2025
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District
• Comments Received No -
• Commission Action Required No -
• Access W.Nelis Drive: Local Street -
Meridian Public Works Wastewater IV.B
• Distance to Mainline Existing on Site
• Impacts or Concerns No
Meridian Public Works Water TV.B
• Distance to Mainline Existing on 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
■
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. 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 develop the site with an indoor recreation facility(i.e. an indoor gym)
within a portion of an existing industrial building. The building was approved under an
administrative application(A-2021-0083). This property is part of the larger McNelis Subdivision
that was annexed in 2004 with a Development Agreement(DA) and a preliminary plat; a final
plat was later approved and recorded that included this property as Lot 4,Block 2,McNelis
Subdivision. The DA was later amended in 2011.
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.
In the surrounding area,there is a church, flex space,other warehousing uses, employment,
and vehicle repair uses. With the addition of the proposed indoor gym next to existing
industrial and commercial users, Staff believes the proposed indoor recreation facility should
complement other uses in the surrounding area and provide opportunities for residents to
recreate. However, staff have concerns that the continued expansion of commercial businesses
into industrial spaces could lead to impacts on employment in the city.
In addition,the applicant has indicated that the proposed hours of operation are intended to be
twenty-four(24)hours a day, seven(7) days a week. The development agreement requires the
hours of operation to be restricted to seven(7)am to ten(10)pm unless otherwise approved
with a conditional use permit. Due to this,the applicant is also requesting that the hours of
operation be extended to allow for operation twenty-four(24)hours a day, seven(7) days a
week.
It is also important to note that this building was constructed to Industrial parking standards.
The applicant has indicated his gym has about 220 members with roughly fifteen(15)
members at any one time. This has raised some concerns with staff, as parking may be an issue
if not addressed. To address this,the applicant has received approval from the neighboring
church to use up to twenty-five(25)parking spaces. While this helps provide parking, it does
not provide a clear path for residents to get to the business. Staff is recommending a pedestrian
connection be installed to allow gym users to get from the church site to the gym.
Additionally, after conversations with the applicant,revisions were made to add an additional
thirteen(13)parking stalls on the west and southwest portions of the site to better
accommodate the use that is proposed. The combination of this parking on site and off site
(Church Parking)will provide adequate parking in the event that the gym grows.
Therefore, Staff finds the proposed use should be an appropriate use in the MU-NR FLUM
designation for the reasons noted above.
"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.
City of Meridian I Department Report III. Staff Analysis
1 00
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 is 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
vehicle repair. The proposed use will provide another recreational opportunity in close
proximity to residential neighbors to the south and east, thereby reducing vehicle trips and
enhancing the 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."(3.07.01 D)
The proposed use is a non-industrial use requesting a CUP to occupy an industrial land
use area approved for industrial space. Staff have some concerns about approving
another commercial use for an indoor recreation facility(indoor gym) within the vicinity
proposed for industrial uses. If approved, this would be the first such use in this building
but one of many in the city.
"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 of physical activities
offered in the City.
Table 4: Project Overview
Description Details
History AZ-04-004,PP-04-004(McNelis Subdivision Ord.#04-1090,DA Inst.
#104093293);FP-05-047;TE-05-003 (I-yeartime extension on the PP);
CPAM-10-002;MDA-11-002(Addendum to McNelis Subdivision DA,
Inst.#112054621);A-2021-0083.
Acreage 2.49 acres
B. Site Development and Use Analysis
1. 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 industrial uses are intended
in the area, an indoor recreation facility can be approved through a conditional use permit.
The applicant has indicated that the gym has approximately 220 members,with about fifteen
(15)members in the gym at any given time. This raises some concerns for staff as a gym with
this many members may create parking issues. However,with the shared parking and
additional onsite parking being installed, staff believe the proposed use can work effectively
on the site. There will also be no outdoor activity from the gym. In addition,the applicant has
indicated that the proposed hours of operation are intended to be twenty-four(24)hours a
City of Meridian I Department Report III. Staff Analysis
1 01
day, seven(7)days a week. The development agreement requires the hours of operation to be
restricted to seven(7)am to ten(10)pm unless otherwise approved with a conditional use
permit. Due to this,the applicant is also requesting the hours of operation be extended to
allow for operation twenty-four(24)hours a day, seven(7)days a week.
2. Dimensional Standards (UDC 11-2):
The proposal meets the dimensional standards for setbacks, landscape buffers,landscape
requirements and maximum building height.
3. Specific Use Standards (UDC 11-4-3):
A. General standards.
1.All 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.
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.
D.[Outdoor 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.
C. Design Standards Analysis
1. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
The site has already been approved under permit A-2021-0083 and no additional
landscaping improvements will be required.
ii. Parking lot landscaping
The site was previously approved under Permit A-2021-0083. However,with the
proposed addition of thirteen(13)parking spaces,the applicant is required to submit a
Certificate of Zoning Compliance application.
Staff has reviewed the site and notes that, should the gym vacate the premises in the
future,the space could potentially be converted back to industrial use. In such a scenario,
City of Meridian I Department Report III. Staff Analysis
102
parking lot landscaping on the western portion of the site may hinder truck access and
circulation.
As a result, staff recommends that the applicant seek alternative compliance for the
parking lot landscaping requirement and relocate the required trees to other suitable areas
on the site.
iii. Landscape buffers to adjoining uses
The site has already been approved under permit A-2021-0083 and no additional
landscape buffer improvements will be required.
iv. Tree preservation
The site has already been approved under permit A-2021-0083 and no additional tree
preservation improvements will be required.
2. Parking (UDC 11-3C):
i. Nonresidential parking analysis
A minimum of one(1) off-street parking space is required per 2,000 square feet of gross
floor area for industrial buildings.Based on the 37,057-square-foot multi-tenant building,
19 parking spaces are required. The site currently provides 25 spaces,exceeding the UDC
requirements for the I-L zoning district.
However,the proposed use,an indoor recreation facility, is considered a commercial use,
which requires one (1)off-street parking space per 500 square feet of gross floor area. In
response to staff s request,the applicant has proposed thirteen(13) additional on-site
parking stalls, increasing the total to thirty-eight(38).Additionally,the applicant has
secured an agreement with the adjacent church to utilize up to twenty-five(25)of their
parking spaces. This results in a total of sixty-three(63)available parking spaces.
While the entire building is 37,057 square feet,the proposed tenant space is 13,043
square feet. Staff believes that the combination of on-site parking and the shared parking
agreement will provide sufficient parking for the proposed gym use while continuing to
accommodate the existing industrial tenants.
The applicant shall provide a recorded copy of the shared parking agreement and depict
the additional parking spaces with the certificate of zoning compliance.
ii. 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.
3. Building Elevations (Comp Plan,Architectural Standards Manual):
The approved building elevations and perspectives were submitted for the industrial 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.
D. Transportation Analysis
1. 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 W.Nelis Drive
(local street).ACHD and the City has approved the location of the access driveway with
administrative approval for the overall industrial building(A-2021-0083).
City of Meridian I Department Report III. Staff Analysis
103
2. Multiuse Pathways (UDC 11-3A-5):
The multi-use pathway along Five Mile Creek has already been constructed with the
administrative approval for the overall site(A-2021-0083)
3. Sidewalks (UDC 11-3A-17):
There are existing 5-foot wide attached sidewalks along W.Nelis Drive that meet UDC
standards. Any damaged curb, gutter, or sidewalk is required to be replaced.
In addition,due to the cross-parking agreement with the church, staff is recommending a
pedestrian connection from the church parking lot to the gym entrance to promote pedestrian
connectivity.
E. Services Analysis
I. Pressurized Irrigation(UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided as set forth in UDC 11-
3A-15.
2. Storm Drainage (UDC 11-3A-18):
Storm drainage is required to comply with the standards listed in UDC l l-3A-18.
3. 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.
1V. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
I. The applicant shall comply with the site plan,landscape plan, and building elevations
approved with A-2021-0083, including the modifications listed below.
2. The applicant shall submit a certificate of zoning compliance application with the following
revisions:
- Provide an additional thirteen(13)parking spaces on the west portion of the site as
indicated on the concept plan.
- Apply for alternative compliance to the parking lot landscaping standards with the
submittal of the certificate of zoning compliance application.
- Submit a copy of the recorded shared parking agreement with the church.
- Provide a pedestrian connection for the members who park in the church parking lot to
the gym entrance.
3. 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).
City of Meridian I Department Report IV. City/Agency Comments &Conditions
104
• No outdoor event or activity center shall be located within fifty feet(501) 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.
• 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.
4. 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 asset forth in UDC 11-5B-6F.
B. Meridian Public Works
Wastewater
* UstarLQtaSewrr Availah4catsi6c
Sarir>✓
* Sawyer Shcd
* Estimated Prnjed Sccappliratian
Serrcr ERLI's
* WRRFUcclinmg
flalanee
* PNmectconsistcnt Yes
malh WVf Master
PlanfFacil' Plan
+ ImPa,C!isfmnocros
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Water
• dist3rNzbD 4aler Wow Available!atSac
Soria✓
+ PtsssusZorc
Estimated Projod f-mappliratian
WaterERLI's
• YYQIIUC�Lalily None
* PTapctconsistent Yes
with LWatcr Minter
Flan
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FIL61.If"W;IR14S I1FpnRTlHfiYT
SiL.e SpLeri6c C.'aadilioaa■F Apprord
I. Any cbamgm Lo Public walcr infosbudum must be apprm+od by Ivhlic works,Lbi%includes
hydrant%nr Lhc ahandoameaLof waLa mains.
2. Na pummnotL AMU urL �lracry hushcx,hw Idmgs,carport%,uah TcLL7AwIL:walls,rLraam,
rn01LraLi4n LnML711L^S,hgbL pulls,Lie-)L,f be hull wsLhm Lbc WlhLyca.KLTn L-nL
CeaenlCma,ditiaas of Approval.
1. Applicant sbidL coordinate wa cr and sewer main shoe uLd mudutS with Llre Public Warta
FkpartmaLL
2. Pa Mcridiar Cky['ade(UCC,t,die applic"LxhaL1 be pi ibfc Lo iastall.sewer and wood
mains to aod.drtoagh Ihi%dcvc6nprocnt. hpplicaoL may be cl.ijpkc fora rcimbummant
apxccmenL far infrasrrudnre enhmxxm crL per MCC S 4 5_
S. lheapplicarixhaLlpmmidcaa mirnr(s)fm all.puhlirwalm'scwcr mains:xs WeofpublicrighLof
wayfinclude all wab=semkL and h}dranul. %e rrwaeerarx nLvaricsdcpendingnnxe r
d4+th.Scwar 0 24 ft ikv.p mgLirc a 34 FL ct%mwDl,20 25 ik a 4A fL cave mcnt and 25.lU fL a 45 fL
City of Meridian I Department Report IV. City/Agency Comments &Conditions
105
oasemom. Rnsureno-permanent sUrrhros(hem,bardros,buildings,caoprNu,trmhremptacle
walls,fences,iofiltrs Linn Lersch,er,Ligbipde,etc.)arehuiltwilhioLkeuliLiLyc nnanl. Suhmir
an eeoculed easement(r Lhe Firm available form Public Wo&I I.a IcgaL da=ipdoo prepared by
an Idaho L.kcnscd P mFessWmal LudSurveyor,wbichmuse include the areaof the cwmrerx
(naicodli XI[MIT A)and an R112-x II-Toap with bearurgs mid distarN)m(marked hi%IILL�II'11)
fi rreriew.lLd3r cxhibiLs musLbe scaled,sigood and dwodby a Nofe kraal l-od Surveym.❑fJ
Nfyr RI�CCIR6.
4. T1rc City of Maidim requires that presswiLTed iariguioo srwim be suppLied by a year Fmod
mx=of wal¢[11 DC.L 13 B dj_The aplAicant Pbnuld bo required to um any exisiiog surface ar
well wbcr for the primary source Ifs surface nr wdl srarrce is nor availahk a single pnimL
e rneclino Lo Lbe cdirsrry waLar system shall.be required_If a single poioL conneciiom is ulilired,
the developer wLIL he responsible for Lhe paymene ofw%cssmcnrs for Lhe carmrun areas prior Las
prior Las receiving dcvaloprnam Tulam appmral.
S. Any xLucb�Lb t are allnwed La remain shall be subjecr Lo evalua6im and pomsldc r isrnmem
oFstreet ddFe%-igla be in compliance with MCV.
d. All irrigation ditcher,canals,LweraLs,ar drains,excluavc of natural waLerways,intnsrsctirg,
eronkg nr layiryg adjMWL mrrd cmLigumx m Lhe area being xuhdividod shaL1 be. ---d per
IJW. I L 3A 6. in perFnCnniogsuch wort,Ole applicaoL%hall comply with Idaho Cs k42.12N
and any ader applicable law or r5gdzdan.
?. Any wells Ulu will onl cnrNiouc Ln be used must be Txoperly abandoned aoonrdmg Lo Idaho Well
CnasLrudion Standards Rulesadmioiskred by Lhe IdahoDopanimmt of WAerRr as. The
lkvcloper's Emgft or shall jr ko a Aarennont addressing wbctbor throe me my misting wells in
the dca+clopnr_rrl,and it sn,Mw bay will motinue m be used.or provide rccnrd of Lbcir
abmdommrnL.
A. Amy existingwpies}abnewi&n this projed shall beFcoxwed.fromscrv6�FQCiiyCkr&i nee
Soc&n 9 1 4 and#4 FE Contart CemLml Dimrid Ilealih Fir abaodmr auLL pmceduas and
irxpoctianx(2011}375521 1.
9. All impro ram oft related to public lift K&Wy and heal0i shall.be coinplaod prior ea oongma y
oFthe mruc rres.
10.ApplicanrsEWLbetunsicedto pay Public Worksdevdgn nt plan review,and"nsuucti n
onspc.7ioar fees,as dowrmimod during Lbc plan rcviewpmcm piorfaUuo issuance of aplar
appmxal Letter.
I I.IL shall be Lbe responsibibLy at the applir:arnt to encase that all devclopmmt Features compLp with
the Americ=with flisabiblies Act and Lhe Fair I141unin Ad.
12.Applicanc sULbe rospmKible forarplicalioo mid caoglianoev ith any SaAkm 40411 eardbLirg
thal nay he required by Lhe Amoy C wps of lim&ocrs.
11.lkix loper shall.cca dinaoe mailbn Iccatinnswishthe Mcridim Pcmf1F6re.
J 4.(7,Dmpaction CrA results shall lie suhmiucd Lo the Meridian Building lkpm m mL for aLl budding
pads receiviogerygi000rcd backfi0,where far+lingwm&-.di uop51L material.
15.Thc design cngiraocr shill be required La certiFy LhaL Use street cadedim clevatiorns are soh a
minimum of 3 foeL aloe Ux KEhcst csaMished peak grcKmdwaoer clesatim. This is ha ensum
dru the bnUmmcicvaLirwafLhc crawl sp-xc;of3mmesisidkasLI Fa%abnre.
16.The appl6cantsdesiF3engincershaLl be mspomsiKe Fnrim{,octian afall irrigaiirx M&W
drainage facility within Lhis pmjeeL ilex do-WL fall under the juriidickan of an irrigarian di%uic
or ACLU).The desigm engineer shall pmvide mrLifin:aLinn that Lhe facil.ibi lava ben bnscallc3 in
aru>tvdaoce wi Lh dw approved dcAlm plans.this certificuim wilL be rcgaircd bcFxe a certificaLe
ofaxup,arcy isicxvod For any suu ues wilhio IbeTwojoa
17.At Lhc mmploLixtafdnc loojecL,Lbe applicant shall be resTnor ihk Losubrnh rccmidmwingsper
Lbe City of Mssidi n AvLoCAD siaudar rx. These record drawingrs muss be rooeirc3 and appmxed
prior M the issuance of a cur ifiw &m ofnccuptmcy Far arty s=Lures wiLhio Lhe Ta'ojoeL
Iit.A street IigMplan will rood to beiniudrd in Ow civiLrnmgrudim plans.Soar¢H&Lplan
mq dremmh are Limed in mmtion 6 5 of the I mpm�al Standards for Strad Li gbting.A copy
oFlhe slam ar,kr bo found at hap:?i a w.mcri dianwiLyxw puhLic nxnrks.asps?id 2'2.
19.Tlrc City of Meridian requires that Lhc mrncr post Lo Lbe CiLy a pcifarnLancc sway in Lhe amount
of 125%of Lhe total cnnxUuction rasL far all iwarinpleie sewer,waLa and reuse infrasmuctwe
prkwm final.plu sigaatsrc_This surety will be vcrifiodbya Line ikm cmLcsGnakc provided by
One owner Las Lbe Ciiy.the s Ly can be pnsad in the form ofan irretncahle Letter of vedit,crib
d pmiL ar bnrLd.Applicant nt�Ric an applicaLion Mc Nurcty,whicb cm be Frumd on the
Clnmmurily❑evalopmenL❑eparumlAwcbsite_ Please contact I-indFkwlgrmmt'mice for
more informalim al l 7 2211.
20.T1ne City of Meridian requires that Lbe corner past Lo Lbe City a warrauly surety in the anrxnrn of
M%of the total smnsuuction cost far all crrm*Led sewer,wikr and reuNc iofradruriu-T for
dua3dbnn a f Lon yeas.This surety will.be vcifiied by a I hra kern cnsi estimate pmtided by Ore
ovnnerw the City.The surety can he posted in the form ofm irrevocable Lawrofcmdit,cash
dq r k sass bnnj.Applicant nowt file an applica&m for survLy,wbicb cam be found ern the
Community IhevalcpmorL acporGneoLwahxik_ Please canted I-aodDcvclopmanL Srn-ice for
nmm informuim at81V.22J I_
V. FINDINGS
A. Conditional Use(UDC 11-511-6E)
The commission shall base its determination on the conditional use permit request upon the
following:
City of Meridian I Department Report V. Findings
106
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 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.
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 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.
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 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.
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 that if the applicant complies with the conditions outlined in this report, the
proposed use will not adversely affect other property in the area.
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.
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:
Not Applicable.
10. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
Not Applicable.
City of Meridian I Department Report V. Findings
107
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.
Not Applicable.
VI. 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.
B. Commission:
Pending
City of Meridian I Department Report VI. Action
108
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B. Service Accessibility Report
Overall Score: 24 15th Percentile
Description
Location 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 > 9 min. RED
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 =+. a=t= GREEN
plan) matches existing of lanes)
School Walking Proximity Within 1/2 mile walking GREEN
Either a High School ❑r College within 2 miles OR a
School Drivability Middle or Elementary School within 1 mile drivin : GREEN
(existing or future)
Either a Regional Park within 1 mile OR a Community
Parklalkability Park within 1/2 mile CAR a Neighborhood Parkwithin GREEN
114 mile walking
City of Meridian I Department Report VII. Exhibits
■
C. Site Plan(date: 5/1/2025)
— - _ Mea11a k;wmm .
delis Gym TI
Trevor Summers
3110 w N.H.a,-61la,,to wens
i tranwIh[-1@gmail-mn,209.871.1344
Conditlonal Use App
�, �� •� �� 51112025
. m + Yde 2!No Boadelp Code SYMIHY _
•, - �. � ��-sue=-�:'
•\" `,/ C—,s;m tee.
E ti g sae r a i•9���Q &Cd.o=�
City of Meridian Department Report VII. Exhibits
112
A Landscape Plan (date: 5/21/2025)
Neils Gym TI
aLo--- Trevor Sum mers
. ..... Conditional Use App
512112025
P�ty DA.
V.�,iLy MW
t
Ewa --A
GI-0
Cory.EW.PL�
E-1—sil.ph. &C16,DILI
City of Meridian Department Report VII. Exhibits 113
E. Building Elevations (date: 2/10/2021)
IP I q 9 q, T
..........
in mm HIM
WEST ELEVATION
�7
T T T T r T
8
NORTH ELEVATYM
HII Immm-
EAST EL"ATMN 11
ErF-A
, I
SOUTH EILZVA'ffOH
City of Meridian Department Report VII. Exhibits