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HomeMy WebLinkAboutAda County Sheriff's Office Training Center H-2025-0043 CITY OF MERIDIAN V IDIAN;_-- FINDINGS OF FACT, CONCLUSIONS OF LAW AND ! DAHO DECISION& ORDER In the Matter of the Request for a Conditional Use Permit(CUP) is requested to operate a quasi-public (Ada County Sheriffs Office/Training Center) in three (3) existing industrial tenant spaces on 11.13 acres of land for the Ada County Sheriffs Office/Training Center, Located at 2568 E.Lanark Street in the I-L Zoning District,by Ada County Sheriffs Office. Case No(s).H-2025-0043 For the Planning& Zoning Commission Hearing Date of. October 16t'',2025(Findings on November 6t",2025) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of October 16t'',2025, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of October 16t'', 2025, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of October 16', 2025, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of October 16',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 I 1 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-2025-0043 Page 1 48 upon the applicant,the Planning Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of October 16tt',2025, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning &Zoning Commission's authority as provided in Meridian City Code § 11- 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for a Conditional Use Permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of October 16th, 2025, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two(2)Year Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City in accord with UDC 11-513-6F.1. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval,and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period in accord with UDC 11-5B-6F.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.F.1,the Director may authorize a single extension of the time to commence the use not to exceed one(1)two (2)year period.Additional time extensions up to two (2)years as determined and approved by the Commission may be granted. With all extensions,the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho Code § 67-652 1(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted,including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2025-0043 Page 2 49 G. Attached: Staff Report for the hearing date of October 16t1i,2025. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2025-0043 Page 3 Fol 6th By action of the Planning&Zoning Commission at its regular meeting held on the day of November ,2025. COMMISSIONER MARIA LORCHER, CHAIRMAN VOTED COMMISSIONER JARED SMITH,VICE CHAIRMAN VOTED COMMISSIONER BRIAN GARRETT VOTED COMMISSIONER JESSICA PERREAULT VOTED COMMISSIONER MATHEW STOLL VOTED COMMISSIONER MATTHEW SANDOVAL VOTED COMMISSIONER SAM RUST VOTED Maria Lorcher, Chairman 11-6-2025 Attest: Chris Johnson, City Clerk 11-6-2025 Copy served upon the Applicant, the Planning and Development Services divisions of the Community Development Department,the Public Works Department and the City Attorney. 11-6-2025 By: Dated: City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2025-0043 Page 4 F51 Exhibit A COMMUNITY DEVELOPMENT C��fEPIDIAN;,�-,-` DEPARTMENT REPORT I D A H O HEARING 10/16/2025 legend DATE: Project location TO: Planning&Zoning Commission Area of Impact = City Limits FROM: Nick Napoli,Associate Planner 0 Analysis 208-884-5533 nnapoli@meridiancity.org APPLICANT: Mathew Navest SUBJECT: H-2025-0043 y- - Ada Count Sheriff's Office Training g Center ---W-, T---- LOCATION: Located at 2568 E. Lanark Street in the -_-- SW 1/4 of Section 9,T.3N.,R.IE. ; I. PROJECT OVERVIEW A. Summary Conditional Use Permit(CUP) is requested to operate a quasi-public (Ada County Sheriff's Office/Training Center) in three (3) existing industrial tenant spaces on 11.13 acres of land in the I-L zoning district. B. Recommendation Staff. Approval with conditions C. Decision Commission: Approved as presented in the staff report. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2025-0043 Page 5 52 II. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Industrial - Proposed Land Use(s) Quasi-Public(Ada County Sheriff's Office/Training) - Existing Zoning I-L(Light Industrial) VII.A.2 Adopted FLUM Designation General Industrial VILA.3 Table 2: Process Facts Description Details Preapplication Meeting date 7/29/2025 Neighborhood Meeting 9/2/2025 Site posting date 10/6/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District • Comments Received Yes; Staff Report - • Commission Action Required No - • Access Lanark Street;Collector Road - ITD Comments Received Yes;No comment Meridian Public Works Wastewater • Distance to Mainline Existing at site • Impacts or Concerns None Meridian Public Works Water • Distance to Mainline Existing 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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2025-0043 Page 6 53 Figure 1: Service Impact Summary ImpactService • • Ready Q O O O O O O O O Marginal Caution 0 4- 0Q1 °aa 5r o Qa CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2025-0043 Page 7 54 III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview This property is designated Industrial on the Future Land Use Map(FLUM). The purpose of the Industrial designation is to allow a range of uses that support industrial and commercial activities. Industrial uses may include warehouses, storage units,light manufacturing, flex, and incidental retail and office uses. In some cases,uses may include processing, manufacturing,warehouses, storage units, and industrial support activities. The applicant proposes to occupy three(3)tenant spaces of an existing industrial building for a quasi-public use. The Ada County Sheriff's office intends to use the space for offices,training space, and a gym. The narrative indicates that the addition of this space would allow for additional training to keep up with the demand needed for new recruits and continue training. Comprehensive Plan Goals: "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. In addition, it will provide additional emergency services close to State Highway SS. "Monitor and adjust the amount and mix of industrial, commercial, and office areas needed to meet the employment needs of the City."(3.06.01B) The proposed use will contribute to the mix of uses in this area; however, the desire for industrial uses will be diminished. While the nature of the use is not industrial, the Ada County Sheriff's Office will be employing more of their employees at this location, which generates employment. "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 users. However, due to the nature of the proposed use, staff are supportive of allowing the quasi public use near a major corridor in State Highway 55. Table 4: Project Overview Description Details History CZC-05-032,CZC-06-134 Acreage 11.13 Acres B. History The subject property contains a multi-tenant industrial building that was constructed in 2006. Since its construction,the subject tenant spaces have changed several times to different industrial users. The applicant is now proposing a quasi-public use which requires a conditional use permit in the I-L zoning district. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2025-0043 Page 8 55 C. Site Development and Use Analysis 1. Proposed Use Analysis (UDC 11-2): The proposed quasi-public use is a conditional use in the I-L zoning. The I-L zoning and FLUM designation is meant to provide opportunities for business and employment,which typically includes light manufacturing,research and development,warehousing, and distribution. This use adheres to Policy 3.07.02B,which promotes a mix of land uses that ensures connectivity,livability, and economic vitality. While there are not any other quasi- public users in the area,the addition of a new Ada County Sheriff's office and training facility will allow for better services to residents in the city and in the county. Additionally, the proposed use will allow the Ada County Sheriff's Office to keep up with demand for new recruit training and further advancement of training for existing officers. 2. Dimensional Standards (UDC 11-2): The proposal meets the dimensional standards in the I-L for setbacks, landscape buffers, landscape requirements and maximum building height. However,the site plan needs to be modified to allow for a 25-foot drive aisle on the southern portion of the parking being added. This should be revised with the submittal of the certificate of zoning compliance application. 3. Specific Use Standards (UDC 11-4-3): A. Public recreation and community centers. The use shall meet the standards in accord with section 11-4-3-2, "arts, entertainment or recreation facility, indoors and outdoors",of this chapter. The applicant is not proposing a public recreation or a community center with this application. B. Public or quasi-public office. The use shall meet the standards for office use in accord with the district in which the use is located. The applicant is in compliance with this standard. D. Design Standards Analysis 1. Landscaping (UDC 11-3B): The site has already been approved under permit CZC-06-134 and no additional improvements will be required. In addition,staff is not requiring parking lot landscaping to be installed with this application as UDC 11-313-8 allows loading areas in the I-L zoning to be exempt from this standard. This will allow future user to remove the parking if they deem necessary. The applicant shall apply for alternative compliance with their certificate of zoning compliance application. 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(s.f.) of gross floor area. The applicant is proposing to exceed the parking requirements by adding 77 new parking stalls on the rear of the property. However,the drive aisle dimensions on the proposed new parking do not meet the requirements in the UDC. The applicant will be required to revise this and bring it into conformance with UDC 11-3C-6. In addition, staff is not requiring parking lot landscaping to be installed with this application as UDC 11-313-8 allows loading areas in the I-L zoning to be exempt from this standard. This will allow future user to remove the parking if they deem necessary. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2025-0043 Page 9 56 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 not depicted on the plans and shall be shown with the submittal of the certificate of zoning compliance. 3. Building Elevations (Comp Plan, Architectural Standards Manual): The approved building elevations and perspectives were submitted for the industrial building as shown in Section VII.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. 4. Fencing (UDC 11-3A-6, 11-3A-7): No additional fencing is being proposed with this application. E. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Access is existing off E. Lanark Street, an industrial collector. There are currently six(6)curb cuts that lead to access to different parts of the building. The applicant is not proposing to change any of these access points. These access points were approved with CZC-06-134. 2. Sidewalks (UDC 11-3A-17): There is existing 5-foot-wide attached sidewalks along E. Lanark Street Avenue that meet UDC standards.Any damaged curb, gutter, or sidewalk is required to be replaced. F. Services Analysis 1. 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 11-3A-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. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. The applicant shall comply with the site plan,landscape plan, and building elevations approved with CZC-05-032, including the modifications listed below. 2. The proposed project shall comply with the standards listed in UDC 11-4-3-30,Public or Quasi-Public Use. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2025-0043 Page10 57 3. The site plan shall be revised to provide a 25-foot-wide drive aisle along the southern portion of the proposed parking area. This revision shall be included with the submittal of the Certificate of Zoning Compliance application. 4. The applicant shall apply for a certificate of zoning compliance and alternative compliance applications prior to submitting for a building permit for the site modifications. 5. The conditional use permit is valid for a maximum period of two (2)years unless otherwise approved by the City. During this time,the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval,and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6 A time extension may be requested as set forth in UDC 11-5B-6F. 6. Prior to occupying the space,the applicant shall obtain either a tenant improvement or certificate of occupancy fast track approval from the Building Division. 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 site meets all the dimensional and development regulations of the I-L zoning district for the proposed use. Therefore, the Commission finds the site is large enough to accommodate the proposed use. 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 use will be harmonious with the Comprehensive Plan in that it will provide additional emergency services, employment, training opportunities near State Highway 55, 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. The Commission finds the design, construction, operation and maintenance of the proposed use with the conditions imposed, should be compatible with other uses in the general vicinity but may moderately change the character of the area due to the limited I-L zoning within the City. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2025-0043 Page I I F581 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: 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. 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: The Meridian Planning&Zoning Commission heard this item on October 16t1'.2025. At the public hearing.the Commission moved to approve the subject conditional use permit request. 1. Summary of the Commission public hearing: a. In favor: Mathew Navest b. In opposition: None C. Commenting: Mathew Navest d. Written testimony:None e. Staff presenting application: Nick Napoli f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2025-0043 Page 12 F591 a. None 3. Key issue(s)of discussion by Commission. a. There were no issues with the discussion from Commission: However.they did ask questions about the type of training that will be occurring on the site. This resulted in no further questions or concerns. 4. Commission change(s)to Staff recommendation: a. None CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2025-0043 Page 13 60 VII. EXHIBITS A. Project f Overview)(link to Project Aerial1. Legend "ur ■ Project Location Area of Impact =a _ T� e 0 Analysis 1►Q4 r � �'� r, _ CITY OF OF • • OF • ORDER CASE • H-2025-0043 2. Map ! • W LegendJ LocationC-C RUT Project 40 Area of ImpactW Ac • Analysis il,�!�r► �•.. :-ter '®'�'i`� ITF n PINE ' 'lll 1!■ ■V FRANKL-IN 18 RUT 0 7-77 3. Future ■■■■ , ■■■ 1111`` ,,•�,`�• �71J IIIIIlw +`i 4fIlC �f�1� ■■■I�il I — $4 1 Use Project Lo �as uulxrra: sidential • �Ili`7 r+�f 1 i i• Area of •• •. AnalysisYI1 ) a^ flrl a • - L1�JgI�1J,j p177 _alf7lfr� ♦ y�tr,•, } :�u^��ii►z► r 1iw$�lelllE 'rl l���l' �/illlli 11it1 ►iwu1ii71111u i! ryllll PINE �� In Low i FRANKL=IN Density1► Residenticii �; Illlllll�n l` CITY OF 1 inn n una■Illlnn= �� ��ff11■.i w� 4r♦ �� wi1111ii �■■■s,.` IIJ 8� MERIDIAN1 ' 1 11' 4. Planned Development Map Legend © Project Location Area of Impact T=' City Limits Planned Parcels OAnalysis ¢ ,i ti aim 1 ' LL�91 t 1 � I i i i 1 1 V I- I CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2025-0043 Page16 63 B. Subject Site Photos Y R 3� CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2025-0043 Page 17 64 C. Service Accessibility Report 10werall Sore: 31 193rd PermnWe Location In City Limits GREEN Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 100 ,-fo-:�a-a-- -r y 2 acres GREEN Emergency Services Fire Response time > 9 min. RED Emergency Services Police Meets response time goals most of the time GREEN Pathways Within 114 mile of current Pathways GREEN Transit Within 114 mile of future transit route "E-A44 Arterial Road Buildout Status Ultimate€onfigLrration(#of lanes in ma=-v: s=•vv=s GREEN plan) matches existing (#of lanes) S€hooI Walking Proximity Within 112 mile walking GREEN Either a H igh School or College within 2 miles OR a S€hooI Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Either-a Regional Park within 1 mile OR a Community Parr Walkability Park within 112 mile OR a Neighborhood Park withi- GREEN 114 mile walking CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2025-0043 Page 18 65 D. Site Plan (date: 9/4/2025) Al MERIDIAN BUSINESS CENTER 4 k 1 � I Illlli'iil mn ni OVERALL SHE PLAN CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2025-0043 Page 19 66 E. Landscape Plan(date: 9/4/2025) r.w• --inn .-- - _ _ fl mr— t 5 I - I - � I s r ll I� I _ ll � i l WEST ADDITION LANDSCAPE PLAN SEE SHEET L-1 FOR PLANT 111113113MIILA =7 LALNDSCAPE DETAUA.&NOT= I CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2025-0043 Page 20 67 H 91 7 F77 I&�1�1 17 s L �PUL-J'k'f V� LANDZQAPF PLAN CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2025-0043 Page 21 F 68] F. Building Elevations mm lo V4ZV FMF-NOUTH BSlRTCN g.�rxigu [xe7 R"ATM m TY PUd4 -- - a. - - jL - a WE9i HIRF-IIORIH 6FYk1N1N CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2025-0043 Page 22 69 ar, r,-nW AMrrEN-Harm arena 6EVATICH kj ,�. -� E �T AOpMN-ERar N7evt F1Elrpiil �� — 6 k p ° iI hil �,,vrar�a,nH-,vrar e�rvron a.ev�,ror� ��-61� CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2025-0043 Page 23 70