HomeMy WebLinkAboutThe Tee Box H-2025-0056 CITY OF MERIDIAN C�
E IDIAN ---
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND HO
DECISION& ORDER
In the Matter of the Request for a Conditional Use Permit for The Tee box,Located at 535 N.
Locust Grove Road in the I-L Zoning District,by Nocholas Brady, Samuel J.Brady Architects.
Case No(s).H-2025-0056
For the Planning& Zoning Commission Hearing Date of: February 19, 2026 (Findings on March 5,
2026)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of February 19,2026, incorporated
by reference)
2. Process Facts(see attached Staff Report for the hearing date of February 19, 2026, incorporated
by reference)
3. Application and Property Facts(see attached Staff Report for the hearing date of February 19,
2026, incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of February 19, 2026, 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
upon the applicant,the Planning Department,the Public Works Department and any affected
party requesting notice.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).THE TEE BOX H-2025-0056 ■
Page 1
7. That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of February 19,2026,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 February 19, 2026, 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 11-5B-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 11-513-6.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 § 67-6521(1)(d), if this final decision concerns a matter enumerated in Idaho
Code § 67-6521(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.
G. Attached: Staff Report for the hearing date of February 19, 2026
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).THE TEE BOX H-2025-0056
Page 2 F24]
By action of the Planning&Zoning Commission at its regular meeting held on the 5th day of
March ,2026.
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 DOM GELSOMINO VOTED
March 5, 2026
Maria Lorcher, Chairman Date
Attest:
Chris Johnson, City Clerk 3-5-2026
Copy served upon the Applicant,the Planning and Development Services divisions of the
Community Development Department,the Public Works Department and the City Attorney.
3-5-2026
City Clerk's Office Date
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).THE TEE BOX H-2025-0056
Page 3 25
NICHOLAS COMMUNITY DEVELOPMENT C' �fEDEPARTMENT REPORT
HEARING 2/19/2026 Legend
DATE: Project Location
TO: Planning&Zoning Commission ::: Area of Impact J
+= City Limits —7
FROM: Linda Ritter,Associate Planner Q,analysis �
208-884-5533 4 0
fritter@meridiancity.org
s-
APPLICANT: Nicholas Brady, Samuel J. Brady i
�r
Architects
SUBJECT: H-2025-0056 ��
The Tee Box 4_ _..-
I � W
LOCATION: 535 N. Locust Grove Road,the site is _ f
located on a portion of the NE 1/4 of the
SE 1/4 in Section 7, Township 3N, Range --
IE,Parcel No. R7326471400
I. PROJECT OVERVIEW
A. Summary
Conditional Use Permit(CUP)is requested to operate a golf and fitness personal training facility
from an approximately 4,000 square foot tenant space in an existing 16,000 square foot industrial
building on 1.427 acres of land in the I-L zoning district. This includes golf simulator bays, a
fitness area,and a putting green.
B. Issues/Waivers
None
C. Recommendation
Staff recommends approval of the proposed conditional use permit with the conditions in Section
IV per the Findings in Section V.
D. Decision
Approved
City of Meridian I Department Report 1. Project Overview
■
11. COMMUNITY METRICS
Table 1•Land Use
Description Details Map Ref.
Existing Land Use(s) Industrial -
Proposed Land Uses) Indoor Recreation Facility -
Existing Zoning -p I-L VILA.2
Proposed Zoning I-L
Adopted FLUM Designation General Industrial VII.A.3
Proposed FLUM Designation General Industrial
Table 2:Process Facts
Description Details
Preapplication Meeting date 11/18/2025
Neighborhood Meeting 12/2/2025
Site posting date 2/7/2026
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District IVX
• Comments Received Yes, Staff Report -
• Commission Action Required No -
• Access E. Commercial Drive—Local Road -
• Traffic Level of Service N/A -
ITD Comments Received Yes,Letter
Meridian Fire No Comment
Meridian Police No Comment
Meridian Public Works Wastewater
• Distance to Mainline Available at the site
• Impacts or Concerns Flow is committed
Meridian Public Works Water
• Distance to Mainline Available at the site
• Impacts or Concerns No changes to public water infrastructure shown in record.
Any changes must be approved by public works.This
includes hydrants or the abandonment of water mains.
Note: City/Agency Comments and Conditions Section and public record for all department/agency
comments received. The Tee Box-CUP H-2025-0056 (copy this link into a separate browser).
City of Meridian I Department Report II. Community Metrics
■
Figure 1: One-Mile Radius Existing Condition Metrics
Reference Parcel:R7326471400 Date Retrieved:2026/1/15
Parcel Count Parcel Acreage Infill Indicator:
547 Surrounding Area
263 1 O
4 ,p Not city
4k 4; ® City Limits
2,488 1,585. ■ Not City
7
Household Household& Population Growth
Households 02020
Population Change:20.7°I°
Population ■Growth
(Household and Population Change
since 2010 Decennial) 5,000 10,000 15,000
Use Types Residential Addresses All Addresses
■ Single-family
Multi-family (90%
0%
® Commercial
Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years)
Proposed Proposed
Pending Pending
Approved Approved
0 500 1000 1500 2000 0 500 1000 1500 2000
■ Single-family ❑ Multi-family
City of Meridian Department Report II. Community Metrics
■
Single-family y 2.00 1,000
1.50 *'
Residential 1.34
Parcel Diversity a 1.00 500 U
0 Parcel Count 0.50 [0 L
a.10 a
Average Acres 0.00 0
R-2 R-4 8 R-15
Average Single-family Density by Zoning Average
15.00
i Residential Net Density
10.00 E)10.37
Q 5.00 05.54 05.58 6.47
0.00 0.75 Dwelling Units 1 Acre
R-2 R-4 R-8 R-15
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts
Figure 3: Service Impact Summary
ImpactService . .
Ready
Marginal
Caution
a ye e�'e� �o�a Fite o\`�e spa a��'•� 0ORI
a 011 poi a�
oaf
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 Industrial on the Future Land Use Map (FLUM).
The purpose of the General Industrial designation allows 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. Sample
zoning include: I-L and I-H.
The Applicant proposes to retrofit the existing industrial space with 3-4 golf simulator bays, state
of the art putting surface, and a small fitness area with weights and golf related exercises, an
office/conference room. The building was approved under an administrative application(CZC-
05-059). This property is part of the larger Railside Park Subdivision that was recorded on March
27, 1997.
Table 4: Project Overview
Description Details
History Lot 2,Block 3 of the Railside Park Subdivision;CZC-05-059;CUP-05-;
CUP-12-011;CUP-12-019
Acreage 1.427
B. History
The subject property is part of an existing subdivision(Lot 2,Block 3 Railside Park)that was
recorded in 1997.
The Applicant proposes an indoor recreation facility(i.e. an indoor golf simulator,putting surface
and small fitness area)within a portion of an existing industrial building. The industrial building
was approved under an administrative application(CZC-05-059)with 23 parking stalls (2
handicap)along the eastern property line as the code in existence at the time(MCC 11- 5413-B)
required one space per 1000 square feet of warehouse, and-MCC 11- 5213-B required one per
400 square feet for professional office space. The proposed tilt-up building required 22 parking
stalls for 12,000 sq/ft of warehouse and 4,000 sq/ft of office space. The proposed development
met the minimum requirement of parking for the use.
Per UDC 11-2C-2, indoor recreational facilities are allowed in the I-L zoning district with the
approval of a Conditional Use Permit.
Other businesses located within the existing building include martial arts,heating and air
conditioning, firearms academy and a physical therapist. The property has the Snider Lateral to
the south,N. Locust Grove to the east,Everything Air Heating and Cooling to the west and Big
Wood Cabinets to the north.
It is also important to note that this building was constructed to industrial parking standards. The
applicant has indicated the indoor golf facility has the capacity to allow a maximum of eighteen
(18)clients at a time and with a total of sixty-three(63)parking spaces for the entire building
without assigned parking.
Therefore, Staff finds the proposed golf simulator and fitness area should be an appropriate use in
the Industrial designation for the reasons noted above.
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
City of Meridian I Department Report 111. Staff Analysis
■
should evaluate whether continued expansion of commercial uses within industrial areas remains
appropriate.
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
There is an existing industrial building on the site that was approved on May 13, 2025 under
the review of CZC-05-059.
2. Proposed Use Analysis (UDC 11-2):
The proposed use of an indoor recreation facility(golf and fitness personal training facility)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 a maximum of 1-18 people will be at the
facility at any given time. The applicant is not proposing any outdoor activity from the golf
and fitness personal training facility.
3. Dimensional Standards (UDC 11-2):
This is an existing structure which met the dimensional standards for the I-L zoning district
for setbacks,building height, and proposed use at the time of construction.
4. 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, 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
City of Meridian I Department Report III. Staff Analysis
■
D. Design Standards Analysis
1. Landscaping (UDC 11-3B):
The site has already been approved under permit CZC-05-059 and no additional landscaping
improvements will be required.
2. Parking (UDC 11-3C):
i. Nonresidential parking analysis
Off-street parking is required to be provided in accord with the standards listed in UDC
Table 11-3C-6B for nonresidential buildings based on the gross floor area of the flex
building and the area of the office for the self-storage facility at the ratio of 1 space per
2,000 square feet.
A total of 23 parking spaces were provided and approved for the building under Permit
CZC-05-059. Over the years, a series of conditional use and administrative permits have
been approved, resulting in increased parking to meet commercial, rather than industrial
parking requirements. At present, the site provides sufficient parking.
3. Building Elevations (Comp Plan,Architectural Standards Manual):
The approved building elevations were submitted and approved for the industrial building as
shown in Section VII.G.
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.
E. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Access to the site is via E. Commerce Drive, a local road.
2. Sidewalks (UDC 11-3A-17):
There are existing sidewalks along N. Locust Grove Road and E. Commerce Drive. No
additional frontage improvements are required as part of this application.
F. Services Analysis
1. Pressurized Irrigation(UDC 11-3A-15):
There is existing pressurized irrigation to the site.
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 3.03.03G, UDC 11-3A-21):
Development was connected to City of Meridian water and sanitary sewer systems and the
extension to and through said developments were constructed in conformance with the City of
Meridian Water and Sewer System Master Plans that were in effect at the time of
development.All utilities are available to the site. Water main,fire hydrant and water
service required a twenty foot(20) wide easement that extends ten (10)feet past the end of
main, hydrant, or water meter. No permanent structures, including trees are allowed inside
the easement.
Comprehensive Plan policy 3.03.03G requires urban infrastructure be provided for all new
developments, including curb and gutter, sidewalks, water and sewer utilities.
City of Meridian I Department Report III. Staff Analysis
■
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-05-059 (Railside Tilt Up).
2. The Applicant shall comply with the specific use standards listed in UDC 11-4-3-2—Arts,
Entertainment or Recreation Facility, Indoors and Outdoors,including but not limited to the
following:
• Accessory uses including,but not limited to,retail, equipment rental,restaurant, and
drinking establishments may be allowed if designed to serve patrons of the use only, and
not the general public.
• All outdoor recreation areas and structures that are not fully enclosed shall maintain a
minimum setback of one hundred feet(100') from any abutting residential districts. The
playing areas of golf courses, including golf tees,fairways, and greens, are an exception
to this standard. (Ord. 07-1325, 7-10-2007).
• No outdoor event or activity center shall be located within fifty feet(50')of any property
line and shall operate only between the hours of six o'clock(6:00)A.M. and eleven
o'clock(11:00)P.M.
• Outdoor speaker systems shall comply with section 11-3A-13, "Outdoor Speaker
Systems", of this title.
3. The two garbage bins located near the front entrance shall be either screened per UDC 11-
3A-12.13 or relocated to the rear of the property next to the existing enclosure.
4. The applicant shall not be required to submit a Certificate of Zoning Compliance application
to commence the proposed use on this site. Planning staff will review and approve the
commencement of the use through the Tenant Improvement and/or Certificate of Occupancy
submitted to the Community Development Department. All interior modifications(tenant
improvements)associated with the use must receive all required permits and inspections from
the Building Division of the Community Development Department prior to operation of the
indoor recreation facility.
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.
B. Idaho Department of Environmental Quality(DEQ)
https:llweblink.meridiancily.orglWebLinklbrowse.aspx?id=428605&dbid=0&repo=MeridianCit
X
C. Ada County Highway District(ACHD)
https:llweblink.meridianciU.orglWebLinkIBrowse.as,ox?id=42860E&dbid=0&repo=Meridian Cit
X
D. Idaho Transportation Department(ITD)
https:llweblink.meridianciU.orglWebLinklbrowse.aspx?id=428605&dbid=0&repo=Meridian Cit
y
City of Meridian I Department Report IV. City/Agency Comments &Conditions
■
V. FINDINGS
A. Conditional Use(UDC 11-5B-6E)
The commission shall base its determination on the conditional use permit request upon the
following:
1. That the site is large enough to accommodate the proposed use and meet all the dimensional
and development regulations in the district in which the use is located.
The site meets all the dimensional and development regulations of the I-L zoning district for
the proposed use. Therefore, Staff 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.
Commission finds the proposed use will be harmonious with the Comprehensive Plan in that
it will provide an indoor recreation use which will contribute to the mix of uses desired in the
Industrial 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.
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.
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.
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.
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.
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.
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.
Commission finds the proposed use will not result in the destruction, loss or damage of any
such features.
City of Meridian I Department Report V. Findings
■
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 February 19,2026.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: Stuart Hill,representing the applicant
b. In opposition:None
c. Commenting:None
d. Written testimony:None
e. Staff presenting application: Linda Ritter
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
■
' 1 1
a of Impact Analysis ism
, WS
not I
PINE -
it { k"�'"p"!a - -- �'• w *!.' mi
_� a
ail
RL
ir
W
. NKLIN : F
_ -' _�
13
.� ' tie
—
'����_ _ .' hip' • 1on
'IDS__ _ r/ J . �._ '�-.'. _;�� a.:.✓" G G
KNEW
•Legend � �F.AIRVIE,
=L-j Project Location
Area of Impact
0 MEN U a .-••,
1.4+.Analysis
n.►���•nm.
:� �- ■r::'i►�•ice n.•��amu IIJ
2 R.� 1' �. � �OLD� ria ''•ryaip �� � J
_ n111 Isl�■� Uu I.nn.�I\►� aigaa i ��
■.. � �.ter/ p■nnm ■ ' �!uunit
nlni ■� a
•i i��-'ram � �■Iii
1■�lulnnnnu�� :n■7
PINE �-, � ■■■
HE nn!n' ■
• c 1�����I11 I���
FRANKL-IN 11 lie ■ '
.::: ........
Legend � FAIRUI�EW
r W
US
0 Project Location
Area of Impact I:" Milli LU
tPulpn
Analysis1 1■l n\.•.��1■n■. I_ I J
mnnm■-�G■tlr� C�j•MINorMS, is ��
1� ! r' u•ter\.��n■... iiiiiirr/ii///iii W
nIn
•
Uu ■nn.��\► b /ii///i��i/i.: ry�Y1 Nr� t
aeJ..tOld To
.1" Qom�II►q am V /iiiiiiuwnul i v►Ip 1,< L.I11A�.a
1 1 =1�Inn 111111111��=C■SIC\ 4
NMI
-
1
tlll!�
-11.ttl�
Ills en.a .�-: •——
FRANKLIN
a son
man
man It in
o - •M Project Location no
I 11••. 1 -•
Legend
■ .. FAIRN'I'EWI �■�■■■■■■■�
MINN
Area of
City Limits •'' I fir■p►ice p■■n.� -_ w
Impact �'__■�►,:�►•i,•i�•' �IIIIIIIIIIIIIIII � /ip/ =g J ■■ ■�Planned •• _is
��..ham♦ •11giv1111O III/Dili///iiij • �j
■.■ i rrr�I■■► •�......tlti� ■■■■��I/i/!'III ///i// tttl� :
,• AnalysisItO1 It=��\A' 1i•\//:..-1-.-• Ic7C=.pill 9///i/ii tttl�
ttttt 11=I � Uu pnnH�I\►� YV:C�iii //ii/ /iiim I t.
:1�..+gnu■rn,•�_.:.,,.-loom � �I'o //iu I � � ��
■qtt t11i1■•r �11► �---'■ , �uu /unw0 ■� �tt.�
u un 1■Ill Ott •�■ i'■t�tllll. wr�:►n►�i�nnim��:-:- r�71-/Pn.7. �'■1�'pmmI
IfPIN El/ I■i-:I■■■II'll
room Will
WIN
II..:111■.IIII.: Illfl�lll `' - �■
1Q•1 lil.�nuu.nll;ti y,l
W _� ■
::Ilia i=,,1 111■i� ■
•IIII!•-•• ��� 1111�
�•w ��► 1w_ ■ �W l�A� ,I� 0 ��pl�fl��� �
FRANKL-I�N�---
��I■■■■�ilofi■ � :.. q��
���-tom Q��.11111,■■■■■■■■■ V �:�: � n1 .�.��
trams ����■■■, � 1-1 rl�■d ��•i OI/O���'p uU/r /� t�
•�O y
5. Map Notes
Nearby Recent Preliminary Plats(within last 5-years)
H-2019-0004 H-2019-0007 H-2019-0112 H-2019-0149 H-2019-0142 H-2019-0115
H-2020-0015 H-2020-0054 H-2020-0076 H-2020-0126 H-2021-0017 H-2021-0043
H-2021-0049 H-2021-0069 H-2021-0077 H-2021-0097 H-2022-0040 H-2022-0013
H-2023-0022 H-2023-0025 H-2023-0032 H-2023-0044 H-2023-0048 H-2017-0011
H-2023-0073 H-2024-0008 H-2024-0038 H-2025-0021 H-2024-0071
Nearby Recent Conditional Use Permits(within last 5-years)
H-2020-0029 H-2021-0082 H-2017-0058 H-2022-0013 H-2024-0071
City of Meridian I Department Report VII. Exhibits
■
- - rAt
a W.
ON
wili
I ON
aFFc��
s .oil i a
m
Aw
m }z
{s
w
�T
� +ar
r
� � A
1 �•
�=aa 4���i t � _7t '�•r a i 1 l ��
e I
§ F
u
DepartmentCity of Meridian po
C. Service Accessibility Report
PARCEL R7326471400 SERVICE ACCESSIBILITY
Overall Score: 37 87th Percentile
Description
Location In City Limits GREEN
Extension Sewer Trunkshed mains ¢ 500 ft.from parcel GREEN
Floodplain Either not within the 100 yr floodplain or > 2 acres GREEN
Emergency Services Fire Response time < 5 min. GREEN
Reporting District meets response time goals most of
Emergency Services Police GREEN
the time
Pathways Within 114 mile of current pathways GREEN
Transit Within 114 mile of current transit route GREEN
Arterial Road Buildout Status Ultimate configuration (# of lanes in master streets GREEN
plan) matches existing of lanes)
School Walking Proximity Within 112 mile walking GREEN
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 WalkaWity No park within walking distance by park type RED
Report generated on 01-15-2026 by MERIDIAN\Iritter
City of Meridian I Department Report VII. Exhibits
■
A Site Plan(date: 12/9/2025)
�oti,�EA�A�SrRE�
0
Cho Mori
}
TEE
BOX
FLIN LEVEL
At-
SrtE PL4N
ASA
City of Meridian Department Report VII. Exhibits
■
E. Approved Landscape Plan(5/13/05)
m R IL-Slorm PARK TILT-LIP II
LOT R.BLOGC 3•RAILSIDE PAW.6LZ- !
_ -,,,,s :.'�f.W ^,•••^' NrRIOIAN IDANO 1i
ruwrw•� C�V6pfld"^^'� — J.�E xw��.r
MCLcx T �MKT, wo*.m.v+aw.ao
i..�.r.�5,,0... �'y.�.r...r_., . ...ra,.r.r.�rr '�`m�.a;` .e,..m�°",�•�.;w.�R. a
•-f4 Y�� tia.R ��
JLM MyL,cv r.e{b �YOpd.C.KLm rtlnm acrya�
6Y�NIYN��
________________________________ __-
sW___ __-----------
--------------
If
�® g
Y� p � iPX��pi/ I N w�mw wa rvfwLe ntk.
j�
� J i j� 3 ra•a.a'
ba
..ru GElCRAL• •.S L=.IG'I
....a,... -ram..-ram..'I—Z=11.. -LI
a rt[m�ir cpe fi KSWuliii�v�ic*r wu ne[�[[irn a�rva rtn,«a iu[Lw s�
City of Meridian Department Report VII. Exhibits
■
F. Floor Plan(date: 12/9/2025)
F)--------- -------— -------
If4l -------------t,--------------------------------------------------------t------------- --
A--
TEE
un BOX
0
A1.1
City of Meridian Department Report VII. Exhibits
G. Approved Building Elevations (5/13/05)
{�Q 94 C33QMQ ° �
a
r
t
.a
�C9LQ49C1G� •�Qi
f
f
City of Meridian Department Report VII. Exhibits
■
VIII. ADDITIONAL NOTES &DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS
(link to Community Metrics)
A. One-Mile Radius Existing Condition Notes
This data is automatically derived from enterprise application and GIS databases, and exported
dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30-
days. Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel
based data excludes certain properties and represents land as it exists now. Properties considered
are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional
development, government, and quasi government facilities). The following values also constrain
included property acreage to reduce outliers and non-conforming instances from distorting
averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals. Some approved entitlements,
and particularly older ones,may be constructed.
Decennial population counts and household counts are based on the most recent Decennial
Census. Current population and current household values are COMPASS estimates,usually for
the year previous, and are based on traffic analysis zone boundaries(TAZ's).
B. Mixed Use Analysis Notes
This data is derived from enterprise application and GIS databases, and exported dynamically.
Data considered for analysis are only those areas overlapping the overall Mixed Use boundary
area.Mixed Use areas across arterial roadways are distinct, separate, and not considered as they
do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety,
transportation efficiency, etc.).Mixed Use parcel areas may be greater or smaller than the future
land use area designation boundary due parcel size,configuration,right-of-way, and other factors.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals.
C. Service Assessment Notes
This data represents existing conditions derived from our enterprise application and GIS database,
exported through dynamic reporting. The system references the most recent available data from
various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and
response times,police crime reporting,pathway information,existing and planned transit,
roadway improvements, school and park proximity, and other resources.
The tool provides context for project review,using multiple indicators consistently. Data from
similar topics may vary based on different levels of review.
The overall score is based on weighted criteria(not a ranked order), and the percentile score
compares the parcel to others in the city(higher is better). This tool was developed as a City
Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are
just one data point and should not be the sole basis for decisions.
D. ACHD Roadway Infographic Notes
The Ada County Highway District utilizes a number of planning and analysis tools to understand
existing and future roadway conditions.
• Existing Level of service(LOS).LOS indicator is a common metric to consider a
driver's experience with a letter ranking from A to F.Letter A represents free flow
conditions, and on the other end Level F represents forced flow with stop and go
City of Meridian I Department Report V111. Additional Notes&Details for Staff Report
Maps, Tables, and Charts
■
conditions. These conditions usually represent peak hour driver experience. ACHD
considers Level D, stable flow,to be acceptable. The LOS does not represent conditions
for bikes or pedestrians,nor indicate whether improvements: are possible; if there are
acceptable tradeoffs; or if there is a reasonable cost-benefit.
• Integrated Five Year Work Plan(IFYWP). The IFYWP marker(yes/no)indicates
whether the specified roadway is listed in the next 5-years. This work may vary, from
concept design to construction.
• Capital Improvement Plan(CIP). The CIP marker(yes/no)indicates whether the
specified roadway is programmed for improvement in the next 20-years.
City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report
Maps, Tables, and Charts
■