HomeMy WebLinkAboutHigh Desert Veterinary Hospital H-2026-0022 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 Conditional Use Permit for High Desert Veterinary Hospital,
Located at 3147 W.Belltower Drive in the L-O Zoning District,by Travis Butterfield.
Case No(s).H-2026-0022
For the Planning& Zoning Commission Hearing Date of. July 2,2026(Findings on July 16, 2026)
A. Findings of Fact
1. Hearing Facts(see attached Department Report for the hearing date of July 2, 2026, incorporated
by reference)
2. Process Facts(see attached Department Report for the hearing date of July 2, 2026, incorporated
by reference)
3. Application and Property Facts(see attached Department Report for the hearing date of July 2,
2026, incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Department Report for the
hearing date of July 2, 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). [H-2026-00221
Pagel 115
7. That this approval is subject to the conditions of approval in the attached department report for
the hearing date of July 2,2026, 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 Conditional Use Permit is hereby approved in accord with the
conditions of approval in the department report for the hearing date of July 2, 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, acquire
building permits and commence construction of permanent footings, install underground City
utilities; or record a final plat. 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
11-513-617.2.
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: Department Report for the hearing date of July 2, 2026
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). [H-2026-00221
Page 116
By action of the Planning&Zoning Commission at its regular meeting held on the 16th day of
July ,2026.
COMMISSIONER MARIA LORCHER, CHAIRMAN VOTED
COMMISSIONER JARED SMITH,VICE CHAIRMAN VOTED
COMMISSIONER JESSICA PERREAULT VOTED
COMMISSIONER MATHEW STOLL VOTED
COMMISSIONER MATTHEW SANDOVAL VOTED
COMMISSIONER DOM GELSOMINO VOTED
7-16-2026
Maria Lorcher, Chairman Date
Attest:
Chris Johnson, City Clerk 7-16-2026
Copy served upon the Applicant,the Planning and Development Services divisions of the
Community Development Department,the Public Works Department and the City Attorney.
7-16-2026
City Clerk's Office Date
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). [H-2026-0022]
Page 3 F1
EXHIBIT A
COMMUNITY DEVELOPMENT �E IDIAN ---
DEPARTMENT REPORT
HEARING 7/2/2026 Legend
DATE: Project Location
Area of Impact
TO: Planning&Zoning Commission �= city omits w
FROM: Bill Parsons, Current Planning O Analysis
Supervisor
208-884-5533
f.
bparsons@meridiancity.org -- �,-
APPLICANT: Travis Butterfield `
SUBJECT: High Desert Veterinary Hospital
H-2026-0022 ��
LOCATION: 3147 W. Belltower Drive,located in the @rLu
SW 1/4 of the NW 1/4 of Section 35,
Township 4N.,Range 1 W.
I. PROJECT OVERVIEW
A. Summary
Conditional Use Permit to operate an animal care facility on approximately 0.397 of an acre in
the L-O zone.
B. Recommendation
Planning Division: Staff recommends approval of the Conditional Use Permit with the conditions
noted in Section IV below.
C. Decision
Planning and Zoning Commission: Approval
D. Table of Contents
Community Metrics.............................................................................. II
StaffAnalysis..................................................................................... III
City/Agency Comments and Conditions...................................................... IV
Findings............................................................................................ V
Action.............................................................................................. VI
Exhibits............................................................................................ VII
II. COMMUNITY METRICS
Table 1: Land Use
Description Details Ma Ref.
Existing Land Use(s) _ Office Building
Proposed Land Use(s) Veterinary Clinic -
City of Meridian I Department Report I. Project Overview
118
Description Details Map Ref.
Existing Zoning L-O VII.A.2
Proposed Zoning L-O
Adopted FLUM Designation Limited Office VILA.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 5/7/2026
Neighborhood Meeting 5/18/2026
Site posting date 6/10/2026
Table 3:Agency Comments
Agency/Element Description/Issue Reference
Ada County Highway District IV.K
• Comments Received Yes/Staff Report -
• Commission Action Required No I I -
• Access W. Belltower Drive/Ten Mile Road I -
• Traffic Level of Service Better than`E" I -
ITD Comments Received Yes
Meridian Public Works Wastewater
• Distance to Mainline Available at the site
• Impacts or Concerns No
Meridian Public Works Water 1V.B
• Distance to Mainline Available at the site
• Impacts or Concerns No
Note: See section IV. City/Agency Comments&Conditions for comments received or see the public
record. Paste the following link into your browser to access the public record:
https:llweblink.meridianci y.org/WebLink/Browse.aspx?id=442707&dbid=0&repo=MeridianCitX
City of Meridian I Department Report 11. Community Metrics
119 1
Figure 1: One-Mile Radius Existing Condition Metrics
Reference Parcel:51203110005 Date Retrieved:2026/2/26
Parcel Count Parcel Acreage Infill Indicator:
587 Surrounding Area
227 1 2 Of ifl Not city
® City Limits
4,343 1,fifi2.
g ■ Not City
Household Household& Population Growth
Households
02020
Population Change:6.1°I°
Population ■Growth
(Household and Population Change
since 2010 Decennial) 10,000 20,000 30,000
Use Types Residential Addresses All Addresses
■ Single-family
no/
Multi-family 190% is
3%
® Commercial
Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years)
Proposed I I Proposed
Pending Pending
Approved Approved
0 500 1000 1500 0 50 100
■ Single-family ❑ Multi-family
City of Meridian I Department Report II. Community Metrics
120
2.00 4,000
Single-family H 3,500 y
Residential
01 1.50 3,000 *'
" 2,500
Parcel Diversity (A1.00 2,000 c°�
N 1,500 —y
0Parcel Count ,,, 0.50 0.46 1,000 L
Average Acres 0.00 18 0.10 0000
a
R-2 R-8 R-15
Average Single-family Density by Zoning Average
15.00
dResidential Net Density
10.00 9.94
p 5.00 �4.32 �5.fi8 4.51
2.16
0.00 Dwelling Units l Acre
R-2 R-4 R-8 R-15
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
Table 2:Proiect Overview
Description Details
History Modena Plaza Subdivision SHP-2025-0004;CZC,DES A-2025-0093
Acreage 0.397
A. History
In 2025, approval was granted for a short plat to re-subdivide Lot 3,Block 6, of Bridgetower
Crossing Subdivision No. 2. The subdivision consists of four(4)building lots on approximately
1.59 acres of land within the existing L-O zoning district.
A certificate of zoning compliance and concurrent design review application was approved for
the construction of a 3,520 office building on the site.
B. General Overview
This property is designated as Office on the Future Land Use Map (FLUM) contained in the
Comprehensive Plan. This designation will provide opportunities for low-impact business areas.
These uses would include professional offices,technology and resource centers; ancillary
commercial uses may be considered(particularly within research and development centers or
technological parks). Sample zones include L-O.
C. Comprehensive Plan Policies
• "Permit new development only where it can be adequately served by critical public facilities and
urban services at the time of final approval, and in accord with any adopted levels of service for
public facilities and services."(3.03.03F)
City water and sewer services are available and can be extended by the developer with
development in accord with UDC 11-3A-21.
City of Meridian I Department Report III. Staff Analysis
121
• "Ensure that quality fire protection,rescue and emergency medical services are provided within
Meridian."(4.11.03)
The proposed veterinary hospital is within a reasonable response time zone for emergency
services.
• "Require all new development to create a site design compatible with surrounding uses through
buffering, screening,transitional densities, and other best site design practices."(3.07.01A)
The Applicant is proposing a 6 foot-tall fence at the northwest corner of the building. A 35 foot-
wide street buffer exists along N. Ten Mile Rd., an arterial street, in accord with UDC Table 11-
2B-3, as depicted on the plat.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed veterinary hospital is located adjacent to Ten Mile Road, with office uses to the
east and south, and a daycare to the north. The site is situated within a low-intensity office area,
and the proposed use is compatible with the surrounding development. Accordingly, the
veterinary hospital is not expected to create conflicts with adjacent land uses.
• "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."
(3.03.03A)
The proposed development is already connected to City water and sewer systems.
• "Require urban infrastructure be provided for all new developments,including curb and gutter,
sidewalks,water and sewer utilities."(3.03.03G)
Urban sewer and water infrastructure and curb, gutter and already constructed and provided
with development as proposed.
• "Slow the outward progression of the City's limits by discouraging fringe area development;
encourage development of vacant or underutilized parcels currently within City limits."(4.05.03B)
The site is already developed and located within the City limits. The proposed veterinary hospital
will provide a valuable service to area residents and businesses while contributing to the
development of a vacant tenant space in the new building in a manner that is consistent with the
surrounding office and commercial uses. Additionally, the proposed use will support the efficient
provision of City services.
D. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
There is a new 3,620 square foot office building on this site, which was approved with
CZC/DES application A-2025-0093.
2. Proposed Use Analysis (UDC 11-2):
The proposed use "Animal Care Facility"is an allowed use with an approved conditional
use permit per the UDC.
3. Dimensional Standards (UDC 11-2):
The existing building meets the dimensional standards for setbacks, landscape buffers,
parking requirements, landscape requirements and maximum building height.
City of Meridian I Department Report 111. Staff Analysis
122
4. Specific Use Standards (UDC 11-4-3-1):
• All animals shall be indoors at all times,except when being exercised.At such times,
animals shall be under the supervision and direct control of a caretaker.
The applicant has proposed a pet relief area on the northwest side of the building.All
animals will be supervised and kept on a leash at all times while outside the clinic. No
overnight boarding or kenneling services are proposed as part of this veterinary facility.
• The facility owner and/or operator shall comply with all state and local regulations
relating to such a facility and shall maintain housekeeping practices designed to prevent
the creation of a nuisance and to reduce noise and odor to a minimum.
The animals will be indoors at all times except when relieving themselves. All animal
waste shall be maintained and discarded in a manner that minimizes odor.
5. Hours of Operation(UDC 11-2B-3B):
Business hours of operation within the L-O district shall be limited from 6:00 a.m. to 10:00
p.m. The applicant is proposing to operate the business within the following hours:Monday
through Friday-8 a.m. to 6 p.m.
E. Design Standards Analysis
1. Structure and Site Design Standards (UDC 11-3A-19):
There is an existing structure on this site. Detached sidewalks along Time Mile Road with a
pedestrian connection to the building have been installed.A thirty-five (35)foot landscape buffer
is required along Ten Mile Road and has been installed as well as the 5-foot buffer along the
north side of the structure.
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
UDC Requirement Proposed/Analysis
Arterial Road: 35 Feet The applicant is proposing 35 feet of landscaping along N.
Ten Mile Road.
ii. Parking lot landscaping
Landscaping is required to be provided along all parking areas per the standards listed in
UDC 11-3B-8. The site currently meets this requirement.
iii. Landscape buffers to adjoining uses
The property is adjacent to a daycare within a residential zoning district. Per UDC 11-
3E-9, this requirement applies to a landscape buffer next to residential and/or
nonindustrial uses not zoning districts. Therefore, this requirement does not apply.
iv. Storm integration
An adequate storm drainage system shall be required in all developments in accord with
the city's adopted standards, specifications and ordinances. Design and construction shall
follow Best Management Practice as adopted by the city.
The development meets the requirement per UDC 11-3B-11 for stormwater integration.
3. Parking (UDC 11-3C):
i. Nonresidential parking analysis
City of Meridian I Department Report III. Staff Analysis
123
UDC Requirement Proposed/Analysis
Commercial: 1 Parking Eight(8)parking spaces are required/The applicant is
Stall per 500 Square Feet proposing 20 parking spaces exceeding the parking
of Gross Floor Area requirements. *All lots within this subdivision are subject
to cross access/cross parking agreement as shown on the
plat.
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.
The applicant meets the requirements and has proposed two bicycle racks.
4. Building Elevations (Architectural Standards Manual):
The building elevations were approved with Certificate of Zoning Compliance and Design
Review Application A-2025-0093 and are compliant with the ASM standards.
5. Fencing (UDC 11-3A-6, 11-3A-7):
The applicant is proposing a small,fenced area on the northwest side of the building for
animal relief. The Applicant shall provide a detail of the proposed fencing meeting the
UDC standards.
F. Transportation Analysis
1. Access (UDC 11-3A-3, UDC 11-3H-4):
Access is proposed via an existing backage road along the east boundary of the site from W.
Belltower Dr., a collector street to the north,from N. Ten Mile Rd., an arterial street along
the west boundary of the site. Direct access via Ten Mile Rd. is prohibited.A cross-
access/cross parking easement is granted between all the proposed lots for internal access
from the backage road via a note on the plat.
2. Pedestrian Connectivity(UDC 11-3A-5, UDC 11-3A-8, UDC 11-3A-17):
Detached sidewalks currently exist along Ten Mile Road. The applicant is providing a five-
foot-wide pedestrian walkway from the sidewalk along Ten Mile to the building.
G. Services Analysis
1. Pressurized Irrigation(UDC 11-3A-15):
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(UDC 11-3B-6). The applicant should be required to use any existing surface
or well water for the primary source. If a surface or well source is not available, a single-
point connection to the culinary water system shall be required. If a single point connection
is utilized, the developer will be responsible for the payment of assessments for the common
areas prior to prior to receiving development plan approval.
2. Storm Drainage (UDC 11-3A-18):
An adequate drainage system is required in all developments by the City's adopted
standards, specifications, and ordinances. Design and construction shall follow best
management practices adopted by the City as outlined in UDC 11-3A-18. Storm drainage
was approved with the construction application and was constructed to City and ACHD
design criteria.
City of Meridian I Department Report 111. Staff Analysis
124
3. Utilities (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.
There are existing water and sewer services stubbed to the property.Any unused services
shall be abandoned per the UDC.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. The applicant shall comply with all previous conditions of approval for this development
(SHP-2025-0004; CZC,DES A-2025-0093).
2. The proposed project shall comply with the standards listed in UDC 11-4-3-22 for animal
care facilities.
3. The hours of operations shall be limited to 8:00 a.m.to 6:00 p.m. as proposed.
4. Overnight boarding or kenneling services is prohibited.
5. All animals shall be indoors at all times,except when being exercised or relieving
themselves. At such times,animals shall be under the supervision and direct control of a
caretaker and remain within the designated fenced area.
6. The Applicant shall provide a detail of the proposed fencing meeting UDC 11-3A-7 standards
with the building permit application.
7. 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. Meridian Public Works
1. Sanitary sewer service to this development is available via extension of existing mains
adjacent to the development. Water service to this site is available via extension of existing
mains adjacent to the development.
2. All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures. Where approved by the City Engineer, an owner may post a
performance surety for such improvements in order to obtain City Engineer signature on the
final plat as set forth in UDC 11-5C-313.
3. Upon installation of the landscaping and prior to inspection by Planning Department staff,the
applicant shall provide a written certificate of completion as set forth in UDC 11-313-14A.
4. A letter of credit or cash surety in the amount of 110%will be required for all incomplete
fencing,landscaping,amenities,pressurized irrigation,prior to signature on the final plat.
5. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125%of the total construction cost for all incomplete sewer,water infrastructure
City of Meridian I Department Report IV. City/Agency Comments &Conditions
125
prior to final plat signature. This surety will be verified by a line-item cost estimate provided
by the owner to the City. The applicant shall be required to enter into a Development Surety
Agreement with the City of Meridian. The surety can be posted in the form of an irrevocable
letter of credit, cash deposit or bond. Applicant must file an application for surety,which can
be found on the Community Development Department website. Please contact Land
Development Service for more information at 887-2211.
6. The City of Meridian requires that the owner post to the City a warranty surety in the amount
of 20%of the total construction cost for all completed sewer, and water infrastructure for a
duration of two years. This surety amount will be verified by a line item final cost invoicing
provided by the owner to the City. The surety can be posted in the form of an irrevocable letter
of credit,cash deposit or bond. Applicant must file an application for surety,which can be
found on the Community Development Department website. Please contact Land
Development Service for more information at 887-2211.
7. In the event that an applicant and/or owner cannot complete non-life,non-safety and non-
health improvements,prior to City Engineer signature on the final plat and/or prior to
occupancy,a surety agreement may be approved as set forth in UDC 11-5C-3C.
8. It shall be the responsibility of the applicant to ensure that all development features comply
with the Americans with Disabilities Act and the Fair Housing Act.
9. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
10. Developer shall coordinate mailbox locations with the Meridian Post Office.
11. All grading of the site shall be performed in conformance with MCC 11-1-4B.
12. Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill,where footing would sit atop fill material.
13. The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation
district or ACHD. The design engineer shall provide certification that the facilities have been
installed in accordance with the approved design plans. This certification will be required
before a certificate of occupancy is issued for any structures within the project.
14. At the completion of the project,the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
15. Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street
Lighting(http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be
installed at developer's expense. Final design shall be submitted as part of the development
plan set for approval,which must include the location of any existing street lights. The
contractor's work and materials shall conform to the ISPWC and the City of Meridian
Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and
Utility Coordinator at 898-5500 for information on the locations of existing street lighting.
16. The applicant shall provide easement(s)for all public water/sewer mains outside of public
right of way(include all water services and hydrants). The easement widths shall be 20-feet
wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the
plat,but rather dedicated outside the plat process using the City of Meridian's standard forms.
The easement shall be graphically depicted on the plat for reference purposes. Submit an
executed easement(on the form available from Public Works), a legal description prepared by
an Idaho Licensed Professional Land Surveyor,which must include the area of the easement
City of Meridian I Department Report IV. City/Agency Comments &Conditions
126
(marked EXHIBIT A) and an 81/2"x 11"map with bearings and distances (marked EXHIBIT
B) for review. Both exhibits must be sealed, signed and dated by a Professional Land
Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All
easements must be submitted,reviewed, and approved prior to signature of the final plat by the
City Engineer.
17. Applicant shall be responsible for application and compliance with and NPDES permitting
that may be required by the Environmental Protection Agency.
C. Meridian Parks Department
Detached sidewalks and bike lanes already exist in this location.No multi-use pathways required
with this application.
D. Idaho Department of Environmental Quality(DEQ)
https:llweblink.meridianciU.orglWebLinkIDocView.aspx?id=443245&dbid=0&repo=MeridianC
hty
E. Ada County Highway District(ACHD)
https:llweblink.meridianciU.orglWebLink/DocView.aspx?id=443244&dbid=0&repo=MeridianC
iv
F. Idaho Transportation Department(ITD)
https:llweblink.meridianciU.orglWebLink,lDocView.aspx?id=443244&dbid=0&repo=MeridianC
iv
V. FINDINGS
A. Conditional Use(UDC 11-511-6E)
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.
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 veterinary hospital 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 proposed design, construction, operation and maintenance of the
proposed use will 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.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
The Commission finds the proposed use will not adversely affect other properties in the
vicinity if it complies with the conditions in Section IV of this report.
City of Meridian I Department Report V. Findings
[127]
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 Conditional Use Permit with the conditions noted in Section IV
of the staff report.
B. Commission:
The Meridian Planning&Zoning Commission heard this item on July 2,2026.At the public
hearing.the Commission voted to approve the subject CUP request.
1. Summary of the Commission public hearing:
a. In favor: Travis Butterfield
b. In opposition: None
C. Commenting: ony Nicholson
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. Hours of operations of the clinic.
City of Meridian I Department Report VI.Action
128
b. Disposal of the biohazard waste.
C. Sound-proofing of the building.
3. Key issue(s) of discussion by Commission:
a. None
4. Commission change(s)to Staff recommendation:
a. None
VII. EXHIBITS
A. Project Area Maps
1. Aerial
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City of Meridian Department Report VII. Exhibits
129
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City of Meridian Department Report VII. Exhibits
131
B. Service Accessibility Tool (Existing Conditions)
----------------------------------------------------------------------------------
PARCEL S1203110005 SERVICE ACCESSIBILITY
overall Score: 34 *th Percentile
Criteria
. -
Location In City Limits
Extension Sewer Trunkshed mains < 500 ft,from parcel
Floodplain Either not within the 100 yr floodplain or > 2 acres
Emergency Services Fire Response time < 5 min.
Emergency Services Police Reporting District meets response time goals some of the time
Pathways Within 1/4 mile of current pathways
Transit Not within 114 of current or future transit route
Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets plan) matches
School Walking Proximity Within 1/2 mile walking
School Drivability Either a High School or College within 2 miles OR a Middle or
Park Walkability Either a Regional Park within 1 mile OR a Community Park within 1/2
Report generated�:n02-26-2026 by MERIDIANVritter
City of Meridian I Department Report VII. Exhibits
132
C. Site Plan (date: 10/24/2025)
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City of Meridian Department Report VII. Exhibits
F133]
D. Landscape Plan (date: 12/5/2025)
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City of Meridian Department Report VII. Exhibits
134
E. Building Elevations(date: 10/24/2025)
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City of Meridian Department Report VII. Exhibits
135]
F. Floor Plan (date: 10/26/2025)
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City of Meridian Department Report VII. Exhibits
136]
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. 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 trunk sheds, 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.
C. 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
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
137