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Home My WebLink AboutZ - DA ADA COUNTY RECORDER Trent Tripple 2025-013529 BOISEIDAHO Pgs=64 ANGIE STEELE 03/04/2025 04:45 PM CITY OF MERIDIAN, IDAHO NO FEE DEVELOPMENT AGREEMENT 1. City of Meridian PARTIES: 2® Black Cat-Meridian 77 LLC 3. James Ranch 280 LLC THIS DEVELOPMENT AGREEMENT (this Agreement) is made and entered into this 4th day of March, 2025 by and between City of Meridian, a municipal corporation of the State of Idaho, he-r"e-after called CITY,whose address is 33 E. Broadway Avenue, Meridian, ID 83642, and Black Cat-Meridian 77 LLC, whose address is P.O. Box 1297, Eagle, ID, 83616; and James Ranch 280 LLC, whose address is 1510 Parkside Drive E, Seattle, WA 98112; hereinafter collectively called OWNER/DEVELOPER. 1. RECITALS: 1.1 WHEREAS, Owners are the sole owners, in law and/or equity, of certain tract of land in the County of Ada, State of Idaho, described in Exhibit "A," which is attached hereto and by this reference incorporated herein as if set forth in full, herein after referred to as the Property; and 1.2 WHEREAS, Idaho Code § 67-6511 A provides that cities may, by ordinance, require or permit as a condition of zoning that the Owner and/or Developer make a written commitment concerning the use or development of the subject Property; and 1.3 WHEREAS, City has exercised its statutory authority by the enactment of Section I 1-513-3 of the Unified Development Code ("UDC"), which authorizes development agreements upon the annexation and/or re-zoning of land; and 1.4 WHEREAS, Owner/Developer have submitted an application for annexation and zoning of 80.3 acres of land with a request for the R-8 (Medium-Density Residential) and R-15 (Medium High-Density Residential) zoning districts on the property as shown in Exhibit "A" under the Unified Development Code, which generally describes how the Property will be developed and what improvements will be made; and 1.5 WHEREAS, Owner/Developer made representations at the public hearings before Planning and Zoning Commission and the Meridian City Council as to how the Property will be developed and what improvements will be made; and 1.6 WHEREAS, the record of the proceedings for requested rezoning held before Planning and Zoning Commission and the City Council includes responses of government subdivisions providing services within the City of Meridian planning jurisdiction and includes further testimony and comment; and DEVELOPMENT AGREEMENT—BARATZA SUBDIVISION(H-2024-0016) PAGE I OF 8 1.7 WHEREAS, on the 7 h day of January, 2025, the Meridian City Council approved certain Findings of Fact and Conclusions of Law and Decision and Order ("Findings"), which have been incorporated into this Agreement and attached as Exhibit`B"; and 1.8 WHEREAS, the Findings require the Owner/Developer to enter into a Development Agreement before the City Council takes final action on final plat; and 1.9 WHEREAS, Owner/Developer deem it to be in its best interest to be able to enter into this Agreement and acknowledges that this Agreement was entered into voluntarily and at its urging and request; and 1.10 WHEREAS, City requires the Owner/Developer to enter into a development agreement for the purpose of ensuring the Property is developed and the subsequent use of the Property is in accordance with the terms and conditions of this Agreement,herein being established as a result of evidence received by the City in the proceedings for zoning designation from government subdivisions providing services within the planning jurisdiction and from affected property owners and to ensure zoning designation is in accordance with the amended Comprehensive Plan of the City of Meridian on December 19, 2019, Resolution No. 19-2179, and the UDC, Title 11. NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the parties agree as follows: 2. INCORPORATION OF RECITALS: That the above recitals are contractual and binding and are incorporated herein as if set forth in full. 3. DEFINITIONS: For all purposes of this Agreement the following words, terms, and phrases herein contained in this section shall be defined and interpreted as herein provided for,unless the clear context of the presentation of the same requires otherwise: 3.1 CITY: means and refers to the City of Meridian, a party to this Agreement, which is a municipal corporation and government subdivision of the state of Idaho, organized and existing by virtue of law of the State of Idaho, whose address is 33 East Broadway Avenue, Meridian, Idaho 83642. 3.2 OWNER/DEVELOPER:means and refers to Black Cat-Meridian 77 LLC, whose address is P.O. Box 1297, Eagle, ID 83616, and James Ranch 280 LLC,whose address is 1510 Parkside Drive E, Seattle, WA 98112,hereinafter collectively called OWNER/DEVELOPER, the parties that own and are developing said Property and shall include any subsequent owner(s)/developer(s) of the Property. 3.3 PROPERTY: means and refers to that certain parcel(s) of Property located in the County of Ada, City of Meridian as in Exhibit "A" describing a parcel to bound by this Development Agreement and attached hereto and by this reference incorporated herein as if set forth at length. DEVELOPMENT AGREEMENT-BARATZA SUBDIVISION(H-2024-0016) PAGE 2 OF 8 4. USES PERMITTED BY THIS AGREEMENT: This Agreement shall vest the right to develop the Property in accordance with the terms and conditions of this Agreement. 4.1 The uses allowed pursuant to this Agreement are only those uses allowed under the UDC. 4.2 No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1. Owner/Developer shall develop the Property in accordance with the following special conditions: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan, phasing plan, and conceptual building elevations for the single-family dwellings included in Section IV of the Staff Report attached to the Findings of Fact and Conclusions of Law attached hereto as Exhibit `B" and the provisions contained herein. b. The rear and/or sides of 2-story structures that face N. Black Cat Road, W. McMillan Road, and N. Grand Lakes Way shall incorporate articulation through changes in two or more of the following: modulation (e.g., projections, recesses, step-backs, pop-outs), bays, banding, porches, balconies, material types, or other integrated architectural elements to break up monotonous wall plans and roof lines. Single-story structures are exempt from this requirement. 6. APPROVAL PERIOD: If this Agreement has not been fully executed within six (6) months after the date of the Findings, the City may, at its sole discretion, declare the Agreement null and void. 7. DEFAULT/CONSENT TO DE-ANNEXATION AND REVERSAL OF ZONING DESIGNATION: 7.1 Acts of Default.In the event Owner/Developer,or Owner/Developer's heirs,successors, assigns, or subsequent owners of the Property or any other person acquiring an interest in the Property, fail to faithfully comply with all of the terms and conditions included in this Agreement in connection with the Property, this Agreement may be terminated by the City upon compliance with the requirements of the Zoning Ordinance. 7.2 Notice and Cure Period. In the event of Owner/Developer's default of this agreement, Owner/Developer shall have thirty (30) days from receipt of written notice from City to initiate commencement of action to correct the breach and cure the default,which action must be prosecuted with diligence and completed within one hundred eighty (180) days; provided, however, that in the case of any such default that cannot with diligence be cured within such one hundred eighty(180)day period, then the time allowed to cure such failure may be extended for such period as may be necessary to complete the curing of the same with diligence and continuity. DEVELOPMENT AGREEMENT-BARATZA SUBDIVISION(H-2024-0016) PAGE 3 OF 8 7.3 Remedies. In the event of default by Owner/Developer that is not cured after notice from City as described in Section 7.2, City shall, upon satisfaction of the notice and hearing procedures set forth in Idaho Code section 67-6511A, have the right, but not a duty, to de-annex all or a portion of the Property, reverse the zoning designations described herein, and terminate City services to the de-annexed Property, including water service and/or sewer service. Further, City shall have the right to file an action at law or in equity to enforce the provisions of this Agreement. Because the covenants, agreements, conditions, and obligations contained herein are unique to the Property and integral to City's decision to annex and/or re-zone the Property, City and Owner/Developer stipulate that specific performance is an appropriate, but not exclusive, remedy in the event of default. Owner/Developer reserves all rights to contest whether a default has occurred. 7.4 Choice of Law and Venue. This Agreement and the rights of the parties hereto shall be governed by and construed in accordance with the laws of the State of Idaho, including all matters of construction, validity, performance, and enforcement. Any action brought by any party hereto shall be brought within Ada County, Idaho. 7.5 Delay. hi the event the performance of any covenant to be performed hereunder by either Owner/Developer or City is delayed for causes that are beyond the reasonable control of the party responsible for such performance, which shall include, without limitation, acts of civil disobedience, strikes or similar causes, the time for such performance shall be extended by the amount of time of such delay. 7.6 Waiver. A waiver by City of any default by Owner/Developer of any one or more of the covenants or conditions hereof shall apply solely to the default and defaults waived and shall neither bar any other rights or remedies of City nor apply to any subsequent default of any such or other covenants and conditions. 8. INSPECTION: Owner/Developer shall,immediately upon completion of any portion or the entirety of said development of the Property as required by this Agreement or by City ordinance or policy, notify the City Engineer and request the City Engineer's inspections and written approval of such completed improvements or portion thereof in accordance with the terms and conditions of this Agreement and all other ordinances of the City that apply to said Property. 9. REQUIREMENT FOR RECORDATION: City shall record this Agreement, including all of the Exhibits, and submit proof of such recording to Owner/Developer, prior to the third reading of the Meridian Zoning Ordinance in connection with the rezoning of the Property by the City Council. If for any reason after such recordation,the City Council fails to adopt the ordinance in connection with the annexation and zoning of the Property contemplated hereby, the City shall execute and record an appropriate instrument of release of this Agreement. 10. ZONING: City shall, following recordation of the duly approved Agreement, enact a valid and binding ordinance zoning the Property as specified herein. 11. SURETY OF PERFORMANCE: The City may also require surety bonds, irrevocable letters of credit, cash deposits, certified check or negotiable bonds, as allowed under the UDC, to insure the installation of required improvements, which the Owner/Developer agree to provide, if required by the City. DEVELOPMENT AGREEMENT-BARATZA SUBDIVISION(H-2024-0016) PAGE 4 OF 8 12. CERTIFICATE OF OCCUPANCY: No Certificates of Occupancy shall be issued in any phase in which the improvements have not been installed,completed,and accepted by the City, or sufficient surety of performance is provided by Owner/Developer to the City in accordance with Paragraph 11 above. 13. ABIDE BY ALL CITY ORDINANCES: That Owner/Developer agree to abide by all ordinances of the City of Meridian unless otherwise provided by this Agreement. 14. NOTICES: Any notice desired by the parties and/or required by this Agreement shall be deemed delivered if and when personally delivered or three (3) days after deposit in the United States Mail, registered or certified mail, postage prepaid, return receipt requested, addressed as follows: CITY: with copy to: City Clerk City Attorney City of Meridian City of Meridian 33 E. Broadway Ave. 33 E. Broadway Avenue Meridian, Idaho 83642 Meridian, Idaho 83642 OWNER/DEVELOPER: Black Cat-Meridian 77 LLC James Ranch 280 LLC P.O. Box 1297 1510 Parkside Dr E Eagle, Idaho 83616 Seattle, Washington 98112 14.1 A party shall have the right to change its address by delivering to the other party a written notification thereof in accordance with the requirements of this section. 15. ATTORNEY FEES: Should any litigation be commenced between the parties hereto concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as may be granted, to court costs and reasonable attorney's fees as determined by a Court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. 16. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time is strictly of the essence with respect to each and every term,condition and provision hereof, and that the failure to timely perform any of the obligations hereunder shall constitute a breach of and a default under this Agreement by the other party so failing to perform. 17. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure to the benefit of the parties' respective heirs, successors, assigns and personal representatives, including City's corporate authorities and their successors in office. This Agreement shall be binding on the Owner/Developer, each subsequent owner and any other person acquiring an interest in the Property. Nothing herein shall in any way prevent sale or alienation of the Property, or portions thereof, except that any sale or alienation shall be subject to the provisions hereof and any successor owner or owners shall be both benefited and bound by the conditions and restrictions herein expressed. City agrees, upon written request of Owner and/or Developer, to execute appropriate and recordable evidence of termination of this Agreement if City, in its sole and reasonable discretion, had determined that Owner and/or Developer have fully performed their obligations under this Agreement. DEVELOPMENT AGREEMENT-BARATZA SUBDIVISION(H-2024-0016) PAGE 5 OF 8 18. INVALID PROVISION: If any provision of this Agreement is held not valid by a court of competent jurisdiction, such provision shall be deemed to be excised from this Agreement and the invalidity thereof shall not affect any of the other provisions contained herein. 19. DUTY TO ACT REASONABLY: Unless otherwise expressly provided, each party shall act reasonably in giving any consent, approval,or taking any other action under this Agreement. 20. REMOVED PROPERTY: The City is hereby authorized, in its sole discretion, to remove a portion of the Property ("Removed Property") from this Agreement at any time, provided that the City and the owner of the Removed Property concurrently enter into a modified development agreement governing the development and use of the Removed Property. The remaining portion of the Property, which has not been removed from this Agreement as described above, shall continue to be bound by the terms of this Agreement. 21. COOPERATION OF THE PARTIES: In the event of any legal or equitable action or other proceeding instituted by any third party (including a governmental entity or official) challenging the validity of any provision in this Agreement, the parties agree to cooperate in defending such action or proceeding. 22. FINAL AGREEMENT: This Agreement sets forth all promises, inducements, agreements, condition and understandings between Owner/Developer and City relative to the subject matter hereof, and there are no promises, agreements, conditions or understanding, either oral or written, express or implied, between Owner/Developer and City, other than as are stated herein. Except as herein otherwise provided,no subsequent alteration, amendment, change or addition to this Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their assigns, and pursuant, with respect to City, to a duly adopted ordinance or resolution of City. 22.1 No condition governing the uses and/or conditions governing rezoning of the subject Property herein provided for can be modified or amended without the approval of the City Council after the City has conducted public hearing(s) in accordance with the notice provisions provided for a zoning designation and/or amendment in force at the time of the proposed amendment. 23. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective upon execution of the Mayor and City Clerk. [end of text; acknowledgements, signatures and Exhibits A and B follow] DEVELOPMENT AGREEMENT-BARATZA SUBDIVISION(H-2024-0016) PAGE 6 OF 8 ACKNOWLEDGMENTS IN WITNESS WHEREOF, the parties have herein executed this agreement and made it effective as hereinabove provided. OWNERIDEVELOPER: Blac at-Meridian 77 LLC � a 0/hm-vv/-N, By: U i f Its: State of W k_ ) ss: County of On the—!(.) day of 2025, before me, the undersigned, a Notary Public in and for said State, personally appeared-APC26 CM, On ,tiknown or identified to me to be the M of Black Cat- Meridian 77 LLC and the person who sigAU above and acknowledged to me that they exejiftedetfle same. IN,Viblift'I�cVI,-��+iF,�OF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first abo N� n'"422 '• N0TA (S Lt1(-)y _ Notary Public to AU = My Commission Expires: BLIG ti; 0NEXPIRE`' VV � OWNERIDEVELOPER: Jam Ranch 280 LLC Its: L J►V� �I n State of_ _ ) ss: County of i ) CC On this da ofr� W14"I r+j 2025, before me, the undersigned, a Notary Public in and for said State, personally appeared nL known or identified to me to be the maof James Ranch 280 LLC and the peiton who signe above and acknowledged to me that they executed tie e. pnnnrpr IN WITNF�S6" lE have hereunto set my hand and affixed my official seal th day and year in this certificate first above writto. 422 0��''% •.n R `• NOTA fSFAI,) ,_ Y Notary Public y (A PUBLIC r^:' My Commission Expires: 7ssio 5�.��'•_. O••NEXPIVYA RE.•GAO DEVELOPMENT AG'RE�iv�lti , �S� Q�TZA SUBDIVISION(H-2024-0016) PAGE 7 OF 8 CITY OF MERIDIAN ATTEST: By: Mayor Robert E. Simison 3-4-2025 Chris Johnson, City Clerk 3-4-2025 State of Idaho ) ss County of Ada ) On this 4th day of March 2025,before me,a Notary Public,personally appeared Robert E.Simison and Chris Johnson, known or identified to me to be the Mayor and Clerk, respectively, of the City of Meridian, who executed the instrument or the person that executed the instrument of behalf of said City,and acknowledged to me that such City executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. (SEAL) Notary Public for Idaho 3-28-2028 My Commission Expires: DEVELOPMENT AGREEMENT—BARATZA SUBDIVISION(H-2024-0016) PAGE 8 OF 8 EXHIBIT A iy- THE _00 LAND ow GROUP May 2, 2024 Project No. 123200 EXHIBIT"A" BARATZA SUBDIVISION ANNEXATION DESCRIPTION A parcel of land located in the North Half of the Northwest Quarter of Section 34,Township 4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho, being more particularly described as follows: Commencing at the Northwest Corner of Section 34 of said Township 4 North, Range 1 West, said point being THE POINT OF BEGINNNING; Thence South 89°35'48" East,2654.01 feet(formerly described as 2653.94'), on the north line of said Section 34 to the North One Quarter Corner of said Section 34; Thence South 00'43' 59" West,for a distance of 1323.29 feet on the north-south mid-section line of said Section 34, to the Center-North 1/16th Section Corner of said Section 34; Thence North 89' 26' 10" West, for a distance of 2647.62 feet on the east-west 1/16th section line of the Northwest Quarter of said Section 34,to the North 1/16th Section Corner common to Sections 33 and 34 of said Township 4 North, Range 1 West; Thence North 00' 27' 23" East, for a distance of 1315.86 feet, (formerly described as 1315.80') on the West line of said Section 34 to the POINT OF BEGINNING. The above described parcel contains 80.30 acres more or less. PREPARED BY: p,L L N S T Fp � a "7880 WO 5-2-2024 OF �pP � The Land Group, Inc. R.WA James R.Washburn, PLS 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 • thelandgroupinc.com H C O & a , 7 x — --------Ma -------------- ti N.BIACN CAT R0. MW I I I I I 1 I I I 1 -I IE I I� iLvj. I I I __J I , I I I " I 1 I N.BARTBN N� 1 I al I I I ; �y I I 1 I I I � I I I I I I I � I I I I VIXTFf1PA HEIGIgS SUBDIVISI -71 O-N NO.5 ! \ VOLiEPRA HEIG ro GDM5gN W.4 I PBMNING J BARATZA SUBDIVISION Lennar Homes of Idaho LLC e e 4375 W McMillan Rd C p T E4 f Eagle,Idaho 83616 '7 EXHIBIT B CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C�WEI�ty AND DECISION&ORDER In the Matter of the Request for annexation and preliminary plat,by Ella Passey,The Land Group. Case No(s). H-2024-0016 For the City Council Hearing Dates of: December 3,2024 and December 17,2024 (Findings on January 7,2025) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing dates of December 3, 2024 and December 17,2024,incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing dates of December 3,2024 and December 17, 2024,incorporated by reference) 3. Application and Property Facts(see attached Staff Report for the hearing dates of December 3, 2024 and December 17,2024, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing dates of December 3, 2024 and December 17, 2024,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 City Council takes judicial notice of its Unified Development Code codified as Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17, 2019, Resolution No. 19-2179 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 Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Community Development Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing dates of December 3, 2024 and December 17,2024, incorporated by reference. The FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(BARATZA SUBDIVISION-H-2024-0016) - 1 - 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 City Council'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 annexation and preliminary plat is hereby approved per the conditions of approval in the Staff Report for the hearing dates of December 3, 2024 and December 17, 2024,attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat,combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two (2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-613-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner,and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of two(2)years, may be considered for final approval without resubmission for preliminary plat approval(UDC 11-6B-7B). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-613-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two (2)years. Additional time extensions up to two(2) years as determined and approved by the City Council may be granted.With all extensions,the Director or City Council may require the preliminary plat,combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again(UDC 11- 6B-7C). Notice of 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. 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. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.G.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 City Council may be granted.With all extensions,the Director or City Council may require the conditional use comply with the current provisions of Meridian FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(BARATZA SUBDIVISION-H-2024-0016) -2- City Code Title I l(UDC 11-513-61F). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-651IA. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s) and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-6521(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 §§ 67-652 1(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 dates of December 3,2024 and December 17,2024 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(BARATZA SUBDIVISION-H-2024-0016) -3- By action of the City Council at its regular meeting held on the 7t h day of January 2025. COUNCIL PRESIDENT LUKE CAVENER VOTED AYE COUNCIL VICE PRESIDENT LIZ STRADER VOTED AYE_. COUNCIL MEMBER DOUG TAYLOR VOTED AYE . COUNCIL MEMBER JOHN OVERTON VOTED COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED AYE COUNCIL MEMBER BRIAN WHITLOCK VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) DU Mayor Robe E. S' ison 1-7-2025 Attest: 5 City Clerk Copy served upon Applicant, Community Development Department, Public Works Department and City Attorney. By: Cha&YcWq�ADatcd: 1-7-2025 City Clerk's Office C� FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(BARATZA SUBDIVISION-H-2024-0016) -4- COMMUNITY DEVELOPMENT �E DEPARTMENT REPORT REPORT HEARING December 17,2024 continued from Legend DATE: December 3,2024 Project Location Area of Impact TO: Mayor&City Council = city Limits FROM: Linda Ritter,Associate Planner Q Analysis 208-884-5533 i kilter@meridiancity.org APPLICANT: Ella Passey, The Land Group - �------------ SUBJECT: H-2024-0016 _ Baratza Subdivision—AZ,PP IL � LOCATION: Located at the southeast corner of N. Black Cat Road and W.McMillian Road in the North '/2 of the NE'/4 of Section 34,Township 4N.,Range 1 W. Parcels. SO434212920, SO434212922, SO434212957, SO434212965, SO434212971, SO434212975, SO434212976, SO434223150, SO434212923 and SO434212917 L PROJECT OVERVIEW A. Summary The applicant is proposing to annex, zone and preliminary plat 80.3 acres of land to R-8 and R-15 zoning districts with 377 lots (347 residential, 29 common and 1 right-of-way) on land that is currently zoned RUT. B. Issues/Waivers • Applicant is requesting a waiver for block length on six(6)street segments that exceed the maximum 750-foot block length requirement. • School District states the elementary and high school are over capacity. Pleasant View Elementary School has no room to put another portable or space to create another classroom within the existing building,the children in the area will need to be bused to another school that does not have the capacity. • Increase in traffic for this area with no immediate roadway improvements listed in ACHD's CIP or IFYWP until 2029 or later. C. Recommendation Staff. Staff recommends approval of the requested annexation,zoning and preliminary plat with the conditions noted in Section IV. per the Findings in Section V. D. Decision Select: Pending. City of Meridian I Department Report I. Project Overview IL COMMUNITY METRICS Table 1•Land Use Description Details Map Ref. Existing Land Use(s) Agriculture - Proposed Land Use(s) Single-Family Residential - Existing/Proposed Zoning RUT VII.A2 Future Land Use Designation Medium Density Residential VILA.3 Table 2:Process Facts Description Details Preapplication Meeting date Tuesday,March 26,2024 Neighborhood Meeting 4/30/2024 Site posting date 9/22/2024 Table 3:Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.H • Comments Received Yes,Staff Report - • Commission Action Required No - • Access W.McMillan,N.Grand Lake Way,N.Black Cat Road and W.Quintale Street _ • Traffic Level of Service Better than"E" - ITD Comments Received Yes/Letter IV.I Meridian Fire Distance to Station:1;Response Time: 5 minutes IV.0 Meridian Public Works Wastewater Distance to Mainline:Available at the site0;Impacts or IV.B Concerns: See Public Works Specific conditions Meridian Public Works Water Distance to Mainline:Available at the site;Impacts or IV.B Concerns: See Public Works specific conditions School District(s) West Ada School District IV.G • Capacity of Schools Pleasant View Elementary: 625 Star Middle School: 1,000 Owyhee High School: 1,800 • Number of Students Enrolled Pleasant View Elementary:735 - Star Middle School: 996 Owyhee High School: 1,904 See City/Agency Comments and Conditions Section and public record for all department/agency comments received. City of Meridian I Department Report II. Community Metrics Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:S0434212917 Date Retrieved:2024/10/25 Parcel Count Parcel Acreage Infill Indicator: 2,22� 605 Surrounding Area 31 % Not city ® City Limits �1,759 ■ Not City 7357_ Household Chane7e Household & Population Growth • Households M2020 Population Chanqe:28.5% Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 20,000 Use Types Residential Addresses All Addresses Single-family 3% ❑ i i Multi-family s 3% s 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 0 200 400 600 Single-family ❑ Multi-family City of Meridian I Department Report IL Community Metrics Single-family 2.00 2,500 Residential L 1.50 Parcel Diversity (A1.00 io 1,500 u1,000 1]Parcel Count in 0.50 0.44 500 .25 3.18 0.10 a Average Acres 0.00 0 R-2 R-4 R-8 R-15 Average Single-family Density by Zoning Average 15.00 PM. a 10.00 010.14 p 5.00 03.94 05.56 4,96 0 2.25 0.00 Dwelling Units / Acre R-2 R-4 R-8 R-15 Notes: See Additional Notes&Details for Staff Report Maps,Tables,and Charts Figure 2: ACHD Summary Metrics Q Blackcat Existing Lanes Planned Lanes r6 Notable Q (Primary roadway impact} Programmed IFYP Programmed CIP Q McMillan Existing Lanes © Planned Lanes �1 Existing Level of Service Notable r Comments Q (Primary roadway impact) 1 Programmed IFYP © Programmed CIP Notes: See Additional Notes &Details for Staff Report Maps, Tables, and Charts 0. City of Meridian I Department Report IL Community Metrics Figure 3: Service Impact Summary ImpactService • • Ready Caution s�aAy a�� .��01�1 Az S�a� °°\ °0 Q a� �o Notes: See Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report IL Community Metrics III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview This property is designated Medium Density Residential on the City's Future Land Use Map (FLUM)contained in the Comprehensive Plan. This designation allows for dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school,or land dedicated for public services. The proposed land use of single-family residential is consistent with the recommended uses in the FLUM designation. The proposed project has a gross density of 4.32 du/ac,meeting the required density range listed above.Therefore, Staff finds the proposed preliminary plat and requested R-8 and R-15 zoning district to be generally consistent with the Future Land Use Map designation of Medium Density Residential. The City may require a development agreement(DA)in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Section IV. The DA is required to be signed by the property owner(s)/developer and returned to the City within 6 months of the Council granting the annexation for approval by City Council and subsequent recordation. The R-15 zoning designation,which allows for reduced lot sizes down to 2,000 square feet, provides flexibility for developers to support a diversity and variety of housing types. This can create a dynamic,multi-generational community where residents can transition through different stages of life (known as aging in place)while remaining in the same neighborhood. This type of zoning in conjunction with other designations should be used to support a diverse housing mix that supports long-term residency and continuity within the community,promoting stability and a sense of place for residents throughout different stages of life. Staff recommends that the applicant provide a mix of dwelling type such as single family attached or townhomes within Block 5 (lots 2-15),Block 12 (lots 1-12),and Block 13 (lots 1-12) of the proposed development as allowed by the Comprehensive Plan within the R-15 zoning district. Table 4: Proiect Overview Description Details History AZ,PP(H-2021-0074) Phasing Plan Phases: 5 Residential Units 347 Open Space 19.3 acres of qualified Open Space(24%) Amenities Required: 16/Proposed: Physical Features Lemp and Creason Lateral run along the western property line,Lemp Lateral also runs along the northern property line. Acreage 80.3 Lots Building Lots: 347/Common Lots:29 Density Gross:4.32/Net 5.65 B. History and Process AZ,PP -H-2021-0074 Baratza, formerly known as Jamestown Ranch,requested to annex into the City and subdivide eighty (80)acres of land with R-8 zoning into 294 building lots and 25 common lots. The proposed City of Meridian I Department Report III. Staff Analysis development was denied by the City Council on April 19,2022. Council stated the reason for denial was that the proposed annexation is not in the best interest of the City and would be detrimental to the community for the following reasons: • The proposed development would generate additional traffic on W. McMillan Road and N. Black Cat Road. • W.McMillan Road, from N. Black Cat Road to N. Ten Mile,will not be widened to three (3) lanes until 2031 at the earliest. • N.Black Cat Road, from W. Ustick Road to W.McMillian Road,will not be widened to five (5) lanes until 2031 at the earliest. Comments submitted by Ada County Highway District(ACHD) in 2021 and 2024 showing the following: 3. Condition of Area Roadways Roadway Frontage Functional PM Peak Hour PM Peak Hour Existing Plus Classification Traffic Count Level of Service Project McMillan Road 2,628-feet Minor Arterial 335 Better than"D" "F" Black Cat Road 770-feet Minor Arterial 204 Better than"D" NA Traffic Count is based on Vehicles per hour(VPH) "Acceptable level of service for a two-lane minor arterial is"E"(575 VPH). •Acceptable level of service for a three-lane minor arterial is"E"(720 VPH). "Acceptable level of service for a five-lane minor arterial is"E"(1,540 VPH). 4. Average Daily Traffic Count(VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for McMillan Road west of Ten Mile Road was 4,905 on 01/31/18. • The average daily traffic count for Black Cat Road north of Ustick Road was 4,073 on 06/17/21. Recent comments from ACHD staff show the following traffic counts: 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service McMillan Road 2,654-feet Minor Arterial 371 Better than "E" Black Cat Road 1,315-feet Minor Arterial 471 Better than "E" • Acceptable level of service for a two-lane minor arterial is "E" (575 VPH). • Acceptable level of service for a three-lane minor arterial is "E" (720 VPH). 2. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for McMillan Road west of Black Cat Road was 7,800 on October 18, 2023. • The average daily traffic count for Black Cat Road north of Ustick Road was 9,848 on April 12, 2023. City of Meridian I Department Report III. Staff Analysis Per the ACHD staff report,McMillan Road west of Ten Mile Road is anticipated to exceed ACHD's acceptable Level of Service Planning Thresholds in the PMpeak hour as a 3-1ane roadway under 2025 total conditions but meets ACHD's acceptable Level of Service Planning Thresholds in the shoulder hour under 2025 total conditions. Shoulder hour is defined by ACHD as one hour before and one hour after the peak hours during which traffic is rising toward or decreasing from peak, and congested conditions are infrequently occurring. McMillan Road, west of Ten Mile is facing a significant challenge in handling the traffic demand. The Master Street Map limits the road to three lanes, but the projected level of service (LOS)for the area is expected to degrade to an 'T"due to the proposed and entitled developments.A LOS of'T"indicates heavy congestion, with traffic moving very slowly or stopping frequently. While mitigation measures are in place, they may not be sufficient to significantly improve traffic flow, as the road cannot be widened to accommodate the additional volume. A traffic impact study(TIS)was prepared by CR Engineering,Inc. in 2021.A new TIS was not required as the increase in the number lots for Baratza Subdivision was considered minimal. Staff is requiring the plat be revised to ensure adequate right-of-way(100 feet in total)for the future expansion of W.McMillan Road is preserved per the direction of the City Council. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The current use of the property is agricultural with two (2)residential properties existing adjacent to W McMillan Rd. • The 4375 W McMillan Rd property consists of one home, three outbuildings, one silo, and two grain storage bins. • The 4023 W McMillan Rd property consists of one home and one outbuilding. All structures at both 4023 and 4375 will be removed and existing wells and septic systems will be abandoned as required. Based on the proposed development,ACHD is requiring the applicant to do the following improvements to N. Black Cat Road and W.McMillan Road: • Dedicate fifty(50)feet of right-of-way(ROW)from the centerline ofN. Black Cat Road abutting the site • Improve McMillan Road with seventeen (17)feet of pavement and a three (3)foot gravel shoulder, a twelve(12)foot wide gravel irrigation access road, as proposed and a ten (10)foot wide multi-use pathway abutting the site and tie into the existing improvements east of the site. • Construct a dedicated westbound left-turn lane on McMillan Road when Grand Lake Way is constructed to intersect with McMillan Road.Dedicate ROW as necessary to accommodate the left turn lane. • Improve Black Cat Road with seventeen (17)feet of pavement from centerline, a three (3) foot wide gravel shoulder and a five (5)foot wide concrete sideway, as proposed, located a minimum of forty-seven (47)feet from centerline abutting the site and tie into the existing improvements south of the site. • Other than specifically approved with this application, direct lot access is prohibited to McMillan Road, Black Cat Road and Grand Lake Way and should be noted on the final plat. The Master Street Map identified a new multi-lane roundabout at the intersection of N. Black Cat Road and W.McMillan Road that is offset to the north. The construction of this roundabout has been delayed until 2029. City of Meridian I Department Report III. Staff Analysis Therefore, there are no scheduled immediate improvements to the roadways in this area. 2. Proposed Use Analysis (UDC 11-2): The applicant is proposing single-family detached dwellings which are listed as a principal permitted use in the R-8 and R-15 zoning districts in UDC Table 11-2A-2. The future land use map identifies this area as medium density. This designation allows for dwelling units at gross densities of three(3) to eight(8)dwelling units per acre. Per UDC 11-2A-7, R-15 is considered Medium High Density. Per the Meridian Comprehensive Plan, this designation allows for a mix of dwelling types including townhouses, condominiums, and apartments. Residential gross densities should range from eight to twelve dwelling units per acre. These areas are relatively compact within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents. Developments need to incorporate high-quality architectural design and materials and though�fiil site design to ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and a project identity. Staff recommends that the applicant provide a mix of dwelling type such as single family attached or townhomes within Block 5 (lots 2-15), Block 12 (lots 1-12), and Block 13 (lots I- 12) of the proposed development as allowed by the Comprehensive Plan within the R-15 zoning district. 3. Dimensional Standards (UDC 11-2): The preliminary plat and future development are required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 and R-15 zoning districts. All proposed lots and public streets appear to meet UDC dimensional standards per the submitted preliminary plat. This includes minimum lot sizes of 2,000 -4,000 sq. ft.,and required street frontages of at least forty(40) feet.The subdivision is proposed to develop in five(5)phases as depicted in Exhibit VII D,Figure 3. The first phase will include all perimeter,arterial roadway frontages with multi-use pathways,the N Grand Lake Way collector, four(4)public street connections,and the primary common area amenity lot. Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3. Seven(7)common driveways are proposed with this subdivision. The applicant has provided common drive exhibits which demonstrate no more than three (3)units are served whereas a maximum of 4 units are allowed. The common driveway meets the minimum width of twenty (20)feet and does not exceed the maximum length of one hundred and fifty(150)feet. Solid fencing adjacent to common driveways is prohibited,unless separated by a minimum five (5) foot wide landscaped buffer. D. Design Standards Analysis The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2A-6 and 11-2A-7 for the R-8 and R-15 zoning districts. The proposed lots comply with the dimensional standards of the above-mentioned districts. 1. Existing structure: The current use of the property is agricultural with two (2)residential properties existing adjacent to W McMillan Road. The 4375 W McMillan Road property consists of one home, three outbuildings, one silo, and two grain storage bins. The 4023 W. McMillan Rd property consists of one home and one outbuilding.All structures at both 4023 and 4375 will be removed and existing wells and septic systems will be abandoned as required. City of Meridian I Department Report III. Staff Analysis 2. Qualified Open Space &Amenities (Comp Plan 2.02.00, Comp Plan 2.02.OIB, UDC 11-3G): Based on the standards in UDC Table 11-3G-3, a minimum of 15%(or 12.05-acres) of qualified open space is required to be provided within the development.An open space exhibit was submitted as shown in Section VII.F, that depicts 23.76% (or 19.08-acres)of open space that meets the required quality and qualified open space standards. Based on the standards in UDC 11-3G-4A, a minimum ofsixteen (16) amenity points are required to be provided. The amenities proposed are a barn style, open air gathering space with restrooms; open grassy play areas; natural play areas;picnic areas; open space commons shelter; playground;sports field;pedestrian and bicycle circulation; large pond water feature; and meandering pathways are planned within the centralized amenity area. All common open space areas are required to be landscaped with one deciduous shade tree for every 5,000 square feet of area and include a variety of trees,shrubs, lawn or other vegetative groundcover per UDC 11-3G-5B.3. The applicant needs work with the irrigation district and enter into a license agreement to provide some type of landscaping other than gravel in the open space area on the southern part of the property. The applicant will need to revise the landscape plan accordingly with the understanding that trees will not be allowed in the area but grass and shrubs may be allowed to be negotiated within the agreement if maintained by the homeowner's association. 3. Landscaping (UDC 11-3B): i. Landscape buffers along streets UDC 11-2A-6 requires a twenty-five(25)foot wide buffer along arterial roads (N. Black Cat Road and W. McMillian Road)and twenty(20)foot wide buffers required along collector roads (N. Grand Lakes Way). The landscape plan reflects a buffer from N. Black Cat Road edge of pavement ranging in width from between seventy(70)feet from the south to ninety-seven (97)feet in width at the north. The Creason Lateral and the Lemp Lateral as well as a maintenance road are both located within this buffer.Along W. McMillian Road to the north, there is a buffer shown with a width of one hundred and one (101)feet from the edge of pavement. The Creason Lateral is also located in this buffer; there are landscape strips of at least twenty-five (25)feet in width between this lateral and the exterior property fences. Both arterial buffers meet the minimum requirement for at least one tree per thirty-five(35)feet in width; the areas containing laterals are shown to be sod. Buffers of at least thirty(30)feet in width are provided along N. Grand Lakes Way(twenty(20)feet is required). Eight(8)foot wide landscaped parkways are provided along most of the internal local streets.All required buffers must comply with UDC 11-3B-7C. The applicant is proposing no mow grass within the landscape buffer along McMillan Road and Black Cat Road. Staff is requiring the applicant to change this to regular sod as from past experience, once the area has been transferred to the homeowner's association this area will be mowed as the perception will be it looks and feels unmaintained. ii. Parking lot landscaping Per UDC 11-3B-8,the applicant shall provide perimeter and internal parking lot landscaping to soften and mitigate the visual and heat island effect of a large expanse of asphalt in parking lots,and to improve the safety and comfort of pedestrians. A five (5) foot wide minimum landscape buffer adjacent to parking,loading,or other paved vehicular use areas. The applicant is proposing parking lot landscaping for the parking lot adjacent to the club house. In. Tree preservation City of Meridian I Department Report III. Staff Analysis Per UDC 11-3B-10,the applicant shall preserve existing trees four-inch caliper or greater from destruction during the development. The applicant is states there are four(4) trees for removal and will replaced with thirty- one (31) trees equaling the same caliper as those removed. iv. Storm integration An adequate storm drainage system is 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 as set forth in UDC 11-3A-18. v. Pathway landscaping Landscaping for pathways shall meet the requirements outlined in UDC 11-3B-12. Stafffinds the landscape plan shows the applicant meets the requirements of UDC 11-3B- 12 for pathway landscaping. 4. Parking (UDC 11-3C): Off-street parking is required to be provided for each home based on the total number of bedrooms per unit as set forth in UDC Table 11-3C-6. On-street parking is also available on the proposed streets. i. Residential parking analysis The proposal will be required to meet the standards for parking as set forth in UDC I I- 3C-6. 5. Building Elevations (Comp Plan 2.01.01 C,Architectural Standards Manual): Five(S)conceptual building elevations were submitted for the proposed subdivision as shown in Section VII.J. The applicant states the housing products throughout the development are single-family detached units featuring a variety of regionally appropriate designs. Per the applicant, the project site's unique history of agriculture is captured within the site design and building design. The homes are planned as one-and two-story, single- family detached homes. The homes will be designed in a traditional modern farm and ranch theme and will be constructed using a variety of high-quality materials. Buildings shall be designed with elevations that create interest through the use of broken planes, windows, and fenestrations that produce a rhythm of materials and patterns. Design review is not required for single-family detached structures. However, because the rear and/or sides of homes facing N. Black Cat Road, W. McMillan Road,N. Grand Lake Way, W. Quintale Street,N. BartokAvenue, and W Viso Street will be highly visible, Staff recommends a DA provision requiring those elevations incorporate articulation through changes in two or more of the following: modulation (e.g.projections, recesses, step-backs, pop-outs), bays, banding,porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from adjacent public streets. Single-story homes are exempt from this requirement. Design review is required for single-family attached and townhomes. Design review will have to meet the requirements outlined in the City s Architectural Standards Manual. 6. Fencing (UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. The fencing plan shows a six(6)foot tall open vision wrought iron fence along the common open space areas and six(6)foot tall solid vinyl privacy fencing along the northern and southern boundaries of the site. City of Meridian I Department Report III. Staff Analysis 7. Parkways (Comp Plan 3.07.01 C, UDC 11-3A-17): Per Comp Plan policy 3.07.01C appropriate landscaping,buffers,and noise mitigation with new development along transportation corridors(setback,vegetation,low walls,berms,etc.) is required. Per the UDC the minimum width of parkways planted with Class II trees shall be eight(8) feet. The width can be measured from the back of curb where there is no likely expansion of the street section within the right-of-way;the parkway width shall exclude the width of the sidewalk. Class II trees are the preferred parkway trees. The applicant is proposing parkways along the internal roadways of the subdivision. E. Transportation Analysis 1. Access (Comp Plan 6.01.02B, UDC 11-3A-3, UDC 11-3H-4): W. McMillian Road along the property frontage is two (2) lanes with no curb, gutter or sidewalk.N. Black Cat Road is 2 lanes with a five (S)foot detached pathway on the western side (Oak Creek Subdivision). This development proposes five points of access. The primary access will be a collector street off W McMillian Road(N. Grand Lakes Way) towards the northeast side of the property through the property and connecting into Quartet Northeast No. 2 at the southeast corner of the property. The other three accesses would be local streets-one is a western access to N. Black Cat Road which aligns to W Quintale Street, an eastern access which connects to W Viso Street from the Volterra Heights Subdivision, and an additional southern access which connects to N. Bartok Avenue, also in the Quartet Northeast No. 2. Per the ACHD staff report, due to high water table in this area,permeable pavers may be necessary internal to the site to accommodate high ground water. Permeable pavers are allowed,provided they are designed in accordance with ACHD policy and best management practices. 2. Multiuse Pathways (UDC 11-3A-5): Multiuse pathways shall be constructed in accord with the city's comprehensive plan, the Meridian Pathways Master Plan, the Ada County Highway District Master Street Map and Roadways to Bikeways Master Plan.A ten (10)foot wide detached pathway is reflected along W McMillian Road which is consistent with the alignment shown on the Pathways Master Plan. There is a ten (10)foot wide detached sidewalk along both sides of N. Grand Lakes Way(the internal collector) which connects to the W McMillian Road pathway. Several micro pathways are reflected providing connectivity to internal portions of the development. As mentioned in the Comprehensive Plan analysis above, to improve more direct pedestrian connectivity,staff is recommending additional micro pathway connections. 3. Pathways (Comp Plan 4.04.OIA, UDC 11-3A-8): A 10-foot wide detached pathway is reflected along W.McMillian Rd. which is consistent with the alignment shown on the Pathways Master Plan. There is also a 10-foot wide detached pathway along one side of N. Grand Lakes Way(the internal collector)which connects to the W.McMillian Road pathway. Several micro-pathways are reflected providing connectivity to internal portions of the development. 4. Sidewalks (UDC 11-3A-17): Five-foot detached sidewalks are proposed along internal streets in accord with the standards listed in UDC 11-3A-17(except for a 10 ft. wide pathway along one side of N. Grand Lakes Way). There is also a S ft. wide detached sidewalk provided along N. Black Cat Road This 5-foot width is consistent with the width of the sidewalk along N. Black Cat Road City of Meridian I Department Report III. Staff Analysis provided by Quartet Northeast No. 2 to the south as well as the Daphne Square Subdivision to the north. 5. Subdivision Regulations (UDC 11-6): i. Dead end streets No streets or series of streets that ends in a cul-de-sac or a dead end shall be longer than five hundred(500) feet except as allowed in subsection(b)of this section. The City Council may approve a dead-end street up to seven hundred fifty(750) feet in length where an emergency access is proposed; or where there is a physical barrier such as a steep slope,railroad tracks,an arterial roadway,or a large waterway that prevents or makes impractical extension; and where a pedestrian connection is provided from the street to an adjacent existing or planned pedestrian facility. Cul-de-sac streets may serve a maximum of thirty(30)dwelling units. The applicant is proposing two (2)dead-end streets that do not exceed the maximum five hundred(500)feet in length. ii. Common driveways Per UDC 11-6C-3D,common driveways shall serve a maximum of four(4)dwelling units. In no case shall more than three(3)dwelling units be located on one (1)side of the driveway. The applicant is proposing seven (7) common driveways that meet the dimensional requirements as outlined in the UDC. In. Block face UDC 11-6C-3-regulates block lengths for residential subdivisions. Staff has reviewed the submitted plat for conformance with these regulations. The intent of this section of code is to ensure block lengths do not exceed 750 ft, although there is the allowance of an increase in block length to 1,000 feet if a pedestrian connection is provided. In no case shall a blockface exceed one thousand two hundred(1,200)feet, unless waived by the City Council. The applicant is requesting a waiver from Council for six(6)streets that exceed the 750 ft block length. The following streets exceed the maximum block length: • Street I, Block 3 (776): Added a mid-block pedestrian pathway with bulb out to the park area (Block 4), increasing the allowable block face to 1,000'. • Street I, Block 1 (776): Requesting a waiver of dimensional standards as we are 26'above the maximum block length. We have increased pedestrian connectivity and traffic calming along this segment by adding a mid-block bulb out and pedestrian crossing to connect with the pathway created for Street I, Block 3. • Street M, Block 14 (778): Requesting a waiver of dimensional standards as we are 28'above the maximum block length. We have four pedestrian crossings at intersections and two traffic calming elements along this segment to improve the flow of pedestrian and car traffic. • Quintale St, Block 3 (776): Added a mid-block pedestrian pathway with bulb out to the park area, increasing the allowable block face to 1,000'. • Quintale St, Block 4 (776): Added a mid-block pedestrian pathway with bulb out to the park area, increasing the allowable block face to 1,000'. City of Meridian Department Report III. Staff Analysis • Street F, Block 4 (776): Added two pedestrian pathway connections and four pedestrian crossings to this segment, increasing the allowable block face to 1,000'. F. Services Analysis 1. Waterways (Comp Plan 4.05.OID, UDC 11-3A-6): All irrigation ditches crossing this site shall be piped or otherwise covered as set forth in UDC 11-3A-6B.3. Per the applicant's narrative, the Lemp Canal adjacent to W. McMillan Road will be piped and an easement(what size easement)granted.All work on the Lemp Canal has been coordinated with the Settlers Irrigation District(how big is the easement). Required irrigation district easements will be granted within a common lot. Irrigation district easements exist for the Lemp Canal and the Creason Lateral adjacent to N. Black Cat Road. These easements exist within a common lot. Maintenance roads are indicated along both laterals. Coordination will be ongoing with the irrigation districts managing the waterways to meet their requirements. 2. Pressurized Irrigation (UDC 11-3A-15): Underground pressurized irrigation water is required to be provided to each lot within the subdivision as set forth in UDC 11-3A-15. The Applicant's narrative states the pressurized irrigation system for this development will be privately owned and operated by the HOA. The system will utilize a pond as a reservoir with surface water delivery from Settlers Irrigation District. The secondary source for landscape irrigation will be a potable connection with the City of Meridian municipal water system. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is 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 as set forth in UDC 11- 3A-18. A Geotechnical Evaluation and geotechnical groundwater monitoring report was submitted with this application. 4. Utilities (Comp Plan 3.03.03G, UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC 11-3A- 21. Existing water services are directly adjacent to the project in W. McMillan Road to the north, N. Black Cat Road to the West, stub streets to the south and W. Viso Street to the east. Existing sewer services are directly adjacent to the project in N. Black Cat Road to the west and in W. Viso Street to the east. The utilities proposed for this project are consistent with the City of Meridian Water Master Plan, Wastewater Master Plan and Facilities Plan. City of Meridian I Department Report III. Staff Analysis IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance_ a DA shall be entered into between the City of Meridian_the property owner(s)at the time of annexation ordinance adoption_ and the developer_ A final plat will not be accented until the Annexation ordinance and development agreement are approved by City Council. Currently_ a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall_ at minimum_incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat_ landscape plan_phasing plan_and conceptual building elevations for the single-family dwellings included in Section IV and the provisions contained herein. b. The rear and/or sides of 2-story structures that face N. Black Cat McMillian Road and N. Grand Lakes Way shall incoroorate articulation through changes in two or more of the following: modulation(e.g. projections_ recesses_ step-backs,pop-outs),bays_banding_porches_balconies_material types, or other integrated architectural elements to break up monotonous wall planes and roof lines. Single-story structures are exempt from this requirement. 2. Provide a mix of dwelling type such as single family attached or townhomes within Block 5 lots 2-15)_Block 12 (lots 1-12)_ and Block 13 (lots 1-12)of the proposed development as allowed by the Comprehensive Plan within the R-15 zoning district. 3. The Preliminary Plat included in Section VIL dated 5/17/24_is approved with the following revisions: a. All utility easements reflected on the utility plan shall be included on the fmal plat. b. All pathways and micropathways shall be within a separate common lot or easement as required per UDC 11-3A-8. c. Direct lot access to N.Black Cat and McMillan Roads is prohibited. d. The plat shall be revised to ensure adequate right-of-way(100 feet in total) for the future expansion of W.McMillan Road be preserved. 4. The Landscape Plan included in Section VIL dated 8/22/24_shall be submitted for review and approval with the following revisions prior to final plat approval: a. Work with the Irrigation District to enter an agreement to provide some type of landscaping other than gravel in the common open space area on the southern part of the property. The applicant will need to revise the landscape plan accordingly with the understanding that trees will not be allowed in the area but grass and shrubs may be allowed to be add if negotiated within an agreement with the Irrigation District. b. Remove the no mow grass and add regular turf along Black Cat Road and McMillan Road. c. Add grass in the barrow ditch area along Black Cat Road. City of Meridian I Department Report IV. City/Agency Comments&Conditions 5. Prior to signature on the final plat by the City Engineer,the applicant shall submit a public access easement for the multi-use pathway along W.McMillian Road and N. Grand Lakes Way to the Planning Division for approval by City Council and subsequent recordation or unless required by ACHD. 6. The applicant shall construct all proposed fencing and/or any fencing required by the UDC consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B. as applicable. 7. The development shall comply with standards and installation for landscaping as set forth in UDC 11-3B-5 and maintenance thereof as set forth in UDC 11-3B-13. 8. The ditches to the west, south and north shall comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 9. Pathway and adjoining fencings and landscaping shall be constructed consistent with the standards asset forth in UDC 11-3A-7A7 11-3A-8 and 11-313-12C. 10. The development shall comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3.including but not limited to driveways,easements,blocks, street buffers, and mailbox placement. 11. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. 12. All common driveways shall meet the requirements of 11-6C-2-D including a pernetual ingress/egress easement being filed with the Ada County Recorder,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. 13. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the proposed gathering barn and pool area prior to submittal of a building permit application. The design of the site and structures shall comply with the standards listed in UDC 11-3A-19; the design standards listed in the Architectural Standards Manual. 14. A Design Review application shall be submitted and approved for the single-family attached and townhomes. The design of the structures shall comply with the standards listed in the Architectural Standards Manual. 15. The Applicant shall have a maximum of two(2)years to obtain City Engineer's signature on a final plat in accord with UDC 11-6B-7. 16. The Applicant shall comply with all conditions of ACHD. 17. Staff's failure to cite all relevant UDC requirements does not relieve the applicant from compliance. 18. Prior to signature on the Phase 1 Final Plat by the City Engineer,the temporary traffic signal at McMillan Road and Black Cat Road shall be installed and operational. 19. Prior to signature on the Phase 2 Final Plat by the City Engineer,the roundabout at McMillan Road and Black Cat Road shall be constructed and operational. B. Meridian Public Works See public record(copy the link into a separate browser) https:llweblink.meridiancioy org/WebLink/browse.aspx?id 362279&dbid O&Mpo MeridianCit Y City of Meridian I Department Report IV. City/Agency Comments&Conditions C. Meridian Fire Department See public record(copy the link into a separate browser) https://weblink.meridiancioy org/WebLink/browse.aspx?id 362279&dbid 0&repo MeridianCit Y D. Meridian Park's Department See public record(copy the link into a separate browser) https://weblink.meridianciV.org/WebLink/browse.aspx?id 362279&dbid 0&repo=MeridianCit Y E. Irrigation Districts 1. Settler's Irrigation District See public record(copy the link into a separate browser) https://weblink.meridianciV.org gebLink/browse.aspx?id 362279&dbid 0&repo Meridia nCi F. Idaho Department of Environmental Quality(DEQ) See public record(copy the link into a separate browser) https://weblink.meridiancioy org/WebLink/browse.aspx?id 362279&dbid 0&repo=MeridianCit Y G. West Ada School District(WASD) or Other District/School See public record(copy the link into a separate browser) https://weblink.meridianciV.org/WebLink/browse.aspx?id 362279&dbid 0&repo=MeridianCit Y H. Ada County Highway District(ACHD) See public record(copy the link into a separate browser) https://weblink.meridiancity.orgLgebLink/browse.aspx?id 362279&dbid 0&repo=MeridianCit Y I. Idaho Transportation Department(ITD) See public record(copy the link into a separate browser) https://weblink.meridianciV.orgj ebLink/browse.aspx?id 362279&dbid 0&repo=MeridianCit Y V. FINDINGS A. Annexation and/or Rezone(UDC 11-5B-3E) B. Preliminary Plat(UDC-6B-6) VI. ACTION A. Staff: Staff recommends approval of the requested annexation,zoning and preliminary plat with the conditions noted in Section IV.per the Findings in Section V. B. Commission: The Meridian Planning&Zoning Commission heard these items on October 3,2024. At the public hearing,the Commission moved to recommend denial of the subject annexation, zoning and preliminM plat requests. 1. Suim ga of Commission public hearing City of Meridian I Department Report V. Findings a. In favor: b. In opposition:None C. Commenting.None d. Written testimony: The City received 12 written comments from the following individuals: Katey Roundy,Lisa Brittain, Shawn Freeman,Carina Wallace,Carrie Hovey,Cherri Starr, Danelle and Eric Williams,Nolan Halterman,Ritchie and Meagan Abromeit, Stephanie Mathis,Brittany and Dave Williams,Matt Calvert,Patti Phipps,Craig Block. All opposing the proposed development for the following reasons: insufficient roads,over crowed schools,in conflict with the goals of the comprehensive plan,request for higher density_ zoning e. Staff presenting application: Linda Ritter f Other Staff commenting on application:None 2. Key issue(s)of public testimony a. Roadway capacity,traffic,school capacity and density 3. Ke, ids)of discussion by Commission: a. Schools over capacity and busing is not in the best interest of the families,traffic cannot sustain the existing infrastructure,proposed densi . is too great for the space 4. Commission change(s)to Staff recommendation: a. Commission recommended denial of the applications 5. Outstanding issue(s) for City Council: a. None C. City Council: The Meridian City Council heard these items on December 17.2024.At the public hearing_ the Council moved to approve the subject annexation and preliminary plat requests. 1. Summary of the City Council public hearing: a. In favor: Matthew Adams and Sonia Daleiden representing the applicant_Mack Myers Nampa/Meridian Irrigation District_ Tony Tsang representing the property owner_Jeff Clemens representing Lennar Homes b. In opposition: John Caldwell_ Steven Sawyer C. Commenting: John Caldwell_ Steven Sawyer d. Written testimony: Jeff Petry requested the application be rejected because the intersection of Black Cat Road and McMillian Road needs to be widened before the proposed subdivision project is started. C. Staff presenting application: Linda Ritter f. Other Staff commenting on application: Bill Parsons 2. Key issue(s)of public testimony: a. Increased traffic on Visto Street and Grand Lake Way 3. Key issue(s)of discussion by City Council: a. Timing of roadway improvements_traffic flow along Black Cat Road and McMillian Road 4. City Council change(s)to Commission recommendation. a. Approved staff conditions and added additional conditions presented by the applicant. City of Meridian I Department Report VI. Action ' 1 1 MCMILLAN- } W 0-4 ram' Z u �■�nm unr � - - umuoli 1111111111 inn uul► .. ��logo • 11 Iliiiin i1i I 1 �1111 Wit:11111 - ■:gIIIII�� -�, MCM�I�L-L-AN J�p., !!8{Nt ��— .ram J 111111111\`p t- 1111p�,�1\\ rel gnnq��t �iouv�0•, :iiigr• IoilIIIg41 I1 111 ►�a �ij�I� W I��l �IJm Gp. 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BONN unnur■�uu1 nuq nu■ -.- - - ••s q�puuun�:p nmm..li . - 1::■■■..• �iC::----all Ce -• • •• a..: � 11 p \i^ 11111•-��►IIII Ial�i i a� ■• 111■1��=�•111111/11 aril ilia uunul/a un1 ••nnnm boa Ian:mu� �uo.:_nnlrul■�1n■1 • . _. •. _ 9 e=__�_ „� � i�uull� t y, �unnV nuunu► ��p IM, I�U`_IO to an MCMIL-L-AN ! ■ nrnw wn --r 111, 11111111 111111 �1 nnnm � IIL IIIIIIII 111111 -mnlmm� ��I%1��,��Ili�1/I :=_1=�a=__ _ -�PIIIIIIII■ p-��=� � � `III O_ UI r•�1 -:■r11► ♦t.��%I�i��♦ _ �'-�-. •.4'tlllllllr i ♦t'I I 1.1111111 :--C 111 1 C 1!!1 \�� 111/ ♦♦ rt_/ All ... In v 1 Y• �---== ��="Iu■11 .e=-■ 1- IIIp1111 f.'�.--n i uw ul - - ='�J:rla:ac7!!1:f��%c. :�[� � � IIIj'� il��.♦, ♦q �__n .m t 'iiii�l i�11`II� -. W I ♦� qDi �IIn■._�-1111.L-• Itt r1/11� i i�ii�� H �1a1 on tiuul_��IIIIi' 1 ti c � N� omu 2-nm p�:: 1pNrn�i�►11t�ii�i -:�tea:p a��lal -::; i i� top i��►��a naaaa4 L r_ra=�e:e:er_r_Ir1 I°tlt►♦i� �i♦ai� nnau:. "'� uwuur�. arlaaa.I■aaapq� ��L.. I= n1�,�unulu�►Il1 Q- _ ��jQ�lllll.��Ir r111a ipe e�gV=-=iiiiii= � �� • ��,�� Ilaal\,I�aai(, I '�. 11111111111111 IIII= �,' r11.,:VON- w'.'.'J Ida_ ' a11mO1;' � ttllj•J�. 1�' �• aaa0lbn �►C'r 5. Map Notes Nearby Recent Preliminary Plats(within last 5-years) H-2019-0146 H-2020-0004 H-2020-0125 H-2021-0018 H-2021-0080 H-2022-0047 H-2022-0068 CR-2022-0006 H-2022-0074 H-2022-0087 H-2023-0016 H-2023-0026 H-2023-0035 Nearby Recent Conditional Use Permits(within last 5-years) H-2018-0018 H-2019-0074 H-2020-0032 H-2020-0017 H-2020-0018 H-2020-0101 H-2021-0056 H-2021-0088 H-2018-0088 H-2018-0004 H-2022-0006 H-2022-0025 H-2020-0047 B. Subject Site Photos h, ,....-..r MCI .. frAf! IL 1 n' 'Y_.,.a...�••rYr.. — _. wi City of Meridian Department Report VII. Exhibits ��F� a �� y " i� # ,� �� t sa �� t _ 1 i r"�' w P { ±* +. �- w`� �, .._ / � � _ .__ ', .;. -_... A — ems..� - '"�.- ...i �ik' �. c , � r "+� � �„s..+rSJ�.y� t _�.� � fig} _: `°,+-�".��—ter �` ^'� ,� n�� ,^,�,,� �, �.y� -,,,a � .�� ,r /{ yr. �, '� �'� .S �,� � - x� �� .: � �".� .� _�_ -.�, - �:. �, - _.._ �_ g ��:%. ,� _ �� _ k �� a#p�� il�i�� " .� �...� .. ,. --�. , . d _ P . __ S# ��F .. I. ~ v..—_ X �- � - � �� t � � 7t� � a � to� �� S��Y' � w a + ftaw - - �.� � W1FtT�7#.{R(�•73inftdF t •s4 Black Cat Road v �y f If McMillan Road City of Meridian I Department Report VII. Exhibits C. Service Accessibility Report PARCEL S0434212917 SERVICE ACCESSIBILITY Overall Score: 12 2nd Percentile Description Location Within 1/2 mile of City Limits YELLOW Extension Sewer Trunkshed mains < 500 ft.from parcel Floodplain Either not within the 100 yr floodplain or > 2 acres Emergency Services Fire Response time > 9 min. Emergency Services Police Meets response time goals some of the time YELLOW Pathways Within 1/4 mile of current pathways Transit Not within 1/4 of current or future transit route Ultimate configuration (#of lanes in master streets Arterial Road Buildout Status plan) > existing (# of lanes) & road IS NOT in 5 yr work plan School Walking Proximity Within 1/2 mile walking Either a High School or College within 2 miles OR a School ❑rivability Middle or Elementary School within 1 mile driving (existing or future) Park Walkability No park within walking distance by park type City of Meridian I Department Report VII. Exhibits D. Preliminary Plat(date: 11/19/2024) Baratza Subdivision Preliminary Plat i — - ----- - --- _ --- — t / Preliminary ew Plat-Cr 5f W m� r.Min er: rA.ee..n nr..r.c rrr•es +.rater. OIg Line,lea I a.. u. s PP-01 City of Meridian Department Report VII. Exhibits d Baratza Subdivision W Preliminary Plat 4, a I a MU Mm �t�a K- � .,��__ =� _� •� = =''of �- = I ,��.. I S —a•�xwsw�waaw.v— — .. s I -1� ww -•- ate.—re. - -- _ F"I"'In"y PIM-c—, �._... ... ...�,.— S fSamry Y�xc IvtLmrr Ilea floc LimaLauniw� i- PP-01 _ . — fpaar.lnkap4aliant WlAxx.1F s — e= -••— ' M um"m ID I f y I I — PHASE 3 1 PFIASE 5 I �• I K _ PHASE 1 ; Ir—aL---- � ------ - '� PHASFI I III — —PHASE 2 FIGURE 3:Phasing Plan City of Meridian I Department Report VII. Exhibits E. Landscape Plan(date: 11/19/2024) TTIT yak.•_..rJ..� --_- _ �w landscape Flan-Overview PP-Y4 City of Meridian Department Report VII. Exhibits WZC2 — — Mr:ep�.y.rTY.Wv[ HJCJ —� •••••'�'~•��- ems.Crruleu�, i i I ilVla�—aT 3 '+ .e::(f.f 3 < E yyak r -- 3ana:eaoe PEan-0.er.Ee., T__.._ PP-24 F. Landscape Buffer Detail (date: 5/17/2024) mar r.r sr[rw[renar.wr-- City of Meridian Department Report VII. Exhibits l I IIII .� II� �� I i� ��`�11111111li��i�►11�' � �� , 511 _. •- NO Open Space Calculations: TOTAL AREA 547AC TOTAL REQUIRED OPEN SPACE 12.04 AC Open Space Legend: ARtERX LAN SCAPE BUFFER 50%OF T014 AREA AM rr i ■ IIiiiilliililil��i�liiaiiijJ d,l m i■■■■■■■■■■■■■■■i i� �i i ■■■■■■■■■■■■■■■■■ - i�ap ��sseeQ�44ei r__ ouou�uoo��41 h I I �I III h - I�I II�� 1•�I ��i ■ii®i,i I i i,�f I t■i■,i�I L��I I��I I '�� I� __ H. Amenities Exhibit(date: 5/17/2024) a �a. �J is i o nr^sm�,x.:-aQum��a;m iw,,.a,i..am � ..e emKi�m.�m�omw.M /.1FnR;.a.•sam r:eh�.io„,.A�,m.s..» /.1.a.,n eosar.:�arc.�mw mw.m -�4��L^. PP-28VY lilt) 'WrPMEMMwo—l' - 1� r6 ricaK heM Isarrasbr Iwrssp T Nnol Ii.rrwi.r haarnl7 8 dike Ilrpalr tb6.I=arrafig raranl City of Meridian Department Report VII. Exhibits L Block Face Exhibit(date: 5/17/2024) I Wall I ; l 1 BIDCK 17 ",1 LA-1 B.- ------ ------------ 73e 59'E.. 37/25y1W9 „, eLGcaz - elacKa M R°C°a M 8=7 �31 aeCKB ��-L ` R - ea8.22' i 501' 256' 2BB 2Gp I # —p a eja aeCK9 �� BLeCI(18 rLgXll N = rLGCK 12 �y a1LCK 1a E�CK 15 � �� 129 co e as No sor — I. I �Ier0 C aB NMI 114885 244.4 Fla eLOCK14 1i3R-- IIDCI(18 it �.: Pre Plat Exhibit-Block Face EX-02;il Nonm h 6uk ,•_ear LVTHE LANE GMP RMl R:W R!W RW n.Nd P^N RW R:V: FHW .) �—Nf• �I BLOCKI Rn b LK� I aBe 6 _ 5916: �; — CD m I L K8] 11 K5BLOCK Bi°C(8 - `-CK A'. e 3 _ 495 76 ea622' a7R - L p B m �.' B GCK 10 aa BLOCK" ��aLda(13 aLGCIIt6 ( �N� ggg� -30.3.87 • R�! BLOCK m.n : m.es•. -- a ___ ��/� � aLGCN IB 1.AGENCY CGAIMENB� 08.222024 gs! T Pre Plat Exhibit-Block Face ° M xF..EMM ,.� oiYamiBw 06 EX-08 .ia City of Meridian I Department Report VII. Exhibits J. Common Drive (date: 5/17/2024) I I I B�I B16 L14 i ACHD EI Mi. < �y I I 6,517-SF I I 4 I 1 1 i E 12 REAR 1fi k I SETBACK ��, am pyE• k I ——————————-- N 1 E \ E NeVlsio113 Q \ k Driveway A \ \ k 1. AGENCY COMMENTS- 131.22' \ \ k 3.418-SF \ \ k E 08-22-2024 \ `_ 2. P82 COMMENTS- 11.19.2024 I ` _ I r-----———————— r-- —————————- I --- I I I I -- 1I I Y 2 I � �, I I � � I I *�'• o I I I r=� r= a I I I I I I �y O d I I I I 816L1D Ca O= y I B16 L12 B16 L11 zsol sF ca m I 6s65SF 7,212-SF I = i = CM cc Common Drive Exhibit-Driveway A D 20 40 4 m Alt Honzontal Scale:T'=20' RglpMp.12 EX-01 a Dale Nlswance�5.R262= eH8 City of Meridian I Department Report VII. Exhibits � � yVWWyWW I I I I I a 8113 I B1 L8 I B1 L9 O y 4,207-SF 3,825SF 3,325-SF =Q W y y I CD 5'SIDE I I SETBACK I I r--------� y L -------J L--------J �'- � RBVISIPIS 1. AGENCY CDMMENTS- Driveway A y , 112.0T B1 L6 08.22.2024 i 3,132-51F y W y y a t !C y y y y I B1 L5 3.973-SF ! ! !! c y Y 8' y w y y W 12'REAfl Il ACND ESMT, ! / 'a 0) SETBACK TYP. I I I m O y y y L------------1--� y N Z cc m Cc 8a Common Drive Exhibit-Driveway A ° 20 d Co 3� p Horizontal Scale:Custom Fnieua..l:a2D' EA-01 ado I B1 L25 B1 L26 I I B1 L27 1 I -,3825SF 3SF 3 I I ,82.5-SF I ,825 � Ga I I I I I d WZO I I I a y z y =a= I I I 5'SIDE z 4 I-- SETBACK s � �� r-------_ 1 I I NI � I 1 r--------I r---- -- il�;'iTS J I I I I , L--------J L———— -- J y w Re*—, Driveway B V '� y 1. AGENCYCOMMENTS- \ \ ------------ B1 LP9 y \ y m 1 pCHDES . I 3,549SF y .y ------------J y m a E I y y � y y W y N CA W y r--i------------ p g 3 m I 0 20' y y 40 C"Cc G0 Common Drive Exhibit-Driveway B a m E y Horizontal Scale:l"=20' P.Jok:127200 EA'UZ Dole N l sw m 05.17.2024 sEA City of Meridian I Department Report VII. Exhibits o. y F— I I I W Z O y I B9L7 12'REAR �. SETBACK 6,7DO-SF as y W Revie nS \ \ 4 y N B9 L 144.34'3,982-S F \ \ W . 08.22.2024 \ \ y \ \ \ Y L— --------A L-- - —————J I-----------� +•yp 5'SIDE I e �' I I I ,? rn I SETBACK I I O B9 L9 B9 L10 B9 L11 4,567-SF I I 4,416-SF I I 4,416SF I T R L s I I I I I l y 0 20' - 27)R G) sa Common Drive Exhibit- Driveway C a m fat a Horizontal Scale:l"=t0 PFejeuW.:1232M EX-03 1I88 -_ Dale of ksw D4.17.2024 =!4 I I I I I I a. m y W I B7 L40 B7 L41 I Bl L42 3, 0-SF u34DD-SF I I 4 Bl L43 m I m a 3,400.SF 3,472-SF =¢� 1 4 I I spa I I I I �— ,-Ilk \i y I I I I I L—— W L— —————J L-- ----i L-------� W y / �' / / t I Revisions y Driveway D // // y y " y 1. AGENCY COMMENTS- '� WN. 1116TL39 / OB.222024 qu aBSF + � V W y O Bl L38 1 8' y 3,549 SF 'ACND E / cc H 12•REAR S>HT. = O g y y w I SETBACK I 16, W �� + / E O s` L-------------�-- W y y P.U.E. O O p • y y y r------------i--1 I � v� tQ Via$ Common Drive CU Exhibit-Driveway D ° 20 a m a� a Haraon[al Scale:l•=20' Fmlem 05,1.2024 Dale of Baeanse:05,17R024 EX-04 =�o City of Meridian I Department Report VII. Exhibits W w W B1 L62 I Ell L63 I I 81164 I I 81 L65 I a 3,472-51' I I 3,400-SF I I 3,400.5F I I 3,400-SF I W W m I I a I gal wWWWWW SQL H�CD I I I I d a I I z U l w W w I I I I N N I I o N l W W W I I I I I I w w _ �L------� L -----L L————— L W W W W� W W 1 WWWWW P— \ B1 L66 w 111.67' N y W w 08.222024 \ 3.038-SF W W W W \ W \ w W W V w \ y B1 L67 3.549-SF 1 yl AGx�ES MT. 17 REAR I w W W w ycc C p w 16'1 I SETBACK m y % -------------J w .. � —P.U.E.—4 W W W CO2 7,N II W ao W I I v*. eC 6 I W W i = ;t Common Drive Exhibit-Driveway E ° 26 aB' a mM CD 8> r a� V x \ Horizontal Scale:l"=20' F10lep o°`ln2°e EA-OS 8 g \ 0ate of 4esM2 05.17,20u w ! Ig• I I w W Z O ACHDESW. 1 B14L17 1 W W 1 C7 / 3,957-SF 76, / 12'REAR 81W / W W p�f. l SETBACK I W W ryry W // --L-------------J Driveway F w y / 314116 � aeNsians m / 3,121-5F 111.6T m N 1. AGENCY COMMENTS- P / r------------ —, w W W W W V --r -�—-----------1 1 I W W W W I p R I I I I 51SIOE I I SETBACK a N s W W W w W W W ,Vl G y I I I WW y W y yy=I I I I I B14 L14 I I B14 L15 N e I I 6.88E-sF I 1 6.es3-sF 1 W W W � _++ cc a Cc CD Common Drive Exhibit-Driveway F G 20 4o' a Co ES a Horizontal Scale:V=20' Prsledro.:123M EX�06 - Odle of bseanw 05,17,2024 :1Ha City of Meridian I Department Report VII. Exhibits I E \ B16 L14 i ACH° SMi. E E 6,517-SF � I I — Lu l` J CD 12'REAR SETBACK L—————— ———————————- A E E Driveway G \ \\ E E Brat 3 131.22' \ E 1eNs ans 3,418-SF \ \ E E \ 1. AGENCYCOMMENTS- 08.222024 --- -------� r-- ---------� I I I I I ��_ .�.r I I I I � `- --- -------� -- ---------1 o Q a cv cQ'y s � _Z s� E o � o B16 L10 co 2 y B16 L12 B16 L11 7,B04-SF V R 6 b.965-SF 7,212-SF C L = g; Common Drive Exhibit- Driveway G ° 20 a cc�aE Y yy Hee&w lScale:1 =20 Reject No.:1232M EA-07 $e a Bate of Bsuense 05.17.2024 two City of Meridian I Department Report VII. Exhibits K. Building Elevations(date: 5/20/2024) Traditional 41 Farmhouse 7,0,� 7-1 City of Meridian Department Report VII. Exhibits Farmhouse kil. ,Bill Farmhouse �4 City of Meridian Department Report VII. Exhibits Next Generation Farmhouse �I �i �i IIIIIIIIIIIil�lllllllllllll is LAND 11 4e•Fr WIDE LOTS GM k t 1 1 SI 1 ' ✓r 2 , 1 Ay F 99 3 � ��pe��. 11/1 20N Housing Type Exhibit _ wHonaontal Scale: 1'=50D J J LeesnE: 21 qF INGSWO = d0-FT WIDE LOTS - - - C y O A N ❑45-Fi WIDE L019 1 � Z.'•� O E� d ❑6O-FT WIDE LDTS :.._. a a E 2025 FAPMNWSE 15]]TeRODgNAL FIR 0 1870CeWRSMWI 2025THAOITIO l IBIOEAHMHODSE O N Gp C A C $c O C Q!A y 31 60.FT WIDE LOTS 4 Q in J v gR� wF.x,s-wzzmz� o � o F 25d2 CUFTSWN 2801 r11AMIONM 2801 CUM" 2542 f—WM HousM SE I910 FAUIKOUSE + d q TM Faltldl �g EX-06 1 City of Meridian Department Report VII. Exhibits L. Annexation Legal Description& Exhibit Map (date: 11/19/2024) LEGAL DESCRIPTION N% 20M. THE LAND - y GROUP November L4,2024 Project No.,123200 E)D§Brr A BARAT2A SUBDIVISION F15 REWNE DESOUPTION A parcel of land located In the North Haff of the Northwest Quarter of Section 34,Township 4 North, Range i west,Boise Meridian,City of MerldWn,Ada County,Idaho,being more particularly described asfc;Ikvws: Commencing at the Northwest Corner of Section 34 of said Township 4 North,Range L west,said point being the POINT OF BEGINNING; Thence South 89'35'49'East,a distance of 2320.57 feet on the North line of said Section 34: Thence south 00'24'12'West,a distance of 1Ei3.12 feet to a point of curve: Thence 91.40 feet on the arc of a curve to the right,said curve having a rad ius of 500-0o feet,a ce ntral angle of C9'19'38",whose chord bears South 05'04'O3"west,a distance of 81-3L feet; Thence south 09'43'50'West,a distance of 53.55 feet; Thence North 69'35'49'west,a dkstance of 221.57 feet; Thence North o0'24'i2'East,a distance of 83.513 feet; Thence North s9'35'4$'west,a distance of 797.00 feet, Thence south 00'24'W west,a dkstance of 256.62 feet; Thence North 89'35'4r V4est,a distance of 313.00 feet, Thence North oil'24'12'East,a diistance of 256.62 feet; Thence North 69'45'Or west,a dkstance of 732.00 feet- Thence south 00'24'L2'west,a distance of 256.62 feet, Thence North 69'35'49'west,a distance of 242.14 feet to a paint on the west li ne of said Section 34; Thence North on'27'23'Easlr a distance of 470.12 feet on said west Section Une to the POINT OF BEGINNING. The above described parcel contains 15-09 acres raore or less. PREPARED BY: The Land Group,Inc, � r y dk y Cor. lames R_LVainburn 402 Earl$Nre 46ve.Sude 100.Eapr.Who 83016 248.934.1441 �h919rdprg4pinp.Wm City of Meridian I Department Report VII. Exhibits �* LEGAL DESCRIPTION 4 f { Page 1 of 1 LAND " GROUP Nouemher 14,2024 Protect No-:123200 EXHIBIT A BARATZA SUBDIVISION R8 REZONE DESCRIPTION A parcel of land located in the North Half of the Northwest Quarter of Section 34,Township 4 North, Rare 1 West,Eloise Merldkan,1:4of Meridian,Ada County,Idaho,being more parbculariq described as follows. Commencing at the Nordwrest Comer of Section 34 of said Township 4 North,Range 1 west; Thence south o0'27'23'west,for a distance of 1315.96 feet on the west Noe of said Section 34 to the North Sf 16th Corner common to Sections 34 and 33 of said Township 4 North,Range 1 west,said paint being the POINT OF BEGINNING; Thence North o0'27'2r East,a distance of 845.74 feet on said west line of Section 34; Thence south 89'35'49'East a distance of 242.14 fleet; Thence North Do'24'12'East,a distance of 256.62 feet; Thence South 69'35'48'East,a distance of 732.DO feet; Thence south 00'24'W west,a distance of 256.62 feet; Thence south 94'35'4;r East,a distance of 313..00 feet; Thence North o0'24'12'East a distance of 256.62 feet; Thence South 64'35'4;r East,a distance of 797.00 feet; Thence south 00'24'i2'west,a distance of 83.50 feet; Thence South 69'35'4;r East,a distance of 221.57 feet: Thence North 09'43'50'East a distance of 53.55 feet to a poknt of curvature; Thence 91.0 feet on the arc of a curve to the left,a distance of having a Fad lus of 500.00 feet,a distance of a central angle of D9'19'36",a d Istance of and whose chord bears North D5'134'01" East,a distance of 81-31 feet; Thence North 00'24'lY East a distance of 163.12 feet to a point on the North line of said Section 34; Thence south B9'35'4S'East,a distance of 333.44 feet an the North Section Une to the North One Quarter Corner of said section 34, Thence South 00'43'S9'west,a distance of 1323.29 feet on the north-South MYd-Section tine to the Center-North 1li6th Comer of said section 34; Thence North B9'2G'1W Wiest,a dkstanee of 2647.62 feet on the East-west i}16th LJrhe of the Northwest Quarter of said Section 34 and 33 to the POINT OF BEGINNING. The above described parcel contains 65-22 acres more or less. {; PREPARED BY, The land Group.Irm-- _ James R.Washburn 4e2 EaM 8horo Drive.3Nae 100.Eagle.Idaho$3016 298.939.4041 oolendpe"ino coo City of Meridian I Department Report VII. Exhibits ML RIS ZONING AIN ISINA— R8 ZONINO 0542 Aces 'i 84f,016 SQ.Fr. I L L I CI i \rL, ZNI.00 City of Meridian Department Report VII. Exhibits LAND GROUP May 2,2024 Project No.123200 EXHIBIT"A" BARATZA SU3DIVISI0N ANNEXATION DESCRIPTION A parcel of land located in the North Half of the Northwest Quarter of Section 34,Township 4 North, Range 1 West,Boise Meridian,City of Meridian,Ada County,Idaho,being more particularly described as fol I ows: Commencing at the Northwest Corner of Section 34 of said Township 4 North,Range 1 West,said point being THE POINT OF BEGINNNING; Thence South 89'35'48"East,2654.01 feet(formerly described as 2653.94'),on the north line of said Section 34 to the North One Quarter Comer of said Section 34; distance of 1323.29 feet on the north-south mid-section line of said Section 34,to the Center-North 1/16th Section Corner of said Section 34; Thence North 89'26'10"West,for a distance of 2647.62 Beet on the east-west 1/16th section line of the Northwest Quarter of said Section 34,to the North 1/16th Section Comer common to Sections 33 and 34 of said Township 4 North,Range 1 West; Thence North 00'27'23"East,for a distance of 1315.86 feet,(formerly described as 1315.80') on the West line of said Section 34 to the POINT OF BEGINNING. The above described parcel contains 80.30 acres more or less_ PREPARED BY: p JV T b L ' R o, 7880 5-2-2024 A eoV,a The Lend Group,Inc. $_WA James R.Wash4urn,PLS 462 East Shore Drirs,Suits 100.Eagle.Idaho 63016 209.939.4041 thelandgroupinc.oam City of Meridian I Department Report VII. Exhibits L THE F LAND ROUP Re I rg RARATZA SUBDIVISION 80.30 ACRES E F, Co 7-1 Tv F Al y#,N Sumy-Annexatiom Type text here AN1.00 City of Meridian Department Report V11. Exhibits LEGAL DESCRIPTION /', 4 Page 1 of 2 i� WE sue, rs f 1 LAND mom! GROUP Date April 19,2024 Project No.:1232DO EXHIBIT A BARATZA SUBDIVISION R15 REZONE DESCRIPTION A parcel of land located in the North Half of the Northwest Quarter of Section 34,Township 4 North, Range 1 West,Boise Meridian,City of Meridian,Ada County,Idaho,being more particularly described as follows: Commencing at the Northwest Comer of Section 34 of said Township 4 North.Range 1 West.said point being the POINT OF BEGINNING; Thence South 89°35'48"East,for a distance of 2654.01 feet on the North line of said Section 34 to the North Quarter Corner of said Section 34; Thence South 00'43'59"West,for a distance of 598.21 feet on the North-South Mid-Section Line of said Section 34; Thence North 89'35'48"West,for a distance of 5.07 feet to a point of curve; Thence 26.90 feet on the arc of a curve to the left,said curve having a radius of 100.00 feet,a central angle angle of 15'24'44',a chord bearing of South 82'41'50"West and a chord length Thence South 74'59'28"West,for a distance of 67.83 feet to a point of curve; Thence 161.40 on the arc of a curve to the right,said curve having a radius of 600.00 feet,a central angle of 15'24'44",and a chord bearing of South 82'41'50"West,and a chord length of 160.91 feet; Thence North 89'35 48"west,for a distance of 101.65 feet; Thence South 00'24'12"West,for a distance of 166.40 feet to a point of curve; Thence 97.56 feet on the arc of a curve to the right,said curve having a radius of 800.00 feet, a central angle of 06'59'14",and a chord bearing of South 03'53'49"West,and a chord length of 97.50 feet; Thence South 07'23'26"West,for a distance of 109.06 feet to a point of curve; Thence 97.56 feet on the arc of a curve to the left,said curve having a radius of 800.00 feet,a central angle of 06'59'14',and a chord bearing of South 03'S3'49"West and a chord length of 97.50 feet; Thence South 00'24'12"West,for a distance of 72,71 feet; Thence North 89'35'48"West,for a distance of 617.59 feet; Thence North 00`24'12'East,for a distance of 311.28 feet; Thence North 89'35'48"West,for a distance of 1364.50 feet to a point of curve; Thence 68.33 on the arc of a curve to the right,said curve having a radius of 43.50 feet,a central angle of 90°00'00",and a chord bearing of North 44'35'48"West and a chord length of 61.52 feet; Thence North 00'24'12"East,for a distance of 358,50 feet; 462 East Shore Drive,Suite 100,Eagle,Idaho 83616 208.939.4041 lh elan d group inc.com City of Meridian Department Report VII. Exhibits Page 2 of 2 Thence North ST 35'48'West,for a distance of 242.14 feet to a point on the west line of said Section 34; Thence North OD*27'23"East,a dlsta nce of 470.12 feet on the west I Ine of said Section 34 to the POINT OF BEGINNING. The above described parcel contains 53.32 acres more or less. r� PRE PARED BY: O� �LA�� j The Land Group,Inc. a 7880 z to lw �, 5-2.2024 9 47'f Qf 14r James R.Washburn THE LANDGMw 462 East Shore Drive,Suite 760_Eagle,Idaho 83616 286.939.4041 Chelsndgroupmc.corn City of Meridian I Department Report VII. Exhibits LEGAL DESCRIPTION .gr,�; T H E Page 1 of 2 LAND GROUP Date May 2,2024 Project No.:123200 E%HI81T A BARATZA SUBDIVISION fib REZONE DESCRIPTION A parcel of land located In the North Half of the Northwest Quarter of Section 34r Township 4 Northr Range i West,Boise Meridlan,City of Meridian,Ada Countyr Idaho,being more particularly described as follows.. Commencing at the Northwest Comer of Section 34 of said Township 4 North,Range 1 West; Thence South 89"35'48"Eastr for a distance of 2654.01 feet on the North line of said Section 34 to the North Quarter Corner of said Section 34, Thence South 00"43'59"West,for a distance of 598.21 feet on the North-South Mid-Section Line of said Section 34 to the POINT OF BEGINNING; Thence continuing South W 43'59"West,for a distance of 725.08 feet on the said North-South M Id-Section line to the Center-North 1/16th Corner of said Section 34, Thence North 89'26'10'West,for a distance of 2647.62 feet on the East-West 1/16th Line of and 34 of said Township 4 North,Range 1 West; Thence North 00'27'23'East,for a distance of 845.74 feet on the west line of said Section 34; Thence South ST 35'48'East,for a distance of 242.14 feet; Thence South Or 24'12'West,for a distance of 3S8.S0 feet to a point of curve; Thence 68.33 feet on the arc of a curve to the left,said curve having a radius of 43.50 feet,a central angle of 90'00'00"r a chard bearing of South 44'35'48'East for a distance of 61_S2 feet; Thence South 8T 35'48'East,for a di stance of 136450 feet; Thence South 00'24'12"West,for a distance of 311.28 feet; Thence South 89'35'487 East,for a di stance of 617-S9 feet; Thence North 00'24'12'East,for a distance of 72.71 feet to a point of curve; Thence on the arc of a curve to the right,said curve having a radius of 800.00 feet,a central angle of W 59'14",a chord bea rl ng of north 03'SN 49"east for a distance of 97.50 feet, Thence North 07'23'26'East,for a distance of 09.06 feet to a point of curve; Thence on the arc of a curve to the left,said curve having a radius of 800.00 feetr a central angle of W S9'14",a chord bearing of North 03'53'49"East for a distance of 97.S0 feet; Thence North W 24'12'East,for a distance of 166.40 feet; Thence South 89'3S'48'East,for a distance of iD1.6S feet to a point of curve; Thence 161.40 feet on the are of a curve to the left,said curve having a radius of 6W_00 feetr a central angle of IS*24'44'r a chord hearing of North 82"41'W East for a distance of 160.91 feet; Thence North 74'S9'28'East,for a distance of 67.8-1 feet to a point of curve; 462 East Shore 0nve.Suite 1DO Eagle,Idaho 83616 268.939.4041 th eland group4ne.corn City of Meridian Department Report VII. Exhibits Page 2 of 2 Thence 26_90 feet on the arc of a curve to the right,said curve having a radius of 100.00 feet,a central angle of IS*24'44',a chord bearing of North 82°41'50'East for a distance of 26.82 feet; Thence South 8T 3S'48'East,for a distance of S.05 feet to the POINT OF BEGINNING. The above described parcel contains 26.98 acres more or less. PREPARED 6Y: The Land Group,Inc. O TA D �. 7880 5.2.2024 A bF James R.Washburn VA THE LO LA11G 462 East Shore Orive,Suite IDS Eagle,Idaho 83616 248.9313AD11 thelandgrouprne.eam GROUP City of Meridian I Department Report VII. Exhibits EL ZONING p� T1 RAPATZA SUBDIVISION R8 ZONING irq M k v ILE ----T T I or S.—Y Zoning 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. Service Assessment Notes This data is derived from enterprise application and GIS database,and exported in dynamic reporting. The system references the most recent available from a variety of sources including sewer main lines, sewer trunksheds, floodplain, fire service areas and response times,police crime reporting,pathway information,existing and planned transit,existing and planned roadway improvements, school proximity,park proximity,and other resources. The overall score represents the total points scored using weighted criteria(it is not a ranked order),and the percentile score is relative comparison value of the parcel being considered versus every other parcel in the City(the higher the better). This tool was developed as a City Council prioritized outcome of the 2019 Comprehensive Plan. 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