HomeMy WebLinkAboutPZ - Staff Report for 4-17 Updated COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 4/17/2025 Legend
DATE:
Project Location
TO: Planning&Zoning Commission :::Area of Impact
4= City Limits -
FROM: Linda Ritter,Associate Planner ®Analysis -_
208-884-5533 -Iritter@meridiancity.org �r
5
APPLICANT: Gregg Davis,Breckon Land Design
SUBJECT: H-2024-0067 --, �
Mondt Meadows Subdivision AZ, ,
CPAM, PP J '
LOCATION: 6101 and 6162 S. Tarrega Lane, located
in the SE '/4 of the SW '/4 of Section 31, _7 '
T.3N,R.1E,Parcels S1131346650 and -L
S1131346605
I. PROJECT OVERVIEW
A. Summary
• Amendment to the Comprehensive Plan Future Land Use Map(CPAM)to change the future
land use designation on 10.28-acres of land from Medium Density Residential(MDR)to Low
Density Residential(LDR);
• Annexation of 10.84-acres of land from RUT in Ada County to the R-2(8.48 acres) and R-4
(2.36 acres)zoning districts; and
• A Preliminary Plat consisting of 11 building lots (10 new and 1 existing) and 4 common lots
on 10.28-acres of land in the proposed R-2 and R-4 zoning districts.
B. Issues/Waivers
• The Future Land Use Map designates this area as Medium Density Residential. The property
owner is requesting a change to Low Density Residential to allow for larger estate lots,
consistent with the existing development pattern in the area,with the intent of preserving the
property for future generations.
• The existing house is within a thirty(30)foot access easement to the north and thirty(30)
foot access easement to the west. These easements will need to be relinquished or vacated
before the City Engineer signs the final plat.
• Per UDC 11-3A-6, in Residential Districts, irrigation easements wider than ten(10) feet shall
be included in a common lot that is a minimum of twenty(20)feet wide and outside of a
fenced area,unless otherwise waived by City Council. There is a 30-foot-wide irrigation
easement along the northern portion of the property,which is required to be placed in a
common lot unless the requirement is waived by Council or documentation is provided
showing the easement has been relinquished by the owner.
City of Meridian I Department Report 1. Project Overview
• Council waiver to leave the private drainage ditch(Watkins Ditch)that runs along the eastern
portion of the property open within a thirty-eight(38) foot wide easement.
C. Recommendation
Staff. Staff recommends approval of the proposed amendment to the Future Land Use Map,
annexation and preliminary plat per the provisions in Section IV in accord with the Findings in
Section V.
D. Decision
City of Meridian I Department Report 1. Project Overview
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Residential -
Proposed Land Use(s) Residential -
Existing Zoning Rural Urban Transition(RUT VII.A.2
Proposed Zoning R-2 and R-4
Adopted FLUM Designation Medium Density Residential VII.A.3
Proposed FLUM Designation Low Density Residential
Table 2: Process Facts
Description Details
Preapplication Meeting date 11/5/2024
Neighborhood Meeting 11/21/2024
Site posting date 4/7/2025
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District IV.G
• Comments Received Yes, Staff Report -
• Commission Action Required No -
• Access Sublimity Avenue -
• Traffic Level of Service See Figure 2:ACHD Summary Metrics -
ITD Comments Received No Comment or Concern Error! R
eference
source not
found.
Meridian Fire Turnaround shall be in accordance with 2018 International Error! R
Fire Code,Appendix D,and shall meet the minimum eference
specifications of 96'exclusive of shoulders and curbs. source not
found.
Meridian Police No Comment Error! R
eference
source not
found.
Meridian Public Works Wastewater IV.B
• Distance to Mainline Available at the site
• Impacts or Concerns See Site Specific Conditions of Approval
Meridian Public Works Water IV.B
• Distance to Mainline Water is available at the site
• Impacts or Concerns No
Note: See City/Agency Comments and Conditions Section and public record for all department/agency
comments received. Mondt Meadows Subdivision AZ,CPAM,PP H-2024-0067 (copy this link into a
separate browser).
City of Meridian I Department Report II. Community Metrics
Figure 1: One-Mile Radius Existing Condition Metrics
Reference Parcel:S1131346650 Date Retrieved:2025/ 1/3
Parcel Count Parcel Acreage Infill Indicator:
485 1,044 Surrounding Area
45% vot city
397 ® City Limits
■ Not City
Household Household& Population Growth
Households
02020
Population Change:113.9°I°
Population 723717172, ■Growth
(Household and Population Change
since 2010 Decennial) 1,000 2,000 3,000 4,000
Use Types Residential Addresses All Addresses
a%
■ Single-family is
7%
Multi-family0%
® Commercial
Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years)
Proposed Proposed
Pending Pending
Approved Approved
1000 2000 3000 0 10 20 30 4U
■ Single-family El Multi-family
City of Meridian I Department Report II. Community Metrics
2.00 500
Single-family y
1.50 (AResidential
Parcel Diversity a 1.00 U
E3 Parcel Count 0.50 L
a.09 a
*Average Acres 0.00 a:aa 0
R-2 R-4 R-15
Average Single-family Density by Zoning Average
15.00
�11.49 ResidentialDensity
10.00
06.29 5 94
p 5.00
1.85
0.00a.oa Dwelling Units I Acre
R-2 R-4 R-8 111-15
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
Fieure 2:ACHD Summary Metrics
Level of Service Planning Thresholds
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
"*State Highway 0--feet ArteCJaJ 1,798 WA
69fhleridian Road
* Lake Hazel Road 0-feet Principal Arterial 167 Better than °E"
*Sublimity Avenue 47-feet Collector N/A NIA
*Acceptable level of service for a two-lane principal arterial is 'E" (690 VPH)_
*Acceptable level of service for a five-lane principal arterial is'E" (1,780 VPH)_
"Acceptable level of service for a two-lane collector is "D" (425 VPH).
"*ACHD does not set level of service thresholds for State Highways_
2. Average Daily Traffic Count(VDT)
Average daily traffic courts are,based on AGHD's most current traffic counts_
• The average daily traffic count for SH-69 (Meridian Road) south of Amity Road was 39,546
on October 8, 2024.
• The average daily traffic count for Lake Hazel Road east of SH-69 was 3,747 on June 12,
2018_ Since these counts were taken Lake Hazel Road from SH-69.iMeridian Road to Locust
Grove Road has been widened to 5-Janes.
There are no existing traffic counts for Sublimity Avenue north of Lake Hazel Road_
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
City of Meridian I Department Report II. Community Metrics
Figure 3: Service Impact Summary
. Service Impact Tools
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Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
City of Meridian I Department Report II. Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
The current Future Land Use Map(FLUM)designation for the properties is Medium Density
Residential and the zoning district is RUT as the property is located within Ada County. The
applicant is requesting a Comprehensive Plan Map Amendment(CPAM)to change the FLUM
from MDR to LDR to accommodate zoning that allows large and estate lots at gross densities of
three dwelling units or less per acre. Low Density Residential is adjacent to the property to the
north,Mixed Use Regional(MU-RG)is to the west and Medium Density Residential is to the
east and south of the proposed project.After reviewing the comprehensive plan and nearby
properties, staff believes the requested Low Density Residential designation is appropriate given
the proximity to the existing large estate development to the north.Additionally,the Low Density
Residential FLUM designation,which already exists to the north of this property, further supports
this recommendation.
Medium Density Residential: The Comprehensive Plan identifies Medium Density Residential
land uses as the development of 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.
Low Density Residential: The Comprehensive Plan identifies Low Density Residential land uses
as the development of single-family homes on large and estate lots at gross densities of three
dwelling units or less per acre. These areas often transition between existing rural residential and
urban properties. Developments need to respect agricultural heritage and resources,recognize
view sheds and open spaces, and maintain or improve the overall atmosphere of the area. The use
of open spaces,parks,trails, and other appropriate means should enhance the character of the
area. Density bonuses may be considered with the provision of additional public amenities such
as a park, school, or land dedicated for public services.
Staff s analysis of the CPAM request are as follows:
1. Alignment with Existing Uses:
• The current use of large estate residential lots aligns more appropriately with the Low
Density Residential(LDR) designation,which accommodates lots ranging from 8,000 to
12,000 square feet or larger.
2. Compatibility and Planning Goals:
• R-2 and R-4 Zone Suitability: The proposed zoning is consistent with the characteristics
of large estate lots,mirroring similar developments to the north and south.
• Surrounding Zoning:
- The properties to the north and south are zoned Rural Urban Transition(RUT).
- The northern property, designated for Low-Density Residential use, is planned for
R-4 zoning.
- The southern property remains RUT with a minimum lot size of five acres.
- The proposed R-2 and R-4 zoning aligns with existing land use patterns and
zoning designations.
3. Site Design and Community Impact:
• The Low Density Residential designation supports the continued development of large
estate lots, fostering a cohesive and compatible land use pattern.
• Adjusting the Future Land Use Map(FLUM)to LDR maintains consistency with existing
uses and complements surrounding residential development.
City of Meridian I Department Report III. Staff Analysis
Given the proximity of large residential estate lots to the north and south, staff finds the proposed
Low Density Residential FLUM designation appropriate for this location.
Table 4: Proiect Overview
Description Details
History Parcel S 1131346605 was created through a property boundary adjustment
through Ada County.
Phasing Plan 2 phases
Residential Units 11 (10 new and 1 existing)
Open Space Provided: .63 acres/12%—Required: .42 acres/8%R-2
Provided: .43 acres/16%-Required: .32 acres/12%R-4
Amenities 2 amenity points/
Physical Features Watkins Drainage Ditch
Acreage 10.28(R-2: 7.89 acres and R-4:2.36 acres)
Lots 11 building lots(10 new, 1 existing)and 4 common lots
Density 1.26 dwelling units per acre
B. History
The property resides within Ada County and is currently zoned RUT. The property owner
recorded a property boundary adjustment on January 16,2024,to reconfigure the lot lines in
order to subdivide the norther half of their property. See Record of Survey below.
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City of Meridian I Department Report III. Staff Analysis
There are existing easements on the property that are being proposed to be relinquished.
• There is a thirty(30)foot wide access easement(Instrument No. 7520424&2021-
049475),that runs across the north boundary of both parcels in the project, as well as the
west thirty(30)feet of each parcel. These easements are no longer required and will be
relinquished with the recordation of the final plat.
• The existing thirty(30)foot wide access easement,(Instrument No. 9037915),which
runs across the east 302.15' of the south boundary of parcel S 1131346650 will be
relinquished with the recordation of the final plat due to the public road improvements in
the same location.
• Dry ditch that runs through parcel S 1131346650 along the east side needs to be either
depicted on the plat map within an easement or provide written documentation showing
the dry ditch had been abandoned and is no longer in use by the affected property owners.
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
The current use of the property is residential with two (2) existing structures. The plat map
shows the structure on Lot 1, Block 3 of the proposed plat as an existing shop. However, Ada
County Assessor describes the structure as a single-family dwelling. Lot 1, Block 3 is not
eligible for another residential unit unless the existing structure is removed or converted to a
secondary dwelling and meets all the UDC requirements. The existing strucutres will be
required to connect to city services and the existing wells and septic system will need to be
abandoned as required.
Lot 1, Block 1 shows a future development, this development shall align with the proposed
roadway connection from the development(Skyranch Subdivision) to the west.
2. Proposed Use Analysis (Comp Plan 2.01.01 C, UDC 11-2):
The applicant is proposing single-family detached homes which are listed as a principal
permitted use in UDC Table 11-2A-2 for the R-2 and R-4 zoning districts. The project will be
developed in two phases. The developer provided a future layout showing how the property
will be redeveloped. The future phase roadway shall align with the approved project to the
west, Skyranch Subdivision.
Comprehensive Plan policy 2.01.01 C allows for a range of residential land use designations
that allow diverse lot sizes, housing types, and densities.
3. Dimensional Standards (UDC 11-2):
• In the R-2 zoning district, a twenty (20)foot landscape buffer is required along Sublimity
Avenue and a ten (10)foot landscape buffer is required along E. Escalation Drive. The
maximum building height for this area is thirty-five (35)feet with an interior setback of
7.5 feet per story and a rear setback of fifteen (15)feet. The minimum street frontage is
eighty(80)feet.
• The dimensional standards for the R-4 zone are the same as the R-4 except the interior
setback is five (5)feet and minimum street frontage is sixty(60)feet.
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-2 and R-4 zoning districts. The
proposed lots comply with the dimensional standards of the above-mentioned districts.
City of Meridian I Department Report 111. Staff Analysis
1. Existing Structure and Site Design Standards (Comp Plan 5.01.02A, UDC 11-3A-19):
The current use of the property is residential with two (2) residential properties existing. The
structures will remain and the existing well and septic system will be abandoned as required.
City utilities are required to be extended to serve the proposed development.
Comprehensive Plan Policy 5.01.02A requires the applicant to maintain and implement
community design ordinances, quality design criteria, and complete street policies to set
quality standards citywide.
2. Qualified Open Space &Amenities (Comp Plan 2.02.00, Comp Plan 2.02.0IB, UDC 11-3G):
Based on the standards in UDC Table 11-3G-3, a minimum of 8% (or 0.42-acres)for the R-2
zoning district and 0%for the R-4 zoning district, as it is less than five(5) acres in size) of
qualified open space is required to be provided within the development. An open space
exhibit was submitted as shown in Section VITF, that depicts 9.65% (or 0.988-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 of two (2) amenity points are required as the
overall project is ten (10) acres in size. The amenities proposed are an outdoor fire ring,
picnic table, bench and picnic shelter.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.
Comprehensive Plan policy 2.02.00 requires the applicant to plan for safe, attractive, and
well-maintained neighborhoods that have ample open space, and generous amenities that
provide varied lifestyle choices.
Comprehensive Plan policy 2.02.0IB requires the applicant to evaluate open space and
amenity requirements for consistency with community needs and values.
3. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
UDC 11-2A-6 requires a twenty-five (20)foot wide buffer along collector roads
(Sublimity Avenue). The adjacent developer to the east will be installing the landscape
along Sublimity Avenue as part of their project approval.
ii. Tree preservation
Per UDC 11-3B-10,the applicant shall preserve existing trees four-inch caliper or greater
from destruction during the development.
Mitigation shall be required for all existing trees four-inch caliper or greater that are
removed from the site with equal replacement of the total calipers lost on site up to an
amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper
trees removed may be mitigated with four 5-inch caliper trees,five(5)four-inch caliper
trees, or seven(7)three-inch caliper trees).Deciduous specimen trees four-inch caliper or
greater may count double towards total calipers lost,when planted at entryways,within
common open space, and when used as focal elements in landscape design.
If trees are proposed to be removed from the property that meet the criteria listed above,
the applicant shall add a mitigation section to the landscape plan with final plat
submittal.
iii. Storm integration
Per UDC 11-3B-11,the applicant shall meet the intent to improve water quality and
provide a natural, effective form of flood and water pollution control through the
integration of vegetated,well designed stormwater filtration swales and other green
City of Meridian I Department Report III. Staff Analysis
stormwater facilities into required landscape areas,where topography and hydrologic
features allow if part of the development.
Development will be required to meet UDC 11-3B-11 for stormwater integration.
iv. Pathway landscaping
Landscaping for pathways shall meet the requirements outlined in UDC 11-3B-12. The
applicant is required to provide a landscape strip a minimum of five(5) feet wide shall
along each side of the pathway. Designs are encouraged in which the width of the
landscape strip varies to provide additional width to plant trees farther from the pathway,
preventing root damage. The minimum width of the landscape strip shall be two (2)feet
to allow for maintenance of the pathway. The landscape strips shall be planted with a mix
of trees, shrubs, lawn,and/or other vegetative ground cover.
There are no pathways required or being proposed for this development.
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 11-
3C-6.
5. Building Elevations (Comp Plan 2.01.01 C,Architectural Standards Manual):
Eight(8) conceptual building elevations were submitted for the proposed subdivision as
shown in Exhibit VII.H. The applicant states the homes in the Mondt Meadows Subdivision
will include ten (10) homes with a mix of different product types, two-story and single-story
detached single-family homes.
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 Sublimity Avenue 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.
Comprehensive Plan policy 2.01.01 C encourages the applicants to maintain a range of
residential land use designations that allow diverse lot sizes, housing types, and densities.
6. Fencing (UDC 11-3A-6, 11-3A-7):
All fencing constructed on the site is required to comply with the standards listed in UDC H-
3A-7. The landscape plan shows a six(6)foot tall solid vinyl privacy fencing along the
perimeter of the plat and a six(6)foot open vision fence along the common area on the east
side of the project. Per UDC 11-3A-7.A.3, barbed wire fencing is prohibited. The applicant
shall work with the neighboring property owner to remove the existing fence and replace it
with a fence that meets the current fence standards.
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.
City of Meridian I Department Report III. Staff Analysis
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 11 trees are the preferred parkway trees.
The applicant is proposing a parkway along E. Escalation Drive..
E. Transportation Analysis
1. Access (Comp Plan 6.01.02B, UDC 11-3A-3, UDC 11-3H-4):
Access to the property will be via Sublimity Avenue, a collector road. The property owners
will need to relinquish their rights to the private road(Tarrega Lane). Written documentation
is required prior to the City Engineer's signature on the final plat.
2. Sidewalks (UDC 11-3A-17):
All sidewalks constructed as part of this proposal are required to comply with the standards
listed in UDC 11-3A-17
3. Private Streets (UDC 11-3F-4):
4. Staff have reviewed the application for private streets within the development as shown on
the preliminary plat. The street is proposed to be located in common lot in the subdivision
and will connect to a local street; the point of connection of the private street to the public
street is subject to approval by ACHD. The Fire Department has approved the request
contingent upon both sides of the street being signed `No Parking Fire Lane."A gate is
being proposed at the entry of the private street. The Director has tentatively approved the
request subject to completion of the tasks listed in UDC 11-3F-3B within one (1)year in
accord with the Findings listed in Section V below.
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 by UDC 11-6C-3.
There are no dead end streets being proposed that are longer than five hundred(500)
feet.
ii. 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 block face exceed one thousand two hundred(1,200)feet,unless waived by the
City Council.
As currently designed, the proposed plat meets the block face requirements.
F. Services Analysis
1. Waterways (Comp Plan 4.05.OID, UDC 11-3A-6):
Per UDC 11-3A-6, requires limiting the tiling and piping of natural waterways, including,
but not limited to, ditches, canals, laterals, sloughs and drains where public safety is not a
concern as well as improve,protect and incorporate creek corridors (Five Mile, Eight Mile,
Nine Mile, Ten Mile, South Slough and Jackson and Evan Drains) as an amenity in all
residential, commercial and industrial designs. When piping and fencing is proposed, the
standards outlined in UDC 11-3A-6B shall apply.
City of Meridian I Department Report III. Staff Analysis
In Residential Districts, irrigation easements wider than ten (10)feet shall be included in a
common lot that is a minimum of twenty (20)feet wide and outside of a fenced area, unless
otherwise waved by City Council.
There is a private drainage ditch (Watkins Ditch) that runs along the eastern portion of the
property which needs to remain and shall be placed within a thirty-eight(38)foot easement.
The applicant is proposing to leave the ditch open and keep it in its natural state. The
applicant needs to submit a document requesting a waiver from Council to leave the ditch
open.
Comprehensive Plan policy 4.05.OID requires improving and protecting creeks and other
natural waterways throughout commercial, industrial, and residential areas.
2. Pressurized Irrigation(UDC 11-3A-15):
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(UDC 11-3B-6). The applicant should be required to use any existing surface
or well water for the primary source. If a surface or well source is not available, a single-
point connection to the culinary water system shall be required. If a single point connection
is utilized, the developer will be responsible for the payment of assessments for the common
areas prior to prior to receiving development plan approval.
3. Storm Drainage (UDC 11-3A-18):
An adequate drainage system is required in all developments by the City's adopted
standards, specifications, and ordinances. Design and construction shall follow best
management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage
will be proposed with a future construction application and shall be constructed to City and
ACHD design criteria.
4. Utilities (Comp Plan 3.03.03G, UDC 11-3A-21):
Ensure development is connected to City of Meridian water and sanitary sewer systems and
the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development.All
utilities are available to the site. Water main,fire hydrant and water service require a
twenty foot(20) wide easement that extends ten (10)feet past the end of main, hydrant, or
water meter. No permanent structures, including trees are allowed inside the easement.
Comprehensive Plan policy 3.03.03G require urban infrastructure be provided for all new
developments, including curb and gutter, sidewalks, water and sewer utilities.
City of Meridian I Department Report III. Staff Analysis
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. 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 accepted 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 a 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 Sublimity Avenue 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 planes and roof lines. Single-story structures are
exempt from this requirement.
c. No building permits shall be issued prior to the plat being recorded.
d. The Open Space amenities shall meet the following requirements: the picnic
area shall include tables,benches, landscaping, and a structure for shade; and
the outdoor fire ring shall meet fire safety standards, is located on a
noncombustible surface and includes fixed seating.
e. The property owners of parcel(s) S 1131346650 and S 1131346605 shall
relinquish their rights to access and utilize the private road Tarrega Lane.
Written documentation shall be submitted prior to the City Engineer's signature
on the final plat.
f. The existing homes shall connect to City water and sewer service within 60 days of it
becoming available and disconnect from private service, as set forth in MCC 9-1-4 and 9-
4-8.
g. The single-family structure on parcel S 1131346605 located at 6162 Tarrega
Lane can remain in its current location once the following easements have been
relinquished:
o There is a thirty(30)foot wide access easement(Instrument No. 7520424&2021-
049475),that runs across the north boundary of both parcels in the project,as well as
the west thirty(30) feet of each parcel. These easements are no longer required and
will be relinquished with the recordation of the final plat.
o The existing thirty(30)foot wide access easement,(Instrument No. 9037915),which
runs across the east 302.15' of the south boundary of parcel S 1131346650 will be
relinquished with the recordation of the final plat due to the public road
improvements in the same location.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
h. Written documentation to relinquish the easements listed above shall be submitted prior
to the City Engineer's signature on the final plat.
i. Lot 1, Block 1 shows a future development,this development shall align with the
proposed roadway connection from the development(Skyranch Subdivision)to the west.
2. Submit the following revisions for the Preliminary Plat included in Section VII, dated 4/7/25:
a. Revise the plat map to depict the dry ditch on parcel#S1131346650 and its associated
easement or provide written documentation showing the dry ditch had been abandoned
and is no longer in use by the affected property owners.
b. Lots shall meet the dimensional requirements of the R-2 and R-4 zoning districts per
UDC 11-2A-4 and UDC 11-2A-5.
3. The Landscape Plan included in Section VII, dated 4/7/25, shall be submitted for review and
approval with the following revisions prior to final plat approval:
a. Show the open vision fence location.
b. Tree mitigation for the future development shall be addressed on the revised
landscape plan submitted with the final plat application.
4. The applicant shall comply with the open space exhibit approved as part of this plat
application that depicts 8%(R-2)and 12%(R-4)or 1.06-acres(0.74 acres required) of
qualified open space and exceeds the required amenity points. The picnic area shall include
tables,benches,landscaping, and a structure for shade. The outdoor fire ring shall meet fire
safety standards, is located on a noncombustible surface and includes fixed seating.
5. 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.
6. The development shall comply with standards and installation for landscaping as set forth in
UDC 11-313-5 and maintenance thereof as set forth in UDC 11-313-13.
7. 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.
8. 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.
9. The private streets are approved subject to completion of the tasks listed in UDC 11-3F-3
within one year. Documentation of such shall be submitted to the Planning Division in order
to receive final approval.
10. The private streets within the development shall be 26-feet wide and constructed in accord
with the standards listed in UDC 11-31F-4B.2.
11. The Applicant shall have a maximum of two(2)years to obtain City Engineer's signature on
a final plat in accord with UDC 11-613-7.
12. The Applicant shall comply with all conditions of ACHD.
13. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from
compliance.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
B. Meridian Public Works
Site Specific Conditions of Approval
1. To meet to-and-through requirements make sure the main is 8"up to the property boundary and
have a 6"hydrant lateral coming off of the main. Fire hydrant appears to be located on property to
the north. The City will require a 20ft easement up to the fire hydrant(easement centered on the
lateral). The City requests that the easement extends 10'past the hydrant but only 5'is required.
This easement will need to come from the owner of the property.
2. Provide 20'Easements for mains,hydrant laterals and water services. Easements should extend
up to the end of main/hydrant/water meter and 10'beyond it. Water and sewer running in parallel
require 30ft easement.
3. Water mains need a casing when crossing irrigation that limits access to times of the year. Either
provide casing or proof that the City will have access at all times.
4. Water mains are not to be installed along driveways. Instead,locate water meters in landscaping
area and run services to houses.
5. Meters should be located close to the road.
6. Services cannot cross private property other than the property being served.
7. No permanent structures (trees,bushes,buildings, carports,trash receptacle walls,fences,
infiltration trenches, light poles,etc.)to be built within the utility easement.
8. Ensure no sewer services pass through infiltration trenches.
General Conditions of Approval
1. Applicant shall coordinate water and sewer main size and routing with the Public Works
Department,and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. Minimum cover over sewer mains is three feet,if cover
from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2. Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
3. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way(include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but
rather dedicated outside the plat process using the City of Meridian's standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement(on the form available from Public Works),a legal description prepared by an Idaho
Licensed Professional Land Surveyor,which must include the area of the easement(marked
EXHIBIT A)and an 81/2"x I I"map with bearings and distances(marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted,reviewed, and approved prior to development plan approval.
4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
5. All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and
possible reassignment of street addressing to be in compliance with MCC.
6. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per
UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207
and any other applicable law or regulation.
7. Any wells that will not continue to be used must be properly abandoned according to Idaho Well
Construction Standards Rules administered by the Idaho Department of Water Resources. The
Developer's Engineer shall provide a statement addressing whether there are any existing wells in
the development,and if so,how they will continue to be used, or provide record of their
abandonment.
8. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections(208)375-5211.
9. Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
road base approved by the Ada County Highway District and the Final Plat for this subdivision
shall be recorded,prior to applying for building permits.
10. A letter of credit or cash surety in the amount of 110%will be required for all uncompleted
fencing,landscaping,amenities, etc.,prior to signature on the final plat.
11. All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures.Where approved by the City Engineer, an owner may post a performance surety
for such improvements in order to obtain City Engineer signature on the final plat as set forth in
UDC 11-5C-3B.
12. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process,prior to the issuance of a plan
approval letter.
13. It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
14. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
15. Developer shall coordinate mailbox locations with the Meridian Post Office.
16. Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill,where footing would sit atop fill material.
17. The design engineer shall be required to certify that the street centerline elevations are set a
minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure
that the bottom elevation of the crawl spaces of homes is at least 1-foot above.
18. The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
19. At the completion of the project,the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
20. A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting.A copy
of the standards can be found at http://www.meridiancity.org//public works.aspx?id=272.
21. The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash
deposit or bond.Applicant must file an application for surety,which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
22. The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20%of the total construction cost for all completed sewer,water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety,which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
C. Meridian Fire Department
1. Turnaround shall be in accordance with 2018 International Fire Code,Appendix D,and shall
meet the minimum specifications of 96'exclusive of shoulders and curbs.
D. Irrigation Districts
1. Nampa&Meridian Irrigation District
https:llweblink.meridianciU.oLgzl ebLinklbrowse.aspx?id=379817&dbid=0&repo=Meridia
nCi
2. Boise Project Board of Control
https:llweblink.meridiancioy.orglWebLink/browse.aspx?id=379817&dbid=0&repo=Meridia
nCi
E. Idaho Department of Environmental Quality(DEQ)
https:llweblink.meridiancioy.orglWebLink/Browse.aspx?id=379817&dbid=0&repo=MeridianCit
X
F. West Ada School District(WASD) or Other District/School
https:llweblink.meridianciU.orglWebLink/Browse.aspx?id=379817&dbid=0&repo=MeridianCit
X
G. Ada County Highway District(ACHD)
https://weblink.meridiancity.org/WebLink/Browse.aspx?id=379817&dbid=0&repo=MeridianCit
X
V. FINDINGS
A. Annexation (UDC 11-5B-3E)
Upon recommendation from the commission,the council shall make a full investigation and shall,
at the public hearing,review the application. In order to grant an annexation and/or rezone,the
council shall make the following findings:
City of Meridian I Department Report V. Findings
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Stafffinds annexation of the subject site with an R-2 and R-4 zoning designation will be
consistent with the Comprehensive Plan Low Density Residential FL UM designation if the
Comprehensive Map amendment is approved and if the Applicant complies with the
provisions in Section IV. As the designation will be in line with the large estate surrounding
properties in the area.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Stafffinds the proposed lot sizes and layout proposed will be consistent with the purpose
statement of the residential districts if the Comprehensive Plan map amendment is approved
and that housing opportunities will provide consistency with the Comprehensive Plan for that
area.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Stafffinds that the map amendment will not be detrimental to the public health, safety and
welfare.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including,but not limited
to, school districts; and
Stafffinds the proposed annexation shall not result in adverse impact ofservices.
5. The annexation(as applicable)is in the best interest of city.
Stafffinds the proposed annexation is in the best interest of the City if the property is
developed in accord with the provisions in Section IV.
B. Comprehensive Plan(UDC 11-513-71))
Upon recommendation from the Commission,the Council shall make a full investigation and
shall, at the public hearing,review the application. In order to grant an amendment to the
Comprehensive Plan,the Council shall make the following findings:
1. The proposed amendment is consistent with the other elements of the comprehensive plan.
Stafffinds the proposed amendment to R-2 and R-4 is consistent with the zoning in that the
proposed development will integrate with the existing land use to the north and south of the
property that reside in Ada County and have existing large estate lots.
2. The proposed amendment provides an improved guide to future growth and development of
the city.
Stafffinds that the proposal to change the FL UM designation from Medium Density
Residential to Low Density Residential will allow a transition in uses between existing Rural
Urban Transition five(5) acre lots to half acre lots providing a larger estate lot than allowed
within the medium density residential designation.
3. The proposed amendment is internally consistent with the goals, objectives and policies of
the Comprehensive Plan.
Stafffinds that the proposed amendment is consistent with the Goals, Objectives, and Policies
of the Comprehensive Plan as noted in Section III.
4. The proposed amendment is consistent with this Unified Development Code.
Stafffinds that the proposed amendment is consistent with the Unified Development Code.
City of Meridian I Department Report V. Findings
5. The amendment will be compatible with existing and planned surrounding land uses.
Stafffinds the proposed amendment will be compatible with abutting existing residential uses
in the near vicinity.
6. The proposed amendment will not burden existing and planned service capabilities.
Stafffinds that the proposed amendment will not burden existing and planned service
capabilities in this portion of the city. Sewer and water services are currently available to
this site.
7. The proposed map amendment(as applicable)provides a logical juxtaposition of uses that
allows sufficient area to mitigate any anticipated impact associated with the development of
the area.
Stafffinds the proposed map amendment provides a logical juxtaposition of uses and
sufficient area to mitigate any development impacts to adjacent properties.
8. The proposed amendment is in the best interest of the City of Meridian.
For the reasons stated in Section V and the subject findings above, Stafffinds that the
proposed amendment is in the best interest of the City.
C. Preliminary Plat(UDC 11-613-6)
In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the
decision-making body shall make the following findings:
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code;
Stafffinds the proposed plat is generally in conformance with the UDC if the Applicant
complies with the conditions of approval in Section IV.
2. Public services are available or can be made available ad are adequate to accommodate the
proposed development;
Stafffinds public services can be made available to the subject property and will be adequate
to accommodate the proposed development. Sewer and water are available at the site.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
Stafffinds the proposed plat is in substantial conformance with scheduled public
improvements in accord with the City's Capital Improvement Program.
4. There is public financial capability of supporting services for the proposed development;
Stafffinds there is public financial capability of supporting services for the proposed
development.
5. The development will not be detrimental to the public health, safety or general welfare; and
Stafffinds the proposed development is not detrimental to the public health, safety, and
general welfare.
6. The development preserves significant natural, scenic or historic features.
Stafffinds the development is preserving the irrigation ditch by keeping it open as a natural
feature.
D. Private Streets
In order to approve the application, the Director shall find the following:
City of Meridian I Department Report V. Findings
l. The design of the private street meets the requirements of this Article;
The Director finds that the proposed private street design meets the requirements.
2. Granting approval of the private street would not cause damage hazard, or nuisance,or other
detriment to persons,property, or uses in the vicinity; and
The Director finds that the proposed private street would not cause damage, hazard, or
nuisance, or other detriment to persons,property, or uses in the vicinity if all conditions of
approval are met.
3. The use and location of the private street shall not conflict with the comprehensive plan
and/or the regional transportation plan.
The Director finds the use and location of the private street does not conflict with the
comprehensive plan or the regional transportation plan because the proposed design meets
all requirements.
4. The proposed residential development(if applicable) is a mew or gated development.
The Director finds the use and location of the private street does not conflict with the
comprehensive plan or the regional transportation plan because the proposed design meets
all requirements and is gated part of the development.
VI. ACTION
A. Staff:
Staff recommend approval of the proposed amendment to the Future Land Use Map, annexation
and preliminary plat per the provisions in Section IV in accord with the Findings in Section V.
B. Commission:
Pending
C. City Council:
Pending
City of Meridian I Department Report VI. Action
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5. Map Notes
Recent Area Preliminary Plats(within last 5-years): H-2021-0020,H-2022-0036,H-2023-
0041
Recent Area Conditional Use Permits (within last 5-years): H-2020-0009, H-2020-0057,
H-2020-0117,H-2021-0021,H-2021-0036,H-2021-0087, H-2020-0056, H-2019-0097
H-2022-0036,H-2022-0050,H-2023-0041,H-2024-0014,H-2024-0041
B. Subject Site Photos
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C. Service Accessibility Report
PARCEL S1131346650 SERVICE ACCESSIBILITY
Overall Score: 1 �2nd Percentile
Description
Location Within 112 mile of City Limits YELLOW
Extension Sewer Trunkshed mains 500-2,400 ft.from parcel YELLMV
Floodplain Either not within the 140 yr floodplain or > 2 acres GREEN
Emergency Services Fire Response time 5-9 min. YELLOIV
Emergency Services Police Meets response time goals some of the time YELLMki
Pathways Within 1/4 mile of future pathways YELLOW
Transit Not within 1/4 of current or future transit route
Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets YELLOW
plan) > existing (* of lanes) & road IS in 5 yr work plan
School Walking Proximity From 112 to 1 mile walking YELLOIV
School Drivability Not within 2 miles driving of existing or future school 1PRED
Either a Regional Park within 1 mile OR a Community
Park Walkability Park within 1/2 mile OR a Neighborhood Park within GREEN
1/4 mile walking
City of Meridian I Department Report VII. Exhibits
A Preliminary Plat(date: 4/7/2025)
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City of Meridian I Department Report VII. Exhibits
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MONDT MEADOWS SUBDIVISION '
6162 S.TARREGA LANE "
a g MERIDIAN,ID 83142
EL11MINARY PLAT OVERALL LANDSCAPE PLAN
City of Meridian I Department Report VII. Exhibits
F. Qualified Open Space Exhibit(date: 4/7/2025)
CITY OF MERIDIAN
SINGLE FAMILY (R-2 AND R-4) OPEN
SPACE REQUIREMENTS
QUALIFIED OPEN SPACE
R-7i as GPE34 SPACE TOTAL AFm A. slalsgRy fM QYME
TMaURE" =.TJ1 SP tlpa 9F{.42AW mm5FtBOACJ
RK*LIFIEJ7 OPE14 SPWCU {-5-25 AG] V, 13%
Q-4•12%ORN 5PAr.•E MUN.AAL& !fir JE .MOP{9.5 hi}
REWRED 115,142 5F E9}Dq 5F{3]+wJ
0;,e2AEIpw op"9P-L Nam AO 12%
LANDSCAPE LEGEND
GUFLIFIFD tlP@I SPlrCE
w Q
H
a
z
•-T AREA-5.340 SQ.RT. AREA-29.747 SQ.FT.
r - - - - - - E. E 30ALATION DRIVE
4712025
4r
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Y
x
9
NICNDT MEADOWS SUBDIVISION PRDJECT#2aosa
Y� S. TARIREGA LANE, MERIDIAN
. ---
OPEN SPACE EXHIBIT EX1.2
City of Meridian I Department Report VII. Exhibits
G. Open Space Amenities Exhibit(date: 4/7/2025)
4_
Mill'
r1PERGOLA AMENITY /n1FIRE PR AMENTY /i-1TABLE AMENITY
y
Z
CALLOUT LEGEND
— � � a �W
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7
CO w a X
3LU-w
qI� 0QQ
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tAMENRY AREA ENLARGEMENT n6ENCH AMENITY "
T Exii
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nPERGOLA AAAENITY AFIRE PIT AMENITY STABLE AMENITY
r1 0
fV2
BENCH AMENITY
City of Meridian Department Report VII. Exhibits
H. Building Elevations (date: 12/13/2024)
7.4
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City of Meridian Department Report VII. Exhibits
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City of Meridian I Department Report VII. Exhibits
City of Meridian Department Report VII. Exhibits
■WAvow-.lor"w-
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City of Meridian Department Report VII. Exhibits
I. Annexation Legal Description &Exhibit Map
.,ACCURATE
*-I,
r
re
SURVSwING & MAPPING r
f r A V I LE Jab No_23-257
Exterior Boundary Description
A parcel of land being a portion of the Southeast Quarter of the Southwest Quarter of Section 31,Township 3
North,Range 1 East of the Boise Meridian,Meridian,Idaho,being more particularly described as fellows:
BEGINNING at the found 2 inch aluminum cap on a 5/8 Inch iron pin stamped PL5 11463 at the Center-South
Sixteenth Corner of Section 31,T.3 N.,R.1 E.,from which the found 5/8 inch iron pin with plastic cap labeled
PLS 12459 at the Quarter Corner common to Sections 31&6 bears 500'15'S44 W a distance of 1341.76 feet;
Thence along the east boundary line of the said Southeast Quarter of the Southwest quarter of Section 315 W
15'S4"W for a distance of 391.80 feet to a found 5f 81'inch iron pin with a 2 inch aluminum cap stamped PL5
11463;
Thence 5 00"15'54"W a distance of 391.80 feet to a found 5je inch iron pin with a 2 Inch aluminum cap
stamped PLS 11463;
Thence 133.61 feet along curve to the right,said curve having a radius of 523.50feet,a central angle of 14'87'
23"and a long chord bearing N 82°25'25"W a distance of 133.25 feet to a fund 5/8"inch iron pfn with a 2
inch aluminurn cap stamped PL5 11463;
Thence N 75'06'43"W fora distance of 94.39 feetto a found 5/801 inch iron pin with a 2 inch aluminum cap
stamped PL5 11463;
Thence 122.R4 feet along a curve to the left,said curve having a radius of 476.50 Feet,a central angle of 14'43'
21"and a long chord bearing N 82'28'24"W a distance of 122.10 feet to a found 5/9"inch iron pin with a 2
inch aluminum cap stamped PL511463;
Thence continuing N 89'So'D4"W fora distance of 308,87 feet to a found 5f811 inch iron pin with a 7 inch
aluminum cap stamped PL5 11463;
Thence N 89'49'59"W for a distance of 653,49 feet to a found 1/2 inch iron pin with a plastic cap labeled PLS
11463;
Thence N 00'06'14"W for a distance of 334.40 feet to a found stone monument with a chiseled"x";
Thence S 89'5V 3r E fora distance of 1309.14 feet to a found 5/8"'inch iron pin with a 2 inch aluminum cap
stamped PILS 11463,said corner being the Center-South 1/16th Corner the POINT OF RIEGINNING;
Said parcel contains 10.278 acres,more-or less.
Q �
11463
1520 W.Washington St.,Boise,ID 83702 •Phone:208-488-4227 • �
www.acc❑rate5urveyors-corn
City of Meridian I Department Report Vll. Exhibits
EXHIBIT MAP
A PORTION OF LAND LWNC WITHIN THE SE 114 OF-
THE SW 114 OF SEC77ON X. T31d.. R.1E., B.M.
ADA COUNTY—STATE OF IDAHO
Q415ELE0 X"
IN S7ONE S 89'51 33"E 1309.14'
SCALE: 1"-200' 11167N
a 10.278-+AC, '
. n 3
z v, a• �N
m�
N89 49 59 W 653.49 3p8.$7 m M
LEGEND m
BOUNDARY LINE N 7,5 p1'43" C2
' °SECTION LINE 94.39
` PARCEL LIME q m
FOUND 2"ALUA41NLW CAP [n 4
IN ASPHALT
■ FOUWTH P AS77 IRON PIN, 3631 N 89 4_2_74" W__2494.4C_' 1 E_ 31 ]14 CORNER
N47H PLA571C CAP, AS NOTED __�_ T.3 N.
I> FOUND 5/8"IRON PIN H7F11 1 6 SECTION CORNER E [A}f(E HAZEL RD. T•2N. R.1.E B.
6
2"ALUMINUM CAP, PLS 11463 R.1 W.I R.i E.
FOUND 112"IRON PIN, WTH
PLAS77C CAP, PLS 4725
O SET 518"IRON PIN W7H
2"ALUMNUM CAP, PLS 11463
P.O.B. POINT OF BEGINNINC S' ATE
CURVE TABLE ACW V
' SURVEYINO & NAPP1#0
1146 3 53 1520 W.Washington SL
CURVE ARC LENGTH RADIUS DELTA ANGLE CHORD BEARING CHORD LENGTH i 122.44' O*L r Idabo 8370 2
3 . 0' .1 9 (203)488.4227C2 5235 14'37'23' N 62-25'25" W 133.25' OF Accurat r"PF,54 um
N J.
DRY DATE DEC 7024 "24-ZM
City of Meridian I Department Report VII. Exhibits
J. R-2 Rezone Exhibit(date: 3/18/2025)
4�i� racy
.,ACCURATE � �o
5JRVEYikG & MAPPING t
8 F R V;T. Job No-24-244
Description for Re-Zoning
A parcel of land being a portion of the Southeast Quarter of the Southwest Quarter of Section 31,Township 3
North,Range 1 East of the Boise Meridian,City of Meridian,Idaho,being more particularly described as follows-.
BEGINNING at the found 2 Inch aluminum cap on a 5/8 inch iron pin stamped PL5 11463 at the Center-South
Sixteenth Corner of Section 31,T_3 N„R.1 E.,from which the found 5/8 inch iron pin with plastic cap labeled
PLS 12459 at the Quarter Corner common to Sections 31&5 bears S 00'15'54"W a distance of 1341.76 feet;
Thence S 89'51'33"E for a distance of 62.50 feet to a point on the centerline of S,Sublimity Ave.as shown in
the proposed plat of Apex Northwest Subdivision#4,Page 2,Block 14;
Thence 5 00'15'54"W along the centerline of said 5.Sublimity Ave.for a distance of 391.80 feet;
Thence N 89'51'33"W for a distance of 62.50feet to a found 5/8 inch iron pin with a 2 inch aluminum cap
stamped PL5 11463;
Thence 133.61 feet along a curve W the right,said curve having a radius of 523.50 feet,a central angle of 14`37'
23"and a long chord bearing N 82'25'25"W a distance of 133.25 feet to a found 5/81'inch iron pm with a 2
Inch aluminum cap stamped PLS 11463;
Thence N 75'D5'43"W for a distance of 9439 feet to a found 5/8"Inch iron pin with a 2 inch aluminum cap
stamped PLS 11463;
Thence 122.44 feet along a curve to the left,said curve having a radius of 476.50 feet,a central angle of 14'43'
21"and a long chord bearing N 92'28'24"W a distance of 122.10 feet to a found 5/81h inch iron pin with a 2
inch aluminum cap stamped PLS 11463;
Thence continuing N 89'50'04"W for a distance of 308.87 feet to a-Found 5/81h inch iron pin with a plastic cap
labeled PLS 4725;
Thence N 85'49'59"W for a distance of 346.90 feet to a set 5{3tn inch iron pin with a 2 inch aluminum cap
stamped PLS 11463;
Thence N GO'10'01"E fora distance of 334.54 feet to a set 5/8t'inch iron pin with a 2 inch aluminum cap
stamped PL511463-1
Thence S 89'51'33"E fora distance of 1000.97 feet to a found 5/8m inch iron pin with a 2 inch aluminum cap
stamped PLS 11453,said corner being the Center-South 1/16th Cornerthe PQINTOF BEGINNING:
Said parcel contains 8.480 acres,more or less.
11463
1520 VV.Washington St..Boise,ID 83702-Phone:208-488-4227
www.accu mtesurveyors.corn
City of Meridian I Department Report V11. Exhibits
EXHIBIT MAP
A PARCEL DE LAND L7]NO W P41N WE SE 114 OF
THE SW 114 QF SECTION 31, T.31V., R.I E. B.M.
ADA COUNTY—STATE OF IDAHO
C—s
SCALE: 7"=200'
S 69'51 33" E 1063.47' I/16TH P.O.D-
LEGEND w T000.97' r I L 1 L.
BOUNDARY LINE °_ 3 ?lfK 'a
o
----- SECTION LINE + z 3 I ' k2>
7.9I8fAC. ■ �c o z "
PARCEL LINE
IF SPHAL T ALUMINUM CAP O
• P70UNO 5/8'IRON PIN.
010 PLASAC CAP, AS NOTED 348.9 , 0 IV ¢ 1 e
F1W10 5/8"IRON PIN H1TH N 89 48'59" W 308.87 m y 1 4 w
2'ALUMINUM CAP, PLS 71463 0
• F041NO 112"IRON PIN, 64TN C2 C2
PLASTIC CAP. PLS 4725 N 75 O6'43' {
0 sEr 5/8"IRON PIN WN 94.39' f �I
2"ALUMINUM CAP, PLS 11463 1 0!
P.D.B. PLWT OF OEQ'VNING 1
0 CALCULATED POINT
36 7 ____N 89 42 24" W__2490.40_ T.3NR.1_E_ L T I14 CORNER
T 1 B SfC11ON CORNER E. LAKE HAZEL RD. iT.ZN. R.1.E s-S.M.
R !a• 6
LINE TABLE R.1 W.1 _I E.
LJNE BEARING p15TANCE LLy-
L1 5 BT51 33 E 62.50' �^ ACCURATE
L2 N 89'S3'39" W S2.S0 "v
tl 1 1 4C3 2 a9R520W.W i �fnSP
CURVE TABLE 1520 W.Washim�lpn 5r_
IND
114F.25� Base,Idaho 8M2
CURVE ARC LENGTH RADIUS DELTA ANOLE CHORD BEARING CHOfiD LENGTH (208)488-427
CF lDT wu^n•.accuratesurveyors¢xn
C7 122-44 478-50 14'43'21" N W2824 W f22.10' '1q NJ.n��G
C2 133.61' 523.50' 14'37'23 N 82'2525'W 133.25' LAM DEC;2424 JO,724-244
City of Meridian I Department Report VII. Exhibits
K. R-4 Rezone Exhibit(date: 3/18/2025)
ACCURATE
� y �
SURVEYING $ MAPPING y
'Pt 0 c Job No.23-257
Description for Ike-Zane
A parcel of land being a portion of the Southeast Quarterof the Southwest Quarter of 5ection 31,Township 3
North,Range 1 East of the Boise Meridian,Meridian,Idaho,being more particularly described as foilows;
Commencing at the found 2 inch aluminum cap on a 5/8 inch iron pin stamped PLS 11463 at the Center-South
Sixteenth Corner of Section 31,T_3 N-,R.1 E.,from which the found 5/8 inch iron pin with plastic cap labeled
PLS 12459 at the Quarter Corner common to Sections 31&6 bears 5 00'15'54"W a distance of 1341-76 feet;
thence N 89.51'33"W a distance of 1000.97 feet to a set 5/8"inch iron pin with a 2 inch aluminum cap
stamped PL5 11463 and the POINT OF BEGINNING;
Thence 5 00'10'01"W for a distance of 334.54 feet to a set 5/8tn inch iron pin with a 2 inch aluminum cap
stamped PLS 11463;
Thence N 89'49'59"W for a distance of 3D5-59 feet to a found 1/2 inch Iron pin with a plastic cap labeled PLS
11463;
Thence N 00'W 14"W for a distance of 334.40 feet to a found stone monument with a chiseled"X";
Thence S 89'51'33"E for a distance of 308.17 feet to a set 518"inch iron pin with a 2 inch aluminum cap
stamped PL5 11461,the POINT OF BEGINNING;
Said parcel contains 2.350 acres or 102,809 square feet,more or less.
R J¢
11463
1
1520 W.Washington St., Boise,IQ 83702•Phone:208-488-4227
www-accuratesurveyors.com
City of Meridian Department Report V11. Exhibits
EXHIBIT MAP
A POR710N OF LAND LYING IWTHfN THE SE i/4 OF
7N£ SW 114 OF SEC 770N Jr. T,3Y.. R.1E., B AI.
ADA COUNTY—STATE OF IDAHO
CHISELED X'
1N sTON£ S H9�1:33" F 1309.14'
30817' P.C.S. 1000.07' c-s
SCALE: V'=200' S B951'33" E 3 i/167H
It a n g
o 2.360,EAC.
306.59" tl. ¢ H w
IV 69 4959" W ❑a
r u o❑
G7 a
R
4
SECTION CORNER 1 f4 CORNEli
36 1 N 89 4_2_24" W_ 2490._40__L.,,jN, p,} 114 cc. 31
LEGEND 6 T E. CAKE HAZEL RD. r.zN. R 1.E B.M. s
BOUNDARY LINE
-- SECRON LJNE
PARCEL LINE
FOUND 2'ALUA41NUW CAP
IN A5PHALT
■ FOUND 5/8"IRON PIN,
WM PLASTIC CAP, AS MOVED
FOUND MNU i1463 IRON PIN N114 ACLU'yam TH
2"ALUMINUM CAP, PLS
• FOUND 14'IRON PIN, w7H SURVEYING & YAPPING
PLAS77C CAP, PLS 4725 11463
s•:r•z5
O SET 518"IRON PIN ami5B.F..dah.83-2
,
2'ALUMINUM CAP, PL5 I7463 91F'OF �Op wwwaa0stesurveyon.00m
. 488-4227
D.B. POW'CF BEGINNING ��AN J❑��G
DATE,DrC MM J0824-244
City of Meridian I Department Report VII. Exhibits
L. CPAM Exhibit(date: 3/18/2025)
Fay t Adopted FUNFe Laud Uses
Legend x ___ _ _ ______ ___
Fuiurc Land Uses --- - -------
CI1ywJt,-
- Lnw prrr.Ily Rl:.5i FItinI
rhndlUin Dtmsilyf2cnidcnlltil
frrd-H d1 DunylyRasidcrrriA
- Hiph Density Residenlicil
— Commercial LdlfE•HAfiFL�- — --
- Ofrioe
- IncluElAw
Live` Proposed Future Land Uses
- em rows
mlxea Ux�,N ht:.rt sand
® mLxcd Usc C c nrFnanity
- mixod Use fiepianal
— Mimad Use Nor-R%k�iid r
Mixed Use-Interchange
Ter Mile Spsciiic
- Low DonsiFy Employ:on`- '
Lifestyle Cerier
— __ . -___High Density Employment #
Mixed Employment
E
mixed Ue-•W.sidenhial +-- - ------- -'
® Mlxr U Usp C.mmrxadcd
SAKE HAIEL
City of Meridian I Department Report VII. Exhibits
VIII. ADDITIONAL NOTES & DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS
(link to Community Metrics)
A. One-Mile Radius Existing Condition Notes
This data is automatically derived from enterprise application and GIS databases, and exported
dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30-
days.Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel
based data excludes certain properties and represents land as it exists now. Properties considered
are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional
development, government, and quasi government facilities). The following values also constrain
included property acreage to reduce outliers and non-conforming instances from distorting
averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals. Some approved entitlements,
and particularly older ones,may be constructed.
Decennial population counts and household counts are based on the most recent Decennial
Census. Current population and current household values are COMPASS estimates,usually for
the year previous, and are based on traffic analysis zone boundaries(TAZ's).
B. Mixed Use Analysis Notes
This data is derived from enterprise application and GIS databases, and exported dynamically.
Data considered for analysis are only those areas overlapping the overall Mixed Use boundary
area. Mixed Use areas across arterial roadways are distinct, separate, and not considered as they
do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety,
transportation efficiency, etc.). Mixed Use parcel areas may be greater or smaller than the future
land use area designation boundary due parcel size,configuration,right-of-way, and other factors.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals.
C. Service Assessment Notes
This data represents existing conditions derived from our enterprise application and GIS database,
exported through dynamic reporting. The system references the most recent available data from
various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and
response times,police crime reporting,pathway information,existing and planned transit,
roadway improvements, school and park proximity, and other resources.
The tool provides context for project review,using multiple indicators consistently. Data from
similar topics may vary based on different levels of review.
The overall score is based on weighted criteria(not a ranked order), and the percentile score
compares the parcel to others in the city(higher is better). This tool was developed as a City
Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are
just one data point and should not be the sole basis for decisions.
D. ACHD Roadway Infographic Notes
The Ada County Highway District utilizes a number of planning and analysis tools to understand
existing and future roadway conditions.
• Existing Level of service(LOS).LOS indicator is a common metric to consider a
driver's experience with a letter ranking from A to F.Letter A represents free flow
conditions, and on the other end Level F represents forced flow with stop and go
City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report
Maps, Tables, and Charts
conditions. These conditions usually represent peak hour driver experience. ACHD
considers Level D, stable flow,to be acceptable. The LOS does not represent conditions
for bikes or pedestrians, nor indicate whether improvements: are possible; if there are
acceptable tradeoffs; or if there is a reasonable cost-benefit.
• Integrated Five Year Work Plan (IFYWP).The IFYWP marker(yes/no) indicates
whether the specified roadway is listed in the next 5-years. This work may vary, from
concept design to construction.
• Capital Improvement Plan(CIP).The CIP marker(yes/no)indicates whether the
specified roadway is programmed for improvement in the next 20-years.
City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report
Maps, Tables, and Charts