HomeMy WebLinkAboutPZ - Staff Report for 5-15 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,
DEPARTMENT REPORT
HEARING 5/15/2025 Legend
DATE:
Project Location
TO: Planning&Zoning Commission :::Area of Impact a�
= City Limits -@
FROM: Linda Ritter,Associate Planner O Analysis
208-884-5533
Irifter@meridiancity.org
APPLICANT: Laren Bailey,DevCo
SUBJECT: H-2024-0068 m-
Adero Mixed-Use Neighborhood MDA,
PP,RZ
LOCATION: Near the NWC of N. Ten Mile and
McMillan Roads in the SE'/4 of SEC 27, `
Township 4N,R. 1 W.
I. PROJECT OVERVIEW
A. Summary
Rezone of 11.18 acres of land from the R-4 and C-C zones to the R-8 zone, 35.82 acres from the
L-O, C-C and C-G zones to the R-15 zone; and a portion of the C-C zone(approximately 10
acres)to the C-G zone which in total is 21.37 acres;
Preliminary Plat(PP) consisting of 270 residential lots,44 commercial lots,4 office lots, 31
common lots, 2 common drive lots, and 1 park lot on 69.18 acres of land in the R-8,R-15, L-O,
and C-G zoning districts;AND
Development Agreement modification(Inst.No. 2019-055407)to create two(2)new
development agreements to develop the Adero Mixed-Use Subdivision.
B. Issues/Waivers
• Request for Waiver for a right-in/right-out access to Ten Mile Road: Ada County Highway
District(ACHD)has a revised Traffic Impact Study(TIS)to determine if this access is
warranted for the commercial development.
• Revised TIS: ACHD has requested a revised Traffic Impact Study(TIS) for this application
to assess the impact of the proposed commercial lots and conduct a signal warrant analysis at
the Malta Drive/Ten Mile intersection prior to submitting any commercial plans or a final plat
submittal.
C. Recommendation
Staff recommends approval of the rezone from C-C(Community Commercial)to R-8 and R-15
(Residential)zoning districts,L-O, C-G and the preliminary plat associated with the residential
and commercial development.
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) Vacant -
Proposed Land Use(s) Residential,Office,Commercial -
Existing Zoning L-O,C-C,C-G,R-4 VII.A.2
Proposed Zoning R-8,R-15,L-O,C-G
Adopted FLUM Designation Mixed-Use Community(MU-C),Medium Density VII.A.3
Residential
Proposed FLUM Designation Mixed-Use Community(MU-C),Medium Density
Residential
Table 2: Process Facts
Description Details
Preapplication Meeting date 9/24/2024
Neighborhood Meeting 10/16/2024
Site posting date 5/1/2025
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District IV.H
• Comments Received Yes -
• Commission Action Required No -
• Access N.Ten Mile Road -
• Traffic Level of Service See Figure 2:ACHD Summary Matrix
ITD Comments Received Yes/Letter IV.I
Meridian Fire No Comments —
Meridian Police IV.0
• Distance to Station 6.2 Miles and 2.9 Miles —
• Response Time Priority 3:4:06
Priority 2: 7:38
Priority 1: 12:59
Meridian Public Works Wastewater IV.13
• Distance to Mainline Available at the site
• Impacts or Concerns No
Meridian Public Works Water 1V.13
• Distance to Mainline Available at the site
• Impacts or Concerns No
School District(s) West Ada School District—No Comments Received
• Capacity of Schools Pleasant View Elementary School—650 -
Star Middle School—1000
Owyhee High School— 1800
• Number of Students Enrolled Pleasant View Elementary School-747 -
Star Middle School- 1014
Owyhee High School- 1887
Note: See section IV. City/Agency Comments&Conditions for comments received.
City of Meridian I Department Report II. Community Metrics
Figure 1: One-Mile Radius Existing Condition Metrics
Reference Parcel:S0427417210 Date Retrieved:2025/1/29
Parcel Count Parcel Acreage Infill Indicator:
1,842 Surrounding Area
355
19% vot city
a 0 ® City Limits
2,803 1,504. ■ Not City
Household Household& Population Growth
■ f %
Households
02020
Population Change:25.3°/°
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 9%
% 4%
Multi-family4P9
87%
® Commercial
Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years)
Proposed Proposed
Pending Pending
Approved Approved
0 500 1000 1500 0 200 400 600 8W
■ Single-family ❑ Multi-family
City of Meridian I Department Report II. Community Metrics
2.00 2,000
Single-family y
Residential
0' 1.50 1,500 41
Parcel Diversity a 1.00 1,000 U
0 Parcel Count 0.50 0.49 500 L
m
*Average Acres 0.00 19 0.12 0 a
R-2 8 R-15
Average Single-family Density by Zoning Average
10.00
L 08.59 Residential Net Density
V
= 5.00 05.28
a �4.a9
G)2.05 4.85
0.00 Dwelling Units I Acre
R-2 R-4 R-8 R-15
Notes: See VIII.Additional Notes&Details for Staff Report Maps, Tables, and Charts.
Figure 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
x McMillan Road NIA Minor Arterial 1185 Better than °E"
*Ten Mile Road 1,507-feet Minor Arterial 783 Better than °E"
*Gondola Drive 334_feet Residential 101 Better than"D"
Collector
*Bolsena Way 590-feet Local NIA N/A
*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)_
*Acceptable level of service for a two-lane collector is"DA(425 VPH)_
*ACHD does not set level of service thresholds for local streets_
2. Average Daily Traffic Count(VDT)
Average daity traffic courts are based on ACHD`s most current traffic counts.
• The average daily traffic count for McMillan Road west of Ten Mile Road was 12.003 on
November 16 ', 2023_
• The average daily traffic count for Ten Mile Road south of US 20126(Chinden Boulevard)was
20.182 on August 22"d, 2024_
• The average daily traffic count for Gondola Dive west of Bolsena Way was 1,699 on
November W', 2023.
• There are no current traffic counts for Bolsena Way_
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
ImpactService ■ .
Ready
Marginal
Caution
oce v�r�aAh �.�
o \�`o� a�� \ `\Ae ��`�
t �a o�� o
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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
A significant portion of the proposed development is located within an area designated as Mixed
Use by the Comprehensive Plan. These designations are intended to promote a complementary
blend of compatible land uses within a compact geographic area, ensuring that services and
amenities are easily accessible and convenient for residents, employees, and visitors alike. The
Comprehensive Plan emphasizes the importance of both functional and physical integration of
land uses to foster a strong neighborhood identity, enhance the community's sense of place, and
support flexible,high-quality design and development patterns.
The Future Land Use Map(FLUM)designates the area proposed to be rezoned as Mixed-Use
Community and Medium Density Residential.
Mixed-Use Community: The purpose of this designation is to allocate areas where community-
serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to
integrate a variety of uses, including residential, and to avoid mainly single-use and strip
commercial type buildings.
In reviewing development applications,the City will consider the following items in MU-C areas:
• Development must comply with the Functional Integration principles for development in all
Mixed Use areas.
• Residential uses are expected to comprise between 20%and 50%of the development area,
with gross densities ranging from 6 to 15 units/acre(of the residential area).
• Supportive and proportional public and/or quasi-public spaces and places should comprise a
minimum of 5%of the development area are required.
• Where the development site has transit available or stops are planned,an additional 15%of
the site may be dedicated to residential uses. Alternatively,this bonus may be applied where
the development site is within one-mile of planned transit stops or an identified employment
area,and where last-mile transportation features are incorporated into the site including
thoughtfully located and integrated ride share parking, commensurate with potential trip
capture. Other innovations to reduce traffic and/or parking impacts and capture local trips
may be considered.
• Sample uses appropriate in MU-C areas include: All MU-N categories, community scale
grocers, clothing stores,garden centers,hardware stores,restaurants,banks, drive-thru
facilities, auto service station,retail shops, and other appropriate community-serving uses.
Sample zoning includes: R-15,R-40,TN-R, TN-C, C-C, and L-O.
Medium Density Residential: 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 Adero Park Mixed-Use Neighborhood represents an infill development that
completes the final phase of a larger,integrated mixed-use area. This project offers a
complementary mix of land uses consistent with the goals of the Comprehensive Plan,
specifically supporting the vision of a vibrant mixed-use community. The development is
designed to seamlessly connect with and enhance the surrounding neighborhoods, contributing to
a cohesive and well-planned community fabric.
According to the Comprehensive Plan,vibrant mixed-use communities are characterized by
shared spaces that foster connection and recreation among residents, employees, and visitors.
These areas serve as hubs for business, collaboration, innovation,and social interaction. The
success of such communities hinges on a thoughtful balance between residential and non-
City of Meridian I Department Report III. Staff Analysis
residential uses.Without this balance,the intended intensity and density of mixed-use areas can
lead to fragmented development and unmitigated impacts.
The concept of"1 st Place"(home), "2nd Place"(work), and"3rd Place" (social or recreational
spaces)is central to the vitality of mixed-use environments. Access to a nearby"3rd Place"is
essential for emotional and physical well-being, offering people a space to relax, connect, and
recharge. While not every mixed-use area must serve all functions equally,they are expected to
be more than just a place to live or work,they must contribute meaningfully to a sense of place
and community.
The proposed Adero Park Mixed-Use Neighborhood is ideally situated to support this vision.
Surrounded by residential neighborhoods, employment centers, and recreational amenities,it
embodies the key characteristics of a vibrant,integrated mixed-use community.
Rezone: The applicant is requesting to rezone parcel SO427428024 which is approximately 9.20
acres from R-4 and C-C to R-8. The applicant is also proposing to rezone parcel S0427417210
approximately 59.966 acres of land currently zoned as Community Business(C-C), Limited
Office(L-O)and General Retail and Service Commercial(C-G)as follows:
• Approximately 35.822 acres as R-15
• Approximately 1.363 acres as L-O
• Approximately 21.366 acres as C-G
Table 4: Pro aect Overview
Description Details
History AZ-05-040,PP-05-039,PP-05-040,CUP-05-041,MDA Inst.No.
111010393
Phasing Plan 5 phases
Residential Units 270 units _
Open Space Required: 15%/Provided: 6.28 acres/16.6%
Amenities Required: 5 amenity points/Provided:27 amenity points _
Physical Features Existing park with water feature
Acreage 69.18 acres _
Lots 270 residential, 1 existing park,31 common lots,2 common driveways,4
office lots,44 commercial lots for a total of 352 lots
Density 7 du/acre _
B. History
The subject property was part of a larger annexation completed in 2005, encompassing
approximately 312.67 acres of land previously zoned RUT(Rural-Urban Transition)in Ada
County.As part of the annexation request,the applicant proposed a mix of zoning designations:
35.19 acres were designated C-G(General Retail and Service Commercial District), 19.27 acres
were zoned L-O (Limited Office District), and the remaining 258.21 acres were zoned R-4 (Low
Density Residential District). This zoning mix was intended to support a balanced community
with commercial, office, and residential land uses.
C. Site Development and Use Analysis
The Adero Mixed-Use Neighborhood consists of the remaining 69.18 acres of land annexed in
2005. The property will be developed as a mixed-use development consisting of single-family
detached residential, office and commercial. The development will be designed as follows:
• Residential: The applicant is proposing the development of 270 single-family detached
homes,to be constructed in four phases. To accommodate this residential component,two
zoning districts are proposed: R-15 and R-8,providing a mix of lot sizes and housing
options.As part of the project,the applicant is also contributing additional acreage to the
City of Meridian I Department Report III. Staff Analysis
existing park located at Lot 46,Block 5. This contribution will fulfill the requirement
outlined in the existing development agreement to establish a 10.2-acre park, enhancing
recreational opportunities for the surrounding community.
• Existing Bridgetower Park: The Bridgetower West Neighborhood was originally
preliminarily platted under a development agreement that required the dedication of a 10.2-
acre park. However,the majority of that park was never formally dedicated to the
Bridgetower West Homeowners Association(HOA),and the prior approvals for the
neighborhood have since expired. The Adero Park Mixed-Use Neighborhood application
addresses this issue by incorporating the remaining portion of the park that was never
deeded to the HOA. This application creates a clear path forward for the current property
owner to record a final plat that establishes the properly sized park parcel,thereby fulfilling
the original development agreement and enabling the parcel to be dedicated to the HOA.
This park will not be accessible to the property owners within the Adero Park Mixed-Use
Neighborhood development.
l "
10.2 Ac,
r �
4-�
• Office: The applicant is proposing the development of four office lots at the corner of Ten
Mile Road and W. Malta Drive,within the area designated for L-O(Limited Office)zoning.
This location was strategically selected, as it sits between the proposed Adero Park Mixed-
Use Neighborhood and the existing Bridgetower West Subdivision. The applicant views this
as an ideal site for office use,providing a natural transition between residential areas and
supporting the overall goal of creating a balanced,integrated mixed-use environment.
• Commercial: The applicant is proposing to defer development of the commercial portion of
the property to a future phase, as specific end users have not yet been identified. To illustrate
City of Meridian I Department Report III. Staff Analysis
the potential for future development, a bubble conceptual site plan has been submitted and is
included in Section VII,Exhibit E.
Prior to proceeding with the commercial component,the applicant will be required to submit
a new development agreement application, along with updated conceptual plans that
demonstrate alignment with the mixed-use principles outlined in the Comprehensive Plan.
The commercial portion of the property should not be rezoned or subdivided until an
updated Traffic Impact Study(TIS)has been submitted,reviewed,and approved by Ada
County Highway District(ACHD).
At that time,the applicant must provide documentation to the City that clarifies the intended
development approach for the commercial area,enabling staff to evaluate the project
comprehensively and ensure consistency with transportation and land use planning goals.
1. Existing Structures/Site Improvements (UDC 11-1):
There are no existing structures on the site. The site will be developed with a mixture of
single-family detached residential homes, office and commercial buildings.
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-15 zoning districts in UDC Table 11-2A-2. The future land use map
identifies this area as mixed-use community. R-15 is an allowed use within the mixed-use
community designation. This designation allows for dwelling units at gross densities of eight
(8) to twelve(12) 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. The applicant is only proposing single-family
detached homes. 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 thoughtful site design to ensure quality of
place and should also incorporate connectivity with adjacent uses and area pathways,
attractive landscaping and a project identity.
Comprehensive Plan policy 3.06.02B encourages and support mixed-use areas that provide
the benefits of being able to live, shop, dine,play, and work in close proximity, thereby
reducing vehicle trips, and enhancing overall livability and sustainability.
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-7 and 11-2B-1 Commercial District for the Mixed-Use
Community, C-G,L-0 R-8 and the R-15 zoning districts.
The proposed lots and public streets for the R-15 zoning district appear to meet UDC
dimensional standards per the submitted preliminary plat. The minimum lot size for the
proposed preliminary is 3,040 square feet with an average lot size of 3,795 square feet.
Two (2) 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 is 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.
City of Meridian I Department Report III. Staff Analysis
D. Design Standards Analysis
The proposed plat and subsequent development are required to comply with the dimensional
standards listed in 11-2A-7 for the R-8 and R-15 zoning district.
Stafffinds the proposed lots comply with the dimensional standards for the R-8 and R-15 zoning
district.
1. Structure and Site Design Standards (Comp Plan 2.02.02C, Comp Plan 3.07.00, Comp Plan
3.07.0IA, UDC 11-3A-19):
The property is currently vacant and zoned Community Business District(C-C), General
Retail and Service Commercial District(C-G) and Limited Office District(L-O).
Comprehensive Plan policy 2.02.02C supports infill development that does not negatively
impact the abutting, existing development. Infill projects in downtown should develop at
higher densities, irrespective of existing development.
Comprehensive Plan policy 3.07.0 encourages compatible uses and site design to minimize
conflicts and maximize use of land.
Comprehensive Plan policy 3.07.OIA requires all new development to create a site design
compatible with surrounding uses through buffering, screening, transitional densities, and
other best site design practices.
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 15% (or 6.05-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 15.6% (or 6.28-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 offive (5) amenity points are required to be
provided. The applicant has provided twenty-seven (27) amenity points, which is well in
excess of the required amenity points. The amenities proposed are three pickleball courts,
play structure, climbing dome and rocks, swing set,passive open spaces and seating areas,
numerous pathways and pedestrian facilities, two dog parks and several open space areas
with attractive landscaping. 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 (25)foot wide buffer along arterials (N. Ten Mile
Road and twenty (20)foot wide buffers are required along collector roads (W. Malta
Drive). The landscaping along Ten Mile Road was installed when the road was widened.
The applicant will be required to remove the gravel and install landscaping that follows
UDC 11-3B-7.
ii. Parking lot landscaping
Per UDC 11-313-8,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
City of Meridian I Department Report III. Staff Analysis
asphalt in parking lots, and to improve the safety and comfort of pedestrians. A five-foot
wide minimum landscape buffer adjacent to parking, loading,or other paved vehicular
use areas. The requirements include 5 ft.perimeter adjacent to streets and islands of at
least 50 sq. ft.per every 12 parking spaces.
The parking lot landscaping for the commercial portion of the project shall be analyzed
with the Certificate of Zoning Compliance. The parking lot landscaping shall meet the
requirements of UDC 11-3B-8 which also include a five (5)foot perimeter adjacent to
streets and islands of at least fifty(50)square feet per every twelve(12)parking spaces.
iii. Landscape buffers to adjoining uses
Per UDC 11-3B-9, a landscape buffer is required in the C-N, C-C, C-G,L-O,M-E,H-E,
and I-L districts on any parcel sharing a contiguous lot line with residential land use.
Additionally,the comprehensive plan speaks to plazas and open space providing
integration in mixed-use areas. The proposed plaza area will be a minimum of 16,000
square feet with amenities that promote transition from the residential areas to
commercial uses, including,without limitation seating areas, gathering spaces, and
multimodal facilities such as bicycle repair stations,workout stations, etc.
Staff recommends the plaza design be submitted to the City for review and approval prior
to the final plat approval or with the development of the second phase of the landscape
improvements.
iv. 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.
The applicant shall add a mitigation section to the landscape plan for trees that are
removed meeting the criteria above.
v. 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
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.
vi. 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.
City of Meridian I Department Report III. Staff Analysis
i. Residential parking analysis
The proposal will be required to meet the standards for parking as set forth in UDC 11-
3C-6.
ii. Nonresidential parking analysis
Staff cannot analyze the parking for the nonresidential portion of this application as the
applicant does not have a defined development plan for the commercial portion at this
time. The commercial portion of the project will be developed in phase five(5) and will
be required to comply with the commercial parking standards listed in UDC Table H-
3C-6. Non-residential parking will be evaluated with the submittal of the certificate of
zoning compliance. The parking shall comply with UDC 11-3C-6.
iii. Bicycle parking analysis
A minimum of one(1)bicycle parking space is required for every twenty-five(25)
vehicle parking spaces per UDC 11-3C-6G.
Staff cannot analyze the bicycle parking for the nonresidential portion of this application
as the applicant does not have a defined development plan for the commercial portion at
this time. This will be evaluated with the submittal of certificate of zoning compliance
and design review.
5. Building Elevations (Comp Plan, Architectural Standards Manual):
Ten (10) conceptual building elevations were submitted for the proposed residential
subdivision as shown in Exhibit VII.J.
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 W. Malta Drive/W. Gondola Drive 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.
The applicant did not provide any building elevations for the commercial portion of the
project. However, the building elevations shall comply with the Architectural Standards
Manual, UDC, and Comprehensive Plan. This will be evaluated with the submittal of a
certificate of zoning compliance and design review applications.
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. To
support this policy staff recommends the applicant provide additional housing options (i.e.
townhomes, single family attached) in the development.
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 11-
3A-7.
7. Parkways (Comp Plan, UDC 11-3A-17):
Comprehensive Plan policy 3.07.01 C requires appropriate landscaping, buffers, and noise
mitigation with new development along transportation corridors (setback, vegetation, low
walls, berms, etc).
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
City of Meridian I Department Report III. Staff Analysis
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 entrance to W. Malta Drive/W. Gondola
Drive of the subdivision.
E. Transportation Analysis
The Ada County Highway District(ACHD)reviewed the submitted application and has
determined the following:
Traffic Impact Study: Additional information is needed as the Traffic Impact Study(TIS) did
not include the commercial portion of the property. ACHD has conditioned the project to submit
a revised TIS to address the potential impacts of the commercial lots prior to submitting plans for
the final plat. Additional conditions of approval may be required based on the findings of the
updated traffic study. The TIS shall also include a signal analysis for the Malta Drive/Ten Mile
Road intersection.
Collector Street: The collector street(W. Malta Drive/W. Gondola Drive) shall be developed as
a three(3)lane collector street(either a 47-foot wide or 37-foot wide street section) at its
intersection with Ten Mile Road within the influence area of the intersection.West of the
intersection,taper the roadway to 2 lanes as follows:
• Construct W.Malta Drive/W. Gondola Drive as a 36-foot wide residential collector street
section with 2-travel lanes,on-street bike lanes,vertical curb, gutter,a minimum 8-foot
wide landscape strip and 5-foot wide detached concrete sidewalk; or
• Construct W.Malta Drive/W. Gondola Drive as a 26-foot wide residential collector street
section with 2-travel lanes,vertical curb, gutter, a minimum 8-foot wide landscape strip
and a minimum 10-foot wide multi-use pathway on both sides of the roadway.
• The multi-use pathway will need to transition to on-street bike lanes at the intersection of
W. Malta Drive/W. Gondola Drive and San Vito Way.
W. Malta Drive/W. Gondola Drive shall be constructed as a completed street(travel lanes, curb,
gutter, sidewalk and landscaping). Staff is recommending these improvements be included with
Phase one (1)of the development.
While the applicant is unsure of the commercial business at this time, staff is in agreement with
delaying the installation of the buffers along the east side of Malta Drive/Gondola Drive. The
landscape buffer on the west side of Malta/Gondola Drive shall be installed with the residential
development portion of the property.
Comprehensive Plan policy 3.07.01 C requires appropriate landscaping, buffers, and noise
mitigation with new developments along transportation corridors. The landscape buffers will be
installed with the inclusion of the 10 foot multi-use pathways or bicycle lanes along the collector
street.
The new collector road is required to connect to N. San Vito Way and N. Vicenza Way which
connects to W. McMillan Road. This will provide an overall transportation connectivity to the
area and hopefully prevent individuals from cutting through neighborhoods to get to these areas.
City of Meridian I Department Report III. Staff Analysis
Adero 1 st Phase
Improvement Area
`A
Bridge#ewer LLC
Applicant proposes to Improvement Area
develop in the Phase 2 Apartment
Improvement Area
The roadway portion to the south has to be constructed in order for the Bridgetower development
to receive occupancy for any of its buildings. If the roadway section in red is not completed
with Phase 1,there will be an approximate 0.12-mile gap in the transportation network in
this area.
If the new collector roadway does not connect at a minimum to N. Vicenza Way,residents of the
proposed development will be forced to use Ten Mile Road to access the commercial businesses
to the south.Additionally,the new collector will provide a direct route for residents of the
southern developments,reducing the likelihood of them cutting through northern neighborhoods
when dropping their children off at school. Individuals dropping off children at school will be
able to use the collector as a more efficient and appropriate access route,minimizing traffic
impacts on local residential streets.
A private agreement stipulates that the third segment of the new collector roadway,extending
from N. Vicenza Way to N. San Vito Way, shall be constructed by a separate parry. However,the
agreement provides the applicant with the option to complete this segment if deemed necessary to
support development or ensure roadway continuity.
Right-In/Right-Out Access to Ten Mile Road: The applicant is requesting a waiver for a right-
in/right-out access to Ten Mile Road for the commercial portion of the development. Per the Ada
County Highway District,existing driveways onto Ten Mile Road are to be closed and replaced
with curb,gutter, sidewalk and landscaping. No new driveways are approved as part of this
application. Other than approved with this application, direct lot access to Ten Mile Road is
prohibited.
City of Meridian I Department Report 111. Staff Analysis
1. Access (Comp Plan 6.01.02B, UDC 11-3A-3, UDC 11-3H-4):
Access to the property is W.Malta Drive/W. Gondola Drive, the new collector road, via Ten
Mile Road.
Comprehensive Plan policy 6.01.02B requires the applicant to reduce the number of existing
access points onto arterial streets by using methods such as cross-access agreements, access
management, and frontage/backage roads, and promoting local and collector street
connectivity.
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.
3. Pathways (Comp Plan 2.02.OIA, Comp Plan 3.07.02A, Comp Plan 4.04.OIA, UDC 11-3A-8):
A 10 foot wide detached pathway is reflected along W. Malta Drive/Gondola Drive (the
internal collector) which is consistent with the alignment shown on the Pathways Master
Plan. There is also a five (5)foot wide detached pathway along Ten Mile Road. Several
micro pathways are reflected in providing connectivity to internal portions of the
development.
All pathways should be constructed in accord with the standards listed in UDC 11-3A-8.
Comprehensive Plan policy 2.02.OIA requires that new subdivision plats, require the design
and construction of pathways connections, easy pedestrian and bicycle access to parks, safe
routes to schools, and the incorporation of usable open space with quality amenities.
Comprehensive Plan policy 3.07.02A requires pedestrian circulation plans to ensure safety
and convenient access across large commercial and mixed-use developments.
Comprehensive Plan policy 4.04.OIA ensures that new development and subdivisions connect
to the pathway system.
Together, these policies ensure that all new projects prioritize safe pedestrian access and
integrate seamlessly with existing pathways.
4. Multiuse Pathways (UDC I1-3A-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. Malta Drive/Gondola Drive
which is consistent with the alignment shown on the Pathways Master Plan. There is a five
(5)foot wide detached sidewalk along Ten Mile Road which is consistent with Ada County
Highway District Master Street Map and Roadways to Bikeways Master Plan.
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.
5. 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.
6. Private Streets (UDC 11-3F-4):
There are no private streets proposed for this development.
City of Meridian I Department Report III. Staff Analysis
7. 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 a cul-de-sac that appears to meet the requirements of UDC
11-6C-3B-4.
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 two (2) common driveways that meet the dimensional
requirements as outlined in the UDC.
iii. 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.
It appears the block lengths do not exceed 750 feet as required by UDC 11-6C-3.
F. Services Analysis
1. Waterways (Comp Plan 4.04.02C, Comp Plan 4.05.0I1), 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. The applicant needs to request a waiver
from City Council to keep the canal open.
An irrigation ditch under the jurisdiction of the Settler's Irrigation District runs along the
northern boundary of the property. The applicant is proposing to tile the ditch and construct
a pathway within the irrigation easement. Prior to the City Engineer's signature for the final
plat, the applicant must obtain a license agreement from the Settler's Irrigation District
authorizing use of the easement for this purpose.
Per UDC 11-3A-6E, 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.
Comprehensive Plan policy 4.04.02C requires the applicant to continue partnerships with
area irrigation districts to continue to expand pathway system along existing waterways.
City of Meridian I Department Report III. Staff Analysis
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-I S):
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 storm 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 Certificate of Zoning Compliance 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 requires urban infrastructure be provided for all new
developments, including curb and gutter, sidewalks, water and sewer utilities.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
l. A Development Agreement(DA)is required as a provision of rezone of this property. Prior
to approval of the rezone ordinance, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of rezone ordinance adoption, and the developer. A final
plat will not be accepted until the ordinance and development agreements have been
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 new 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 rezone. The
DA shall, at minimum, incorporate the following provisions:
Commercial(Development Agreement No. 1)
a. Development of this site shall be generally consistent with the preliminary plat,landscape
plan, conceptual plan, and conceptual building elevations for the commercial
development included in Section VII and the provisions contained herein.
b. Future development of the site shall comply with the ordinances in effect at the time of
development.
c. Prior to submitting plans or a final plat that contains any commercial lots,the applicant
shall submit a traffic impact study to address the potential impacts of the commercial lots.
Coordinate the scope of work with the Ada County Highway District Planning Review
City of Meridian I Department Report IV. City/Agency Comments &Conditions
staff. Additional conditions of approval may be required based on the findings of the
updated traffic study.
d. New buildings on pad sites adjacent to W. Malta Drive/W. Gondola Drive be limited to
no more than a 1-story disparity in building height.Natural features,differences in grade,
and other context sensitive neighborhood preservation design features should be
considered with transitions.
e. Building elevations shall comply with the Architectural Standards Manual,UDC, and
Comprehensive Plan. Building elevations shall be evaluated with the submittal of a
certificate of zoning compliance and design review applications.
f. The buildings shall not have loading docks or outside storage adjacent to W.Malta
Drive/W. Gondola Drive without screening of loading areas and mechanical systems.
g. The business hours of operations for the C-G zoning district along W. Malta Drive/W.
Gondola Drive shall be limited from 6:00 a.m.to 11:00 p.m.
h. For lots with frontage on a public street, a minimum of forty(40)percent of the buildable
frontage of the property shall be occupied by building facades and/or public space.
i. Approval of the proposed plaza area shall require the following: (i)minimum of 16,000
square feet; (ii) amenities shall be provided that promote transition from the residential
areas to commercial uses,including,without limitation seating areas,gathering spaces,
and multimodal facilities such as bicycle repair stations,workout stations, etc. The plaza
design shall be submitted to the City for review and approval prior to the final plat
approval or with the development of the second phase of the landscape improvements.
j. Development of the proposed plaza area shall be required with the first commercial phase
of the project,unless the final plat for the commercial portion is approved for phased
development.
k. The commercial portion of the development shall be responsible for the construction of
the entire new collector roadway(Gondola/Malta Drive) including landscaping,multiuse
pathways, and landscaping on both sides if it develops prior the residential portion.
1. Multi-family residential development shall be prohibited within the C-G zoning district in
order to preserve the commercial land use and prevent further reduction of the
commercial portion of the property.
in. The landscape buffers along Ten Mile Road and the new collector shall be constructed
within the first two phases of the commercial and office development.
n. The L-O zoning district shall be required to have a thirty(30) foot landscape buffer and a
5-foot-wide pathway as depicted in the concept plan.
o. No new driveways are approved as part of this application. Direct lot access to Ten Mile
Road is prohibited unless otherwise approved by Council and ACHD based on an
approved updated TIS.
p. No additional driveways shall be permitted on the new collector,except for those
explicitly identified and approved as part of this application.
q. Pedestrian circulation and cross access shall generally conform to the layouts depicted in
the concept plans provided in Exhibits VI.G and VI.M.
Residential(Development Agreement No.2)
r. 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.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
s. Future development of the site shall comply with the ordinances in effect at the time of
development.
t. The rear and/or sides of 2-story structures along W. Gondola/W. Malta Drive 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.
u. Prior to the issuance of certificates of occupancy for homes within the first phase,W.
Gondola/W.Malta Drive shall be constructed in its entirety, excluding only the ten(10)
foot multi-use pathway and landscaping on the east side of the new collector roadway.
v. The amenities within Lot 33,Block 4 shall be installed with the first phase of
development.
1. The Preliminary Plat included in Section VII, dated 12/17/24,is approved with the following
revisions:
a. All utility easements reflected on the utility plan shall be included on the final plat.
b. All pathways and micropathways shall be within a separate common lot or easement as
required per UDC 11-3A-8.
c. Add a note to the plat stating plat note both the L-O and C-G zoning districts have a
blanket cross access easement for access to the public roadways in accordance with UDC
11-3A-3.
2. The Landscape Plan included in Section VII, dated 12/18/24, shall be submitted for review
and approval with the following revisions prior to final plat approval:
a. Work with the Irrigation District to enter into an agreement to provide some type of
landscaping other than gravel in the common open space area on the northern 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 shrubs may be allowed to be
added if negotiated within an agreement with the Irrigation District. If not,the applicant
shall submit for alternative compliance for the landscaping in this area.
b. Revise the landscape plan to show an open vision fence on lots 45,47,and 49.
3. Business hours of operation in the L-O zoning district shall be limited to 6 a.m. to 10 p.m.
4. 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.Malta Drive/Gondola Drive to the
Planning Division for approval by City Council and subsequent recordation or unless
required by ACHD.
5. The applicant shall coordinate with the Irrigation District regarding gravity irrigation service
to ensure that Lots 78-84,Block 5 do not require an easement exceeding ten(10)feet in
width. If an easement greater than ten(10)feet is required,it shall be located within a
common lot with a minimum width of twenty(20) feet and situated outside of any fenced
area,unless otherwise waived by the City Council in accordance with UDC 11-3A-6. If the
irrigation easement is located in a common lot,the applicant shall install a micropathway
within the common lot to connect to the proposed pathway system to on the north side of the
property.
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.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
7. 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.
8. Pathway and adjoining fencings and landscaping shall be constructed consistent with the
standards as set forth in UDC I I-3A-7A7, 11-3A-8 and I 1-313-12C.
9. 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.
10. 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.
11. Off-street parking is required to be provided in accordance with the standards listed in UDC
11-3C-6 for the nonresidential uses based on gross floor area.
12. All common driveways shall meet the requirements of 11-6C-2-D including a perpetual
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 commercial and office development 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. The Applicant shall have a maximum of two (2)years to obtain City Engineer's signature on
a final plat in accord with UDC I 1-613-7.
15. The Applicant shall comply with all conditions of ACHD.
16. Staff's failure to cite all relevant UDC requirements does not relieve the applicant from
compliance.
B. Meridian Public Works
Site Specific Conditions of Approval
1. 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. Current
configuration would not allow the casing to be installed per City standards and would need to
be adjusted if casing is needed.
2. Engineer to verify if there is a well onsite. If a well is located on the site it must be abandoned
per regulatory requirements and proof of abandonment must be provided to the City.
3. Stub will need to connect to southern stub off of N Vicenza Way when this area develops.
4. Stub will need to connect to north stub off of W Malta Dr when area develops.
5. The water line from San Vito Way needs to connect to the rest of the development. If the
existing stub is not used it needs to be abandoned and a different connection will need to be
made.
6. Eliminate dead-end at station 3,by connecting water through pathway. Provide a 20'
easement with the water main centered in easement.No trees or other permanent structures
allowed in easement.
7. Locate meters and fire hydrants so they are at least 5'from trees or other permanent structure.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
8. Ensure no permanent structures(trees,bushes,buildings,carports,trash receptacle walls,
fences,infiltration trenches, light poles, etc.) are built within the utility easement.
9. 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.
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 11"map with bearings and distances
(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor.DO NOT RECORD. Add a note to the plat referencing this
document. All easements must be submitted,reviewed, and approved prior to 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.
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.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
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.
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
htip://www.meridianciiy.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,
City of Meridian I Department Report IV. City/Agency Comments &Conditions
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 Police Department
https://weblink.meridiancity.org/WebLink/browse.aspx?id=379825&dbid=0&repo=MeridianCit
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D. Meridian Park's Department
1. The project developer shall design and construct multi-use pathways consistent with the
location and specifications set forth in the Meridian Pathways Master Plan Map and Master
Pathways Plan Document Chapter 3). Any proposed adjustments to pathway alignment shall
be coordinated through the Pathways Project Manager. Interactive Pathways Map
2. Prior to final approval the applicant shall dedicate a public access easement for a 10' wide,
detached multiuse pathway connecting from the existing pathway at W Gondola Drive,
running along the north side of W Gondola Drive,continuing along W Malta Drive, and out
to N. Ten Mile Road. Easements shall be a minimum of 14' wide(10' pathway+2' shoulder
each side). Pedestrian access easement need only be dedicated for multi-use pathways that lie
outside the public ROW.Use standard City template for public access easement. Submit all
easements online through Citizen's Access Portal.
3. Construct multi-use pathways per paving section based on existing site conditions as
recommended by project civil engineer in accord with UDC 11-3A-8 and 11-313-12. Prior to
final approval the applicant's engineer shall provide written documentation that the pathway
segment was constructed per the recommended specifications.
4. The owner(or representative association) of the property affected by each public access
easement shall have an ongoing obligation to maintain the multi-use pathway.
E. School Impact Community Development
httgs://weblink.meridiancity.org/WebLink/Browse.aspx?id=379825&dbid=0&repo=MeridianCit
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F. Community Planning Association of Southwest Idaho(COMPASS)
https:llweblink.meridiancity.orglWebLink/Browse.aspx?id=379825&dbid=0&repo=MeridianCit
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G. Idaho Department of Environmental Quality(DEQ)
https:llweblink.meridianci(y.orglWebLink/Browse.aspx?id=379825&dbid=0&repo=MeridianCit
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H. Ada County Highway District(ACHD)
https:llweblink.meridiancioy.orglWebLink/browse.aspx?id=379825&dbid=0&repo=MeridianCit
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I. Idaho Transportation Department(ITD)
https:llweblink.meridianciU.ory WWebLinklbrowse.aspx?id=379825&dbid=0&repo=MeridianCit
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V. FINDINGS
A. Rezone(UDC 11-513-3E)
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 the proposed zoning map amendment to rezone the property from the R-8 zoning
district to the O-T zoning district is consistent with the Comprehensive Plan.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Stafffinds the proposed zoning map amendment complies with the regulations outlined in the
requested R-8, R-15 and C-G zoning districts.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Stafffinds the proposed zoning map amendment should 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 zoning map amendment will not result in an adverse impact on the
delivery of services by any political subdivision providing public services within the City.
5. The annexation(as applicable)is in the best interest of city.
Not applicable
B. Preliminary Plat(UDC-6B-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.
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 will not be detrimental to the public health, safety or
general welfare.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any significant natural, scenic or historic features that need to be
preserved with this development.
City of Meridian I Department Report V. Findings
VI. ACTION
A. Staff:
Staff recommends approval of the rezone from C-C(Community Commercial)to R-8 and R-15
(Residential)zoning districts,L-O, C-G and the preliminary plat associated with the residential
and commercial development 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
' 1 1
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5. Map Notes
Nearby Recent Preliminary Plats(within last 5-years)
H-2019-0146 H-2020-0004 H-2020-0022 H-2021-0001 H-2021-0018 H-2021-0051 H-2021-
0080 H-2022-0034 H-2022-0028 H-2022-0047 H-2022-0068 CR-2022-0006 H-2022-0074
H-2022-0076 H-2022-0087 H-2023-0014 H-2023-0016 H-2023-0026 H-2023-0035 H-2024-
0050
Nearby Recent Conditional Use Permits(within last 5-years)
H-2018-0018 H-2019-0074 H-2020-0032 H-2020-0017 H-2020-0092 H-2020-0101 H-2021-
0056 H-2018-0088 H-2018-0004 H-2022-0006 H-2022-0025 H-2024-0016
City of Meridian I Department Report VII. Exhibits
f
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77,
Opp
y Ate.IS
T
C. Service Accessibility Report
PARCEL S0427417210 SERVICE ACCESSIBILITY
Overall Score: 24 15th Percentile
Description
Location In City Limits GREEN
Extension Sewer Trunkshed mains a 500 ft.from parcel GREEN
Floodplain Either not within the 100 yr floodplain or > 2 acres GREEN
Emergency Services Fire Response time 5-9 min. YELLOW
Emergency Services Police Not enough data to report average response t n-,e RED
Pathways Within 1/4 mile of current pathways GREEN
Transit Not within 1/4 of current or future transit route RED
Ultimate configuration (#of lanes in master street=
Arterial Road Buildout Status GREEN
plan) matches existing (# of lanes)
School Walking Proximity Within 112 mile walking GREEN
Either a High School or College within 2 miles OR a
School Drivability Middle or Elementary School within 1 mile driving GREEN
(existing or future)
Either a Regional Park within 1 mile OR a Community
Park Walkability Park within 112 mile OR a Neighborhood Park within GREEN
1/4 mile walking
City of Meridian I Department Report VII. Exhibits
A Preliminary Plat(date: 12/17/2024)
PRELIMI NARY PLAT FOR
ADERO PARK SUBDIVISION ,�na
""""""""� - LOCATED IMTIE SE II4MYLT%N12T - _ -•�-•.,:2 —•� 1�
WIN
- —---— Y TOlML4HIE9 M01[R1,0.RNCEI W6T:601Y MERIgAM -wev✓o ve xcxi�bi•-e...,, .�i n�.r� eacliw: nm..o.a-aw mi �u'I��:
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City of Meridian Department Report VII. Exhibits
E. Commercial Concept Plan/Building Layout
C-G
PLAZA
i C-G
_} WALMAR7 I_--
- DRAINAGE WALMART v v
♦■�--------- DRAINAGE
■
ADERO PARK SUBDIVISION O
PRELIMINARY PLAT LANDSCAPE PLAN MERIDIAN, ID „H FSRUAITYz7,2m
=I- )
—_,__—_—_+_—_—_—_—.—,— —_— _ -------- ---—_—_—_—.—_— —_ _—_ '.-
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COMMERCIAL LAYOUT CONCEPT 2 -
THE La��D OL t,'u U. T 517E rl NxwluE HE EIN ARE
FOP ILLvST ITIIE PURPOSES OhL-.THE+REPRE ENT PRMVIW Fl✓E -
fYSm ON FVIVRE -\
REWIR[uwrs[:E _ M AH
FA
sE PI ft W Ntr cw H—n
USES, DESILH EIEAAEHTS Iry THE FlAAL DEVELOPNW.
City of Meridian I Department Report VII. Exhibits
F. Phasing Plan
3� PRELIMINAR\RAT FOR
------ - ADERO PARR SDBDIVtSION ._.._..... _-- _ �'-••� �
_- .... �tlounPlNmEtR vr*as�mre�inu� ••• "-`•.».
.. -_—_-_ orr�a�wu�S.ucowin.nun .w..- •- --, .,,....a.._, ....- .���.
z +v'+r: 0o3 ;ti
x
r
and
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tletermine8 a witblibal Plat
.aPAlVcatio.... lit• O
C 7 f
PPI.0
G. Commercial Access and Pedestrian Plan(date: 5/8/2025)
---
—---
----
-----------
--- ---- —————---- -------------------- -- -------------------- -------------
--------
j 1 $ il
I
J�E
T
COMMERCIALACCE$$AND PEDESTRIAN PLAN
--- oP Tic":xroPOa s° 'asEo �m;s
\\ I ---- --- PIWS W fvRnxIEE SPEtlfelewlAi'Oi�9 EUM,
OR
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City of Meridian Department Report VII. Exhibits
H. Landscape Plan (date: 12/18/2024)
- 1 1111 1 117 -
ADERO PARK SUBDIVISION - ,EME LILTS
PRELIMINARY PLAT LANDSCAPE PLAN MERIDIAN, I❑
City of Meridian I Department Report VII. Exhibits
I. Qualified Open Space Exhibit(date: 12/19/2024)
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J. Amenities Exhibit(date: 12/19/2024)
Proposed Arnenities;
One Acre Central Plata(Flock 4,Lot 33)
* Three Pitkltball Courts
* Fountain
,
plat/Structure - v
■ Dag Park r
■ Clirebing Rack E f
* 5eatir`g gendws +
* Attractive Lar4dscaping I �
City of Meridian j Department Report VII. Exhibits
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City of Meridian Department Report VII. Exhibits
• Pathways—TheAdere Mixed Use
Neighborhood will include the following
ped cstrian pathways:
• 10'Wide Regional Pathway
2,752 LF
• Y wide pathway in liner op@a
space 1,700 LF
Pedestrian pathways within the Adg
Mixed Use Neighborhood will total a
half a mile in length.
+ bog Park(8Iock 5,Lot 45)
. Fenced encloser
. Dog waste station
it Sitting Bunches
Ir Attrartive Landscaping -
. Other open green areas—Several other open
spaces will have the fallowing Amenities, t .-
+ Shade strum-ures
+ large open grass areas
• Internal Pathways
+ Picnic Area
■ Attractive Landscaping
City of Meridian I Department Report VII. Exhibits
K. Common Driveway Exhibit(date: 12/17/2024)
LETa Ta ,OIRM s�EEr
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City of Meridian Department Report VII. Exhibits
L. Block Length Exhibit
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J' I BLACK IENLTN E-SIT
City of Meridian Department Report VII. Exhibits
M. Pedestrian Connectivity Exhibit
- Hero's
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Red =Internal Sidewalks and pathways
Blue = Regional Pathways
City of Meridian I Department Report VII. Exhibits
N. Residential Building Elevations(date: Click here to enter a date.)
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City of Meridian Department Report VII. Exhibits
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O. Commercial Exhibits(5/9/2025)
The images provided are intended solely for architectural reference. They are not representative
of specific individual uses. Future buildings may or may not incorporate architectural elements
depicted in these images.
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DepartmentCity of Meridian po
P. R-8 Rezone Legal Description&Exhibit Map
5awtcroth Land 5urveynng, LLC
P; (208)398-81 04 F. (208)398-5 1 p�5
2030 5.Ws5hmgton Ave., �mmgtt,iR 83C 17
R-8 Zone Description
BASIS OF BEARINGS is S.89621'10"E.,between a found aluminum cap marking the C1J4 corner of section 27
and a found aluminum cap marking the E114 of Section 27,T.4 N.,R.1 Wf.,B.M.
A parcel of land located in the SE1/4 of Section 27,Township 4 North,Range 1 West,Boise Meridian,City of
Meridian,Ada County,Idaho,more particularly described as follows:
COMMENCING at and aluminum cap marking the E1J4 earner of Section 27;
Thence N.89021'10"W.,coincident with the north line of said 5E1 f4,the South boundary of Bainbridge
Subdivision No.10,as shown in Book 118 of Plats,Pages 18069-18071,the south boundary of Bainbridge
Subdivision No.9,as shown in Book 116 of Plats,Pages 17641-17645 and the south boundary of Bainbridge
Subdivision No.S.as shown In Book 115 of Plats,Pages 17184-17193,Ada County Records,1789.66 feet to the
POINT OF BEGINNING;
Thence leaving said north line,5.002117"W.,320.15 feet to the beginning of a curve to the right;
Thence 10.19 feet along the arc of said curve,having a radius of 13.00 feet,through a central angle of
44055'36",subtended by a chord bearing S.22149'05"W.,9.93 feet to the beginning of a reverse curve to the
Left;
Thence 98.83 feet along the arc of said curve,having a radius of 55.00 feet,through a central angle of
102115708",subtended by a chord bearing S.61111`40"E.,86.06 feet;
Thence non tangent to said curve,S. 13°59`17"W.,114.69 feet to the beginning of a non-tangent curve to the
left;
Thence 96.74 feet along the arc of said curve,having a radius of 55.00 feet,through a central angle of
100046'28",subtended try a chord bearing S.37°48'14"W.,84.74 feet;
Thence non-tangent to said curve,S.77024'56"W.,87.65 feet;
Thence S.32130'06"E.,65.02 feet;
Thence S.12035'04"E.,294.87 feet;
Thence S.2903015"E.,633.75 feet to the south line of Parcel A,as shown on Record of Survey No. 12520,Ada
County Records;
Thence N.89114'29"W.,coincident with said south line,192.23 feet to the easterly boundary of Vicenza
Subdivision as shown in Book 108 of Plats,Pages 15026-15028,Ada County Records and the beginning of a non-
tangent curve to the right;
Thence 109.90 feet along the arc of said curve, having a radius of 555.00 feet,through a central angle of
11*20'44",subtended by a chord bearing N.33°221)4"E., 109.72 feet to the northeasterly corner of said Vicenza
Subdivision;
P:1202411 £MT1124014-N TEN MILE Ri7 TOPOISurveyVrawings4LegaI Descriptionsl124014 R-8 Zone to Centerline
Vescription.docx
Page 11
City of Meridian I Department Report VII. Exhibits
Thence N.47048'16"W.,oninckdent with the northerly boundary cf saki Vloenza Subdivision, 18.03 feet to the
easterly right of way of N.San Vito Way and the beginning of a non-tangent curve to the left;
Thence leaving said northerly boundary and coincident with said right of way, 39.16 feet along the arc of said
curve,having a radius of 573,00 feet,through a central angle of 3054'55",subtended by a chard bearing
S.37010'56'W.,39,15 feet to the centerline extended of W.Gondola Dr;
Thence N.54037'59"W.,coincident with said centerline of W.Gondola Dr and the extension thereof, 211.53 Feet
to the beginning of a curve to the left;
Thence coincdent with said centerline, 149.14 feet along the arc of said curve,having a radius of 300.00 Peet,
through a central angle of 28°Z9'04",subtended by a chord bearing N.68115291"W.,147.61 feet to the
extension of the westerly boundary of Vicenza Subdivision No.2 as shown In Book L10 of Plats,Pages 15670-
15673,Ada County Records,
Thence non-tangent to said curve,N. 100241"E.,coincident with said westerly boundary and the extension
thereof,238.56 feet;
Thence coincident with the northerly boundary of said Vinoenza Subdivision No.2 the following six(6)courses
and distances:
Thence N,88057'19"W.,296.43 feet;
Thence 5,5114'47"W., 91.17 feet;
Thence S.18'4848"W., 107.19 feet;
Thence N.67023'12"W.,129.19 Feet;
Thence N.25042'39"E.,6.93 feet;
Thence N.W17'45"W.,26.00 feet to the centerline of N.Balsena Way and the beginning of a non-tangent
curve left;
Thence coincident with said centerline,326,23 feet along the arc of saki curve,having a radius of 298.00 feet,
through a central angle of 6204324',subtended by a chord bearing N.5°36'i7"W.,3 10.18 feet to the beglnning
of a reverse curve to the right;
Thence coincident with said centerline, 196.92 feet along the arc of said curve,having a radius of 300.00 feet,
through a central angle of 371136'35",subtended by a chord bearing N.18010'20"W.,193.41 feet;
Thence N.0037'57"E.,coincident with said centerline,48.23 feet to the extension of the southerly line of Vicenza
Subdivision No.3 as shown in Book 112 of Plats,Pages 16373-16375,Ada County Records;
Thence along the southerly and easterly boundaries of said Vicenza Subdivision No.3 the following four(4)
courses and distances:
Thence S.89122'03"E.,46 5.11 feet;
Thence N.5P31'57"E., 137.46 feet;
Thence N.2r39'20"E., 136.69 feet;
Thence N.003922"E.,123.49 feet to the northeast corner of said Vicenza Subdivision No. 3 and the southeast
corner of Vicenza Lakes Subdivision as shown in Book 115 of Plats,Pages 17340-17342,Ada County Retards;
PA202411 EM71124014-N TEN MILE RD TOPO%Survey�DrawingslLegal Descriptionsl124014 R-8 zone to Centerline
❑escrlption.docx
raga 12
City of Meridian I Department Report VII. Exhibits
Thence continuing,N.VW-72"E.,onincident with the east line of said Vicenza Lakes Subdivision,305.69 feet to
the north I ine DF said SE1 f 4 and the south boundary of said Bainbridge Subdivision No.8;
Thence S.8912110"E.,coindderrt with said north line and said south boundary, 133.82 reet to the PDXNT Of
BEGINNING_
$aid parcel contains 11.1$6 acresr mare or less.
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City of Meridian I Department Report VII. Exhibits
IV
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Q. R-15 Rezone Legal Description&Exhibit Map
AftSam-oath Land Surveying, LLC
d 1fT ] P; =8)398 S 104 F: {208)398-8105
2030 5_ Washin-�tnn Ave.,Emmett, ID 83G 17
R-15 Zone Description
BASIS OF BEARINGS is S.89121'10"E.,between a Found aluminum cap marling the C1J4 corner of Section 27
and a found aluminum cap marking the E1J4 of Section 27,T. 4 N., R. 1 W., B.M.
A parcel of land located 1n the SEI/4 of Section 27,Township 4 North,Range 1 West,Boise Meridian, City of
Meridian, Ada County, Idaho, more particularly described as fellows:
C011111MElNCING at and aluminum cap marking the E1/4 corner of Section 27;
Thence N.89121'14"W.,coincident with the north line of said SE1/4, a distance of 377.23 feet to the POINT OF
BEGiINNING;
Thence leaving said north line, S.0121'17"W.,53.05 feet to the beginning of a curve to the right;
Thence 102.49 feet along the arc of said curve, having a radius of 420.50 feet,through a central angle of
13057'56", subtended by a chord bearing S.7624'15"W., 102.24 feet;
Thence S.401119'35"E,,84.10 feet to the beginning of a non-tangetrt curve to the right;
Thence 154.94 feet along the arc of said curve, having a radius of 180.00 feet,through a central angle of
49019'08", subtended by a chord bearing S.25°40'51"W., 150.20 feet;
Thence S.002117"W., 84.49 feet to the beginning of a curve to the right;
Thence 282.71 feet along the arc of said curve, havirpg a radius of 180.00 favor,through a central angle of
901100'00", subtended by a chord bearing S.45021'17"W.,254.56 feet;
Thence N.89438'43"W., 76.50 feet to the beginning of a curve to the left;
Thence 471.24 feet along the art of said curve, having a radius of 300.00 feet,through a central angle of
90000'00",subtended by a chord bearing S.45021'17"W.,424.26 feet;
Thence S.002117"W., 246.12 feet to the beginning of a curve to the right;
Thence 188.94 feet along the arc of said curve, having a radius of 18C.00 feet, through a central angle of
601108'26", subtended by a chord bearing S.301,2531"W., 180.38 feet;
Thence S.60029'45"W., 285,55 feet to the beginning of a curve to the right;
Thence 92.58 feet along the arc of said curve, having a radius of 350.00 feet,through a central angle of
1500919", subtended by a d-ord bearing S.61300425"W.,92.31 feet to the south line of Parcel A,as shown on
Record of Survey No, 12520,Ada County Records;
Thence N.89114'29"W., coincident with said south line,153.33 feet,
Thence leaving said south line, N.29°30'15"W., 633.75 feet;
PA202411 EMT1l24014-N TEN MI LE Rb TOP015uvvey0rawings�Legal 0escriptionsl124014 R-15 Zone
Description.docx
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City of Meridian I Department Report VII. Exhibits
Thence N. 12035'04"W,,294,87 feet;
Thence N. 32130'06"W.,65.02 feet;
Thence N. 77°24'560 E., 87.65 feet to the beginning of a non-tangent curve to the right;
Thence 96.74 feet along the arc of said curve, having a radius of 55.00 feet,,through a central angle of
100046'28", subtended by a chord bearing N.37a48'10"E.,84.74 feet;
Thence non tangent to said curve,N. 13059'17"E., 114.69 feet to the beginning of a non-tangent curve to the
right;
Thence 98.83 feet along the arc of said curve, having a radius of 5 5.00 feet,through a central angle of
102057'08",subtended by a chord bearing N.6111'40"W.,86.06 feet to the beginning of a reverse curve t❑the
left;
Thence 10,19 feet along the arc of said curve, having a radius of 13.00 feet,through a central angle of
44155'36", subtended by a chord bearing N.22049'05"E.,9.93 feet;
Thence N.0021'17"E.,320,15 feet to the north line of said SE1J4 and the south boundary of Bainbridge
Subdivision No.8,as shown in Book 115 of Plats,Pages 17189-17193,Ada County Records;
Thence S.89021'10"E.,coincident with said north line and said south boundary and the south boundary of
Bainbridge Subdivision No.9,as shown in Book 116 of Plats,Pages 17641-17645 and the south boundary of
Bainbridge Subdivision No. 10, as sh❑wn in Book 118 of Plats,Pages 18069-18071,a distance of 1412.43 feet W
the POINT OF BEGINNING.
Said parcel contains 35,822 acres,more or less.
P:120P411 EMT1124014-N TEN MILE RD TOP018urvey0rawings\Legal DescriptionsA24014 R-15 Zone
Description.docx
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City of Meridian I Department Report VII. Exhibits
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R. L-O Rezone Legal Description&Exhibit Map
AA& awtooth land 5tirveyinej, LLC
P:{206 39$�5 r 04 F:(206)396-51 O5
- 2030 5-Washington Ave.,f Fnmctt, ID 53917
L-0 Zone Description
UJMS OE BEARINGS is S.89021'10"E.,between a found aluminum cap marling the CV4 corner of Section 27
and a found aluminum cap marking the E1f4 9 Section 27,T,4 N„R.I W.,B.M.
A parcel of land located+n the 5C114 of Section 27,Township 4 North, Range 1 West,Boise Meridian,City of
Meridian, Ada County,Idaho,more particularly described as follows:
BEGINNING at and aluminum cap marking the E114 comer of Section 27;
Thence S.002V17"W.,coincident with the east line of said SE114 and the centerline of N.Ten mile Road, 172.88
fmt;
Thence leaving said east line and said centerline,N,89031343"W.,217,50 fleet to the beginning of a curve to the
left;
Thence 127.80 feet along the are of said curve, having a radius of 190.00 feet,through a central angle of
40140'52-,subteroded by a chord bearing S. 70MOr51"W.,125.14 feet;
Thence non-tangent to said curve,N,4 ,519'35"W.,84.10 feet to tie beglnn1nq of a Pon-tangent curve to the
left;
Thence 102.49 feet along the arc of said curve, having a radius of 420.50 feed,through a central angle of
13'57'56",subtended by a chord heafing N. 71120'15"E-, 102-24 feM
Thence N.0121'17'E.,paralkei with said west fight of way,53.05 feet to said north line and the south boundary
of Bainbridge Subdivision No. 10,as shown in Sook 11S of Pleats,Pages 18069-18071;
Thence 5.89'22IV E.,coirKident with said north line and said 5iauth boundary,377.23 feet to the P+ Uff OF
BEGINNINNG.
Said parcel contalas 1.572 acres,more or less.
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City of Meridian Department Report VII. Exhibits
S. GG Rezone Legal Description& Exhibit Map
A&k Jawtooth Land surveying, LLC
A?7 r'. (208)a98-5 1 Q-4 F: (2M.396-8105
f" 2030 5 Washington Ave.. Emmett, ID 536 17
C-C Zone Descripdan
BASIS OF BEARINGS is S.891121'iV E., between a found aluminum cap marking the C114 carrier of Section 27
and a found aluminum cap marking the E1/4 of Section 27,T.4 N.,R. 1 W.,S.M.
A parcel of land located In the 5E1{4 of Seftioa 27,Township 4 North,Range i West,Boise Meridian,City of
Meridian,Ada County, Idaho,more particularly desutbed as follows:
COMMENCING at and aluminum cap marking the E1 f4 caner of Section 27;
Thence 5,0°21'17"W.,coincident with the east line of said SE1/4 and the centerline of N.Ten We Road, 17189
fleet to the POINT OF BEGINM]<t+fG;
Thence continuing,5,01121'17"W.,ccinddent with said east line and said centerline,1333.59 feet to the
ext2n5ian of the southerly line of Parcel A,a5 shown on Record of Survey No.12520,Ada County Records;
Thence leaving said east line and said centedine,N.891114'29"W.,coincident with saJd extension of and said
southerlly line of Parcel Ati,668.74 feet;
Thence N_ 1°01'05"E.r mincldent with said southerly line of Parcel A,112.39 feet;
Thence N.8905744'W.,coincident with sa id southerly lane of Parcel A,435,26 feet;
Thence S.600291451 W.,coincident with said southerly line of Parcel A,31.00 feet tD the centerline of N.
Vinoenza Way and the beginning of a non-tangent curve to the right;
Thence 105.43 feet along the arc of said curve,having a radius of 275.00 feet,through a central angle of
211;153'13",subtended by a chard bearing S. 18'3339"E., 104.79 feet to the extension of the southerly line of
said Parcel A;
Thence non-tangent to said curve, N.W1424"W.,colnddettt with the extension of and the southerly line of
said Parcel A,aL85 feet to the begJnning of a non-tangent curve to the left;
Thence leaving said southerly line,92.57 feet along the arc of said curve, having a radius of 350.00 feet,through
a central angle of 15°09'13",subtended by a chord tearing N-6810421"E.,92.30 feet;
Thence N.6R12945"Ea,285,55 feet to the beginning of a curve to the left;
Thence 186.94 feet along the are of said curve,having a radius of IM-00 feetr through a central angle of
60110828",subtended by a chord bearing N.30'2591,r E., 180.36 feet;
Thence N.01121'17'E.,246.12 feet to the beginning of a curve to the right;
Thence 471.24 feet along the arc of said curve,having a radius of 300.00 feet,through a central angle of
90°00' ',subtended by a chord bearing N.45121'17"E.,424,26 feet;
Thence S.89°38'43"E.r 76-50 feet to the beginning or a curve to the left;
P:1202411 EMTI'124014-N1 TEN MILE RD TOPQ1SurveysDrawingsUgaI Dascfiptiona1124014 C G Zone to Centedine
Nscriptlon.docx
{ jam I i
City of Meridian I Department Report VII. Exhibits
Thence 282.74 feet along the arc of said curve, having a radius of 180.00 feet,through a central angle of
901DW00',Subtended by a chord bearing N.45021'17"E„254.55 feet;
Thence N. O121'17"E.,84.49 feet to the beginning of a curve to the right;
Thence 282.74 feet along the arc of said Curve, having a radius of 180.00 feet,through central angle of
94"WW",subtended by a chord bearing N.45021'170 E,r 254.55 feet;
Thence S. 8903843"E., 217.50 feet to the POINT OF BEGINNING.
Sald parcel contains 22.90 acres,more or less.
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City of Meridian I Department Report VII. Exhibits
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City of Meridian Department Report VII. Exhibits
VIII. ADDITIONAL NOTES & DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS
(link to Community Metrics)
A. One-Mile Radius Existing Condition Notes
This data is automatically derived from enterprise application and GIS databases, and exported
dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30-
days.Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel
based data excludes certain properties and represents land as it exists now. Properties considered
are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional
development, government, and quasi government facilities). The following values also constrain
included property acreage to reduce outliers and non-conforming instances from distorting
averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals. Some approved entitlements,
and particularly older ones,may be constructed.
Decennial population counts and household counts are based on the most recent Decennial
Census. Current population and current household values are COMPASS estimates,usually for
the year previous, and are based on traffic analysis zone boundaries(TAZ's).
B. Mixed Use Analysis Notes
This data is derived from enterprise application and GIS databases, and exported dynamically.
Data considered for analysis are only those areas overlapping the overall Mixed Use boundary
area. Mixed Use areas across arterial roadways are distinct, separate, and not considered as they
do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety,
transportation efficiency, etc.). Mixed Use parcel areas may be greater or smaller than the future
land use area designation boundary due parcel size,configuration,right-of-way, and other factors.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals.
C. Service Assessment Notes
This data represents existing conditions derived from our enterprise application and GIS database,
exported through dynamic reporting. The system references the most recent available data from
various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and
response times,police crime reporting,pathway information,existing and planned transit,
roadway improvements, school and park proximity, and other resources.
The tool provides context for project review,using multiple indicators consistently. Data from
similar topics may vary based on different levels of review.
The overall score is based on weighted criteria(not a ranked order), and the percentile score
compares the parcel to others in the city(higher is better). This tool was developed as a City
Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are
just one data point and should not be the sole basis for decisions.
D. ACHD Roadway Infographic Notes
The Ada County Highway District utilizes a number of planning and analysis tools to understand
existing and future roadway conditions.
• Existing Level of service(LOS).LOS indicator is a common metric to consider a
driver's experience with a letter ranking from A to F.Letter A represents free flow
conditions, and on the other end Level F represents forced flow with stop and go
City of Meridian I Department Report 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