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Pollard North H-2024-0037 DA
Ada County Recorder Trent Tripple 2025-029554 Boise,Idaho Pgs=62 vbailey 05/14/2025 08:07:35 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded DEVELOPMENT AGREEMENT PARTIES: 1. City of Meridian 2. SCS Investments LLC, Owner/Developer THIS DEVELOPMENT AGREEMENT (this "Agreement") is made and entered into thisl 3th day of May , 2025, by and between City of Meridian, a municipal corporation of the State of Idaho, hereafter called"CITY,"whose address is 33 E. Broadway Avenue, Meridian, Idaho 83642, and SCS Investments LLC, whose address is 3240 W. Bavaria Street, Eagle, Idaho 83616, hereinafter called "OWNER/DEVELOPER." 1. RECITALS: 1.1 WHEREAS, Owner/Developer is the sole owner, in law and/or equity, of a certain tract of land in the County of Ada, State of Idaho and further described in Exhibit "A," which is attached hereto and by this reference incorporated herein as if set forth in full, hereinafter referred to as the "Property;" and 1.2 WHEREAS, Idaho Code § 67-6511A provides that cities may,by ordinance, establish provisions governing the creation, form, recording, modification, enforcement and termination of development agreements required or permitted as a condition of zoning that the Owner/Developer make a written commitment concerning the use or development of the Property; and 1.3 WHEREAS, City has exercised its statutory authority by the enactment of Section 11- 5B-3 of the Unified Development Code ("UDC"), which authorizes development agreements and the modification of development agreements; and 1.4 WHEREAS, Owner/Developer has submitted an application for development agreement modification to remove the property listed in Exhibit "A" from an existing Development Agreement recorded in Ada County as Instrument#2019-060655, and for the inclusion of the Property into this new Agreement, which generally describes how the Property will be developed and what improvements will be made; and 1.5 WHEREAS, Owner/Developer made representations at the duly noticed public hearings before the Meridian City Council, as to how the property will be developed and what improvements will be made; and 1.6 WHEREAS, the record of the proceedings for requested development agreement modification held before the City Council includes responses of government DEVELOPMENT AGREEMENT—POLLARD NORTH H-2024-0037 Page 1 of 7 subdivisions providing services within the City of Meridian planning jurisdiction, and includes further testimony and comment; and 1.7 WHEREAS, on the 22nd of April, 2025, the Meridian City Council approved certain Findings of Fact and Conclusions of Law and Decision and Order("Findings"), which have been incorporated into this Agreement and attached as Exhibit "B;" and 1.8 WHEREAS, Owner/Developer deems it to be in its best interest to be able to enter into this Agreement and acknowledges that this Agreement was entered into voluntarily and at its urging and request; and 1.9 WHEREAS, the property listed in Exhibit"A" shall no longer be subject to the terms of the existing Development Agreement(Instrument 42019-060655) and shall be bound by the terms contained herein in this new agreement; and 1.10 WHEREAS, City requires the Owner/Developer to enter into a development agreement modification for the purpose of ensuring that the Property is developed and the subsequent use of the Property is in accordance with the terms and conditions of this Agreement, herein being established as a result of evidence received by the City in the proceedings for zoning designation from government subdivisions providing services within the planning jurisdiction and from affected property owners and to ensure zoning designations are in accordance with the amended Comprehensive Plan of the City of Meridian on December 19, 2019, Resolution No. 19-2179, and the UDC, Title 11. NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the parties agree as follows: 2. INCORPORATION OF RECITALS: That the above recitals are contractual and binding and are incorporated herein as if set forth in full. 3. DEFINITIONS: For all purposes of this Agreement, the following words, terms and phrases herein contained in this section shall be defined and interpreted as herein provided for, unless the clear context of the presentation of the same requires otherwise: 3.1 CITY: means and refers to the City of Meridian, a party to this Agreement, which is a municipal corporation and government subdivision of the state of Idaho, organized and existing by virtue of law of the State of Idaho, whose address is 33 East Broadway Avenue, Meridian, Idaho 83642. 3.2 OWNER/DEVELOPER: means and refers to SCS Investments LLC, whose address is 3240 W. Bavaria Street, Eagle, Idaho 83616, the party that owns said Property and shall include any subsequent owner(s) of the Property. 3.3 PROPERTY: means and refers to that certain parcel of Property located in the County of Ada, City of Meridian as described in Exhibit "A" describing a parcel to be removed from existing Development Agreement recorded in Ada County as Instrument#2019-060655, with such parcel being bound by this new Agreement, which Exhibit"A" is attached hereto and by this reference incorporated herein as if set forth at length. DEVELOPMENT AGREEMENT-POLLARD NORTH H-2024-0037 Page 2 of 7 4. USES PERMITTED BY THIS AGREEMENT: This Agreement shall vest the right to develop the Property in accordance with the terms and conditions of this Agreement. 4.1 The uses allowed pursuant to this Agreement are only those uses allowed as permitted, conditional and/or accessory uses under the UDC. 4.2 No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1 Owner/Developer shall develop the Property in accordance with the following special conditions: a. Future development of the subject property shall be generally consistent with the conceptual development plan/preliminary plat, phasing plan, landscape plan, open space and site amenity exhibit, and conceptual building elevations included in Section VII of the Staff Report attached to the Findings of Fact and Conclusions of Law attached hereto as Exhibit`B" and the conditions contained herein and the standards in the UDC. b. The subject property shall be subdivided prior to submittal of any building permit applications for the development. c. The developer shall construct 10-foot-wide detached sidewalks along W. Waverton Dr. on the section east of N. Levi Ave. to the west side of N. Frosted Oak Ave., as proposed. d. Administrative design review shall be required for all single-family attached structures in accord with the residential design standards in the Architectural Standards Manual. Single-family detached structures are exempt from these standards. 6. APPROVAL PERIOD: If this Agreement has not been fully executed within six(6) months after the date of the Findings, the City may, at its sole discretion, declare the Agreement null and void. 7. DEFAULT/CONSENT TO DE-ANNEXATION AND REVERSAL OF ZONING DESIGNATION: 7.1 Acts of Default. In the event Owner/Developer, or Owner's Developer's heirs, successors, assigns, or subsequent owners of the Property or any other person acquiring an interest in the Property fail to faithfully comply with all of the terms and conditions included in this Agreement in connection with the Property, this Agreement may be terminated by the City upon compliance with the requirements of the Zoning Ordinance. 7.2 Notice and Cure Period. In the event of Owner/Developer's default of this agreement, Owner/Developer shall have thirty(30) days from receipt of written notice from City to initiate commencement of action to correct the breach and cure the default, which actions must be prosecuted with diligence and completed within one DEVELOPMENT AGREEMENT-POLLARD NORTH H-2024-0037 Page 3 of 7 hundred eighty (180) days; provided,however, that in the case of any such default that cannot with diligence be cured within such one hundred eighty (180) day period,then the time allowed to cure such failure may be extended for such period as may be necessary to complete the curing of the same with diligence and continuity. 7.3 Remedies. In the event of default by Owner/Developer that is not cured after notice from City as described in Section 7.2, City shall, upon satisfaction of the notice and hearing procedures set forth in Idaho Code § 67-6511A, have the right, but not a duty, to de-annex all or a portion of the Property, reverse the zoning designations described herein, and terminate City services to the de-annexed Property, including water service and/or sewer service. Further, City shall have the right to file an action at law or in equity to enforce the provisions of this Agreement. Because the covenants, agreements, conditions, and obligations contained herein are unique to the Property and integral to the City's decision to annex and/or re-zone the Property, City and Owner/Developer stipulate that specific performance is an appropriate,but not exclusive, remedy in the event of default. Owner/Developer reserves all rights to contest whether a default has occurred. 7.4 Choice of Law and Venue. This Agreement and the rights of the parties hereto shall be governed by and construed in accordance with the laws of the State of Idaho, including all matters of construction,validity,performance, and enforcement. Any action brought by any party hereto shall be brought within Ada County, Idaho. 7.5 Delay. In the event the performance of any covenant to be performed hereunder by either Owner/Developer or City is delayed for causes that are beyond the reasonable control of the party responsible for such performance, which shall include, without limitation, acts of civil disobedience, strikes or similar causes, the time for such performance shall be extended by the amount of time of such delay. 7.6 Waiver. A waiver by City of any default by Owner/Developer of any one or more of the covenants or conditions hereof shall apply solely to the default and defaults waived and shall neither bar any other rights or remedies of City nor apply to any subsequent default of any such or other covenants and conditions. 8. INSPECTION: Owner/Developer shall, immediately upon completion of any portion or the entirety of said development of the Property as required by this Agreement or by City ordinance or policy, notify the City Engineer and request the City Engineer's inspections and written ordinance or policy, notify the City Engineer and request the City Engineer's inspections and written approval of such completed improvements or portion therefor in accordance with the terms and conditions of this Agreement and all other ordinance of the City that apply to said Property. 9. REQUIREMENT FOR RECORDATION: City shall record this Agreement, including all of the Exhibits, and submit proof of such recording to Owner/Developer. 10. ZONING: City shall, following recordation of the duly approved Agreement, enact a valid and binding ordinance zoning the Property as specified herein. 11. SURETY OF PERFORMANCE: The City may also require surety bonds, irrevocable letters of credit, cash deposits, certified check or negotiable bonds, as allowed under the UDC, to insure the installation of required improvements, which the Owner/Developer agrees to provide, if required by the City. DEVELOPMENT AGREEMENT-POLLARD NORTH H-2024-0037 Page 4 of 7 12. CERTIFICATE OF OCCUPANCY: No Certificates of Occupancy shall be issued if the improvements have not been installed, completed, and accepted by the City, or sufficient surety of performance is provided by Owner/Developer to the City in accordance with Paragraph 11 above. 13. ABIDE BY ALL CITY ORDINANCES: That Owner/Developer agrees to abide by all ordinances of the City of Meridian unless otherwise provided by this Agreement. 14. NOTICES: Any notice desired by the parties and/or required by this Agreement shall be deemed delivered if and when personally delivered or three (3) days after deposit in the United States Mail, registered or certified mail,postage prepaid, return receipt requested, addressed as follows: CITY: with copy to: City Clerk City Attorney City of Meridian City of Meridian 33 E. Broadway Ave. 33 E. Broadway Ave. Meridian, Idaho 83642 Meridian, Idaho 83642 OWNER/DEVELOPER: SCS Investments LLC 3240 W. Bavaria Street Eagle, Idaho 83616 14.1 A party shall have the right to change its address by delivering to the other party a written notification thereof in accordance with the requirements of this section. 15. ATTORNEY FEES: Should any litigation be commenced between the parties hereto concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as may be granted, to court costs and reasonable attorney's fees as determined by a Court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. 16. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time is strictly of the essence with respect to each and every term, condition and provision hereof, and that the failure to timely perform any of the obligations hereunder shall constitute a breach of and a default under this Agreement by the other party so failing to perform. 17. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure to the benefit of the parties' respective heirs, successors, assigns and personal representatives, including City's corporate authorities and their successors in office. This Agreement shall be binding on the Owner/Developer, each subsequent owner and any other person acquiring an interest in the Property. Nothing herein shall in any way prevent sale or alienation of the Property, or portions thereof, except that any sale or alienation shall be subject to the provisions hereof and any successor owner or owners shall be both benefited and bound by the conditions and restrictions herein expressed. City agrees, upon written request of Owner/Developer, to execute appropriate and recordable evidence of termination of this Agreement if City, in its sole and reasonable discretion, has determined that Owner/Developer has fully performed its obligations under this Agreement. 18. INVALID PROVISION: If any provision of this Agreement is held not valid by a court of competent jurisdiction, such provision shall be deemed to be excised from this Agreement and the invalidity thereof shall not affect any of the other provisions contained herein. DEVELOPMENT AGREEMENT-POLLARD NORTH H-2024-0037 Page 5 of 7 19. DUTY TO ACT REASONABLY: Unless otherwise expressly provided, each party shall act reasonable in giving any consent, approval, or taking any other action under this Agreement. 20. COOPERATION OF THE PARTIES: In the event of any legal or equitable action or other proceeding instituted by any third party (including a governmental entity or official) challenging the validity of any provision in this Agreement, the parties agree to cooperate in defending such action or proceeding. 21. REMOVED PROPERTY: The City is hereby authorized, in its sole discretion, to remove a portion of the Property("Removed Property") from this Agreement at any time, provided that the City and the owner of the Removed Property concurrently enter into a modified development agreement governing the development and use of the Removed Property. The remaining portion of the Property, which has not been removed from this Agreement as described above, shall continue to be bound by the terms of this Agreement. 22. FINAL AGREEMENT: This Agreement sets forth all promises, inducements, agreements, condition and understandings between Owner/Developer and City relative to the subject matter hereof, and there are no promises, agreements, conditions or understanding, either oral or written, express or implied,between Owner/Developer and City, other than as are stated herein. Except as herein otherwise provided, no subsequent alteration, amendment, change or addition to this Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their assigns, and pursuant, with respect to City, to a duly adopted ordinance or resolution of City. 22.1 No condition governing the uses and/or conditions governing the Property herein provided for can be modified or amended without the approval of the City Council after the City has conducted public hearing(s) in accordance with the notice provisions provided for a zoning designation and/or amendment in force at the time of the proposed amendment. 23. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective upon execution of the Mayor and City Clerk. [End of text. Acknowledgements, signatures, and Exhibits A and B follow.] DEVELOPMENT AGREEMENT-POLLARD NORTH H-2024-0037 Page 6 of 7 ACKNOWLEDGMENTS IN WITNESS WHEREOF, the parties have herein executed this agreement and made it effective as heremabove provided. OWNER/DEVELOPER: SCS Invesstments LLC By: MIL-c ha t,4 im.11 Its: pr s State of Idaho } ss: County of Ada } On this day of ,2025,before me,the undersigned, Notary Public in and for said State,personally appeared known or identified to me to be the I-S of SCS Investments LLC and the person who signed above and acknowledged to me that they executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and ear in this certificate first above written. t Notary Public My Commission Expires: - r) SHARI VAUGHAN COMMISSION#20181002 NOTARY PUBLIC STATE OF IDAHO [My COMMISSION EXPIRES 06/01/2030 CITY OF MERIDIAN ATTEST: By: Mayor Robert E. Simison 5-13-2025 Chris Johnson, City Clerk 5-13-2025 State of Idaho } ss County of Ada } On this13 day of 2025,before me,a Notary Public,personally appeared Robert E.Simison and Chris Johnson, known or identified to me to be the Mayor and Clerk, respectively, of the City of Meridian, who executed the instrument or the person that executed the instrument of behalf of said City, and acknowledged to me that such City executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. Notary Public for Idaho 3-2 -202 My Commission Expires: DEVELOPMENT AGREEMENT-POLLARD NORTH H-2024-0037 Page 7 of 7 EXHIBIT A lam E N G I N E E R I N G January 28,2024 Project No.24-031 Exhibit A Legal Description for Rezone to R-15 Pollard North Subdivision No.1 A parcel of land situated in a portion of the South 1/2 of the Southwest 1/4 and the Southwest 1/4 of the Southeast 1/4 of Section 21,Township 4 North, Range 1 West, B.M.,City of Meridian,Ada County, Idaho,and being more particularly described as follows: Commencing at an aluminum cap marking the South 1/4 corner of said Section 21 which bears S89°27'17"E a distance of 2,609.39 feet from an aluminum cap marking the Southwest corner of said Section 21,thence following the westerly line of the Southwest 1/4 of the Southeast 1/4(easterly line of the Southeast 1/4 of the Southwest 1/4)of said Section 21, N00°32'12"E a distance of 970.80 feet to the centerline of W.Waverton Dr. and being the POINT OF BEGINNING. Thence leaving said westerly line and following said centerline, N89°27'06"W a distance of 1,328.87 feet to the centerline of N. Pollard Lane; Thence leaving said centerline of W.Waverton Dr.and following the centerline of N. Pollard Lane, N00'34'56"E a distance of 253.00 feet; Thence leaving said centerline,S89°27'06"E a distance of 1,318.81 feet; Thence 19.49 feet along the arc of a curve to the right,said curve having a radius of 10,021.00 feet,a delta angle of 00°06'41",a chord bearing of 589'23'46"E and a chord distance of 19.49 feet; Thence S89°20'25"E a distance of 1,141.61 feet; Thence 51.91 feet along the arc of a curve to the right,said curve having a radius of 31.83 feet,a delta angle of 93'08'16",a chord bearing of S42°41'57"E and a chord distance of 46.38 feet; Thence 500*27'11"W a distance of 197.57 feet; Thence 100.47 feet along the arc of a curve to the right,said curve having a radius of 128.50 feet,a delta angle of 44°47'58",a chord bearing of S22°51'10"W and a chord distance of 97.93 feet; Thence S45°15'09"W a distance of 66.08 feet to said centerline of W.Waverton Dr.; Thence following said centerline the following five(5)courses: 1. 27.30 feet along the arc of a curve to the right,said curve having a radius of 270.00 feet,a delta angle of 05'47'35",a chord bearing of N42°20'29"W and a chord distance of 27.29 feet to a 5/8-inch rebar; 2. 235.07 feet along the arc of a curve to the left,said curve having a radius of 270.00 feet,a delta angle of 49°53'02",a chord bearing of N64°23'12"W and a chord distance of 227.72 feet to a 5/8-inch rebar; 3. N89*19'43"W a distance of 781.84 feet to a 5/8-inch rebar; 4. Thence 21.48 feet along the arc of a curve to the left,said curve having a radius of 10,000.00 feet,a delta angle of 00°07'23",a chord bearing of N89°23'25"W and a chord distance of 21.48 feet to a 5/8- inch rebar; 5. N89°27'06"W a distance of 71.48 feet to the POINT OF BEGINNING. ����� 5 �s Said parcel contains 14.901 acres,more or less. ZS o a w 12459 0 Attached hereto is Exhibit B and by this reference is hereby made a part of. `'' 1.2'V;7 k OF 1yAq� N L. BA1, 5725 North Discovery Way • Boise, Idaho 83713 • 208.639.6939 • kmengllp.com 0 ' I � o Unpla�tted W. Old School Ln. _ 0 Z3 T C1 � U S89'27'06"E 1318.81' I r-I � � o V) Q Iz Rezone Area: 14.901± AC. 'N J Portion of SO421438475 + O Current Zoning: R-8 -0 .� aJ -0 c Proposed Zoning: R-15 I c = r3 W. Waverton Dr. -- POINT OF BEGINNING I 71.48'I N O Ln \ 1328.87' I w O N89'27'06"W 1400.35' _ f w i 2 }' {- r C6 I w CO z 4 U w O 0 r- J i x 0 N ro + I W 4J rH o Pollard Z Subdivision No. 1 0 I — Zit a Z o C H rn Q O 2 w > I tV v 0 r J U 3 0 200 400 600 �� Z I Q cn z 01 Plan Scale: 1" = 200' Z DATE: January 2025 0 PROJECT: 24-031 Z SHEET: 0 N 1 OF 2 m 0 0 20 21 _ — — _ _ _ _ _ _ 21� 29 28 S89'27'17"E 2609.39' 28 BASIS OF BEARING POINT OF COMMENCEMENT FOUND ALUMINUM CAP W. Chinden Blvd. FOUND ALUMINUM CAP N ENGINEERING SW CORNER SECTION 21 S 1/4 CORNER SECTION 21 5725 NORTH DISCOVERY WAY mq BOISE,IDAHO 83713 i PHONE(208)639-6939 kmengllp.com i 0 c � I UnplatLed LU I Ln +, o � S89'20'25"E 1141.61' - c1 U I Rezone Area: 14.901±AC. Ln O 0 Portion of SO42143847S ' Current Zoning: R-8 :j Ln � �_ Proposed Zoning: R-15 -0 ._ 71.48' C � n1 W. Waverton Dr. o Ln • N \ y_ w IrC6- N89'19'43"W 781.84' , +,CS U i I 2 ' O Ln `= V N I G y m 4- `U W II C4 • •+'+ - N G 00 Pollard w n r+ Subdivision No. 1 4 N 0 K 0 N LINE TABLE CURVE TABLE 0 N w Q +; U 3 I LINE BEARING DISTANCE CURVE RADIUS LENGTH DELTA CHORD BRG CHORD Q Cn L1 N00'34'56"E 253.00' C1 10021.00' 19.49' 0'06'41" S89'23'46"E 19.49' DATE: January2025 ° L2 S00'27'11"W 197.57' C2 31.93' 51.91' 93*08'16" S42'41'57"E 46.38' PROJECT: 29-031. W L3 S45-15'09"W 66.08' C3 128.50' 100.47' 4447'58" S22'51'10"W 97.93' SHEET: 2OF2 C4 270.00' 27.30' 5'47'35" N42'20'29"W 27.29' N - C5 270,00' 235.07' 49'53'02" N64'23'12"W 227.72' m 'o C6 10000.00' 21.48' 0.07'23" N89'23'25"W 21.48' 0 200 400 600 ENGINEERING 5725 NORTH DISCOVERY WAY m BOISE,IDAHO 83713 a Plan Scale: 1" = 200' PHONE(208)639.6939 kmengllp.com a r 1318.81 1141.61 o s89°27'06"e s89°20'25"e c M 7 - � M - N p O_ - n89°27'06"w tart n89°19'43"w It 1328.87 781.84 or G Title: Date: 01-28-2025 Scale: 1 inch = 350 feet File: Deed Plottendes Tract 1: 14.901 Acres: 649067 Sq Feet:Closure=s70.5021e 0.01 Feet: Precision=1/720930: Perimeter=5615 Feet 001=n89.2706w 1328.87 006:RL R=31.83.Delta=93.0816 011:U R=270.00.Del a9.5302 s4 Dnt= _4157e,Chd=46.38 Dn n64._312w,Chd=2_7.7_ 002=n00.3456e 253.00 007=s00.2711w 197.57 012=n89.1943w 781.84 003=s89.2706e 1318.81 008:Rt,R=128.50,Delta=44.4758 013:Lt.R=10000.00,Delta=00.0723 Dnt-s22.5110w,Chd=97.93 Dng-n89.2325w•,Chd-21.48 a�g-s89.2346e,C.0a_D9149 00.0641 009=s45.1509w 66.08 0 1 4=n89.2706w 71.48 005=s89.2025e 1141.61 010:Rt,R=270.00,Dclta=05.4735 [ing=n42.2029w,Chd=27.29 EXHIBIT B CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI AND DECISION& ORDER In the Matter of the Request for Modification to the Existing Development Agreement(Inst.#2019- 060655)for a New Agreement for the Residential Portion of the Development with an Updated Development Plan; Rezone of 14.90 Acres of Land from the R-8 to the R-15 Zoning District; and a Preliminary Plat for 157 Building Lots and 32 Common Lots on 19.76-Acres of Land in the R-8 and R-15 Zoning Districts for Pollard North Subdivision,by Brighton Corporation. Case No(s).H-2024-0037 For the City Council Hearing Dates of. April 8,2025 (Findings on April 22,2025) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of April 8, 2025, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of April 8,2025,incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of April 8,2025, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of April 8,2025, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title I I Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019, Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § I I-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR POLLARD NORTH-MDA PP RZ H-2024-0037 - I - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of April 8, 2025, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for a modification to the development agreement,rezone and preliminary plat is hereby approved per the provisions in the Staff Report for the hearing date of April 8,2025,attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-6B- 7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments,if submitted within successive intervals of two(2)years, may be considered for final approval without resubmission for preliminary plat approval (UDC 11-6B-7B). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat,combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again(UDC 11- 6B-7C). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s) and returned to the city within six(6)months of the city council granting the modification. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR POLLARD NORTH-MDA PP RZ H-2024-0037 -2- A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six (6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho Code § 67-6521(l)(a),an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted,including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67,Idaho Code.This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d)and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of April 8, 2025 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR POLLARD NORTH-MDA PP RZ H-2024-0037 -3- By action of the City Council at its regular meeting held on the 22nd day of April 2025. COUNCIL PRESIDENT LUKE CAVENER VOTED AYE COUNCIL VICE PRESIDENT LIZ STRADER VOTED AYE COUNCIL MEMBER DOUG TAYLOR VOTED AYE COUNCIL MEMBER JOHN OVERTON VOTED AYE COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED AYE COUNCIL MEMBER BRIAN WHITLOCK VOTED AYE MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Luke Cavener, Council President 4-22-2025 ..ti TZ lA ht'Cf.:. c,iroi / C IDR Ip,N SFAI. C ris Johnson -2025 A`T°f, .rat s��`J, City Clerk Copy served upon Applicant, Community Development Department, Public Works Department and City Attorney. By:_ Dated: 4-22-2025 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR POLLARD NORTH-MDA PP RZ H-2024-0037 -4- COMMUNITY DEVELOPMENT -- DEPARTMENT REPORT HEARING 4/8/2025 Legend DATE: [-I Project Location TO: Mayor&City Council :::Area of Impact �= City Limits FROM: Sonya Allen,Associate Planner Q Analysis -- 208-884-5533 •. sallen*meridiancity.org r� APPLICANT: Brighton Corporation T r SUBJECT: H-2024-0037 L - r Pollard North—MDA, PP,RZ LOCATION: Generally located approximately 1/4 mile north of W. Chinden Blvd. at the north end of N. Levi Ave. on the north side of - W. Waverton Dr., in the south 1/2 of �� Ata Section 21, TAN., R.l W. (Parcel #SO421438475). The Planning&Zoning Commission heard this project on December 5`h and issued a recommendation of denial to City Council on the original development plan based on their opinion the proposed rezone would create too much density for the area& the transition to lower density development to the north is not enough. Following the Commission hearing, the Applicant submitted revised plans to address some of the concerns raised by neighboring residents and the Commission. The revised plans include a reduction of 20 building lots (an 11.3% decrease) resulting in a decrease in density from 8.06 to 7.95 units per acre; an increase in the width of the lots along the northern boundary between Pollard Ln. & Schwenkfelder Ave.from a minimum of 50 feet to 60 feet; and replacement ofsome internal single-family attached/paired units with detached units and open space resulting in an increase of 3.4%in qualified open space, and additional pedestrian pathways (see original vs. revised layout below in Section VII.J). The project is also now proposed to develop in two (2)phases rather than one (1). City Council heard this project on January 14, 2025. Due to substantial changes to the plat and zoning request from the original submittal on which the Commission recommended denial, Council remanded the project back to the Commission for review and an updated recommendation to City Council. The staff report has been updated to reflect these changes and the project has also been re-noticed for the new public hearing. The Commission heard the project again on March 6, 2025 and recommended approval to City Council. I. PROJECT OVERVIEW A. Summary The Applicant requests a modification to the existing development agreement(Inst. #2019-060655) for a new agreement f'or the residential portion of the development with an updated development plan; rezone of 21.95 14.90-acres of land from the R-8 to the TR R-15 zoning district; and a preliminary plat for 4,-q 157 building lots and 26 29 32 common lots on 19.76-acres of land in the TN R-8 and R- 15 zoning districts. City of Meridian I Department Report B. Issues/Waivers �egeest-€or-�eunc-il-a�re�tal-e�e�e�ed-kilec-#-€sees-l�tertd-tl3e-min}x�rrle�t�-sfartde�-�n-t�te�- #-distriet-el✓�AA°withet�t�+-irtterseetirte-street-er-alley-and-n�ta�59°with--��edes�a�-cetien-€e� the€aee-of�lec-1�� 4a male V� la #ec-1� -a d a e err wh}elral� tee€yet 624-4a 47-5-€eet-+w k-* Rer-bPE44-,6C—W--Ge� -apptw+e-a-blee#-€ae'-No- 20W-fN-kwf If-wher-e-bleek-des ire -is ee�rsH°aaie�-b�-eife-es�itie�ts-was-etn-aba#tr�-aw-�e�ia�et�ee�-e�-�ri� 3+-�-�itea'eeees�et�ee� aeks"- Hrrefees�eae abir a Bretee �rateirti e s�ee�ee�ee-�ea�-a-��te-e��r-ire-e�tec-e�ie�t-€ate -er-Bark-,-�-��e-�te��-a-ec ��r�e t�i�atiet�-�a�e�rt�—�re�re-e�1��e�re�isE-�reErs-e- St�€€Eeents:A-waiver- the-T�F-#standards-�sn-'�-oeEessa}�-t€-�e�isiens-are-�r�ade-te-the-�la�te eer�l�fi:e--a-�ec�est�ian-ce�teoHen-eeolt��added-�r�lac-lE-�t�the-ah}tttix-�-€fie-�-span s�aee-area-te-the-�e�t�r-i-rt-z4ldeo�id� �at�street-ce�e�ions-eeold 13e�e�ided-th��r�lec-�s 2�5• - None C. Recommendation Staff. Approval with the provisions included below in Section IV. Commission(12/5/24): Denial due to the following reasons: the proposed rezone would create too much density for the area; and the transition to lower density development to the north is not enough. Council(1/14/25): Due to substantial changes to the plat and zoning request from the original submittal, Council remanded the project back to the Commission for review and an updated recommendation. Commission(3/7/25): Approval D. Decision Council: Approved II. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant/undeveloped land - Proposed Land Use(s) Single-family residential detached&attached dwellings - Existing Zoning R-8(Medium-density Residential) VILA.2 Proposed Zoning TAR R-15(TF*444 gal weed Medium High- Density Residential)-(14.90-acres).A portion ofthe existinz R-8 zone will remain (7.05-acres). Existing Future Land Use Map Medium Density Residential(MDR) VII.A.3 Designation Table 2: Process Facts Description Details Preapplication Meeting date 7/15/2024 PREAPP-2024-0061 Neighborhood Meeting 7/22/2024 Table 3: Community Metrics A encv /Element Description/Issue Reference Ada County Highway District • Comments Received Yes • Commission Action Required No • Access N.Levi Ln.,a collector street,and N.Black Cat Rd., an arterial street,via W. Chinden Blvd. City of Meridian I Department Report • Traffic Level of Service NA(ACHD doesn't set LOS thresholds for local streets) Traffic Impact Study(Y/N) No ITD Comments Received Yes(no significant impact to the state highway system) Meridian Fire No comments received Meridian Police No comments received Meridian Public Works Wastewater Distance to Mainline: Sewer is available at site; Impacts or Concerns: see site specific conditions Meridian Public Works Water Distance to Mainline: Water provided by Veolia; Impacts or Concerns:None See City/Agency Comments and Conditions Section for all department/agency and the public record for comments received on this application. Figure 1: One-Mile Radius Existing Condition Metrics 2.00 1,500 Single-family Residential a 1.50 1,000 5 3 Parcel Diversity 1.00 $ DParcel Count L! 0.50 ® 500 L *Average Acres J 0.00 —*-0:00 0:00 0:00—AW0:00• 0 °�- R-2 R-4 R-8 R-15 Average Single-family Density by Zoning Average a 10.00 O 9.28 Residential Net Density L 5.00 O 5.58 O3 78 4.76 0.00 — Dwelling Units / Acre R-2 R-4 R-8 R-15 III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code (UDC) A. General Overview Development Agreement Modification: The Applicant requests a modification to the existing development agreement(Inst. #2019-060655) for a new agreement f'or the proposed development with an updated development plan. This property will no longer be subject to the existing DA. A legal description and exhibit map for the property to be included in the new DA is included below in Section VII.C. The current approved development plan for this area,shown below, consists of 74 building lots f'or conventional single-family residential homes,independent living units for 55 and older, and an 88-bed assisted living facility. City of Meridian ' Department Report 01 waveRon y — AN �► •� o7777, 6 The updated development plan(i.e.preliminary plat), shown below, is for 4-7q.157 building lots and-26 29.32 common lots for the development of(4-7 42) front-loaded"conventional" single-family detached dwellings and alley-loaded"carriage lane" (39 45)single-family detached and(92 20) attached"duet" dwellings. Conceptual building elevations for these dwellings are included below in Section VII.I. Larger lots are proposed along the north and east sides of the development as a transition to adjacent lots of a similar width for compatibility. O O O O v Ov O O v0 =P @O LO © Omcx� s OV u m OO m0 oQ ©n O O �Om O © U C C7 © O ' CCr O= O50©O©OORO�° O©00000 00®000Q0 (9 9 Rezone: A rezone of 2 i.95 14.90-acres of land from the R-8 to the TIFF-R R-15 zoning district is proposed as shown in the legal description and associated exhibit in Section VII.D below. The rezone of a portion of the property to TIFF-R R-15 allows more lots to develop on the property as there is no minimum let-size of street frontage requirement in the Tl�R-15 district and a lesser building setback is allowed as opposed to that in the R-8 district.Note:If the rezone is not approved, the plat will need to be revised, and the number ofbuddable lots will be significantly reduced to comply with the minimum dimensional standards of the R-8 district. The rezone area is designated Medium Density Residential(MDR)on the Future Lane Use Map (FLUM)included in the Comprehensive Plan. The MDR designation allows for dwelling units at gross densities of 3 to 8 dwelling units per acre. T w-T14R- istr-iet fec ti es-a- irriinet densit),e€-6 dwelling omits per-aefe— The proposed use and development plan with a gross density of&06 7;95 units per acre and net density of 14.23 13.33 units per acre is consistent with the MDR FLUM designation aad-the-T1 R-district. Preliminary Plat: A preliminary plat consisting of 4-7q 157 building lots and 26 29 32 common lots on 19.76-acres of land is proposed in the TN R-8 and R-15 zoning districts. The plat is proposed to develop in One two(+2) final plat phases,with the eastern portion developing first,per the phasing plan included in Section VIIC. City of Meridian i Department Report The minimum lot size proposed in the R-8 district is 4,350 square feet(s.f.)with an averagre lot size of 4,805 s.£; the minimum lot size in the R-15 district is 2,238 s.f. with an average lot size of 3;06-2 3,2." 2,801 s.f. The proposed development is consistent with Comprehensive Plan Goal#3.07.01 A which states, "Require all new development to create a site design compatible with surrounding uses through buffering, screening, transitional densities, and other best site design practices." Table 4: Project Overview Description Details History H-2019-0021 (Pollard Subdivision AZ, PP-DA Inst.#2019-060655); TED-2021-0003 (2-year time extension on preliminary plat);TECC-2023- 0001 (1-year time extension on preliminary plat) Phasing Plan 4-2 phases Physical Features There are no waterways or other physical features of importance on this site;the property is relatively flat. Acreage 19.76-acres Lots 4-77 157 single-family residential building lots and 2_6 24 32 common lots B. History The subject property is part of a larger area annexed in 2019 and included in a development agreement and preliminary plat for Pollard Subdivision. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): There are no existing structures on this site. 2. Proposed Use Analysis (UDC 11-2): Single-family residential detached and attached dwellings are principally permitted uses in the TIN- R R-8 and R-15 zoning districts,per UDC Table 44-244 11-2A-2. 3. Dimensional Standards (UDC 11-2): See UDC Tables -14-21)4 11-2A-6 and 11-2A-7 for standards applicable in all-tr-aditieftal eeiglber-heed the R-8 and R-15 zoning-districts, af4UPE Ie-44 2-D--6€eFtl+e-dimeesieeal standa ds e€tl�e T# Herring dirt ic-t. D. Design Standards Analysis 1. Existing structure and Site Design Standards (Comp Plan, UDC 11-3A-19): There are no existing structures on this site. The proposed single-family attached dwellings are required to comply with the residential design standards listed in the Architectural Standards Manual. Single-family detached dwellings are exempt from these standards. 2. Qualified Open Space&Amenities (Comp Plan, UDC I1-4-3-27): Compliance with the open space and site amenity standards listed in UDC 11-3G-3 and 11-3G-4 is required. A minimum of 15%(or 2.96-acres)qualified open space is required to be provided with development that meets the quality standards listed in UDC 11-3G-3A.2 and the standards for qualified open space listed in UDC 11-3G-3B. City of Meridian i Department Report The Applicant proposes a total of 3-54 4-.N 3.94-acres (or 1q.86 2i.26 19.94% qualified open space consisting of several open grassy areas exceeding 5,000 square feet in area; linear open space; the street buffer along the eastern portion of W. Waverton Dr., a collector street; and parkways along local residential streets as shown on the open space exhibit in Section VII L When counting street buffers along collector streets,the buffers are required to comply with the enhanced buffer requirements in UDC 11-3G-3B.3. Parkways along local residential streets are required to meet the standards listed in UDC 11-3G-3B.4 when counted toward open space. If any stormwater detention facilities are proposed,they're required to comply with the standards in UDC 11-3G-3B.5 when counted toward open space. Amenities totaling a minimum of four(4)points are required to be provided based on the area of the development(i.e. 19.76-acres). Site amenities totaling 4.5 points(pts.) are proposed from the Qualify of Life and Recreation Activity categories as shown on the exhibit in Section VII.I as follows: • Quality of Life: a small dog park(3,900 below 5,000 s.f.)with a waste station (1.5 pts.); and a picnic shelter area on a site 5,000 s.f. or greater in size(2 pts.). Dog parks are required to have bags for dog waste disposal, a double entrance gate, bench(es) and fencing to enclose a minimum of 5,000 s.f. and secured open space for an off-leash dog park as set forth in UDC 11-3G-4C.9 in order to count as 2 amenity pts.(a waste station is an additional 0.5 V.).The Applicant proposes a lesser size dop- park with a waste station at 1.5 pts.Because the minimum amenity points are met, Staff does not recommend the doe park is enlarged to meet the minimum standard. The dog park also counts toward the required common open space. The picnic area is required to include tables,benches,landscaping and a structure for shade,as set forth in UDC 11-3G-4C.5. • Recreation Activity Area: a tot lot(1 pt.) Per UDC 11-3G-4D.3,the tot lot is required to have commercial grade play equipment scaled and designed for the use and safety of younger children; benches for seating shall be provided nearby. i. The proposed common open space and site amenities meet and exceed UDC standards for such. ii. Landscaping is required to be provided in common open space areas in accord with the standards listed in UDC 11-3G-5B and maintained in accord with the standards listed in UDC 11-3G-5C. The proposed development is consistent with Comprehensive Plan Policy#2.02.00,which states, Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. 3. Landscaping (Comp Plan, UDC 11-3B): Attractive landscaping and pedestrian friendly design is required within new developments in accord with Comprehensive Plan Policy#5.01.02G. Landscaping is required to be provided within the development in accord with the standards listed in UDC 11-3B. i. Landscape buffers along streets A 20-foot wide street buffer is required along W. Waverton Dr. designated as a collector street, east of N. Levi Ave., landscaped per the standards listed in UDC 11-3B-7C. The buffer is required to be planted with a variety of trees, shrubs, lawn, or other vegetative groundcover. Lawn and other grasses requiring regular mowing shall comprise no more than sixty-five City of Meridian i Department Report (65)percent of the vegetated coverage of a landscape buffer. This maximum area excludes landscaped parkway with trees.All other vegetated coverage shall be mulched and treated as planting area for shrubs or other vegetative cover.Areas along required walls and closed vision fences should generally be reserved for planting beds with a minimum of one(1) shrub per seven (7) lineal feet of frontage, as demonstrated in Figure 1. The buffer shall also comply with the enhanced buffer requirements listed in UDC 11-3G- 311.3 because it was counted toward open space requirements. All street buffers are required to be in a common lot or on a permanent dedicated buffer easement,maintained by the property owner, homeowner's association or business owner's association per UDC 11-3B-7C.2a and should be depicted on the plat. ii. Storm integration Stormwater integration is required in accord with the standards listed in UDC 11-3B-I1 C. A Geotechnical Engineering Report was submitted with this application and is included in the project file. iii. Pathway landscaping Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B- 12C. 4. Parking(UDC 11-3C): Off-street parking is required to be provided for each dwelling based on the number of bedrooms per unit in accord with the standards for single-family detached and attached dwellings in UDC Table 11-3C-6. 5. Building Elevations(Comp Plan,Architectural Standards Manual): Several conceptual building elevations were submitted for 2-story detached and attached single- family residential homes,included in Section VII.I below. A variety of materials are proposed including vertical and horizontal lap siding,board and batten siding, stucco and fenestration with masonry accents in a variety of colors and design elements/features with varying roof profiles and wall modulation that demonstrate the high quality of development proposed. All single-family attached structures are subject to the residential design standards in the Architectural Standards Manual(ASM).Although single-family detached structures are typically exempt from these standards,compliance can be required by the Commission and Council as part of a development agreement. A few of the conceptual elevations for single-family detached homes lack the variety of materials and colors desired in the ASM; however, they do appear to meet the alterative standards which include the provision of design elements such as corbels, front porches, facade and roof modulation, stone and brick accents,wood columns,lintels,balconies, awnings,etc. Therefore, Staff finds them acceptable. Staff is of the opinion the proposed conceptual building elevations are in accord with Comprehensive Plan Policy#5.01.02L: "Support beautiful and high-quality development that reinforces neighborhood character and sustainability. 6. Fencing(UDC 11-3A-6, 11-3A-7): All/any fencing proposed on the site should comply with the standards listed in UDC 11-3A-7. The landscape plan depicts 5-foot tall open vision metal fencing and 6-foot tall closed vision stained cedar fencing on the shared property line of some building and common lots. The developer is responsible for constructing fences abutting all pathways and common open space lots to distinguish common from private areas. Fencing should be depicted on a revised City of Meridian i Department Report landscape plan along with a detail of the fencing type proposed; or, alternative compliance may be requested to the standard. 7. Parkways (UDC 11-3A-17): All parkways should comply with the standards for such listed in UDC_11-3A-17. Parkways are proposed along all streets within the subdivision,except for along N. Pollard Ln.,with landscaping that complies with the standards listed in UDC 11-3B-7C, as required. Parkways along local residential streets shall comply with the standards listed in UDC 11-3G-3B.4 when counted toward open space requirements as proposed. E. Transportation Analysis A Traffic Impact Study(TIS)was not submitted for this development as ACHD did not require one. Capital Improvements Plan (CIP)/Integrated Five Year Work Plan(IFYWP): • Black Cat Road is listed in the CIP to be widened to 5-lanes from McMillan Road to US 20/26 between 2036 and 2040. • The intersection of US 20/26 and Black Cat Road is listed in the CIP to be widened to 5-lanes on the north leg, 5-lanes on the south, 7-lanes east, and 7-lanes on the west leg, and signalized between 2036 and 2040. 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 Pollard Lane 315-feet Local Industrial N/A N/A Waverton Drive 2,667-feet Local 27 N/A ACHD does not set level of service thresholds for local streets. Collector streets are required to be constructed with development in accord with ACHD's Master Street Map(MSM)and/or as required by ACHD. The section of W. Waverton Dr.between N. Levi Ave. and the east boundary of the site is designated as a collector street. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): 1. Access is proposed from W. Chinden Blvd. from the south via N. Levi Ave., a collector street, and from the east via W. Waverton Dr. from N. Black Cat Rd., an arterial street. The Applicant plans to install a traffic sinnal at the Levi Ave./Chinden Blvd. intersection; while the timing is dependent on ITD, it's anticipated it will be completed prior to any residential occupancy in this development. This should minimize trips through Fairbourne subdivision to the east to access the traffic signal Black Cat/Chinden. Two(2)stub streets are proposed to the north for future extension and interconnectivity with adjacent future development. The western stub street(N. Woodhead Ave.) is in alignment with that approved in Alden Ridge Subdivision to the north. Local and collector street connectivity is proposed within the development in accord with Comprehensive Plan Policy#6.01.02B, "Reduce the number of existing access points onto arterial streets by using methods such as cross-access agreements, access management, and frontage/back-age roads, and promoting local and collector street connectivity." City of Meridian i Department Report 2. Multiuse Pathways (UDC 11-3A-5): Multi-use pathways are required to be provided with development in accord with the Pathways Master Plan. There are no pathways depicted on the Plan on this property; therefore,none are required. 3. Pathways (Comp Plan, UDC 11-3A-8): All pathways should be constructed in accord with the standards listed in UDC 11-3A-8. Pathways are depicted on the landscape plan throughout common areas for pedestrian connectivity within the development and to adjacent existing and future developments. A pathway stub exists to this property at the east boundary,which is being extended with development. The pathways along the east and west sides of Lot 4-5 14•Block 5 abut the residential property lines and don't have the required 5-feet of landscaping on both sides of the pathway as set forth in UDC 11-3B-12C.The landscape plan should be revised to comply with these standards; or,a request for alternative compliance may be submitted to this standard as set forth in UDC 11-5B-5. 4. Sidewalks (UDC 11-3A-17): All sidewalks should be constructed in accord with the standards listed in UDC 11-3A-17. Five-foot wide detached sidewalks are proposed along the section of W. Waverton Dr. west of N. Levi Ave.,designated as a local street, and along the eastern section of Waverton that lies east of N, �i1er 14ihe N. Frosted Oak Ave.to align with the existing 5-foot wide detached sidewalk to the east. The section of Waverton between Levi and gilvff-Rir-eh N. Frosted Oak Ave., designated as a collector street, is proposed to have 10-foot wide detached sidewalks. 5. Subdivision Regulations (UDC 11-6): Compliance with the subdivision design and improvements standards listed in UDC 11-6C-3 is required. Alleys: Alleys are required to comply with the standards in UDC 11-6C-3B.5. The proposed 20- foot wide alleys appear to comply with these standards. Wayfinding address signage should be provided at the public street for homes accessed via allevs that don't have frontage on a public street(i.e. Lots 9-13 and 15-19, Block 5). Common driveways: Common driveways are required to comply with the standards listed in UDC 11-6C-3D. One (1)common driveway is proposed on Lot-1 5 6 Block 3 for access to Lots-1-3_14 and 14 15. A common driveway exhibit is included in Section VII.F that demonstrates compliance with the standards listed in UDC 11-6C-3D. Perpetual ingress/egress shall be required either by a recorded easement or as a note on a recorded final plat. The easement or plat note shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. Solid fencing adjacent to common driveways is prohibited, unless separated by a minimum five-foot wide landscaped buffer planted with shrubs,lawn or other vegetative groundcover—if fencing is proposed along the south side of Lot 4-.16,Block 3, a 5-foot wide buffer should be provided. Block face: In tr-ad4iee4eelghbeF4ee4 residential districts, no block face-Aet"have*1effgth greater shall be more than 5,00 750-feet in length without an intersecting street or alley, except as allowed in UDC 11-6C-3F.3. Where a pedestrian connection is provided,then the maximum block face may be extended up to 7-50 1,000-feet in length in the-T 4-R residential districts. The pedestrian connection shall provide access from within the subdivision to one(1)or more of the following: a qualified open space as defined in UDC 11-3G-3.B, a street, or a common open space area or public meeting area within an abutting development. T4e-Qt)-Gewiei1 e}ay-appreve-&bleep €ae, ef340+409-€eet-ie-leegt-h mere th k!E)e!E design is-senstr-ained whieh inelude,among other things, an abtAting urban prejeet with no adjoining alley or-street conneetions City of Meridian I Department Report suEk as theease- i t#is-d�- T. The proposed block faces meet the required standards as they are either below 750-feet in length or have a pedestrian connection and are less than 1,000-feet in length. �€ee�e€�lee�����a�5-a��aleng��la��ee��-a�� erterr Br-al�r-a�ge €e �29-te -5-€ee ix le gtlr, a eeding-dw maxifnofflleegth-startder-d.REWIES1-3-alengdte *Or-tl undary t-ieelude��edestrian ee eee ie a-ae eeti gst eet l it so ld�e revise4te-ire-eee;as-awl-ieal�e-{i:e:e-�edest�ia�rse�eetie�rEeel4-lie-�re�ic�ed-i}r�lesl��-� i`nterseetir�streets-esel4��revide4-i-�r�Ieel�s-�3}-�leel��4b��ee��c-l-ud�-� -l�leel� �edest�ia�reennee-�e�t: T e-ApPlieant has-Vr-evided-wfi-tte*juetiFneatiE)n;asrrequ-ire €er-the-bleek-€aees 4.e-B1eeps--2-,3,4 and--5}that-e�Eeeed q59-€eet in-lengt}-Tke-reasons-stated ere es€allows tl3e a iginel fella Subd-ivisien-te die streets{-ise-N--Wee&ead &4si.-,Soh,.�'��er Ave:},which gretained wit-h-the prepesed s�tl34ivisien;doe to tl�e sl3ape e€t1arEe1 ark eistirtg47frEFVVuT-ceee41erthe area; tl3e pre ee i s designe4 witl3 Meeks tl3at a ee4 tl3e ma ims standard; street lengd+-ate 4oea4ien-are-restriete4 l�-the-agreed Ave;whieh-will-serve ath �areels to tl3e t�e#l�{i e.-�O4��344�A� $042142910} er future development-a &wig abl�,eerfneet-te-W-.4 igh4-an4fell-1�4+-air-eu e l states-z4s itigatien€er tl�e Fenger bleek€aees-,the-Appl_ieaet prep -pedestrian-€rien4ly-ems,ineledingl Bets-(rioted in Yellow), de sigeate4-pe4estria l-eeEesses-(with disteneesrreted-+4r9laek-) ee-th-e€allawing4iagrami 0 Ob Yb 40'.._. . 0 J 0 WAVER a � o + rc 3 J a WAVERTON F. Services Analysis See Service Accessibility Report in Section VII.B below. 1. Waterways (Comp Plan, UDC 11-3A-6): All waterways, except natural waterways, are required to be piped unless used as a water amenity or linear open space, in which case they may be left open as set forth in UDC 11-3A-6. There are no waterways within the boundary of this property. 2. Pressurized Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided in each development as set forth in UDC 11-3A-15. City of Meridian i Department Report 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in accord with the adopted standards, specifications and ordinances; design and construction shall follow Best Management Practice as adopted by the City per UDC 11-3A-18. 4. Utilities (Comp Plan, UDC 11-3A-21): All utilities for the proposed development are required to be installed in accord with the standards listed in UDC 11-3A-21. Water service is provided by Veolia; sewer service is available at the site. Main lines are required to be extended to and through the subject property with development. The developer should coordinate main size and routing with the Public Works Dept. and execute standard forms of easements for any mains that are required to provide service. 5. Topography This property slopes down from the east to the west as shown on Sheet PP 1.1 of the plat. 6. Hazards Staff is unaware of any hazards that exist on this site. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. A new Development Agreement(DA)shall be required as a provision of the MDA and RZ applications. The previous DA [i.e. Pollard Subdivision- Inst. #2019-060655)] shall no longer be in effect for the subject property. Prior to approval of the rezone ordinance, a new DA shall be entered into between the City of Meridian,the property owner at the time of rezone ordinance adoption, and the developer. A final plat application shall not be submitted until the rezone is finalized.The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the date of City Council approval of the Findings of Fact, Conclusions of Law and Decision& Order for the Rezone and MDA request. The new DA shall incorporate the following provisions: i. Future development of the subject property shall be generally consistent with the conceptual development plan/preliminary plat,phasingplan, landscape plan,open space and site amenity exhibit and conceptual building elevations included below in Section VII, the conditions contained herein and the standards in the Unified Development Code(UDC). ii. The subject property shall be subdivided prior to submittal of any building permit applications for the development. in. The developer shall construct 10-foot wide detached sidewalks along W. Waverton Dr. on the section east of N. Levi Ave. to the west side of N—.,Si1 �ep h N. Frosted Oak Ave., as proposed. iv. Administrative design review shall be required for all single-family attached structures in accord with the residential design standards in the Architectural Standards Manual. Single- family detached structures are exempt from these standards. 2. The final plat shall include the following revisions: i. Depict a 20-foot wide street buffer along W. Waverton Dr. designated as a collector street, east of N. Levi Ave., in a common lot or on a permanent dedicated buffer easement, maintained by the property owner,homeowner's association per UDC 11-3B-7C.2a. City of Meridian I Department Report ii. Re gove434oc Es-�, and 5 ate§ale gW-flat#ee1E -a -Wa erte -te se�l��itlrtl�e�ilesk-€�e-atartda�l��tsted�r�F1�-��--6E-�€e�tl}a-�}-��ist�ie�;�rless other-wise-waived b�-4C-ity-C-eumsi4--TkL-,4pplieuitt requests-0ty-Eexmeil f ee stands sfa enfie"gf Meeks. 3. The landscape plan shall include the following revisions: i. Depict a 20-foot wide street buffer along W. Waverton Dr. designated as a collector street, east of N. Levi Ave., with landscaping per the standards listed in UDC 11-313-7C. Include additional landscaping with calculations that demonstrate compliance with the required standards. The buffer shall also comply with the enhanced buffer requirements listed in UDC 11-3G-3B.3 and because it was counted toward open space requirements. The buffer shall also comply with the enhanced buffer requirements listed in UDC 11-3G-3B.3 because it was counted toward open space requirements. ii. Depict fencing abutting pathways and common open space lots to distinguish common from private areas as set forth in UDC 11-3A-7A.7;or, submit a request for alternative compliance to this standard. iii. Depict a minimum 5-foot wide landscape strip along both sides of the pathways located along the east and west sides of Lot 43 14, Block 5 with landscaping in accord with the standards listed in UDC 11-313-12C;or,submit a request for alternative compliance to this standard as set forth in UDC 11-5B-5. iv. If solid fencing is proposed along the south side of Lot 43 16, Block 3, a 5-foot wide buffer should be provided planted with shrubs, lawn or other vegetative groundcover as set forth in UDC 11-6C-3D.5. The plat should be adjusted accordingly. 4. The common driveway shall be constructed in accord with the standards listed in UDC 11-6C-3D and per the common driveway exhibit in Section VILE 5. Perpetual ingress/egress shall be required for the common driveway either by a recorded easement or as a note on a recorded final plat as set forth in UDC 11-6C-3D. The easement or plat note shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. 6. Submit a detail of the dog park that demonstrates compliance with the standards listed in UDC I I- 3G-4C.9,which require bags for dog waste disposal, a double entrance gate,bench(es), and fencing to enclose the area and secured open space for an off-leash dog park. 7. Submit a detail of the tot lot that demonstrates compliance with the standards listed in UDC 11-3G- 4D.3,which require commercial grade play equipment scaled and designed for the use and safety of younger children with benches for seating nearby. 8. Submit a detail of the picnic area that demonstrates compliance with the standards listed in UDC 11-3G-4C.5, which require the area to include tables,benches,landscaping and a structure for shade. 9. Off-street parking is required to be provided for all single-family residential units in accord with the standards for such listed in UDC Table 11-3C-6. 10. All waterways, except natural waterways, intersecting,crossing or lying within the area being development are required to be piped unless used as a water amenity or linear open space, in which case they may be left open as set forth in UDC 11-3A-6. If left open, fencing may be required in accord with the standards listed in UDC 11-3A-6C. City of Meridian i Department Report 11. Wayfinding address siQnage shall be provided at the public street for homes accessed via alleys that don't have frontage on a public street(i.e. Lots 9-13 and 15-19, Block 5). Other Agency comments may be accessed in the project file in the public record. Copy and paste the following link into your browser: https://weblink.meridiancity.or2/WebLink/Browse.aspx?id=358315&dbid=D&repo=MeridianCity V. FINDINGS A. Rezone (UDC 11-511-3E) 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: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The City Council finds the proposed map amendment and development plan complies with provisions of the Comprehensive Plan pertaining to transition in density and compatibility with adjacent uses. 2. The map amendment complies with the regulations outlined for the proposed district,specifically the purpose statement; The City Council finds the proposed amendment to the R-8 and R-15 districts is consistent with the purpose statement of the residential districts in that a range of housing opportunities are proposed consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health,safety, and welfare; The City Council finds the proposed map amendment will not be materially detrimental to the public health and safety. 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 The City Council finds the proposed map amendment should not result in an adverse impact upon the delivery ofservices by any political subdivision providing public services; however, because student enrollment at area schools will increase with this development, services by the school district may be impacted by the proposed map amendment. 5. The annexation (as applicable) is in the best interest of city. This finding is not applicable as the proposed request is for a rezone, not annexation. B. Preliminary Plat(UDC 11-613-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat, the decision- making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; The City Council finds the proposed plat is in conformance with the Comprehensive Plan and is consistent with the UDC. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; The City Council finds public services are available to the site and will be adequate to accommodate the proposed development. City of Meridian I Department Report 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The City Council finds there are no scheduled public improvements that affect development of this site. 4. There is public financial capability of supporting services for the proposed development; The City Council finds 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 The City Council finds 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. The City Council is unaware of any significant natural, scenic or historic features that need to be preserved with this development. VI. ACTION A. Staff: Staff recommends approval of the proposed MDA, RZ and PP requests with the provisions included above in Section IV. Council should consider and take action on the waiver requested by the Applicant pertaining to block face. B. Commission: The Meridian Planning&Zoning Commission heard these items on December 5,2024. At the public hearing,the Commission moved to recommend denial of the subiect RZ and PP requests. 1. Summary of Commission public hearing: a. In favor: Eli Benski and Jon Wardle, Brighton Corporation b. In opposition: David Hitz,Jacob Jensen, David Durrough,Scott Willoughby,Kyle Engler, Jade Enzler, Lea Taylor,Chase Taylor c. Commenting: None d. Written testimony: Eli Benski, Brighton Corporation(in agreement with staff report conditions) e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: Bill Parsons 2. Key issue(s)of public testimony: a. Concern pertaining to higher traffic volumes and resulting safety concerns for area children due to the proposed increase in the number of homes planned for this area. b. Proposed development seems inconsistent with what was planned for this area(i.e. lower density residential). c. Opinion that proposed density is too high and doesn't provide an adequate transition and site design that is compatible with existing and future development to the north.The proposed TN-R zoning allows a higher density due to lesser setback requirements than the existing R-8 district. Concern that the proposed open space isn't adequate for the density and lot sizes proposed,resulting in residents using the common areas in adiacent developments. d. Opinion that it would be unfair to adiacent residents to change the development plan for this area from what was previously approved and anticipated for this area to a much higher density development. e. Not in favor of the changes to the development plan as the previous plan,which included an assisted living facility,was much less dense and would result in much less traffic in the area. City of Meridian I Department Report f. Concern that the higher volume of traffic generated from the proposed development will be pushed through the adjacent development to the east(i.e. Fairbourne Sub.) for access to the signal at Black Cat Rd. 3. Key issue(s)of discussion by Commission: a. Not in favor of the proposed zoning& development plan, opinion the density is too high and not appropriate for this area and will adversely affect area neighbors;preference for the existing development plan and density; inadequate transition to existing and future residential properties; waiver to block face standards wouldn't be needed if existing zoning is retained; and the higher density will create more traffic impacts on area roadways, more impacts on area schools and create more demand for services. b. Preference for the R-8 zoning to be retained with revisions to the development plan to replace the assisted livingfacility acility with single-family residential building lots similar in size to those approved with the previous plat. c. No issue with TN-R zoning if the development plan reflects compliance with associated development provisions (i.e. block face length). d. In favor of the variety of housing types proposed with smaller lots sizes,which may provide opportunities for people to be able to afford a starter home. e. In favor of keeping the same general proposed plan but reducing the number of units, which would address a lot of the concerns noted by providing a better transition to the north,compliance with block face standards and the provision of additional open space& site amenities, including pedestrian accesses,for the development. 4. Commission change(s)to Staff recommendation: a. Denial—the proposed rezone creates too much density for the area&the transition to lower density development to the north is not enough. 5. Outstanding issue(s) for City Council: A. Request for Council approval of extended block faces beyond the maximum length standard in the TN-R district of 500' without an intersecting street or alley and up to 750' with a pedestrian connection,for the face of Blocks 1,2, 3,4 and 5 along W. Flat Rock St. and W. Waverton Dr.,which all range from 620-to 875-feet in length. Per UDC 11-6C-3F. Council may approve a block face up to 1.200'in length where block design is constrained by site conditions such as an abutting arterial street or highway, a limited access street, railroad tracks, steep slopes in excess of 10%, an abutting urban proiect with no adioining alley or street connections, a public or private education facility or park, a large waterway and/or a large irrigation facility—none of which exist in this case. A waiver to the standards isn't necessary if revisions are made to the plan to comply, as follows: a pedestrian connection could be added in Block 1 to the abutting future common open space area to the north in Alden Ridge Sub.;and street connections could be provided through Blocks 2-5. C. City Council: The Meridian City Council heard these items on January 7 and 14,2025. At the 12ublic hearing on January 14,2025,the Council moved to remand the subject RZ and PP reguests back to the Commission for review of the revised 121ans and for an undated recommendation. 1. Summary of the City Council public hearings a. In favor: Jon Wardle,Brighton Corp. (Applicant) b. In opposition: Aaron Tomosky.Benjamin Grayson,Karen Ernest.Kyle Enzler,Jacob Jensen, David Hitz,David Woodard,Elizabeth Blencoe,Chase Taylor.Leah Taylor. Zeppelin Hitz c. Commenting: None d. Written testimony: Eli Benski,Brighton Corp.(Applicant) City of Meridian i Department Report ;:s Staff presenting application: Sonya Allen f. Other Staff commenting on application: None 2. Key issue(s)of public testimony; a� Against the proposed rezone to TN-R as he feels it's inappropriate for the area as it will increase the density in this area and may result in a rental community like to the one to the east—preference for R-8 zoning to be retained;concern the proposed rezone will result increased traffic and congestion in the area,which is already backed up at times from the high volume of traffic from the adjacent church&rental community. b. Against the proposed rezone & development plan,which will increase the number of SFR dwelling units by 83 additional homes—request for R-8 zoning to be retained; opinion the proposed development will burden community&resources and have a negative impact on home values, C. Opposed to the zone change from R-8 to TN-R. d. Concern pertaining to the stress this development will put on the school system and the community in Fairbourne Subdivision. e. Proposed development isn't consistent density-wise with existing development proposed development will negatively impact adjacent neighborhoods and congestion in the Fairbourne development to the east. f. A berm with landscaping and a privacy fence on top was proposed along the northern boundary of the subdivision with the previous application as a buffer to residential development to the north that is not proposed with this application;safety of children walking to bus stop and traffic generated from the proposed development. g, Against traffic,congestion,noise,air guality_generated from the proposed development. 3. Key issue(s)of discussion by City Council; a. None 4. City Council change(s)to Commission recommendation- a. Due to substantial changes to the plat and zoning reguest, Council remanded the project back to the Commission for review of the updated plat and zoning change. D. The Meridian Planning&Zoning Commission heard these items on March 61h. At the public hearing,the Commission moved to recommend approval of the subiect RZ and PP requests. 1. Summary of Commission public hearing a. In favor: Jon Wardle, Brighton Corp. (Applicant) b. In opposition:Jake Jensen; Ken Fenwick;Kyle Enzler;David Hitz;Chase Taylor; Lea Taylor c. Commenting None d. Written testimony: Eli Benski,Brighton Corp.; Aaron Kwan e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: None 2. Key issue(s)of public testimony: a. Against the degree of increase in the number of homes between the existing approved plan and proposed plan; traffic and parking concerns due to the increased number of residents between the existing and proposed plan;concern residents will use Fairbourne's common areas for recreation. b. Opinion home values will decrease in this area if the proposed development is approved; L. ,012inion that the proposed density doesn't match the area. 3. Key issue(s)of discussion by Commission: a. .The Commission was generally in favor of the proposed changes to the development plan and reduction in the number of building lots. 4. Commission change(s)to Staff recommendation: a. None 5. Outstanding issue(s) for City Council: City of Meridian I Department Report a. None E. The Meridian City Council heard these items on April 8,2025. At the public hearing. the Council moved to approve the subject MDA,RZ and PP requests. 1. Summary of the City Council public hearing; a. In favor: Jon Wardle, Brighton Corm. (Applicant) b. In opposition: Lea Taylor. Kyle Enzler, Jake Jensen,David Hitz,Karen Ernest ps Commenting: None d. Written testimony: None e. Staff presenting application: Sonya Allen f Other Staff commenting on application: None 2. Key issue(s)of public testimony,: a. Concern pertaining to overcrowding of area schools,against proposed density,which is a significant increase from what was previously approved and too much for this area; b. Concern pertaining to if R-15 zoning is approved,the Applicant could come back later and reguest approval of a multi-family development ps Request for conditions to be added to DA,as follows: implement"no parking"zones along Schwenkfelder&Woodhead: restriction on 2" story north-facing windows (windows should face east or west);and require dark sky lighting on north facing facades of homes along north boundary: d. Concern pertaining to traffic in this area and the impact the proposed development will have with the higher density proposed. 3. Key issue(s)of discussion by City Council; a. Opinion that Council shouldn't reguire the developer to develop an assisted living facility on this site if they don't want to be in that business: b. Belief the proposed density is appropriate in such close proximity to a major transportation corridor(i.e. SH 2O-26/Chinden Blvd.)with access via a collector street (i.e.Waverton); c. Concern pertaining to impact on area schools—enrollment in public schools is declining: d. Concern pertaining to too much on-street parking alongFlatrock= e. In support of the Applicant contributing toward a traffic signal at Levi/Chinden to assist in the traffic issues in this area. 4. City Council change(s)to Commission recommendation: a. None City of Meridian � Department Report VII. EXHIBITS A. Project Area Maps 1. Aerial Legend qa ' Project Location -:.'Area of Impact - OAnalysis . �Ir"S IT. F.#yqF# sI +4..-;,,��-�a..u>+�-,,,r„ ,m�nnrnirin� ti•u�maassa � ��11� ..Y ; �A�` 91B■. � 1;..1�1� x 1�H r » r&1F11ee1Af,s� �unfnal lulYu 11 I' I LIM G ►1 ia�i F y9Eg A ! IIIIII nl�'91111r !■■FR■A�■Ala Frfi#■Ni jB��ilnp'!n mnnx, - - ,� �i.,�' ±1'�■ss,na Hers 'r +i# �aw. 1 r7■i Sg 'atl'old igg F eeseMlsFse 1 : • 1 1111. a19► i `�'lFFY..If-}00/! — - _ .,.. -• en19 _.l't".. S"s1+� 5!:'.0 F!FIla"111@t qT■Ig1y■49lp11R i91i,0 iW#A+—o = i a,•4 !a ie�ee■u Awe''7��slRlfR,aFRN r " ��sv� u 2. Zoning Map Legend - L— Project Location Area of Impact RUT OAnalysis --R-3 R-2 M—P ?, hy1 C-G R1 C-C C-N R-15 l RUT✓ L-O H RUT R-15 E R-q4 City of Meridian Department Report ► �i br Mi��M eadaalai �'\r.m ■oil ►��"7►Vol. lot n1n■u 1�� +� _ _ _ .r � yrlP�■ �1� u �1 n�'7 , �:m_i1►� 1N U1i1♦►� a` -- , CHINDEN,� -- I� � n■111111111■rinrr�■Ill�llnllnlllrj /111111111 nl if u m 11 sew=- a/.n 11 �1i jNnN` �I A: =■�-... ..o:'Illlllllnr:: ose.,,� � N. r.■_ Y p nn-�. �.r .unman.. nm.nm__'� (� �im IIIU:p rimm non►�TD .y tnuyauuw w um nunmm� 1 C• tv�e- � I 'O�Illllllllllf illlleumrry�ir111111i�i r•► I-'u°uul 111 11111��I 11111t1111111 .,�1111� ;W umu ��unnnun loon►rr ���•�r�►t41 I�,il..•••� un1��useusese�. .r.r seal mn pt.s� . p\►U I' .•�• m :r,nnm��nseusese 0��:7 �r y�`.�. %!, ttt►►IIIrI� �t► . r�.!.sr1�1 r►ir►Irr � ��i::,� �i� ��ur iin•p`�i.�ip:�\�� ' nw 11� � . f1' .� t � �r b�• �/ nose��1 nln � I uunum uann � _ _ ♦ .ur uZz nun nun )i7uroxni.�i 7 u��l`:rr tti•� •.Illun::.,lnirl _ Ilnr+l �[nlnr IIIIIII�IIIIIIw1-' non nu m Falllu � 1111111■���011°r�iiixnr _ unuml- IIIIIIr� q■,n, ��~ M�-�i i i " — nil Illi 1 lip U IIIIIIII _ moll s_ a _ �ant 111■ ` 'tNn r, :?\gtW1J p grliL�- V ,�•U::.,1 �: �1111 IIIIr�_ IT, WI11i�rNNn�"=,II .�ilNNll� `-� ■�Innt1111:: N'll:a��lllllllll-iuu- �� ��■••�... W" ' .um.uulc?.�.o�:�Nt�ll/rn -nu=.�f 1 1\a C7 G�011ie '. -nm.mn=a p uun: ■•► Y i1nu1�: Nltu 11111►� � n--` ? reii irii.iliseuiiwwiii nIulnlm I•��I��t,.`♦';sO-•►t\t\t\;-=rr.r.'.•• V.a.� ,���'apolosigI1n11 m uIIOp=11 1s11epnll, iui 'l'u �n 1 mununAd ll sr��� r{r AI I:- • m �>,rinnn��nnuuu B. Service Accessibility Report PARCEL SO4ZI438475 SERVICE ACCESSIBILITY COverall Score: 12 72nd—Percen-file, f Locat on In City Limits Extension Sewe Trunkshed mains < 500 ft.from parcel Flood- plain Either not within the 180 y f%oodplain or > Z acres Emergency Service=Fire Response time > § mein. Emerg-e-ncy Service=_ Police Not enough data to*eport average response time Pathways Within 1/4 mile of current pathways Transit Not within 114-of current or future transit route Ultimate configuration(#of lanes in master streets Arterial Road Quildout Status plan} > existing (#of lanes)&road IS NOT in 5 yr work pla n School WaI:jng proximity From 1/2 to 1 mile walking YELLOW Either High School or College within 2 miles OR a School arivability Middle or Elementary School within 1 mile d- riving (existing or future) Park Walka6ility No park within walking distance by park type Report berated an 11-25-21724 by MERIDIAN silen City of Meridian I Department Report C. Legal Description & Exhibit Map for Boundary of Proposed New Development Agreement Im August 1,2024 Project No,24431 Exhibit A Legal bescriptian for Development Agreement Modification(Pollard North Subdivision) A pa rcel of la nd situated in a portion of the Southwest 1/4 of the Southeast 1/4 and the Southeast 1/4 of the Southwest 1/4 of Section 21,Township 4 North,Range 1 West,B-M_,City of Meridian,Ada County,Idaho,anti being more particularly described as follows: Commencing at an aluminum cap marking the South 1/4 oorner of said Section 21 which bears S89'27'17"E a d[stance of 2,605.39 feet From an aluminum ca p marking the Southwest comer of sa id Section 21,thence along the westerly line of the Southwest 1/4 of the Southeast 1/4(easterly line of the Southeast 1/4 of the Southwest 1/4)of said Section 21,N00032'12"E a distance of 1,317.30 feet to a 5/8-inch rebar markingthe Center-South 1/16th corner of said Section 21 and being the POINT OF BEGINNING. Thence leaving said westerly line(and said easterly line)and following said northerly line of said Southwest 1/4 of the Southeast 1/4,S89'2t7'25"E a distance of 1,305.33 feet to a 5/8-Inch rebar marking the Southeast 1/16th ca rner of said Section 21, Thence leaving said northerly line and following the easterly line afsaid Southwest 1/4 of the Southeast 1/4, 500'27'11"W a elistance of 506.58 feet to a 5/8-inch rebar an the subdivision lroun4ary of Pollard Subdivision No.1(Book 127,Pages 20407-20411,retards of Ada County,Idaho); Thence following said subdivision boundary the following fourteen(14)courses: 1_ S88.50'33"W a distance of 17,79 feet to a 5/gAnch rebar, 3_ 133,88 feet along the arc of a ci rcula r curve to the right,said cu rve having a radius of 23g.50 feet,a delta angle of 32'09'46",a chard bearing of N7r27'56"W anti a chord distance of 132.13 feet to a 5/9-inch rebar, 3. N07°05'39"W a distance of 26.37 feet to a 5/8-inch rebar; 4, N52'40'22"W a distance of 61.69 feet to a 5/8-inch rebar; 5. S81'2438"W a distance of 14_13 fleet to a 5/8-insh rebar; 6_ 246.97 feet along the arc of a circular curve to the left,said curve having a radius of 301.50 feetr a delta angiie of 46'55'57",a chord bea ring of N65'51'45"W a nd a chord d istanoe of 240,22 feet to a 5/8-inch rebar, 7. N89'19'43"w a distance of 524,75 feet to a 5/8-inch rebar; 9- 1444W23"W a distance of 2118 feet to a 5/2-inch rebar; 9. N99'20'25"W a distance of 60.O1)feet to a 5/8-inch rebar; 10. S45'39'34"w a distance of 23_16 feet to a 5/8-inch rebar, 11. N89'19'43"W a distance of 164.32 feet to a 5/8-inch rebar,- 12, 21,54 feet along the are of a curve to the right,said curve having a radius of 10,031-50,a delta angle of 00'97'23",a chord bearing of N69'23'25"W and a chord distance of 21.54 feet to a 5/8-inch rebar; 1-1. NS9"27'06"W a distance of 1,358.82 feet to a brass plug; 14, N44'26'05"W a distance of 23.34 feet to a brass plug on the westerly line of said Southeast 1/4 of the Southwest 1/4; 5725 North Discovery Way- Boise,Idaho 83713 s 209.639.6939- kmangllp.com City of Meridian Department Report Thence following said westerly line,NOO'34'56"E a distance of 299,49 feet to an aluminum cap marking the Southwest 1/16th corner of said Section 21; Thence leaving said westerly line and following the northerly line of said Soutt►east 1/4 of the Southwest 1/4, S89°27'06"E a distance of 1,303.59 feet to the POINT OF BEGINNING Said description contains a total cf 19.756 acres,more or less. Attached hereto is Exhibit 8 and by this reference is made a part hereof, OIL CLI , 1245900 City of Meridian I Department Report FOUND ALUMINUM CAP I EW 1/16 CORNER SECTION 21 lJrl tatted POINT OF BEGINNING CD P FOUND 5/8" REBAR w _ IW. Old School Ln_ C—S 1/16CORM1IM SECTION 21� o c S89'27'05"E 1363.50' I a 0 CD CD F ro `C N Q 'a }u I + .O vl Q I 7 ro 4Z a O Z to C3 I 0 S89127'06"E 1.5e_92' 2 V) averton Dr._ _ — ~ Q '� o w � 3 I Ui I ZLu v LINE TABLE LINE TABLE N LINE 9£ARING ■ISTANCE LINE BEARING DISTANCE GI I X o N III S38'50'33"W 17.79' L5 N44'20'23W 23.18' I I d r T-4 L-2 NO705'39"W a* � 26.3' 1,$ N$9'20'25'"W WOO' N5Y40'22W 61.0 L7 S45'39'34W 23.16' r, Q>y S81'24"38"W 14. � �p 13. 13' Z LB N4 '26'65"' 23.34' �+ °- M z N z Pallarll Y� C u #� SuWvision NO. 1 zl Q c • 200 4// 600 I DA1l: August xa:a 1 PMIECII: 3Adj1 LL Plan Scale: 1"=208' SHEET 1 OF 2 130475' W 1/16 CORNER 2012 1 SECTIONS 21/28 1304.64' 21 29 22 SOT27'17'E 2609,39' — — — — 1 BASIS OF BEARING 2g VFOUND ALUMINUM CAP W. Chlnden Blvd. POINT OF COMMENCEMENT SW CORNER SECTION 21 FOUND ALUMINUM CAP E N G I N E E R I N G 5735 NmkKmtxys0v50VvQAY q S 1/4 CORNER SECTION 21 3 rwnnF 12ut1 639-D937 a kmenC�lpum CI 0 Unplatted FOUND 5/8" REBAR V1i SE 1/16 CORNER SECTION 21 O I S89'20'25"E 1305.33' KT C � � � C m .cn a c co I U' U > L m Ln II INe9-19'43'V — FairbourneIzz a� I C3 1b4.32' LS SUbdIVlSlon No. 3 to L7 L6 l � _ Q L .� N89'19'43"W 524.75' N l\ C) I1W7 2-Ver 0-n Ur.— — C�2 L4 W w V o ad o w I `� L1 CD 2 I Ct � p v1 W w Fairbourne — xle Jj Subdivision No. I- Pollard °C v Pollard o z d' Subdivision No, 1 0 1` r 4 z - Q +; LA O DATE: Augurt 2D24 s Fairbourne PIRO,ECE: 24-031 I Subdivision No. 2 SHEET: OF 2 qp x t= CURVE TABLE CURVE RADIUS LENGTH DELTA CHOIR 5RG CHORD C1 230.50' 133,58' 32709'46" N73'27'56"W 132.13' 5 0 200 400 600 C2 301.50' 246.97' 46'55'57" N65'51'45"W 240.12' E N O I Irl Ii € uZ u IN y 972S MATH DISNOVIRY WAv 9 POISE,IDAHO 93M Plan Scale: 1"=200' C3 10031_S0' 21,54' O'07'23" N89'23'25"W 21.54' PHONE(2aR)639.6939 Wnar�Prnm a D. Rezone Legal Description & Exhibit Mapes REVISED km January 28,2024 Project No.24-031 Exhibit A Legal Description for Rezone to R-15 Pol lard North Subdivision No.i A parcel of land situated in a portion of the South 1/2 of the Southwest 1/4 and the Southwest 1/4 of the Southeast 1/4 of Section 21,Township 4 North,Range 1 West,B.M.,City of Meridian,Ada County,Idaho,and being more particularly described as follows: Commencing at an aluminum cap marking the South 1/4 corner of said Section 21 which bears S89'27'17"E a distance of 2,609.39 feet from an aluminum cap marking the Southwest corner of said Section 21,thence following the westerly line of the Southwest 1/4 of the Southeast 1/4(easterly line of the Southeast 2/4 of the Southwest 114)of said Section 21,N00'32'12"E a distance of 970.80 feet to the centerline of W.Waverton Dr. and being the POINT OF BEGINNING_ Thenee leaving said westerly line and following said centerline,N89'27'06"W a distance of 1,328.87 feet to the centerline of N.Pollard Lane; Thence leaving said centerline of W.Waverton Or.and following the centerlirl a of N.Pollard Lane, NOD'34'S6"E a distance of 253.00 feet; Thence leaving said centerline,S8927'06"E a distance of 1,319.81 feet; Thence 19.49 feet along the arc of a curve to the right,said curve having a radius of 10,021.00 feet,a delta angle of 00'06'41",a chord bearing of S89'2346"E and a chord distance of 19.49 feet, Thence S89'20'25E a distance of 1,141.61 feet; Thence 51.91 feet along the arc of a curve to the right,said curve having a radius of 31.83 feet,a delta angle of 93`08'16",a chord bea ring of S42'41'S7"E and a chord distance of 46.38 feet,- Thence S00'27'11"W a distance of 197.S7 feet; Thence 11,00.47 feet along the arc of a curve to the right,said curve having a radius of 128.50 feet,a delta angle of44'47'S8 a chord bearing ofS22'51'1WW and a chord distance of 97.93 feet; Thence S45'15'09"W a distance of 66.08 feet to said centerline of W.Waverton Dr.; Thence following said centerline the following five(5)courses: 1. 27.30 feet along the arc of a curve to the right,said curve having a radius of 270.00 feet,a delta angle of 05'47'35",a chord bearing of N42'20'29"W and a chord distance of 27.29 feet to a 5/8-inch rebar; 2. 23S.07 feet along the arc of a curve to the left,said curve having a radius of 270.00 feet,a de Ita angle of 49'53'02",a chord bearing of N64'23'12"W and a chord distance of 227.72 feet to a 5/8-inch rebar; 3_ N89'19'43"W a distance of 781,84 feet to a 5/8-inch rebar; 4. Thence 21.48 feet along the arc of a curve to the left,said curve having a radius of 10,000,00 feet,a delta angle of 00'07'23",a chord bearing of N89'23'25"W and a chord distance of 21.48 feet to a 5/8- inch rebar, 5_ N81"27'06"W a distance of 71.48 feet to the POINT OF BEGINNING. ST Said parcel contains 14.901 acres,more or less. ¢ , I24§ o Attached hereto is Exhibit B and by this reference is hereby made a part of_ I.A. Olt 572s North Discovery Way•Boise,Idaho B3713•208.639,6939-kmengllp.com City of Meridian I Department Report o � O CD � ! Iru _ Unplatted w a I ILn C _ W. Old 5chool Ln. C7 ` V CD S85'27`O6"E 1316.s1' C1 I r-1 r4 c: 3: -0 Rezone Area: 14.90.1t AC. ,O a d Portion of SO421438475 �j => Current Zoning, R-8 I I +-' 1 CD o Proposed Zoning; R-15 i I C -Q °J M1, POINT 4F BEGINN.NNG� 1 —Ti A 0 l/'1 -- W, Waverton Dr. . s LU N o 1325.07` N89'27'06 tiN 1400,35' I w �^ w wLn �, G I x o v> Pollardit a r z Subdivision No. 1 �� o J t Q L+ 0 200 400 600 � a Plan Scale- 1" 2004 z� I DATE: 1-0 202S 'PPaI EC'r: ZAA31 SHEET; 1 OF 2 20121 599'27'17LE 2599.39' 21� 28 6A51S OF 8EARINC POINT OF 60Mi46NCEMErJT oulua �I.uMINur� P W. Chindcn Blvd. �ouroa Al,ulIENCE cN Tr SW CORNER SECTION 21 S 1/4 CORNER SECTIOR 21 sir:NOHTHEW,Rv qr0 q rcrc�,r�nil�a��ra x FI1riCF K.Oyds39�e39 4 4me.gllP�tn n 0 � O v t I Unplatted a w Ct G 3 dI . . S69'2Q'25`E 1 a41,.61' w Rezone Area: 14.901±AC. In El N ` Portion of SO421438475En ' ,O Q Current Zoning: R-8 0 :} Proposed Zoning: R-15 6-' -a a o 71,48' a W In W. a verton Dr, O In ` Z N89'19'43W 781.84' N U W I C6 air _ N ( tn V w O 4-' C4 (V o I � 03 i Pollard I Subdivision No_ 1 I O z c: N G I LINE TABLE CURVE TABLE 0 N LINE BEARING DISTANCE CURVE RADIUS LENGTH DELTA CHORD BRG CHORD [ n I Ll N0O'34'55-E 253,00' C1 10021.00' 19.49' O'06'41" S89'23'46"E 19.49' DOTE: Jamlary 2025 ° L2 S00.27'11'W 197,57' C2 31.93' 51,91' 93'08'16" S42'41'57"E 46.38' PBDJEQf 14-031 L3 S45'15'09'V 66.08' C3 128.50' 100.47' 44.47'5S" S22'51'10"W 97.93' SHEET: 2 OF 2 C4 270.00' 27,30' 547'35" N42'20'29"w 27.29' C5 270.00' 235.07' 49'S3'02" N6423'12-W 227.72' x C6 10000AG' 21.48' 1 0'07'23" N89-23-25-W 21.48' 0 200 400 60Q ENGINEE RING - 5225 @0ISC IDMOS RW w�v Plan Scale: 1" =200' PHOUE(Mffl G394039 a E. Preliminary Plat&Phasing Plan (date: 9/W24241243n4241/28/2025)-REVISED N010MUSH03 101 LON AMI"113'd0 TITI 3; IOU FLI 0 - I I I 4 W 0 @ 0 0 C) c0 ® Yee of¢ ]o 0 z s!8 1) zo M 0 0pp WHIM 0 V)s !iW zz= :3 r :5:5 LLJ_j crO6 all BA City of Meridian Department Report all .U31 M0139 335 3Nn H:)ivn ggd z W . . . t!fS . .. 00, �—,E-0-! er-- -:L-T, 6W w N I.*.+. N is -AIR a; 9 —v q] m T IT, WE T L !it Eq 14 V 51111 2W., 2s J111 g i 1,mom, Rz , L7'AH IAOAV 395-IN11 N01 y I �N Mill I City of Meridian Department Report C') I I II ice+ ♦ lT �< � MLas IIY�In0.�l�R. MIIN E�I�T Y'��>AIO.�cR I/ t�Y wFY f1Y�Y STREET SECTION A(PRIVATE ALLEY) STREETSECTION E[COLLECTOR] >v CD w Ks�sl I�•w.lr�nw I.�'T�mr Ira�we" r w�o�+l r awls Ia• v ar CD s aeuwam swlneE rr�.�.�cs Wes�m,sm�.a STREET SECTION �ETSECTICMIF[INDUSTRIALI w I STRFFT SECTION C.(ISTRFFT SECTION (I OCAII -w secs 7-7 POLLARD NORTH SUBDIVISION MERIDIAN,ID •�� EREIIMINARY 5IP[ET SEC110N5 aV15�dp PP3.4 1 ` i -LU I . it N I Y�Y 1 �m i I w , 'fa- it I � II I ' I .4 I City of Meridian Department Report BUILOIN0 lNELOPE(TYPICAL) O _— avi eroi o-'n !a•Pi s'�I e'wry --.'"i--�''" —nr. —c iA� l t O—R -- S I EAR LL.L 10` Z Y fD BLIN]C 3 I Ii ' IN a IX t?7 N cnRACE——— C L——� �H� —.J �—_ s FRONT J g LOT 15 BLOCK 3 13 A J 5.' NON-OUILMAKE COMMON LOT WITH A rt t i COMMON BLANKEF INCRESS(ECRESS EASEMENT a •,� - DRIVE IN FAVOR OF LOT 13 BUCK 3 AND LOT 14 BLOCK 3 -+2w � �r w.FIAT ROCK si. COMMON —rs As�i•s s LOT u _ I t ,�16 _ _ t s:�rrann+o srvR:ro.0 e W iviy.umY b]iR St a 31 �zw ..tit• 'f7+P. - -azsw rg'w. .Ailw �¢+r V� r FX2.• w 3 ffpfM.Nryr� - $AY6.. O BLOCK 3 LOT13-16 SHARED DRIVEWAY EXHIBIT 4 z PIIanScale;1"=20' a�hUSCA4EN,d+ ~f!�l4aepp r � p �u II I -ia Aw C') 0 iNiRlL L1RDEtlRFgni AIIE Iw in2r.IRf IM xiLai`4i{Eia✓F iE<.U`lFra� L'�'L 1 lyll '�i�� l'�L �f -.mw<wn.u,rxTw Na.m nxrc r,wew.rN ec uFula I> .wnn+wn RESIDEN71ALNMMON LOT TREE R:EAUTAEMENfS STREET TREE CALCULATIONS(L TREE I 35 ) LF ,. -IIw '.rncrr.�:nEirib:p iww' IIIK.=+.MfwlEr. IITREE/5000SF) �'; ru uv.a,.au vra,um xexx.w*a.w smonea.s n.e�cmacw. m! .o m/w •,Ynm v�r� .+.. ..r �. �.Q�.'gws r`Aa.mwwe. r ![E t+f L.R—L 1 E Nh.la> Taw eR ~ wE f M IIE Te !Nf le< •n u w> vial •' r>w wn�� • w rr• -• •.• e DNNIRLLIAIRyaFEeFFans axem,ar xo v.x mw wm ne mwo emtusi.n re TOTAL STREET TREES O^ rr..rw-w�n,N. tisrxw R swrn.. .xF wis`s.'xn".-a,v`s.awai.:vi. i , •.w:iF%I�"mzc ¢a to�r PATHWAY CALCULATIONS(LTREE/100 LF) \` ulE.—NE Mrele k 1NE—L UT� • -Q 1 ! '� � a+exo..ac>mnn eRcv,nr,e.Nrtn wu ire..Sio.crm..+eea`wllxa w.nz /�� r �.rrFn ,•ter „>x r e �r CD .K me mre a r,Nx[i rrN rrozc manic nes.a.is. Ftl aF//rY yy���r �w-�w.r�wre ry r e� �. ...wr V x sx2nne me lt�e.tl�aes wo srtw w.r.eaFtmtS M y , 1'� �:.�n .�� das' rr m`r°"�t .••« 1.,w.FoN':`er,-".i`.:xe=•.��N� ........r.�>..wK,.......w..0.u: ..ro. TOTAL PATHWAYTREES nrm.mn wi�i'rE"ui�a::l°nir...x�la•vr`.�c�Fimi�` p MIFIGATION RERUIREMENTS 1REEDROIEEIIONNDIES �..•.n•In ���w~A TOTALSITETREES F Rm .x wa�.F`ri•Fr ned'wa�N`ix�[�xErrc iE"` TOTAL CGNIRRON LOT TREES �`Eiew� rr•.reaEilrwi.'x mxL�m N.+e.•.>rwmr.r,ti,»,..w,.Fc H.F.rm x�a..,am was s:aaeaix:"+:�n.r,�.r.r..c.v>..,<.rrxr s=..,.0 �wxc m.in,.eaen I 1 f' ND �`'�"' ixT•� rt _�.�y _ 'J •%] O :) 0 ��� 9 �- I - 7 C �O ~�.. r� •:!� rF�� @ Gv c I 1 s "�,di ti _ 1 �3 F9 rd (i. �E .'l (• EE 33 EE - i 1 a r:� Q. w�;«C7''Y�C<11 C5 CxJa "� �9C� �� f�CaJ ' ,,•:C<+i•��(y', .F€€)N :m.GaC� :c3•wi '::)Gi G7 EEE§3:E G� - ---- 9 a PRELIMINARY PLAT LANDSCAPE COVER nC1E oEFOVJIhT U• �� w�.rf �n4prw. iTjEn wax s F POLLARD NORTH SUYDIVISION x rso. MERIDIAN, PRELRAIN0.RY PLAT RIDN,■IAVER COMACf INFI—A—N !e[t'61OF0 CEYFILPERbFarm ��t'IEEF C F �Fl:rl L4bswtio� rR1�urn, _ PPL1.0 NOionUISNW UOJ I.ON-AUVNIYVIl3ad W 3 0 z� Hey; 9 gg of i W �,r�1i e3� aj�§���� 911 a3°s0 �I Eilalz � ��� s o G. oiII0100 0 s `-. �h � I fi ,♦A � b ( b s J I '4 o I{ 51ez ' f + ck I u A -29 "� I 3 s $ 0 6 � gig, per 4T I P [ . n I F ' � ��L� I � iiggqggqyy gill, .15, �g - ------ --- - ---- -- f 3R $�Y �ei9sse €5' s City of Meridian I Department Report NoIDnUSNoaUOJ LON-AUVNIV4113W a a ovwaraArls•�s Axnkuivw p . r T o - © s fI F O r Oaa 9g his } P' 'I 9 3 § � a _ 1A �. 1 +1T3 'I Y7I}i. k rfig F !=i k p c gi°$i]�g`66gagpa si:• AA yy gi S } I II { 9{C{y# d;H. ` gs'sg�Gg3g3{[i{[ 3@3 3HY3 i e8 ]'IFNIII F� •? w n r w a a. �. I0❑ ❑ I F Q 1 I 4 - t I r � I I :3: •. i � 3 3 � i 3 i yiif I I 1 - r.-Y""o�ruai33us ais-aunu`vet�iu`L����.., City of Meridian Department Report 2 ID N. Eq. ga itul ij 1 P U WHIP P 4� 4t all-0 I i- OD A 0., c- 00 L rm ra s 3rs-Tuaw City of Meridian Department Report F � " � ❑ 4 - J tltltl ,,aa,, a]O a 5 9y n I J E 2 «1 I �l I � I I I a "FF yypp�A�ia�'�^� 1 IJ I I I c .�;p: a g .;. Fk� ?° E� b x glz9 kw) City of Meridian Department Report n � % / m Im § M \ A QQ 2 f § 04 _,� O5 2__,_ O§ ,___._ 07-___ &� F § k _m,_>SUBDIVISION ! _=mm § L H. Open Space & Site Amenity Exhibits(dated: duW-1-24NNU 1/28/2025)—REVISED �-- � - STD :�' �9 I � o t st€ i 1 1 00 x� !� v �s 1 ❑ 7 °�°` i �y�d 1 E II n O (l 1 I 1 k 5 1 � ss 1� O CJ 1 Q �f� F $9 e ® ' FT-TT -- - - _ � w w 1 CL OR g 2 City of Meridian Department Report JIM I= ONE MIN %i I� �� u �� eft i II - - pow 1. Conceptual Building Elevations ���B RIG HTON POLLARD NORTH-Central Park City of Meridian •t a it 1 F ,4• l '.` r 'r BRIGHTON POLLARD NORTH-CarriaeeLane Home ail Y t, DepartmentReport son + BRIGHTON POLLARD NORTH-Carriage Lane Duet Homes $BRIG HTON POLLARD NORTH-Conventional Homes 1AA ism �. B RI G H TON POLLARD NORTH-Home Types e Eli - - - .. _�1�=� �j r� ... nT!6, DepartmentConventional A Carriage Lane B- Duet Carriage Lane C Conventional D City of Meridian � po ��' B RIG HTON POLLARD NORTH-Carriage Lane"B"Duets a ti' BRIG HTON POLLARD NORTH - Carriage Lane "C" Y I nI City of Meridian Department Report ti' B RIG HTON POLLARD NORTH -Conventional"A" a c\ ; 11111 -IF�Illlllllli` IIC�IIIIII — �11 . 11111 II�r1iM11�111� �,11.�11 11�.l�1111�11�1 s�l�llll[l�l�l�l=��- II,-,11111�11l!1111■Ili �; ' COD RIG HTON POLLARD NORTH -Conventional"D" FFI City of Meridian I partment RepoDert J. Original vs. Revised Proposed Preliminary Plat PRELIMINARY PLAT �.1 w, 777 177 RESIDENTIAL LOTS s� ORIGINAL ;l,- 21 LANDSCAPE COMMON LOTS PRELIMINARY PLAT 7,77 _._ , '3_.�': �.1• - „- _ iyl 137 RESIDENTIAL LOTS (-20) I� REV SED E 37 LANDSCAPE COMMON LOTS(+6) City of Meridian I Department Report