HomeMy WebLinkAboutPZ - Staff Report 6-5 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 6/5/2025 Legend
DATE: Project Location
TO: Planning&Zoning Commission :::Area of Impact
= City Limits
FROM: Sonya Allen,Associate Planner Q Analysis -
208-884-5533 —
sallen@meridiancity.org
APPLICANT: Engineering Solutions, LLP '
SUBJECT: H-2024-0069
�.Springday Subdivision—AZ,PP
LOCATION: North side of W. Ustick Rd., 1/4 mile
west ofN. Black Cat Rd., in the SE 1/4
of Section 33,TAN.,R.1 W. (Parcel
#SO433438957 &#SO433438850)
I. PROJECT OVERVIEW
A. Summary
Annexation of 40.84 acres of land with an R-8 zoning district; and preliminary plat consisting of
172 buildable lots and 20 common lots on 38.56 acres of land in the R-8 zoning district.
Note: The annexation boundary includes the adjacent property to the east owned by the Bureau
of Reclamation; the preliminary plat does not include that property.
B. Issues/Waivers
1. Sewer service is currently unavailable for this property,as the nearest connection point is
approximately 1.1 miles away. The City's project to extend sewer infrastructure to this area is
not scheduled for construction until 2028. To provide service prior to that timeline, a
cooperative agreement between the developer and the City would be required.
2. Approximately 1.8 acres of this property is designated on the Future Land Use Map (FLUM)
in the Comprehensive Plan as Office; however, due to the proposed location of the collector
street and the small remaining area,no office uses are proposed. The Applicant requests
Council approval to apply the adjacent Medium Density Residential(MDR)FLUM
designation to the Office designated portion of the property.
C. Recommendation
Staff. Approval with the requirement of a Development Agreement containing the provisions in
Section IV.
Note: This recommendation is contingent upon both the City's and Developer's mutual intent to
enter into a cooperative agreement to extend sewer service to the property ahead of the City's
scheduled infrastructure project. This agreement must be executed within six(6)months of the
approval of the Findings and prior to the adoption of the annexation ordinance,which would
City of Meridian I Department Report 1. Project Overview
formally incorporate the property into the City. In the absence of such an agreement, Staff
recommends the property not be annexed.
Commission: Pending
D. Decision
Council: Pending
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Single-family residential/agricultural -
Proposed Land Use(s) Single-family residential -
Existing Zoning RUT in Ada County VII.A.2
Proposed Zoning R-8 (Medium Density Residential)
Adopted FLUM Designation Medium Density Residential(MDR)&Office VILA.3
Proposed FLUM Designation NA
Table 2: Process Facts
Description Details
Preapplication Meeting date 10/29/2024
Neighborhood Meeting 11/26/2024
Site posting date 5/23/2025
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District A Traffic Impact Study(TIS)was not required by ACHD Error! R
eference
source not
_ found.
• Comments Received Yes -
• Commission Action Required No - r -
• Access W.Ustick Rd. (arterial street) -
• Traffic Level of Service Better than"E"—meets Planning thresholds -
ITD Comments Received Yes—no comment Error! R
eference
source not
found.
Meridian Fire No comments received
Meridian Police
• Distance to Station 2.1 miles from North Station;6.3 miles from Central
Station
• Response Time 4:17 minutes
Meridian Public Works Wastewater
• Distance to Mainline 1.1 miles away in N.McDermott Rd.—the City is planning
to extend sewer to this area in 2028
• Impacts or Concerns This project won't be serviceable by sewer until 2028
unless a cooperative agreement is reached between the City
and the developer for the developer to extend sewer prior to
that date. See Public Works' Site Specific Conditions for
more information.
Meridian Public Works Water
• Distance to Mainline Available at site
• Impacts or Concerns See Public Works' Site Specific Conditions
City of Meridian I Department Report II. Community Metrics
School District(s)
• Number of students generated 85
from the proposed development
• Capacity of Schools
• Number of Students Enrolled School 24-25' Architectural Program
Boundary Enrollment Capacity Capacity
Areas
Pleasant View 783 650 625
Elementary
Star Middle 1046 1000 -
Owhyee High 1828 1800 -
Note: See section IV. City/Agency Comments& Conditions for comments received.
Figure 1: One-Mile Radius Existing Condition Metrics
City of Meridian I Department Report II. Community Metrics
Reference Parcel:50433438957 Date Retrieved:2025 J 5/22
Parcel Count Parcel Acreage Infill Indicator:
874 Surrounding Area
1,721
45% ►vat city
® City Limits
1,359 ■
M of City
Household Change Household&Population Growth
Households fa 2025]
Population Change:52.646
Population ■Growth
(Household and Population Change
since 2010 Decennial) - 5,000 10,000 15,000
Use Types Residential Addresses All Addresses
■ Single-family
® Multi-family 1$°
® Commercial
Preliminary Plats(last&,"rs) Conditional Use Permit(last 5-years)
Proposed Proposed
Pending Pending -
Approved Approved M�"
0 5000M 1000OW 1500000 2000000 0 190 200 300
■ Single-family ® Multi-family
>>For Projects with Residential Units ee
2-00 1,500
Single-family N
Residential 1-50
a 1,000
Parcel Diversity 1-00 rg
0 Parcel Count n 0-50 500
� 0.22 m
■Average Acres 0.00 -0.00 .15 0 a
R-2 R-4 R-8 R-15
Average Single-family Density by Zoning Average
15-00
11'[F4
ResidentialDensity
10-00 0
p 5-00 4.49
0 6.47 5*45
0.00 a.oa Dwelling Units 1 Acre
City of Meridian I Department Report II. Community Metrics
Figure 2: ACHD Summary Metrics
Level of Service Planning Thresholds
1. Condition of Area Roadways
Traffic Caunt is based an Vehicles per hpUr(VPH)
Roadway montage Functional PM Peak Hour PM Peak Hour
Class lflration I Traffic Count Le-vol of Service
Ustick Road 1,155-feet Principal Arterial 293 Better than"E'
Acceplable level of service for a Wo-lane principal arterial Is"E'(690 VPH},
2. Average Gaily Traffic Count{VDT}
Average d0y lrafhe counts are based crr ACNb's masi eurrenl(raft counts.
■ The average dailytrafFie count for Ustick Road east of McDermott Road was 5,505 on January
27,2022-
Figure 3: Service Impact Summary
-rvi ce I m pact Too
Ready —
Marginal
Caution
moo
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
Approximately 36.6 acres of the subject property proposed to be included in the preliminary plat
is designated Medium Density Residential(MDR) and approximately 1.8 acres is designated
Office on the Future Land Use Map(FLUM) in the Comprehensive Plan.
The Office designated area is part of a larger 6+acre area designated for future Office use to the
west. The Applicant proposes to shift the southern portion of the north/south collector street
depicted on ACHD's Master Street Map(MSM) along the west boundary of this property further
to the east on the southern portion of this property,which reduces the Office designated area on
this property by 1.15 acres,leaving only 0.65 acre,which isn't large enough to develop as Office.
There are mixed-use designated properties directly to the south that could accommodate some of
the office uses planned for this area. The Wardle out-parcel at the southwest corner of the site will
likely be converted to or re-develop with an office use in the future and will have access from the
proposed collector street.
For these reasons and because FLUM designations are not parcel specific,the Applicant requests
the adjacent abutting MDR designation apply to the Office designated portion of this property.
Note: The Comprehensive Plan allows such requests when certain criteria is met, which it is, and
when approved as part of a public hearing with a land development application.
City of Meridian I Department Report III. Staff Analysis
The Applicant proposes to develop the property with 172 single-family residential homes at a
gross density of 4.43 units per acre,which is consistent with the density desired of 3 to 8 units per
acre in the MDR designation.No office uses are proposed,which is not consistent with the
FLUM.
Approximately 2.26 acres of the property included in the annexation request is owned by the
Bureau of Reclamation where the Eightmile Lateral is located adjacent to the east boundary of the
property. Staff requested this property be included in the annexation request so as not to create a
County enclave on the zoning map with annexation of this property. As it's considered an original
parcel of record, it's not included in the preliminary plat.
Sewer service is currently unavailable for this site. Approval of the subdivision's sewer system is
contingent upon the submittal and approval of plans for a 30-inch mainline along McDermott
Road and a 10-inch mainline along Ustick Road to serve the proposed development. While the
extension of sewer infrastructure in this area is included in a City project scheduled for 2028,the
developer is seeking to partner with the City to accelerate the timeline, contingent upon securing
entitlements for the property.
Table 4: Proiect Overview
Description Details
History ROS#6800(Jade Eagle)—Not an approved land division in Ada County
Phasing Plan 6 phases
Residential Units 172 single-family detached&attached units
Open Space 38.56 acres
Amenities Enclosed bike storage at pool house,picnic area on a site 5,000 sq.ft.or
greater,swimming pool&changing facilities/restrooms,(2)paved sports
courts,dog park,(2)dog waste stations and segment of multi-use pathway
Physical Features The Eightmile Lateral runs along the north and east boundaries of the site;
a concrete delivery ditch bisects the site.
Acreage 38.56
Lots 172 building;20 common
Density 4.46 units/acre gross/8.18 units/acre net
B. History
The subject property(Parcel#SO433438957 & SO433438850)is deemed an original parcel of
record for development purposes per Warranty Deed#7912771,included in the project file. The
out-parcel(Parcel# SO433438830)at the southwest corner of the site was split off from the larger
40-acre parcel in 1979 as a one-time land division in Ada County and is also deemed an original
parcel of record.
A Record of Survey was recorded in 2005,which split off the 1.89-acre property at the southeast
corner of the site from the larger property,but it was not approved by Ada County and therefore,
is not considered a legal division of land. For this reason, it's included in the proposed annexation
and preliminary plat application.
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
There are two(2)existing homes and several accessory structures at the southeast corner of
the property that are proposed to be removed with development of the sixth and final phase of
development. All existing structures should be removed prior to submittal of the final
plat for City Engineer's signature on the final plat phase in which they are located.
City of Meridian I Department Report III. Staff Analysis
The existing wells on the subject property are required to be abandoned and proof of
abandonment provided to the City Public Works Department.The wells may be used
for pressurized irrigation purposes.
All existing septic systems should be removed in accord with Comprehensive Plan policy
#4.09.01A,Ensure that new development is connected to the City's sanitary sewer system
(no septic systems).
2. Proposed Use Analysis (UDC 11-2):
Single-family residential detached and attached dwellings are proposed,which are listed as
principal permitted uses in the proposed R-8 zoning district per UDC Table 11-2A-2.
A range of housing opportunities are proposed, consistent with the purpose statement in UDC
11-2A-1.
The mix of housing types contributes to the variety of housing types in this area in accord
with Comprehensive Plan Policy#2.41.02D,Encourage a variety of housing types that meet
the needs,preferences, and financial capabilities ofMeridian's present and future residents.
3. Dimensional Standards (UDC 11-2):
Future development should comply with the dimensional standards for the R-8 zoning district
listed in UDC Table 11-2A-6.
The average residential lot size for the proposed development is 5,546 sq. ft. with a minimum
lot size of 4,600 sq. ft. and a maximum lot size of 9,317 sq. ft.
D. Design Standards Analysis
The proposed open space and site amenities are 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.
1. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G):
A minimum of 15% qualified open space is required to be provided with development. Based
on 38.56 acres, a minimum of 5.78 acres is required; 8.50 acres(or 22.04%)is proposed that
meets the quality standards in UDC 11-3G-3A.2 (see exhibit in Section VILH below).
Proposed open space consists of an open grassy area exceeding 5,000 square feet in area,
linear open space with pathways, and 50%of the street buffer along Ustick Rd., an arterial
street(see exhibit in Section V11.I below).
Based on 38.56 acres, a minimum of eight(8) qualified site amenity points are required to be
provided per the standards in UDC 11-3G-4. The Applicant proposes a total of 29 amenity
points from the following categories:
➢ Quality of Life:
o Picnic area on a site 5,000 sq. ft. or greater in size—2 points
o Dog park—2 points
o Two(2)dog waste stations—0.5 points each for a total of 1 point
➢ Recreation Activity Area:
o Two(2)paved sports courts—4 points each for a total of 8 points
o Swimming pool—4 points
o Swimming pool changing facilities and restrooms—6 points
➢ Pedestrian or Bicycle Circulation System:
o Multi-use pathways—2,445' —2 points per '/4 mile for a total of 4 points
City of Meridian I Department Report III. Staff Analysis
➢ Multi-modal:
o Enclosed bicycle storage—2 points
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
The western portion of W.Ustick Rd. adjacent to this property is designated as an
entryway corridor,which requires a minimum 35' wide street buffer landscaped in accord
with the standards in UDC 11-3B-7C and requires additional landscape design features to
be provided within the buffer. The eastern portion of W.Ustick Rd. adjacent to this
property is designated as an arterial street,which requires a minimum 25' wide street
buffer landscaped per the standards in UDC 11-3B-7C. For consistency, Staff
recommends a minimum 35'wide street buffer is provided(as proposed)along the
entire frontage of the property along Ustick Rd.in accord with the standards for
entryway corridors measured from the ultimate sidewalk location as anticipated by
ACHD after right-of-way is dedicated for the expansion of Ustick Rd.All street
buffers are required to be designed and planted with a variety of trees,shrubs,
lawn or other vegetative groundcover that elicit design principles including rhythm,
repetition,balance and focal elements.
ii. Common open space
Landscaping is required in common open space areas per the standards listed in
UDC 11-3G-5B.3,which require a minimum of one(1) deciduous shade tree for
every 5,000 sq.ft. of area and include a variety of trees, shrubs,lawn or other
vegetative groundcover.Calculations demonstrating compliance with this standard
should be included on the revised landscape plan submitted with the final plat
application.
iii. Tree preservation
There are existing trees around the two(2) existing home sites that may require
mitigation in accord with the standards listed in UDC 11-3B-1OC.5. The Applicant
should contact the City Arborist(Kyle Yorita 208-409-1601)to schedule an
inspection to determine mitigation requirements.Mitigation information should be
included on the revised landscape plan submitted with the final plat application.
iv. Storm integration
Stormwater integration is required to comply with the standards listed in UDC 11-3B-
11 C.
v. Pathway landscaping
Minimum 5' wide landscape strips are required along each side of all pathways,
landscaped per the standards in UDC 11-311-12C,which require a mix of trees,
shrubs,lawn and/or other vegetative groundcover; the landscape plan should be
revised accordingly to include a mix of landscape materials.
The depth of lots along the north and east boundaries of the site may need to be
adjusted in order to provide a minimum width of 5' outside the Eightmile Lateral
easement for the required landscaping.Designs are encouraged in which the width
of the landscape strip varies to provide additional width to plant trees farther from
the pathway,preventing root damage.The minimum width of the landscape strip
shall be two(2)feet to allow for maintenance of the pathway.
City of Meridian I Department Report III. Staff Analysis
3. Parking (UDC 11-3C):
Off-street parking is required for single-family dwellings based on the number of bedrooms
per unit as set forth in UDC Table 11-3C-6.
4. Building Elevations (Comp Plan,Architectural Standards Manual):
A variety of conceptual building elevations were submitted that represent the quality of future
homes planned in this development, included in Section VII.J. The final design of single-
family attached units are required to comply with the design standards listed in the
Architectural Standards Manual. Single-family detached units are exempt from design
standards.
Because the sides of homes on lots that face W. Ustick Rd. and N. Avellino Way will be
highly visible, Staff recommends 2-story homes on these lots incorporate articulation
through changes in two or more of the following: modulation(e.g.projections,recesses,
step-backs,pop-outs),bays,banding,porches,balconies,material types, or other
integrated architectural elements to break up monotonous wall planes and roof lines
that are visible from the subject public street. Single-story structures are exempt from
this requirement.
5. Fencing (UDC 11-3A-6, 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-7 and 11-3A-6.
Six-foot tall vinyl fencing with an open vision top is proposed along the west and south
perimeter boundaries of the development and adjacent to interior common open space and
pathways. Six-foot tall open vision wrought iron fencing is proposed along the north and east
perimeter boundaries adjacent to the linear open space area where a multi-use pathway is
proposed adjacent to the Eightmile Lateral.
6. Parkways (Comp Plan, UDC 11-3A-17):
Parkways are proposed throughout the development with landscaping in accord with the
standards in UDC 11-313-7C.
E. Transportation Analysis
The Ada County Highway District(ACHD) did not require a Traffic Impact Study(TIS)for this
development. Planned improvements for Ustick Rd. are as follows:
Capital Improvements Plan(CIP)l Five Year Plan(FYP):
• Ustick Road is scheduled in the FYP to be widened to 5-lanes from Owyhee Storm Avenue
to Black Cat Road in 2027.
■ The intersection of Ustick Road and McDermott Road is scheduled in the FYP to be widened
on all legs of the intersection as per the C I P in 2027.
• The intersection of Ustick Road and Black Cat Road is scheduled in the FYP to be widened
to 7 lanes on the north and south legs and 6-lanes on the east and west legs and signalized
in 2025.
Additional right-of-way(ROW)totaling 50-feet of is required to be dedicated from centerline of
Ustick Rd. for the road widening project,which is reflected on the plans.
The Master Street Map(MSM) depicts a collector street running along the northern portion of the
subject property's west boundary and then shifting to the west in alignment with N. Morgan
Grove Ln. on the south side of Ustick Rd. The Applicant is proposing the southern portion of the
street shift to the east instead of the west to keep the street close to the mid-mile as desired for
collector streets and further away from the traffic signal planned at the McDermott Rd. bypass
and Ustick Rd. intersection in accord with Comprehensive Plan policy#6.01.03B,Require
collectors consistent with the ACHD Master Street Map (MSM), generally at/near the mid-mile
location within the Area of City Impact. If the collector street were aligned with the collector
City of Meridian I Department Report III. Staff Analysis
street planned to the south of Ustick in Dayspring Subdivision per the MSM, it could potentially
warrant a signal,which would conflict with the McDermott/Ustick signal. The Applicant has
coordinated with the Durango development to the west and with the City and ACHD and all
parties are amenable to the proposed location of the collector street and finds it generally
consistent with the MSM.
The Idaho Transportation Dept. (ITD)is currently constructing the extension of SH-16 from
Chinden/US 20-26 to I-84. An interchange is planned at Ustick Rd. The McDermott Rd. bypass
has been constructed which realigns McDermott to the east.A traffic signal is planned at the
intersection of the Ustick Rd./McDermott Rd. bypass approximately 2,860' to the west of the
entry to the site on Ustick Rd.
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Access is proposed via one collector street(N. Avellino Way) from W.Ustick Rd. at the
southwest corner of the site,which stubs to the northern property line for future extension.
Right-of-way for Avellino extends to the Wardle out-parcel at the southwest corner of the site
for future access upon redevelopment and to the west boundary on the northern portion of the
site. A stub street is proposed to the west for future extension and interconnectivity. An
emergency only access is proposed via Ustick Rd. on the eastern portion of the property,
which is required to be restricted with a gate or bollards as determined appropriate by the Fire
Dept.
West Alderstone Drive currently terminates at the western boundary of the adjacent
Birchstone Creek development,where it meets property owned by the Bureau of
Reclamation. This stub street was originally intended for future extension and was required to
be signed accordingly by ACHD. Staff recommends the Developer shall make a good
faith effort to coordinate with the Bureau of Reclamation to obtain all necessary
approvals,easements,or agreements required to extend W.Alderstone Drive beyond
the subject property onto the Bureau's of Reclamation's land to connect to the existing
stub street within the adjacent Birchstone Creek subdivision.If approval of such can be
obtained,this extension shall be constructed in accordance with applicable ACHD
design and construction standards with the phase of development in which it is located.
If the Bureau of Reclamation does not grant the required approvals or access rights at
the time of development for the relevant phase,the Developer should construct a stub
street to the east boundary of the proposed development in alignment with the existing
stub street.This will allow for a potential future extension of ACHD, should the right-
of-way be secured,unless the requirement is waived by City Council.Documentation of
the Developer's coordination efforts with the Bureau of Reclamation shall be submitted
to the City prior to final plat approval.
2. Multiuse Pathways (UDC I1-3A-5):
The Pathways Master Plan(PMP)depicts a north/south segment of the City's multi-use
pathway system through this site from the sidewalk along Ustick Rd.to the northern
boundary of the subdivision. The Applicant is proposing a 10' wide detached
sidewalk/pathway along Ustick Rd., along both sides of the collector street(N. Avelinno
Way)and adjacent to the Eightmile Lateral along the north and east boundaries of the site. A
minimum 14' wide public use easement is required for any of the pathways that are not
within ACHD ROW.All pathways should be located outside of irrigation district
easements unless permission is specifically obtained from the governing Irrigation
District.
City of Meridian I Department Report III. Staff Analysis
3. Pathways (Comp Plan, UDC 11-3A-8):
Pathways are proposed for pedestrian connectivity throughout the site with connections to the
proposed multi-use pathways.
The proposed pathways plan supports Comprehensive Plan policy#2.02.01A, With new
subdivision plats, require the design and construction of pathways connections, easy
pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of
usable open space with quality amenities.
4. Sidewalks (UDC 11-3A-17):
A 10' wide detached sidewalk is proposed along the collector(N. Avellino Way)and arterial
(W.Ustick Rd.) streets and 5-foot wide detached sidewalks are proposed along all internal
local streets in accord with the standards in UDC 11-3A-17.
5. Subdivision Regulations (UDC 11-6):
i. Dead end streets
North Avellino Way is proposed to stub to the north property boundary for future
extension. A temporary paved turnaround is required to be constructed at the
terminus of the street as required by ACHD.
ii. Common driveways
Two (2)common driveways are proposed; see exhibit in Section VILF below. All
common driveways are required to comply with the standards in UDC 11-6C-3D,
which require driveways to be a minimum 20' in width and no more than three(3)
dwelling units may be located on one(1) side of the driveway. The plat depicts four
(4) dwelling units on one side of each of the driveways and the paved surface of the
driveways is below 20 feet. If solid fencing is proposed adjacent to common
driveways,a minimum 5-foot wide landscape buffer planted with shrubs,lawn or
other vegetative groundcover should be provided between the driveway and fence.
The common driveway exhibits,preliminary plat and landscape plan should be
revised to comply with these standards with submittal of the final plat application.
iii. Alleys
One(1)20' wide asphalt public alley with a ribbon curb is proposed that meets the
required standards in UDC 11-6C-3B.5.
iv. Block face
The proposed block faces comply with the standards listed in UDC 11-6C-3F.
F. Services Analysis
The proposed development is consistent with Comprehensive Plan policy#2.02.02,Maximize
public services by prioritizing infill development of vacant and underdeveloped parcels within the
City over parcels on the fringe.
See Service Accessibility Report in Section VILC below.
1. Waterways (Comp Plan, UDC 11-3A-6):
The Eightmile Lateral runs off-site along the north and east boundaries of the property on
land owned by the Bureau of Reclamation within a 25' easement measured from centerline,
10'+/-of which lies on the subject property along the north boundary and 20'+/-of which lies
on the subject property along the east boundary within a common lot.
The Nampa-Meridian Irrigation District(NMID)has requested the Applicant partner with the
District to pipe the lateral with a 36-inch reinforced concrete pipe. The Applicant has agreed
City of Meridian I Department Report 111. Staff Analysis
to purchase the pipe and the District will install the pipe and boxes during the non-irrigation
season. This will help ensure the safety of children once the elementary school is developed
on the adjacent property to the east.
All irrigation ditches, laterals, sloughs or canals,intersecting, crossing or lying within the
area being developed, are required to be piped, or otherwise covered as proposed.
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. The property has water rights through NMID from the Eightmile
Lateral adjacent to the site.
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.
A geotechnical evaluation was submitted for this development, included in the public record.
Storm drainage will be retained on site and any discharge into a drainage facility will not
exceed the pre-development flows.
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. 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. Main lines are required to be extended to and through the subject
property with development.
Water service is available at the site; however, sewer service is not available and will need to
be extended from its current location north of W.Ustick Rd. in N. McDermott Rd.
approximately 1.1 miles to the site.
Because the City does not support annexing and entitling property for development
without a timely plan to extend municipal services,Staff recommends that approval of
the project be contingent upon both the City's and Developer's mutual intent to enter
into a cooperative agreement to extend sewer service to the property ahead of the City's
scheduled infrastructure project. This agreement should be executed within six(6)
months of the approval of the Findings and prior to the adoption of the annexation
ordinance,which would formally incorporate the property into the City. In the absence
of such an agreement,the property will not be annexed.
IV. CITY/AGENCY COMMENTS & CONDITIONS
Staff recommends that approval of the project be contingent upon both the City's and
Developer's mutual intent to enter into a cooperative agreement to extend sewer service to the
property ahead of the City's scheduled infrastructure project. This agreement must be executed
within six(6) months of the approval of the Findings and prior to the adoption of the
annexation ordinance,which would formally incorporate the property into the City.In the
absence of such an agreement,the property will not be annexed.
A. Meridian Planning Division
1. A Development Agreement(DA)is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance, a DA shall be entered into between the City of
Meridian,the property owner(s) at the time of annexation ordinance adoption, and the
City of Meridian I Department Report IV. City/Agency Comments &Conditions
developer. A final plat shall not be submitted until the DA and Ordinance is approved by City
Council.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six(6)months of the City Council granting the annexation. The DA
shall, at minimum,incorporate the following provisions IF City Council determines
annexation is in the best interest of the City:
i. Future development of this site shall be generally consistent with the preliminary plat,
landscape plan, qualified open space exhibit, site amenity exhibit and conceptual building
elevations included in Section VII and the provisions contained herein.
ii. The existing wells on the subject property shall be abandoned and proof of abandonment
shall be provided to the City Public Works Department. The wells may be used for
pressurized irrigation purposes.
iii. All existing septic systems shall be removed with redevelopment of the property.
iv. The sides of homes on lots that face W. Ustick Rd. and N. Avellino Way shall
incorporate articulation through changes in two or more of the following: modulation
(e.g.projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies,
material types,or other integrated architectural elements to break up monotonous wall
planes and roof lines that are visible from the subject public street. Single-story structures
are exempt from this requirement.
v. An application for design review shall be submitted for all single-family attached units to
ensure compliance with the design standards listed in the Architectural Standards
Manual.
vi. The Developer shall make a good faith effort to coordinate with the Bureau of
Reclamation to obtain all necessary approvals,easements, or agreements required to
extend W. Alderstone Drive beyond the subject property onto the Bureau of
Reclamation's land to connect to the existing stub street within the adjacent Birchstone
Creek subdivision to the east. If approval of such can be obtained,this extension shall be
constructed in accordance with applicable ACHD design and construction standards.
If the Bureau of Reclamation does not grant the required approvals or access rights at the
time of development of the relevant phase,the Developer shall construct a stub street to
the eastern boundary of the proposed development in alignment with the existing stub
street. This will allow for a potential future extension by ACHD, should right-of-way be
secured,unless the requirement is waived by City Council. The Developer shall submit
documentation of coordination efforts with the Bureau of Reclamation to the City prior to
final plat approval.
2. The final plat shall include the following revisions:
i. Make revisions to the plat to comply with the common driveway standards listed in UDC
11-6C-3D.
ii. Depict a temporary turnaround at the north end of N.Avellino Way as required by
ACHD.
iii. Depict a minimum 35-foot-wide street buffer along the entire frontage of the property
along Ustick Rd. in accord with UDC Table 11-2A-6 for entryway corridors,measured
from the ultimate sidewalk location as anticipated by ACHD after right-of-way is
dedicated for the expansion of Ustick Rd. Depict the ultimate sidewalk location on the
plan as anticipated by ACHD.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
iv. Adjust property lines as needed along the north and east boundaries of the site to comply
with the pathway landscape standards in UDC 11-313-12C,which require a minimum 5-
foot-wide landscape strip to be provided outside of the Eightmile Lateral easement.
3. The landscape plan submitted with the final plat application shall include the following
revisions:
i. Depict a gate or bollards to restrict access to the emergency access driveway via W.
Ustick Rd. as determined by the Fire Dept.
ii. Depict a temporary turnaround at the north end of N.Avellino Way as required by
ACHD.
iii. All pathways shall be located outside of irrigation district easements unless permission is
specifically obtained from the governing Irrigation District or Bureau of Reclamation as
applicable.
iv. Depict a minimum 35-foot-wide street buffer along the entire frontage of the property
along Ustick Rd. in accord with the standards listed in UDC 11-3B-7C; additional
landscape design features are required for entryway corridors. The buffer shall be
measured from the ultimate sidewalk location as anticipated by ACHD after right-of-way
is dedicated for the expansion of Ustick Rd. Depict the ultimate sidewalk location on the
plan as anticipated by ACHD.
v. Depict landscaping in all street buffers in accord with the standards listed in UDC 11-3B-
7C,which require landscape areas to be designed and planted with a variety of trees,
shrubs, lawn or other vegetative groundcover that elicit design principles including
rhythm,repetition,balance and focal elements.
vi. Minimum 5-foot-wide landscape strips are required along each side of all pathways,
landscaped per the standards in UDC 11-313-12C,which require a mix of trees, shrubs,
lawn and/or other vegetative groundcover. The depth of lots along the north and east
boundaries of the site may need to be adjusted in order to provide a minimum width of 5
feet outside the Eightmile Lateral easement for the required landscaping. Designs are
encouraged in which the width of the landscape strip varies to provide additional width to
plant trees farther from the pathway,preventing root damage. The minimum width of the
landscape strip shall be two(2)feet to allow for maintenance of the pathway.
vii. Include mitigation calculations in accord with the standards listed in UDC 11-313-10C.5.
The Applicant should contact the City Arborist(Kyle Yorita 208-409-1601)to schedule
an inspection prior to removal of any trees from the site.
viii.Depict landscaping in common open space areas per the standards listed in UDC 11-3G-
513.3,which require a minimum of one(1) deciduous shade tree for every 5,000 sq. ft. of
area and include a variety of trees, shrubs, lawn or other vegetative groundcover. Include
calculations that demonstrate compliance with this standard.
4. Stormwater integration shall comply with the standards listed in UDC 11-3B-1IC.
5. Submit a 14-foot wide public use easement for all multi-use pathways that are not within
ACHD right-of-way prior to signature on the final plat by the City Engineer.
6. Submit a revised common driveway exhibit that demonstrates compliance with the standards
listed in UDC 11-6C-3D.
7. All existing structures shall be removed from the site prior to the City Engineer's signature on
the final plat.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
8. All irrigation ditches, laterals, sloughs or canals,intersecting, crossing or lying within the
area being developed, shall be piped, or otherwise covered in accord with UDC 11-3A-6B.
9. The 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 as set forth in UDC 11-6B-7A; or obtain approval of a time extension as set forth in UDC
11-6B-7C.
See the Agency Comments folder contained in the project file in the public record for other
City Department and Agency comments and conditions:
https.Ilweblinkmeridiancity.orzlWebLinkIBrowse.aspx?id=396684&dbid=0&repo MeridianCi
tL (copy the link into a separate browser)
V. FINDINGS
A. Annexation and/or 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;
Stafffinds the proposed map amendment and development plan complies with the applicable
provisions of the Comprehensive Plan as noted.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Stafffinds the proposed amendment complies with the regulations outlined for the proposed
districts, including the purpose statement.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Stafffinds the proposed map amendment should not be materially detrimental to the public
health, safety and welfare.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including,but not limited
to, school districts; and
Stafffinds that based on current enrollment for 2024-2025, all of the schools within the
boundary of the proposed project are over capacity. The proposed development will result in
approximately 85 school-aged children attending these schools unless the boundaries are
changed, which may adversely impact the delivery of services by the school district in this
area.
5. The annexation(as applicable)is in the best interest of city.
Stafffinds the proposed annexation is in the best interest of the City if a cooperative
agreement can be reached between the City and the developer to extend sewer service to the
site prior to the City's project for such in 2028, as it will reduce enclaves in the City and will
provide for more efficient provision of City services.
B. Preliminary Plat(UDC-6B-6)
In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the
decision-making body shall make the following findings:
City of Meridian I Department Report V. Findings
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code;
Stafffinds the proposed plat is in conformance with the Comprehensive Plan and will be
consistent with the UDC if the Applicant complies with the above-noted conditions.
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Stafffinds public services are either currently available (i.e. water) or available to be
extended(i.e. sewer) to serve the site (albeit 1.1 miles away for sewer) and will be adequate
to accommodate the proposed development. School district boundaries may need to be
adjusted to accommodate the extra students generated by this development as the schools
currently serving this area are over capacity.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
Stafffinds the proposed plat is in conformance with scheduled public improvements in accord
with the City's CIP.
4. There is public financial capability of supporting services for the proposed development;
Stafffinds there is public financial capability of supporting services for the proposed
development.
5. The development will not be detrimental to the public health, safety or general welfare; and
Stafffinds the proposed development will not be detrimental to the public health, safety or
general welfare.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any significant natural, scenic or historic features that need to be
preserved with this development.
VI. ACTION
A. Staff:
Staff recommends approval of the proposed annexation and preliminary plat with the requirement
of a development agreement containing the provisions in Section IV per the Findings in Section
V above.
Note: This recommendation is contingent upon both the City's and Developer's mutual intent to
enter into a cooperative agreement to extend sewer service to the property ahead of the City's
scheduled infrastructure project. This agreement must be executed within six(6)months of the
approval of the Findings and prior to the adoption of the annexation ordinance,which would
formally incorporate the property into the City. In the absence of such an agreement, Staff
recommends the property not be annexed.
B. Commission:
Pending
C. City Council:
Pending
City of Meridian I Department Report VI. Action
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City of Meridian Department Report VII. Exhibits
C. Service Accessibility Report
PARCEL 50433438957 SERVICE ACCESSIBILITY
Overall Score: 17 121nd Percentile
Location Within 1/2 mile of City Limits YELLOW
Extension Sewer Trunkshed mains 500-2,000 ft,from parcel YELLOW
Floodplain Either not within the 100 yr floodplain or�,2 e-:res GREEN
Emergency Services Fire Response time 5-9 min. YE_ (DW
Emergency Services Police Meets response time goals some of the time YELLOW
Pathways Within 1/4 mile of current pathways
Transit Not within 1/4 of current Gr future transit route
Arterial Road Buildout Status Ultimate co-nfiguration(4 of lanes in master streets YELLOW
plan) }existing(4 of lanes)&road IS in 5 yr work plan
School Walking Proximity From 1/2 to 1 mile walking YELLOW
Either a High School or College within 2 miles OR a W
School Drivability Middle or Elementary School within 1 mile driving GREEN
(existing or future)
Park Walkability No park within walking distance by park type RED
City of Meridian I Department Report VII. Exhibits
D. Annexation Legal Description & Exhibit Map
Legal Description
Springday Subdivisiorl —Annexation Parcel
A parcel located in the 5 h of the SE Y,of Section 33, Township 4 North, Range 1 Vilest, Boise
Meridian,Ada County, Idaho, being more particularly described as follows'
Commencing at an Aluminum Cep monument marking the southwest comer of said S"/2 of the
SE'l+('l.Corner),from which a 5M inch diameter rebar monument marking the southwest corner
of said Section 33 bears N 89'19'04" W a distance of 2638.34 feet.
Thence along the westerly boundary of said S Y�of the SE `l. N 0'29'02'E a distance of 325.00
feet to the POINT OF BEGINNING,
Thence continuing along said westerly boundary N 0'29'02"E a distance of 991.85 feet to a point
marking the northwest corner of said 8'A of the SE%;
Thence along the northerly boundary of said S'A of the SE%S 89'16'57" E a distance of 1318.87
foot to a point marking tho northeast comer of the SW Y.of the SE%of void Section 33:
Thence continuing along said northerly boundary S 89'18'27"E a distance of 50.00 feet to a point
marking the northwest corner of Birthstone Creek Subdivision as shown in Book 90 of Plats on
Pages 10459 through 1 Q462, records of Ada County, Idaho-,
Thence along the westerly boundary of said Birthstone Creek Subdivision S 0'28'07" W a
distance of 1253.86 feet to a paint;
Thence along the southerly boundary of said Birthstone Creek Subdivision N 89'40'15:' E a
distance of 379.74 feet to a point;
Thence leaving said southerly boundary S 89'18'45"E a distance of 125.89 feet to a point;
Thence 6 1'2211"W a distance of 69.04 feet to a point on the southerly boundary of said S' of
the SE%-.
Thence along said southerly boundary N 159'18'45'W a distance of 1698.73 feet to a point;
Thence leaving said southerly boundary N 0'29'02"E a distance of 325.00 feet to a paint-,
Thence N 89°18'45' a distance of 175.00 feet to the POINT OF BEGINNING.
This parcel contains 40.84 acres,more or less_ �a N F NO
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Land Solutions,PC 1 1 1 .�S
March 26, 2025
2
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City of Meridian I Departtnent Report VII. Exhibits
P R IN G DAY - ANNE ATI N B UNDARY
LOCA-ED IN THE S 112 OF THE SE 114 OF SECTION 33, UN, Rl1N, BM, ADA
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City of Meridian Department Report VII. Exhibits
E. Preliminary Plat&Phasing Plan (dated: 12/11/2024)
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G. Landscape Plan (dated: 11/22/2024)
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J. Conceptual Building Elevations
Copy and paste the following link in the browser of your computer to view the proposed
conceptual building elevations:
https://weblink.meridianciN.orb/WebLink/Doc View.aspx?id=396720&dbid=0&repo=Meridian C
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City of Meridian I Department Report VII. Exhibits
VIII. ADDITIONAL NOTES &DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS
(link to Community Metrics)
A. One-Mile Radius Existing Condition Notes
This data is automatically derived from enterprise application and GIS databases, and exported
dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30-
days.Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel
based data excludes certain properties and represents land as it exists now. Properties considered
are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional
development, government, and quasi government facilities). The following values also constrain
included property acreage to reduce outliers and non-conforming instances from distorting
averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals. Some approved entitlements,
and particularly older ones,may be constructed.
Decennial population counts and household counts are based on the most recent Decennial
Census. Current population and current household values are COMPASS estimates,usually for
the year previous, and are based on traffic analysis zone boundaries(TAZ's).
B. Mixed Use Analysis Notes
This data is derived from enterprise application and GIS databases, and exported dynamically.
Data considered for analysis are only those areas overlapping the overall Mixed Use boundary
area. Mixed Use areas across arterial roadways are distinct, separate, and not considered as they
do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety,
transportation efficiency, etc.).Mixed Use parcel areas may be greater or smaller than the future
land use area designation boundary due parcel size,configuration,right-of-way, and other factors.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals.
C. Service Assessment Notes
This data represents existing conditions derived from our enterprise application and GIS database,
exported through dynamic reporting. The system references the most recent available data from
various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and
response times,police crime reporting,pathway information,existing and planned transit,
roadway improvements, school and park proximity, and other resources.
The tool provides context for project review,using multiple indicators consistently. Data from
similar topics may vary based on different levels of review.
The overall score is based on weighted criteria(not a ranked order), and the percentile score
compares the parcel to others in the city(higher is better). This tool was developed as a City
Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are
just one data point and should not be the sole basis for decisions.
D. ACHD Roadway Infographic Notes
The Ada County Highway District utilizes a number of planning and analysis tools to understand
existing and future roadway conditions.
Existing Level of service(LOS).LOS indicator is a common metric to consider a driver's
experience with a letter ranking from A to F. Letter A represents free flow conditions,
and on the other end Level F represents forced flow with stop and go conditions. These
conditions usually represent peak hour driver experience. ACHD considers Level D,
City of Meridian I Department Report VII. Exhibits
stable flow,to be acceptable. The LOS does not represent conditions for bikes or
pedestrians,nor indicate whether improvements: are possible; if there are acceptable
tradeoffs; or if there is a reasonable cost-benefit.
Integrated Five Year Work Plan (IFYWP). The IFYWP marker(yes/no)indicates whether
the specified roadway is listed in the next 5-years. This work may vary, from concept
design to construction.
Capital Improvement Plan(CIP). The CIP marker(yes/no)indicates whether the specified
roadway is programmed for improvement in the next 20-years.
City of Meridian I Department Report VII. Exhibits