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HomeMy WebLinkAbout2025-06-05 PLANNING AND ZONING COMMISSION MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Thursday, June 05, 2025 at 6:00 PM MINUTES ROLL-CALL ATTENDANCE PRESENT Commissioner Jessica Perreault Commissioner Matthew Stoll Commissioner Jared Smith Chairperson Maria Lorcher ABSENT Commissioner Brian Garrett Commissioner Sam Rust Commissioner Matthew Sandoval ADOPTION OF AGENDA Adopted CONSENT AGENDA \[Action Item\] Approved Motion to approve made by Commissioner Smith, Seconded by Commissioner Stoll. Voting Yea: Commissioner Perreault, Commissioner Stoll, Commissioner Smith, Chairperson Lorcher 1. Approve Minutes of the May 15, 2025 Planning and Zoning Commission Meeting ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] ACTION ITEMS 2. Public Hearing for Jackson's Food Stores Ten Mile and Overland (H-2024-0054) by KM Engineering, located at 2275 S. Ten Mile Rd. Application Withdrawn 3. Public Hearing for Idaho Power McDermott Substation (H-2025-0008) by KM Engineering, LLP., located at SW corner of McMillan Rd and Owyhee Storm Ave. Continued to June 26, 2025 A. Request: Annexation of 2.69 acres of land from RUT in Ada County to the R- 15 zoning district. B. Request: Conditional Use Permit to allow the development of an Idaho Power Substation. Motion to continue to June 26, 2025 made by Commissioner Smith, Seconded by Commissioner Perreault. Voting Yea: Commissioner Perreault, Commissioner Stoll, Commissioner Smith, Chairperson Lorcher 4. Public Hearing for PAW Subdivision (H-2024-0073) by Kent Brown, Kent Brown Planning Services, located at 1680 W. Ustick Rd. Approved Application Materials: https://bit.ly/H-2024-0073 A. Request: Preliminary Plat consisting of 33 residential lots, 2 lots for 2 vertically integrated buildings containing 12 residential units (6 units per building), one commercial lot and ten (10) common lots on approximately 4.77 acres of land in the C-C and R-40 zoning districts. B. Request: Conditional Use Permit to allow townhouses in the R-40 zoning district and a drive-through on the commercial lot. Motion to approve made by Commissioner Smith, Seconded by Commissioner Perreault. Voting Yea: Commissioner Perreault, Commissioner Stoll, Commissioner Smith, Chairperson Lorcher 5. Public Hearing for Elite Fitness (H-2025-0021) by Chelsi Spencer, located at 2640 E. State Ave. Approved Application Materials: https://bit.ly/H-2025-0021 A. Request: Conditional Use Permit for Suite 120 to include a 3,973 Sq. Ft. indoor recreation facility (Personal Training Gym) on 1.325 acres of land in the I-L zoning district. Motion to approve made by Commissioner Perreault, Seconded by Chairperson Lorcher. Voting Yea: Commissioner Perreault, Commissioner Stoll, Commissioner Smith, Chairperson Lorcher 6. Public Hearing for El Pollo Loco (H-2025-0018) by ADN Architects, located at 3471 W. Chinden Blvd. Approved Application Materials: https://bit.ly/H-2025-0018 A. Request: Conditional Use Permit for a 2,000 Sq. Ft. drive-through establishment within 300ft of another drive-through and residential district. This site consists of 0.87 acres in the C-G zoning district. Motion to approve made by Chairperson Lorcher, Seconded by Commissioner Stoll. Voting Yea: Commissioner Perreault, Commissioner Stoll, Commissioner Smith, Chairperson Lorcher 7. Public Hearing for Rockwell Greens Subdivision (H-2025-0002) by Laren Bailey, Conger Group, generally located at the NW corner of State Hwy. 16 and McMillan Rd. Recommended Appoval Application Materials: https://bit.ly/H-2025-0002 A. Request: Annexation of 51.15 acres of land with a R-15 zoning district. B. Request: Preliminary Plat consisting of 412 buildable lots and 27 common lots. C. Request: Alternative Compliance to standards for developments abutting a State Highway. Motion to recommend approval to City Council made by Chairperson Lorcher, Seconded by Commissioner Smith. Voting Yea: Commissioner Perreault, Commissioner Stoll, Commissioner Smith, Chairperson Lorcher 8. Public Hearing for Springday Subdivision (H-2024-0069) by Engineering Solutions, LLP., located on the North side of W. Ustick Rd., 1/4 mile West of N. Black Cat Rd. Recommended Appoval Application Materials: https://bit.ly/H-2024-0069 A. Request: Annexation of 40.84 acres of land with an R-8 zoning district. B. Request: Preliminary Plat consisting of 172 buildable lots and 20 common lots on 38.56 acres of land in the R-8 zoning district. Motion to recommend approval to City Council by Commissioner Smith, Seconded by Commissioner Perreault. Voting Yea: Commissioner Perreault, Commissioner Stoll, Commissioner Smith, Chairperson Lorcher 9. Public Hearing for Dayspring Subdivision (H-2024-0070) by Engineering Solutions, LLP., located at South side of W. Ustick Rd., 1/4 mile East of N. McDermott Rd. Recommended Appoval Application Materials: https://bit.ly/H-2024-0070 A. Request: Annexation of 143.09 acres of land with R-4 (32.64 acres), R-8 (77.76 acres), TN-R (25.29 acres) and C-N (7.40 acres) zoning districts. B. Request: Preliminary Plat consisting of 531 buildable lots (517 residential and 14 commercial) and 78 common lots on 143.09 acres of land in the R-4, R-8, TN-R and C-N zoning districts. Motion to recommend approval to City Council made by Commissioner Stoll, Seconded by Commissioner Smith. Voting Yea: Commissioner Perreault, Commissioner Stoll, Commissioner Smith, Chairperson Lorcher ADJOURNMENT 9:23 PM Meridian Planning and Zoning Meeting June 5, 2025. Meeting of the Meridian Planning and Zoning Commission of June 5, 2025, was called to order at 6:00 p.m. by Chairman Maria Lorcher. Members Present: Commissioner Maria Lorcher, Commissioner Jared Smith, Commissioner Jessica Perreault and Commissioner Matthew Stoll, Members Absent: Commissioner Brian Garrett, Commissioner Sam Rust and Commissioner Matthew Sandoval Others Present: Chris Johnson, Bill Parsons, Sonya Allen, Linda Ritter, Nick Napoli, ROLL-CALL ATTENDANCE Brian Garrett X Jessica Perreault Matthew Sandoval X Matthew Stoll Sam Rust X Jared Smith X Maria Lorcher - Chairman Lorcher: Okay. Good evening. Welcome to the Planning and Zoning Commission meeting for June 5th, 2025. At this time I would like to call the meeting to order. The Commissioners are -- who are present this evening are at City Hall. We have one -- a Commissioner who may join us in person or on Zoom and we will acknowledge that when that happens. We also have staff from the city attorneys and the city clerk's office, as well as the city's planning department. If you are joining us on Zoom this evening we can see that you are here. You may observe the meeting, however, your ability to be on screen and talk will be muted. During the public testimony of the meeting you will be unmuted and, then, be able to comment. Please note that we cannot take questions until the public testimony portion of the meeting. If you have a process question during the meeting, please, e-mail cityclerk@meridiancity.org and they will reply as quickly as possible. If you simply want to watch the meeting we encourage you to watch the streaming on the city's YouTube channel. You can access it at meridiancity.org/live. With that let us begin with roll call. ADOPTION OF AGENDA Lorcher: The first item on the agenda is the adoption of the agenda. There are no changes to tonight's agenda, although -- and we have nine items tonight. So, if we run long we may not open new items after 10:00 p.m., but we will see how we go. Please note that Item No. 2, Jackson Food Stores at Ten Mile and Overland, has withdrawn their application and No. 3, Idaho Power McDermott Substation, has requested a continuance. So, if there is anyone here tonight to testify -- testify on these two applications we will not be taking public testimony for this evening. Could I get a motion to adopt tonight's agenda? Meridian Planning&Zoning Commission June 5,2025 Page 2 of 55 Smith: So moved. Perreault: Second. Lorcher: It's been moved and seconded to adopt tonight's agenda. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. CONSENT AGENDA [Action Item] 1. Approve Minutes of the May 15, 2025 Planning and Zoning Commission Meeting Lorcher: The next item on the agenda is the Consent Agenda, which include to approve the minutes of the May 15th Planning and Zoning meeting. Could I get a motion to accept the Consent Agenda as presented? Smith: So moved. Perreault: Second. Lorcher: It's been moved and seconded to approve the Consent Agenda. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. ITEMS MOVED FROM THE CONSENT AGENDA [Action Item] Lorcher: At this time I would like to briefly explain the public hearing process. We will open each item individually and begin with the staff report. Staff will report their findings on how the item adheres to our Comprehensive Plan and our Unified Development Code. After staff has made their presentation the applicant will come forward to present their case and respond to staff's comments. They will have 15 minutes to do so. After the applicant has finished we will open the floor to public testimony. Each person will be called only once during public testimony. The clerk will call names individually of those who have signed up on her website in advance to testify. You may come to the microphones in Chambers or you may be unmuted on Zoom. Please state your name and address for the record and you will have three minutes to address the Commission. If you have previously sent pictures or a presentation for the meeting it will be displayed on screen and our clerk will help you run the presentation. If you have established that you are speaking on the behalf of a larger group, like an HOA, where others from that group will allow you to speak on their behalf, you will have up to ten minutes. After all those who have signed up in advance have spoken we will invite others who wish -- who may wish to testify. If you wish to speak on a topic you may come forward in Chambers or if on Zoom press the raise hand button or if you are listening on a F Meridian Planning&Zoning Commission June 5,2025 Page 3 of 55 telephone press star nine and wait for your name to be called. If you are listening on multiple devices, such as a computer and a phone, please be sure to mute those extra devices so that we don't experience feedback. When you are finished if the Commission does not have any questions for you you will return to your seat in Chambers and be muted on Zoom and no longer have the ability to speak and please remember we will not call on you a second time. After all testimony has been heard the applicant will be given another ten minutes to come back and respond. When the applicant has finished responding to the questions and concerns we will close the public hearing and the Commissioners will have an opportunity to discuss and hopefully be able to make final decisions or recommendations to City Council as needed. ACTION ITEMS 3. Public Hearing for Idaho Power McDermott Substation (H-2025-0008) by KM Engineering, LLP., located at SW corner of McMillan Rd and Owyhee Storm Ave. A. Request: Annexation of 2.69 acres of land from RUT in Ada County to the R-15 zoning district. B. Request: Conditional Use Permit to allow the development of an Idaho Power Substation. Lorcher: So, with that in mind tonight I would like to open the public hearing for Item No. 3, Idaho Power McDermott Substation, who has request a continuance. Mr. Clerk, do we have a suggested date for a continuance for McDermott Substation? Johnson: Madam Chair, I believe they were looking at June 26th but Stephanie Hopkins is on Zoom and able to speak. Hopkins: Good evening, Madam Chair. Can you hear me? Lorcher: Hi. Stephanie. Does June 26th work for you? Hopkins: Yes, it does. Lorcher: All right. Can I get a motion to -- for a continuance, please? Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: I move to continue File No. H-2025-0008 to the date of June 26th. Perreault: Second. Meridian Planning&Zoning Commission June 5,2025 Page 4 of 55 Lorcher: It's been moved and seconded to move Idaho Power McDermott Substation to June 26th. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. 4. Public Hearing for PAW Subdivision (H-2024-0073) by Kent Brown, Kent Brown Planning Services, located at 1680 W. Ustick Rd. A. Request: Preliminary Plat consisting of 33 residential lots, 2 lots for 2 vertically integrated buildings containing 12 residential units (6 units per building), one commercial lot and ten (10) common lots on approximately 4.77 acres of land in the C-C and R-40 zoning districts. B. Request: Conditional Use Permit to allow townhouses in the R-40 zoning district and a drive-through on the commercial lot. Lorcher: The next item on the agenda is the PAW -- P-A-W -- Subdivision, Item No. 2024-0073, for a preliminary plat and a conditional use permit for a subdivision at 1680 West Ustick Road. With that we will begin with the staff report. Ritter: Good evening, Commissioners. So, tonight we are here for a preliminary plat and conditional use permit. This site consists of 4.77 acres of land. It's Zone C-C and R-40 and it's located at 680 West Ustick Road. So, in 2022 a proposal to rezone 3.42 acres of the subject property to C-C -- from C-C to R-40 and the preliminary plat for 33 townhouse lots, two lots for vertically integrated buildings with six residential units each. One commercial lot and ten common lots, along with a conditional use permit for the townhomes in the R-40 zoning district. So, this proposal was approved by the City Council. It was recommended approval by P&Z and recommended for approval by City Council. However, the preliminary plat expired prior to receiving the city engineer's signature, along with the conditional use permit that was part of the application. So, the applicant is back requesting the same items, the preliminary plat and the conditional use permit. There is 49 lots. It's the same lots that were previously approved and three private streets, so -- because townhomes are a -- are allowed by a conditional use permit in the R-40 zoning -- so although -- so, this is their landscape plan. So, this is their concept plan. So, although it has not been determined what type of future use will occur on the commercial lot, the concept plan suggests that there is going to be a drive- through establishment. If a drive-through is proposed in the future it will require the approval of a conditional use permit once the users have been identified. So, this is their concept plan. This lot, Building H and G, are for your vertically integrated. That's a mixture of commercial and residential. These lots are for the townhomes and this is the commercial lot and as you can see the drive-through proposal for this. The building elevations were submitted with this application. The elevations show townhomes comprised of materials consisting of rock, cement board, the Hardie board, lap siding, pitched roofs, exposed timber frames and trellis features with stone bases. Windows are included on many of the garage doors. The elevation demonstrates significant Meridian Planning&Zoning Commission June 5,2025 Page 5 of 55 fenestration and modulation, as well as a variety of roof lines. Most buildings also include a first floor covered porch or second story decks. So, staff finds that the elevations as proposed demonstrate high quality design, but the elevations for the vertically integrated buildings don't quite meet. They reflect the time -- a townhome design, rather than a commercial building and so at the time of design review they will need to meet the commercial architectural design standards and so staff is recommending approval of this application with the conditions that are outlined in our staff report. We did not receive any written testimony on this and so at this time I stand for any questions you might have on this application. But the applicant is here and has a presentation. Lorcher: Okay. Thank you. Would the applicant like to come forward? Amar: Chairperson, Commissioners, Jeremy Amar. 1580 West Cayuse Creek Drive in Meridian. And it looks like we have the presentation up. So, thank you, Linda. As -- as staff explained we are back again. We had this approved in 2022 at the -- well, at the end of last year I went to apply for my extension and learned -- or relearned that it's tied to the preliminary plat dates, not the final plat date. So, staff was helpful to us to start over, but we are coming back with the same project. We have a development agreement that is in place. Construction plans that are currently approved and just this year we have -- we have gone back with the engineer and -- and Public Works to the engineering department to make sure that approval is current. So, we are looking for -- at a townhome project with two vertically integrated units that will front Ustick and Linder. It's mostly an in-fill project. There is still some farmland next to us as well that we would love to someday do something with, but we are filling in next to the Windsong Commission -- Windsong Community to the west. PAW is Pavilion At Windsong. However, with the county's plat naming requirements we couldn't use pavilion, so we named the plat PAW. But the project is Pavilion At Windsong. So, we don't -- it won't be PAW Subdivision anywhere but the plat and all the official approvals and whatnot. It's surrounded by -- like I said, it's in-fill surrounded by other neighborhoods near Sawtooth Middle School. Hunter Elementary School is the closest. Rocky Mountain High School. The staff showed some elevations. One of the items that we worked with when we previously worked with -- on staff, Crosswinds Street. I guess we can see here that's highlighted. There is a bit of concern that it's one long street out into -- right onto Linder and so we have done a bulb out and worked with ACHD at the time to get that approved and so there will be some traffic calming at that location, as well as a three-way stop at the intersection. The only elevation change that I have -- I -- I brought this for the vertically integrated units as we -- we talked with staff. The lower floor of them we changed our preliminary design to have more of that commercial look. So, more storefront doors, storefront glass. So, that it -- it really can have a commercial look and we will work with staff as we go through design review process and -- and CZC on it to make sure it does meet all of the commercial requirements. With that I stand for any questions. Lorcher: Commissioners, do we have any questions for the applicant at this time? Okay. Thank you very much. Flo Meridian Planning&Zoning Commission June 5,2025 Page 6 of 55 Amar: Thank you. Lorcher: Mr. Clerk, do we have anybody signed up for this application? Johnson: Madam Chair, we have names here, but only one person indicated they wanted to speak. Mark Graham. Different project? Okay. Lorcher: All right. Anybody else in Chambers want to speak on this project? On PAW? Jeremy, did you have anything else that you wanted to add? Okay. Then I will take a motion to close the public hearing. Smith: So moved. Stoll: Second. Lorcher: It's been moved and seconded to close the public hearing for the PAW Subdivision. All those in favor say aye. And any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: With this one we actually already did all the work and we had approved it before. I think all of the -- the concerns from the neighborhood previous to this were addressed and I like the idea that they are still going to work with city planners on the commercial design standards. So, you know, considering it is a busy corner, if this design stays the way in real world you have got a fair amount of buffering green space there, too. So, that works for me. Any other comments from Commissioners? Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: After considering all staff, applicant and public testimony, I would like to move to approve File No. H-2024-0073 as presented in the staff report. Perreault: Second. Lorcher: It's been moved and seconded to approve the PAW Subdivision. All those in favor say aye. Any opposed? Motion carries. Thank you very much. MOTION CARRIED: FOUR AYES. THREE ABSENT. 5. Public Hearing for Elite Fitness (H-2025-0021) by Chelsi Spencer, located at 2640 E. State Ave. F-11 Meridian Planning&Zoning Commission June 5,2025 Page 7 of 55 A. Request: Conditional Use Permit for Suite 120 to include a 3,973 Sq. Ft. indoor recreation facility (Personal Training Gym) on 1.325 acres of land in the I-L zoning district. Lorcher: Next on the agenda is Item No. H-2025-0021, Elite Fitness, and we will begin with the staff report. Napoli: Good evening, Madam Chair and Members of the Commission. The next item on the agenda is the conditional use permit for Elite Fitness. The applicant requests a conditional use permit to operate an indoor recreation facility in Suite 120 of an existing 23,000 square foot flex building. The site consists of 1.33 acres of land, located at 2640 East State Avenue and as shown on the screen. The existing zoning is I-L, which is our light industrial zone and the FLUM designation is mixed-use nonresidential. The proposed use of an indoor recreation facility is a conditional use in an I-L zone. An I-L zone is meant to provide opportunities for business and employment, which typically includes light manufacturing, research and development, warehousing and distribution. However, due to a lack of commercial tenant vacancies, indoor recreation facilities have been exploring spaces in the I-L zone and it is becoming more common. While there are several indoor recreation facilities in the area as indicated on the map, there is K-1 Speed, the Flying Pickle, as -- in this larger warehouse and we also have another indoor gym and jujitsu gym as well in the other smaller building where this tenant will be located at. This indoor recreation facility is more specialized, allowing trainers and clients to have a more privatized training environment with no more than 14 people at the facility at any one time. Additionally there will be no outside activity. The proposed indoor recreation facility provides another unique recreational opportunity for residents. The site has been -- already been approved and constructed and contains two other indoor recreation facilities as I just mentioned and due to this building being an industrial building with primarily indoor recreation facilities as tenants, staff did ask the applicant to provide a parking analysis. However, the site did meet the one space per 500 square feet of gross floor area for commercial and based on the parking analysis it does appear that there will be adequate room for the addition of another indoor recreation facility and staff is recommending approval with conditions and has not received any written testimony at this time and I will stand for questions. Lorcher: Would the applicant like to come forward? No applicant? Oh, you don't want to speak? Okay. All right. Well, thank you. Do we have anybody signed up for -- oh, Chris left. Would anybody like to speak on Elite Fitness? I don't think -- we didn't have any written testimony. So, nobody signed up. Okay. You are good. Nick said everything. Commissioners, do we have any other questions for staff? Can I get a motion to close the public hearing? Smith: So moved. Perreault: Second. 12 Meridian Planning&Zoning Commission June 5,2025 Page 8 of 55 Lorcher: It's been moved and seconded to close the public hearing for Elite Fitness. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: This one seems pretty straightforward. The -- the pickleball courts there, the -- the virtual reality gym is there. The jujitsu gym is there. It seems like a good fit. I frequent this street and it's pretty wide open at all times during the day, so I think the flow is good for the people to be able to come and go. Perreault: Madam Chair? Lorcher: Commissioner Perreault. Perreault: After considering all staff, applicant and public testimony, I move to approve File No. H-2025-0021 as presented in the staff report for the hearing date of June 5th, 2025. Smith: Second. Lorcher: It's been moved and seconded to approve Elite Fitness. All those in favor say aye. Any opposed? Motion carries. Thank you very much. MOTION CARRIED: FOUR AYES. THREE ABSENT. 6. Public Hearing for El Pollo Loco (H-2025-0018) by ADN Architects, located at 3471 W. Chinden Blvd. A. Request: Conditional Use Permit for a 2,000 Sq. Ft. drive-through establishment within 300ft of another drive-through and residential district. This site consists of 0.87 acres in the C-G zoning district. Lorcher: We are good. Next on the agenda is Item No. 2025-0018 for El Pollo Loco at 3471 West Chinden for a conditional use permit and we will begin with the staff report. Napoli: Madam Chair, Members of the Commission, the next item on the agenda is the conditional use permit for El Pollo Loco. The applicant requests a conditional use permit for a 2,000 square foot drive-through establishment within 300 feet of another drive-through and a residential district. The site consists of .87 acres of land, located at 3471 West Chinden Boulevard and as shown on the screen the existing zoning is C-G and the future land use map is commercial. So, in 2018 the subject property was annexed as a part of a larger development in the area consisting of residential and commercial properties zoned R-40 and C-G and included in the preliminary plat. A development agreement was required as a provision of the annexation, which governs the future development of the property. The site is among several -- several commercially zoned properties at the corner of Chinden Boulevard and Ten Mile Road F13 Meridian Planning&Zoning Commission June 5,2025 Page 9 of 55 in the Lost Rapids Subdivision. The proposed use of a drive-through with -- a restaurant with a drive-through aligns with the desired use as specified in the commercial designation in the Comprehensive Plan. In conjunction with the neighborhood -- the neighboring drive-throughs, which include KeyBank, Swig, Dutch Bros and Slim Chickens, as well as Costco's fueling facility and Costco to the south, the proposed use does satisfy the commercial FLUM designation for the area. While the Comprehensive Plan did not envision all the lots fronting Chinden Boulevard as drive- throughs, the market has led them to become drive-throughs. In addition, El Pollo Loco has indicated their hours of operation are intended to be 10:00 a.m. to 11:00 p.m., which is consistent with the UDC and surrounding businesses. The hours of operation were an important factor during the original entitlement of the subdivision from the neighboring subdivisions. It is also important to note that the applicant is providing two tenant spaces on the property. The first being El Pollo Loco and the second will either be developed as a retail or a restaurant use, both which will be permitted uses in the C- G zone. Access is proposed via a private drive aisle on the south portion of the site. The site plan accommodates queuing for a minimum of eight vehicles before the menu board and 12 vehicles before the pick-up window. Based on the data provided by El Pollo Loco this appears to be sufficient. According to the applicant their southern California locations serve approximately 325 vehicles per day, typically maintaining a queue of around six vehicles, with occasional peaks of seven to eight vehicles. Staff is recommending approval with conditions and has received written testimony from Wade Ramsey, the HOA president of Bainbridge Subdivision, reiterating that the neighboring residents desire to have El Pollo Loco closed before midnight and no overnight deliveries and I will stand for questions at this time. Lorcher: Would the applicant like to come forward? They are online? Johnson: Madam Chair, Steven Shaw should be able to join the meeting any moment now. Lorcher: Mr. Shaw, can you hear me? Shaw: How is that? Can you hear me now? Lorcher: Yes. If you can state your name and address for the record that would be great. Shaw: Somehow I ended up on a tropical island, but as long as you can see me. Steven Shaw. I'm with the architect's office RMA Davis New Love and on the call in case there is any questions from the commissioners we also have the project manager and owners. I want to thank the Commissioners tonight and especially Nick, he has been really great to work with. It's nice to see his face. We have talked for several months and I haven't even seen him, so, hello, Nick. Thanks for all your help. I know you guys have a big agenda, so I don't know if you are familiar with El Pollo Loco. They started in southern California and have now expanded to other parts of the country. They have more than 400 locations. Really excited to be coming to Idaho. This is one F14] Meridian Planning&Zoning Commission June 5,2025 Page 10 of 55 of the first and we pride ourselves on offering a healthier alternative to typical fast food restaurants with grilled chicken and -- and salads and, you know, just a little bit better choice for people that want to try it. Given the agenda I will just address the biggest issue here is the drive-through and the traffic in that area with the Costco and the other uses there. Obviously, a number of drive-throughs. Unfortunately, people, you know, prefer double doubles to our grilled chicken. So, our cues, as was noted by Nick, are typically in the six, seven range, even some of our busier restaurants, so we don't have any -- you know, we don't see any issue here with queuing and traffic. We aren't In-N- Out and we are not Dutch Bros, we don't attract that kind of traffic. So, we would not pick a location or a site that we felt there would be an issue with queuing of traffic, because, then, our customers are affected and they tend not to show up. So, we pick locations we know we can serve in -- in a proper time. So, with that I -- I can say again that we have the owners and the project manager on the call if there is any other questions, but I will thank you all tonight for hearing us out. Lorcher: Two things. A little housekeeping. If you can say your address for the record, please. Shaw: Yeah. The office address 1330 Olympic Boulevard, Santa Monica, California. 90404. Lorcher: Thank you very much. The only question -- Shaw: Thank you. Lorcher: -- I have which has come up from the neighboring subdivision is delivery hours. So, it said in the staff report that you were going to be open from 10:00 a.m. to 11:00 p.m. When do you anticipate deliveries for your product? Shaw: I spoke to the owners today and we can do deliveries during the day. We can avoid overnight deliveries. Lorcher: Okay. Mr. Clerk, do we have anybody signed up to testify? Johnson: Madam Chair, it looks like Tom Robinson. Okay. Different project. Lorcher: Okay. Is there anybody in Chambers that would like to make a comment about El Pollo Loco? Mr. Shaw, is there anything else you would like to add? Shaw: No. Thank you all very much. Especially to Nick. Thanks, Nick. Lorcher: All right. Can I get a motion to close the public hearing, please? Smith: So moved. Stoll: Second. Fl-51 Meridian Planning&Zoning Commission June 5,2025 Page 11 of 55 Lorcher: It's been moved and seconded to close the public hearing for El Pollo Loco. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: Well, I am a fan of El Pollo Loco, so -- and I think it's very interesting that you are going to be next to Slim Chickens. So, that will be interesting to see which way your people are going to go. Commissioners, any other comments about this application? Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: The only other comment is I -- I tend to agree. I don't see any problem with it. The queuing. I have been to plenty of El Pollo Loco's in my time and I have never seen a line super long, so I -- I don't have any issues there. So, totally good with this. Lorcher: All right. After considering all staff, applicant, and public testimony, I move to approve File No. H-2025-0018 as presented in the staff report for the hearing date of June 5th with no modifications. Stoll: Second. Lorcher: It's been moved and seconded to approve El Pollo Loco. All those in favor say aye. Any opposed? Motion carries. Thank you very much. MOTION CARRIED: FOUR AYES. THREE ABSENT 7. Public Hearing for Rockwell Greens Subdivision (H-2025-0002) by Laren Bailey, Conger Group, generally located at the NW corner of State Hwy. 16 and McMillan Rd. A. Request: Annexation of 51.15 acres of land with a R-15 zoning district. B. Request: Preliminary Plat consisting of 412 buildable lots and 27 common lots. C. Request: Alternative Compliance to standards for developments abutting a State Highway. Lorcher: All right. We are moving right along, which is a good thing. Item No. 7 for Rockwell Greens Subdivision, Item No. 2025-0002 for annexation, preliminary plat -- plat and alternative compliance, located near the northwest corner of Highway 16 and McMillan Road. With that we will begin with the staff report. 16 Meridian Planning&Zoning Commission June 5,2025 Page 12 of 55 Napoli: Madam Chair, Members of the Commission, the next item on the agenda is the annexation, preliminary plat and alternative compliance for Rockwell Green Subdivision. I do want to note that the alternative compliance is a director determination, a director approval, so I just included it on the application, because it was -- Lorcher: Okay. Napoli: -- part of it. And so the applicant requests annexation of 51.15 acres of land with the R-15 zoning district, a preliminary plat consisting of 412 building lots and 27 common lots and alternative compliance for the city standards for developments abutting a state highway. The site consists of 51.15 acres of land, generally located at the northwest corner of State Highway 16 and McMillan Road. As shown on the screen the existing zoning is RUT in Ada county and the future land use map is medium density residential. This property lies within The Fields sub area plan, a four square mile plan -- planning area located in the northwest corner of the city's area of impact. This plan promotes a cohesive modern rural character across all new development and emphasizes a high quality design. The proposed density for the 51.15 acres of land with R-15 zoning district equates to 8.05 units per acre and this is on the high end of the medium density designation -- residential designation which staff does have concerns with as there is currently a lack of connectivity to commercial neighborhood serving uses, no regional park and the nearby schools are over capacity currently. However, the applicant has exceeded the minimum requirements for open space with 17.1 percent, instead of 15 percent required and amenities that total 26 and a half points, instead of the ten that are required as outlined in the UDC. They have also known that a new elementary school is currently under construction in Star and the boundary lines will be adjusted in the 2026-2027 school year, which is anticipated to relieve some of the existing capacity issues and West Ada School District has confirmed this in their letter as well. Staff has communicated these concerns to the applicant and recommends that the Planning and Zoning Commission and City Council carefully evaluate -- evaluate whether this level of density is appropriate given the current context. In evaluating comparable developments west of State Highway 16 the Gander Creek Subdivision, which was approved in 2019 and the Dakota Ridge Subdivision approved in 2020 had gross densities of 3.42 and 4.9 units per acre respectively. Additionally, the average density within a one mile radius of the proposed site is approximately 5.83 units per acre. Additionally, the proposed subdivision borders the future alignment of State Highway 16, which is considered a hazard in the Comprehensive Plan's existing conditions document due to factors such as high vehicle speeds, accident frequency and impacts on air quality. These elements are critical in assessing the suitability for -- of the proposed subdivision. Staff are particularly concerned about air quality given the subdivision's proposed density at the upper end of the medium density residential FLUM designation would expose a larger number of residents to recognized hazard compared to a lower density development. Similar development on the west side of State Highway 16, as mentioned before, were approved at 3.42 and 4.0 units -- four units per acre on the lower end of the medium density residential FLUM. To address these concerns the applicant has requested alternative compliance -- have requested alternative compliance to the mitigation F17] Meridian Planning&Zoning Commission June 5,2025 Page 13 of 55 standards outlined in the UDC for developments near federal and state highways. This included a sound engineer's report that found the expected outdoor worst case peak hour noise to be 62 to 64 decibels, a weighted with a berm and wall proposed and which is deemed an acceptable rate of sound. The sound engineer concludes that the traffic noise level are expected to be less than the 65 decibels, a weighted day-night average sound level. The berm and barrier are required to help mitigate -- help mitigate the noise and the residential buildings along the first row nearest the highway should have additional consideration for the floors above the ground floor as -- as the six foot wall and six foot berm may not adequately block the line of sight from State Highway 16 to these spaces. The applicant's mitigation proposal includes a six foot berm with a six foot wall on top of it to mitigate noise, alongside the use of enhanced building materials designed to meet stricter sound attenuation standards. The applicant has also exceeded the minimum requirements for open space and amenities as earlier mentioned. This approach aligns with the alternative compliance granted to Gander -- the Gander Creek development in 2024, though the current proposal involves a higher density than the prior approval. The director did support the alternative compliance request for sound attenuation as meeting the UDC's requirement for a ten foot wall above the center line of State Highway 16 would have necessitated a 30 foot structure or larger. In addition -- in addition to this, the applicant has worked with city staff to propose thicker vegetation coverage along State Highway 16 in the form of one tree for every building lot and one tree every 20 feet in the open space along State Highway 16, instead of the one tree every 35 feet as required by code. Additionally, the applicant has agreed to meet the 80 -- 80 percent vegetation coverage along Highway 16, instead of the 70 percent required by the UDC, excluding the 12 foot irrigation road. Access to the proposed -- access is proposed off North Erstad Place, which was constructed by the Idaho Transportation Department or ITD and remains under ITD ownership as the only access provided to the development. ACHD has not accepted the right of way from ITD yet and this will require the applicant to work with the transportation authority for approval of the work within the right of way for future submittals if approved. This collector road is shared between the proposed subdivision and the future Cole Valley Christian School, which is just to the west right in here. The northernmost access is not supported by staff as the UDC 11.3.A.3 requires limiting access points to collector and arterial roadways. A secondary access is a concern for staff. However, the applicant -- since the publication of the staff report the applicant has coordinated with the Meridian Fire Department and has come up with a proposal that will satisfy these requirements and will be required with submittal of the final plat. Additionally, staff would like to note that we have a draft report from ACHD, but not a finalized one, as the applicant is working with ACHD on conditions of approval. The applicant has stated that the first homes would be occupied in 2027 with a projected build out rate of 50 to 60 homes per year. Full -- full build out is anticipated between 2035 and 2037. In summary, staff finds the proposed preliminary plat and R-15 zoning district to be generally consistent with the future land use map, Comprehensive Plan and UDC. However, due to development density, its location next to a state future -- a future state highway and current service limitations in the area, staff recommends the Commission and Planning and Zone -- and Council closely evaluate whether this proposal aligns with the broader goals and readiness for the surrounding area. Staff has worked with the applicant since the 18 Meridian Planning&Zoning Commission June 5,2025 Page 14 of 55 publication of the staff report to modify some of the conditions and I have -- these are the ones that have been modified that we will be asking you guys to adopt tonight with your decision or recommendation to Council. Staff is recommending approval with a development agreement and has received written testimony from Craig Cooper, Sean Freeman with concerns about traffic, quality of life, density and overcrowding of schools. And I will stand for questions at this time. Lorcher: Would the applicant like to come forward? Clark: Hey, everybody. Hethe Clark. 251 East Front Street in Boise representing the applicant and, Commissioner Stoll, I promise I won't be here every time you are here, just the first two times. Oops. So, we are here to talk about the Rockwell Subdivision. You have seen the general location near Highway 16. This is just north of Owyhee High School. Per the Comprehensive Plan this -- this is an MDR area. There is varied -- varied uses that are planned along here. You have some -- a number of mixed-use nodes, both north and to the southwest. We -- as Nick mentioned, we do have a future school site as our neighbor on the west and, then, in addition you have Owyhee High School and a future elementary school site just to the south and it is part of The Fields sub area plan, which I think is an important element of what we are going to discuss tonight. So, that Fields sub area plan was adopted in 2021. That's after some of the -- the projects that Nick mentioned. The -- The Fields plan really does set the -- the stage for residential development in this area. It was a moment for the city to look at that four square miles. Commissioner Perreault remembers this very well. Look at that four square miles and kind of evaluate what's going to happen up there. Residential neighborhood is planned for this site. I also wanted to point out that the city has invested pretty seriously in infrastructure in this area, so not only do you have Fire Station No. 8 and the new northwest police station, which are just maybe a half mile south of this location, you also have new sewer infrastructure that is going in. There is the lift station over on McMillan, but this is in a different sewer shed. We are -- water and sewer have already been pulled across Highway 16 and are available at the site right now and our sewer shed ends in our western boundary. So, this is not opening the floodgates of anything. The city isn't very much in control of additional development and with the other sewer facilities that are being put in. Also with The Field sub area there is the modern rural thematic that's promoted that talks about the split rail fence, that talks about no mow fescue type areas. We have looked at that very closely with staff. We updated our landscaping plan to make sure that's handled. We also have a new condition of approval. It asks us to put in some more split rail to really match what the feeling is intended to be for this property. So, you have seen the site plan. As Nick mentioned open space. We are in excess. We are at 17.1 percent. Pedestrian connectivity is an important part of this. We are going to have the -- the ten foot pathways on our west side and on our south. So, that totals up to just shy of about half mile in terms of linear feet of regional pathways. We -- the -- the amenity point requirement for this application is ten. We are at 20 -- just shy of 27. That includes a community pool and changing rooms, fenced play structures, pickleball, dog parks. Pretty consistent with this development team as well as what you have seen in the past. Our home elevations include single level, two story and, then, we also have attached 19 1 Meridian Planning&Zoning Commission June 5,2025 Page 15 of 55 product that will be provided as part of this project. So, with regard to the items that Nick had flagged, we did work on the secondary access question. As you know when you -- if you don't have a secondary access you get limited to 30 -- 30 lots. We have identified the location for that secondary access. So, this is on the southeast corner of the project down at McMillan and so that -- that is where we have identified that to be located and we have addressed that issue. With regard -- with regard to school capacity -- Nick hit some of this, but the -- I -- I think everyone's really largely focused on elementary schools and we do believe that that's also addressed. As mentioned, the Pleasant View, Hunter Elementary Schools, the West Ada has already done a boundary -- they have revisited the boundary here in the last couple of months. They are going to have a follow up this fall to look at those boundaries one more time. In addition we have the new Star elementary school that will be opening in 2026. That will be before we have any residents at this -- at this property. So, that means another elementary school that could potentially take pressure off, And, then, you know, this is what we always end up looking at is -- as you guys remember, you know, the West Ada School District letters always say, hey, here is the capacity. If there is an issue with capacity we are going to do four things. We are going to look at boundaries. We are going to look at busing. We are going to look at portables. And, then, as a last, you know, effort that's when we would build. In this case if they got to that point where they would end up building there is already a future elementary school site that's -- this is from The Fields area plan, but as you know it's right there at the -- at the north side of Owyhee. With regard to the noise attenuation, as you can see from the picture below Highway 16 really doesn't tower over this property and there is a pretty good gap between this property and Highway 16. When we talk about, you know, a hazard, you know, we kind of disagree with the term, but we definitely want to make sure that this is something that is going to be marketable for -- you know, for -- for future homes. So, that right of way is very wide between the -- the street -- or from the Highway 16 to the actual right-of-way line and, then, from that right-of-way line we have the 35 foot Meridian city buffer, within which there is a 30 foot irrigation easement. We do have the six foot berm with a six foot fence on top and as Nick mentioned that resulted in a sound study reading of between 62 and 64 decibels. So, if that -- to translate that's normal conversation. That's not a -- a decibel reading that's going to trigger any issues with -- you know, if you were in a HUD situation they would say that is not a problem. You are -- you are below those thresholds. In addition, you can see -- you know, we added the unmown fescue grass to try to be consistent with The -- The Fields area plan and what it asks for. Nick kind of went through -- quickly through the conditions of approval that we had worked on to modify. A lot of those are really just clarifications and I'm happy to chat about any of those. The one item that we would ask for some -- I guess grace to work on between now and the City Council hearing is Condition 2C. That is the one that speaks to the stub on the northern side of the property and what we have discovered is that there is a little bit of a disconnect between what ACHD is looking for and what city staff is looking for in terms of where that stub should be and so we would ask to have a little time to work with staff and ACHD to clarify that one between now and Council. But, otherwise, we are in agreement with the conditions as -- as Nick put them on the screen with all of the modifications. So, with that I'm happy to answer any questions. F20] Meridian Planning&Zoning Commission June 5,2025 Page 16 of 55 Lorcher: I have a couple of questions. Help me with the visual. So, you got Highway 16 and, then, it will be sloped and, then, you said there is -- is that where the -- the irrigation easement kicks in? Clark: No. So, the irrigation easement is actually even further in. So, you have -- you have -- the highway drops off, but that's still highway right of way for, I don't know, 75 feet, something like that. Lorcher: Okay. So, their access point? Clark: Correct. Well, no, that's just -- that's just distance. That's property that the ITD owns. Lorcher: Right. Clark: So, between our boundary line and the physical Highway 16. Lorcher: Okay. And what comes next? Clark: Then -- then comes the Highway 16 right-of-way line. That's where that ends. And, then, you have a Meridian city imposed buffer of 35 feet. Lorcher: Right. Clark: And our property line is, what, five feet from that -- at the end of that Meridian city buffer. So, it's within that buffer and we have our vegetative buffer that is included within all of that. Lorcher: So, if I'm a -- I'm a -- I'm on a house there and I'm looking out what do I see? Is it a wall? Is it just the vegetation coming up from your -- your berm? Clark: Good question. Yeah. So, is -- if you are -- if you are looking at this drawing, Commissioner Lorcher -- so, the house would be on the left side looking back toward the berm. Lorcher: Okay. Clark: So, if you are looking back from your house you are going to have a four foot retaining wall and, then, you are going to have a two-to-one slope to get up to six feet. Then you are going to have a four foot pad, which is going to allow you -- us to put in trees to have additional vegetative cover and, then, at the end of that you are going to have another six foot fence. Lorcher: Okay. F21 Meridian Planning&Zoning Commission June 5,2025 Page 17 of 55 Clark: So, you got 12 feet from top to bottom between the berm and the fence to provide sound mitigation between these houses and -- and Highway 16. Lorcher: And is the irrigation on your side or on the other side of the wall? Clark: The irrigation is on the other side of the wall. So, the -- the -- the -- the pipe for the irrigation and the gravel road that they will be using to access that is on the other side, kind of at the base of that fescued area. Lorcher: Okay. So, that's not an amenity inside your -- Clark: Not an amenity, no. Lorcher: All right. Thank you very much. Does anybody else have any questions for Hethe? Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: I'm just -- I'm trying to visualize modern rural a little bit with this -- Lorcher: I know. Smith: Well, I -- I -- I think the problem is and I -- I don't think you are trying to be disingenuous or anything here, I'm just having visual issues. This -- this kind of visual is, obviously, more, I don't know, three units an acre instead of kind of pushing eight. So, I'm just curious how you kind of envision squaring that level of density with -- with modern rural. I'm having trouble kind of visualizing that. Clark: Yeah. Modern rural -- Commissioner Smith, sorry to jump in. Commissioner Smith. So, modern -- or rural is really a reflection of what the amenities look like and the design choices. So, the -- The Fields plan is not limited to large lots. Excuse me. As you look -- this is a -- this is the drawing from The Fields plan. You can see that you have a combination of -- of a lot of medium density residential throughout. You even have the mixed-use areas. So, when it comes to the thematic questions that's really how are you designing your open spaces and what kind of elements are going to be included there and specifically The Fields area plan identifies these no mow fescue areas and the split rail fence and that sort of thing. So, again, more design and not density. Smith: Okay. On the -- on the density issue, though, I'm curious -- and I'm not -- not trying to pry it -- a proprietary formula or anything, but curious of how kind of this -- this density level was arrived at, this kind of number of lots. It seems like, you know, it -- it is allowed, but it does seem like it's kind of a departure a little bit from some of the 22 Meridian Planning&Zoning Commission June 5,2025 Page 18 of 55 surrounding areas from what -- what I can see and so I'm just curious how that kind of came to be. Clark: Yeah. So, when we are looking at the density choices, you know, one of the things that we look at is where are you? You know, in this case we are right next to a transportation corridor. We are a stone's throw away from Owyhee High School. We are a stone's throw away from a future elementary school site. We are right next to the fire -- new fire station. Right next to a new police station. In that case we look at that and we think, okay, given all of that a higher density is justified, because you have all the facilities that are located there and, then, that allows you to do a different kind of dense -- or the city to choose a different kind of density a little bit further out, further away from all those resources. Lorcher: Well, with that in mind also currently you have the fire, you have the school -- the mixture of schools and you have the police, but you don't have any retail services. So, if I'm going to get on Highway 16 when it opens in 2017 -- or 2027 I'm still either going to go down Owyhee Storm or McDermott bypass and I'm going to go all the way down McMillan to Ten Mile to Walmart or I'm going to go to Garrity to the other one or whatever stores. So, you say that it -- the higher density is justified, but everybody who is going to be in this area -- and I assume your time frame is 2026, 2027, we will still have to travel away to be able to get any retail services. Clark: Commissioner Lorcher, yeah, it's the age-old question; right? You -- you don't get commercial until you get rooftops and you need to have rooftops to -- to have a seed for that commercial. So, you know, we -- you know, it's what you see -- if you go further west across the county line, you know, that, you know, Highway 44 corridor, it's not enough commercial, because there is not enough rooftops, because everything's too spread out over there. You know, we look at this as being kind of a -- almost like an anchor to be able to have enough rooftops to get people to take this area seriously for future commercial. Lorcher: So, I can't see this map very well, but I know, obviously, what happens at Ten Mile and, then, you have got Owyhee Storm. Is there retail planned going west along McMillan? Clark: You have -- let's see. Along McMillan. So, there is a -- you have got some -- kind of a mixture of residential through there, but you also have a couple of mixed-use nodes -- Lorcher: Okay. Clark: -- kind of -- if you go south next to Owyhee High School you have the mixed-use commercial. If you go north you have the mixed uses and mixed-use regional I think, Bill, at the -- at the -- just north of -- next to the mixed-use institutional on Owyhee Storm. So, there are -- F23] Meridian Planning&Zoning Commission June 5,2025 Page 19 of 55 Lorcher: Pockets. Clark: Yeah. Pockets that are planned. Lorcher: Okay. Thank you. Commissioners, any other questions for Hethe at this point? All right. Thank you. Clark: Thank you. Lorcher: Mr. Clerk, do we have anybody signed up to testify? Johnson: Madam Chair, no one's signed up on this hearing. Lorcher: So, no nobody on Zoom I take it either? Okay. So, Hethe, we don't really have anybody else. Do you have anything else you would like to add? Okay. Thank you. Can I get a motion to close the public hearing? Smith: So moved. Stoll: Second. Lorcher: It's been moved and seconded to close the hearing for Rockwell Green Subdivision. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: It's like the circle of life; right? I mean I -- I agree that it has been historic that the rooftops come first and, then, the commercial comes second. So, I get that part. Well, Christian is starting, but we are still a ways away. Highway 16 is -- they say 2027. If it's anything it will be the end of 2027. 1 guess my biggest concern for this is the density at McMillan, because -- and I hope you work with ACHD, because there is no room at McMillan and McDermott Road to add signals, add lanes, add turnouts, because the highway is there and geographically it's limited. I can't imagine that you would build a product that would be so noisy that nobody would ever -- you know, would want to live there. So, I appreciate the extra vegetation. I love the extra amenities to be able to make a marketable product, but you are -- and I live in that area. I'm just down the street. So, I totally get Highway 16 is going to be right there. If you look at currently there -- you are like the first in The Fields; right? You are -- it's -- it's hard to say what's happening, because we don't have a precedent that's really been set. There is a little bit on the west of the freeway and -- and Toll Brothers is on the east, but it's still growing. So, it's hard to say. Will it be adequate? Is it too much? Their build out is many phases. I wrote it down. So, I wouldn't deny it based on the -- the density at this point, I just question if it's the right time. So, that's what I'm struggling with right now. Smith: Madam Chair? F24] Meridian Planning&Zoning Commission June 5,2025 Page 20 of 55 Lorcher: Commissioner Smith. Smith: I tend to agree with you. It's -- it's the fact that this is an annexation. I -- I think I might fall slightly on the different side of the coin I think. I -- I fear Hethe may have me figured out a little bit of projects that they give me heartburn, but -- but I think, you know, I -- I fall kind of on the side of -- of approving. It -- it really is that the timing and -- and the access to local amenities, like, you know, regional parks and retail. I'm -- I'm -- I mean I'm a big fan of transit-oriented development. I am a fan of -- of density along transit corridors. I think there have even been some -- some applications they have brought forward that I have -- I have critiqued for maybe not being dense enough for being on a transit corridor. This is -- it's -- it's pushing -- there are a couple of things that are pushing kind of the limits of where I'm okay with but, I -- I -- I -- I -- I don't know that I would -- if -- if the rest of the Commission were, you know, intent on continuing or voting it down, I -- I -- I wouldn't necessarily fight that, but I think I still -- I still lean on the side of approval, if that makes sense. Lorcher: Okay. Commissioner Perreault. Perreault: Madam Chair. The only thing that gives me a little bit of -- I don't know if the word -- I don't know if comfort is the right word, but just that it's going to take about ten to 12 years to build it out and so this whole area could look really different at that time and my hope is that there would be commercial that would come in or some sort of retail type of access. There is many projects being proposed in this area right now. I think we have a couple more -- we have one or two more tonight alone and so it is -- it's a lot to think about, the fact that we could have a thousand rooftops going out there in -- you know, in the next few -- well, probably five to ten years. My primary concern is that we have had a lot of applications where folks are talking about the traffic on McMillan and you mentioned that Ten Mile being the area where these -- these folks would -- would visit for, you know, their -- their shopping and services and I just have a lot of concern about McMillan in general. However, the applicant has no control over that and sure would have -- I'm sure the applicant would appreciate if ACHD would improve that area. I -- I'm pretty sure ACHD has no plans to expand McMillan to widen it at all in that area anytime in the future. There is just geographic limitations. So, as far as the project itself, I think it's mostly well done. There has been a lot of thought put into the green space and into the -- the amenities, which is very much needed since there really isn't anything else out there and I hope that every applicant who comes out in this area does something similar until the city can expand out that way many years from now. Lorcher: I think it's hard, because this is one of the first; right? I mean on -- on the east side of Highway 16, you know, in The Fields division and -- and, you know, we are only going to keep talking about it as we go further. Commissioner Stoll, do you want to comment anything? Stoll: Okay. Sorry. So, my main concern is with the timing with State Highway 16 being opened up. Although 2026, 2027 is stated and watching similar projects, things don't always happen as quickly as we would like, but there does seem to be some F25] Meridian Planning&Zoning Commission June 5,2025 Page 21 of 55 limitations on that as far as when they would -- how much they can build and add in there and the size of the project -- it is going to take a long time. But there does seem to be some limitations on that as far as when they would -- how much they can build and add in there and the size of the project it is going to take a long time. The other part is still related to State Highway 16 and I -- it's the proximity of the project to State Highway 16 and -- but I'm sure you have done your due diligence on whether the folks are going to want to move there and it's not in my -- my place on that. So, I lean towards approval. Lorcher: I do know that McMillan is not an access point to Highway 16, so your choices are to go around down to Chinden or come up to Ustick. So, even if you live at that corner you cannot access the freeway from that end, you are going to have to go north or south one way or another and, you know, I live in that impact area, so I'm -- I'm part of that world every day and it's going to -- it's going to flow and I like the idea of residential, you know, being here. It's up to them to sell the -- their product to people who want to be that close to freeway in their backyard, but that's not -- so -- okay. So, with that in mind after considering all staff and applicant and public testimony I move to approve File No. H-2025-0002 as presented the staff report for the hearing date of June 5th and the applicant continue to work with ACHD and the City of Meridian for access streets, because right now it's preliminary. Napoli: Madam Chair, just to clarify, if you are approving would you approve with the changes to the conditions as proposed on the screen? There is eight conditions that I have -- we as staff have worked with the applicant since the publication of the staff report. So, we would ask that you adopt these tonight and in regards to Condition 2C, that the applicant work with ACHD and the city prior to City Council on those sub streets. Lorcher: All right. Let me modify. As presented in the staff report, including the conditions as presented in tonight's meeting. Smith: I will second that. Lorcher: It's been moved and seconded to approve Rockwell Green Subdivision, including new conditions presented by staff. All those in favor say aye. Any opposed? Motion carries. Thank you very much. MOTION CARRIED: FOUR AYES. THREE ABSENT. Johnson: Madam Chair, I want to apologize. Can we clarify your -- your motion was to recommend approval to City Council? Lorcher: Yes. Johnson: Great. Thank you. 26 Meridian Planning&Zoning Commission June 5,2025 Page 22 of 55 8. Public Hearing for Springday Subdivision (H-2024-0069) by Engineering Solutions, LLP., located on the North side of W. Ustick Rd., 1/4 mile West of N. Black Cat Rd. A. Request: Annexation of 40.84 acres of land with an R-8 zoning district. B. Request: Preliminary Plat consisting of 172 buildable lots and 20 common lots on 38.56 acres of land in the R-8 zoning district. Lorcher: Commissioners, are we still good to keep going? Okay. Give me a second here to get my notes back together, because I went out of order. Okay. Item No. 8 is Spring Day Subdivision, Item No. 2024-0069 for annexation and preliminary plat located on the north side of West Ustick Road, a quarter mile west of Black Cat and we will begin with the staff report. Allen: Thank you, Madam Chair, Members of the Commission. As you mentioned, the next applications before you tonight are a request for annexation and zoning and a preliminary plat. This site consists of 40.84 acres of land. It's zoned RUT in Ada county and it's located approximately a quarter mile west of North Black Cat Road on the north side of West Ustick Road. The Comprehensive Plan future land use map designation is mostly medium density residential, which calls for three to eight dwelling units per acre and that consists of 36.6 acres of the site and another 1.8 acres is designated for office uses. The applicant is requesting -- oh, excuse me. I'm not sharing my presentation. Give me just a moment here. Alrighty. There we go. Sorry about that. The applicant is requesting annexation of 40.84 acres of land with an R-8 zoning district for the development of 172 single family residential homes at a gross density of 4.43 units per acre, which is consistent with the net -- excuse me -- with the density desired of three to eight units per acre in the medium density residential designation. Although a portion of this property is designated for office uses, no office uses are proposed due to the location of the collector street through the property, which after right-of-way dedication only leaves about .65 of an acre, which the applicant states isn't large enough to develop as such. There are mixed-use designated properties directly to the south that could accommodate some of the office uses planned for this area. The Wardle outparcel at the southwest corner of the site will likely be converted to -- or redevelop with an office use in the future. For these reasons and because future land use map designations are not parcel specific, the applicant requests the adjacent abutting medium density residential designation apply to the office designated portion of the site. At the request of staff the annexation boundary includes the adjacent 2.26 acre property to the east owned by the Bureau of Reclamation where the Eight Mile Lateral lies. The preliminary plat does not include that property. A preliminary plat is proposed as shown consisting of 172 buildable lots and 20 common lots on 38.56 acres of land in the R-8 zoning district. The average residential lot size for the proposed development is 5,546 square feet, with a minimum lot size of 4,600 square feet and a maximum lot size of 9,317 square feet. A phasing plan was submitted as shown there on the plat that depicts six phases of development. Access is proposed via one collector street 27 Meridian Planning&Zoning Commission June 5,2025 Page 23 of 55 connection to Ustick Road at the southwest corner of the site, which stubs to the northern property line for future extension in accord with the master street map. A stub street is proposed to the west for future extension and interconnectivity. An emergency only access is proposed on the eastern portion of the site via Ustick Road. A 35 foot wide street buffer is required along Ustick Road, designated as an entryway corridor. A 20 foot wide street buffer is required along the collector street, landscaped in accord with UDC standards. Open space and site amenities are proposed in excess of the minimum requirements. A minimum of 5.78 acres or 15 percent is required. 8.5 acres or 22.04 percent is proposed. A minimum of eight site amenity points are required. A total of 29 points are provided as follows from each of the required categories. The quality of life, the applicant is proposing a picnic area on a site of 5,000 square feet or greater in size. A dog park and two dog waste stations. From the recreation activity area category two paved sports courts are proposed, a swimming pool, and swimming pool changing facilities and restrooms. From the pedestrian or bicycle circulation category multi-use pathways are proposed. And that is along the east and northern boundaries of the site adjacent to the Eight Mile Lateral and, lastly, multi-modal category, the applicant is proposing enclosed bicycle storage. A variety of conceptual building elevations were submitted and there is quite a few of them, so I will just kind of scroll through them here. And they represent the quality of future homes planned in this development. 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. Water service is available to this site. Sewer service is not available and will need to be extended from its current location north of West Ustick Road and North McDermott Road approximately 1.1 miles to the site. Approval of the subdivision sewer system is contingent upon the submittal and approval of plans 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. Because the city does not support annexing and titling 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 the 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 months of the approval of the findings for this application 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 would not be annexed. Several letters of testimony have been received on this application from the public and they are included in the public record. Staff is recommending approval with the requirement of a development agreement, including a provision as previously noted that the applicant enter into a cooperative agreement with the city within six months to extend sewer service to the property or the property will not be annexed. Staff will stand for any questions. Lorcher: Would the applicant like to come forward? F28] Meridian Planning&Zoning Commission June 5,2025 Page 24 of 55 McKay: Thank you, Madam Chair. I'm Becky McKay with Engineering Solution -- Solutions. Business address 1029 North Rosario, Meridian. I'm representing Toll Southwest, LLC, and MFRE River Jordan Mink Ranch North, SLCC, on the application. I'm just trying a tongue twister. We have applications before you this evening for annexation and rezone, preliminary plat and a development agreement for Spring Day Subdivision. The property is located, as Sonya indicated, north of Ustick and just east of McDermott Road. The property consists of two parcels. The primary parcel is approximately 36.67 acres and, then, there is a second parcel that's 1.89 acres that is currently owned by Morris and Dixie Rambo Trust. Pull over here. So, as you can see this is an aerial overview of the property. Go to find my cursor. There I am. So, the property boundary comes down like this. This is an outparcel here that's owned by the Wardle family and, then, the boundary for the subdivision, the annexation comes around like this. To give you a little bit of history of the property, the parent parcel was 40 acres and in Ada County under the D-1 zone they allowed for a one time split of the property. So, this parcel was legally split off under Ada county and, then, subsequently in 1979 or -- no. Later than 1979, sorry, this parcel was split off. This particular division was an illegal division of the property. So, in meeting with the staff on our pre-application conference they indicated to us that this parcel needed to be included in our annexation and part of our preliminary plat to legalize this parcel, which is owned by the Rambo Trust. The Eight Mile Lateral comes across Ustick and, then, it goes up our east boundary and, then, along our north boundary. What's before you this evening is, obviously, an annexation and rezone from rural urban transition to R-8, which is medium density residential. We -- we propose 172 residential lots and 20 common lots. To the east of us is Birchstone Creek Subdivision located here and, then, this vacant parcel that you see here is owned by West Ada School District for a future elementary school site. South of us is Trisha's Way -- or Trisha's Subdivision, sorry, and Jayden Village. So, obviously, this -- you know, this property is a continuation of the existing growth that is in this area. Just south of us is the Linder Road church. They own this parcel and that is zoned C-C and, then, this parcel here to the south is owned by Endurance Holdings and is anticipated and designated for multi-family. Switch over. Your Comprehensive Plan has this designated as primarily medium density residential, the density of three to eight dwelling units per acre and encourages a variety of attached, detached single family dwellings and, then, there is a small sliver of office in your Comprehensive Plan that comes across -- it's basically coming across to the proposed Durango Subdivision that's located on our western boundary and, then, it comes across the -- the parcel owned by the Wardles and just a little bit of it comes in and encroaches into our development. So, what we are asking for this evening is that the property be considered under the medium density residential designation, because what -- what designation of offices on this parcel is minimal and it's just really not viable for us to try to incorporate something that small. We have been coordinating with the Durango Subdivision over here on our west boundary -- and let me scroll here. So, in the ACHD master street plan, Ustick Road, obviously, is designated as a principal arterial. It is intended as a five lane arterial. They will be rebuilding it to the five lane as designated in the master street plan in 2027 and, then, we are at the mid mile. There is a mid-mile collector designated on the master street plan. It comes up from Ustick and, then, goes up to our northern boundary. Then there is Apple Valley Subdivision that is located just F29] Meridian Planning&Zoning Commission June 5,2025 Page 25 of 55 north of us and they have unopened right of way along their eastern boundary and, then, when I did Oak South we brought -- and we brought a collector from McMillan and we brought that collector across Five Mile Creek and, then, it comes in through Aegean Estates and it will link into what is called the Quenzer property, which there are no development plans at this time that is due north of this project. It's not wanting to scroll, Sonya. Frozen. As you can see this is the parcel owned by the Wardles. We are required to provide them access from our collector roadway Avelino and, then, we have an open space here to the north to the Durango Subdivision. We have coordinated with them. So, they will connect to our collector roadway and have an extension here. We do have an emergency vehicle access that would be temporary out to Ustick, but depending on, obviously, the schedule of the subdivision to the west, then, we may not need that -- that emergency vehicle access. We have two common drives within the development. There is one located here in the northwest corner and one located in the southeast corner. Staff has indicated in their staff report that we have four lots on one side of this common drive, which the ordinance only allows you to have a maximum of three on one side. However, the staff wants us to extend our roadway to the east and connect to a stub street that is in the adjoining subdivision. So, we did have a pedestrian pathway, a common lot, then, our common drive, so it is our intent to extend this roadway across and over and connect to that stub street to the east. With the Eight Mile Lateral I have worked with Greg Curtis at Nampa-Meridian Irrigation District. He has jurisdiction over that, even though on the assessor map it says Bureau of Reclamation. It's been turned over to Nampa-Meridian. Greg has asked us to enter into a license agreement with the district that we will provide 36 inch RCP pipe and, then, the Eight Mile Lateral all along our east boundary and north boundary will be piped during the non-irrigation season and Nampa-Meridian will install the pipe and build the boxes if we supply the materials. According to Greg he thinks it -- for safety purposes he does not want an open lateral next to a future elementary and they have a lot of issues when we have a lateral backing up to our lots. So, Sonya indicated the property is 38.56 acres. We have 172 residential lots, 132 detached single family. Those lot sizes range from 4,950 to 9,126. We do have an average lot size of 5,475. To provide some diversity within the project we have 40 duet lots, 20 are alley load, 20 are front load. They range in size from 4,400 square feet to 7,653, with an average lot size of 4,846. Our overall gross density is 4.46 and as indicated with the medium density designation on the Comprehensive Plan land use map, it recommends three to eight. So, we are not pushing that envelope like the project that was before us. We have 20 lots -- or 20 common lots. Of those 20 common lots we have 8.16 acres of open space, which is basically 21.16 percent, which far exceeds that requirement within the code. That does include the local street buffers, which are eight feet in width. We will be having a swimming pool facility with parking, two sports courts, two pickleball courts, picnic shelter. We will have a 14 foot multi-use pathway along the piped Eight Mile Lateral on the north and the east boundaries, along with extensive internal pedestrian pathways that link the project from north to south and east to west. This kind of shows you the -- the landscape plan. You can see here is a corridor where that pathway is going north to south and, then, connecting to the 14 foot multi-use pathway that's along the Eight Mile Lateral. That will be a multi-use pathway, because it will be used for maintenance of the Eight Mile Lateral for Nampa-Meridian Irrigation District, but will also 30 Meridian Planning&Zoning Commission June 5,2025 Page 26 of 55 be available for pedestrians and bicycle traffic. Along Avelino, the collector, we are required to do ten foot sidewalks detached both sides. So, it is -- will be what they call an MUP under Ada County Highway District with a 26 foot travel way. This kind of shows you the southern area. We do have some alley load lots. So, with our -- with our attached product we have a combination of 20 alley load and we have a combination of 20 front load. Those are right here along that Ustick corridor. And as you can see we have pathways -- micro paths that are coming to the south linking up to the central amenity that is located there. Oh, I thought it was me echoing. This kind of gives you an idea of the duets. We do not have any townhomes in here. We have detached single family dwellings and, then, the alley load and front load duets. Here you see the -- the alley load duets. Here you see an example of the front load duets. These are examples. Obviously, when the project gets rolling, you know, new styles come forward and so forth, so these, obviously, are subject to change, but as far as the quality of the homes they will be consistent with the elevations that I'm providing you. Here is -- is alley load and, then, front load product. The single family dwellings we have like the Briar collection. Kind of shows you on the smaller lots they are -- they are single story with two car garages. Then we do have some two-story with two car garages, bonus rooms and, then, on some of the wider lots we may have like a three car garage. This gives you a little better perspective. Obviously, we are incorporating the modulation that's required under the architectural standards. Different types of masonry and siding to give it some diversity and articulation, so that the curb appeal of the homes meets the expectations of the architectural standards of Meridian. Here is the Juniper collection. They have the farmhouse style. They have more modern styles. So, we are looking to have a variety of homes in here that -- that obviously will complement this area. The lots in here -- we have 45 to 55 foot wide lots. Our depths range from 110 to 115, so that kind of gives a little bit of diversity. The duet lots they are on the alleys. The alleys will be 20 feet in width. They will be ACHD alleys. We have 40 foot wide lots in the duets and, then, 110 to 117 feet. So, we do compensate for the narrow width with a little bit more depth. Let me wrap quick. So, water -- a 12 inch water main is available on Ustick Road -- are you beeping me? I'm kidding. So, we -- a 12 inch water main is in Ustick Road. The sewer is north of us in McDermott. It will require an extension of a 30 inch sewer trunk for approximately one mile. We have been working with the Public Works Department on, obviously, making that happen and entering into a cooperative agreement. We have read the staff report. We are in agreement with all conditions of approval and I will stand for questions. Lorcher: I do have a couple of questions. So, you mentioned directly to the east of this project is West Ada School District. McKay: Yes, ma'am. Lorcher: And so your private street at the -- at the southern -- the southern -- southeast corner right now is a private drive, but you are going to turn that into a collector. McKay: We will turn that into a public street. F31 Meridian Planning&Zoning Commission June 5,2025 Page 27 of 55 Lorcher: A public street. McKay: So, it will be a local public street. Lorcher: Okay. And, then, how far -- will it go all the way to the end? And the only reason I asked is because I remember when Owyhee Storm was being built and there is a developer who has property on the other side, there was a big contention of who was responsible for creating the street to the school district. The school district argued that, you know, we want the money for the school, we don't -- you know, we want the developers to help provide some of the infrastructure. So, the road that you are going to put in is -- is going to go up to the outside of the school boundary area; correct? McKay: Correct. So, right now if you look at this aerial map there is an existing local street that comes through that Birch Stone Subdivision and, then, they have a temporary cul-de-sac. Then the school boundary is right here. So, what staff has asked us is to eliminate the common drive, eliminate the ped path and the common lot and take a local street, come across that Nampa-Meridian lot where they are going to pipe the Eight Mile Lateral and make a connection here. Then that would provide for a secondary access for that school, so they are not limited to one sole access to Ustick Road and it would not be at the expense of West Ada School District. Lorcher: Okay. For full disclosure, I live to the west of this about a half mile down. I have no financial interest in this property. I will tell you that the Armfield family was the homesteaders. They were a pretty scrappy bunch, so it doesn't surprise me that they illegally divided their property to have them all live at the same place. So, you know, I have some affinity for those old houses, because they are historic houses. They have been there since probably the early 1900s. But I understand they are just going to be removed completely. McKay: Madam Chairman, there are two homes on this Rambo Trust property. One home was built in 1900. You are correct. Two-story home. The other home was built -- I don't know -- 1950. It is their intent to retain this parcel and those homes and that is the very last phase. Lorcher: Okay. So, right now the two homes that are on that parcel remain. McKay: They will remain until such time as the Rambo Trust agrees to be platted as our last phase. So, everything is kind of -- you know, we have our own independent phasing and, then, we have -- obviously, they -- they have to be platted at some point in time. Lorcher: Right. McKay: If they choose -- right now we have multiple lots showing how it would redevelop, but, obviously, they could choose to just be plaited as two lots with a road on F32 Meridian Planning&Zoning Commission June 5,2025 Page 28 of 55 their north boundary. If they end up deciding let's just keep it the way it is and retain the home. Lorcher: Okay. Thank you. One final question and I will let the Commissioners talk, since I'm being kind of stingy here. Why now, when there is no sewer infrastructure until 2028? McKay: So, that's -- that's a good question. So, in the city's sewer master plan they have that in to be budgeted for in 2028. However, the problem is with ACHD rebuilding Ustick from Black Cat to the McDermott bypass in 2027, then, that's going to shut out the ability to extend it down Ustick. Johnson: Becky, will you pull the microphone to you? Thanks. McKay: So, in our conversations with the city engineer Warren Stewart, the city typically does not participate in the extensions of these trunks. They are at the developer's expense and the city may have them in their master plan where they are going to build them at a specific time. The city is determined that it is in the city's best interest for a cooperative agreement between the developer and the City of Meridian to get it extended prior to 2028 and get it pulled down McDermott and, then, east in Ustick before Ustick is built as five lanes, because, obviously, there is nothing worse than a brand new five lane principal arterial being torn up a year later and this sewer is deep. It's a 30 inch. It's a large sewer coming down McDermott. It's a ten inch coming down Ustick. So, by approving this project, obviously, it's a continuation of existing growth. We are not jumping out into no man's land. We are willing to accept the fact that we will participate in this sewer, which is very expensive. My clients have already had JUB Engineers, who is -- who do the Meridian master plan -- design this sewer. So, the sewer is already designed from where it is south of Five Mile Creek and, then, all the way to the subject property. Lorcher: All right. One more. I need a visual. Okay. So, you got Ustick. You got the bypass -- McDermott bypass. And just west of the bypass ITD is doing Highway 16. So, is your sewer going to come down McDermott bypass? Because, otherwise, you are going to be tearing up everything that ITD is putting in right now for the entry of Highway 16. Madam Chairman, the -- the sewer in the master plan is not planned to come down the bypass. It is planned to come down McDermott. Lorcher: Old McDermott Road? McKay: Yes. Old McDermott Road. Lorcher: Okay. So, with that in mind I -- again, ITD right to the west of your property, as of today they are putting a road in -- concrete -- I don't know if it's asphalt or concrete. They just -- all I hear is machines back and forth -- as the entryway to Highway 16. So, what you are telling me is that you are going to rip all that up to be able to put the sewer back in? F33] Meridian Planning&Zoning Commission June 5,2025 Page 29 of 55 McKay: So, Madam Chairman, what -- Warren Stewart contacted the ITD project engineer asking if we could go in -- because they will be doing work at the intersection of Ustick -- Lorcher: Right. McKay: -- and McDermott and asked the ITD if the city or us could put in a manhole and get the sewer in there before they pave over it and ITD said no. Lorcher: Yeah. Because they are going to do it in the next -- McKay: They are not -- they are not being cooperative. Lorcher: Okay. McKay: They are not being cooperative, even though the city engineer asked them can -- can we get this in now, we -- we have -- we have construction plans. These construction plans were approved years ago and, then, they were -- they were redone based on new conditions and they were told no. So, we are working with -- obviously it is our intent to try to get utilities in prior to improvements, but in some instances it's impossible. Lorcher: But you are willing to take on those expenses? McKay: And that would be -- that would be a burden we would have to bear. Yes, ma'am. Lorcher: Commissioners, do you have any other questions for Becky at this point before we take public testimony? All right. Thank you very much. Mr. Clerk, do we have anybody signed up to testify? Johnson: Madam Chair, we do. Shawn Wardle. Lorcher: Hi, Shawn. If you can state your name and address for the record that would be great. Wardle: Thank you. Shawn Wardle. 2239 East Griner Street, Meridian, Idaho. Here representing John and Cheryl Wardle that live at 5600 West Ustick Road. Thank you, Madam Chair, Members of the Commission. Appreciate your time tonight. I'm here to talk about a couple things, the first of which is the mid-block node. So, in Meridian's Comprehensive Plan we have got office on the north and we have got intended commercial on the south up and down Ustick Road where we see a couple examples of that and so one of the -- one of the reasons for that is there was always planned within ACHD's plan a -- a light at the mid-block to make those uses viable and I saw in the staff report that there was a -- that if a light would come here at the mid-block collector that it would somehow conflict with the light at McDermott Road. So, if -- if you wouldn't F34] Meridian Planning&Zoning Commission June 5,2025 Page 30 of 55 mind having staff address that particular issue, whether there would be a light here or not. The -- the applicant talks about access to -- to the Wardle parcel. We -- we would like to know what kind of mechanism that would be, whether it's a cross-access agreement. Obviously the parcel will redevelop and we understand that, but would like to understand a little bit more of that. Does that come with the city's to and through utility policy or how -- what is the mechanism there? So, if they could address that. And, then, if you -- if you look at the -- the aerial here I would like to point out that there are two actual accesses to use Ustick Road from the Wardle parcel. There is an access directly which -- which would border the new proposed collector road. Then there is a driveway access and, then, to the west there is a neighboring access and so there will be -- if-- if-- if approved there will be four -- four accesses to Ustick Road and so one of the -- one of the questions there is currently Ustick is 50 miles an hour at that -- at that particular area and so one of my questions would be, you know, could -- could there be a recommendation to the Traffic Safety Commission to reduce that as -- as things come along. We understand also that -- that that will serve as a -- essentially an on ramp to Highway 16. So, I didn't see a traffic impact study within the staff report. So, I don't know if I missed that, but that's a question for us as well. And, then, finally, the -- the -- the last kind of issue is with the office designation and the removal of that from this particular application, are the rest of the parcels viable as an office use? I can tell you that as a commercial real estate broker that's one of the questions that I ask is do we have enough area to put -- to put good uses that could serve really the neighborhood. That's what it's -- that's what it's intended to do is serve the neighborhood and -- and potentially professional office that services the elementary school, dentists, orthodontists, optometrists, things like that. So, I appreciate your time and I would stand for any questions. Lorcher: Okay. I think we will answer your questions when the applicant comes back forward. Wardle: Thank you. Lorcher: All right. Thank you. Johnson: Madam Chair, a Tom Robinson. Lorcher: What was the name? Johnson: Tom Robinson. Lorcher: Tom Robinson? No? You are good? Oh, the next one. Okay. All right. We will -- we will put your name on the list. Johnson: That's everyone on this hearing. Lorcher: Anybody else in Chambers would like to comment on this application? Becky, would you like to come back and maybe answer some of Mr. Wardle's questions? F35] Meridian Planning&Zoning Commission June 5,2025 Page 31 of 55 McKay: Madam Chair, Members of the Commission. So, what Ada County Highway District had us do is as you can see in this preliminary plat we have a minimum 20 foot buffer along this western edge. That's required by the Meridian Ordinance. The UDC. ACHD has said you will get a license agreement from us. You landscape it, you maintain it, but the right of way will go clear to the Wardle parcel. So, they will have the ability to access the collector based on whatever configuration they have for redevelopment of that residential parcel. The Durango property to the east, they have commercial along here, but they do have residential right on the western boundary of the Wardles. My recommendation to the Meridian staff was that they have some interconnectivity to the Wardle parcel to basically create a continuation of that neighborhood commercial office corridor along Ustick giving them options and, then, it just makes sense if somebody stops at the dentist office, then, they may go over to the sandwich shop that may be on the Wardle property. So, that would be my recommendation. That application has just been submitted to the City of Meridian. I do have a copy of it. So, obviously, they will comment on that. Yes. Yes. So, Ada County Highway District made it very clear that the traffic signal will be at the McDermott-Ustick bypass. It's already been installed -- Lorcher: Right. McKay: -- and is operational. That will be the signal. So, they did not want another signal at this location and that's why they asked me to offset my north and my south collector, so that we didn't exceed the threshold requiring a signal. Lorcher: Okay. And having conversations with ACHD on Ustick, he told me -- and you will have to verify this, but they were going to change Ustick Road's miles per hour to 35 throughout Ada county. All of it. So, the 50 mile an hour speed is going to go away and he said -- he can't predict what Canyon county's going to do, but Ada county -- ACHD is going to make Ustick Road throughout the entire valley 35 miles an hour. McKay: Correct. So, as they -- as they reach -- so, they are going from Ten Mile to Black Cat in 2026, then, they are going from Black Cat to McDermott in 2027 and, then, the city of Nampa is going to go five lanes on Ustick from Owyhee Storm all the way to the Phyllis Canal. So, that's going to be a principal arterial with residential development. So, I would anticipate when it transitions to that urban designation the speed limit will be dropped significantly. Yes. Lorcher: Okay. Commissioners, do we have any other questions for Becky? Stoll: I'm not sure if this question for Becky, Madam Chair, but can you tell -- talk to me about the timing of the cooperative agreements being tied to a recommendation for annexation, as opposed to just entering into a cooperative agreement for sewer services beforehand. Is that -- is that a requirement, something I should ask the city or is that something you wanted? McKay: Madam Chairman, Commissioner Stoll, that was a requirement of the city -- F36] Meridian Planning&Zoning Commission June 5,2025 Page 32 of 55 Stoll: Yeah. McKay: -- that based on adoption of the findings by the City Council for annexation and rezone we have six months to enter into that cooperative agreement to extend the sewer. So, they are basically putting in a -- a little fail safe. If -- if my clients decide, gee whiz, we don't want to extend that sewer for a mile, then, the property will not be annexed and zoned. So, it is in contingent that my clients enter into that cooperative agreement that they will extend that sewer main within a specific timeline. Stoll: But is there a reason why you wouldn't enter into the agreement before for this request today? McKay: The agreement's already been drafted. The city attorney has already reviewed it and the draft has been given to my clients and they are reviewing it now. So, they are trying to get that executed at this time. Yes, sir. Lorcher: Okay. So, let's say it's a -- a -- a perfect scenario where you go to Planning and Zoning, you go to City Council, you -- you gain your entitlements, what is your -- and you get your agreement to construct your sewer, what is your timeline to have construction happening, knowing that ACHD plans on doing their road work in 2027, ITD is doing their road work now, where do you kind of fit in, because it will be a disruption for Ustick Road again or more, you know, and I -- and I know that it has to -- the lateral stuff has to work around the irrigation season, but the sewer does not. McKay: Right. So, Madam Chair, Ada County Highway District indicated that they did not want us to make any improvements to Ustick, with the exception of the ten foot detached sidewalk. Instead they want us to road trust for 200,000 -- 200,300 dollars and that would be what we would be required if we were to widen 17 feet from center line and, then, build a shoulder along our entire frontage. So, we will be participating, obviously, financially, in that improvement. In my conversations with my client as far as timing, we did not -- you know, the -- the way things are now by the time you get through entitlements -- here we are 2025 and, then, you get your construction plans approved, they would not allow us to get our on-site construction plans approved until the off-site construction plans are approved and, obviously, that work is underway. I don't believe -- and my clients do not believe that we would have any homes going up until after that Ustick -- those Ustick improvements were completed. Lorcher: I understand. Okay. McKay: It's just -- it just takes us usually a couple years, especially if we have off sites. Lorcher: Right. Commissioners, do we have any other questions for Becky? Okay. Thank you very much. Can I get a motion to close the public hearing, please? Smith: So moved. F37] Meridian Planning&Zoning Commission June 5,2025 Page 33 of 55 Stoll: Second. Lorcher: It's been moved and seconded to close the public hearing for Springday Subdivision. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: Well, I'm very familiar, because I'm living this, so -- and I chose to stay and so, you know, I accept the beeping on a consistent basis. ACHD has approached us to put a storm drain in. So, I have been talking with them as well and, you know, everything she said is what they have told me that the improvements are in 2027. I'm -- I'm kind of -- I'm still very surprised that you -- you want to move the -- you know -- and get engaged with moving the infrastructure for the sewer system, but after you explained that you want to do it before all the roadway work is done, as opposed to doing it again and again that makes more sense to me. But 1.1 mile, that's a long way, so -- but you are accepting financial responsibility to do that, so it's not for me to say. I'm glad the historic homes are staying for at least for now. I did not know AC -- or West Ada School District was -- had a space there. Whether they choose to build there or not is yet to be seen. But new schools are always welcome in our community and overall I think the design, you know, will fit the medium density for that north site of Ustick. Smith: Madam Chair, I -- I agree, this traffic flow -- or this internal flow of the -- of the development I -- I -- I can't -- I couldn't quite explain if you asked me to, but I -- I really like the design. It feels kind of, you know, natural cohesive and it's good and I think the sewer concerns -- I think there is -- there is still some -- some hint of a -- you know, a question mark there, but I think given that it's -- it's a contingent -- it's -- you know, the annexation is contingent on that, I -- I think I'm kind of operating under the assumption, you know, treating this as if it is being built and if it's not, well, that's -- that's on the developer and so I'm comfortable with this and -- and I think I'm good to go on it. Lorcher: Okay. You want me to hog all the motions tonight or do you -- Smith: Madam Chair -- Madam Chair, I can make a motion. Lorcher: Commissioner Smith. Smith: Want to make sure this is the correct one. This is Springday. Madam Chair, after considering all staff, applicant and public testimony, I move to recommend approval to the City Council File No. H-2024-0069 as presented in the staff report. Perreault: Second. Lorcher: It's been moved and seconded to approve Springday Subdivision as -- as presented in the staff report. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. F38] Meridian Planning&Zoning Commission June 5,2025 Page 34 of 55 Lorcher: And, Mr. Wardle, if you have any more questions please see Becky and she will be able to answer those questions for you. All right. We are going to take a ten minute break, just to kind of wet our whistle and take a bathroom break. So, we will start again a little bit after 8:00 p.m. and we will do Dayspring. So, thank you very much. (Recess.) 9. Public Hearing for Dayspring Subdivision (H-2024-0070) by Engineering Solutions, LLP., located at South side of W. Ustick Rd., 1/4 mile East of N. McDermott Rd. A. Request: Annexation of 143.09 acres of land with R-4 (32.64 acres), R-8 (77.76 acres), TN-R (25.29 acres) and C-N (7.40 acres) zoning districts. B. Request: Preliminary Plat consisting of 531 buildable lots (517 residential and 14 commercial) and 78 common lots on 143.09 acres of land in the R-4, R-8, TN-R and C-N zoning districts. Lorcher: Okay. If we can start getting ready to continue our meeting, please. Thank you for your patience. We have been talking for the last two hours, so it was nice to take a little bit of break. We have one more item on the agenda, which is Dayspring Subdivision, Item No. 2024-0070, for annexation, preliminary plat on the south side of Ustick, a quarter mile east of McDermott Bypass Road. And, Sonya, we will start with the staff report when you are ready. Allen: Thank you, Madam Chair. The next application before you is a request for annexation and zoning and a preliminary plat. This site consists of one point -- excuse me -- 143.09 acres of land. It's zoned RUT in Ada county and it's located on the south side of West Ustick Road, quarter mile east of North McDermott Road and this is just kind of kitty cornered to the previous project, which is right here. So, the Comprehensive Plan future land use map designation is mixed-use community on two point -- excuse me -- 22.27 acres of land on the northeastern portion of the property. As you can see here on the center map the brown area is the mixed-use community designated area and medium density residential, 120.82 acres on the southern -- southwestern portion of the site, the yellow area. A future school site is also designated along their eastern boundary of the site. The applicant is requesting annexation of 143.09 acres of land with R-4 zoning, which consists of 32.64 acres, R-8 zoning, which consists of 77.76 acres, TN-R zoning, which consists of 25.29 acres and C-N zoning, which consists of 7.4 acres for the development of 571 dwelling units consisting of a mix of single family residential detached homes and townhomes and commercial uses. The proposed mix of uses and densities are consistent with that desired in the underlying future land use map designations for the site. West Ada of School District did submit comments stating a school is not needed in the area designated for such on the future land use map. A preliminary plat is proposed as shown consisting of 531 building lots, F39] Meridian Planning&Zoning Commission June 5,2025 Page 35 of 55 which consist of 517 residential and 14 commercial lots and 78 common lots on 143.09 acres of land in the R-4, R-8, TN-R and C-N zoning districts. The average residential lot size for the proposed development is 6,544 square feet, with a minimum lot size of 1,800 square feet and a maximum lot size of 20,064 square feet. The proposed commercial lots have an average size of 14,375 square feet. A phasing plan was submitted that shows 13 phases of development as shown on the preliminary plat before you. Staff is recommending a change to the phasing plan to include the extension of West McHurtrey Street to the west boundary of the site with phase one for connection to the McDermott Road bypass and that is this road right up here that backs the commercial property. An updated phasing plan should be submitted prior to the City Council hearing. Access is proposed via one collector street at the northeast corner of the site from West Ustick Road, which extends to the south and west boundaries of the site in accord with the master street map. Four existing stub streets at the eastern boundary of the property will also provide access and be extended with development. Stub streets are proposed to adjacent parcels to the east, west and south for future extension and interconnectivity as shown on the plat. Ada County Highway District has required an additional stub street to the south, which staff agrees is necessary for future interconnectivity. A backage road is proposed along West Ustick Road, which will provide a connection between the entry road and the McDermott Road bypass and provide access to the commercial lots. The McDermott Road bypass has been constructed adjacent to this site to the west and is currently under the jurisdiction of Idaho Transportation Department, but is anticipated to be transferred to Ada County Highway District in the future. Staff recommends West McHurtrey Street as extended off site to the west and connects to the McDermott Road bypass with approval from ITD. If approval cannot be obtained from ITD, the street should be extended once under the jurisdiction of ACHD. A 35 foot wide street buffer is required along Ustick Road, designated as an entryway corridor. Twenty foot wide street buffers are required along collector streets, landscaped in accord with UDC standards. Qualified open space and site amenities are proposed in excess of the minimum standards. A minimum of 19.38 acres is required. 31.72 acres or 22.9 percent of the site is proposed. A minimum of 29 site amenity points are required. A total of 55 points are provided as follows: From the quality of life category a picnic area on a site 5,000 square feet or greater in size is proposed, along with a dog park and six dog waste stations. From the recreation activity area category two paved sports courts for pickleball are proposed, along with two swimming pools and changing facilities and restrooms at the swimming pool facilities. From the pedestrian or bicycle circulation system category are multi-use pathways and from the multi-modal is two enclosed bicycle storage areas at the pool house. A variety of conceptual building elevations are proposed and similar to the last application there are quite a few of them, so I will just scroll through them while I'm talking. They do represent the quality of future homes planned in this development. Conceptual elevations and/or design standards should be submitted for the townhome and commercial structures prior to the City Council hearing that demonstrate a cohesive design theme for the entire development consistent with the Comprehensive Plan for mixed-use designated areas. Water service is available at the site. Sewer service is not available, similar to the last project, and will need to be extended from its current location north of West Ustick Road in North McDermott Road approximately .8 miles to F40] Meridian Planning&Zoning Commission June 5,2025 Page 36 of 55 the site. Approval of the subdivision sewer system is contingent upon the submittal and approval of plans 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. 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 cities' and developers' 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 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. Several letters of public testimony have been received on this application and they are included in the public record. Staff is recommending approval with the requirement of a development agreement, including a provision as previously noted that the applicant enter into a cooperative agreement with the city within six months to extend sewer service to the property or the property will not be annexed. Staff will stand for any questions. Lorcher: Would the applicant like to come forward? McKay: Thank you, Madam Chair, Members of the Commission. Becky McKay, Engineering Solutions. Business address 1029 North Rosario in Meridian. You are getting a double dose of me tonight. I'm sorry. I'm here representing Toll Southwest, LLC, and MFRE River Jordan Mink Ranch North, SLCC. We are applying for annexation, rezone, preliminary plat and a development agreement for the Dayspring development. This property is located, obviously, east of North McDermott, south of Ustick. Consists of approximately 143 acres. So, you can see -- you can see the property located right here. So, on our western boundary is the McDermott bypass, which, then, kind of drifts away. Our property line comes down here and, then, comes across and down to the south over and, then, adjoins these existing subdivisions that are located here. The Sky Pilot Drain under Nampa-Meridian Irrigation District runs through here right at our northeast corner. So, in our site planning one of the things that we had to be cognizant of was making sure that our public street was not over the top of the Sky Pilot Drain, which Nampa-Meridian Irrigation District said they would not allow. The distance between our collector roadway, which is a mid-mile collector as shown on the master ACHD master street map, we are about 913 feet to the east of that. That was the location that ACHD asked us to -- to place that -- that collector roadway. The Safford Lateral comes in the property right here, runs up this boundary over and goes due west. That is also under Nampa-Meridian Irrigation District. Greg Curtis asked the -- the same -- the same type of treatment of that facility that we provide the 30 inch RCP pipe and, then, the irrigation district would install it during the non-irrigation season. We are asking for multiple zoning designations on this property. Obviously due to the size and the different Comprehensive Plan designations. We are asking for R-4 medium dense -- medium low density residential, R-8, medium density residential, TN-R, which is traditional neighborhood residential and, then, C-N, which is neighborhood F41 Meridian Planning&Zoning Commission June 5,2025 Page 37 of 55 commercial. We have 517 proposed residential lots, 14 commercial lots, six common lots and 72 -- or six common drives and 72 common lots. On the subject property there are six different parcels. We have four different homes. Two are up at Ustick. One is toward the midsection and one is toward the south. All dwellings and accessory structures will be eliminated and removed with development of this property. As far as the existing developments that adjoin us we have -- to the east we have Trisha's Crossing, which is R-4. We have Turnberry No. 2, which is R-8 and R-4 and, then, kitty corner to us here on our southeast corner that is Burlingame Subdivision, which is R-8. This triangular parcel here is owned by Endurance Holdings. It's anticipated that that will be a multi-family development. I have been coordinating with Endurance Holdings on our stub street locations and as far as our park and ride and dog park, it would adjoin them. There is a total of six parcels within this particular development and under your Comprehensive Plan a majority of the property is medium density residential. The three to eight dwelling units per acre, but it also has -- it also has mixed-use community, so this is right out of your future land use map. You can kind of see the -- the first exhibit, kind of half-moon shape and, then, you can see what our proposed land uses are there on the right-hand side. So, we had multiple meetings with the staff, provided them different concepts, took their recommendations on -- on what they wanted to see and so they -- they basically said, you know, it would be nice if, you know, you had some integration of that neighborhood commercial into your development. So, we have Dayspring Way, which is our mid-mile collector that comes down here. We are providing access to the east to the future apartments. We have a park and ride. We have a pathway and a dog park and since that is kind of a triangular parcel we anticipated that they have -- would have like open space area that would adjoin us and so it could be kind of integrated into ours and they would have pathways that would go over to our transit area. Along the Ustick corridor, since that's a principal arterial, the city staff wanted to see some type of neighborhood commercial. We do not have any direct lot access for the commercial uses to Ustick Road. We have this backage road here, which is called McHurtrey and it will run from our collector over to the McDermott bypass. So, we -- it will, obviously, have access and visibility from the bypass and access to a signalized intersection at this location. Then we kind of-- on the south side we have a couple of office or neighborhood commercial. We have a plaza area with -- with a picnic area. We also have a plaza area up on Ustick with a ten foot detached walk and, then, we have pedestrian access that interconnects both these plazas and goes right through the center of our commercial node. Then we transition as far as our -- our intensity of our residential we have townhomes and we have detached single family. They are alley load, front load and we do have some that are located on the MEW. This kind of shows you the -- the overall project that we have here. So, to the south of us we have a nursery. Sonya indicated ACHD wants another stub street to the south, so we would extend this roadway to here, so there would be a local stub street, as collector road, under the master street map will run from our south boundary, no front-on housing, all the way up to here. We T'd it into Dayspring Way to slow the traffic and, then, it goes on up to Ustick. I have trouble with this. And, then, the collector also goes to the west. So, this will be the primary collector that will take traffic from the interior of this section and, then, that collector, when the property south of us develops, it will extend all the way to Cherry Lane. Under that mixed-use community it talks about F42 Meridian Planning&Zoning Commission June 5,2025 Page 38 of 55 six to 15 dwelling units per acre. It talks about having three different types of land uses. So, we were -- we were cognizant of that fact and so we did incorporate, you know, the -- the townhomes, the -- the alley load, the detached single family dwellings. We have approximately about 22.27 acres in that mixed-use community and the 120 acres or 84.44 percent of the project is medium density residential. One of the criteria under that MUC was to incorporate some type of public space. We have 2.55 acres of public space. That's our public plaza, our open space, our dog park, pathways and our park and ride lot. Then we have about 14 acres of residential. The alley load townhomes, alley load single family and, then, we have about seven and a half acres of commercial, which is about 30 percent. So, we did meet that criteria as outlined in your Comprehensive Plan. All commercial buildings will be compat -- and neighborhood compatible. We -- we do not have elevations for you this evening. Obviously we will be subject to the architectural guidelines within the -- the ordinance that requires articulation and certain types of differing materials on the buildings and especially along the buildings that will back up to -- to Ustick Road. So, those buildings will be up against Ustick Road. We do have a 35 foot buffer. We will have a ten foot landscape. Along our collector roadway we will have ten foot land -- or a ten foot sidewalk that runs all along both sides. We will also have a multi-use pathway after the Safford Lateral is piped that will link all the way to the east and to the south. As indicated, we are 143 acres. This kind of gives you the breakdown. Our gross density of the project that excludes the commercial, so it's not skewed. We are at 3.73. So, obviously, we are on the lower density scale based on the three to eight dwelling units per acre. We have 31.72 acres of qualified open space. That's 22.91 percent. And we will have two swimming pool facilities. One in the north area, one in the south area. They both have parking. Little picnic ball -- pickleball courts. Picnic shelters. We have some tot lots. Playground equipment. And some different pocket parks. We will have our Valley Transit park and ride, our dog park and our extensive pathway network throughout the development. This kind of shows you the -- the landscape plan and kind of the buildings along -- the commercial buildings there at Ustick and, then, McHurtrey Street. I always have a hard time saying that. So, this kind of shows you our central amenity, what it will look like. Obviously, it will have restroom changing facilities. We will have an extensive pool. Based on the size of the development we will have two large pool facilities to accommodate the residents, along with significant parking. Now, I'm stuck. Sonya, I'm stuck. Oh, there it goes. This kind of gives you more of an aerial view. You can see the play equipment, the parking and the -- the pool facilities. That kind of gives you an idea of -- of the quality of the pool and the amenities around it. There are the pickleball courts. This is the entrance into the southern portion of the project as we go south our density decreases and our lots get larger and larger and so we made a significant effort to try to have transitional lot sizes adjacent to the existing homes that are surrounding us. This kind of gives you an aerial overview where you see the project at Ustick with the neighborhood commercial and what it would look like as it's -- as it's constructed. You can see that there is solid development all along our eastern boundary, with the exception of that triangular piece. There is also a proposed -- I think Meridian Park that's going to be to the southwest of us and that's going to be a regional park. It has not been constructed. So, we will, obviously, have the ability to -- with our pathways to interconnect as other parcels develop, adjoining us to that -- to the F43 Meridian Planning&Zoning Commission June 5,2025 Page 39 of 55 southwest to that park. This kind of gives you an elevation of what the townhomes would look like. These are -- these are the alley load type townhomes. You can see a lot of modulation, differ materials. Then we have our single family alley load product. Kind of shows you what that would look like. The Juniper collection -- these will be kind of on the smaller lots that are more up in the northern portion of the project. They are front load, single family, bonus rooms, two -- two car garages, two -- some two-story. A variety of types of homes. You know, your Craftsman style, your modern style, your farmhouse style. Then you kind of see the -- what they call the Riverbend collection. This would be on our larger lots and they have three car garages, obviously, significantly wider home. Then we have the Willows. Include that -- we have lots that will provide homes for different types of families, different lifestyles. They range from 33 feet 55, 65, 75, 85 to 90, 94 to 120 in width and the depths -- we don't have anything that's less than 110 and some of our lots are as deep as 143. We are almost twice what your amenity points require us and I think this is a great project. We are excited and, obviously, the size of this project will help build that sewer. The project to the north -- Johnson: I think you are off of the microphone again. No. You are off the microphone I was saying. McKay: Sorry. Thought you were teasing me again. Lorcher: Okay. Thank you. McKay: Any questions that I can answer? Lorcher: I think we will go with public testimony first and we will have you come back up. Mr. Clerk, who do we have? Johnson: Madam Chair, we have Ryan Howell. Howell: Madam, my name is Ryan Howell. My address is 2203 North Montgomery Avenue here in Meridian. I appreciate the opportunity to talk to you about this. I was hoping that there would be El Pollo Loco for all of us today, but there -- the question -- a couple of the concerns that I have. I spent a couple of hours on your website looking at the different plat maps of this prior to the meeting and as I looked at this -- and is this the -- the picture that's up on the screen right now -- Lorcher: Uh-huh. Howell: -- the Dayspring Subdivision plan? As I was looking at this there are the -- the collectors that go out to Ustick, which is fantastic. However, the other -- the other access areas -- one is down to the right about halfway through and it comes right out at Seasons Park. All the traffic from there is going to have to go around Seasons Park. The next one that comes out, just down from there, also comes out right at Season's Park and they are going to have to go around Seasons Park to get out of there. Now, F44 Meridian Planning&Zoning Commission June 5,2025 Page 40 of 55 that comes out and it dumps out into the -- the -- the subdivision I live in. Turnberry. That's it. Lorcher: Okay. Howell: And there are -- there are also two more access points down low that also dump into Turnberry. Now, all of that in Turnberry comes to one street and that's Charles. Right now at -- at the -- at rush hour time you can't get on to Black Cat from Charles without -- with about 120 homes in the Turnberry Crossing Subdivision. We are going to add another 500 there. Now, granted, they can go up to Ustick, but if they want to go shopping the closest place to go shopping is Albertson's. They have got to get to either Black Cat or Cherry. If they want to go to either the junior high, which is what that area, as I understand is, still -- that's where those -- those kids would go to, they have got to go to Black Cat or Cherry. If they want to go to -- to the closest churches are three of them right there on Black Cat also. So, all of that has got to be funneled down to one street, to Charles, and there isn't any other access through Turnberry. There is -- they can go up and go into Autumn Faire as well, but the most direct access if you are getting to the corner of Cherry and Black Cat is down Charles and that's one street for all of that to be incorporated through and guess what's right there at that street? The bus stop. That's where all those kids get on this bus. Is my time up? Lorcher: It is. Thank you for your testimony. Howell: Thank you very much. Johnson: Madam Chair, next is Don Lafever. Lafever: My name is Don Lafever. 2523 North Patricia Way in Meridian. I sent a -- did a little analysis of the impact statement -- the transportation impact statement and I'm not sure if anybody ever looked at that. I sent it on Monday. Lorcher: We have -- I looked at -- we all looked at your public testimony. Lafever: Okay. Great. Lorcher: We did see it. Lafever: Okay. Lorcher: Don't have it in front of me, but we did read it earlier. Lafever: So, that sort of goes along with what he had to say. It's sort of a way to mitigate all that traffic that's going to be going through there, because they have one lane going up through -- I guess it's Dayspring Way with only one turn to the left, one turn to the right. We have got 500 or -- 172 houses going to be up north, which are going to be coming down, which is going to crowd that. There is going to be an 45 Meridian Planning&Zoning Commission June 5,2025 Page 41 of 55 apartment apparently. I didn't even know about that unit proposed -- down -- not proposed yet -- next to Dayspring. That's going to be another 500 units at least and so all you have going north -- and most of the homes in this subdivision are to the north. All you have is a one lane going up and, then, one over to McDermott. So, I just -- and the one going north has no light. So, the one on McDermott has a light, but it only has one lane turning to the left. So, to me with all those homes it looks like it's going to be very crowded, backed up traffic and if that light goes bad and doesn't turn, it's going to be a disaster and people are going to start going down towards our -- through our subdivision trying to find an easy way out. So, I was sort of shocked to see how much -- many homes are proposed for this area. I didn't realize that. So, anyway, that was my whole thing about this is if you read that, then, that's great. Lorcher: Okay. Thank you very much. Johnson: Madam Chair, next is Richard Munn. Munn: I am Rick Munn. Live at 5130 West Ridgeside Court. They have all touched on pretty much everything I was thinking about. It's the same thing. It's -- we got the park. There is kids dodging in and out. People don't read the signs right now and no parking. They are parked in between there on corners that are blind. There is -- I mean I could see we have got two -- two -- they have got one entrance coming off of Ustick. I don't know about the Cherry one where that's going to be. I don't see it on there myself. But, you know, maybe we can put crash bollards so they can't drive through. They can walk to our park or so. I'm glad to see they are going to have their own swimming pools and things like that, but there is 32 parking spots in our little park, two or three -- three, four of them are handicapped. That's it. They are parking on both sides of the street right now. It's really difficult to get emergency vehicles through there. I don't know what's going to happen with our irrigation. Does our pressure go down? Last time somebody tapped into it we -- we struggled for over a year trying to get our pressure back. I don't know about water pressure. Internet connection. All that stuff is relevant now, you know. So, it's -- you just okayed to over 600 houses within a mile of us. This one here is another six or seven hundred I can throw a rock to from my house. They said they don't need a school. How does that make any sense, you know? It -- it just goes on and on. A lot of these are going -- we just had a bunch of subdivisions built around us. They have gone to rentals and I mean we have got houses with footprints bigger than their lots, you know. So, it's -- we had a nice little community, 25 houses, the park right in the middle. It was our park. The city decided to take it. That's wonderful. We are also on a lift station. Hopefully they will be able to solve that problem with their sewer down Ustick, which is going to be completely overrun for the next umpteen years. So, they will be coming through our subdivisions, armies of trucks. Are they going to rebuild the roads after they rut them all up and everything? You know, it goes on and on. I have been in construction my whole life. I know how it works. So, it's -- it's just -- it's too much density, you know. I mean it came up earlier. Density. Density. Density. Comparable lots. We have got 18, 15 thousand foot lots in ours, you know, and, yeah, they are going to back it up with some decent size lots along the canal, but, then, real F46] Meridian Planning&Zoning Commission June 5,2025 Page 42 of 55 quickly it gets crowded real fast and if they go rentals, which around us they have, they turn into flop houses. You get four or five, six cars per house. Lorcher: All right. Thank you for your testimony. Munn: Thank you. Johnson: Next is Mark Graham. Graham: My name is Mark Graham. I live at 5088 West Tournament Drive in Meridian. I'm also in the Turnberry Crossing Subdivision. My -- I -- I understand that Meridian is growing and people need places to live, so conceptually I'm not opposed to building subdivisions so that people have a place to live. My -- my only question, which all these other people have raised, is all of the traffic that's going to -- oops. Sorry. That's going to be funneling through the subdivisions and it seems to me that -- and -- and I don't understand the mechanics and what the city is allowed to do and not allowed to do, so leaving all that aside, the collector street comes down and stops at the southern end of the subdivision and can the city or Planning and Zoning make approval dependent upon extending that collector all the way down to Cherry? I don't know whether it would require condemnation of some -- a do right or -- you know, what whatever the mechanism is, but that way people could easily get down to Cherry, because, as they said, all the shopping's on Cherry and so that would allow people to -- to leave the subdivision easily and not flood the -- the subdivisions to the east and I think that would make it much more palatable to everyone if -- if that could be part of the approval and building of the subdivision if that little piece of land, just to get down the Cherry, would be required to get that street built before they built houses. Lorcher: We will have the applicant answer that question when she comes back up. Graham: Okay. Thank you for your time. I appreciate it. Lorcher: Thank you for your testimony. Johnson: Madam Chair, Tom Robinson. Robinson: I live at the southeast corner of Seasons Park. Lorcher: Can you give your name and address on the record, please. Robinson: Tom Robinson. 5198 West Ridgeside Court. Lorcher: Thank you. Robinson: My issues are -- one of them is safety. There is almost a hairpin turn as you come in on -- and turn on Bayside, then, on to Ridgeside Court and if you come in there and you are not really hugging that outside corner and somebody's coming this way, F47] Meridian Planning&Zoning Commission June 5,2025 Page 43 of 55 there is going to be an accident there and -- and even those of us who -- the 25 homes that live there, if you are not really focusing, you are apt to get over a little too far and if there is all kinds of other people going through there that aren't used to that, there is going to be an accident and this city should be sued if there is, for -- for allowing this. That little road around that park is not suitable for handling hundreds and hundreds of cars and it's going -- there is going to be problems. It's -- it makes no sense. If this -- this -- a lot of this could be solved if you would finish first that connection with Cherry, so the people could get out to Cherry on that -- on their -- on their -- their own track over there and if you would close off any opening from that subdivision to cars into Seasons Park. Leave it open for kids to ride their bicycles in, for people to walk in, but keep the traffic off the -- around the park. It's dangerous. People are going to get hurt and killed. Kids running back and forth. They don't -- they don't pay attention to cars parked, cars parked not only around the park, there is only room for 31 cars in that whole area. If -- I looked up -- you need to have 24 to 26 feet for a car. There is 31 on the outside and ten or -- ten or 11, including two handicapped in the -- in the basketball court there. It just isn't safe to do it this way. If you would open up the very first thing into Cherry, that would alleviate a lot of this traffic around that park, which was never designed to have heavy traffic, so -- and another thing. If you are coming home at night from the east and that sun is right there, you cannot see unless you are over there rubbing the curb and, then, of course, people park where you are not -- there is a sign there no parking, but there is a game there, there is people there, activity there and you can't see and even if you are watching you are not going to -- it -- it just is not safe. It is not tenable. You could have some kind of opening at that northwest corner so an emergency truck could get through it, only that and people could walk in, they could ride their bike in, they could do that, but don't overload that park to the point where there is going to be an accident. Thank you for your time. Lorcher: Thank you very much. Johnson: Madam Chair, that was everyone who had marked they wanted to speak. Lorcher: Is there anybody else in chambers that would like to speak? Sir. Thacker: My name is Corey Thacker. I live at 5900 West Ustick. A little triangle piece just outside the Ustick exit. I grew up in a small town. I -- when I first moved there in 2013 it was heaven. Farm ground for as far as I could see. Obviously, I'm being drastically impacted. McDermott put down my west border. This neighborhood, which eventually will probably go in across my road. Durango, which is coming up next Planning and Zoning going behind me. The only thing I ask -- I don't want to stay. I want to get out. The only way that's possible for me -- and I do have a contract at the moment, but it requires access for the purchaser; right? They have been in contact with Durango. They have talked to Durango about making sure to do a stem road over to their access, et cetera, et cetera. I don't know how that fits into their access, because you got 500 houses coming this way, you got Durango coming this way, so I mean I would ask that they talk together to make sure that that works, meeting ACHD, ITD, whatever, whichever, whoever, because that's part of the major stipulation of being able 48 Meridian Planning&Zoning Commission June 5,2025 Page 44 of 55 to sell that property is having a commercial access to that property. The other thing is I have water rights. The lateral that comes in going east to west right through the middle of the subdivision, how do they plan to make sure that I get my water rights? I got three-quarters of a -- of an acre of water that's supposed to be piped in all the way down. I don't know how that's planned; right? So, I guess the only thing that I would just sit here and say is -- I mean you are going to see me next month, because I'm going to talk during Durango as well, but the other half of it is it's just kind of like the idea where it's like -- there is plenty of properties in Meridian where you can see, because of lack of foresight, access, whatever they sit empty. On the corner of Ten Mile and Ustick there is a lot sitting there that you are like, well, why isn't a business there? It's just plain empty nothing; right? So, if we plan in advance the retail you are asking for all of the rooftops, well, I have got somebody that wants to put a retail there, so if we can do whatever is needed to make sure that happens that would be great, so -- Lorcher: And before you leave what triangle is yours? Are you on the south side or the north side of the street? Thacker: I'm on the north side of this. So, it's 5900. Right across the road from their commercial lot. Lorcher: Oh. Okay. Thacker: It's not necessarily a triangle, it's like a trapezoid I guess you would call it or -- Lorcher: Okay. Thacker: -- it is. Lorcher: And how many acres do you have? Thacker: I have four. It would take a little longer than I have time to explain. Lorcher: Right. Thacker: But four of that is mine. Two of it belongs to Marqueth. But he has apparently agreed to sell it to the people who are wanting to buy mine -- Lorcher: Okay. Thacker: -- to put in that road. Lorcher: Okay. Thacker: So -- Lorcher: Okay. All right. Thank you. Yes, ma'am. Hi. F49] Meridian Planning&Zoning Commission June 5,2025 Page 45 of 55 S.Robinson: Hi. Thank you for the opportunity. I'm Shantel Robinson. 5198 West Ridgeside Court, Meridian, Idaho. What I'm hearing about all this -- I don't think even we need to hear about this if the city had planned ahead of time. All the roads first, city plan it, what goes where, then, allow developer to develop it according to whatever. Instead it's like going -- developer goes first, what's coming? Seems like backwards. City needs to plan it ahead of time, whatever the retailer, school. Road first. Sewage first. It's more economical. Makes more sense. As it is of the developer runs the show and city just saying, okay, okay, not enough opposition is like -- seems like strange to me and -- I mean we called the city needs to plan it, not some village, you know, individual property developing, whatever. So, I think I would like to request the city to kind of -- okay, from now on five year plan, ten year plans, what -- kind of plan it ahead of time. So, plan more traffics, budgeting, sewer line, all this and I think it make more sense to me. City needs to plan and run the show and leave the planning not to developer. That's my opinion. Lorcher: Thank you. S.Robinson: Thank you. Lorcher: Anybody else in Chambers? Chris, do we have anybody online? Johnson: Madam Chair, we do not. Lorcher: Would the applicant like to come forward to answer some of the questions. McKay: Thank you, Madam Chair, Members of Commission. Becky McKay. Engineering Solutions. So, one of the questions, obviously, is the collector roadway and the long range planning. The collectors that we show within this development match that long range transportation plan for this area based on the master street map adopted by ACHD and within the Comprehensive Plan of the City of Meridian showing the mid mile collectors. Everyone always -- is always concerned -- you know, the -- the size of these larger projects that all these homes are going to be built immediately. Well, I -- I want to remind the Commission that this particular project is a 13 phase project and we typically will develop, maybe one to two phases per year and on these larger projects it takes time. It takes time to get them off the ground and it takes time to build them out. For example, Bridgetower Subdivision that I did, it took 15 years just to develop what was on the east side of Ten Mile. The west side of Ten Mile is still ongoing and it had commercial components and it had, you know, residential components, but these don't happen overnight, so -- so it -- it -- it's not like we are going to be generating the maximum trips immediately. There is concern about the connection to Trish's Way. Now, there is an existing stub street there. It's kind of at an angle and my recommendation when I met with the neighbors I -- I did have multiple neighborhood meetings -- was that we install an island there, which would -- it's naturally kind of just chokes that traffic and if traffic does go that direction that it slows it down. Right now -- right now there are I believe 354 trips on that roadway. That's it. Three fifty-four. The volume for a low -- existing local street is 2,000 trips a day under F50] Meridian Planning&Zoning Commission June 5,2025 Page 46 of 55 the Ada County policy manual and they have 354. We have done everything we can to connect to Classic Drive, Tournament Drive on the east boundary, so that it's a very circuitous connection. So our traffic does not have the inclination of feeding through them. That is going to be an easier way to go out Dayspring to the collector and, then, out to Ustick and so that was one of the key planning things that we worked on to make sure that we did not promote cut-through traffic. Yes, they do have roadways that end up going over to Black Cat, but, you know, you are going to have to cut through and -- and so, like I said, if we make it so that it's difficult -- people will take the path of least resistance and that's how we have planned this whole project. I can't put a barricade up and make it a pedestrian connection under the Ada County Policy Manual, under the Meridian UDC, it says you shall connect to any existing public stub street. So, therefore, I don't have a choice. We didn't have a choice. But we worked with the district, we worked with the city to try to minimize that impact on these neighborhoods. One person indicated that they are concerned about their pressure irrigation. So, their pressure irrigation's in the adjoining developments, Jayden Village, Trisha's Crossing, their own operated by Nampa-Meridian Irrigation District. Nampa-Meridian Irrigation District has asked us to put in a massive pump station down on the Safford Lateral where our water rights are and they want to own and maintain it. Their plan is to interconnect to the existing systems that they currently maintain in the adjoining developments, then, to create a backup and anytime we can loop those systems that creates better pressure. If a pump goes down in one station you have got a backup with another pump station. So, that is only going to improve their pressure irrigation. As far as our lot sizes, I have -- I have a bunch of lot sizes especially adjoining those developments. They range from 8,200 to 9,300. 1 have some that range from 10,000 to 11,800. 1 have lots that are 11,000 to 17,000 square feet. So, I'm not putting little bitty lots next to their larger lots. We worked to transition. That's why that whole south and that east quadrant is all R-4. If we look at our density, you know, our density is, what, 3.43 1 think -- 4-3 or whatever. Sorry. I -- been a long night. It's been a long week. So, you know, we are in that lower -- we are not up there pushing that envelope. You know, that project that was before us, you know, they are coming in at, what, 8.06 in a three to eight dwelling unit, asking for an R-15. I'm not doing that. We are under four. We are staying on that lower end. We are looking at compatibility. We are looking at transition. We are looking at what kind of traffic we are generating. We know there are thresholds. This whole area from a transportation perspective is going to change when State Highway 16 is completed. The traffic patterns are going to be completely different and -- and it's going to be an expressway. They are going to be -- have access to 1-84. We are going to have interchanges. We are going to have five lane Ustick, not a two lane Ustick with intermittent sections of sidewalk. It's going to have continuous sidewalk and five lanes. So, as far as the comments that, you know, hey, the transportation system should be built first before you come in, the transportation system is being built and it's very rare that I come before this Commission where we are seeing such public investment from the state, from Ada County Highway District, to improve the transportation ahead of me impacting these -- this roadway network. As far as safety around the park, there is a neighborhood park, Seasons Park, within the development to the east. You know, they have playgrounds, they have shelters, they have open fields. We are going to have our own playgrounds. We are going to have our own shelters. F51 Meridian Planning&Zoning Commission June 5,2025 Page 47 of 55 We are going to have our own open fields. We are going to have multiple swimming pools. We are going to have our own pathway network. We may have kids that go over there, but we are trying to, obviously, make sure that we have amenities to serve these residents, so that we don't overburden that neighborhood park and that is the intent of the UDC requiring the 15 percent open -- qualified open space and a certain number of amenity points and we have, what, 30 some acres of open space within this development. I mean that's -- that's significant in my opinion. Then we are going to have the regional park to the southwest of us when that gets built and funded. The other thing is there is an existing lift station at Trisha's Way right here -- right there. That lift station was not intended to be there. When that project was approved that engineer indicated it could sewer -- gravity sewer to Meridian. After approval, then, the engineer said, well, I made a mistake, it can't. Then they went to the city Public Works Department and said we need a temporary lift station. The city was not happy about that. Not happy about it. As a condition of approval with my first phase the first thing we have to do is decommission that lift station that serves these residents and connect them to the gravity sewer. That lift station is costing the City of Meridian money every year for maintenance, operation, power, et cetera. So, that is -- that is -- that burden is upon us and so not only are we making improvements that are going to benefit this development, it will benefit the community as a whole. These -- these projects are in a priority growth area and I want you to keep that in mind. I'm not jumping clear out into the sticks and, like I said, it will take us a couple years to get this going and -- and I would ask that the Commission consider that, look at the quality, look at the variety of lots I'm providing and my low density and approve this. Thank you. Lorcher: Quick question. One of the questions came -- Dayspring comes off of Ustick. Does it connect all the way through to Cherry Lane? McKay: Madam Chair, the collector roadway does not -- within our project does not connect to Cherry Lane. So, it will be extended when these properties to the south of us develop, this collector -- they will have to extend it and connect it to Cherry Lane. So, it's only a matter of time. Lorcher: Okay. So, when I'm looking at this picture, the bottom white part, that's just a stub street then? McKay: Yes, ma'am. Lorcher: And so in order to get out I would have to go to Black Cat to the east? McKay: You would -- you would either go to Ustick or you would go out to the bypass, get on Highway 16 -- Lorcher: Okay. I see. Yeah. McKay: You know, they will be making right-hand turns on Ustick. So, existing services are not to the west, existing services are to the east. F52 Meridian Planning&Zoning Commission June 5,2025 Page 48 of 55 Lorcher: Okay. McKay: So, we want to make sure that all of these -- we have different what I call pods and they all connect to that Dayspring Way and, then, we want to make it convenient, easy, go to Dayspring Way, make a right turn on Ustick and, then, go down Ustick. Lorcher: Okay. And where are you going to start north or south? North, because of the sewer? McKay: We would have to -- we would have to start at the north, because that's where the sewer and the water will be. We will have to build a good portion of that collector and, then, we also have to -- with our first phase bring in this street and take that -- and take that lift station offline. Lorcher: Okay. Commissioners, do we have any questions for Becky? Smith: Madam Chair, I have a question. Might be -- might end up being a question for staff. I just want to make sure I kind of -- we have some sort of answer on this, but the gentleman that was concerned about access with this Durango, it looks like I'm seeing some stubs into his property, some stubs into Durango from this project and I'm just curious do we have any visibility -- talking with those developers, just trying to help answer that question of what connection might look like from your property through Durango into that property via stubs. Parsons: Yeah. Madam Chairman, yeah, they are on the north -- his property is on the north side. Smith: On this -- sorry. For the -- the southern triangle. Sorry. I'm not asking -- that was what we were talking about, but it looks like there are stubs going in from this application to that southern chunk and, then, you know, he takes access out to Ustick and also access via the -- the eastern kind of stub there. I'm just curious do we have visibility on what kind of that interconnectivity between those parcels might look like? Am I making sense? McKay: Madam Chair. So -- so, you are -- you are talking the triangular area? Smith: Yes. McKay: Yes. I do have their site plan. So, I have a stub street that goes into it here. I have a stub street that goes into their project here. We have pathway connections and our park and ride and interconnectivity here in their triangular area and, then, if they wanted access here they would align with this street. So, they have three different options. But it all -- they will all feed to Dayspring Way. Smith: Thank you. F53] Meridian Planning&Zoning Commission June 5,2025 Page 49 of 55 McKay: And, then, the commercial portion owned by the church, they have a proposed access to Ustick. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: I have one unrelated question also regarding the pump on that -- that sub lateral. Just curious in regards to the phasing when that is intended to go in the -- the pump that MID asked for. McKay: Madam Chairman, Commissioner Smith, the pump station will have to go in with phase one -- Smith: Okay. McKay: -- because we have to have pressurized irrigation for our first phase and the pump station -- I think we had it located right in this location. Lorcher: Commissioners, any other questions of the applicant? Stoll: Madam Chair. Becky, what's the distance from the southern part of your development of Dayspring down to Cherry? McKay: It appears to be less than a quarter mile. Stoll: Quarter mile. Bill, is that -- is that about right? Stoll: And what's the phasing of time frames that you think for the southern part of that -- your development that's going to be occurring. Roughly. You have 14 phases. What -- what year are we talking about? McKay: Well, typically, my clients like to have diversity of product, so the phasing is kind of going to bounce around a little bit, so that maybe we have the -- some alley load homes and, then, we will want estate lots in the south portion. They always like to get their central amenity in with their first phase, so I would anticipate that we would build that collector down and, then, have some of those larger estate lots pretty -- you know, within, I don't know, probably four years would be my guess. It will take us two years to get the first phase online. The off-site. And, then, within four years be down there. So, they like to have -- you know, we have different lot sizes and different size homes. So, we like to diversity is the key to success in the marketplace. So, you appeal to different people. If the market slows down, you know, you are -- you don't have just a whole bunch of high end, large estate lots, nor do you want to have a whole bunch of, you know, duet or townhome lots, you know, you want -- you want variety and -- and that was the success with -- with BridgeTower that even during the great recession we were still doing more phases, because it wasn't just another subdivision, it was a community 54 Meridian Planning&Zoning Commission June 5,2025 Page 50 of 55 and that's what this is. The projects that are just another subdivision, those were the ones that tanked, back to the banks. The larger projects that had diversity and product that were still, you know, might have been a slow crawl, but they were still moving forward. Those were the projects that we saw success with. Stoll: Madam Chair, one more question. Lorcher: Sure. Stoll: Have you been in conversations with the property owner to the south of your development since you are talking about quarter mile to connect to Cherry? McKay: Madam -- Madam Chair, Councilman Stoll, yes, I did. He -- there was a gentleman that -- he owns a nursery. He indicated to me that he was not opposed to the project, that he assumed, you know, with all the activity with the State Highway 16 extension, that eventually that project would develop and so I think he was kind of looking at, you know, as we bring this collector down and we bring water down and that's, obviously, going to set his parcel up for prime development. Lorcher: Commissioners, anymore questions for Becky? Thank you very much. Can I get a motion to close the public hearing? Smith: So moved. Stoll: Second. Lorcher: It's been moved and seconded to close the public hearing for Dayspring Subdivision. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: I think the challenge is that it's just -- it's just so big. It's overwhelming. But we are also looking at 15 years to build it all out. There was a comment about how come there is no school, but West Ada has acreage on the north side of Ustick, as opposed to the south side of Ustick. So, there is a school, it's just not on the north side of the street, it will be on the south side of -- excuse me -- it will be on the north side of the street, not the south side of the street. The questions about infrastructure I feel like were answered and overall the design of the subdivision is vast. It's -- I like the diversity of it. It's a shame that we haven't been able to connect to Cherry Lane right now, but that's -- every owner has a right to sell their property when they wish to. It's not up to the city to force anybody to do that and the stub streets are already there and ACHD has already said even before any of you moved into your community when you saw those red stripes that said future roadway or whatever it says, that it was always planned to be there. I like the fact that the commercial is on Ustick and I think initially the phasing is going to go slow enough that it will trickle in and other parcels will continue to develop and -- and creating infrastructure. When I first saw this I was F55] Meridian Planning&Zoning Commission June 5,2025 Page 51 of 55 overwhelmed, but now that Becky has kind of explained and -- and how it's going to work, it's going to connect to the bypass, five lanes on Ustick, Highway 16, it is all going to change and our little country living off of Ustick Road is -- is going to change and they are preparing themselves, so that in 2027 when ACHD widens Ustick Road that they can be part of that change. So, I am actually in supporting of this and, of course, it all predicates on whether or not the city and the developer can come to an agreement -- the development agreement to do the sewer. If that's not going to happen, then, none of this happens. So, between now and -- and the hearing with the City Council, that's going to happen. I think the only criticism I have on this one is that a few years after The Oaks was built that the community complained that there is -- there is a property on the -- the -- the north and the south side of McMillan for The Oaks and that their amenities were, you know, kind of crossing over and they there weren't enough. Even though you have that open space and it was specifically on the pools and so I envisioned, you know, a few years from now that people say they are in my pool, but, you know, that's a detail to work out later. Commissioners, what do you think? Perreault: Madam Chair? Lorcher: Commissioner Perreault. Perreault: Thank you. So, I have lived near Black Cat and Cherry since 2009, so I have been out in this area before the Ten Mile interchange existed. I have been out here before a good majority of all the subdivisions existed. So, I can relate with concerns about growth out here and -- and, you know, how fast it feels like it's happening. I live in an area that is near Fuller Park. It belonged to the West Ada Recreation District, now owned and run by the city, and that park has hundreds of houses and subdivisions around that park and in regard to concerns with Seasons Park, hardly anybody uses it and there is walking access, there is driving access, it's a fabulous place to be and it's underused and I -- I -- so, I don't -- and the reason it's underused is because the neighborhoods around it have their own parks, have their own places to play, and I anticipate this is going to be a similar situation. But if you ever get a chance Fuller Park is amazing. So, having seen this many subdivisions built and the interconnectivity that's purposely done between the subdivisions, the more connectivity you have, the more streets you have, the more you take individual cars off of each street, which means that -- that the cars are -- have multiple options, so they are not all funneling down one street and out to another arterial and we know that's true, because we have built so many subdivisions in this manner that ACHD knows how traffic flows and the way in which folks tend to go. They are going to take the easiest route they can and that is not to go through multiple short streets and stop at stop signs and stop at stop signs, they are going to go where there is not -- where there is a smooth sailing option. So, I just want to say that. I don't know if that gives the neighbors any encouragement or not, but I have been seeing this going on for a very, very long time and this neighborhood has more connected streets than almost anyone I have seen in the recent past. I have been making decisions with the city since 2017 and I don't know that I have seen a subdivision that has like seven or eight connections. So, that's -- that's a good thing, even though it might seem like it's not. Otherwise, I also 56 Meridian Planning&Zoning Commission June 5,2025 Page 52 of 55 have the same sentiments as the chairwoman that this feels overwhelming and big, but it's not necessarily a poorly designed community. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: I -- earlier tonight I think we -- we saw a good example of a project for -- for example, that while in the best interests of the city to move forward with, maybe had some significant concerns around access and design and -- and variety and things that kind of weighed against it that, honestly, for me made a little bit of heartburn. I don't have that feeling with the way that this -- this development is designed. I -- I know it wasn't intended with malice, it always rubs me a little the wrong way when -- when I hear that us as a commission or the city kind of seen as a rubber stamp on developers. I think a lot of people don't see the incredible work that staff does behind the scenes to ensure that projects and applications are up to a really high standard by the time they get to us and so it's easy when you see a lot of approvals, you know, you -- you can kind of miss those details. I think this is a great product of the developer and staff working together on something that is -- that -- that really is a good fit. I -- I see the transition space. I'm looking -- I was counting at one point on the map almost kind of one-to-one ratios of backyards of -- on -- on those borders. I understand that -- that change can be hard and especially a change at the scale all at once you can hear 500 houses. It's -- it's easy to -- to bristle at that and it's understandable. But over -- over this large of a space and looking at the density, I think the density is really appropriate given kind of the surrounding density of those neighboring developments. I think this is an area that's just growing quickly and I -- I always -- I -- I feel for people who are seeing a significant change from what they are used -- from what they are used to, but that -- this -- that's the reality and -- and to echo your -- your comment, Madam Chair, those stub streets are -- are there for a reason. They are -- they are there to indicate that something is going to go there in the future and so I would just encourage -- I -- I -- I genuinely mean this, this is -- I think this is a really good development. I -- I think this is thought out very well and a lot of the heartburn that I might see for other developments I don't feel about this and so, you know, I'm just a stranger at a -- at a -- at a dais, but, hopefully, that -- I mean provides some comfort that I genuinely think this is a really good project with really diverse offerings and -- and a lot of the density that does exist is north closer to Ustick, funneling people out that way to hopefully lessen the impact on the -- the -- the eastern kind of neighboring communities., So I'm fully in support of this. I understand some of the -- some of the concerns, but I think this is genuinely a really great project. Lorcher: Well, hopefully, we were able to answer some questions today, too. Commissioner Stoll, do you want to add anything? Stoll: Yeah. Madam Chair, appreciate that. Overall the project -- large projects are breathtaking, both as far as the size and what it's going to mean for the community. I look back fondly upon and prefer when I moved to this area in 1993 and I wish it had F57] Meridian Planning&Zoning Commission June 5,2025 Page 53 of 55 stayed what it was back then. But many of the opportunities and amenities that were not there in 1993 are here now because of growth that has occurred and new friends that I have made over that time period. Large developments, although breathtaking, can be and are very beneficial as far as helping to put into effect a transportation system that we know is going to be impacted by this development. It's the small ones that choke us and cause problems in the long term and I would recommend that folks take a look at the good work that the city has done with the Comprehensive Plan, because they have laid out what they want the city to grow as. The county has done the same thing. Look at the work that the Community Planning Association of Southwest Idaho has done for its long range transportation plan for the two counties and, then, also what ACHD has done with its master streets plan. The challenge isn't that planning hasn't been done, it's the lack of financial resources that we have within the state on how we set up and we would all love to put in the transportation infrastructure now, because it would save us a lot of money in buying the right of way, but that's not how it's set up and we as voters often turn down opportunities or contact our legislators that say, no, don't increase our property tax or, sorry, don't increase our gas tax. We contact ACHD and say we don't want impact fees to go up or our property tax to go up and the same thing with the city. Until that changes we are going to be reactive on trying to put in the transportation system and it's going to be developments coming in first and, then, we will be doing the improvements later on. This particular development there is really only two things that give me pause and one I just answered is the connection on the southern part to Ustick. I wish that was being done now, as opposed to later, but we have the development application in front of us now. We don't have one at a later date. The cooperative agreement I still struggle with why we are having this conversation before the cooperative agreement has been executed, but I understand why and as long as we have the condition that the cooperative agreement has to be executed within six months I'm comfortable with going forward with this development. Perreault: Madam Chair? Lorcher: Commissioner Perreault. Perreault: Just one more quick statement. At the corner of Black Cat and McMillan this same developer, Toll Brothers, built a 700 plus home subdivision and they built it on McMillan, which is a two lane road with no intention of it being expanded. This is -- I'm not advocating for this per se, but just -- just to have a comparison. This is going to be built on a five lane road and so there -- I think that that traffic is going to move better than what you see on McMillan with that 700 plus home subdivision that's there at Black and McMillan. I also am curious if Toll Brothers has applied for their own zip code now or is that coming? Lorcher: All right. Stoll: Madam Chair, if I may -- F58] Meridian Planning&Zoning Commission June 5,2025 Page 54 of 55 Lorcher: Yes. Stoll: -- I have been the only one that's been not doing this. Lorcher: Give it ago. Stoll: I'd like to make a motion. After considering all staff, applicant and public testimony I move to recommend approval to the City Council of File No. H-2024-0070 as presented in the staff report for the hearing date of June 5th, 2025. Smith: Second that. Lorcher: It's been moved and seconded to approve Dayspring Subdivision. All those in favor say aye. Any opposed? Did I say Dayspring? Is this one Springday? Which one is it? Dayspring? Okay. Dayspring Subdivision. Johnson: Madam Chair, can you clarify it's recommended approval. Lorcher: A recommended approval and I say aye. MOTION CARRIED: FOUR AYES. THREE ABSENT. Lorcher: All right. Before we adjourn, two housekeeping things. Number one we do not have Planning and Zoning on June 19th, since it's a federal holiday. We will be on June 26th. I understand we have five or six applications, so it will be a full day. And just a reminder when Tina sends out e-mails, if we can all respond to all quickly, so that she can get a quorum. I think with people being on vacation this summer it will be a little bit challenging. And with that I will take one more motion. Parsons: Madam Chair, just one -- one other clarification -- Lorcher: Oh, one more housekeeping. Parsons: It's going to start at 6:30 -- Lorcher: Oh, 6:30 on the 26th. Parsons: Yes. Lorcher: Okay. Very good. I will take one more motion. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: Move to adjourn. F59] Meridian Planning&Zoning Commission June 5,2025 Page 55 of 55 Stoll: Second. Lorcher: It's been moved and seconded to adjourn. All those in favor say aye. MOTION CARRIED: FOUR AYES. THREE ABSENT. MEETING ADJOURNED AT 9:23 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED 6 126 I 25 MARIA LORCHER - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK F60 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve Minutes of the May 15, 2025 Planning and Zoning Commission Meeting 4 Meridian Planning&Zoning Commission May 15,2025 Page 33 of 33 Garrett: Second. Rust: Second. Lorcher: It's been moved and seconded to approve File No. 0068. All those in favor say aye. Any opposed? Motion carries. This will go to City Council in a couple of weeks. Thank you. MOTION CARRIED: ALL AYES. Lorcher: I will take one more motion. Rust: Madam Chair? Lorcher: Commissioner Rust. Rust: I move that we adjourn. Smith: Second. Lorcher: It's been moved and seconded we adjourn. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: ALL AYES. MEETING ADJOURNED AT 7:51 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED MARIA LORCHER - CHAIRMAN 6-5-2025 ATTEST: CHRIS JOHNSON - CITY CLERK 6-5-2025 37 E K IDIAN:--- iuAn Planning and Zoning Presentations and outline Changes to Agenda:  Item #2: Jackson’s Food Stores (H-2024-0054) – Applicant requests withdrawal of application.  Item #3: Idaho Power McDermott Substation (H-2025-0008) – Project needs to be continued due to noticing error to th June 26. Item #4: PAW Subdivision (H-2024-0073) Application(s):  Preliminary Plat, Conditional Use Permit Size of property, existing zoning, and location: This site consists of 4.77 acres of land, zoned CC and R-40 located at 1680 W. Ustick Road. History: H-2021-0102; FP-2022-0034; DA Inst # 2022-063228 Comprehensive Plan FLUM Designation: Mixed Use Non-Residential Summary of Request: In 2022, a proposal to rezone 3.42 acres of the subject property from C-C to R-40, and a preliminary plat for 33 townhouse lots, 2 lots for 2 vertically integrated buildings with 6 residential units each (commercial and residential), 1 commercial lot, and 10 common lots. Along with a conditional use permit for townhouses in the R-40 zoning district. The proposal was approved by the City Council; however, the preliminary plat expired prior to receiving the City Engineer’s signature. The Conditional Use Permit also expired with the application. The applicant is back to requesting a Preliminary Plat with 49 lots (33 residential, 2 vertically integrated buildings, 1 commercial, 10 common lots and 3 private streets); and a Conditional Use Permit for the proposed townhomes. Townhouses are allowed by conditional use in the R-40 zoning district and vertically integrated structures are a principally-permitted use in the C-C zoning district. Although it has not been determined what type of future use would occur on the commercial lot, the concept plan suggests a drive through establishment. If this drive-through is proposed in the future, it will require the approval a conditional use permit once a user has been identified. Building elevations were submitted with this application. The elevations show townhouses comprised of materials consisting of rock, cement board and hardie board, lap siding, with pitched roofs, exposed timber frame and trellis features, with stone bases. Windows are included on many of the garage doors. The elevations demonstrate significant fenestration and modulation as well as a variety of roofline variation. Most buildings also include first floor covered porches and second story decks. Staff find the elevations, as proposed, demonstrate high quality design, but the elevations of the vertically integrated structures reflect a townhouse design rather than a commercial business. At design review the first floor (commercial portion) of the vertically integrated buildings shall meet the commercial architectural design standards. Staff Recommendation: Approval with conditions Written Testimony: None Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2024-0073, as presented in the staff report for the hearing date of June 5, 2025: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2024-0073, as presented during the hearing on June 5, 2025, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-0073 to the hearing date of ____ for the following reason(s): (You should state specific reason(s) for continuance.) Item #5: Elite Fitness (H-2025-0021) Application(s):  Conditional Use Permit Size of property, existing zoning, and location: This site consists of 1.33 acres of land, zoned I-L, located at 2640 E. State Avenue, Suite #120. History: A certificate of zoning compliance and design review (A-2021-0021) to construct a 23,000 square foot flex building. Comprehensive Plan FLUM Designation: Mixed Use Non-Residential Summary of Request: The applicant requests a Conditional Use Permit request to operate an indoor recreation facility (indoor personal training gym) in Suite 120 (3,972 square-foot) in an existing 23,000 square-foot flex building. This building was previously approved through an administrative application (A-2021-0021), consistent with the industrial zoning and planned unit development approved in 1991 (via the Gemtone CUP). That approval allowed a broader range of uses beyond what is typically permitted in the I-L (Light Industrial) zoning district. Although indoor recreation facilities are not standard uses within industrial zones, they may be considered through a Conditional Use Permit. As such, the Planning and Zoning Commission should evaluate whether continued expansion of commercial uses within industrial areas remains appropriate. The I-L zone is meant to provide opportunities for business and employment, which typically includes light manufacturing, research and development, warehousing, and distribution. However, due to a lack of commercial tenant vacancies, indoor recreation facilities exploring spaces in the I-L zone is becoming more common. While there are several indoor recreation facilities in the area, this indoor recreation facility is more specialized, allowing trainers and clients to have a more privatized training environment with no more than 14 people at the facility at any one time. Additionally, there will be no outside activity. The proposed indoor recreation facility provides a unique recreational opportunity for residents. The surrounding area includes a mix of uses such as a church, offices, flex space, warehousing, employment centers, and other indoor recreation facilities (e.g., K1 Speed and Flying Pickle). The proposed personal training gym would be located adjacent to offices and near other recreational uses, which suggests it would be compatible with the area’s character and offer additional recreational opportunities. Due to this being an industrial building with primarily indoor recreation facilities as tenants, staff asked the applicant to provide a parking analysis. The site meets the commercial parking standards of 1 space per 500 square feet of gross floor area, and based on the parking analysis, it appears there is adequate room for the addition of another indoor recreation facility. Day of the Week Time of Day Spaces Available Monday Morning/Evening 44/32 Tuesday Morning/Evening 39/39 Thursday Midday 41 Friday Evening 34 Saturday Midday/Evening 33/47 Staff Recommendation: Approval with conditions Written Testimony: None Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2025-0021, as presented in the staff th report for the hearing date of June 5, 2025: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2025-0021, as presented during the th hearing on June 5, 2025, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2025-0021 to the hearing date of ____ for the following reason(s): (You should state specific reason(s) for continuance.) Item #6: El Pollo Loco (H-2025-0018) Application(s):  Conditional Use Permit Size of property, existing zoning, and location: This site consists of 0.87 acres of land, zoned C-G, located at 3471 W. Chinden Boulevard. History: In 2018, the subject property was annexed as part of a larger development area consisting of residential and commercial property zoned R-40 and C-G and included in a preliminary plat. A development agreement was required as a provision of annexation, which governs future development of the property. The property was later included in a final plat as a portion of Lot 5, Block 1, Lost Rapids Subdivision. Additionally, this property and the neighboring property to the west (SWIG) had a property boundary adjustment done in 2022 to make this site larger and the neighboring property smaller. Comprehensive Plan FLUM Designation: Commercial Summary of Request: The applicant requests a Conditional Use Permit (CUP) for a 2,000 square foot drive-through establishment within 300 feet of another drive-through and residential district. The site consists of 0.87 acres in the C-G zoning district. The site is among several commercially zoned properties at the corner of Chinden Boulevard and Ten Mile Road in the Lost Rapids Subdivision. The proposed use of a restaurant with a drive-through aligns with the desired uses specified in the Commercial designation in the comprehensive plan, as noted above. In conjunction with the neighboring drive-throughs (Key Bank, Swig, Dutch Bros, and Slim Chickens) and Costco to the south, the proposed use satisfies the commercial FLUM designation for this area. While the comprehensive plan did not envision all the lots fronting Chinden Boulevard as drive-throughs, the market has led them to become drive-throughs. In addition, El Pollo Loco has indicated their hours of operation are intended to be 10 am to 11 pm, which is consistent with the UDC and the surrounding businesses. The hours of operation were an important factor during the original entitlement of the subdivision from the neighboring subdivisions. Access is proposed via the east/west private drive aisle along the southern boundary of the site; direct access via W. Chinden Blvd./SH 20-26 is prohibited. A reciprocal cross-access easement exists between all lots in the subdivision as noted on the Lost Rapids subdivision plat. Based on the 3,250 square-foot building, a minimum of 13 spaces are required. A total of 24 parking spaces are proposed, exceeding the minimum standard by 13 spaces. The proposed elevations do not meet all the standards listed in the ASM and the Development Agreement. Staff is recommending additional fenestration along the North façade. The additional fenestration may be achieved through alternative measures or faux windows. Staff will work with the applicant during the design review phase. The final design is required to comply with the Architectural Standards Manual for Commercial Design Guidelines. Staff Recommendation: Approval with conditions. Written Testimony: Wade Ramsey, the HOA president of Bainbridge Subdivision, reiterates the nearby residents' desire to have El Pollo Loco closed before midnight and no overnight deliveries. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2025-0018, as presented in the staff th report for the hearing date of June 5, 2025: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2025-0018, as presented during the th hearing on June 5, 2025, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2025-0018 to the hearing date of ____ for the following reason(s): (You should state specific reason(s) for continuance.) Item #7: Rockwell Greens Subdivision (H-2025-0002) Application(s):  Annexation, Preliminary Plat, and Alternative Compliance (Director Approved) Size of property, existing zoning, and location: This site consists of 51.15 acres of land, zoned RUT in Ada County, generally located at the NW corner of State Highway 16 and McMillan Road. History: The applicant had a previous application that was submitted in 2024, but the applicant withdrew this application to obtain additional land to incorporate within the subdivision. Comprehensive Plan FLUM Designation: Medium Density Residential Summary of Request: Annexation of 51.15 acres of land with the R-15 zoning district; a preliminary plat consisting of 412 building lots, 27 commons lots; and alternative compliance for the city's standards for developments abutting a state highway. This property lies within the Fields Sub-Area Plan, a four-square-mile planning area located in the northwest corner of the City’s Area of Impact. The boundaries of this sub-area are Ustick Road to the south, Can-Ada Road to the west, Chinden Boulevard/US Highway 20/26 to the north, and McDermott Road/State Highway 16 to the east. The Fields Sub-Area Plan envisions a cohesive “modern rural” character across all new development. This theme should be reflected in housing design, public amenities, streetscapes, open spaces, and commercial areas. Design guidance in the plan emphasizes the use of natural landscaping such as tall fescue and wildflowers, split rail fencing, street trees, public art, and appropriately themed signage. Multi-use pathways and on-street bike lanes are also encouraged to promote connectivity. High-quality design and implementation of these character elements are expected throughout the area. The Future Land Use Map (FLUM) designates the area proposed for annexation as Medium Density Residential (MDR), which supports residential development at a density of three to eight dwelling units per acre. The proposed development is planned at a density of 8.05 units per acre, placing it at the high end of the allowed range. Although the proposed density is within the MDR designation, staff has concerns due to the current lack of connectivity to commercial and neighborhood-serving uses, the absence of a regional park, and the overcapacity of nearby public schools. To address this, the applicant has exceeded the Unified Development Code’s requirements for amenities and open space and has indicated that a new elementary school being constructed in Star, and the boundary lines will be adjusted in the 2026-2027 school year, which is anticipated to relieve some of the existing capacity issues. WASD has confirmed this as well. Staff has communicated these concerns to the applicant and recommends that both the Planning and Zoning Commission and City Council consider whether it is in the city’s best interest to annex and develop this property before supporting infrastructure and services are in place. An open space exhibit was submitted, that depicts 17.1% (or 8.78-acres) of open space that meets the required quality and qualified open space standards. Based on the standards in UDC 11-3G-4A, a minimum of thirteen (13) amenity points are required to be provided. The amenities proposed are a swimming pool facility, playground, pathways, pickleball courts, dog parks and several open space areas. The applicant’s amenity points total is 26.5 exceeding the UDC requirements. However, the applicant needs to provide an amenity from the multi-modal group in order to meet the required standards. Another key consideration is the subdivision’s proximity to the future State Highway 16, which is expected to be completed and operational by late 2026 or early 2027. According to the Comprehensive Plan’s Existing Conditions Report, state highways are identified as hazardous due to high speeds, accident frequency, and impacts on air quality. Staff is particularly concerned about the effects of locating a higher-density subdivision directly adjacent to this known hazard, as more residents could be exposed to health and safety risks compared to a lower-density development. To mitigate these impacts, the applicant has requested alternative compliance from the city's standards for highway-adjacent development (UDC 11-3H-4). Their proposal includes a six-foot wall placed on top of a six-foot berm, additional amenities and open space, a sound engineer's report, and sound-attenuating construction methods for homes located near the highway. However, the applicant has requested that these enhanced construction practices be deferred to the building permit phase, rather than being guaranteed at the time of plat approval. In addition to this, the applicant has worked with city staff to propose thicker vegetation coverage along SH-16 in the form of 1 tree for every building lot and 1 tree every 20 feet in the open space, instead of 1 tree every 35 feet as required by code. Additionally, the applicant has agreed to meet 80% vegetation coverage along SH-16 instead of 70%, excluding the 12-foot irrigation district road. The sound engineer used the expected distance of 150 feet from the centerline to the nearest residential area to gauge the expected noise levels. This led to the result of an expected hourly Leq (peak hour) to be 72.7 dBA (Decibels A-weighted) and 74 dBA DNL (Day Night Average Sound Level). Another calculation using traffic patterns from long-term measurements collected a other highways in Idaho shows the DNL is 73 dBA for the peak hour Leq of 73 dBA. However, when accounting for the factors of the distance between the highway, wall/berm, property lines, and height of the wall/berm, the noise is expected to see a reduction of 9 and 11 dB for most traffic noise sources. With these mitigation measures proposed by the applicant the expected outdoor worst-case hour Leq for the project site is between 62 and 64 dBA, which is deemed acceptable. The sound engineer concludes that the traffic noise levels are expected to be less than 65 dBA DNL, the berm and barrier are required to help mitigate the noise, and residential building along the first row nearest to the highway should have additional consideration for the floors above the ground floor as the six (6) foot wall and six (6) foot berm may not adequately block the line of site from SH-16 to these spaces. Access to the property is proposed from N. Ersatz Place, a future collector roadway on the western portion of the site. This collector road is a shared drive between the proposed subdivision and the future Cole Valley Christian School. The applicant is proposing three access points off N. Ersatz Place. The northernmost access point is not supported by staff, as UDC 11-3A-3 requires limiting access points to collector and arterial roadways. In addition, the applicant shall submit documentation with the final plat that the southern access is in alignment with the future Cole Valley Christian Schools curb cut. However, it is important to note that per IFC D107.1, the subdivision will be limited to thirty (30) single-family homes with only fire access points. The applicant's phasing plan indicates more than thirty (30) homes are proposed off the southern access point. To avoid conflict with the fire code, the applicant shall revise the phasing plan to provide adequate secondary access or shall construct the local roads prior to exceeding thirty (30) single-family lots in the subdivision. Since the publication of the staff report, the applicant has worked with MFD to propose a new plan that will work for secondary access. The applicant has stated that the first homes would be occupied in 2027, with a projected build-out rate of 50 to 60 homes per year. Full build-out is anticipated between 2035 and 2037. In summary, staff finds the proposed preliminary plat and the R-15 zoning designation to be generally consistent with the Future Land Use Map. However, due to the development’s density, its location next to a future state highway, and current service limitations in the area, staff recommends that the Commission and Council closely evaluate whether this proposal aligns with the broader goals and readiness of the surrounding area. Staff has worked with the applicant since the publication of the staff report to modify some conditions. Please see the presentation for this. Commission Recommendation: Approval with a development agreement. Written Testimony: Craig Cooper and Shawn Freeman with concerns about traffic, quality of life, density, and overcrowding of schools. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2025-0002, as presented in the staff th report for the hearing date of June 5, 2025: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2025-0002, as presented during the th hearing on June 5, 2025, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2025-0002 to the hearing date of ____ for the following reason(s): (You should state specific reason(s) for continuance.) Item #8: Springday Subdivision (H-2024-0069) Application(s):  Annexation & Zoning  Preliminary Plat Size of property, existing zoning, and location: This site consists of 40.84 acres of land, zoned RUT in Ada County, located approximately ¼ mile west of N. Black Cat Rd. on the north side of W. Ustick Rd. Comprehensive Plan FLUM Designation: Medium Density Residential (36.6 acres) & Office (1.8 acres) Summary of Request: The Applicant requests annexation of 40.84 acres of land with an R-8 zoning district for the development of 172 SFR homes at a gross density of 4.43 units/acre consistent with the density desired of 3 to 8 units per acre in the MDR district. Although a portion of this property is designated for Office uses, no office uses are proposed due to the location of the collector street, which after ROW dedication only leaves 0.65 acre, which the Applicant states isn’t large enough to develop as such. 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 SWC of the site will likely be converted to or re-develop with an office use in the future. For these reasons & because FLUM designations are not parcel specific, the Applicant requests the adjacent abutting MDR designation apply to the Office designated portion of the site. At the request of Staff, the annexation boundary includes the adjacent 2.26 acre property to the east owned by the Bureau of Reclamation where the Eightmile Lateral lies; the preliminary plat does not include that property. A preliminary plat is proposed consisting of 172 buildable lots and 20 common lots on 38.56 acres of land in the R-8 zoning district. 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. A phasing plan was submitted that shows 6 phases of development. Access is proposed via one collector street connection to Ustick Rd. at the SWC of the site, which stubs to the northern property line for future extension in accord with the Master Street Map. A stub street is proposed to the west for future extension and interconnectivity. An emergency only access is proposed on the eastern portion of the property via Ustick Rd. A 35’ wide street buffer is required along Ustick Rd., designated as an entryway corridor; 20’ wide street buffers are required along the collector street, landscaped in accord with UDC standards. Open space & site amenities are proposed in excess of the requirements. A minimum of 5.78 acres (or 15%) is required – 8.5 acres (or 22.04%) is proposed. A minimum of 8 site amenity points are required, a total of 29 points are provided, as follows:  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 ¼ mile for a total of 4 points  Multi-modal: o Enclosed bicycle storage – 2 points A variety of conceptual building elevations were submitted that represent the quality of future homes planned in this development. 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. Water service is available at the site; 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. Approval of the subdivision's sewer system is contingent upon the submittal and approval of plans 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. 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. Written Testimony: Several letters of public testimony have been received on this application that are included in the public record. Staff Recommendation: Approval with the requirement of a DA including a provision, as previously noted, that the Applicant enter into a cooperative agreement with the City within 6 months to extend sewer service to the property or the property will not be annexed. Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2024-0069, as presented in the staff report for the hearing date of June 5, 2025, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2024- 0069, as presented during the hearing on June 5, 2025, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-0069 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #9: Dayspring Subdivision (H-2024-0070) Application(s):  Annexation & Zoning  Preliminary Plat Size of property, existing zoning, and location: This site consists of 143.09 acres of land, zoned RUT in Ada County, located on the south side of W. Ustick Rd., ¼ mile east of N. McDermott Rd. History: None Comprehensive Plan FLUM Designation: Mixed Use – Community (22.27 acres) on the northeastern portion of the property & Medium Density Residential (120.82 acres) on the southwestern portion. A future school site is also designated along the eastern boundary of the site. Summary of Request: The Applicant requests annexation of 143.09-acres of land with R-4 (32.64-acres), R-8 (77.76-acres), TN-R (25.29-acres) and C-N (7.40-acres) zoning for the development of 517 residential dwelling units consisting of a mix of SFR detached homes & townhomes and commercial uses. The proposed mix of uses and densities are consistent with that desired in the underlying FLUM designations for the site. WASD submitted comments stating a school is not needed in the area designated for such on the FLUM. A preliminary plat is proposed consisting of 531 buildable lots (517 residential & 14 commercial) and 78 common lots on 143.09-acres of land in the R-4, R-8, TN-R and C-N zoning districts. The average residential lot size for the proposed development is 6,544 sq. ft. with a minimum lot size of 1,800 sq. ft. and a maximum lot size of 20,064 sq. ft. The proposed commercial lots have an average size of 14,375 sq. ft. A phasing plan was submitted that shows 13 phases of development. Staff recommends a change to the phasing plan to include the extension of W. McHurtrey St. to the west boundary of the site with Phase 1 for connection to the McDermott Road bypass; an updated phasing plan should be submitted prior to the City Council hearing. Access is proposed via one collector street at the NEC of the site from W. Ustick Rd., which extends to the south & west boundaries of the site in accord with the Master Street Map. Four (4) existing stub streets at the eastern boundary of the property will also provide access and be extended with development. Stub streets are proposed to adjacent parcels to the east, west and south for future extension and interconnectivity as shown on the plat. ACHD has required an additional stub street to the south, which Staff agrees is necessary for future interconnectivity. A backage road is proposed along W. Ustick Rd. which will provide a connection between the entry road and the McDermott Rd. bypass and provide access to the commercial lots. The McDermott Road bypass has been constructed adjacent to this site to the west and is currently under the jurisdiction of ITD but is anticipated to be transferred to ACHD in the future. Staff recommends W. McHurtrey St. is extended off-site to the west and connects to the McDermott Road bypass with approval from ITD. If approval cannot be obtained from ITD, the street should be extended once under the jurisdiction of ACHD. A 35’ wide street buffer is required along Ustick Rd., designated as an entryway corridor; 20’ wide street buffers are required along collector streets, landscaped in accord with UDC standards. Qualified open space & site amenities are proposed in excess of the minimum standards. A minimum of 19.38 acres is required – 31.72 acres (or 22.9%) is proposed. A minimum of 29 site amenity points are required, a total of 55 points are provided, as follows:  Quality of Life: o Picnic area on a site 5,000 sq. ft. or greater in size – 2 points each for a total of 6 points o Dog park – 2 points o Six (6) dog waste stations – 0.5 points each for a total of 3 points  Recreation Activity Area: o Two (2) paved sports courts (pickleball) – 4 points each for a total of 8 points o (2) swimming pools – 4 points each for a total of 8 points o Swimming pool changing facilities and restrooms – 6 points each for a total of 12 points  Pedestrian or Bicycle Circulation System: o Multi-use pathways – 2 per ¼ mile for a total of 6 points  Multi-modal: o (2) enclosed bicycle storage at pool house – 2 points each for a total of 4 points A variety of conceptual building elevations were submitted for the SFR detached homes that represent the quality of future homes planned in this development. Conceptual elevations and/or design standards should be submitted for the townhome and commercial structures prior to the City Council hearing that demonstrate a cohesive design theme for the entire development consistent with the Comprehensive Plan for mixed-use designated areas. Water service is available at the site; 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 0.8 miles to the site. Approval of the subdivision's sewer system is contingent upon the submittal and approval of plans 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. 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. Written Testimony: Several letters of public testimony have been received on this application that are included in the public record. Staff Recommendation: Approval with the requirement of a DA including a provision, as previously noted, that the Applicant enter into a cooperative agreement with the City within 6 months to extend sewer service to the property or the property will not be annexed. Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2024-0070, as presented in the staff report for the hearing date of June 5, 2025, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2024- 0070, as presented during the hearing on June 5, 2025, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-0070 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) h2 Planning and Zoning June 5, 2025Commission Meeting Zoning MapAerialFLUM Rear of Building “H” Zoning MapAerialFLUM Spaces AvailableSaturdayMidday/Evening33/47FridayEvening34ThursdayMidday41TuesdayMorning/Evening39/39MondayMorning/Evening44/32Day of the WeekTime of Day Zoning MapAerialFLUM Zoning MapAerialFLUM •lowered to six (6) feet.beThe maximum fence height in a residential district is six (6) feet in height. The eight (8) foot fence around the pool shallpool area. The applicant may request alternative compliance in accordance with the UDC to permit the proposed eight (8) foot fence arounCondition 3.f•by code to help mitigate for sound attenuation and air quality.instead of the 70% required (not including the gravel access road) Lot 58, Block 4 shall be landscaped with 80% vegetation coverage Condition 3.c•. In other open spaces along State Highway 16, provide trees every twenty (20) feet.for sound attenuation and air quality28) feet) along State Highway 16 to help mitigate 20(eight -within every residential lot (approximately every twentyProvide one (1) tree Condition 3.b•subdivision with the primary open space and amenities.”to provide better connectivity for the residents in the northern portion of the sidewalks along the west side of N. Camp Creek Avenuein alignment with the proposed , Block 8 4336, Block 8 and Lot 1522through Lot separate from the existing common driveway 8-3A-connection in the form of a micro pathway in a minimum of a fifteen (15) foot common lot in accord with UDC 11Provide a pedestrian Condition 2.f•Block 12.”in alignment with the pedestrian connection located on Block 4 Lot 108, “Provide a pedestrian connection to W. McMillan Road through Condition 2.e•Applicant and Staff agreed to work together to resolve prior to City Council.Condition 2.c•with the first final plat application.”such agency an approval from for the frontage improvements along N. Ersatz Place and submit or ACHD (as applicable) “The applicant shall obtain approval from ITD Condition A.F. Zoning MapAerialFLUM https://weblink.meridiancity.org/WebLink/DodianCitycView.aspx?id=396720&dbid=0&repo=Meri Zoning MapAerialFLUM https://weblink.meridiancity.org/WebLink/DodianCitycView.aspx?id=396651&dbid=0&repo=Meri V IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for PAW Subdivision (H-2024-0073) by Kent Brown, Kent Brown Planning Services, located at 1680 W. Ustick Rd. Application Materials: https://bit.ly/H-2024-0073 A. Request: Preliminary Plat consisting of 33 residential lots, 2 lots for 2 vertically integrated buildings containing 12 residential units (6 units per building), one commercial lot and ten (10) common lots on approximately 4.77 acres of land in the C-C and R-40 zoning districts. B. Request: Conditional Use Permit to allow townhouses in the R-40 zoning district and a drive- through on the commercial lot. 38 PUBLIC HEARING SIGN IN SHEET DATE: June 5, 2025 ITEM # ON AGENDA: 4 PROJECT NAME: Paw Subdivision (H-2024-0073) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name 2 c-, rk? V) dI N ol 106 3 W (C"-V- 4 0 ta JvC 5 MAR k /VO 7 If-7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,­­ DEPARTMENT REPORT HEARING 6/5/2025 Legend - DATE: '. Project Location 114 TO: Planning&Zoning Commission Area of Impact +- City Limits v FROM: Linda Ritter,Associate Planner ®Analysis Y. 208-884-5533 Irifter@meridiancity.org APPLICANT: Kent Brown, Kent Brown Planning Services SUBJECT: H-2024-0073 PAW Subdivision LOCATION: 1680 W.Ustick Road` - o l Located in the SE '/4 of the SE 1/4 of Section 35 T. 4N,R.1W,Parcel No. * " ' A a J r SO435449705 I. PROJECT OVERVIEW A. Summary The applicant proposes the following: • Preliminary Plat to allow 33 residential lots, 2 lots for 2 vertically integrated buildings containing 12 residential units (6 units per building), and one commercial lot; • Conditional Use Permit to allow townhouses in R-40 zoning district; and • A Conditional Use Permit for a drive-through on the commercial lot. Note: The Applicant is also applying for private streets in a portion of the project. This application was reviewed and approved by the Director, Council and Commission action is not required. Analysis of the private street design is provided below in Section V. B. Issues/Waivers None C. Recommendation Staff recommend approval of the requested preliminary plat, conditional use permit for the townhomes and private streets with the provisions as noted in Section IV per the findings in Section V of this staff report. D. Decision City of Meridian I Department Report 1. Project Overview ■ I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant - Proposed Land Use(s) Single-Family Residence,Vertically Integrated - Residential,and Commercial Existing Zoning R-40/C-C zoning districts VII.A.2 Proposed Zoning R-40/C-C zoning districts Adopted FLUM Designation Mixed-Use Community(MU-C) VILA.3 Proposed FLUM Designation Mixed-Use Community(MU-C) Table 2: Process Facts Description Details Preapplication Meeting date 11/19/2024 Neighborhood Meeting 11/25/2024 Site posting date 5/16/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.G • Comments Received Yes/Letter - • Commission Action Required No - • Access Residential Arterial/N.Linder Road - • Traffic Level of Service Lindar Road and Ustick Road-Better than E ITD Comments Received No Comment IV.H Meridian Fire No Comment Error! Reference source not found. • Distance to Station 1.6 miles from Station 2 • Response Time 5-9 minutes Meridian Police IV.0 • Distance to Station 4.2 Miles I - • Response Time Priority 3:4.06 minutes Priority 2: 7.38 minutes Priority 1: 12.59 minutes Meridian Public Works Wastewater IV.B • Distance to Mainline Sewer is available to the site • Impacts or Concerns See Public Works Site Specific Conditions Meridian Public Works Water IV.B • Distance to Mainline Water is available to the site • Impacts or Concerns None Note: See section IV. City/Agency Comments&Conditions for comments received. City of Meridian I Department Report II. Community Metrics ■ Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:S0435449705 Date Retrieved:2025/2/3 Parcel Count Parcel Acreage Infill Indicator: 1,758 Surrounding Area jW 45 % Not city 4R 1,704. ® City Limits 4,486 1 ■ Not City Household Household& Population Growth Households 02020 Population Change:3.8°I° Population ■Growth (Household and Population Change since 2010 Decennial) 10,000 20,000 30,000 Use Types Residential Addresses All Addresses ■ Single-family 8% % 3% Multi-family159 89% ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed I Proposed Pending Pending Approved Approved 200 400 600 0 100 200 300 14 ■ Single-family ❑ Multi-family City of Meridian I Department Report II. Community Metrics ■ 2.00 4,000 Single-family y 3,500 y Residential 1.50 3,000 *' 2,500 Parcel Diversity a 1.00 2,000 U N 1,500 —y 0 Parcel Count 0.50 1,000 L m Average Acres 0.00 0.00 L6 0.13 000 a R-2 R-15 Average Single-family Density by Zoning Average 10.00 dResidential NetDensity 7.71 E) V 0 6.18 5.00 04.37 Q 4■QC p a 0.000.00 Dwelling Units I Acre R-2 R-4 R-8 R-15 Notes: See 0. City of Meridian I Department Report II. Community Metrics ■ Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 2:ACHD Summary Metrics Counts are from the 2021 ACHD Report-No updated traffic count table provided 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 Linder Road 331-feet Principal Arterial 1,024 Better than "E" Ustick Road 613-feet 1. Principal Arterial 685 Better than "E" * Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH). Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for Linder Road north of Ustick Road was 19,112 on 10/19/21. • The average daily traffic count for Ustick Road west of Linder Road was 13,836 on 10/19/21. Notes: See 0. City of Meridian I Department Report II. Community Metrics ■ Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 3: Service Impact Summary ImpactService ■ . Ready Marginal Caution oce v�r�aAh �.� q o� a�� \ `\Ae ��� oo �,co Qa Q- Notes: See 0. City of Meridian Department Report II. Community Metrics ■ Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics ■ III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The property is designated Mixed Use Community on the City's Future Land Use Map(FLUM) contained in the Comprehensive Plan. The purpose of this designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential,and to avoid mainly single-use and strip commercial type buildings. In reviewing development applications,the City will consider the following items in MU-C areas: • Development must comply with the Functional Integration principles for development in all Mixed Use areas. • Residential uses are expected to comprise between 20%and 50%of the development area, with gross densities ranging from 6 to 15 units/acre(of the residential area). • Supportive and proportional public and/or quasi-public spaces and places should comprise a minimum of 5%of the development area are required. • Where the development site has transit available or stops are planned,an additional 15%of the site may be dedicated to residential uses.Alternatively,this bonus may be applied where the development site is within one-mile of planned transit stops or an identified employment area, and where last-mile transportation features are incorporated into the site including thoughtfully located and integrated ride share parking, commensurate with potential trip capture. Other innovations to reduce traffic and/or parking impacts and capture local trips may be considered. • Sample uses appropriate in MU-C areas include:All MU-N categories, community scale grocers, clothing stores,garden centers,hardware stores,restaurants,banks, drive-thru facilities, auto service station,retail shops, and other appropriate community-serving uses. Sample zoning includes: R-15,R-40,TN-R,TN-C, C-C, and L-O. The property is zoned R-40 which is high density residential development. This allows for the development of multi-family homes in areas where high levels of urban services are provided and where residential gross densities exceed twelve dwelling units per acre. Development might include duplexes,apartment buildings,townhouses, and other multi-unit structures.A desirable project would consider the placement of parking areas, fences,berms,and other landscaping features to serve as transitions between neighboring uses. These areas are compact within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents. Developments need to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place;they should incorporate connectivity with adjacent uses and area pathways, attractive landscaping,gathering spaces and amenities, and a project identity. The applicant is proposing a mixed-use development within the R-40 and C-C zoning districts for a preliminary plat for 33 townhouse lots,2 lots for 2 vertically integrated buildings with 6 residential units each(commercial and residential), I commercial lot with a drive-through, and 10 common lots. A Conditional Use Permit is required for townhouses in the R-40 zoning district for the townhomes and in the C-C zoning district for the drive-through. A development agreement modification is required for any development of the site. This proposal also includes a request for private streets because some of the units front on a mew. City of Meridian I Department Report III. Staff Analysis ■ Table 4: Pro*ect Overview Description Details History H-2021-0102;FP-2022-0034;DA Inst#2022-063228 Phasing Plan 1 Residential Units 45 Open Space Not required/.81 acres/16.98%provided Amenities Neighborhood Park, 10 ft.wide regional pathway Physical Features Five-mile creek floodway is at the southwest corner of the property to the south and west(but not on the property). The Creason Lateral flows through the property at the southwest corner of the lot. The lateral has previously been tiled with a sixa(60)foot easement Acreage 4.77 Lots 49 lots(33 residential,2 vertically integrated buildings, 1 commercial, 10 common,3 private streets) Density 9.43 gross/ 11.2 net B. History In 2022, a proposal to rezone 3.42 acres of the subject property from C-C to R-40, and a preliminary plat for 33 townhouse lots, 2 lots for 2 vertically integrated buildings with 6 residential units each (commercial and residential), 1 commercial lot, and 10 common lots. Along with a conditional use permit for townhouses in the R-40 zoning district. The proposal was approved by the City Council; however, the preliminary plat expired prior to receiving the City Engineer's signature. The Conditional Use Permit also expired with the application. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The property is currently vacant. 2. Proposed Use Analysis (UDC 11-2): Townhouses are allowed by conditional use in the R-40 zoning district and vertically integrated structures are a principally-permitted use in the C-C zoning district.Although it has not been determined what type of future use would occur on the commercial lot at the southwest corner of W. Crosswinds St and N. Linder Rd,the concept plan suggests a drive through establishment. If this drive-through is proposed in the future, it will require the approval a conditional use permit once a user has been identified. 3. Dimensional Standards (UDC 11-2): The R-40 zoning district requires a minimum lot size of 1,000 square feet,25 foot wide landscape buffers along arterial roads (W. Ustick Rd. and N. Linder Rd.) a 10 foot street setback from local streets (W. Crosswinds St.),internal side setbacks of 3 feet,rear setback of 12 feet and allows building heights of up to 60 feet The C-C zoning district has the same landscape buffer requirement and limits building heights to 50 feet. Staff notes it does not appear the 10-foot landscape buffer requirement is met along W. Crosswind St in the location of the commercial pad. In the area proposed for R-40,the preliminary plat indicates lot sizes of at least 1,600 square feet, all setbacks are satisfied,the buffer is shown on the landscape plan,and the heights of the townhouses do not exceed 35 feet. The building elevations of the vertically integrated buildings appear to be within the 50 feet height limitation, although it is not specified on the elevations. Design will be assessed in detail at time of design review and certificate of zoning compliance. City of Meridian I Department Report III. Staff Analysis ■ 4. Specific Use Standards (UDC 11-4-3): UDC 11-4-3-41 requires vertically integrated residential projects to be at least two stories, with at least 25% of the gross floor area being residential.None of the required parking is to be located in the front of the structure. The minimum footprint is 2,400 square feet, and the specific use standards lists the types of uses that are allowed. The site plan and building elevations reflect two 9,200 sq ft. +/-three-story vertically integrated buildings fronting W. Ustick Rd. and N. Linder Rd,with parking provided within the development,not in front of the buildings. As mentioned above, staff believes the vertically integrated buildings would be more appropriate on the north side of W. Crosswind St. verses located at the southwest portion, directly on the intersection. This would allow the mixed-use buildings to provide a better transition between commercial and residential uses,promote better walkability with the residential to the west, and minimize traffic in the townhome area. Also,based on the building elevations submitted, staff is unsure what is being proposed is "vertically integrated residential buildings"as much as additional townhouses or a"work/ live"arrangement that could remain entirely residential. As a condition of approval, staff recommends a requirement that at the time of building permit,the ground floors of vertically integrated buildings meet occupancy class requirements for commercial structures. The concept plan suggests a drive through establishment. As it will be within 300 feet of a residential zone district, a drive through establishment in this location will need approval through a conditional use permit per UDC 11-4-3-11. D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): The site is currently vacant. The applicant is proposing to construct townhouses, vertically integrated and commercial structures. Townhouses are allowed with the approval of a conditional use permit in the R-40 zoning district and vertically integrated structures are a principally permitted use in the C-C zoning district.Although it has not been determined what type of future use would occur on the commercial lot at the southwest corner of W. Crosswinds St and N. Linder Rd, the concept plan suggests a drive through establishment which requires approval of a conditional use permit. The applicant applied for review and approval of a conditional use permit for the drive-through establishment and proposed townhomes with this application. 2. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G): As the property is less than 5 acres in size,it is exempt from required qualified open space. However,the applicant has provided an open space exhibit, and the plat indicates 17%of qualified open space is provided. An approximately 9,500 square feet central open space is provided with a gazebo.As one of the objectives of the Mixed-Use Community designation is for open spaces to be centered around spaces that are well-designed public and quasi public centers of activity, at time of CZC or plat public accessibility should be specified in the CC&Rs, maintenance agreement or property owner's association agreement. 3. Landscaping (UDC 11-3B): i. Landscape buffers along streets A 25 foot-wide street buffer is required adjacent to N.Linder Road and W. Ustick Road. Buffers are required to be landscaped per the standards listed in UDC 11- 3B- 7C. UDC City of Meridian I Department Report III. Staff Analysis ■ 11-3B-7 requires all residential subdivision street buffers to be on a common lot, maintained by a homeowners'association. However, it does not appear either landscape buffer meets the minimum landscaping standards of at least one tree per every thirty-five (35) linear feet. as there are long sections of arterial buffer without trees.A total of eighteen (18) trees are required along Linder Road. The applicant will need to revise the landscape plan to include the additional trees. ii. Parking lot landscaping Per UDC 11-3B-8, the applicant shall provide perimeter and internal parking lot landscaping to soften and mitigate the visual and heat island effect of a large expanse of asphalt in parking lots, and to improve the safety and comfort ofpedestrians.A five-foot wide minimum landscape buffer adjacent to parking, loading, or other paved vehicular use areas. The requirements include 5 ft.perimeter adjacent to streets and islands of at least 50 sq.ft.per every 12 parking spaces. iii. Landscape buffers to adjoining uses Per UDC 11-3B-9, a landscape buffer is required in the C-C districts on any parcel sharing a contiguous lot line with residential land use. Additionally,the comprehensive plan speaks to plazas and open space providing integration in mixed-use areas. iv. Tree preservation Per UDC 11-3B-10,the applicant shall preserve existing trees four-inch caliper or greater from destruction during the development. Mitigation shall be required for all existing trees four-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper trees, or seven(7)three-inch caliper trees).Deciduous specimen trees, four-inch caliper or greater may count double towards total calipers lost,when planted at entryways, within common open space, and when used as focal elements in landscape design. The applicant shall add a mitigation section to the landscape plan for trees meeting the criteria above that are removed. v. Storm integration Per UDC 11-3B-11,the applicant shall meet the intent to improve water quality and provide a natural, effective form of flood and water pollution control through the integration of vegetated,well designed stormwater filtration swales and other green stormwater facilities into required landscape areas,where topography and hydrologic features allow if part of the development. Development will be required to meet UDC 11-3B-11 for stormwater integration. vi. Pathway landscaping Pathways are required to be landscaped with a landscape strip a minimum of five(5) feet wide along each side of the pathway. It does appear landscape buffers of at least twenty- five(25) feet in width are provided along both arterials although they are not dimensioned. 4. Parking (UDC 11-3C): i. Residential parking analysis City of Meridian I Department Report 111. Staff Analysis ■ For townhouses of 2 bedrooms or less, 2 parking spaces are required, at least I in an enclosed garage. For townhouses of 3-4 bedrooms, 4 per dwelling unit is required, with two of them being in an enclosed garage. Parking for vertically integrated residential units ranges from I to 4 parking spaces depending on the number of bedrooms(not required to be covered) in addition to one space for every five hundred(500)square feet of gross floor area for the commercial portion. The site plan and elevations reflect that all townhouse units are wide enough to have 2- car garages, and most have a pad in the front that meets minimum dimensional requirements for 2 cars (20 ft. by 20 ft). Buildings A and B on the north side of W. Crosswind St. do not have pads that meet the minimum requirement to be counted as parking and therefore should be no more than 2-bedrooms each. There are 8 additional parking spaces shown on either side of the central open space to account for guest parking. ii. Nonresidential parking analysis The commercial lot indicates a building of approximately 2,000 sq. ft.,which would require 4 parking spaces; 11 parking spaces are provided at the west and south sides of the building. The 12 vertically integrated units would require at least 12 parking spaces if all residential units were one bedroom,but the commercial spaces will also require parking spaces based on the amount of gross floor area dedicated to commercial. The elevations show all vertically integrated units contain a two-car garage with 14 additional parking spaces provided directly adjacent to an across from the buildings. A shared- parking agreement between the commercial use and the vertically integrated buildings should be submitted at time of Certificate of Zoning Compliance(CZC). Parking will be reviewed in detail at time of certificate of zoning compliance. iii. Bicycle parking analysis Per UDC 11-3C-6.G One(1)bicycle parking space shall be provided for every twenty- five(25)proposed vehicle parking spaces or portion thereof, except for single-family residences,two-family duplexes,and townhouses.Based on the thirty-eight(38)parking spaces provided, a total of two (2)bicycle parking spaces is required. The location of the bicycle racks will need to be depicted on the site and landscape plans. An example of the bicycle rack will be required to be submitted with the CZC for review and approval. 5. Building Elevations (Comp Plan 2.01.01 C,Architectural Standards Manual): Building elevations were submitted with this application. The elevations show townhouses comprised of materials consisting of rock,cement board and hardie board, lap siding,with pitched roofs, exposed timber frame and trellis features,with stone bases. Windows are included on many of the garage doors. The elevations demonstrate significant fenestration and modulation as well as a variety of roofline variation. Most buildings also include first floor covered porches and second story decks. Staff find the elevations, as proposed, demonstrate high quality design,but the elevations of the vertically integrated structures reflect a townhouse design rather than a commercial business. At design review the first floor(commercial portion)of the vertically integrated buildings shall meet the commercial architectural design standards. Comprehensive Plan policy 2.01.01 C encourages the applicants to maintain a range of residential land use designations that allow diverse lot sizes, housing types, and densities. City of Meridian I Department Report III. Staff Analysis ■ 6. Fencing (UDC 11-3A-6, 11-3A-7): All fencing constructed on the site is required to comply with the standards listed in UDC 11- 3A-7. 7. Vertically Integrated Residential Project (UDC 11-4-3-41): A. A vertically integrated residential project shall be a structure that contains at least two (2) stories. Staff find the proposed elevations show the building for the vertically integrated structures has three(3)stories and meets the criteria. B. A minimum of twenty-five(25)percent of the gross floor area of a vertically integrated project shall be residential dwelling units, outdoor patio space on the same floor as a residential unit may count towards this requirement. C. A minimum of ten(10)percent of the gross floor area of a vertically integrated project shall be used for nonresidential uses as specified in subsection E below. D. The minimum building footprint for a detached vertically integrated residential project shall be two thousand four hundred(2,400)square feet. E. The allowed nonresidential uses in a vertically integrated project include: arts, entertainment or recreation facility; artist studio; civic, social or fraternal organizations; daycare facility; drinking establishment; education institution; financial institution; healthcare or social assistance; industry,craftsman; laundromat;nursing or residential care facility;personal or professional service;public or quasi-public use; restaurant; retail; or other uses that may be considered through the conditional use permit process. F. None of the required parking shall be located in the front of the structure. G. A minimum of fifty(50) square feet of private,usable open space shall be provided for each residential dwelling unit. This requirement can be satisfied through porches,patios, decks, and/or enclosed yards. Landscaping, entryway and other accessways shall not count toward this requirement. The Director may consider an alternative design proposal through the alternative compliance provisions as set forth in Section 11-5B-5 of this title. E. Transportation Analysis 1. Access (Comp Plan 6.01.02B, UDC 11-3A-3, UDC 11-3H-4): Per UDC 11-3A-3,the intent of these standards is to improve safety by combining and/or limiting access points to collector and arterial streets and ensuring that motorists can safely enter all streets unless waived by the City Council. The subject property is located at the northwest corner of N. Linder Rd and W. Ustick Rd., both arterials. There is an existing local road,W. Crosswind St.,which serves the adjacent Windsong Subdivision to the west and presently stubs to the subject property. The sections of N. Linder Road and W. Ustick Rd abutting the subject property are improved with 5-travel lanes, curb, gutter, and 7-foot-wide attached concrete sidewalk. Both presently operate at a Level of Service"E",which is considered acceptable. W. Ustick Road is scheduled to be widened to 5-lanes from Ten Mile Road to Linder Road in 2024. Design for widening N. Linder Rd.to 5-lanes from Cherry Road to Ustick Road is planned for 2025, although a construction year is not in the IFYWP at this point. 2. Multiuse Pathways (UDC 11-3A-5): Multiuse pathways shall be constructed in accord with the city's comprehensive plan,the Meridian Pathways Master Plan,the Ada County Highway District Master Street Map and Roadways to Bikeways Master Plan. City of Meridian I Department Report 111. Staff Analysis ■ 3. Pathways (Comp Plan 4.04.01A, UDC 11-3A-8): All pathways should be constructed in accord with the standards listed in UDC 11-3A-8. Comprehensive Plan policy 4.04.OIA ensures that new development and subdivisions connect to the pathway system. The Master pathway plan requires a IO foot multi-use pathway along the south side of the property along Ustick Road. 4. Sidewalks (UDC 11-3A-17): This proposal includes private streets within this development except for W. Crosswind St (collector)and what is shown as an alley at the northern perimeter or the property.UDC I I- 3F-4 does not require sidewalks along private street streets in residential areas.Although the concept plan shows only portions of the private streets contain 4 ft. wide sidewalks,the development is clustered in such a way that pedestrian access is possible throughout the development by either pathway, sidewalks, or across green space without the need to walk in the street. Five(5)feet wide sidewalks are provided along both sides of W. Crosswind St., and the stub street to the north.As discussed in the pathways section above, 10 feet wide multi-use pathways are being provided along W.Ustick Rd. and N. Linder Rd. 5. Private Streets (UDC 11-3F-4): Several private streets are proposed with this development.All private streets shall meet the requirements of UDC 11-3F-4. 6. Subdivision Regulations (UDC 11-6): i. Dead end streets No streets or series of streets that ends in a cul-de-sac or a dead end shall be longer than five hundred(500)feet except as allowed by UDC 11-6C-3. ii. Block face UDC 11-6C-3-regulates block lengths for residential subdivisions. Staff has reviewed the submitted plat for conformance with these regulations. The intent of this section of code is to ensure block lengths do not exceed 750 feet, although there is the allowance of an increase in block length to 1,000 feet if a pedestrian connection is provided. In no case shall a block face exceed one thousand two hundred(1,200)feet,unless waived by the City Council. F. Services Analysis 1. Waterways (Comp Plan 4.05.OID, UDC 11-3A-6): Per UDC 11-3A-6, requires limiting the tiling and piping of natural waterways, including, but not limited to, ditches, canals, laterals, sloughs and drains where public safety is not a concern as well as improve,protect and incorporate creek corridors (Five Mile, Eight Mile, Nine Mile, Ten Mile, South Slough and Jackson and Evan Drains) as an amenity in all residential, commercial and industrial designs. When piping and fencing is proposed, the standards outlined in UDC 11-3A-6B shall apply. Comprehensive Plan policy 4.05.OID requires improving and protecting creeks and other natural waterways throughout commercial, industrial, and residential areas. The Creason Lateral traverses a small portion of the site at the southwest corner. The lateral has already been piped in this area, and it is within a common lot on the Plat. City of Meridian I Department Report III. Staff Analysis ■ 2. Pressurized Irrigation(UDC 11-3A-15): The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments by the City's adopted standards, specifications, and ordinances. Design and construction shall follow best management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage will be proposed with a future Certificate of Zoning Compliance application and shall be constructed to City and ACHD design criteria. 4. Utilities (Comp Plan 3.03.03G, UDC 11-3A-21): Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development. All utilities are available to the site. Water main,fire hydrant and water service require a twenty foot(20) wide easement that extends ten (10)feet past the end of main, hydrant, or water meter. No permanent structures, including trees, are allowed inside the easement. Comprehensive Plan policy 3.03.03G requires urban infrastructure to be provided for all new developments, including curb and gutter, sidewalks, water and sewer utilities. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. Future development of the site shall be generally consistent with the Development Agreement Instrument No. 2022-063228, conceptual site plan,landscape plan, and elevations submitted with the preliminary plat application contained herein. 2. The private streets are approved subject to completion of the tasks listed in UDC 11-3F-3 within one year. Documentation of such shall be submitted to the Planning Division in order to receive final approval. 3. All common lots, streets and alleys shall meet the requirements of UDC 11-6C-3. 4. The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC I I-3A-7 and 11-3A-6B, as applicable. 5. The development shall comply with standards and installation for landscaping as set forth in UDC 11-3B-5 and maintenance thereof as set forth in UDC I 1-313-13. 6. Off-street vehicle parking shall be provided on the site in accord with UDC 11-3C-4 and UDC 11-3C-6 for townhouses, commercial buildings and vertically integrated projects. 7. The development shall comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to driveways,easements,blocks, street buffers, and mailbox placement. 8. An administrative design review will be required for all new attached residential structures containing two (2)or more dwelling units. 9. An administrative design review and certificate of zoning compliance will be required for any commercial buildings or vertically integrated buildings. City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ 10. The first floor(commercial portion) of the vertically integrated buildings shall meet the commercial architectural design standards. 11. A conditional use permit shall be required for the drive-through establishment shown on the commercial lot once a user has been identified. 12. At the time of CZC or final plat submittal, an executed shared-parking agreement between the commercial lots and the vertically integrated structures shall be submitted. 13. The preliminary plat dated 3/04/2025, shall be revised as follows: a. Per UDC 11-3B-7, all arterial street buffers shall be on a common lot or on a permanent dedicated buffer,maintained by the property owner or business owners'association. b. Residential street buffers shall be on a common lot,maintained by a homeowners' association. c. Identify the common lots within the notes on the plat. 14. The landscape plan dated 3/04/2025, shall be revised as follows: a. Based on the thirty-eight(38)parking spaces provided, a total of two (2)bicycle parking spaces is required. The location of the bicycle racks will need to be depicted on the site and landscape plans. An example of the bicycle rack will be required to be submitted with the CZC for review and approval. b. The landscape plan shall show any proposed fencing for the development with a detail of the fencing being proposed. c. The landscape plan shall provide the minimum density of one(1)tree per thirty-five (35) linear feet is required for street buffers per UDC 11-313-7. d. Apply the 10-foot landscape buffer along W. Crosswind Street in the location of the commercial pad. e. Per UDC 11-3B-10, a mitigation section shall be added to the landscape plan for trees that are removed from the site that are four-inch caliper or greater. 15. The developer shall comply with the specific use standards for vertically integrated projects as listed in UDC 11-4-3-41. 16. Direct access to Linder Road and Ustick Road is prohibited other than the access specifically approved with this development. All existing curb cuts shall be replaced with curb,gutter and sidewalk. 17. The preliminary plat approval shall become null and void if the applicant fails to either: 1)obtain the City Engineer signature on a final plat within two years of the date of the approved findings; or 2)obtain approval of a time extension as set forth in UDC 11-613-7. 18. Outdoor lighting shall comply with the standards listed in UDC 11-3A-11. Lighting details shall be submitted with the Certificate of Zoning Compliance application that demonstrates compliance with these standards. 19. Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. 20. The Applicant shall comply with all conditions of ACHD. 21. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. 22. The Applicant shall have a maximum of two(2)years to commence the townhomes as permitted in accord with the conditions of approval listed above. If the townhomes have not begun within City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ two (2)years of approval,a new conditional use permit must be obtained prior to operation or a time extension must be requested in accord with UDC 11-5B-6F. B. Meridian Public Works SITE SPECIFIC CONDITIONS: 1. Sewer and Water in Parallel require 30ft easement. 2. Ensure no permanent structures (trees, bushes, buildings, carports, trash receptacle walls, fences,infiltration trenches, light poles, etc.) are not built within the utility easement. 3. Ensure no sewer services pass through infiltration trenches. 4. Water lines,fire hydrants and services up the meter require 20' easements.Easement to extend 10' beyond fire hydrant,water meters or termination of the main. 5. Streetlights must be activated and record drawings approved prior to any form of occupancy. GENERAL CONDITIONS: 1. Sanitary sewer service to this development is available via extension of existing mains adjacent to the development. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department,and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2. Water service to this site is available via extension of existing mains adjacent to the development. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 3. All improvements related to public life,safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 4. Upon installation of the landscaping and prior to inspection by Planning Department staff,the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. 5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete fencing,landscaping,amenities,pressurized irrigation,prior to signature on the final plat. 6. The City of Meridian requires that the owner post with the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The applicant shall be required to enter into a Development Surety Agreement with the City of Meridian. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 7. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, and water infrastructure for a duration of two years. This surety amount will be verified by a line item final cost invoicing provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ 8. In the event that an applicant and/or owner cannot complete non-life,non-safety and non-health improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a surety agreement may be approved as set forth in UDC 11-5C-3C. 9. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 10. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 11. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 12. Developer shall coordinate mailbox locations with the Meridian Post Office. 13. All grading of the site shall be performed in conformance with MCC 11-1-413. 14. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 15. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 16. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 17. At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 18. Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval, which must include the location of any existing street lights. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of existing street lighting. 19. The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x I I" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to signature of the final plat by the City Engineer. 20. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ 21. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development,and if so,how they will continue to be used, or provide record of their abandonment. 22. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for abandonment procedures and inspections. 23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-313-6.). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available,a single-point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to development plan approval. 24. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. C. Meridian Police Department https:llweblink.meridiancity.or lWebLink/Browse.aspx?id=396835&dbid=0&repo=MeridianCit Y D. Meridian Park's Department 1. The project developer shall design and construct multi-use pathways consistent with the location and specifications set forth in the Meridian Pathways Master Plan Map and Master Pathways Plan Document Chapter 3).Any proposed adjustments to pathway alignment shall be coordinated through the Pathways Project Manager.Interactive Pathways Map 2. Prior to final approval the applicant shall dedicate a public access easement for a multi-use pathway(10'wide detached sidewalk) along the north side of Ustick Rd to connect the existing pathway at the west project boundary to the intersection at Linder and Ustick Road. 10'wide detached sidewalk will also be required along the length of the Linder Rd. frontage. Limit the number of connections between private sidewalks and the multi-use pathway. Easements shall be a minimum of 14'wide(10'pathway+2'shoulder each side). Easement need only be dedicated for multi-use pathways that lie outside the public ROW. Use standard City template for public access easement. Submit all easements online through Citizen's Access Portal. 3. Construct multi-use pathways per paving section based on existing site conditions as recommended by project civil engineer in accord with UDC 11-3A-8 and 11-313-12. Prior to final approval the applicant's engineer shall provide written documentation that the pathway segment was constructed per the recommended specifications. 4. The owner(or representative association) of the property affected by each public access easement shall have an ongoing obligation to maintain the multi-use pathway City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ E. Irrigation Districts 1. Nampa&Meridian Irrigation District https:llweblink.meridianciiy.oLvlWebLink/Browse.aspx?id=396835&dbid=0&repo=Meridia nCi F. Idaho Department of Environmental Quality(DEQ) h yps://weblink.meridiancity.org/WebLink/Browse.aspx?id=396835&dbid=0&repo=Meridian Cit Y G. Ada County Highway District(ACHD) https://weblink.meridianciN.org/WebLinklBrowse.aspx?id=396835&dbid=0&repo=Meridian Cit Y H. Idaho Transportation Department(ITD) https:llweblink.meridiancity.org/WebLinklBrowse.aspx?id=396835&dbid=0&repo=MeridianCit Y V. FINDINGS A. Private Streets In order to approve the application,the Director shall find the following: 1. The design of the private street meets the requirements of this Article; The private streets meet the design requirements of not connecting to an arterial street, allowing sufficient maneuvering for emergency vehicles, not serving more than 50 units and meeting the minimum width of 24 feet. 2. Granting approval of the private street would not cause damage hazard, or nuisance, or other detriment to persons,property, or uses in the vicinity; and As these are private streets internally contained within this development connected to adjacent properties by public streets, there is adequate parking provided and Meridian Fire and Police have not expressed objections, the Director finds approval of the private street would not cause damage, hazard, or nuisance, or other detriment to persons,property, or uses in the vicinity. 3. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. As listed above in the Comprehensive Plan analysis, the Director finds the use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. 4. The proposed residential development(if applicable)is a mew or gated development. The majority of the townhouses are clustered around a mew with their entrances facing the open space. This would be considered a mew development. B. Conditional Use(UDC 11-5B-6E) The commission shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Stafffind that if the site is designed in accord with the site plan and landscape plan shown in the exhibits and the conditions of approval, the site will be large enough to accommodate the City of Meridian I Department Report V. Findings ■ proposed use and meet the dimensional and development regulations of the R-40 zoning district for townhouses. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. As described in the staff report, the proposed townhomes in the R-40 zone meet the objectives of the Comprehensive Plan and UDC. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. This proposal would allow 33 townhouses on an arterial intersection, surrounded by multi- family detached and attached, commercial and multifamily uses. Sufficient buffering and landscaping have been provided, there is satisfactory parking, and the elevations reflect high quality design. The general design, construction, operation and maintenance of the use will be compatible with other residential and commercial uses in the general neighborhood and with the existing and intended character of the vicinity and will not adversely change the character of the area. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. As mentioned above, stafffind the proposed townhouses will not adversely affect other property in the vicinity. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures, refuse disposal,water,and sewer. Essential public facilities and services are presently serving the existing development. Sanitary sewer, domestic water and irrigation can be made available to additional property. Please refer to comments prepared by the Public Works Department, Fire Department, Police Department and other agencies. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. The applicant will pay to extend the sanitary sewer and water mains into the site. No additional capital facility costs are expected from the City. The applicant and/or future property owners will be required to pay impact fees. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. Stafffind that the proposed development will not involve uses that will create nuisances that would be detrimental to the general welfare of the surrounding area. Staff recognize there will be a small increase in traffic and noise with the approval of this development; whenever undeveloped property is developed the amount of traffic generation does increase. 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance. Staff find that the proposed development will not result in the destruction, loss or damage of any natural feature(s)of major importance. City of Meridian I Department Report V. Findings ■ 9. Additional findings for the alteration or extension of a nonconforming use: Not applicable 10. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and, Not applicable 11. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. Not applicable C. Preliminary Plat and Short Plat(UDC-6B-6) In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; Staff find the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section IV. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Stafffind public services can be made available to the subjectproperty and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Staff find the proposed plat is in substantial 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; Staff find 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 Staff find the proposed development will not be detrimental to public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. There is an existing floodplain and Five Mile Creek at the southwest portion of the property. These features are shown to be preserved in a common lot. VI. ACTION A. Staff: Staff recommend approval of the requested preliminary plat, conditional use permit for the townhomes and private streets with the provisions as noted in Section IV per the findings in Section V of this staff report. B. Commission: Pending C. City Council: Pending City of Meridian I Department Report VI. 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Map Notes Nearby Recent Preliminary Plats(within last 5-years) H-2018-0060 H-2019-0094 H-2020-0081 H-2020-0125 H-2021-0071 H-2021-0102 H-2022- 0026 H-2022-0086 H-2022-0093 H-2023-0021 Nearby Recent Conditional Use Permits(within last 5-years) H-2019-0109 H-2020-0112 H-2021-0071 H-2021-0102 H-2022-0005 City of Meridian I Department Report VII. Exhibits ■ B. Subject1 1 11 City of , Department Report / C. Service Accessibility Report PARCEL S0435449705 SERVICE ACCESSIBILITY Overall Scare: 34 57th Percentile Description Location In City Limits REEN Wr Extension Sewer Trunkshed mains -< 500 ft.from parcel GREEN Floodplain Either not within the 100 yr floodplain or > 2 acre, GREEN Emergency Services Fife Response time 5-9 min. YELLOW Emergency Services Police Meets response time goals most of the time GREEN Pathways Within 1/4 mile of current pathways GREEN Transit Within 1/4 mile of future transit route YELLOW Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN plan) matches existing (# of lanes) School Walking Proximity Within 1/2 mile walking GREEN Either a High School or College within 2 miles OR a School drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Either a Regional Park within 1 mile 4R a Community Park Wal kability Parkwithin 1/2 mile OR a Neighborhood Park within GREEN 114 mile walking City of Meridian I Department Report VII. Exhibits ■ A Preliminary Plat(date: 9/22/2021) PEUMMINAff PLAT FOR PAW SUBDIMID =4M.- PLAN SHEET INDEX "W11—�T,SIM lx� Z j 04z < M ff a 0 Z D W M dam City of Meridian Department Report V11. Exhibits f7+ruar7� �F•T� r��-�•, � a � � i■S■ I ro To IT _ RL Wo No. Mciii 0 UN ME .� +_ •^� N Ed } 4 J�4 r------------------------------------------------- ---- l �1 l ,1 l 1 l I 1 l 1 l � I 1 �'� •r//romrrmrr+• = tr//ir// •r •rrrr/rrr r I �1 i * - ACCESS DRIVE e 1 LOdK i 1 d! � '+J 1 au A 1 W. CRO�SYAND ET- 1 ± 1 l , BLOCK 3 I auap e p � I . l • � ,l i W YANG} C,u5T LM I� 1 0 77 ( (D c �! 'A • I B41LPM £ ' I r I 11 i SILa d City of Meridian Department Report VII. Exhibits ■ r7 - �i------- -- i i 11 I 1 1 i = Buplx E li � I 1 • 1 � � • y ��� it � I I I !Of i 1 __—'.a•.•. x � J li it 1 1 I ,L l I 11 1 e�uwl li i" C 1 1 � �' •• I' I -- 1� �m 1 1 i J I W WIRLWND LM 1 ,1 11 1 Ou 1 1 , �-�J • I �� I I� 1. — • II 11 1CAL P TGRA lE516 AL • II li I ', �1 r I 11 10 1 J rl i 1 on _ �• --=======-CC. ----------------- — rkTy7 1 1 --,--7��,-yy. +r--r----------F:Ui lm' -Z Z—————————————————————mot s i any r•� 10 771 City of Meridian I Department Report VII. Exhibits ■ F. Concept Plan (date: 4/29/2025) a e 3 1 1 C 4 s I F City of Meridian Department Report VII. Exhibits ■ G. Building Elevations(date: 1/2/2025) at nm ���■ • r f� ! te n MEWF it BUILDING oil BUILDING 'C' MOW- ■■ ■■ y rye .. .. LLJvL-�i BUILDING 'D' City of Meridian Department Report VII. Exhibits ■ LM Al' nriuu OT iii -- Vertically Integrated Building Facing Linder Rd now NM y� ■� mom ME:! ■ BUILDING 'G' Vertically Integrated building facing Ustick. Blooms ■M■r■■ 1� e ■ BUILDING 'H' li�N�� ,.may - 7.f•4i _,.� :,' rt�,J�; ��,.�F td - �y �:d�-4 "r'wfh�r,' 3� �'. �..�. Cr �i�- c �J d.-.4 Y �.�y ti `ti ,; City of Meridian Department Report VII. Exhibits ■ ■■ ■■ ■■ ■■' ■■ ■■ ■■:.: �■ ■�' ■'■ ■■ I■I■ no 'No '■■ �1 1■ ■■ ■■I ■I■ IS h■ �+ ' -s■ ■■■ ■■■ :i �i BUILDING 'H' Rear of Building"H" City of Meridian I Department Report VII. Exhibits ■ VIII. ADDITIONAL NOTES & DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS (link to Community Metrics) A. One-Mile Radius Existing Condition Notes This data is automatically derived from enterprise application and GIS databases, and exported dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30- days.Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel based data excludes certain properties and represents land as it exists now. Properties considered are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional development, government, and quasi government facilities). The following values also constrain included property acreage to reduce outliers and non-conforming instances from distorting averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. Some approved entitlements, and particularly older ones,may be constructed. Decennial population counts and household counts are based on the most recent Decennial Census. Current population and current household values are COMPASS estimates,usually for the year previous, and are based on traffic analysis zone boundaries(TAZ's). B. Mixed Use Analysis Notes This data is derived from enterprise application and GIS databases, and exported dynamically. Data considered for analysis are only those areas overlapping the overall Mixed Use boundary area. Mixed Use areas across arterial roadways are distinct, separate, and not considered as they do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety, transportation efficiency, etc.). Mixed Use parcel areas may be greater or smaller than the future land use area designation boundary due parcel size,configuration,right-of-way, and other factors. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. C. Service Assessment Notes This data represents existing conditions derived from our enterprise application and GIS database, exported through dynamic reporting. The system references the most recent available data from various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and response times,police crime reporting,pathway information,existing and planned transit, roadway improvements, school and park proximity, and other resources. The tool provides context for project review,using multiple indicators consistently. Data from similar topics may vary based on different levels of review. The overall score is based on weighted criteria(not a ranked order), and the percentile score compares the parcel to others in the city(higher is better). This tool was developed as a City Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are just one data point and should not be the sole basis for decisions. D. ACHD Roadway Infographic Notes The Ada County Highway District utilizes a number of planning and analysis tools to understand existing and future roadway conditions. • Existing Level of service(LOS).LOS indicator is a common metric to consider a driver's experience with a letter ranking from A to F.Letter A represents free flow conditions, and on the other end Level F represents forced flow with stop and go City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts ■ conditions. These conditions usually represent peak hour driver experience. ACHD considers Level D, stable flow,to be acceptable. The LOS does not represent conditions for bikes or pedestrians, nor indicate whether improvements: are possible; if there are acceptable tradeoffs; or if there is a reasonable cost-benefit. • Integrated Five Year Work Plan (IFYWP).The IFYWP marker(yes/no) indicates whether the specified roadway is listed in the next 5-years. This work may vary, from concept design to construction. • Capital Improvement Plan(CIP).The CIP marker(yes/no)indicates whether the specified roadway is programmed for improvement in the next 20-years. City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts ■ E IDIAN;--- Applicant Presentation Pav i l i on At yt r � W i ndsong - PAW a --J�.7>, l�, � till _ ... 13 - - , LLJ Off ° t r ! - 'y� 4 Am ••• Development Features L » 4.77 Acres 45 Dwelling units in 8 buildings :h4M 12 of those are Live/Work 1 Commercial/Retail Lot i t[Fl K r ti By rwk�k 1 _ qwq`..r .'' ■'�s I. I to tl. hL I !Il,�IIllllllll, . citywide Future Land Uses Ten Mile Specific City of Meridian Low Density Residential Civic. 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' `DT's•- ` • \7_ — 5 ILL EL L _ rw ---- - - - - - - - - - - - Common Areas Meridian Greenbelt Connection with 10ft wide Pathways ' 18.24% Usable Open Space (15% requited) Community Park & Picnic area _ Based on Staff comments, Guest Parking was increased n by 9 spaces (from 12 to 21). k r 261 .71 �.• � Ally --© �- _ - --O r- son i ,. I,,Nia. MUM - Y • • y - ► hborhood Nei Compatibility - g h 2 story townhome buildings will transition from the Windsong neighborhood to the Live/Work buildings along Linder and Usti k . ,. Additional Landscape buffer added along North Property Line Pavilion At Windsong will have a similar architectural theme to the . •?;n Windsong neighborhood f A 3-way stop and 'bulb-out' is proposed to calm traffic at the • Crosswind St. and N Wafting Lane intersection per Windsong _ neighbor comments and ACHD = ' Additional guest parking has been added throughout the site Example • :,: .! inn nnn n ■■�1 � - � Li �ji ED — -W - F4 ■■ ■■ — -— y ' - - ■■ ■■ ' I�� 1 Example Homes Vertical"Integrated Buildings EII - - _ i rse i i3 it rILL 9 LE mg 2 AM- i d c. — _ — Vertically Integrated Commercial Space _ At the Vertically Integrated Units, the facades include brick or stone on the bottom level. Additional glass has also been added to enhance the look of these office spaces. 4 Am ••• Development Features L » 4.77 Acres 45 Dwelling units in 8 buildings :h4M 12 of those are Live/Work 1 Commercial/Retail Lot i t[Fl K r ti By rwk�k 1 _ qwq`..r .'' ■'�s I. I to tl. hL I !Il,�IIllllllll, . w IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Elite Fitness (H-2025-0021) by Chelsi Spencer, located at 2640 E. State Ave. Application Materials: https://bit.ly/H-2025-0021 A. Request: Conditional Use Permit for Suite 120 to include a 3,973 Sq. Ft. indoor recreation facility (Personal Training Gym) on 1.325 acres of land in the I-L zoning district. 77 PUBLIC HEARING SIGN IN SHEET DATE: June 5, 2025 ITEM # ON AGENDA: 5 PROJECT NAME: Elite Fitness (H-2025-0021) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name OW b ( 2 ale- , & ids u c�� tpy m 2 3 4 5 6 7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,­, DEPARTMENT REPORT HEARING 6/5/2025 Legend DATE: Project Location TO: Planning&Zoning Commission Area of impact �E += City Limits �} FROM: Nick Napoli,Associate Planner 0 Analysis 208-884-5533 , J I-T- nnapoli@meridiancity.org w nnapoli@meridiancity.org APPLICANT: Chelsi Spencer s Z !z SUBJECT: H-2025-0021 Elite Fitness LOCATION: Located at 2640 E. State Avenue, Suite �� #120 in the NE '/4 of Section 8,Township l 3N.,Range 1 E. (Parcel #R3073781000) - FHH�� I. PROJECT OVERVIEW A. Summary Conditional Use Permit request to operate an indoor recreation facility(indoor personal training gym) from Suite 120(3,972 square-foot)in an existing 23,000 square-foot flex building on 1.325 acres of land in the I-L zoning district. B. Issues/Waivers The Planning and Zoning Commission should carefully consider whether the continued expansion of commercial businesses into industrial-zoned areas is appropriate. C. Recommendation Staff: Approval with the conditions outlined in Section IV. D. Decision Commission: Pending City of Meridian I Department Report 1. Project Overview ■ I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Car Warehousing and Office - Proposed Land Use(s) Indoor Recreation Facility - Existing Zoning I-L(Light Industrial)Zoning VILA.2 Adopted FLUM Designation MU-NR(Mixed Use Nonresidential) VILA.3 Table 2: Process Facts Description Details Preapplication Meeting date 4/15/2025 Neighborhood Meeting 4/22/2025 Site posting date 5/27/2025 Table 2: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District • Comments Received Yes - • Commission Action Required No - • Access Existing: E. State Avenue,Local Street - Meridian Public Works Wastewater • Distance to Mainline Existing at site • Impacts or Concerns No Meridian Public Works Water • Distance to Mainline Existing at site • Impacts or Concerns No Note: See section IV. City/Agency Comments &Conditions for comments received or see the public record. City of Meridian I Department Report II. Community Metrics ■ III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview/History The purpose of the MU-NR designation is to designate areas where new residential dwellings will not be permitted, as residential uses are not compatible with the planned and/or existing uses in these areas. For example,MU-NR areas are used near the City's Wastewater Resource Recovery Facility and where there are heavy industrial or other hazardous operations that need to be buffered from residential. The applicant proposes to establish an indoor recreation facilityspecifically, a personal training gym—within a portion of an existing flex building. This building was previously approved through an administrative application(A-2021-0021),consistent with the industrial zoning and planned unit development approved in 1991 (via the Gemtone CUP). That approval allowed a broader range of uses beyond what is typically permitted in the I-L(Light Industrial)zoning district. Although indoor recreation facilities are not standard uses within industrial zones,they may be considered through a Conditional Use Permit.As such,the Planning and Zoning Commission should evaluate whether continued expansion of commercial uses within industrial areas remains appropriate. The surrounding area includes a mix of uses such as a church, offices,flex space,warehousing, employment centers,and other indoor recreation facilities(e.g.,Kl Speed and Flying Pickle). The proposed personal training gym would be located adjacent to offices and near other recreational uses,which suggests it would be compatible with the area's character and offer additional recreational opportunities. Based on these considerations, Staff finds the proposed use to be appropriate within the MU-NR FLUM designation. "Plan for an appropriate mix of land uses that ensures connectivity, livability, and economic vitality."(3.06.02) The proposed use will contribute to the mix of uses in this area and should add to the livability and economic vitality of the community. "Monitor and adjust the amount and mix of industrial,commercial, and office areas needed to meet the employment needs of the City."(3.06.0113) The proposed use will contribute to the mix of uses in this area; however, the desire for industrial and employment uses are diminished. "Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine,play,and work in close proximity,thereby reducing vehicle trips, and enhancing overall livability and sustainability."(3.06.02B) The subject mixed-use area currently contains office, church,flex space, warehousing, and an indoor recreation facility(KI Speed go-kart track&Flying Pickle—pickleball courts) in the warehouse on the property to the west. The proposed use will provide another recreational opportunity in close proximity to residential neighbors to the west thereby reducing vehicle trips and enhancing livability of the area. "Preserve the industrial base within designated industrial land use areas by discouraging non-industrial uses and focusing on light manufacturing,distribution, flex-space, and base- employment."(3.07.01D) The proposed use is a non-industrial use requesting a CUP to occupy an industrial land use area approved for flex space. Staff has some concerns about approving another City of Meridian I Department Report III. Staff Analysis ■ commercial use for an indoor recreation facility(personal training gym) within the vicinity proposed for industrial uses. If approved, this would be the third such use in this building. "Provide,partner, and preserve public and private indoor and outdoor recreation amenities for a diverse range of physical activities." (5.01.01C) The proposed indoor recreation facility offers opportunities for recreation through a personal training gym to the public and will contribute to the range of physical activities offered in the City. Table 3: Proiect Overview Description Details History A Certificate of Zoning Compliance and Design Review(A-2021-0021)to construct a 23,000-square-foot flex building. Acreage 1.325 Acre Property B. Site Development and Use Analysis 1. Proposed Use Analysis (UDC 11-2): The proposed use of an indoor recreation facility(indoor gym)is a conditional use in the I-L zoning. The I-L zoning and FLUM designation is meant to provide opportunities for low- impact business areas which typically includes professional offices,research and development, etc. This use adheres to Policy 3.07.02B,which promotes a mix of land uses that ensures connectivity, livability, and economic vitality. While there are several indoor recreation facilities in the area,this indoor recreation facility is more specialized, allowing trainers and clients to have a more privatized training environment with no more than 14 people at the facility at any one time. Additionally,there will be no outside activity. The proposed indoor recreation facility provides a unique neighbor serving use that can be an essential use for residents in the city. 2. Dimensional Standards (UDC 11-2): The proposal meets the dimensional standards for setbacks, landscape buffers, landscape requirements and maximum building height. 3. Specific Use Standards (UDC 11-4-3): A. General standards. 1.All outdoor recreation areas and structures that are not fully enclosed shall maintain a minimum setback of one hundred(100)feet from any abutting residential districts. The playing areas of golf courses, including golf tees, fairways, and greens, are an exception to this standard.No outdoor recreation areas are proposed; all activities will take place within the building. 2.No outdoor event or activity center shall be located within fifty(50) feet of any property line and shall operate only between the hours of 6:00 a.m. and 11:00 p.m.No outdoor events or activities are proposed. 3.Accessory uses including,but not limited to,retail, equipment rental,restaurant and drinking establishments,may be allowed if designed to serve patrons of the use only.Noted. 4.Outdoor speaker systems shall comply with section 11-3A-13, "outdoor speaker systems", of this title.No outdoor speakers are proposed. City of Meridian I Department Report 111. Staff Analysis ■ B.Additional standards for swimming pools.Any outdoor swimming pool shall be completely enclosed within a six-foot nonscalable fence that meets the requirements of the building code in accord with title 10, chapter 1, of this Code.Not applicable. C.Additional standards for outdoor stage or musical venue. Any use with a capacity of one hundred(100) seats or more or within one thousand(1,000)feet of a residence or a residential district shall be subject to approval of a conditional use permit.No outdoor stage or musical venue is proposed. D.[Outdoor lighting.] Outdoor lighting,including lighted fields, designed for the site shall comply with Section 11-3A-11, "outdoor lighting," of this title. These standards may be modified through the approval of a conditional use permit.Noted. C. Design Standards Analysis 1. Landscaping (UDC 11-3B): The site has already been approved under permit A-2021-0021 and no additional improvements will be required. 2. Parking (UDC 11-3): i. Nonresidential parking analysis A minimum of one(1) off-street parking space is required per 2,000 square feet(s.£) of gross floor area. Based on the 23,000-square-foot multi-tenant buildings, a minimum of 12 parking spaces are required.A total of 49 parking spaces were built with the building, exceeding UDC standards for the I-L zoning. However, these standards are for industrial buildings with industrial users. The parking standards for a commercial building and commercial user, such as an indoor recreation facility, are one (1) off-street parking space per 500 square feet of gross floor area.At staff's request, the applicant provided a parking study to evaluate available parking on the site. Day of the Week Time of Day Spaces Available Monday Morning/Evening 44132 Tuesday Morning/Evening 39139 Thursday Midday 41 Friday Evening 34 Saturday Midday/Evening 33147 With the more specialized nature of this indoor recreation facility and the maximum number ofpeople in the gym being 14, staff is in support of the proposed use. There is also the ability for on-street parking on E. State Avenue if the parking lot were to fill up. ii. Bicycle parking analysis A minimum of one(1)bicycle parking space must be provided for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G; bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C. Bicycle parking is depicted on the plans submitted with this application that meet the requirements. 3. Building Elevations (Comp Plan,Architectural Standards Manual): The approved building elevations and perspectives were submitted for the flex building as shown in Section IX.D.As stated throughout this report, these elevations have already been City of Meridian I Department Report III. Staff Analysis ■ approved through the administrative process and the building is already existing. The submitted elevations are for supplementary purposes only. D. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): One(1)driveway access is depicted and approved on the overall site plan via E. State Avenue (local street).ACHD and the City has approved the location of the access driveway with the administrative approvals for the overall flex building(A-2021-0021). 2. Sidewalks (UDC 11-3A-17): There are existing 5-foot wide attached sidewalks along E. State Avenue and N. Hickory Avenue that meet UDC standards. Any damaged curb, gutter,or sidewalk is required to be replaced. E. Services Analysis 1. Pressurized Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided as set forth in UDC 1I- 3A-15. 2. Storm Drainage (UDC 11-3A-18): Storm drainage is required to comply with the standards listed in UDC 11-3A-18. 3. Utilities (Comp Plan, UDC 11-3A-21): Both the Plan and the UDC establish policy and regulations for extending and connecting to City utilities. Goal 3.03.03G of the Plan mandates urban infrastructure be provided for all new developments,including curb and gutter, sidewalks,water and sewer utilities.All utilities for the proposed development are required to be installed in accord with the standards listed in UDC 11-3A-21. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. The applicant shall comply with the site plan,landscape plan, and building elevations approved with A-2021-0021, including the modifications listed below. 2. The proposed project shall comply with the standards listed in UDC 11-4-3-2 for Art, Entertainment, or Indoor Recreation Facility. • Accessory uses including,but not limited to,retail,equipment rental,restaurant, and drinking establishments may be allowed if designed to serve patrons of the use only, and not the general public. • All outdoor recreation areas and structures that are not fully enclosed shall maintain a minimum setback of one hundred feet(100')from any abutting residential districts. The playing areas of golf courses,including golf tees, fairways, and greens,are an exception to this standard. (Ord. 07-1325,7-10- 2007). • No outdoor event or activity center shall be located within fifty feet(50') of any property line and shall operate only between the hours of six o'clock(6:00)A.M. and eleven o'clock(11:00)P.M. • Accessory uses including,but not limited to,retail,equipment rental,restaurant, and drinking establishments may be allowed if designed to serve patrons of the use only. City of Meridian Department Report IV. City/Agency Comments &Conditions ■ • Outdoor speaker systems shall comply with section 11-3A-13, "Outdoor Speaker Systems",of this title. 3. The conditional use permit is valid for a maximum period of two (2)years unless otherwise approved by the City. During this time,the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval,and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6 A time extension may be requested asset forth in UDC 11-5B-6F. 4. Prior to occupying the space,the applicant shall obtain either a tenant improvement or certificate of occupancy fast track approval from the Building Division. V. FINDINGS A. Conditional Use(UDC 11-5B-6E) The commission shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The site meets all the dimensional and development regulations of the I-L zoning district for the proposed use. Therefore, Staff finds the site is large enough to accommodate the proposed use. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Stafffinds the proposed use will be harmonious with the Comprehensive Plan in that it will provide an indoor recreation use, which will contribute to the mix of uses desired in the MU- NR Comprehensive designation as desired. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Staff finds the design, construction, operation and maintenance of the proposed use with the conditions imposed, should be compatible with other uses in the general vicinity but may moderately change the character of the area due to the limited I-L zoning within the City. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. Staff finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures, refuse disposal,water,and sewer. Staff finds the proposed use will be served by essential public facilities and services as required. City of Meridian I Department Report V. Findings ■ 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Stafffinds the proposed use will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. Stafffinds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance. Stafffinds the proposed use will not result in the destruction, loss or damage of any such features. 9. Additional findings for the alteration or extension of a nonconforming use: Not Applicable. 10. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and, Not Applicable. 11. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. Not Applicable. VI. ACTION A. Staff: Staff recommends approval of the proposed Conditional Use Permit per the provisions included in Section IV in accord with the Findings in Section V. B. Commission: Pending City of Meridian I Department Report VI. Action ■ ui' may„ wpm M—K r .; .� I ". �. 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Service Accessibility Report Description Location In City Limits rGREEJ 9V Extension Sewer Trunkshed mains r 500 ft.from parcel GREEN Floodplain Either not within the 100 yr floodplain c; % a�- E-, GREEN Emergency Services Fire Response time < 5 min. GREEN Emergency Services Police Meets response time goals most c, i-lE- time GREEN Pathways Within 1/4 mile of current pathways GREEN Transit Within 1/4 mile of current transit route GREEN Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN plan) matches existing of lanes) School Walking Proximity Within 1/2 mile walking GREEN Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Either a Regional Park within 1 mile OR a Communit,.• Park Walkability Park within 1/2 mile OR a Neighborhood GREEN 1/4 mile walking City of Meridian I Department Report VII. Exhibits ■ D. Site Plan (date: 4/6/2022) 1 L—� jit I-T-Ith -�4 L _ ;`�"� z a...:.�... .d. }O r U=xd City of Meridian Department Report VII. Exhibits ■ E. Landscape Plan(date: 4/6/2022) PLANTI NG SQI L N OTE S e.._•w - T�"t+ 1 �j ALANT SCHEDULE.-e. r - r =y- _ �•ram="=-� _� ... � 1� -•- GENEPALNOTES r ^- 8011,24, x _ FUGH1 OF WAY LANDSCAPE NOTES i..,n..,,,.......� LANDSCAPE a • D�A,m...�x.�.ne.�.,..,.,...,.m,�.,�K.d.�row.,,w.,....�.,.e. LANO3CAPE$PECIFICATIONS,....: �' V.. .,... $FE$HEFT L240 f-0R QE&ON BVLD MICy�.TI�N WFOR WITION Alyl REyMJIRFLEHr$ •.•....�-• City of Meridian Department Report VII. Exhibits ■ F. Building Elevations (date: 4/6/2022) AROFUTRY ° fl Lro 3 � 'H1'SP�o Q Q Q n e___. __..._ .............._�I I '� I' � I I f_o_._____._.___ -_—_—_-_g j .�I- -°.a=i� CA ` EME] •� �- - r� •� wEsr LJ- . 9 r D i] nil I �U— x� o rutn� MIA City of Meridian Department Report VII. Exhibits ■ W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for El Pollo Loco (H-2025-0018) by ADN Architects, located at 3471 W. Chinden Blvd. Application Materials: https://bit.ly/H-2025-0018 A. Request: Conditional Use Permit for a 2,000 Sq. Ft. drive-through establishment within 300ft of another drive-through and residential district. This site consists of 0.87 acres in the C-G zoning district. 93 PUBLIC HEARING SIGN IN SHEET DATE: June 5, 2025 ITEM # ON AGENDA: 6 PROJECT NAME: El Polio Loco(H-2025-0018) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name 2 K) zlz 4,L1 4 Zit AJ, C' 7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,­, DEPARTMENT REPORT HEARING 6/5/2025 Legend DATE: 0 Project Location City Limits TO: Planning&Zoning Commission :::Area of Impact O Analysis FROM: Nick Napoli,Associate Planner - 208-884-5533 nnapoli@meridiancity.org APPLICANT: Steve Shaw ._ i - $w r= SUBJECT: H-2025-0018 MW �- --- e El Pollo Loco �. Jlaff F ZA LOCATION: Located at 3471 W. Chinden Boulevard in a portion of the northeast /4 of Section 27,TAN.,R.1 W. I. PROJECT OVERVIEW A. Summary A Conditional Use Permit(CUP) is requested for a 2,000 square foot drive-through establishment within 300 feet of another drive-through and residential district. The site consists of 0.87 acres in the C-G zoning district. B. Recommendation Staff. Approval with conditions. C. Decision Commission: City of Meridian I Department Report 1. Project Overview ■ I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant - Proposed Land Use(s) Restaurant/Drive Through Establishment - Existing Zoning C-G(General Retail and Service Commercial District) VII.A.2 Proposed Zoning C-G(General Retail and Service Commercial District) Adopted FLUM Designation Commercial VII.A.3 Table 2: Process Facts Description Details Preapplication Meeting date 2/4/2025 Neighborhood Meeting 3/27/2025 Site posting date (Click or tap to enter a date) Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District • Comments Received Yes • Commission Action Required No • Access Private Drive Aisle ITD Comments Received Yes Meridian Public Works Wastewater • Distance to Mainline Available at site • Impacts or Concerns No Meridian Public Works Water • Distance to Mainline Available at site • Impacts or Concerns _ No Note: See section IV. City/Agency Comments&Conditions for comments received or see the public record. City of Meridian I Department Report II. Community Metrics ■ Figure 1: Service Impact Summary ImpactService • • Ready O O O O O O O O Marginal O O Caution O �ooa a o\``e �aAy a� oQ' oo\O Qa� c�, oaf hr h`r Notes: See Error! Reference source not found..Error!Reference source not found.. City of Meridian I Department Report II. Community Metrics ■ III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The subject property is designated as commercial on the Future Land Use Map(FLUM). The use of a restaurant and drive-through establishment is consistent with the plan for the commercial designation. The site is among several commercially zoned properties at the corner of Chinden Boulevard and Ten Mile Road in the Lost Rapids Subdivision. The proposed use of a restaurant with a drive- through aligns with the desired uses specified in the Commercial designation in the comprehensive plan, as noted above. In conjunction with the neighboring drive-throughs(Key Bank, Swig,Dutch Bros, and Slim Chickens) and Costco to the south,the proposed use satisfies the commercial FLUM designation for this area. While the comprehensive plan did not envision all the lots fronting Chinden Boulevard as drive-throughs,the market has led them to become drive-throughs. In addition,El Pollo Loco has indicated their hours of operation are intended to be 10 am to 11 pm,which is consistent with the UDC and the surrounding businesses. The hours of operation were an important factor during the original entitlement of the subdivision from the neighboring subdivisions. A restaurant is a permitted use in the C-G zoning district,but the drive-through is within 300 feet of a residential district, and another drive-through triggers the requirement for a conditional use permit. • "Minimize noise, lighting,and odor disturbances from commercial developments to residential dwellings by enforcing city code."(5.01.0117) The location of El Pollo Loco is not directly adjacent to a residential use or district but within 300 feet of one. The hours of operation are proposed to be 10 am to 11 pm, which is consistent with the neighboring businesses. Operation of the proposed use should comply with City ordinances regarding noise, lighting, and odor disturbances. • "Plan for a variety of commercial and retail opportunities within the Area of City Impact." (3.05.01J) While the subject property and drive-through are surrounded by several other drive- throughs, the market for drive-throughs continues to be in demand within the city. While this is not the intended vision for the area, it is an allowed use based on the C-G zoning. The proposed drive-through restaurant will contribute to the variety of uses and fast food options on the corner of Ten Mile and Chinden. • "Encourage the safety,health, and well-being of the community."(5.01.01) The applicant has indicated that El Pollo Loco provides a healthier alternative to similar fast food in the area, as their chicken is grilled. Staff have also received several phone calls from the community in support of this restaurant and location. • "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City."(3.01.01F) City water and sewer service stubs have been provided to this site with the development of the subdivision. Table 4: Proiect Overview Description Details History H-2018-0004(CPAM,AZ,PP,VAR—Lost Rapids);H-2019-0056(FP); DA Inst#2018-079970;PBA-2022-0019. City of Meridian I Department Report III. Staff Analysis ■ Description Details Acreage 0.87 Acres B. History In 2018,the subject property was annexed as part of a larger development area consisting of residential and commercial property zoned R-40 and C-G and included in a preliminary plat.A development agreement was required as a provision of annexation,which governs future development of the property. The property was later included in a final plat as a portion of Lot 5, Block 1,Lost Rapids Subdivision. Additionally,this property and the neighboring property to the west(SWIG)had a property boundary adjustment done in 2022 to make this site larger and the neighboring property smaller. C. Site Development and Use Analysis 1. Proposed Use Analysis (UDC 11-2): The proposed use aligns with the Commercial FLUM designation in the Comprehensive Plan. A restaurant is a principal permitted use in the C-G district,but a drive-through establishment requires approval of a conditional use permit(CUP)when the property is within 300 feet of another drive-through facility, a residential district, or an existing residence in accord with UDC Table 11-213-3. In this case,the property is within 300 feet of another drive-through facility directly to the north(i.e. SWIG and Dutch Brothers), and existing residences/residential district to the west(Bainbridge Sub No. 12). Additionally, it is important to note the applicant is providing two tenant spaces on the property. The first being for El Pollo Loco(Restaurant and Drive Through) and a shell space that will later be developed as retail or restaurant use. Both uses are permitted in the C-G zone. 2. Dimensional Standards (UDC 11-2): Development of the site hall comply with the dimensional standards of the C-G zoning district in UDC Table 11-213-3. Staff has reviewed the proposed plans and building elevations and they comply with the required standards. The proposed hours of operation are 10:00 am to 11:00 pm which is in compliance with the C-G zoning district. Since the property does not directly abut a residential district the hours of operation are not restricted. 3. Specific Use Standards (UDC 11-4-3): Drive-Through Establishment: The proposed drive-through establishment is subject to the specific use standards listed in UDC 11-4-3-11,Drive-Through Establishment. All establishments providing drive-through service are required to identify the stacking lane,menu and speaker location(if applicable),and window location on the site plan. In order for the outside travel lane to function as an escape lane as required for drive-throughs that exceed 100 feet in length, Staff recommends that no stacking is allowed in this area. Signage should be installed notifying patrons not to block the escape lane. The site plan is required to demonstrate safe pedestrian and vehicular access and circulation on the site and between adjacent properties. A sidewalk is proposed along the southern boundary of the site for safe pedestrian access to the east and west. Because a private drive-aisle runs along the southern boundary of the site that provides access to adjacent properties to the east and west, a cross-access easement/driveway is not required to be provided to adjacent properties to the east and west. The applicant revised their plan to depict a pedestrian connection from the sidewalk along the southern drive aisle. At a minimum,the plan is required to demonstrate compliance with the following standards: City of Meridian I Department Report 111. Staff Analysis ■ 1) Stacking lanes have sufficient capacity to prevent obstruction of driveways,drive aisles and the public right-of-way by patrons; The site plan accommodates queuing for a minimum of eight vehicles before the menu board and twelve vehicles before the pickup window. Based on data provided by El Pollo Loco, this appears to be sufficient. According to the applicant, their Southern California locations serve approximately 325 vehicles per day, typically maintaining a queue of around six vehicles, with occasional peaks of seven to eight vehicles. In anticipation of heightened interest during the initial opening period, staff have discussed traffic management with the applicant and recommended implementing temporary traffic control measures to manage potential surges in demand. 2) The stacking lane shall be a separate lane from the circulation lanes needed for access and parking, except stacking lanes may provide access to designated employee parking. The stacking lane is separate from the escape lane and main drive aisles. If the drive-through stacks past the 12-car allotment, it will spill into the main drive aisle but will not impede entering or exiting from the property. 3) The stacking lane shall not be located within ten(10) feet of any residential district or existing residence; The stacking lane is not located within 10'of any residential district or residence. 4)Any stacking lane greater than one hundred(100)feet in length shall provide for an escape lane; and The stacking lane is greater than 100 feet from the point of entry to the drive-through window; therefore, the stacking lane exceeds 100'in length and an escape lane is required.An escape lane is depicted on the site plan. 5) The site should be designed so that the drive-through is visible from a public street for surveillance purposes. The drive-through is located on the west side of the building and is visible from W. Chinden Blvd. and from the drive aisle along the southern boundary of the site for surveillance purposes. Restaurant: The proposed use is also subject to the specific use standards listed in UDC 11-4-3- 49 Restaurant,which requires at a minimum, one(1)parking space to be provided for every 250 square feet of gross floor area. See parking analysis below. D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): Extend or improve streets, drive aisles,cross access easements or similar vehicular and pedestrian connections provided from adjacent properties. The subject property will be accessed from a shared private drive aisle on the southern boundary.Along this southern boundary runs a sidewalk for pedestrian connectivity for the large development. The applicant revised their drawings to provide a pedestrian connection to the building from the sidewalk along the southern drive aisle. For lots with frontage on a public street, a minimum of 30%of the buildable frontage of the property shall be occupied by building facades and/or public space. The proposed site design meets this requirement along W. Chinden Boulevard with only a drive-through lane between the building facade and the public street. City of Meridian I Department Report III. Staff Analysis ■ Parking lots: For properties greater than two (2) acres in size,no more than 50%of the total off-street parking area for the site shall be located between building facades and abutting streets. The proposed site design meets this requirement along W. Chinden Boulevard. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets A 35-foot wide street buffer is required along W. Chinden Boulevard, an entry way corridor arterial roadway. The Buffer shall be landscaped per the standards in UDC 11- 3B-7C. The proposed landscaping was installed with the final plat for Lost Rapids Subdivision. The combination of the existing and proposed landscaping exceeds the minimum requirements. ii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-3B-8. The proposed landscape plan appears to meet the minimum requirements. The applicant shall provide vegetation coverage calculations with the submittal of the certificate of zoning compliance submittal. iii. Landscape buffers to adjoining uses Landscaping is required to meet the standards of UDC 11-3B-9. The landscape plan meets the minimum requirements. iv. Tree preservation Mitigation shall be required for all existing trees four-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper trees, or seven(7)three-inch caliper trees). Deciduous specimen trees four-inch caliper or greater may count double towards total calipers lost,when planted at entryways,within common open space, and when used as focal elements in landscape design. The applicant shall preserve and protect the existing trees in the neighboring properties landscaping buffers. If trees are proposed to be removed, the applicant shall provide mitigation calculations with submittal of the certificate of zoning compliance application. v. Storm integration Storm drainage is required to comply with the standards listed in UDC 11-3A-18. Drainage swales should not be within the landscape setbacks along W. Chinden Boulevard. vi. Pathway landscaping Landscaping is required to be provided along all pathways per the standards listed in UDC 11-3B-12C.No pathways are proposed or required within the site. 3. Parking (UDC 11-3C): i. Nonresidential parking analysis A minimum of one(1) off-street parking space is required per 250 square feet of gross floor area for the proposed restaurant. In this case, staff is going to assess one(1) space per 250 square feet of gross floor area for both tenant spaces, as it will allow for a restaurant to occupy the empty space in the future.Based on the 3,250 square foot building, a minimum of 13 spaces are required.A total of 24 parking spaces are proposed, exceeding the minimum standard by 13 spaces. City of Meridian I Department Report 11I. Staff Analysis 1 00 ii. Bicycle parking analysis A minimum of one(1)bicycle parking space is required for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G; bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C.Based on the proposed number of vehicle spaces (i.e. 24), a minimum of one(1) bicycle spaces should be provided. A total of two (2)spaces are proposed, which meets and exceeds the minimum standard. 4. Building Elevations (Comp Plan, Architectural Standards Manual): Goal 2.09.03A of the Comprehensive Plan highlights establishing distinct, engaging identities within commercial and mixed-use enters through design standards to integrate commercial, multifamily,and parking areas with existing neighborhoods. In response,the developer has submitted conceptual building elevations for the proposed structure as shown in Section VII. Building materials consist of stucco,metal awnings, and glazing. The proposed elevations do not meet all the standards listed in the ASM and the Development Agreement. Staff is recommending additional fenestration along the North facade. The additional fenestration may be achieved through alternative measures or faux windows. Staff will work with the applicant during the design review phase. The final design is required to comply with the Architectural Standards Manual for Commercial Design Guidelines. E. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Goal 6.01.0213 emphasizes reducing the number of access points onto arterial streets by utilizing strategies such as cross-access agreements, access management, and the creation of frontage and backage roads,while also improving connectivity between local and collector streets.Access is proposed via the east/west private drive aisle along the southern boundary of the site; direct access via W. Chinden Blvd./SH 2O-26 is prohibited. A reciprocal cross- access easement exists between all lots in the subdivision as noted on the Lost Rapids subdivision plat. 2. Multiuse Pathways (UDC 11-3A-5): An existing multi-use pathway exists along W. Chinden Boulevard,this shall be preserved and protected during construction. 3. Sidewalks (UDC 11-3A-17): The proposed plan was revised to include a pedestrian walkway from the Multi-use pathway along W. Chinden Boulevard. Where pedestrian walkways cross vehicular driving surfaces, they're required to be distinguished from the vehicular driving surface through the use of pavers, colored or scored concrete,or bricks as set forth in UDC 11-3A-19B.4. The site/landscape plan shall be revised to specify the material being used for the connection.If the connection crosses through the drive aisle, it shall be delineated from the driving surface through pavers, colored or scored concrete. F. Services Analysis 1. Pressurized Irrigation(UDC 11-3A-15): An underground pressurized irrigation system is required to be installed to provide irrigation in accord with the standards listed in UDC 11-3A-15. City of Meridian I Department Report III. Staff Analysis 1 01 2. Storm Drainage (UDC I1-3A-18): An adequate storm drainage system is required in all developments by the City's adopted standards, specifications, and ordinances. Design and construction shall follow best management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage will be proposed with a future Certificate of Zoning Compliance application and shall be constructed to City and ACHD design criteria. 3. Utilities (Comp Plan, UDC 11-3A-21): Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development. All utilities are available to the site. Water main, fire hydrant and water service require a twenty- foot(20)wide easement that extends ten(10)feet past the end of main,hydrant, or water meter.No permanent structures, including trees are allowed inside the easement. Comprehensive Plan policy 3.03.03G require urban infrastructure be provided for all new developments,including curb and gutter, sidewalks,water and sewer utilities. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. Future development of this site shall comply with the previous conditions of approval and terms of H-2018-0004(CPAM,AZ,PP,VAR—Lost Rapids); H-2019-0056(FP);DA Inst# 2018-079970; PBA-2022-0019 and the conditions contained herein. 2. The site plan and/or landscape plan, as applicable, shall be revised with the certificate of zoning compliance application as follows: i. No stacking is allowed in the outside travel lane that serves as an escape lane; depict signage notifying patrons not to block the escape lane. ii. Signage shall be installed ahead of the north/south crossing,warning drivers to watch out for pedestrians. iii. Provide details for what material will be used to delineate the pedestrian connections from the drive aisle. iv. All mechanical equipment on the back of the building and outdoor service and equipment areas should be incorporated into the overall design of buildings and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets as set forth in UDC 11-3A-12. v. Update the landscape plan the match the site plan. 3. Compliance with the specific use standards listed in UDC 11-4-3-49 and 11-4-3-11 is required. 4. Preserve and protect the existing landscaping on the north, east, and west buffers of the site during construction,per UDC 11-3B-10. 5. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the proposed use prior to submittal of a building permit application. The design of the site and structure shall comply with the standards listed in UDC 11-3A-19;the design standards listed in the Architectural Standards Manual and with the Development Agreement. 6. The conditional use permit is valid for a maximum period of two (2)years unless otherwise approved by the City. During this time,the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of City of Meridian I Department Report IV. City/Agency Comments &Conditions 102 approval,and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6.A time extension may be requested as set forth in UDC 11-5B-6F. City of Meridian I Department Report IV. City/Agency Comments &Conditions 103 B. Meridian Public Works Watte tv • OmmrfetoSewer AvsgaWat9te Sewer Shed + Ectifftted Project Sec aoiL'Aidri Sewer EILIA WW D> 1iinirkp E4aknlLe Proje LConnistent Yes wiL1rWW Master PlerilFaciliky Plau IrnpaLLsJLonlerns * See Puhlic-'YOor► fAk& pe[iiK{ondiYiorL Water • El'alanLlf W Water Water Availah6 aL NW Servkm% • Pressure Zone + EnthfndteJ Nojed See 1PP1iLaLier1 Wa Lee E RLYs Wxtew(ILUlity Norse + Project Cunnistent Yes vrillr Water Ma%Lei Plan E tin cuJCO(werra None- NON-PLA'r CONDITIONS L'1 HUE'YF'QkVt Li 11Y.FAK1MY.hT Mir Sp rdriir t:vodifivos of Appruval 1_ arse has an cxisung S'Wald vwh inlu Lhr prupcny_All cLmm imm(hydmuLq,watersLTVKr,lire 1u )ahuuld Llm off oL Ihas slab.1:014 LL Lhc rvnrwral of LhL blowblfand how Ll r walcr SL xv LMM1,CCE a maxrmLLM o1'l EL firmr LhL-LTd uE Iht sLuh., 2_ Nu rhangcs Lo pohlir waLLT ioCruYLrucLurc Om n in nxvi L Any chanEw�musthr aRp vLcl by puMw worlLs.'Lbis iodudL�hwh=Ls4w L1x-zhao hmnraY of w LLT rums. 3_ WaILT w vim shnuld I+r prrpcadirular Crum(bL:nvrn Lo Or wyLT rrkLYLT.Prow&a ZW LascmLmt LLp Eo aorl S'h od Ehc wake meter_ 4. E mum no ecwa scrviucs pans through inffltmlion traiclwx. 5_ 14ouak Ar Rz=xws Eor mums,11vLhanL lzbcahaud w2L[TSLTVKL-4_Eammxmsshuuld rarlrud Lp Eo Lho cod of nuinlhyd=OwalLT n-ILT and IIY boyond it- 3- Nu Iwrfnancrrt af]r k%ucs(trees,bushes,bnildinM carports,ffad rcccplaelc was lr<,farms, infi Ifranion frcnc1wF,1 ight poles,cta)in be NAIL within the nulity=s;=cnL City of Meridian Department Report IV. City/Agency Comments &Conditions 104 (mmeryl codditioos orApproral 1_ Applw=L shall nmrdJ LL w Lcr aad sL7 LT mwo sif-aad nmung wlllh ibL Puhllc Works DL11arllm-A. 2_ 1'L7 Mcmhan Cily Rbdu(MM).Ihr applllaaL shall bo nxpllo%Ibk to imLnl l.0 wLT and wa1Lr norms Lo and Ehnmgh Ehas dc- LhTmcr L Appbran[Irrajr lc ullgibk Ibr a mimh i-i-m nl aga,cmLm[Jbr mfra=uclum LTIbmx-LTrlcnl F7 M{_R'.9-r5_ 3_ TbL aMllrwml shall rr vuk LasL�ol{s)fur all puhAm wal wff wcr mains imWL1L of pubbr n6I1 of way(Iochi,&-all waLL s-rvlxs and hydrants). %k- iThwOLCT raaL DL xar dLpcndaogan scwcr dLpL11-kwLT 0 20 rt L1LLp mqunr a 30 ill LascmLmL.20 25 11 a 44 Ll camuriPM and 25 30 Ll a,15 It L'asL7rIL'o L. ISlkw nu pLT1rLla M Am LliL %(h=,InL`I:i],Imi ldims.caCpLg1:,Lrazh n:Ll3NaLir walls,kinLus.,mI'IILraLILnI buKbu�lrgh[pLrIL3,CIC.)ary bu71L WiLhin IbL W1IIFLV Las inLml. 9ubmlL an cxcCLLLLvLc2%LrI1LTll(aIn L&NWM ava]bblc rmin L'UhlIC Wulf%),a legal&-sLT"kPnlrrc=x:d by an Ldaho L. La d 1bI R:xsIrmal Land Slav Lyur,what+must 3MILWJL 11hL aria OWL Lascm Lm[ (Irarkal EXILILJr1 A)aril an SU2"x I L"nmp will brarinpanddisLmLu--N(nmrllal h7[LJILi1f B) Ibr mvlL� .IJwh L bilmLs muid bL sralull,slgpLd amd dalcd by a Pri:&i simd lamd Fmrvi:4 .LJ{1 NL?T RECORD. -i_ TbL R'Ily urMcrrdlanrvgLurLs that prLssLnYL-d Irrlgaimm syslcm hl suppllcd by a ucar reu d sULfGL'ofw;iilL (UM'11 3116).Tbl atgrlrcwA shuuld hL rNuimi La LLsr arty cx iNLmg swl Ll'or wull wzfcr We Ihu pnrrrary sI}IIrCL'. IJ'a%Loiarc or wrll sau as out aradabk,a singlc puml LTIon,xhoa W[JLL LTII mart'wd'LLT%y:itL'm shall tx ralmrvd.11 a smglc poIOL LmomxLlun 6 LIIIM-4L Ehc dL1+L1ujx7 wi 11 bl ws xinsibic for 11hr paymcm ul'aescvanerltx Ibr lhr commun arcs%prwr ur prior UPTIX—lvnlg dLVLlupmcnL phut appmrval. 5_ Any AmLYurvm lhaL an:811LIxT1.1 Iu rLTnamshall bL subjucL la craluaLLn and pmslblc rimgignrniml of=M1 mwri:slag lu hL In LTM IgAii ,WiLh MCC. 6_ All Imgawm dlLchL.,,L'andIS,I LILr.Lls,u drangcxclumvc urnalural wakrways,Io LCTmx Lmg, M OSSmg ur laying adjai:�nL and cuMLguou%Lo ihr aria IrPang srlhibvidc-d shall 11r adthc-s :41 prr RJ17L:1 l 3A& In perki ing sucb work,IbL:"IlimmvLshall Langlly with+lobo Cork-42 1207 and anV LILhL'r algrlILaML law ur rrgubLiun. 7_ Any wcl Is ThaLl1 1W--I1�11�M�-A�1 a Iimir to Tic LL L l muss bu prullLTly atluadur"aL Nmbog Lo Ldalvi WcI1 Cuns;u-mlmm 11'Lwm:u7LN LWILs adminlYlLTW by L11L hbMF L}c1[artnaL13L ur W aILT RLsu LLrC'L3i. TbL Ikvckper-x I:ri rLxr Shall pwvidL a Nializim l7LILLrimmy wIuAiLT LhLTc an:any rxuimy wills i IL dw Lki' kpincnt,and Ir.w,how Ihcy wI 11 Lmouor W bL LL"iM provxk n-curd or[IIIIr abanikmirILnL JL Aoy Lxu;Lng sL11LIr syslcins walun t1Ys pi ujLCL dull bL rcmuxal From wrwiLc prr City I?rdirorux & LIua 9 1 A aad 911 g_ OmLa Lt R.'cnlml L%!QIn La Llmllh I3r2hwa oom LTl[pr dix Ls and 1ngML-WMnx(2 p755211. 9_ All ImpmIVLTncrlts rclaLrdto public lik.mrayaad kalLhshall be vwnplacd prWr Louax Lpawy ur LhL.SLri KLL 10. ApplicanL shall bL rcLlLIn11 ILI pay PLhbdlc Wurlui dcrclnpmou pba rmcw,and WwLrLrrLlua EWLrhnrl 1LL's,a%IJL'LCrrnarxJ LJ nng Lhc pLm ri:'Kw pnxLLL%,pour W LhL rufu L 01'a plan apprural IWLr_ 11. l[sho11 hL LhL:rLspLm ilmlily urlbi:uMli my lu Lnsurc Ihat all dcxcliglnlL-M ILaLunscumply wtdl LIW ALTLLTI{ans WILh 1]Isabr13LlLs A47 and Ow Fwr Lluusing AL[. 12. 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TbL City of Mcndia rLyuim%dud dw owner post la the L'I[y a]C715 mmm sxody IN the Ur 5ianL of l25%orlbc Illl:ll cxm-iu-u-ULrn cLaL GM alL mcurrglk EL sLIYLT,Wa1Lr andrLVM:mlrziNuLL-WrL prior bF Gnal T 1hL r.I maILLSC.17us xLLrcLy ws11 he x+Lnrroll by a llrbc IILin LIwL LSLnnaLc pruxldcd by LhL LI M1 7 W Lhr L-aLy_Tlx six Ly can bL p,Isuxll m L11c Iixrrrl ul'm Imvlx:lhlc ILLLLT of C dil,crib dcpomL ur burnL AplidwanL mu%L li IL:ao drP13r,LWM lisr surcLy,which urn In:I'uund un Lhv L-lMmnunaLy lk-1+14T=311 Lk7aTLII L dwcbsaW. PILasL CXxdaLi Lard JJLVLILaprrxnL SLT KL Ior MLII m I;PirmiLUln aL HX7 2211. 20. 1 bL R'IIy ur Mirdlan rcgLurLN tbx Elie uwnLr peal Iu thr L'Ily a wasranLy surLIy In the arnourrt ur 24Y?a ur ib-L soul a NuuDioi im cua ror all C'urnplcLLall9.ZYL.r,w LLT and W12NL InJ[a.h [I I4M duraLloo oftwu yLars.'rhis swcLy will be wr3l :d by a Imc Ilan LmL LSLIIrwLC pruvidc-d by[hc uwrlcr W thr C.3Ly_ThL 4ur+_Ly can bL pl wAcd m Ibr rurm aI'm Irrr V Lx ab I kL1LT of L"I L,4mN dcposl[m bLm L Apjid I L mu%L I i IL ao drPh aLlm 13 r srmLy,wblch can bL lulmd uo[hc L'{MIunLLlu[y I]c1LI{glnLLnll LkjLulnllultwchslLc, Pkim Iv.nLul Jamd DLVck n7wzA iLaviiLr Lirr nlon:mGMrCN[InoaL987 2211. City of Meridian I Department Report IV. City/Agency Comments &Conditions 105 V. FINDINGS A. Conditional Use(UDC 11-5B-6E) The commission shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Stafffinds the site is large enough to accommodate the proposed use and meets all dimensional and development regulations of the recommended C-G zoning district. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Stafffinds the proposed restaurant and drive through use will be harmonious with the Comprehensive Plan and is consistent with applicable UDC standards with the conditions noted in Section IV of this report. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Stafffinds the design, construction, operation and maintenance of the proposed use should be compatible with other uses in the general neighborhood, with the existing and intended character of the vicinity and will not adversely change the essential character of the area. El Pollo Loco is not proposing to deviate from the neighboring businesses and nearby residents request to have all businesses closed by 12:00 am. In addition, the subject site is not directly adjacent to a residential use or zone. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. Stafffinds the proposed use will not adversely affect other properties in the vicinity if it complies with the conditions in Section IV of this report. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures, refuse disposal,water,and sewer. Stafffinds the proposed use will be served by essential public facilities and services as required. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Stafffinds the proposed use will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. Stafffinds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. City of Meridian I Department Report V. Findings 106 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance. Stafffinds the proposed use will not result in the destruction, loss or damage of any such features. 9. Additional findings for the alteration or extension of a nonconforming use: This finding is not applicable. 10. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and, This finding is not applicable. 11. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. This finding is not applicable. VI. ACTION A. 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Fy ♦I�t±M1���' www' + �Iriiiiii'r� llull = ___ �11uur7 I'�+r~/' Irnfr N■ I nmiiinm -- r�� Iln■■I■ll■ '� iFt ■■■lw7lAw■w -,'111II!'\�: nO■I:IU 'Itlllll=__==��P111P■11.1�y Alt.f4■^'�:iII!!!I.+li■'."IIr■f'nran�•■■1■■ raI#I�p n■p fw ■. !n!�` - [I _ ==.aa` ■■Z::II■�I C iiriiiiiil .►r�mr anon i■r'ur 1!#r ■■ ram:�� 1!'n'1��1y�'iinF I■I■1y,1;uw _=:: ■.MAN, ■rnal 9'n'■ (►Irlrll■ wnu ,one ,•lrul� ow���=■slam -y nw.::�.',l11'uI#I ■ u�n nnE�C:unn■ IIIII#!U■:::mn°:: ■::::I#1►�G uIIO# ■ y �o"��..`=■■lallL�i qu'AI■���►A#IBIII■�Il ■rannw■■■nN'nn 1• B. Subject Site Photos i .J City of Meridian Department Report VII. Exhibits Fl-lo C. Service Accessibility Report Description f ■ Lc.-ation In City Limits GREE Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 100 yr floodplain or > 2 acres GREEN Emergency Services Fire Response time < 5 min. GREEN Emergency Serviices Police Meets response time goals some of the time YELLOW Pathways Within 1/4 mile of current pathways GREEN Transit Not within 1/4 of current orfuture transit route RED Arterial Road Buildout Status Ultimate configuration [#of lanes in master st,eet= GREEN plan) matches existing of lanes) School Walking Proximity From 112 to 1 mile walking YELLOW Either a Nigh School or College within 2 miles OR a r School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Either a Regional Park within 1 mile DR a Community Park Wa I ka bility Park within 1/2 mile OR a Neighborhood Park within GREEN 1/4 mile walking City of Meridian I Department Report VII. Exhibits ■ D. Site Plan (date: 5/24/2025) �._. ..-.. . . � 81iO�CENTEfi i I ll CJ �l3RSah '�I ��� �f .ii4�3! �,, vv,aev�va�anv --------- - -- ------------ SITE PLAN • C1 City of Meridian I Department Report VII. Exhibits 112 E. Landscape Plan (date: 4/24/2025) TiT Lam___________________: __ ,� •••. r•.r.� ... — —'� I'� `-�- PARgIG IDI9111iERiRE£WAIAT`[I_16�1lNEEf�51i� • •�'�•�'�_•�_•`���_y—�•�• i TQIlLL PAWLIIGEDf611RERlEES �._.. a(�..� ..�.�•. r�r r. rx• IAIWNG I]YVLIAllY6 ��•�rt�w�'+.�Ri�{.�r�.�.r� _ _ _ .� .,� w�.•m..r •ASS'=,�C✓./4•.Y7R'RQ� it �•` c.'•. �� Wr'� ••• •• RIO�E+1oriREECAItuAIglGiIrnEFJ+JS EF] i � ATa'�'•� ��+ � •• e .�73C 7�7 f!'9:ffiYiR'�.`L'IrC ;i �+j•"'�."� r-rr •v RPIE6}IONAPpA1�M9AS ���,r� �•����•� m usEr �....irwv-- -q�voss •Fgt e�1lLLj� � g _ 2 � •rr.rwa �`••' •.rrwr�ww r.# NOW _..—,. ^a--•~-_ ^..,ram. p� � my LANDSWE ENMEMEHT PLAN e I S Ai 7iL1'tis— „« s City of Meridian Department Report VII. Exhibits 113 F. Building Elevations(date: 4/24/2025) NORTH ELEVATA00-REAL WALL IW CHINOEN OLVR-1 6 � Ili C I WEST ELEVATION-DAWE THAN s YATERAL LEGEND +at7�11P- ..4..w.TM A5 ek D �IGN4G - - r r r r r � r r • r SOUTH ELEVAT60M-SME EN DANCE -mar rt -------------- ---1CxNACx 1 F �siE-ss a C r r 01 EAST ELEVATION-`WIN ENTRYAft MATERIAL LEGEND Q.•.+�. ' ,roK wI •� A4 City of Meridian Department Report VII. Exhibits ■ W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Rockwell Greens Subdivision (H-2025-0002) by Laren Bailey, Conger Group, generally located at the NW corner of State Hwy. 16 and McMillan Rd. Application Materials: https://bit.ly/H-2025-0002 A. Request: Annexation of 51.15 acres of land with a R-15 zoning district. B. Request: Preliminary Plat consisting of 412 buildable lots and 27 common lots. C. Request: Alternative Compliance to standards for developments abutting a State Highway. 115 PUBLIC HEARING SIGN IN SHEET DATE: June 5, 2025 ITEM # ON AGENDA: 7 PROJECT NAME: Rockwell Greens Subdivision (H-2025-0002) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name 1 2 3 4 5 6 7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,­, DEPARTMENT REPORT HEARING 6/5/2025 Legend 0 DATE: i. Project Location r TO: Planning&Zoning Commission :::Area of Impact }= City Limits FROM: Nick Napoli,Associate Planner O Analysis `- ] 208-884-5533 nnapoli@meridiancity.org � APPLICANT: Laren Bailey SUBJECT: H-2025-0002 - Rockwell Neighborhood LOCATION: Generally located at the NW corner of State Highway 16 and McMillan Road (Parcels: SO429417375 and SO429449000)in Section 29, TAN., R.1 W. I. PROJECT OVERVIEW A. Summary Annexation of 51.15 acres of land with the R-15 zoning district; a preliminary plat consisting of 412 building lots,26 commons lots; and alternative compliance to the city's standards for developments abutting a state highway. B. Issues/Waivers - The proposed subdivision borders the future State Highway 16, slated for completion in late 2026/early 2027. State highways are identified as hazardous in the Comprehensive Plan Existing Conditions Report(Pages 5-10 and 5-11) due to factors such as speed, accidents,and air quality.Higher-density development next to such hazards increases potential health and safety impacts for future residents.The applicant seeks alternative compliance to UDC 11-311-4 by proposing additional amenities and open space,a 6-foot wall atop a 6-foot berm,and enhanced soundproofing.Please see section III.D2 for analysis. - The subject development will be served by Pleasant View Elementary School,Star Middle School,and Owyhee High School.All three schools are currently over the capacities indicated by West Ada School District.However,WASD has indicated that the proposed subdivision will be serviced by Hunter Elementary School starting in 2026-2027 with an enrollment cap in 2025-2026.With the addition of 412 single-family homes,it is estimated that 202 school-aged children will be introduced into the area once the development is fully built out. The applicant has indicated that an additional elementary school is currently being built in Star and that the school boundary lines (see WASD comments above)will be adjusted,which is anticipated to open more room in the schools. Staff have concerns that,with capacities already over the architectural City of Meridian I Department Report 1. Project Overview 116 capacity of the schools,further development could lead to additional overcrowding.The Planning and Zoning Commission and City Council should carefully evaluate whether the proposed timing of the subdivision is appropriate, considering the school capacities. - ACHD has not accepted the construction of N.Ersatz Place from ITD,and in discussions with ACHD,this can take several years depending on whether the construction meets ACHD's standards. This will require the applicant to work with ITD on the frontage improvements. - Secondary Access currently does not meet MFD standards. The applicant has been in discussion with MFD on a solution.Until a solution is found,the applicant will be limited to 30 homes with a single access in accord with IFC D107. C. Recommendation Staff. Approval with a development agreement. Commission: D. Decision Council: City of Meridian I Department Report I. Project Overview ■ I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Residential/Agriculture - Proposed Land Use(s) Residential - Existing Zoning RUT in Ada County VII.A.2 Proposed Zoning R-15 Adopted FLUM Designation Medium Density Residential VII.A.3 Proposed FLUM Designation Medium Density Residential Table 2: Process Facts Description Details Preapplication Meeting date 1/21/2025 Neighborhood Meeting 1/14/2025 Site posting date 5/23/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.H • Comments Received Yes;Revisions are Required to Meet District Policies - • Commission Action Required No - • Access Arterial:McMillan Road - Future Collector:Ersatz Place • Traffic Level of Service McMillan:Better than"B" - McDermott:Better than"D" ITD Comments Received Yes—no mitigation is required by ITD. IV.I Meridian Fire = LA • Distance to Station 0.9 Miles from North Station Meridian Police IV.0 • Distance to Station 0.9 Miles from North Station Meridian Public Works Wastewater TA'T3 • Distance to Mainline Sewer available at the site • Impacts or Concerns See Public Works Site Specific Conditions Meridian Public Works Water • Distance to Mainline Water available at the site • Impacts or Concerns See Public Works Site Specific Conditions School District(s) West Ada School District r IV.G • Capacity of Schools Pleasant View Elementary:Architectural: 650 students, - Program: 625 students Star Middle: 1000 students Owyhee High: 1800 students • Number of Students Enrolled Pleasant View Elementary: 783 students - Star Middle: 1046 students Owyhee High: 1836 students Note: See section IV. City/Agency Comments&Conditions for comments received or see the public record. City of Meridian I Department Report II. Community Metrics 118 Figure l: One-Mile Radius Existing Condition Metrics Reference Parcel:S0429449000 Date Retrieved:2025/2/4 Parcel Count Parcel Acreage Infiii Indicator: 1(4� 503 1,312 Surrounding Area 61 % Not City 1; ® City Limits , 851.8 ■ Not City Household Household& Population Growth ■ Households 02020 Population Change:126.3°I° Population ■Growth (Household and Population Change since 2010 Decennial) 2,000 4,000 6,000 Use Types Residential Addresses All Addresses ■ Single-family INUIti-family is 0% is 0% ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed I Proposed Pending Pending Approved Approved 0 500 1000 1500 2000 0 100 200 300 ■ Single-family INUIti-family City of Meridian I Department Report II. Community Metrics 119 1 Single-family y 2.00 1,500 1.50 +' Residential 1,000 a Parcel Diversity y 1.00 7 U N 500 O Parcel Count ,,, 0.50 +� 0.25 m *Average Acres 0.00 0.08_ 0 a R-2 R-4 R-15 Average Single-family Density by Zoning Average 15.0❑ y (913.28 ResidentialDensity L Q 10.00 E)6.72� 5.00 0 3.95 5.83 0.00o.00 Dwelling Units I Acre R-2 R-4 R-8 1111-15 Notes: See Error! Reference source not found..Error!Reference source not found.. Fieure 2:ACHD Summary Metrics Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour{VPH} Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service "State Highway 2,0884eet Hxpress-,�vav NIA N..A 16 McMillan Road 901-feet Minor Arterial 386 Better than"E" McDermott Road 0-feet Collector 100 Better than T" Ersatz Place 2,621-feet ITD Local NIA NIA Access Road Acceptable level of service for a two-lane minor arterial is°E"(575 VPH). ` Acceptable level of service for a three-lane minor arterial is"E*(720 VPH). ` Acceptable level of service for a two-lane collector is°D" (425 VPH). r" AC HID does not set level of service thresholds for ITD roadways. Notes: See Error! Reference source not found..Error!Reference source not found.. City of Meridian I Department Report II. Community Metrics 120 Figure 3: Service Impact Summary . Service Impact Tools Ready 10 0 Caution \`OR, �a�� Qi\4 °'0 CP Q- Notes: See Error! Reference source not found..Error!Reference source not found.. City of Meridian I Department Report II. Community Metrics 121 III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The Future Land Use Map(FLUM)designates the area proposed to be annexed as"Medium Density Residential,"which is intended for dwellings at a density of three(3)to eight(8)units per acre.Additionally,this property is located within a four-square-mile area governed by the Fields Sub-Area Plan located at the northwest corner of the City's area of impact boundary. This area is bounded by Ustick Rd. on the south, Can-Ada Rd. on the west, Chinden Blvd./US Highway 20/26 on the north, and McDermott Rd./SH-16 on the east. In accord with the Fields Sub-Area Plan,the general character, design, and identity of this area shall have a cohesive theme that is"modern rural,"which applies to housing, amenities, streetscape/open space, and retail/commercial. Additionally, some of the other thematic design elements that contribute to the desired character of the area should be adhered to such as lighting, fencing(e.g. split rail),landscaping(e.g.tall fescues,dry creek materials,wildflowers, street trees, etc.),public art,on-street bike lanes and/or off-street multi-use pathways, signage(e.g. metal roof on sign), etc.—see the Character Framework—Amenities(pg. 3-12)and Streetscape (pg. 3-13)in the Plan for more information.A high-quality design is expected in this area. To ensure consistency with the Plan, staff recommends that with each final plat,the applicant provide these details to ensure the quality of design for this development. The proposed density for the 51.15 acres of land with the R-15 zoning district equates to 8.05 units per acre. This is on the high end of the medium-density residential designation,which staff has concerns with, as there is currently a lack of connectivity to commercial and neighborhood- serving uses,no regional park, and the nearby public schools are over capacity. However,the applicant has exceeded the minimum requirements for open space and amenities as outlined in the UDC. They have also noted that a new elementary school is currently under construction in Star, and the boundary lines will be adjusted in the 2026-2027 school year,which is anticipated to relieve some of the existing capacity issues. In evaluating comparable developments west of SH-16,the Gander Creek Subdivision(approved in 2019) and Chukar Ridge Subdivision(approved in 2020)had gross densities of 3.42 and 4.0 units per acre,respectively. Additionally,the average density within a one-mile radius of the proposed site is approximately 5.83 units per acre. While the MDR Future Land Use Map(FLUM) supports densities between three (3) and eight(8) units per acre,the proposed density is on the high end of this range and highlights concerns previously outlined. Staff has communicated these concerns to the applicant, and recommends that the Planning and Zoning Commission and City Council carefully evaluate whether this level of density is appropriate given the current context—specifically,whether it is in the city's best interest to annex and develop this site in advance of supporting regional infrastructure such as parks and commercial/neighborhood services. Additionally,the proposed subdivision borders the future alignment of State Highway 16,which is considered a hazard in the Comprehensive Plan's Existing Conditions document(Pages 5-10 and 5-11) due to factors such as high vehicle speeds,accident frequency, and impacts on air quality. The applicant has applied for alternative compliance to the city's standards for development abutting state highways. Please see section III D.2 for analysis on the alternative compliance request, sound attenuation, air quality, and the sound engineer's report regarding sound attenuation. The applicant has indicated that the first homeowner occupancy is anticipated in 2027,with the goal for 50 to 60 homes built per year. This would extend the complete build-out timeline to 2035/2037. City of Meridian I Department Report III. Staff Analysis 122 Overall, staff finds the proposed preliminary plat and proposed R-15 zoning districts to be generally consistent with the Future Land Use Map. Comprehensive Plan Policies: Comprehensive Plan Policy 2.01.01 encourages diverse housing options suitable for various income levels, household sizes and lifestyle preferences. Comprehensive Plan policy 2.01.01 G states development should avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City. The applicant has provided a mix of dwelling units that will appeal to different preferences. It is important to note that the majority of the development is single-family detached units on lot sizes ranging from 2,500 to 4,800 square feet. This development is one of the first in the Fields Sub Area Plan, so while a lack of housing diversity is currently present,following the plan will provide more diversity in the future. Comprehensive Plan policy 5.01.01 encourages the safety, health, and well-being of the community. Staff have concerns with the known hazard of SH-16 and how air quality and sound will impact a subdivision with a density on the high end of the MDR FLUM designation. Staff is recommending enhanced landscaping along SH-16, specifically increasing the tree planting frequency from one(1)tree every thirty-five(35) feet to one(1) every twenty(20) feet and increasing vegetation coverage from 70%to 80%. This is intended to help mitigate air quality impacts and provide additional sound attenuation. Comprehensive Plan policy 3.01.OIA promotes evaluating the impacts of growth and consider City Master Plans and Strategic Plans in all land use decisions (traffic, school enrollment,parks, etc). With the planned build-out timeframe of 50-60 homes per year,the applicant believes the impacts on schools and roadways will be phased as improvements are made in Meridian. Staff acknowledges that the proposed eight(8)phases of the subdivision will push completion out to 2035/2037,which will allow for improvements to be completed before the full impact of the development is realized. However, staff have concerns that the school capacity issues may not be mitigated prior to this timeframe. Comprehensive Plan Policy 4.10.00 promotes the protection ofpublic health and safety by guiding growth and development away from hazardous areas that pose a threat to people and property. The subject properties are designated as Medium Density Residential on the FLUM. The area was envisioned to incorporate different types of residential housing for city residents.However, staff have concerns about the density that is being proposed next to a known hazard in SH-16. The applicant has attempted to mitigate the known hazard,but it is important for our Planning and Zoning Commission and City Council to evaluate the timing,mitigation efforts, and density of the subdivision. Comprehensive Plan Policy 4.10.01 C promotes the collaboration between ITD,ACHD, the City of Meridian, and Developers to ensure highways and roadways are designed to mitigate natural hazards and are as safe as possible. City staff have been in discussions with ITD, ACHD, and the developer on the roadway network and mitigation efforts for homes abutting SH-16. City of Meridian I Department Report 11I. Staff Analysis 123 Table 4: Pro*ect Overview Description Details History The applicant previously applied for an application on the property but withdrew their application to obtain additional land. The applicant also completed a property boundary adjustment in Ada County to create a five-acre(5)County enclave in the NEC of the development. Phasing Plan 8 Phases Residential Units 412 Residential Units;68 Attached and 344 Detached Single-Family Homes Open Space 8.78 Acres or 17.1% Amenities Swimming pool, swimming pool changing facilities and restrooms, playground,three paved sports courts, 1500 linear feet of 10'wide multi- use pathways,and a pet waste station. Physical Features State Highway 16 Acreage 51.15 Acres Lots 412 Buildable Lots and 26 common Lots Density 8.05 Gross Density and 13.08 Net Density B. History The properties reside within Ada County and are zoned RUT. The applicant had a previous application that was submitted in 2024,but withdrew it to obtain additional land to incorporate within the subdivision. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The current use of the property is agricultural,no structures exist on the property. All well and sceptic systems will be abandoned as required. City utilities are required to be extended to serve the proposed development. 2. Proposed Use Analysis (UDC 11-2): The applicant is proposing a mix of single-family attached homes(68 units) and single-family detached homes(344 units),which are listed as a principally permitted use in UDC Table 11- 2A-2 for the R-15 zoning district. Comprehensive Plan policy 2.01.01 C encourages the applicants to maintain a range of residential land use designations that allow diverse lot sizes, housing types, and densities. Comprehensive Plan policy 2.01.01 G states development should avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City. Comprehensive Plan policy 2.06.02D encourages a diversity of housing, recreation, and mobility options to attract and sustain the local workforce. The applicant is proposing two different types of housing in the form of single-family attached and detached units. While the immediate area consists primarily of the same housing types and lot sizes,the fields sub-area plan will have a larger variety of housing to fit the needs of the city's residents and workforce. City of Meridian I Department Report III. Staff Analysis 124 3. Dimensional Standards (UDC 11-2): The preliminary plat and future development are required to comply with the dimensional standards listed in UDC Table 11-2A-7 for the R-15 zoning district. All proposed lots and public streets appear to meet UDC dimensional standards per the submitted preliminary plat. This includes lot sizes ranging from approximately 2,500 to 4,800 square feet with an average lot size of 3,317.5 square feet. The subdivision is proposed to develop in eight(8)phases as depicted in Exhibit VII. Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3. D. Design Standards Analysis 1. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G): Based on the standards in UDC Table 11-3G-3, a minimum of 15% (or 7.67-acres) of qualified open space is required to be provided within the development.An open space exhibit was submitted as shown in Section VII.G,that depicts 17.1% (or 8.78-acres)of open space that meets the required quality and qualified open space standards. Based on the standards in UDC 11-3G-4A, a minimum of thirteen(13)amenity points are required to be provided. The amenities proposed are a swimming pool facility,playground,pathways,pickle ball courts, dog parks and several open space areas. The applicant's amenity points total is 26.5 exceeding the UDC requirements. All common open space areas are required to be landscaped with one deciduous shade tree for every 5,000 square feet of area and include a variety of trees, shrubs,lawn or other vegetative groundcover per UDC 11-3G-5B.3. The applicant needs to provide an amenity from the multi-modal group in order to meet the required standards. Comprehensive Plan policy 2.02.00 requires the applicant to plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. Comprehensive Plan policy 2.02.0IB requires the applicant to evaluate open space and amenity requirements for consistency with community needs and values. The applicant is providing open space and amenities that exceed the requirements of the UDC.With no regional park currently in the area,the open space and amenities provided in the development will be crucial to the livability of the residents. 2. Developments Along Federal and State Highway(UDC 11-3H): The proposed subdivision is located adjacent to the future State Highway 16, slated for completion and operation between late 2026 and early 2027. The Comprehensive Plan Existing Conditions Document(Pages 5-10 and 5-11)identifies state highways as hazardous, citing factors such as high speeds,frequent accidents,and poor air quality. These elements are critical in assessing the suitability of the proposed subdivision. Staff are particularly concerned about air quality, given that the subdivision's proposed density, at the upper end of the MDR FLUM designation,would expose a larger number of future residents to a recognized hazard compared to a lower-density development. Similar developments on the west side of SH-16(Gander Creek and Chukar Ridge Subdivisions)were approved at 3.42 and 4.0 units per acre on the lower end of the MDR FLUM. Summary of the sound engineer's report: Note: These are estimates/expected levels due to SH-16 not being in operation. City of Meridian I Department Report III. Staff Analysis 125 NOISE CRITERIA "The Noise Guidebook"published by the Department of Housing and Urban Development (HUD)contains noise criteria.HUD has set forth the following standards for new housing construction assisted or supported by the Department.The criteria are codified in 24 CFR Part 51. This standard relies on the Day/Night Noise Level(DNL or Ldn)sound metric.In summary, these requirements for a residential site are- Day/Night Noise Level HUD Assessment DNL<65(dBA) Acceptable:No further action or noise reduction measures are needed for either indoor or outdoors aces. Normally Unacceptable:however,it can be acceptable if an interior DNL noise goal of 45 dBA is met.Sites with these noise 65 dBA a DNL a 75 dBA exposures can be used for residential development,but an analysis and noise control measures are needed to meet HUD design criteria. Unacceptable:because of the extreme degree of noise control DNL a 75 dBA required to protect indoor spaces,and the unsuitability of outdoor spaces for normal activities. The DNL(or Ldn)is an energy average of the A-weighted sound levels throughout a 24-hour period with a 10 decibel A weighted(dBA)penalty added to sound occurring at night;this penalty is added because people are more sensitive to sound during the night. Because of the variability in building construction,HUD normally uses a 65 DNL criterion for exterior residential sound levels_ The sound engineer used the expected distance of 150 feet from the centerline to the nearest residential area to gauge the expected noise levels. This led to the result of an expected hourly Leq(peak hour)to be 72.7 dBA(Decibels A-weighted) and 74 dBA DNL(Day Night Average Sound Level).Another calculation using traffic patterns from long-term measurements collected at other highways in Idaho shows the DNL is 73 dBA for the peak hour Leq of 73 dBA. However,when accounting for the factors of the distance between the highway, wall/berm,property lines,and height of the wall/berm,the noise is expected to see a reduction of 9 and 11 dB for most traffic noise sources.With these mitigation measures proposed by the applicant the expected outdoor worst-case hour Leq for the project site is between 62 and 64 dBA,which is deemed acceptable. The sound engineer concludes that the traffic noise levels are expected to be less than 65 dBA DNL,the berm and barrier are required to help mitigate the noise,and residential building along the first row nearest to the highway should have additional consideration for the floors above the ground floor as the six(6)foot wall and six(6)foot berm may not adequately block the line of site from SH-16 to these spaces. To address these concerns,the applicant has requested alternative compliance with the mitigation standards outlined in UDC 11-3H-4 for developments near federal and state highways. Their proposal includes a six(6)foot berm topped with a six(6)foot wall to mitigate noise,alongside the use of enhanced building materials designed to meet stricter sound-attenuation standards. However,the applicant is requesting that these enhanced building materials be evaluated at the building permit phase. The applicant has also exceeded the minimum requirements for open space and amenities under the UDC. This approach aligns with the alternative compliance granted to the Gander Creek Development in 2024, though the current proposal involves a higher density than the prior approval. The director supports the alternative compliance for sound attenuation, as meeting the UDC's requirement of a ten-foot wall above the centerline of SH-16 would necessitate a thirty(30)foot structure. However, details on the enhanced building materials shall be provided with the submittal of the final plat and be consistent with the enhanced material ratings used with the Gander Creek City of Meridian I Department Report III. Staff Analysis 126 Development.Additionally,UDC 11-3B requires a thirty-five(35) foot landscape buffer along entryway corridors,but with the location of the property,thirty(30) of the thirty-five (35)feet is encumbered by an irrigation easement. This necessitates the need for additional landscaping to mitigate noise and improve air quality for future residents. Staff is recommending increasing tree coverage along SH-16 from one(1)tree every thirty-five(35) feet to one(1)every twenty(20)feet and increasing the vegetation coverage to 80%instead of 70%. These enhancements are intended to improve air quality and provide additional sound attenuation for future residents. Given the known hazards associated with state highways,the Planning and Zoning Commission and City Council should carefully consider whether the proposed density is appropriate. 3. Landscaping (UDC 11-3B): The Field Sub Area Plan calls for naturalized plants,dry creek materials, split rail fencing, no-mow fescues, and other rural landscape elements. The applicant believes they are meeting these requirements through the use of open vision wrought iron fencing, drought-tolerant plant materials, split rail fencing in the central open space, and water-efficient drip irrigation to planter beds. Additionally, low-maintenance native grasses are being used along SH-16, with low-maintenance fescues along select pathways and open spaces. The applicant provided revisions to incorporate some of these elements. However, staff is recommending that split rail fencing be incorporated in the planters along W. McMillan Road and N. Ersatz Place, similar to how the applicant did in Lot 29,Block 8. With the incorporation of this recommended change, staff finds that the applicant is meeting the intent of the Fields Sub Area plan landscaping requirements. i. Landscape buffers along streets UDC 11-2A-7 requires a twenty-five(25) foot wide landscape buffer along McMillan Road, a twenty(20) foot wide buffer along N. Ersatz Place, and a thirty-five(35)foot wide buffer along SH-16. The applicant has provided landscape buffers in compliance with UDC 11-2A-7. However, the ten (10)foot multi-use pathway along McMillan Road shall be detached from the roadway with landscaping in the parkway. This shall be revised with the final plat.Additionally, to meet the Fields Sub Area Plan, staff is recommending split rail fencing be included in the planter along McMillan Road and Ersatz Place, to match what the applicant has proposed in Lot 29, Block 8. The landscape buffer along SH-16 is required to be thirty-five(35)feet; however, a thirty (30)foot irrigation district easement encumbers thirty of the thirty-five feet. The applicant has submitted a detail of the landscaping and berm along SH-16. The applicant shall enter into a license agreement with Nampa Meridian Irrigation District to landscape the first four(4)feet behind the wall depicted in the exhibit or provide an additional four(4)feet of landscaping outside of the easement to allow for eight(8)feet of landscaping on the backside of the wall. In addition to this, the applicant has requested alternative compliance to the standards of UDC 11-3H-4 for developments along State Highways. In this request, staff is recommending one tree every twenty(20) feet instead of one every thirty-five(35)feet and 80%vegetation coverage along SH-16 to help with sound attenuation and air quality. ii. Parking lot landscaping The landscaping for the parking on Lot 16, Block 10 shall meet the standards listed in UDC 11-3B-8. City of Meridian I Department Report III. Staff Analysis 127 iii. Tree preservation Mitigation shall be required for all existing trees four-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper trees, or seven(7)three-inch caliper trees).Deciduous specimen trees four-inch caliper or greater may count double towards total calipers lost,when planted at entryways,within common open space, and when used as focal elements in landscape design. The applicant shall provide mitigation calculations with submittal of the final plat if any trees are being removed from the property. iv. Storm integration Per UDC 11-313-11,the applicant shall meet the intent to improve water quality and provide a natural, effective form of flood and water pollution control through the integration of vegetated,well designed stormwater filtration swales and other green stormwater facilities into required landscape areas,where topography and hydrologic features allow if part of the development. v. Pathway landscaping Pathway landscaping shall comply with the requirements outlined in UDC 11-313-12. The applicant must provide a landscape strip at least five(5) feet wide along both sides of the pathway. To enhance design flexibility,variations in the strip's width are encouraged to allow trees to be planted farther from the pathway,reducing the risk of root damage. However,the landscape strip must maintain a minimum width of two(2)feet to ensure proper pathway maintenance. The strips shall be landscaped with a combination of trees, shrubs, lawn, and/or other vegetative ground cover. The pathway running through Lot 29, Block 8 shall be in compliance with these standards, 4. Parking (UDC 11-3C): i. Residential parking analysis Off-street parking is required to be provided for each home based on the total number of bedrooms per unit as set forth in UDC Table 11-3C-6. On-street parking is also available on portions of the proposed streets. 5. Building Elevations (Comp Plan,Architectural Standards Manual): Goal 5.01.02D of the Comprehensive Plan highlights the need for effective building design and landscaping to buffer, screen,beautify,and integrate commercial,multifamily,and parking areas with existing neighborhoods. In response,the developer has submitted nine (9) conceptual building elevations and floor plans that illustrate the appearance of future homes in the development(see Section VII.H). The applicant states the homes in the Rockwell Greens Subdivision will include 412 homes with a mix of different product types,two-story and single-story detached single-family homes, and two-story attached single-family homes.. In accord with the Fields Sub-Area Plan,the general character, design and identity of this area shall have a cohesive theme that is"modern rural,"which applies to housing,amenities, streetscape/open space, and retail/commercial. Stafffinds that the proposed single-family detached elevations comply with this standard. However, stafffinds that the single-family attached does not meet the same theme. Elevations for the clubhouse were submitted with this application, but will be subject to the standards in the ASM, Field Sub Area Plan, and Comprehensive Plan. The applicant shall apply for design review for the single-family attached units prior to submitting for building permits.Additionally, the applicant shall apply City of Meridian I Department Report III. Staff Analysis 128 for Certificate of Zoning Compliance and Design Review for the clubhouse and pool open space/amenity space. Homes on lots that abut W.McMillan Road, an arterial street,N. Ersatz Place,a collector street,and SH-16, a state highway will be highly visible; therefore,the rear and/or side of structures on these lots(i.e. Lot 1,Block 1; Lots 1-10,Block 2; Lots 1-14 and 44-54, Block 8; Lots 98-124,Block 4; Lots 30-97,Block 4; ) 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. Comprehensive Plan policy 2.01.01 C encourages the applicants to maintain a range of residential land use designations that allow diverse lot sizes, housing types, and densities. 6. Fencing (UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. According to the submitted landscape plans, the applicant is proposing three types of fencing throughout the site, vinyl solid fencing, split rail, and wrought iron semi privacy fencing. The applicant is proposing an eight(8)foot fence around the pool, which is not in compliance with the UDC. The maximum fence height in a residential district is six(6)feet in height. This revision shall be revised with the final plat. 7. Parkways (Comp Plan, UDC 11-3A-17): Per Comp Plan policy 3.07.01C appropriate landscaping,buffers, and noise mitigation with new development along transportation corridors(setback,vegetation,low walls,berms, etc.) is required. Per UDC 11-3A-17,the minimum width of parkways planted with Class II trees shall be eight(8)feet. The width can be measured from the back of curb where there is no likely expansion of the street section within the right-of-way;the parkway width shall exclude the width of the sidewalk. Class 11 trees are the preferred parkway trees. The applicant is proposing a parkway along N. Ersatz Place that appears to be in compliance with this standard. The applicant shall comply with the standards for UDC 11-3A-17 with submittal of the final plat. E. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): N. Ersatz Place was constructed by the Idaho Transportation Department(ITD) and remains under ITD ownership, and is the only access provided to this development. This collector road is a shared drive between the proposed subdivision and the future Cole Valley Christian School. The applicant is proposing three access points off N. Ersatz Place. The northernmost access point is not supported by staff, as UDC 11-3A-3 requires limiting access points to collector and arterial roadways. In addition,the applicant shall submit documentation with the final plat that the southern access is in alignment with the future Cole Valley Christian Schools curb cut. A traffic impact study(TIS)was required with this application. Summary of the findings: City of Meridian I Department Report III. Staff Analysis 129 Staff CommentsJRecommendations:Staff comments are provided by District Traffic Services and Development Review staff. Intersections McDermott Road&McMillan Road The TIS recommends that the McDermott Road and McMillan Road be signalized. However, there is not enough right-of-way to construct a signal at this intersection making this improvement infeasible. Additionally, staff does not recommend signalizaticn of this intersection as part of this application,as traffic patterns are anticipated to change ance SH-16 is constructed and ape for public use. Therefore,no mitigation is required. Ersatz Place&McMillan Road The TIS recommends that Ersatz Place be full access at its intersection with McMillan Road. Staff is supportive of this proposal as Ersatz Place was constructed by ITD to align with Glassford Avenue on the south side of McMillan Road across from the site. The applicant should be required to construct a center left turn lane and dedicated right turn lane on McMillan Road at Ersatz Place. Owyhee Storm Avenue&McMillan Road To achieve acceptable LOS,the TIS recommends adding additional turn lanes and modifying the signal timing as follows: • Dedicated northbound,eastbound,westbound,and southbound right-tum lanes • Permissiveloverlap phasing for the eastbound right-tum • Permissive phasing for northbound,westbound,and southbound right-tums There is not enough right-of-way at the intersection to construct the recommended turn lanes making this improvement infeasible. ACHD will evaluate any modifications to the signal timing in this area after SH-16 is constructed and open to the public. Therefore, no mitigation is required. Roadway Segments McMillan Road,Owyhee Storm Avenue to McDermott Road The TIS recommends widening of McMillan Road to 5-lanes between Owyhee Storm and McDermott Road. The widening of these segments of McMillan Road is infeasible due to limited right-of-way. Additionally, these roadway segments are listed as funded improvements in ACHD's CIP. Therefore,con sistentwith ACHD's Alternative Mitigation policies,no mitigation is required. ACHD's staff report calls for revisions to the applicant's plan to meet all of the district's policies. The applicant shall comply with all of ACHD's conditions of approval. Please see below for some of the pertinent conditions of approval: - Once Ersatz Place is under ACHD's jurisdiction,the roadway will be limited to 3,000 vehicle trips per day. Because of this,prior to plan approval on the final plat that contains the 140'single-family building lot, secondary public street access shall be available. - Construct the following roadways as 33-foot wide local street sections with curb, gutter,and 5-foot wide concrete sidewalks. (Snow Currant, Gem Prep, Gallson— Avilla to Gem Prep,Riverdale—Gem Prep to Double Rock,Double Rock- Gallson to Riverdale,Avilla-Gallson to Riverdale,Riverdale—Avilla to Levenberg,Riverdale—Levenberg to Apgar Creek). - Dedicate additional right-of-way to total 50-feet from centerline of McMillan Road abutting the site. - Construct one stub street to the north to parcel No. S0429140010. Install a sign at the terminus of the stub street which states,"THIS ROAD WILL BE EXTENDED IN THE FUTURE." - Provide written documentation from ITD that the use of Ersatz Place to access the development prior to the roadway being accepted into ACHD's public street inventory is allowed. ITD may have additional conditions or limitations on use of the roadway while SH-16 is under construction. It is important to note that per IFC D107.1,the subdivision will be limited to thirty(30) single-family homes with only a single fire access point.The applicant shall submit a City of Meridian I Department Report III. Staff Analysis 130 revised secondary access plan approved by MFD with the first phase final plat to ensure access is adequately addressed. Additionally,staff and ACHD are recommending a stub street to the five(5)acre parcel (#SO429417250)in alignment with N.Gallson Avenue. Comp Plan policies 3.03.04 and 6.01.01H discuss planning for transportation and pedestrian connectivity to county enclaves to promote neighborhood connectivity. Staff believes that by requiring this stub street, it will promote a more integrated approach between the two developments that will provide more ingress/egress opportunities for residents,meeting the intent of the comprehensive plan. 2. Multiuse Pathways and Pathways (Comp Plan, UDC 11-3A-5 and UDC 11-3A-8): Comprehensive Plan policy 4.04.OIA ensures that new development and subdivisions connect to the pathway system. UDC 11-3G-5 emphasizes the importance of common open space and amenities being located in areas that maximize pedestrian and bicycle connectivity. Multi-use pathways shall be constructed in accord with the city's comprehensive plan,the Meridian Pathways Master Plan,the Ada County Highway District Master Street Map and Roadways to Bikeways Master Plan. Detached ten(10)foot wide sidewalks(multiuse pathway) shall be provided along W. McMillan Road and N. Ersatz Place. In coordination with Meridian Park's Department,it was determined that the multi-use pathway along SH-16 would be redirected to both sides of N. Ersatz Place to make a connection to the north once development continues north. The applicant has depicted the 10-foot multi-use pathway along W. McMillan Road but not along N. Ersatz Place. The pathway along N. Ersatz Place shall be widened to 10 feet with the submittal of the final plat. In addition,the 10-foot multi-use pathway along W McMillan Road shall be detached. Additionally, staff is recommending a pedestrian connection to W. McMillan Road through Lot 108,Block 4 in alignment with the pedestrian connection located on Block 12. Staff is also recommending a pedestrian connection through Lot 22,Block 8 and Lot 36,Block 8 in alignment with the proposed sidewalks along the west side of N. Camp Creek Avenue to provide better connectivity for the residents in the northern portion of the subdivision with the primary open space and amenities. All pathways should be constructed in accord with the standards listed in UDC 11-3A-8. 3. Sidewalks (UDC 11-3A-17): All sidewalks constructed as part of this proposal are required to comply with the standards listed in UDC 11-3A-17. 4. Subdivision Regulations (UDC 11-6): i. Common driveways Per UDC 11-6C-3D, common driveways shall serve a maximum of four(4) dwelling units. In no case shall more than three(3)dwelling units be located on one(1) side of the driveway unless alternative compliance is applied for. The applicant is proposing one common drive to have 4 units taking access off one side due them being attached units. The applicant shall apply for alternative compliance with the submittal of the final plat. ii. Block face City of Meridian I Department Report III. Staff Analysis 131 UDC 11-6C-3-regulates block lengths for residential subdivisions. The intent of this section of code is to ensure block lengths do not exceed 750 ft,although there is the allowance of an increase in block length to 1,000 feet if a pedestrian connection is provided. In no case shall a block face exceed one thousand two hundred(1,200)feet, unless waived by the City Council. The applicant is compliance with the block length requirements in the UDC. F. Services Analysis 1. Waterways (Comp Plan, UDC 11-3A-6): The West Tap Sublateral runs along the southern portion of the site parallel with W. McMillan Road. 2. Pressurized Irrigation(UDC 11-3A-15): An underground pressurized irrigation system is required to be installed to provide irrigation to each lot in the subdivision in accord with the standards listed in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments by the City's adopted standards, specifications, and ordinances. Design and construction shall follow best management practices as adopted by the City as outlined in UDC 11-3A-18. 4. Utilities (Comp Plan, UDC 11-3A-21): Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development.All utilities are available to the site. Water main, fire hydrant and water service require a twenty- foot(20)wide easement that extends ten(10)feet past the end of main,hydrant, or water meter.No permanent structures, including trees are allowed inside the easement. Sewer service to this site will be provided from the Can-Ada Lift Station. Comprehensive Plan policy 3.03.03G require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. A final plat shall not be submitted until the DA and Ordinance are approved by the 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: A. Future development of this site shall be generally consistent with the preliminary plat, landscape plan, common open space/site amenity exhibit,and conceptual building elevations included in Section VIII and the provisions contained herein. B. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the development. City of Meridian I Department Report IV. City/Agency Comments &Conditions 132 C. Homes on lots that abut W.McMillan Road, an arterial street,N. Ersatz Place,a collector street,and SH-16, a state highway will be highly visible; therefore,the rear and/or side of structures on these lots(i.e. Lot 1,Block 1; Lots 1-10,Block 2; Lots 1-14 and 44-54, Block 8; Lots 98-124,Block 4; Lots 30-97,Block 4; ) 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. D. Provide a revised phasing plan that is approved by MFD, indicating how secondary access for emergency services will be provided prior to submission of the first final plat. E. Align the southernmost entrance along N. Ersatz Place with the curb cut approved with the Cole Valley Christian School project.Provide documentation of this with the final plat. F. The applicant shall obtain approval from ITD for the frontage improvements along N. Ersatz Place and submit an approval letter from ITD with the first final plat application. G. Future development shall promote no mow fescues,naturalized plants, dry creek materials, split rail fencing,and other rural landscape elements in landscape buffers and open space as listed in the Fields Sub-Area Plan H. With each final plat application,the applicant shall provide details to ensure the quality of the design is in accord with the Fields Sub-Area Plan. The general character,design,and identity of this area shall have a cohesive theme that is"modern rural,"which applies to housing, amenities, streetscape/open space, and retail/commercial.Additionally, some of the other thematic design elements that contribute to the desired character of the area shall be adhered to such as lighting, fencing(e.g. split rail), landscaping(e.g. tall fescues, dry creek materials, wildflowers, street trees, etc.),public art,on-street bike lanes and/or off-street multi-use pathways, signage(e.g.metal roof on sign),etc.—see the Character Framework—Amenities (pg. 3-12)and Streetscape(pg. 3-13)in the Plan for more information. A high-quality design is expected in this area. 2. The final plat shall include the following revisions: a. Add a plat note stating"direct lot access to W. McMillan Road and N. Ersatz Place is prohibited except for where approved with this application." b. The applicant shall apply for alternative compliance to allow for four(4)lots taking access from a single side of a common drive. The future final plat submission shall match the common drive exhibit and provide a note on the final plat that addresses maintenance and access on the specified lots as shown in Exhibit VI.J. c. Provide a stub road in alignment with N. Gallson Avenue to parcel#SO429417250. d. Depict the ten(10)foot multi-use pathway along W.McMillan Road as a detached pathway in compliance with UDC 11-3B-7C.Widen the multi-use pathways along N. Ersatz PI to ten(10) feet as required by the pathway master plan. e. Provide a pedestrian connection to W. McMillan Road through Lot 108,Block 4 in alignment with the pedestrian connection located on Block 12. f. Provide a pedestrian connection in the form of a micro pathway in a minimum of a fifteen (15)foot common lot in accord with UDC 11-3A-8 through Lot 22,Block 8 and Lot 36, Block 8 in alignment with the proposed sidewalks along the west side of N. Camp Creek Avenue to provide better connectivity for the residents in the northern portion of the subdivision with the primary open space and amenities. City of Meridian I Department Report IV. City/Agency Comments &Conditions 133 g. Provide a revised plat to show the parkway and pathway extending down N. Ersatz P1 as depicted on the landscape plan. h. Remove the northernmost entrance along N. Ersatz Place in alignment with W. Snow Currant Street to be in compliance with UDC 11-3A-3, and replace it with a micro path lot. 3. The landscape plan submitted with the final plat shall include the following revisions: a. Include mitigation calculations on the plan for existing trees that are proposed to be removed in accord with the standards listed in UDC 11-3B-IOC.5. The Applicant shall coordinate with the City Arborist(Kyle Yorita Ayoritakmeridiancity.orO to determine mitigation requirements prior to removal of existing trees from the site. b. Provide one(1)tree every twenty(20)feet along State Highway 16 to help mitigate for sound attenuation and air quality. c. Lot 58, Block 4 shall be landscaped with 80%vegetation coverage instead of the 70% required by code to help mitigate for sound attenuation and air quality. d. Widen the multi-use pathways along N. Ersatz PI to ten(10) feet as required by the pathway master plan. e. Provide split rail fencing in the planters along W.McMillan Road and N. Ersatz Place to match the split rail fencing proposed in Lot 29,Block 8. £ The maximum fence height in a residential district is six(6)feet in height. The eight(8) foot fence around the pool shall be lowered to six(6) feet. g. Provide details on the type and location of shrubs,ornamental grasses, and perennials that will be used. h. Provide a pedestrian connection to W. McMillan Road through Lot 108,Block 4,in alignment with the pedestrian connection located on Block 12. i. Provide a pedestrian connection in the form of micro pathway inside of a common lot with a minimum width of fifteen(15)feet through Lot 22,Block 8 and Lot 36,Block 8 in alignment with the proposed sidewalks along the west side of N. Camp Creek Avenue to provide better connectivity for the residents in the northern portion of the subdivision with the primary open space and amenities. j. The applicant shall enter into a license agreement with Nampa Meridian Irrigation District to landscape the first four(4) feet behind the wall abutting SH-16 as depicted in the irrigation easement or provide an additional four(4) feet of landscaping outside of the easement to allow for eight(8)feet of landscaping on the backside of the wall. k. Remove the northernmost entrance along N. Ersatz Place in alignment with W. Snow Currant Street to be in compliance with UDC 11-3A-3, and replace it with a micro path lot. 4. The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2A-7 for the R-15 zoning district. 5. The applicant's alternative compliance request is approved by installing one(1)tree per twenty(20)feet along State Highway 16,increased vegetation coverage of 80%, and upgraded building materials for sound attenuation. This will be verified with the Final Plat applications. 6. Provide an amenity from the multi-modal group in order to meet the required standards per UDC 11-3G-4. City of Meridian I Department Report IV. City/Agency Comments &Conditions 134 7. The applicant shall comply with the open space exhibit approved as part of this plat application that depicts 17.1%(or 8.78-acres)of qualified open space and exceeds the required amenity points as proposed. 8. Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to cul-de-sacs, alleys,driveways,common driveways,easements, blocks, street buffers, and mailbox placement. 9. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit. 10. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-313-5,UDC 11-3B-13 and UDC 11-3B-14. 11. The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer's signature on a final plat within two years of the date of the approved findings; or obtain approval of a time extension as set forth in UDC 11-613-7. 12. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the proposed changing rooms and pool area prior to submittal of a building permit application. The design of the site and structures shall comply with the standards listed in UDC 11-3A-19; the design standards listed in the Architectural Standards Manual. 13. A Design Review application shall be submitted and approved for the single-family attached homes. The design of the structures shall comply with the standards listed in the Architectural Standards Manual and the Fields Sub-Area Plan to provide a consistent design theme throughout the development. 14. The Applicant shall comply with all ACHD's conditions of approval. 15. The Applicant shall have a maximum of two(2)years to obtain City Engineer's signature on a final plat in accord with UDC 11-613-7. 16. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. B. Meridian Public Works https:llweblink.meridiancioy.orglWebLinkIDocView.aspx?id=390573&dbid=0&repo=MeridianC Lty C. Meridian Police Department https:llweblink.meridiancioy.or lWebLinkIDocView.aspx?id=390585&dbid=0&repo=MeridianC ity D. Meridian Park's Department https:llweblink.meridiancity.ory WWebLinkIDocView.aspx?id=390591&dbid=0&repo=MeridianC ky City of Meridian I Department Report IV. City/Agency Comments &Conditions 135 E. Community Planning Association of Southwest Idaho (COMPASS) Communities ties in Motion (CIM) Development,Review Checklist Development Name: Rockwell Greeros CIM Vision Category: Future Neighborhood Consistent with CIM YES McMillan in New Households: 412 New Jobs: 0 .: Safety Economic Vitality Haw safe and comfortable is the nearest To what extent does the project major road(minor arterial or above)for enable people, government, and bicyclists and pedestrians? Analysis is businesses to prosper? limited to existing roadway conditions. McDerrnott Road Economic Activity Center Access Pedestrian level of stress Impact on Existing ; Surrounding Farmland Bicycle level of stress Net Fiscal Impact Convenience Quality of Life a What services are available within 0.5 Checked boxes indicate that miles (green) or 1 mile (yellow)of the additional information is attached" pmjerL? Active Trsnaportation Nearest bus stop Automobile Transportation Nearest put9ic school Public Tranaportat3on Nearest public park Roadway Projects ' Improves performance (�?) Does not improve or Reduces performance reduce performance Comments: Based on the site plan provided, COMPASS has no additional comments. Who we are: The Community Planning Association of Southwest Idaho(COMPASS) is the metropolitan planning organization for Ada and Canyon Counties, This review evaivates whether land developments are consistent with Communibes in Motion, the regional long-range transportation plan for Ada and Canyon Counties. This Eheckiist is not intended to be prescriptive, but rather a guidance document. Past checklists are available online. See the Deveioyment Review User Guide far mare information on the red,yellow,and green checklist thresholds. dM https.//compassidaho.Drg/ COMPASS info0compassidaha.orq Sent: 3/27/25 L City of Meridian I Department Report IV. City/Agency Comments &Conditions F136] Fiscal Impact Analysis Below are the expected revenues and costs to local governments from this pro)ect.The purpose of this analysts is to help the public, stakeholders, and the decl sl on-ma ke rs better manage growth. Capital and operating expenditures are determined based on service and infrastructure needs, including persons per household, student generation rates, lot slxes, street Frontages, vehicle trlp and trip adjustment Factors, average trip lengths, construction values, income, discretionary spending, and employment densities. Nat Fiscal Impact by Agency City County Highway District School District Breakeven point across all agencies; 1 Year Disclaimer: This tool only looks out 20 years and does not Include replacement costs for infrastructure,public utifftie5, or anfurded transportation needs lrr the project area. Maf-e Ofonmadoo about the COMPASS f7scaf Impact roof is available at: hms.L11compassidaho.orglfr5caf-fmgact-tools Short-Tern, Funded Capital Projects R.plc.-r.l451PJxtK.n1{r. I' Inll#ac LP&Lft&a71Y.4: L4W�#4..h 11 her ITD wiP-LOYTR hshc<"ffir 20a^rx2-0FR T.U:@)MA_Alk—ft—SWA21 5e1e1� Taal PrpuJ nmd RwWN:#31AN Ta1.I CIM fP—..P.Ar .r tt34.3ZI Prtl.el B..[Iiotloe Carap+�raw.JlWmil d Bl...Hlpr"y lE tram Lltlk Rk uid to lA52CM 1h du prl d lhwdan arc OJsi c.."Tlr.isu� ymi Aurra. r..a uaaa In Judh 6d i-W%r.ya6�rr�w 6—.V.&k Tho.d-d LIB 2&70.-1"*r.-arc cff­&,Iu m.f.w nm 3haapn Wah AM:nuudm an wrnx:.}kkLWW1 Rmd and FM Wo Crnk• 91 Waal llamap Ia d.Ia uaa IaT coca..' s,serr.arc]r..Petm Yluivra lkg' drq"+aJ xuY ar,dprko�nseo.<ak:prr .p.W1 lKNaYM7 IOeI g%.—tuft MmU_ t..§"W.10. - -JAY-'+A': bYW*&% 1�� Curl V 1=.y 4Y:nnr I.VMr AYo WIN- [m�rJ.Xo. [an�rrum 76W F~*h" I,WMWr C.M. er..�..r.. Lv.nx.rn. errq�.mq C0'hirnr,Q _;s : .. n 9 7.2W MPOP I 21..W 4 ,.•;� runs Toles: Source: The COMPASS Transportation Improvement Program(TIP). The TIP is a short-range (seven-year) budget of transportation projects for which federal fends are antreipated,along with non-federally funded projects that are regitioaffy signifxant and is avaifabie at: http.s./Icompassidaho.org/transiportation-imPrDvement-prDqraml City of Meridian I Department Report IV. City/Agency Comments &Conditions 137 F. Irrigation Districts 1. Nampa&Meridian Irrigation District https:llweblink.meridianciiy.orglWebLinkIDocView.aspx?id=392677&dbid=0&repo=Meridi anCi C. West Ada School District(WASD) or Other District/School a � ±vA West Ada SCHOOL DISTRICT i May 20,2025 RE:Rockwell Greens Subdivision H-2025-0002 ALT,AZ,PP Dear Meridian City Planners: West Ada School District has experienced significant and sustained growth in student enrollment during the last ten years. Based on current enrollment data specific to the area surrounding this proposed development,we estimate a development consisting of412 single-family units and 0 multi-family units could house approximately 202school aged children.Approval of this application will affect enrollments at the following schools in West Ada School District. Enrollment Ca aci Pleasant View Elementary Schaal 783 625* Star Middle School 1046 100O Owyhee High School 1836 1800 *Program Capacity West Ada School District supports economic growth; however, growth fosters the need for additional school capacity. Future developments will continue to have an impact on the district's capacity.Should a school exceed capacity,to meet the need foradditional school capacity in this area one or more of the following may need to be implemented: • Trans porting students to an alternate school: tl avai'--lb--c a=sr-oms.Elementary students may be bussed to the Staror East Meridian area schools dire to pessicle er-oliment caps, • Attendance area adjustments if there Is availability in a nearbyschool.The Long Range Planning Committee will reconvene in September 2025to consider needed adjustments. • Passage of a bond may be needed in the next 5-8 yearsto build new schools and fit the enrollment needs. • Portable clas5nooms placed onthe propertyat the Middle or High School.Please note the option of addinga portable is not applicable at Pleasant View Elementary dueto space constraints. West Ada School District requests developers' consideration for providing safe walkways, bike paths, and pedestrian access for our students to schools and community resources. Sincerely, Miranda Carson, Director of Planning and Transportation City of Meridian I Department Report IV. City/Agency Comments &Conditions F 38 H. Ada County Highway District(ACHD) ACHD Miranda Gnld.Prasir Alexis Pickering,%ke-President lent Goldthorpe,Cornmissinneoner _j&Jr Dave McKinney,Commissioner Pak ricia Nilsson,Commissioner Date: xxxx,2o2 To: Laren Bailey,via email Staff Contact:Kara Leigh Troyer, Planner Project Description: Rockwell Neighborhood DRAFT Trip Generation_ This development is estimated to generate 3,638 vehicle trips per day,260vehicle trips per hour in the PM peak hour,based the trafficim pact study- Proposed Development Area Roadway Level of ACHE) Policies if yes,is mitigation Traffic impact Study required • Planned roadwaysService Improvements Do area ACHO's Thresholds-? No Livable St real roadsArea Us A PlanningLOS Thresholds r f proveim = ME Is Transit Available7 connecting you to more Ada County NigNAW OzV:ct•58W%I Meeker A+renu4.6oiiS4,I D•9371a,PH 248,387 GM•F1C 346.MW•v ww,achdidahcwrg https:llweblink.meridiancity.orglWebLink/Browse.aspx?id=386723&dbid=0&redo=MeridianCit X City of Meridian I Department Report IV. City/Agency Comments &Conditions 139 I. Idaho Transportation Department(ITD) https:llweblink.meridianciU.oLglWebLinkIDocView.aspx?id=393541&dbid=0&repo=MeridianC ky V. FINDINGS A. Annexation(UDC 11-5B-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Stafffinds annexation of the subject site with the R-15 zoning designation is consistent with the Comprehensive Plan Medium Density Residential FLUM designation for this property, if the Applicant complies with the provisions in Section IV. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the lot sizes and layout proposed will be consistent with the purpose statement of the residential districts in that housing opportunities will be provided consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds that the map amendment will not be detrimental to the public health, safety and welfare if the applicant complies with the provisions in Section IV. 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 school district states the schools in the zone are beyond district capacity. This proposed development will impact Pleasant View Elementary, Star Middle, and Owyhee High, which are already at or over capacity with the current enrollment. West Ada School District is currently under construction for a new elementary school in Star and will be adjusting the school boundaries, which is anticipated to relieve the overcrowding, but these impacts have not been realized yet. Due to WASD indicating that the schools are anticipated to have more capacity at the time this development gets its first occupancy, staff find that the map amendment will not result in adverse impacts. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the proposed annexation is in the best interest of the City if the property is developed in accord with the provisions in Section IV. B. Alternative Compliance(UDC 11-513-5E) In order to grant approval for an alternative compliance application,the Director shall determine the following: 1. Strict adherence or application of the requirements are not feasible; or Due to State Highway 16 having an overpass over W. McMillan Road, to meet the requirements for developments along state highways the applicant would be required to engineer and construct a structure exceeding thirty(30)feet in height. The director finds that this makes adherence to the standards in UDC 11-3H-4 not feasible. City of Meridian I Department Report V. Findings 140 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The applicant has requested alternative compliance with the mitigation standards outlined in UDC 11-3H-4 for developments near federal and state highways. Their proposal includes a six-foot berm topped with a six-foot wall to mitigate noise, alongside the use of enhanced building materials designed to meet stricter sound-attenuation standards. However, the applicant is requesting that these enhanced building materials be evaluated at the building permit phase. The director finds that the alternative compliance provides an equal to or superior means of meeting the requirements if the applicant provides enhanced landscaping in the form of one(1) tree per twenty(20)feet along SH-16, increases the vegetation coverage to 8001o, and provides details for the enhanced building material with the final plat submittals. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. The director finds the alternative means will not be material detrimental to the public welfare or impair the intended uses and character of the surrounding properties if the applicant follows the provisions in Section IV. C. Preliminary Plat(UDC-6B-6) In consideration of a preliminary plat, combined preliminary and final plat, or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; Stafffinds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section IV. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Stafffinds public services can be made available to the subjectproperty and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Stafffinds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City's Capital Improvement Program. 4. There is public financial capability of supporting services for the proposed development; Stafffinds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Stafffinds the proposed development is not detrimental to the public health, safety, and general welfare if the applicant complies with the provisions in Section IV. 6. The development preserves significant natural, scenic or historic features. Stafffinds the development does not have any significant natural, scenic, or historic features that need to be preserved. City of Meridian I Department Report V. Findings 141 VI. ACTION A. Staff: Staff recommends approval of the requested annexation and preliminary plat per the conditions of approval included in Section IV in accord accordance with Findings in Section V. B. Commission: Pending C. 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Exhibits Fl 46 C. Service Accessibility Report Overall Score: 17 3rd Percentile Criteria Description Location Within 1/2 mile of City Limits YELLOW F Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 100 yr floodplain or a�- E-, GREEN Emergency Services Fire Response time < 5 min. GREEN Emergency Services Police Not enough data to report average response t n-iE- RED Pathways Within 1/4 mile of current pathway;; GREEN Transit Not within 1/4 of current or future transit rc.ate RED Arterial Road Buildout Status Ultimate configuration (*of lanes in master street= YELLOW plan) > existing (# of lanes) & road IS in 5 yr%,-c--< slar School Walking Proximity Within 112 mile walking GREEN Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Park Walkability No park within walking distance by park type RED City of Meridian I Department Report VII. Exhibits 147 A Concept Plan (date: 3/5/2025) ROCK ELL GREENS SUBDIVISION PRELIMINARY PLAT LANDSCAPE PLAN M€RI61AN- ID City of Meridian I Department Report VII. Exhibits F148] E. Landscape Plan(date: 3/5/2025) ... Imo.. . . .._ .. -_ � _ f t ROCKWELL GREENS SUBDIVISION PRELIMINARY PLAT LANLISCAPE PLAN MERIDIAN. 14) - •.•. .ARCH s.MS If 74 _� ---- - --.w -�- --_ mew.^ 11 City of Meridian Department Report VII. Exhibits 149 1 IIIIIIIIII� C - E INCH lrp CVIR i ��: ;Imo■ �v �� ������ E - n a V - 1 - J b I IAN CITY BUFFER 4 3iY IRR.EASEMENT = w � oc = 2:1 SLOPE b'FENCE UNMOWN FESCUE GRASS 2' f- 47 { 2' S J GRAVEL ROADWAY EXISTING 4 � 0-72' GROUND i' CREASON LATERAL 6%SLOPE —------------- --------------------------------- ±6' �}� 12 12' BERM DETAIL M."T PALF= ' �Pde � cc«cr-�,e xas2.a,,,eu,r wa.L ��� �„a� �'��tle,..�,,,,,.�e•^-` Lu PLFH16i G/f ®5c �� w"m ••�� a.a�wow r��vo "" } ic LANG5GA?°!GAir.I -ATION5 LAM 1°L CZWASE 9 4b `•••• e C yML0PWEW DATA ■..r „`„„ MAMA City of Meridian Department Report VII. Exhibits Fl 5-1 F. Qualified Open Space Exhibit(date: 3/6/2025) --- j H ROCKWELL GREENS , HFR C1AH Ott IIM CIXMY q.grx]s i 4 City of Meridian I Department Report VII. Exhibits Fl 52 G. Preliminary Plat(date: 3/6/2025) ROCKWELL GREENS PRELIMINARY PLAT UP A PART[1F THE EAST 12 OF THE SOLffHEAST IH OF SECTION 24,lY?WNSHIP 9 NURTH,RANGE]WIiST,GUISE MERIDIAN � MERIDIAN,ADA UIRTNTY,1DAHS? iheel Lkl ia61e Ln 4wi liY L'f 1w5.[.hlw YIn�wAr IrF:Hlkh[.H[111:4 ` xmt� — � fNH[p�}YI{H[liyS ifi(1�41N.v 1-1Y1[ R rAM9 )R SRi hU� r I a "(, rr [iIAYF].PAIPLI HlY•ALPIT•v -u erxnvr�xY lP ••• V-'F- 31 w i ate. W v �TLAH } �iw iorsr :is -; [7 City of Meridian Department Report VII. Exhibits 153 x I _ T.__� Iy b x --f-- n 3 R o- I _ Al 31 I 1- - - a �d - - A - P 31 ilt -- f 1 k 6 _ rn IN MI�Ni K]NR ? l � u 0 C'T.T City of Meridian Department Report VII. Exhibits Fl 54 v; 7 Y.4M[IRSjRT a n a nI. IT 14 11 h a� -� - - . F. xuYi I f -�. uYxt• - { -' �60]INfNLC ikMmViN![M� RO[fllf [23 City of Meridian Department Report VII. Exhibits Fl 5 5 H. Building Elevations (date: 1/23/2025) Single-Family Attached n&4=mly D ched City of Meridian Department Report VII. Exhibits 156 A Lab MIMI City of Meridian Department Report VII. Exhibits Fl 57 I. Annexation Legal Description& Exhibit Map Rrl¢ #BE11RIfaBSs S.I}t°17L 4r W heWm(o,%rift%ntl alumkrwm repmMIC 1ptN LN Wrhm mnnw W sectmn 4and 29 End NiM hra%apnWrUq trePm MLUNM&5&%Pn29,T.4'.1..P.1 VI..B.M, bda fir.LdStO. A Plrcxh of WM W3W h the U12 of the SE.04 or 6e[Ga�A,T.4 H..R.3 W.,Mae M&G4r,A45 Carl', Waft Whore purhrrtrrF ikmT4 ed m rullnrm I CU""ifCLNG aldrhArrlpllm pp,9Ls 3622 m"Idog the ll4CWN c4rrhrrhon to,»ns2Barrd 29: Tl g N.$W22'35'W.,mruftrrt wdh CM ftorlh Lrh!Q1 sad NF101 dtte Mi4�a Uk Ka SX ah M fmt la a 5r'8'rehar w11h tap PLS 1 LS?d,eM CM FG4fiT OF Bf637OUHQ1 I i-. r S DV SS SV W 517-W NW tp a S S'ceder w.Ur hnrr PL5 L 034r TN ow F`99'22'lih FT M6.90 feet to the ea9L 4rhe d s7o SE114 mid the bftftL n're of MCVwK t RINt *emh LS.U3'h76'ii'WP ONhditlWM$adarKmdreandejdedgeIlhr,Pmmsfeettran198'reb&ewnCap PIS 11574 fftar64hp UM 511144WW Damon m kVbi 29 MA 23h; Ti,mur omhhn",SL OP f AI'W,.r4M(WCrK WtM Sala%mtzr§he arhd sd6 Whg W-Dr 133$.36 kron a bms rap PLS&%A r+Ertr%tip ifrLl tV Comer d said SoGGn 2% Theete W W*2155'W..9*cMnL AKh the sth.ah ine fit SW SEU4r a dlsterhrx of L321.36 fK to ath yumnun W poi 7M rnhrkhrg the 13116 Darner mr"'+M W Sard 5BOVE 23 and 29; rhn M.C09559'E,1101rtodeq wth um nea hm of said SEA a¢Sypr or 1315.21 feet to M alorplrhWp rdp rhlr4.lhp c he SEV16 cpnhp-r Thmm omrhnhj%i1.11d'S5 A'C„omttk*tr[wth idle wax krq,1315.19 Wee m an dha'NhLrn cap PLS?BW rrar Whg the CEl+ld oEhri ThMn S.%W22W E„QUhhJQWt hwh said nonh 5m 530.41 r"tip lhr rmnr oP BCGSNKNO. .LId pnroel owtmr M.SS9 arrt5 dYX!#kri6 r� a 115 k 3ACM { F.1 MZI r=mn=99-Af147L PAILS SF.IRVEY53.nvey�dfdYflp N9O�PL14rG� RoelwuR Orerel Papo 11 City of Meridian I Department Report VII. Exhibits Fl 58 I ! ! 'l i 11�574 +1 d Qi Q6kQ I ' �r awe7+anaa�: R whu&-Y ryWCA acre♦ ecPYFWF.rarr�r Ersrrzzr iPJ 7 ' OFF*rJ M'rk r 43 F*P m,&b( my� Jn(2fld 39E�J04 ++tam*i GFdEiCTY.7Mli r:<x h t n.,RJR aa.rc+nrrr,wiu WAWSAWTOOThTJ-G[W J 2 ' C !a t i i g9IM 7 r 1157# 7lrSf3J &kG I} POW. I�W�tino'vt: - mrc+ earhUWrEXMW aoaas w�w7r+r.�cx1 ram. 7 � EMr�Frr JkR36�� a ywrMAN ATgPk Kt av #*w'A6t P.f�q&f33R�t70f th �� F(20�135R�J�5appg IGi P'U1Yf3'.AIFIR a� }i4a7+ ��,,,�,�,� 9M'1i'1'!.S{YlfCOT7iiLS,LOr�f lertt City of Meridian ! Department Report VII. Exhibits Fl 5-9 E IDIAN;--- Applicant Presentation Vicinity Map Comprehensive Plan Area Plan-Fields Sub•Elementary SchoolOwyhee HS and Future •School Site as Neighbor•Mixed Use Areas•Varied uses planned:•R area -MD• Fields Sub New Sewer Infrastructure•Meridian Northwest Police Station•Fire Station # 8•City Investing in Infrastructure•Residential Neighborhood Planned For This Site•Sets Stage for Development in Area•Adopted in 2021•Area Plan- Infrastructure Ready western boundarySewer shed ends on •Highway 16pulled under alreadyWater and sewer • Fields Sub updated landscape planWorked with staff, 11)-“Modern Rural” Thematic (4 Area Plan- Site Plan Open Space Code Requires 15%Rockwell Open Space = 8.78 Ac. acres or 17.1% Pedestrian Connectivity Approximately 2,215 L.F. total of Regional Pathways Amenities Regional and Internal PathwaysFenced Dog Park Three Pickleball CourtsFenced Play StructuresCommunity Pool and Changing Rooms(Only 10 Required)26.5 Amenity Points Home Elevations (SingleLevel)- Home Elevations (TwoStory)- Home Elevations (Attached) Secondary Access School Capacity Future Elementary School Site Already Exists•Prior to Arrival of Residents•New Star Elementary School Opens July 2026 •Up Meetings this Fall re: Boundaries-Follow•Hunter Elementary Boundary Change / Cap•Three Answers to Elementary School Capacity: H16 Noise Attenuation & Landscape Buffer Conditions Request direction to work on Condition 2.c •In agreement with revised conditions presented by Staff• Thank You Elementary Redistricting Redistrict LetterWest Ada Elementary School Enrollments Willow CreekHunterPleasant View Willow Creek0.8 miles54352019)-654 (20189Hunter0.8 miles49347319)-816 (2018Pleasant View0.8 miles68278465025)-784 (2024Elementary SchoolDistance24-2023Enrollment 25-2024Enrollment per WASDCapacity Peak Enrollment Middle School Enrollments Heritage2.5 miles104599719)-1346 (2018Sawtooth2 miles85682417)-1080 (2016Star Middle6.5 miles9541042100025)-954 (2024Middle SchoolDistance24-2023Enrollment 25-2024Enrollment WASDCapacity per Peak Enrollment HeritageSawtoothStar High School Enrollments Meridian3.6 miles1757168720)-1959 (2019Rocky Mt.2 miles1841181820)-2446 (2019Owyhee4 miles176218271800High SchoolDistance24-2023Enrollment 25-2024Enrollment WASDCapacity per Peak Enrollment MeridianRocky MountainOwyhee School Enrollment 25’-24’WASD Website 4.21.2025Source: West Ada School District or 2 Elementary Schools915Difference of Grade = 2439 st 1Grade = 3354 th 12As of 4.21.2025–Students Student by Grade– V IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Springday Subdivision (H-2024-0069) by Engineering Solutions, LLP., located at North side of W. Ustick Rd., 1/4 mile West of N. Black Cat Rd. Application Materials: https://bit.ly/H-2024-0069 A. Request: Annexation of 40.84 acres of land with an R-8 zoning district. B. Request: Preliminary Plat consisting of 172 buildable lots and 20 common lots on 38.56 acres of land in the R-8 zoning district. 160 PUBLIC HEARING SIGN IN SHEET DATE: June 5, 2025 ITEM # ON AGENDA: 8 PROJECT NAME: Springday Subdivision (H-2024-0069) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name 3 cr-1 3 t-q 2 U n 3 Gf tj 4 5 X1/c 6 7 8 9 10 11 12 13 14 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 161 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! Reference 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! Reference 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 162 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 F163] 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 164 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 165 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 166 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 Department Report III. Staff Analysis 167 ➢ 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 168 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 Stoma 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 169 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 170 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 171 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 172 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 173 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 174 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 175 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. 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Subject Site Photos a } t ��.'6re.-.pia...-� _—�_..,�— -- a'�• - City of Meridian Department Report VII. Exhibits Fl 79 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 180 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 � G Clinton Val. Hansen, PL o � Land Solutions,PC 1 1 1 .�S March 26, 2025 2 ���ia b'utlons Springdey Annexation Parcel tY- �3^tl�^� ."a eee.uey Job erF8 Page ege I bf 1 City of Meridian I Departtnent Report VII. Exhibits 181 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 COUNTY, IDAHO C 1/4 W 4i UXPLhTIE6 f 599'16'S7'� 1318.87' 0.0 ` rc.Kr�uw sx 5E CM4M APRLVAUEY'f 16 $E 1 16 ('WATE) Q4 ty m g3 o W.usnar an TOTAL AREA=40.84 ACRES W 175•CO' nIHT OF BEUNNIHG o � � i unER$rM SL m BASIS OF Po en�ruvacn =Y�l �SI-22`11`w 32 J} BEARING _ r.umoo In45E 6A. #' N89.19e04'w 75.00' 7d P R9 7 A V 31 34 r�rl 5 4 2638.3#' 1fa d. USrICK RD. NM'19'4SV I .7 ' — 1 589'TV45"E 3 UK urlvunEn I w.4 LAko �yr mo t La4ndSolutions T p 4 Land Surveying snd OOMU.Iting 3' 200' t00' SCE' ' � �F C�� 23,E5TH-57 {A�..5a7bA4 I�BI�ee,xssr naa City of Meridian Department Report VII. Exhibits F182] E. Preliminary Plat&Phasing Plan (dated: 12/11/2024) NOISI 5 AVOONIUS 3. m SN01lA70�u� aOj 1'd1d daVNINIMNd =_ ., s diir o�asa SWURN19N3 "- 4 133H5 213A00 = . y cl yW - _ '" a �: • : .tl'_"` ^'•.; # g m (n � ❑ � s � ''s yaw �o����������............ co --� City of Meridian Department Report VII. Exhibits 183 lz NOISI S ),VOONluds WA 1'9'ld ),WNllNl-l]Ud -SNO11n7Oq. z ONIURNidN dviN sainivaj -W?J111VN 13 it r Ilk I v. Sir, City of Meridian Department Report V11. Exhibits 184] N wlz5- OISI 'SNO1Jn78 aO-A -L'Qrld AWNIINFOW _ NIMMONSS -LV-lcl),aVNINF13dd 3A 7------------ IL I IF 0 0 41 Er Ir Er 0 El' ❑Ef E� 0- , 1. 'Er 2 Ej Er If, Er 0., 0 E� d, 11' a . ;T Er B. 0 EP I � Err 3 13. 17, 1 • E�:0".0 6� S, I. 14 61� ..................... City of Meridian Department Report V11. Exhibits 185] F. Common Driveway Exhibit J m A 44 2 0 �i x W 34V YH5113 N L gill 70 F o cam} I �I J N;1Y9135 " 07 Wh ILL- if � N7V9135 � rn 37VNY9,OS �� N I h X QLu w > Y C) pU- 2 F E a pvio � 5 - ��� I o (-dkL) 0,W SOVSLMJ fr 31YLtl7,OS Oz p av3a o - V ['dul M RC NOV49LA5 V m❑� ttll oMAn Al FI � rIn tl Q 1$3NO15H0339 M W City of Meridian Department Report VII. Exhibits 186 G. Landscape Plan (dated: 11/22/2024) 1 �} I x I I J I � I I I I J J1F LfGNLI s rr.in rn SPRINGDAY SUBDIVISION d num LOTS ESE 172 LOTS ❑GI cloko" P LAEIM Ia0 9RCMIOLCTS 41r1ChMm CITY 4F MERIDIAN.ADA COUNTY.IDAMID -- e.. €ouMora Lars City of Meridian Department Report VII. Exhibits 187 uI't n sns .kvaoNldds ti11i WJ 1VId kUVNIVVII3Jd �z �I'� _ �snrarlr��rng $ S1N11lf1SNVa3S� 9rrrrt3�lYlalY� NVId 3dd�JNVI a .'lV:Yk?�'4Tlk1M°x'YN Y�4MyPbLiLiP#<'I�!6A�J.f?f.•Ya:'dA!Y.SM�:bxe�hIXY4NN'l.'[x'.i%'S t Q �a 22 71 's 4 03 Y I sya i ❑` ❑• 7 i ❑ q_ 9f CC 7Y� °a f o• W r �� ❑. ^ems— - � � � � � � @ � � � � S as :Ev4wwM �k o W k Et ! a f� E V b r 41 a �� �' 'B.C917VbiR�.1A� H S� a � City of Meridian Department Report VII. Exhibits Fl 88 I 1'a1':..3" NOisAiaens >vo0Niads ss " 5 VJ71fIBW0:73S3 $AfIIi3 NI9NY Wnd 3dY3SONldj a w 1tl�d J.at+NIYYl�3?Jd - n � 50 Em gg ue�u•ax+�x�ix3,' t �Celw6F.YdYrWSY+dY+�M�4VC b39^d�te+f>�'N.wt tbkP:.ik,4 :r�.ulwq�-,ti411 . f-♦ yy/�1 t � � �, _# i =A � � 4s � �c G � � Y99y��■V � �� �9 .�. •• •• ti r � y�y ig�g¢8�3 Q�d 9}' 8yLy 4 IV LLj Lu •• w a ❑` ❑: l � � so a IL r. a Al! gY�r 9�_"gl aq M��'�p€ hi, 2HP C�Nl ppS�yy ---10 2= �Y�Li� ��i�u :�:.Y�]�>j5 �2=Q�� J City of Meridian Department Report VII. Exhibits Fl 89 NOISAice 1s AVOONIads a0d 1Vld ANVNIAMLI,d a =- f 11):?Q3NQa�?a� NfH33N198� 5316N 2P S1IV13fl a iOld AHVNIY4I13ad n 95g R8g Jill 99 gtjj Pei eie Ld 25 x & `a 3 g� rc g E S a W v LL� gigs Ri €� pppp,55 � `#3 €8g 9gg p s yy �o aw �• y gg 3 S � w u � � � � w � o S 1 $}S x� m 9 pg It Lu n- W� C ji s ` E Y d �1 O� City of Meridian Department Report VII. Exhibits 1 90 H. 9u li£ea Open Space Exhibit(d ke a%6 20 q � (U22 q , �/ � § k / B ! �� § | . - 2 = m | § ■ 6 " i 2 0 � »x� E g_ � g /qI a Lei§ . 1A � I E0� � , , , � � � � � ® - � » I 2■ g| 1 � �' � w| P| City of Meridian Department Reprt V11. Exhibits ,91 1 t Amenity Exhibit(dke: 112622) �k �2 k « � \ - / & \ \ 2 - , \ 2e� _D m_f L / m\» » ± - - Lr)Rk »gym � e �/\ I %ƒ § ) i , I < g LL2 - � p) : w o \} ZIP, ®� Oil k- City of Meridian Department Reprt V t Exhibits Fl 92 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 Lty City of Meridian I Department Report VII. Exhibits 193 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 194 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 195 E IDIAN;--- Applicant Presentation SPRINGDAY SUBDIVISION 6/5/25 PUBLIC HEARINGMERIDIAN PLANNING & ZONING COMMISSION SPRINGDAY AERIAL MAP– SPRINGDAY – SPRINGDAY SUBDIVISION SPRINGDAY LANDSCAPE PLAN SPRINGDAY SUBDIVISION 20 Common Lots4.46 du/acre gross density7,653 sf with average lot size 4,846 sf)–load (4,400 sf -and front-alley–40 duet lots -with average lot size 5,475 sf)9,126 sf –family (4,950 -132 detached single-172 Residential Lots: SPRINGDAY AMENITIES Extensive internal pathway networkboundariesEight Mile Lateral on the north and east use pathway along piped -wide multi-foot-14Picnic ShelterTwo Sport CourtsSwimming Pool Facility with Parkingspace (includes local street buffers)A total of 8.16 acres (21.16 percent) of open  SPRINGDAY PRELIMINARY PLAT AMENITIES SPRINGDAY PRELIMINARY PLAT AMENITIES SPRINGDAY SUBDIVISION ELEVATION– SPRINGDAY SUBDIVISION ELEVATION– SPRINGDAY SUBDIVISION ELEVATION– SPRINGDAY SUBDIVISION ELEVATION– SPRINGDAY SUBDIVISION ELEVATION– SPRINGDAY SUBDIVISION ELEVATION– SPRINGDAY SUBDIVISION ELEVATION– SPRINGDAY SUBDIVISION ELEVATION– SPRINGDAY SUBDIVISION ELEVATION– SPRINGDAY SUBDIVISION LANDSCAPE PLAN W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Dayspring Subdivision (H-2024-0070) by Engineering Solutions, LLP., located at South side of W. Ustick Rd., 1/4 mile East of N. McDermott Rd. Application Materials: https://bit.ly/H-2024-0070 A. Request: Annexation of 143.09 acres of land with R-4 (32.64 acres), R-8 (77.76 acres), TN-R (25.29 acres) and C-N (7.40 acres) zoning districts. B. Request: Preliminary Plat consisting of 531 buildable lots (517 residential and 14 commercial) and 78 common lots on 143.09 acres of land in the R-4, R-8, TN-R and C-N zoning districts. 196 PUBLIC HEARING SIGN IN SHEET DATE: June 5, 2025 ITEM # ON AGENDA: 9 PROJECT NAME: Dayspring Subdivision (H-2024-0070) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name vrn 2 cI Poe E (E ✓�7-c i _r-D V3(,46 7 o $ 2 4 31 N ULP (3rCCz C-42/K M ,t 9 10 11 12 13 14 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 0 Analysis r . 208-884-5533 ----- ---- sallen@meridiancity.org — , �^y APPLICANT: Engineering Solutions SUBJECT: H-2024-0070 •--.. �' Dayspring Subdivision—AZ,PP LOCATION: South side of W. Ustick Rd., 1/4 mile east of N. McDermott Rd., in the north —1 1/2 of Section 4., T.3N. R. 1 W. (Parcels: - S1204212920, S1204212910, += S1204212500, S1204244300, S1204315300, S1204131700) I. PROJECT OVERVIEW A. Summary Annexation of 143.09-acres of land with R-4 (32.64-acres),R-8 (77.76-acres), TN-R(25.29- acres)and C-N(7.40-acres)zoning; and preliminary plat consisting of 531 buildable lots(517 residential& 14 commercial)and 78 common lots on 143.09-acres of land in the R-4,R-8, TN-R and C-N zoning districts. B. Issues/Waivers Sewer service is currently unavailable for this property,as the nearest connection point is approximately 0.8 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. 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 formally incorporate the property into the City. In the absence of such an agreement, Staff recommends the property not be annexed. Commission: Pending City of Meridian I Department Report 1. Project Overview 197 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 detached and townhome - dwellings; and commercial uses Existing Zoning RUT in Ada County VII.A.2 Proposed Zoning R-4(Medium Low-Density Residential);R-8(Medium Density Residential);TN-R(Traditional Neighborhood— Residential);and C-N(Neighborhood Business) Adopted FLUM Designation Medium Density Residential(MDR)on the southern VILA.3 portion of the site&Mixed Use—Community on the northeastern portion of the site along Ustick Rd.with a school designation on the eastern portion of the property adjacent to Tricia's Crossing Sub. Proposed FLUM Designation NA Table 2: Process Facts Description Details Preapplication Meeting date 10/29/2024(PREAPP-2024-0171) Neighborhood Meeting 11/26/2024 Site posting date 5/26/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway A Traffic Impact Study(TIS)was required by ACHD Error! District Reference source not found. • Comments Received Yes - • Commission Action No - Required • Access W.Ustick Rd. (arterial street) and an existing stub street(N.Tricia - Way) • Traffic Level of Meets Planning thresholds - Service ITD Comments Received Yes—ITD accepted the t&has no further requirements Error! Reference source not found. Meridian Fire No comments received • Distance to Station • Response Time Meridian Police • Distance to Station 1.6 miles from North Station;6.8 miles from Central Station • Response Time 5:13 minutes compared to 4:06 minutes average across the City Meridian Public Works Wastewater mnk� &.Low City of Meridian I Department Report II. Community Metrics 198 • Distance to Mainline 0.8 mile 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 School District(s) WASD—WASD has indicated that an elementary school site is not needed. • Number of students 197 estimated from this development • Capacity of Schools • Number of Students School Boundary Areas 24-25'Enrollment Architectural Program Enrolled Capacity Capacity Ponderosa Elementary 415 700 525 Meridian Middle 961 1250 - Meridian High 1781 2075 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 199 1 Reference Parcel:S12042125DO Date Retrieved:2025 f 5 J 22 Parcel Count Parcel Acreage Infill Indicator: 728 1 069 Surrounding Area % Not city is ® City Limits 11051 569.3 ■ NotC.ity Household • = Household&Population Growth Households 02020 Population Change:28.8°l0 Population ■Growth Household and Population Change since 2010 Decennial) 2:000 4:000 6,000 8,000 Use Types Residertial Addresses All Addresses ■ Single-family ® Multi-family 10096 ID% is 0% ® Commercial Preliminary Plats(last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed - Pendimg Pending - Approved i Approved 0 500" 1000000 1500000 0 100 200 300 ■ Single-family ® Multi-family 2-00 - 1,000 Single-family w , Residential a 1-50 Parcel Diversity w 1-00 500 r 1W OParcel Count vt 0-50 *• { u 22 10-15 a ■Average Acres 0.00 .00 0 R-2 F.= RIB R-15 Average Single-family Density by Zoning Average 10_00 Residential Net DensitV 6.85 5.00 4,55 a .1 a_aa a.oa r o.00- Dw ruing Units J Acre. R-2 R-4 R-S R-15 City of Meridian Department Report II. Community Metrics 200 Figure 2:ACHD Summary Metrics Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based an Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Gaunt Level of Service Ustick Road 1,034-feet Principal Arterial 493 Better than"E" Black Cat 0-feet Minor Arterial 332 Better than"E" Classic Drive 0-feet Collector 16 Better than"D" Tournament Drive 04ee11 Local 27 NIA ""McDermott Bypass 909-feet Future Collector N/A NIA Y Acceptable level of service for a two-lane principal arterial is'E'(690 VPH). "Acceptable level of service for a two-lane minor arterial is"E"(575 VPH). Acceptable level of service for a three-lane minor arterial is"E"(720 VPH). Acceptable level of service for a two-lane collector is"D°(425 VPH). 'ACHD does not set level of service standards for ITD roadways. 2. Average Daily Traffic Gaunt (VDT) Average daily traffic counts are based on ACH D's most current traffic counts. • The average daily traffic count for Ustick Road between McDermott Road and Black Cat Road was 7,032 on May 1,2024. • The average daily traffic count for Black Cat Road north and south of Ustick Read was 6,899 on May 1,2024. • The average daily traffic count for Classic Drive between Black Cat Road to Morgan Grove Lane was 371 on May 1,2024, • The average daily traffic count for Tournament Drive between Black Cat Road and Morgan Grove Lane was 354 on May 1,2024. o There are no existing traffic counts for McDermott Bypass south of Ustick Road, Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 3: Service Impact Summary -rvi ce I mpact • . Ready Marginal _ _ AF Caution ko Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics 201 III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview Approximately 22.27 acres located on the northeastern portion of the subject property in a quarter-moon shape is designated Mixed Use—Community(MU-C) and approximately 120.82 acres on the southwestern portion is designated Medium Density Residential(MDR) on the Future Land Use Map (FLUM) contained in the Comprehensive Plan. A future school site is also designated along the eastern boundary of the site adjacent to Tricia's subdivision. Because the land use designations on the FLUM are not parcel specific,the Applicant proposes to (conceptually)reconfigure the MU-C designated area to a more defined area, as follows: FUTURE LAND USE MAP PROPOSED LAND USE MAP USUCK RP USTICK RD PAW AND FINK.Illy M LOT M LOT PFi. FUTURE LAND 115E MAP (FLUM) PROPOSED W-C AREA WMW OFHEI6Y AMDMnA! IrU-C 2" ACRES YJ_ av ALOES MOM SPACE(1016* ].'.A ACRES FUDLJO SPACE 1-I} ACKS YAx RE DMn&(WA) W9 ACW FEE. Im bw W5MTl01(5Q%mv- 1410 AUU oollixa/l rM M 740 ACM CUWERCI L(3* U5 AQES 6PARIICSCAIE BORkM NF IpJ,p[9 tOx bIER FOE F0.VW OF PN!!R(E 1�RCa A.VM The proposed MU-C area consists of 24.04 acres,which leaves 119.05 acres of MDR, and includes a mix of residential housing types, commercial and public/quasi-public uses. The exhibit above depicts 2.55 acres (or 10.6%) of public/quasi-public space consisting of a park and ride lot for Valley Transit,which will provide parking for 18 vehicles, and dog park and a common open space/gathering area between the residential and commercial area. The residential area consists of 14.09 acres (or 58.6%) and contains 118 units at a gross density of 8.37 units per acre. An additional 15%of the site may be dedicated to residential uses beyond the desired 20-50%of the development area because the site is within 1 mile of an identified employment area(i.e.MU-I and MU-R designated areas to the west)and includes ride share parking. The commercial area consists of 7.40 acres or 30.8%of the mixed-use designated area. The exhibit on the left above also demonstrates consistency with the existing configuration of the FLUM designations. The mix of proposed uses,the amount of residential uses and density, and the ride sharing facilities proposed to reduce traffic and/or parking impacts demonstrates consistency with the development guidelines for the MU-C designation. City of Meridian I Department Report III. Staff Analysis 202 The proposed site layout of the MU-C area is also generally consistent with the Mixed-Use Community Concept Diagram in Figure 3E in the Comprehensive Plan in that commercial uses are proposed along the arterial street with a backage road providing separation between the residential and commercial uses with higher density residential adjacent to the commercial uses transitioning to lower density residential uses to the south. A plaza with sitting area is proposed along Ustick Rd.with a linear area leading to another plaza with seating to the south within an open space area,which will provide a gathering area for residents and patrons of the commercial area. Plaza/gathering areas are also proposed on each end of the commercial area. A pathway is provided to the abutting MU-C designated property to the east, owned by Endurance Holdings, which is planned to develop with apartments. West Ada School District(WASD) submitted comments stating a school is not needed in the area designated for such on the FLUM in this development as the district owns two(2) other elementary school sites to the north of Ustick Rd. that aren't yet being used. The Applicant proposes to annex the property with a variety of zoning districts(i.e. R-4, R-8, TN- R and C-N)to accommodate the proposed development and to provide a transition in zoning and density for compatibility with existing and future uses.Approximately 60% of the development area is proposed for residential uses The Applicant proposes to develop 7.40 acres along W. Ustick Rd. with 14 commercial building lots and the remaining 135.69 acres with 517 residential building lots. An overall gross density of 3.73 units per acre and a net density of 6.66 units per acre is proposed,which aligns with the MDR designation's target density of 3 to 8 units per acre(gross). The proposed development provides for a mix of compatible land uses consisting of a variety of residential housing types, including single-family detached residential homes and townhomes, some alley-loaded, on a variety of different lot sizes.Neighborhood friendly commercial uses should be provided as allowed in the C-N district offering jobs and services in this area.An abundance of open space is proposed within the residential portion of the development for residents to gather and recreate in. 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: Project Overview Description Details History ROS#4161,#4250#6972 Phasing Plan 13 phases Residential Units 517 single-family detached and townhome units Open Space 31.72 acres(22.91%) Amenities Enclosed bike storage at pool house,picnic area on a site 5,000 sq.ft.or greater,(2)swimming pools with changing facilities/restrooms,(2)paved sports courts(pickleball),dog park,(6)dog waste stations,(2) playgrounds,(2)tot lots and multi-use pathways Physical Features The Safford Sublateral bisects the southern portion of this site,the Sky Pilot Drain crosses the northeast corner of this site Acreage 1 143.09 Lots 531 building lots(517 residential& 14 commercial);78 common Density _ 3.73 units/acre gross/6.66 units/acre net City of Meridian Department Report III. Staff Analysis 203 B. History Several Record of Surveys have been recorded on properties within the proposed development (i.e. ROS #4161,4250 and 6972). There have been no previous approvals on this property in the City. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): There are four(4)existing homes with several accessory structures on the subject property— two (2)of the homes are located along Ustick Rd., one is in the middle of the property and is accessed via Morgan Grove Ln.,a private gravel road, and another is located at the southwest corner of the development.All of the existing structures will be removed from the property with development. The existing wells 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 dwellings are listed as a principal permitted use in the R-4 district; and townhome dwellings are listed as principal permitted uses in the R-8 and TN-R districts. Commercial uses are allowed in the C-N district per UDC Table 11-2B-2. A range of housing opportunities are proposed, consistent with the purpose statement in UDC 11-2A-1. The mix of housing types and lot sizes contributes to the variety of housing types in this area in accord with Comprehensive Plan Policy#2.01.02D,Encourage a variety of housing types that meet the needs,preferences, and financial capabilities of Meridian's present and future residents. 3. Dimensional Standards (UDC 11-2): Future development should comply with the dimensional standards for the R-4 district in UDC Table 11-2A-5,the R-8 zoning district in UDC Table 11-2A-6,the TN-R district in UDC Table 11-2D-6 and the C-N district in UDC 11-2A-3, as applicable. Business hours of operation in the C-N district are limited from 6:00 am to 10:00 pm as set forth in UDC I I- 2B-3B. The average residential lot size for the proposed development is 6,544 sq. ft.with a minimum lot size of 1,800 sq. ft. and a maximum lot size of 20,064 sq. ft. The proposed commercial lots have an average size of 14,375 sq. ft. 4. Site Design(UDC 11-3A-19): The purpose of the mixed-use land use designations is to provide for a combination of compatible land uses within a close geographic area that allows for easily accessible and convenient services for residents,workers and visitors. Development in these areas should be consistent with the mixed-use principles in the Comprehensive Plan,which focus on functional integration of uses and holistic design. Commercial uses are proposed along the entryway corridor(i.e.Ustick Rd.)with higher density residential uses adjoining the commercial area and along collector streets, transitioning to lower density residential uses to the south and east. Common areas are highly City of Meridian I Department Report III. Staff Analysis 204 visible from adjacent streets and homes and integrated well within the commercial and residential areas with good pedestrian access and connectivity throughout. Development of the commercial area should comply with the structure and site design standards listed in UDC 11-3A-19,the development guidelines in the Comprehensive Plan and the design standards in the Architectural Standards Manual. Commercial buildings should be situated on lots to create visual modulation along W.Ustick Rd., preventing a continuous linear faVade,with building entrances oriented toward the adjacent street with pedestrian connections from perimeter sidewalks to building entrances. Staff recommends an updated development plan for this area is submitted with the first Certificate of Zoning Compliance application that demonstrates compliance with the aforementioned items and the following policies in the Comprehensive Plan: 2.09.03A—Establish distinct, engaging identities within commercial and mixed-use centers through design standards. 3.03.03D—Require all development to be consistent with Future Land Use Map designations for the property. 5.01.OIA—Foster a walkable and bikeable community through good site and street design. 5.01.02C—Promote area beautification and community identity through context sensitive building and site design principles, appropriate signage, and attractive landscaping. 5.01.02D—Require appropriate building design, and landscaping elements to buffer, screen, beautify, and integrate commercial, multifamily, and parking lots into existing neighborhoods. 5.01.03C—Review and implement design guidelines for properties along entryway corridors and gateways to promote aesthetic features and clearly identify the community. Chapter 5 in General. See "Guide to Community Character"and paragraphs Building and Site Design as well as Entryway Corridors and Gateways. 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 12%qualified open space is required to be provided in the R-4 district and a minimum of 15%is required to be provided in the R-8 and TN-R districts. Based on 32.64 acres in R-4, a minimum of 3.92 acres is required and based on 103.05 acres in R-8 and TN- R, a minimum of 15.46 acres is required for a total of 19.38 acres. The open space exhibit included in Section VII.G below depicts a total of 31.72 acres or 22.9%qualified open space. Open space is required to meet the quality standards in UDC 11-3G-3A.2,which the proposed project does.The common area in Block 10 adjoins common area in the abutting Tricia's Crossing subdivision; the common area located behind Lots 11, 13 and 14 is encompassed by an irrigation easement for the Sky Pilot Drain—open vision fencing is proposed along the rear of these lots for visibility of the common area in accord with CPTED standards. City of Meridian I Department Report III. Staff Analysis 205 Proposed open space consists of an open grassy areas 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 VII.1 below). Based on 143.09 acres, a minimum of 29 qualified site amenity points are required to be provided per the standards in UDC 11-3G-4. The Applicant proposes a total of 55 amenity points,which far exceeds UDC standards, from the following categories: ➢ Quality of Life: o Picnic area on a site 5,000 sq. ft. or greater in size—2 points each for a total of 6 points o Dog park—2 points o Six(6) dog waste stations—0.5 points each for a total of 3 points ➢ Recreation Activity Area: o Two(2)paved sports courts (pickleball)—4 points each for a total of 8 points o (2) swimming pools—4 points each for a total of 8 points o Swimming pool changing facilities and restrooms—6 points each for a total of 12 points ➢ Pedestrian or Bicycle Circulation System: o Multi-use pathways—2 per mile for a total of 6 points ➢ Multi-modal: o (2) enclosed bicycle storage at pool house—2 points each for a total of 4 points 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets West Ustick Rd. adjacent to this property is designated as an entryway corridor,which requires a minimum 35' wide street buffer to be provided with landscaping per the standards in UDC 11-3B-7C. Additional landscape design features are required to be provided within buffers along entryway corridors.The buffer should be measured from the ultimate sidewalk location as anticipated by ACHD after right-of-way is dedicated for the expansion of Ustick Rd. Collector streets within the site are required to have a 20-foot wide street buffer,landscaped per the standards in UDC 11-3B-7C. 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(s). iii. Tree preservation There are existing trees around the 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. City of Meridian I Department Report III. Staff Analysis 206 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 11-3B-12C,which require a mix of trees, shrubs,lawn and/or other vegetative groundcover; the landscape plan should be revised accordingly to include landscape strips and a mix of landscape materials as noted. 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. Off-street parking is required for commercial uses per the standards in UDC 11-3C-6B and 11-4-3-49 for restaurant uses, as applicable. 4. Building Elevations (Comp Plan, Architectural Standards Manual): A variety of conceptual building elevations were submitted for the single-family detached homes that represent the quality of future homes planned in this development, included in Section VII.J. Conceptual elevations and/or design standards should be submitted for the townhome and commercial structures prior to the City Council hearing that demonstrate a cohesive design theme for the entire development consistent with the Comprehensive Plan for mixed-use designated areas. The final design of the townhome and commercial structures is 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., an arterial street,and N. Dayspring Way,W.Deering Dr. and McDermott Road bypass,collector streets,will be highly visible, Staff recommends the street-facing elevations of these structures 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 perimeter of the development and adjacent to interior common open space and pathways. Six-foot tall open vision wrought iron fencing is proposed adjacent to laterals as depicted on the landscape plan. The proposed fencing complies with UDC standards for such. 6. Parkways (Comp Plan, UDC 11-3A-17): Parkways are proposed throughout the development with landscaping in accord with the standards in UDC 11-3B-7C. E. Transportation Analysis ACHD's planned improvements for Ustick Rd. and the general area are as follows: City of Meridian I Department Report III. Staff Analysis 207 Capital Improvements Plan(CIP)/Five Year Plan(FYM1): • Ustick Road is scheduled in the FYP to be widened to 5-lanes from McDermott Road/Bypass to Black Cat Road in 2027. • Ustick Road is scheduled in the FYP to be widened to 5-lanes from Black Cat Road to Ten Mile Road in 2025. • The intersection of Ustick Road and McDermott Road/Bypass is scheduled in the FYP to be widened to 3-lanes on the north leg,3-lanes on the south leg,6-lanes on the east leg, and 6- lanes on the west leg 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. • The intersection of Ustick Road and Owyhee Storm Avenue is scheduled in the FYP as an intersection improvement project to be widened to 3-lanes on the north leg, 6-lanes on the east leg, and 5-lanes on the west leg in 2025. • Black Cat Road is listed in the CIP to be widened to 5-lanes from Cherry Lane to Ustick Road between 2031 and 2035. • The intersection of Cherry Lane and Black Cat Road is listed in the CIP to be widened to 4- lanes on the north leg, 4-lanes on the south, 4-lanes east, and 4-lanes on the west leg, and signalized between 2031 and 2035. Additional right-of-way(ROW) (i.e. 25 feet)totaling 50-feet of is required to be dedicated from the centerline of Ustick Rd. for the road widening project,which is reflected on the plans. The Master Street Map(MSM) depicts a north/south collector street near the east boundary of the northern portion of the property from W. Ustick Rd. extending to the southern boundary of the site with an east/west collector street at the half mile where the Safford Lateral is located, extending west to McDermott Rd. The proposed plat depicts north/south and east/west collector streets in general alignment with the MSM that have been approved by ACHD. The Idaho Transportation Dept. (ITD)is currently constructing the extension of SH-16 from Chinden/US 20-26 to 1-84. An interchange is planned at Ustick Rd. The McDermott Rd. bypass runs along the west boundary of the northern portion of the site and will be designated as a collector street once jurisdiction of the roadway transfers from ITD to ACHD. A traffic signal is planned at the intersection of the Ustick Rd./McDermott Rd.bypass approximately 900 feet to the west of the entry to the site on Ustick Rd. 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): There is an existing private street,N. Morgan Grove Ln.,that runs along the east boundary of this site that provides access to one of the existing homes from W.Ustick Rd. This road also provides access to another property owned by Endurance Holdings,LLC that lies off-site closer to Ustick Rd. and will continue to provide access to that property. Access is proposed via one collector street(N. Dayspring Way)at the northeast corner of the site from W. Ustick Rd.,a principal arterial street. Four(4) existing stub streets at the eastern boundary of the property will also provide access and be extended with development(i.e.N. Tricia Way from Tricia's Crossing subdivision; and W. Classic Dr. and W. Tournament Dr. from Turnberry subdivision). Stub streets are proposed to adjacent parcels to the east,west and south for future extension and interconnectivity as shown on the plat. ACHD has required an additional stub street to the south,which Staff agrees is necessary for future interconnectivity. A backage road is proposed along W. Ustick Rd. which will provide a connection between the entry road and the McDermott Rd. bypass and provide access to the commercial lots. City of Meridian I Department Report III. Staff Analysis 208 The McDermott Road bypass has been constructed adjacent to this site to the west and is currently under the jurisdiction of ITD but is anticipated to be transferred to ACHD in the future. Staff recommends W.McHurtrey St.is extended off-site to the west and connects to the McDermott Road bypass with approval from ITD.If approval cannot be obtained from ITD,the street should be extended once under the jurisdiction of ACHD. 2. Multiuse Pathways (UDC 11-3A-5): The Pathways Master Plan(PMP)depicts east/west segments of the City's multi-use pathway system through this site along the south side of the Safford Sublateral and along the southern boundary of the site providing a connection to the future pathway along the Tenmile Creek and the future regional park planned for west Meridian to the west of this site. The Applicant is proposing a 10' wide pathway along the east boundary of the southern portion of the site and through the site along the Safford Lateral in accord with the PMP. A multi-use pathway is not depicted along the southern boundary of the site and should be depicted on the revised plans submitted with the final plat application(s). A minimum 14'wide public use easement is required for all 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. 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): Ten-foot-wide detached sidewalks are proposed along Ustick Rd., an arterial street, along the proposed collector streets(W. Deering Dr. and N. Dayspring Way)and along the south side of the backage road(W. McHurtrey St.)adjacent to the commercial development. Five-foot wide detached sidewalks are proposed along all internal local streets in accord with the standards in UDC 11-3A-17. Staff recommends a 10-foot wide detached sidewalk is constructed off-site along the west boundary of the site adjacent to the McDermott Road bypass and the sidewalks along both sides of W.McHurtrey St. are extended to the that sidewalk. 5. Subdivision Regulations (UDC 11-6): i. Dead end streets No streets that end in a cul-de-sac or a dead end are longer than 500'. ii. Common driveways Six(6) common driveways are proposed; see exhibit in Section VILE 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. The common lots for the driveways also need to extend all the way to the back lot.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. City of Meridian I Department Report III. Staff Analysis 209 iii. Alleys Twenty-foot wide alleys are proposed with ribbon curb that comply with the 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 VII.0 below. 1. Waterways (Comp Plan, UDC 11-3A-6): The Safford Sublateral bisects the southern portion of this site and the Sky Pilot Drain crosses the northeast corner of the site;both are under the jurisdiction of Nampa-Meridian Irrigation District. The easement width for the Safford Lateral varies on this site from 25, 30 and 60 feet as depicted on the plat due to its location along the boundary of the site. Nampa-Meridian Irrigation District(NMID)has requested the developer partner with the District to pipe the Safford Lateral with a 36-inch reinforced concrete pipe for maintenance purposes and ditch safety. The developer has agreed to purchase the pipe and the District will install the pipe and boxes during the non-irrigation season. A 14' wide maintenance road and multi-use pathway will be installed by the developer along the lateral within the subject property. The Sky Pilot Drain will remain open in its current location. 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 with NMID. The pressure irrigation pump will be located near the east boundary, sourcing from the Safford Lateral with an overflow west to the Sky Pilot Drain. The pump station and pressure irrigation delivery system will be owned and maintained by NMID. 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. City of Meridian I Department Report III. Staff Analysis 210 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 0.8 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. G. Phasing of Development The Applicant proposes 13 phases of development as shown on the phasing plan included in Section VII.D. Most of the commercial portion of the development is proposed to develop with Phase 1 and the major site amenities associated with the northern portion of the development are proposed with the 2°1 phase. The major site amenities associated with the southern portion of the development are proposed with the 1 I'phase of development. Staff recommends a change to the phasing plan to include the extension of W. McHurtrey St.to the west boundary of the site with Phase 1 for connection to the McDermott Road bypass; an updated phasing plan should be submitted prior to the City Council hearing. The Applicant requests flexibility to adjust the number of lots, combination of lots and number of phases to reflect changing market conditions. The Applicant also requests an early building permit for the monument sign, amenities and model homes. Staff is amenable to minor adjustments to the phasing plan,as determined by Staff,but is not in support of issuance of building permits prior to recordation of the final plat in which the improvements lie. 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 approval of the Findings and prior to the adoption of the annexation ordinance(and approval of the development agreement),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 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, phasing plan,landscape plan, qualified open space exhibit, site amenity exhibit and conceptual building elevations included in Section VII and with the provisions contained herein. Minor adjustments to the phasing plan may be permitted at Staff s discretion. City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ 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 only. 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., an arterial street, and N. Dayspring Way,W. Deering Dr. and McDermott Road bypass,collector streets, 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 townhome units and commercial structures to ensure compliance with the design standards listed in the Architectural Standards Manual. All structures shall incorporate a cohesive design theme for the overall development consistent with the Comprehensive Plan. vi. Development of the commercial area shall comply with the structure and site design standards listed in UDC 11-3A-19,the development guidelines in the Comprehensive Plan for mixed-use and specifically Mixed Use—Community designated areas,including the concept diagram in Figure 3E, and the design standards in the Architectural Standards Manual. Commercial buildings should be situated on lots to create visual modulation along W.Ustick Rd.,preventing a continuous linear fagade,with building entrances oriented toward the adjacent street with pedestrian connections from perimeter sidewalks to building entrances. An updated development plan for this area shall be submitted with the first Certificate of Zoning Compliance application that demonstrates compliance with these items. vii. Business hours of operation in the C-N zoning district are limited from 6:00 am to 10:00 pm as set forth in UDC 11-213-313. viii.The following off-site improvements shall be constructed with development: a. Extend and connect W. McHurtrey St. to the McDermott Road bypass if approval can be obtained from the Idaho Transportation Department(ITD). If approval cannot be obtained at the time of construction,the street shall be extended in the future when jurisdiction of the road transfers to the Ada County Highway District(ACHD). b. Construct a 10-foot wide detached sidewalk along the west boundary of the site adjacent to the McDermott Road bypass. c. Extend sidewalks along both sides of W. McHurtrey St. to the sidewalk along the McDermott Road bypass. 2. The final plat shall include the following revisions: i. Depict an additional stub street to the south as required by ACHD. ii. Widen the pavement for the common driveways to a minimum of 20-feet in accord with UDC 11-6C-3D and extend the driveways all the way to the back lots accessed via the driveways. iii. Depict a minimum 20-foot-wide common lot along the southern boundary of the development for a 10-foot-wide multi-use pathway with associated landscaping. Also depict a 14-foot wide easement for the pathway.Note:All pathways and associated landscaping shall be located outside of the irrigation district's easement unless permission is specifically obtained from the governing Irrigation District. City of Meridian I Department Report IV. City/Agency Comments &Conditions 212 iv. Depict a minimum 35-foot-wide permanent dedicated landscape 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 as anticipated by ACHD on the plan. v. Depict a minimum 20-foot-wide permanent dedicated landscape buffer along collector streets in accord with UDC Table 11-313-7C.2 measured from the back of curb. vi. Depict off-site improvements noted above in#l.viii. 3. The landscape plan submitted with the final plat application shall include the following revisions: i. Depict an additional stub street to the south as required by ACHD. ii. Depict 20-foot wide paved common driveways with driveways that extend all the way to the back lots accessed via the driveways; and 5-foot wide landscape strips alongside the driveways if solid fencing is proposed adjacent to the driveways as set forth in UDC 1I- 6C-3D. iii. Depict a minimum 20-foot-wide common lot along the southern boundary of the development containing a 10-foot-wide multi-use pathway; depict landscaping on both sides of the pathway in accord with the standards listed in UDC 11-313-12C. iv. All pathways and associated landscaping shall be located outside of irrigation district easements unless permission is specifically obtained from the governing Irrigation District. If permission cannot be obtained, adjustments shall be made to the plat to provide these improvements outside of the easement. v. Depict a minimum 35-foot-wide street buffer along the entire frontage of the property along Ustick Rd. 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. Depict landscaping in accord with the standards listed in UDC 11-313-7C for entryway corridors. vi. Depict landscaping in all street buffers in accord with the standards listed in UDC 11-3B- 7C,which requires 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. vii. Depict minimum 5-foot wide landscape strips along each side of all pathways with landscaping per the standards in UDC 11-313-12C,which require a mix of trees, shrubs, lawn and/or other vegetative groundcover. viii.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. ix. Depict landscaping 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. Include calculations that demonstrate compliance with this standard. x. Depict off-site improvements noted above in#l.viii. 4. Future development should comply with the dimensional standards for the R-4 district in UDC Table 11-2A-5,the R-8 zoning district in UDC Table I I-2A-6,the TN-R district in UDC Table 11-2D-6 and the C-N district in UDC 11-2A-3, as applicable. City of Meridian I Department Report IV. City/Agency Comments &Conditions 213 5. Business hours of operation in the C-N district are limited from 6:00 am to 10:00 pm as set forth in UDC 11-2B-3B. 6. Stormwater integration shall comply with the standards listed in UDC 11-3B-11C. 7. Submit a 14-foot wide public use easement for all multi-use pathways that are not located within ACHD right-of-way prior to signature on the final plat by the City Engineer for the phase in which they are located. 8. All common driveways shall comply with the standards listed in UDC 11-6C-3D.A revised common driveway exhibit shall be submitted prior to the City Council hearing that incorporates the changes noted in Section III above. 9. All existing structures shall be removed from the site prior to the City Engineer's signature on the final plat. 10. 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:llweblink.meridiancity.org/WebLink/Browse.aspx?id=379805&dbid=0&repo=MeridianCity (copy the link into your 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; Staff finds the proposed map amendment and development plan substantially 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; Staff finds 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; Staff finds 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 Staff finds the proposed map amendment should not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts. City of Meridian I Department Report V. Findings ■ 5. The annexation(as applicable)is in the best interest of city. Staff finds 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: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; Staff finds 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 ad are adequate to accommodate the proposed development; Staff finds public services are either currently available (i.e. water) or available to be extended(i.e. sewer) to serve the site(albeit 0.8 miles away for sewer)and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Staff finds 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; Staff 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 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. City of Meridian I Department Report VI. Action 215 B. 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Service Accessibility Report PARCEL S1204212500 SERVICE ACCESSIBILITY Overall Score: 8 2nd Percentile Lo€at c.- Within 112 mile of City Limits YELLOW Extension Sewer Trunkshed mains 500-2,000ft.from parcel YE_LOW Floodplain Either not within the 100 yr floodplain or 5- 2 e-:res GREEN Emergency Services Fire Response time > g min. RED Emergency Services Police Not enough data to report average response time RED Pathways Within 1/4 mile of current pathways GREEN Transit Not within 114 of current or future transit rou-e RED Arterial Road Buildout Status Ultimate configuration(#of lanes in master streets YE_ (D plan) > existing (#of lanes)&road IS in 5 yrwork plan School Walking Proximity From 112 to 1 mile walking YE_ (DW Either High School or College within 2 miles C v School Drivability Middle or Elementary School within 1 mile dri,.'11-1.v GREEN (existing or future) Either Regional Park within 1 mile OR a Community Park Walkability, Park:within 112 mile OR a Neighborhood Park within GREEN 1/4 mile walking City of Meridian I Department Report VII. Exhibits 219 C. Annexation Legal Description& Exhibit Map Leval Description Dayspring Subdivision —Overall Annexation A parcel located in the E'1z of the W'r4 and the W}fix of the E of Section 4,Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho, being more particularly described as follows: Commencing at a 5!8 inch diameter iron pin marking the northwest comer of said Section 4,from which an Aluminum Cap monurent marking the northeast corner of the NW I/@ {N '/4 Corner) of said Section 4 beafs S 89'19'64"E a distance of 2638.34 feet; Thence along the northerly boundary of said NW 'l4 S 89019'04" E a distance of 1319-17 feet to an Aluminum Cap monument marking the northwest corner of the NE % of said NW Y4 fW 1116 Corner),the POINT OF BEGINNING; Thence continuing 5 89a19'04x E along the northerly boundary of said NE % of the NW '1 a distance of 1034.22.feet to a 518 inch diameter iron pin; Thence leaving said boundary S 0"56'45"W a distance of 229.40 feet to a 5J8 Inch dlarneter Iron pin, Thence S 31`37'51"W a distance of 39.55 feet to a`tif8 inch iron pin; Thence S 0"57'37"W a distance of 1041.35 feet to a 518 in eh diameter iron pin: Thence S 88°36'04" E a distance of 833.19 feet to a 'l inch iron pin on the centerline of the Sky Filet Drain; Thence along said oenterline S 34`09'55" E a distance of 73.BO feet to a 5!8 inch diameter iron pin marking the northeasterly corner of Tricia's Crossing Subdivision, as shown in Book 90 of Plats an Pages 10615 through 10617, records of Ada County,Idaho; Thence along the northerly boundary of said Tricia's Crossing Subdivision N 89°25'11" W a distance of 3 11 feet to a 5f8 inch diameter iron pin marking the northwest comer of said Tricia's Crosgirag Subdivision; Thence along the westerly boundary of said subdivision S 0°11'53"W a distance of 1324.13 feet to a 518 inch diameter iron pin marking the southwest corner of said Tricia's Crossing Subdivision; Thence along the southerly boundary of said Tricia's Crossing Subdivision S 89'22'15` E a distance of 746.73 feet to a 518 inch diameter iron pin marking the northeast comer of the NUV 1l. of the SE 1/4(GE 1116 Corner) of said Section 4, also being the northwest corner of Tarnberry Subdivision No. 2 as shown in Book 81 of Plats on Pages 8835 through 8836, records of Ads County, Idaho; Thence along the easterly boundary of said NVV '/¢of the SE 14, the westerly boundary of said Turnherry Subdivision No. 2,and partially along the westerly boundary of Burlingame Subdivision No. 2 as shown in Book 120 of Plats on Pages 18766 through 18768, records of Ada County, Idaho,S 0'41'34" VV a distance cf 1304.19 feet to a 5/8 inch diameter iron pin; -- Jftl �t i 115 Dayscring Subd bcerallAnnexation gage 1 of a City of Meridian I Department Report VII. Exhibits 220 Thence leaving said boundary N 88¢22'36"W ad i stance of 1323.49feet, Previously having been identified as the southerly boundary of said NW Y4of the S E ' , to a ' inch diameter iron pin; Thence along the westerly boundary of said NW Y4 of the SE IA N 0'44'38" E a distance of 14.01 feet to a V8 inch diameter iron pin; Thence leaving said boundary S 89'47'21"W a distance of 445.78 feet to a '/2 inch diafneter iron Pin; Thence N 0*53'47" E a distance of 1273.76 feet to a ' inch diameter iron pin on the southerly boundary of the SE '/,of the NW A of said Section 4-, Thence along said southerly boundary of the SE '. of the N4V " N 89'22'15" W a distance of 88 0.06 feet to a 518 inch diameter iron pin marking the southwest corner of$a id S E Y4 of the N ' (CW 1116 Corner); Thence along the westerly boundary of the E '/z of the NW '4 of said Section 4 N 0°49' 8" E a distance Df 2701.52 feet to the POINT OF BEGINNING. This parcel contains 143-09 acres more or less. Clinton VV. Hansen, PL5 A No Land Solutions. FC p r February 20. 2025 ca I-AV 0 F WindS � �ons Dayrpring SubdOoEreftAnnexalion o"'...a lah No.21. 5—yi"4."a to".�""g f 2 Page 2 or2 City of Meridian I Department Report VII. Exhibits F221] DAY SPRING U B[ IVI I N — OVERALL ANNEXATION EXHIBIT _ 0494 DF EEAW C w1/10 $8919'04'E 25M34, 1 i11f kLS11Ct� All sea�S�s E 1,96 33 34 i t319 t7 ' o I PANT 22 229_#a'1 131 1319 �' 4 3 6E"ING N 9656'45'w rq�r�g r � � � ' S88'36'04'f 933,19' S341d9''S5' R � �B6 FCS f183.4+5f} N I — T OSYK wows" 3i 50 arS HMO-19611 $ 17#2 TR Jr C V4 SH'221 74i73 CE OR 1 f4 'w 5 CW 1f16 NW22'15-W 8=06' T` 5 9'4I'21'w cs 1AC, N$9VVW 13F3 m� uxi5T148 .L 1 4muTrm LA n lutions p 4 300' 600' 1200' 0 C;�#cr Land Surveying and Consufitirlg F {y ra,E.5,n1 s-r. �5 wPRIOLAN.10 BWA2 i29r3]736do P�d1 399.7a7 N- City of Meridian I Department Report VII. Exhibits 222 Legal Description Proposed TWH Zone Dayspring Subdivision Parcels located in the NVV ' of Section 4, Township 3 North, Mange 1 West, Boise Meridian. Ada Cpanty; Idaho, being more particularly described as follows; PARCEL 't Commencing at a 5/8 inch diameter iron pin marking the northwest comer of said Section 4, from which an Aluminum Cap monumerot marking the northeast corner of said NW IN (N 1/4 Comer) bears 89'19'04" E a distance of 2638.34 feet; Thence along the northerly boundary of said NVV 34 S 89"19'04" E a disc nre of 1319.17 feet to an Aluminum Cap monLimant marking ttie rtrarthwesL carrier of 111e N E 114 of said NW'/¢(W 1116 Ohre{); Thence along the westerly boundary of the E 'A of the NVV 1/4 of said Becti on 4 S 0°49' 8"W a distance of 327.10 feet to the POINT OF BEGINNING; Thence leaving said westerly boundary S 8900613" E a distance of 265.93 feet to a point; Thence S 4°53'47"W a distance of 115.80 feet to a point; Thi-nrp S AWL)U13" E 2 distance of 2 92.99 feet to a point' Thence N 0'53'47' E a distance of 115.00 feet to a point; Thence S 89*0613" E a distance of 318.50 feet to a point; Thence N 8°53'47" E a distance of 330_38 feet to a point on the northerly boundary of said NVV' ; Thence along said northerly boundary S 89'19'04' E a distance of 156.38 feet to a point; Tnnnce Inaving %AIM r1tW11grly hnUndnry S 0-66-45"W a dlstancz w 229.40 fit to a pull11, Thence S 31'37'51' VV a distance of 39.58 feet to a paint; Thence S 0°57'37" W a distance of 1041.35 feet to a point; Thence N 89028'43"W a distance of 109.80 feet to a point; Thence N WWII W a distance of 135.00 feet to a point; Thence N 86'0 '17"W a distance of 18.70 feet to a point; Thence N 89'06'13"W a distance of 340_50 feet to a point; Thence N 0'53'47" E a distance of 273.50 feet to a point; Th,&nc,!� N WWI W n diSta Roe of 407.37 fort to ek p6irit on the westerly boundary of;he E V2 of the NVV of said Section 4; UA�oluti of7 S DaYsprirr9 Subdivision-TN•R Zane Job No.21-28 bntl durvyinp antl LmuAonp P $}OF City of Meridian I Department Report VII. Exhibits 223 Thence along said westerly boundary N 0'49'28" E a distance of 700.00 feet to the POINT OF BEGINNING. Said parcel 1 contains 20.44 acres more or less. PARCEL 2 Commend ng at a 5)8 inch diameter iron pin marking the northwest corner of said Sect-on 4, front which an Alurninum Cap monument marking the northeast Corner of said NVV I/. (N '14 Garner) hears S 8V19'04' E a distance of 2638.34 feet. Thence along the northerly boundary of said NW ' W19'04- E a distance of 1319.17 feet to an Alumin urn Gap monument marking the northwest corner of the NE= 'a of said NW'/ (W 1)16 Comer); Thence along the westerly boundary of said E 'A of the NW'4 S 0'4G'28"W a distance of 1777,47 feet to a point; Thence leaving said boundary Sa9°1g'32x E a distance of 286.93 feet to the POINT OP BEG INNIN ; Thence S 89'06'13" E a distance of 219.04 feet to a point of curvature. Thence a distance of 196.35 feet along the arc of a 250_DO foot radius curve left, said curve having a central ang le of 45'00'W and a long chord bearing N 8a23'47" E a dicta nce of 191.34 fee# to a point of tangency; Thence N 4Y5347" E a distance of 66.16 fleet to a point; Thence S 4400613" E a distance of 204.66 feet to a point of curvature, Thence a distance of 235.62 feet along the are of a 340_DO foot radius curve right, said curve having a central angle of 45'00'00' and a Fong chord bearing 21°361a' E a distance of 229.61 feet to a point of tangency; Thence S 0063'47"W a distance of 65.23 feet to a point; Thence N 89'06'13'W a distance of 675.11 feet to a point; Thence N 0'53'47" E a distance of 302.06 feet to the POINT ICE BEGINNING, Said Parcel 2 contains 4.85 acres, more or less. Clinton *. Hansen, PLS 0,k- LAND Land November Solutions, I i 1,2-- Ar W �k�, La'Jfa)01 utilons Dayspdrkg SutdiviBbn—TN-R Zgie �_ ,�wsnnHo,nacgrnv4 job Na.21-26 Page 2 q1.2 City of Meridian I Department Report VII. Exhibits 224 T -F ZONE PR PO LD DAYSPRING SUBDIVISION LOCATED IN THE NVV 1I4 OF SECTION 4 TOWNSHIP 3 NORTH, RANGE 1 1 E T, B.M., AUA COUNTY, 1DAH 32 33 BASIS OF REARING 1,119.17 N 1 f1fi _ _S89'19'04'E 2fi3_ ' W. U T1CK D' T,4N,.33 �14 5 4 5691944E 877.83' L3 3 F,3N. 4 Uj POINT OF T BEGINNINGS +�* PARCEL 1 p � CD u3 S89'06'13'E 265,93' J G7G.39 S89106'13"E LIKE TABLE UNE L€NG7H 8EAFMIG o n 41 115.00' SO'S3'47"w � o L2 115.00' N&ST477 ad T L3 156-38' S99'19'b4'F 20,44 ACRES L4 39-nK S31'37'11`W 0 L5 109-90' N9918'0" 407.37' va 17$44' N$4'4 lrw m0'G6'13"W LjJ L7 1&70' N86WWW n L8 66,1$' N+5S3'47'E C=� C4 L9 204.56' S4 4)05'13'E 3 Q.SOF Lin 85,23' sa'53'47`w N89'06'13"W ✓_7 E6 Lb L LA . O 219.04' IL 2 5Ti9IV32"E S89'06'13'E POINT OF ? � QERNNING IV ' PARCEL 2 "'n 4.85 ACRES +f- a, 150' 300, 600' N89M'1Yw 675m CURVE TABLE CURIE LEN(3 H RADIUS DELTA BEARING CHORD Lary lutions C1 196,36 250.00' 415'00'00' N68 23V"E 191.34' Land Survong and Consulting .,PI C 5II4SI .6iL F. C2 235.62' 3o0.00' 45[14'00` S211031: 229.61' ra kiouw o BU42 {2p6}K&X i2W 00-2SF-7-r-' City of Meridian I Department Report VII. Exhibits 225 Legal Description Proposed -N Zone Dayspring Subdivision A parcel Jocated in the NE 9 of the NW I of Section 4, Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho, being more particularly described as follows.- Commencing at a 51$ inch diameter iron pin marking the northwest corner of said Beckon 4, from which ari Aluminum Cap monument marking the northeast comer of the NVV 1/4 (N � Corner) of said Section 4 bears S 89"E9'04" E a distance of 2638.34 feet; Thence along the northerly boundary of said NW 1 to 89°19'04'° E a distance of 1319.17 feet to an Aluminum Cap monument marking the northwest corner of the NE ' of said NW " (W V16 Corner), the POINT OF BEGINNING; Thence Contlnuing S 89919'04° E along the northerly boundary of said NE 1/4 of the N4V ' a distance of 877.33 feet to a point; Thence leaving said boundary S 0°53'47"VV a distance of 330.38 feet to a point; Thence N 89°06'13"bV a distance of 318.50 feet to a point; Thence S 9°53'47" W a distance of 115-00 feet to a paint; Thence N 80'06:13" W a distance of 292.99 feet to a point; Thence N 0°53'47" E a distance of 115.00 feet to a point; Thence N 89'06'13" W a distance of 265_93 feet to a point on the westerly boundary of said NE % of the NVV Y4; Thence along said boundary N 0°49'28" E a distance of 327.14 feet to the POINT OF BEGINNING. This parcel contains 7.40 acres, more or [ass- lintonW_ Hansen. PL o� L LA NO Land oluti ons, PC ` ST November25, 2p 4 o � A? W . � I l l Dappri-g Subdivision-GN Zone i "mo -26 page surmOng i�d Ennxff" Jab ge of Io. Of 1 1 City of Meridian I Department Report VII. Exhibits 226 C-N ZONE PROPOSED DAYSPRING SU ED|V|S|UN LOCATED IN TI |E NE 114 OF THE NW 114 OF SECTION 4 TOWNSHIP 3 NORTH, RANGE I VVEST, Elk, ADA COUNTY, IDAHO � BASS OF �gr � 2 g �WOV . ,@A _ �,9919'A . v - - ■ us= M\ 2_. , a « if POINT 7§] o«E {aƒ «lz » 2 goNINM co E 2 n & @ § Zq k§ + /0 S Lu m&§y \� �a aIA' B') Ln 2 N890alyw Rz k/ 8 9 \\ I � �LAN + � o OF 9 �0 w. ( 1 2W 500, La n d oo l utio surverying m. _e._ A ■�#/MQ'2_�y�tla __>, City of Meridian Department Reprt V11. Exhibits 22 Legal Description Proposed R-4 Zone Dayspring Subdivision A parcel Icf,ated in the W'/•9f ft€ F.A and 1khe NW'It Qf the E '/,Qf e�;tign 4,Townzhip-3 Ngrth, Range 1 West, Boise Meridian, Ada County, Idaho, being more particularly described as follows: r4nmmRnnin4j at a .FA inrt, eliamPtar imn pin marking thp- nnrthwp-,t rornar of the NW"/&of the S E I/L (Center' Corner) of said Ss ion 4, from which a 6/8 inch diameter iron piri marking the southwest t orner of the NW' (VV A Co-mer)of said Section 4 bears N 89"22'15"W a distance of 2544.78 feet; Thence along the northerly boundary of said NW 1 of the SE SS 8992 '16" E a distance of 380.90 feet to the POINT OF BEGINNING: Thence leaving said northerly boundary N 0a53'47" E a distance of iAl26 feet to a point; Thence N 89"0613" W a distance of 113.39 feet to a point; Thence N 0°53'47" E a distance of 7 87.00 feet to a point; Thence 3 89'0013" E a distance of 140-50 feet to a point; Thence N 0'53'47" E a distance of 4_00 feet to a point of cun+ature, Thence a distance of 84.82 feet along the arc of a 100.0O toot radius curve right, said curve having a c&rdraI angle of 48°35'59` and a long chord bearing N 25'11'46" E a distance of 82.30 feet to a point of taneency-, Thence N 49'29'45" E a distance of 53.48 feet to a point; Thence 3 40"30'15' E a distannce of 110.76 feet to a paint on the westerly boundary of THeia's Crossing Subdivision as shown in Book 90 of Plats on Pages 10615 through 10617. records of Ada Counter, Idaho.: Thence along said westerly boundary 0011'WW a distance of 1000.73feetto a point marking the southwest comer of said Tdcia's Crossing Subdivision; Thence along the southerly boundary of said Tricia's Grousing Subdivision S 89'22'15' E a distance of 746.73 feet to a point marking the northeast corner of said NW 1 of said SE'4(CE 1116 Corer), Wiry µair I l WN.0 Ou li Iy 11 Eu i Iur 1l lwe�;Wl I y uvi I ier or Tu I i Ibel i y SuU j ivj�iivi i Nu_ 2 as sI i uwi i i i i Buuk 81 of Plats on Pages 8835 through 8836, records of Ada County, Idaho; Thenao ¢tong tho aaetorJy boundary of said NW `,. of tho SE ALL, tho wcctarly boundary of void Turnberry Subdivision No_ 2, and partially along the westerly boundary of Burlingame Subdivision No_ 2 as shown in Book 120 of Plats on Pages 19766 through 18758, records of Ada County, Idaho. 0°41'34*11U a distance of 1304.19 feet t3 a point; Thence leaving said boundary N 88'2 '35"W a distaxe of 800.75 feet to a point; Thence N 0°53'47' E a distariee of 337.57 feet to a point; Ldnd:� Iu#ions Giiyspnng Svodwlsion-e-4Zone x'.,asu yang C� d.q .JOB No'�1.26 Page 1 of 2 City of Meridian I Department Report VII. Exhibits 22s Thence N 89'06'13" W a distance of 276-97 feet to a point; Thimca N 44'1012" W a divitanse of 474,g5 fit V: 21 point; Thence N 45549'28" E a distance of 552.20 feet to a pvird. Thence N 0°5347' E a distance of 23I.64 feet to a point on the northerly boundary of saio N of the SE %-. Thence along said northerly boundary N 89'22'15' W a distance of 124.78 feet to the POINT QF BEGINNING. This parcel contains 32.64 acres more or fess. Clinton - Hansen, PLS �otaNti LAoVo� Land Solutions, PC 1ST8, ` November 25, 2024 o � CL 1111 n ' Lairld OILi ons Dagspi41y3uWiuisiuii-r�Pone Job Flo.21-20 Y- Law 3w,, ky and Co.P&PV Page 2 of 2 City of Meridian I Department Report VII. Exhibits F229] ff��}} ��11 rr I I -4 QNF PROPOSED DAYSPRING SUBDIVISION LOCATED IN THE SVV 1 A OF THE NE 114 AND THE NW 114 OF THE SE 114 SECTION 4, TOWNSHIP 3 NORTH, RANG E 1 WEST: B.M., ADA COUNTY, IDAHO C�.1RbE TABLE ;7 33 581319'04'E 2638.34' T.iH. 33 f4 5 4 W. UST" RD. r" � CuR4E LENuH RA[111rS DELTA BEARIH6 CkOf"I C1 84.82' 1OOW #8'35'S9' N2511'46'E ;52.N' I >s �solwmon 13 L3 r- CS � � o I � I W ?x ArgxS p1BG suep451f]N_. 1 r N BD PO W5-10513 eftOPOSED DArSPRW SU 0 I F-- BA�18 OF L_1 — 5 4 N$5'22'15'44 2644.7E 0 1 f4 380.90 589'22'15' 746.73 ;�E 1 f16 1!� sA '22'15'E L10 - — I LIRE TAALE If � L11f1E LENGTH BEARING POINT OF I BEGINNING �G L1 183,26' NO'53'47'E � L2 113,3 ' N89O6'13'w 32.64 ACRES + - L3 14a.50' S091D5131 a � • ,4 COY NO'53'47"E — P L5 53.48' 141-29'#5'E L6 110.76' S40'30'15 L7 337.5T NU53'47'E I I l8 276.97' N83ro6'13'w + L8 L9 231..154 W53'47'E II L1O 1 4.75' NW22'15'w J 5� 1f10 + I o pL L A�Mfl (s I/tb LL 1 11LAnd�cplutlons 1_ r, 0' 200' 400' EOO' Land Surveying and Consulting or n1 a 5T1 ST..STE.A m0puf AN.ID ML2 fMal2B&2Q4a --wIPn060AioneW City of Meridian I Department Report VII. Exhibits 230 Legal Description Proposed F -8 Zone Dayspring Subdivisioin A parcel located in the E 112 of the NW 1/, the SW' of the NE Y4. and the N VV I/,of the SE V4 of Section 4, Township 3 North, Range 1 West. Boise Meridian. Ada County, tdaho, being more particularly described as follows; Commencing at a 518 inch diameter iron pin marking the southwest corner of the NW V4 (W '/L Corner} of said Section 4, from which a 518 inch diameter iron pin marking the northwest comer of said Section 4 bears N 0053'34" E a distance of 2702.76 feet; Thence along the southerly boundary of said NVV' S 89°22'15x E a distance of 1322.39 feet to a point marking the southwest corner of the E %of the NW'-m of said Section 4 and the POINT OF BEGINNING; Thence along the westerly boundary of said E ' of the NW'l hl 0°49'28"E a distance of 1674.42 feet to a point. Thence Ieaving said westerly boundary S 89005 13" E a distance of 407.37 feet to a paint; Thence S 0"53'47"W a distance of 273.60 feet to a point, Thence S 89"0613" E a distance of 340.50 feet to a point; Thence S 86'02'17" E a distance of 18.70 feet to a point; Thence 8 89'06'13" E a distance of 135.00 fleet to a point; Thence S 89°28'D3° E a distance of 109,8o feet to a tpoint; Thence S 88°35'04" E a distance of 833.19 feet to a point on the cerEterlkle of the Sky Filot Drain: Thence along said centerline S 34'09'55" E a distance of 73.80 feet to the northeasterly corner of Tricia's Crossing Subdivision, as shown in look 90 of Plats ort Pages 10615 through 10617, records of Ada County, Idaho; Thence along the northerly boundary of said Trivia's Crossing Subdivision N 89"25'11" VV a distance of 3.11 feet to the northwesterly corner of said Trivia's Crossing Subdivision; Thence along the westerly boundary of said subdivision S U°11'53" W a distance of 323.40 feet to a point; Thence Ieavi:ng said wweverly boundary N 40'30'15"VV a distance of 110.76 feet to a paint; Thence S 49°29'45" VV a distance of 63.4a feet to a point of curvature; Thence a distance of 84.82 feet along the arc of a 160.00 foot radius Curve left, said rune having a central angle of W35'59" and a long chord bearing S 2Y11146" W a distance of 82.30 feet to a point of tangency; � � �ons DayypHng$uhdivision—R-8 Zane Job No.2t-26 Rage 9 of 3 City of Meridian I Department Report VII. Exhibits 231 Thence S 0°5347'W a distance of 4.00 feet to a point; Thenoo N 80'06'13"W(I d i Manco of 118.60 foot to a p a i n[; Thence S 0°5347'Wa distance of 787.00 feet to a point; Thence S 89'06'1 3" E a distance Df 113.39 feet to a point; Thence S 0153'47'IN a distance of 183.26 fleet to a point; Thence S 89'22'15" E a distance of 124.78 feet to a point; Thence t 0"5347"W a distance of M1.64 feet to a point; Thence S 45"49'28"W a distance of 552.20 feet to a point, Thence S 44'10'32" E a distance of 470.95 feet to a point; TIierlub 8 aD"08'13" I'a Wbtdio+,.ty of 270.97 feet to d puii11. Thence S 0"53'47"W a distance of 337.57 feet to a point, Thence N 88°22'35" W a distance of 722.74 feet to a point on the westerly boundary of said NVV Y,of the SE %of Section 4; Thence along said westerly boundary N 0' 4'38" E a distance of 14.41 feetto a point, Thence leaving said westerly boundary 6 89`47'21" W a distance of 445.78 feet to a point, Thence N 0a5847" E a distance of 1273.76 feetto a point on the southerly boundary of the SE of the NW'/4 of said Section 4; The nce along said sautherly boundary N 59' 2'15' VV a distance of 880.06 feet to the POINT QF BEGINNING. AND E OLUD1NG THEREFROW A pafcel lucated in the SE % 0f the NW' , and the SW 1/i of the NE A of Section 4. Township 3 Norte, Range 1 West, Boise Meridian. Ada County, Idaho, being more particularly des-cribed as follows. Commencing at a 518 inch diameter iron pin marking the southwest corner of the NVV % {W '/4 Corner) of said Section 4, from which a 518 inch diameter iron pan marring the northwest coiner rnf g?xiri Carfinn d hparq Im f)'r5Tld" F a Hi6tannk of 97ry7 7R fawt- Thence along the southerly boundary of said NVV 14 S 89'22'15" E a distance of 1022.39 feet to a point marking the southwest comer of the E'z of the NW /4 of said Section 4, Thence leaving said southerly boundary N 25"33'29" E a distance of 684.87 feet to the PollNT OF BEGINNING; ���� dayrspring Subdivisbn—R-9 Zone Job No.21-28 • "WrWiUwNdpo ivemaq Page 2 of 3 City of Meridian I Department Report VII. Exhibits 232 Thence N V5347" E a distance of 302-00 feet to a point; Thence 8 89'06'13' E a distance of 219.04 feet to a paint of curvature; Thence a distance of 196-35feet along the arc of a 25D.D0 foot radius curve left,paid curve having a central angle of 45W'90" and a long chord bearing N 6802347" E a distance of 191.34 feet to a point of tangency, Thence N 45653'47" E a distance of 66.16 feat to a point; Thence 44°061T E a distance of 204-56 fleet to a point of cur iatur ; Thence a distance of 235.62 feet along the arc of a 300-00 foot radius curve right, said curve h3avhng a central angle of 45000'00" and a long chord bearing S 21*36'13" E a distance of 229.61 feet to a point of tangency; Thence S 0°53'47"W a distance of 65.23 feet to a point; Thence N 89'0613'W a distance of 675-11 feet to tha POINT OF BEGINNING of this Exclusjon Parcel. Total area of subject parcel Comprises 77-76 acres, more or less. Clinton W. Hansen, PL p,L LAoVj�, Land Solutions, PC szR , November 25. 2024 o � 1111 < , o fVV O n�� i DBonsy%pring Subdivision—R-a Zone Job No.21-26 landiurwona and Cmundna Rage 3 ar 3 City of Meridian I Department Report VII. Exhibits 233 R-8 ZONE �z W. LISTIa� Im. PROPOSED ED DAY SPRING SUBDIVISION s 4 LOCATED IN THE E 112 OF THE NW 114, THE SVV 114 OF S89'003RE THE NE 114, AND TH E NW 1/4 OF THESE 114 OF 407,37' r 1-2 SECTION 4, TOWNSHIP 3 NORTH, RANGE 1 1NE T, 1 B-M., ADA COUNTY, IDAHO 7LO tq 589'0031 L3 1;881.301411F 1833.t ' S34M'VE 340.50' U 73.$B' � •3.11 J N89 f_5.J'��y� 219.04` 589D6613YE J , LLJ LEI ,� w EXCLUSION AREA 3 V W 511. a .Fum I UI �1 I BEGINNING 77-76 ACRES f 1 EXCLUSION PROPOSO i�AYSI'1 fr4G 31J�D. � I 5 4 SD22'15`E 'f. J L11 1 f+ 132239' N89'22'15'W W.06' POINT OF cv BEGINNING -j a IwNE Trae UP9 TABLE tah LAlw0 f AEiJit 111E L8i211 Li un' sxw'177 LIfl 1M.25' SRU47,ff n Q 13W 5MT4eWE uL 12e.?' Se97r&E C] OM tS 109.00' saMbsE u2 xM6+' So-SS'+rR t1'L� ti `{ O L+ S2W SMi'"'■ ua 2X$7' se9m'1.3"E n .S' /-1 L5 no.7c *6cr3msw u. z37.57- WW4rw Q OF L6 M46 549W4"11 LL5 14,0' NO'##WC � ��.- W.P +.ar SD'Z4rl Lae w.16 NIW4re L13 L9 "'w I u613"T! 07 2C4.5e' SHWTrE L11 11.13ir 5aL1S u'9 LLB 652S sm4rw OURVE TARE �1'•7a7.fU'+�.� J gum uLLu LEJ9= am GY Aa,9'4' 10QO11' +835W 52511`46-9 M.3C 1f16 r—N85-22--35-W72 .74•' C2 146-, 254,4R' 45WW" NWM'4rE 141X L3 134�1' 3ddd8' i21i1b 6Y ili 3$'171E �.&I' Lancdj l utj n a' 200' 4D0' 809 Land Surveying and C onsuE4ng =e Dill 61.O7t n rEwowR o sou i2pB}i8&2J�4 1206y Z567 f�S Wnw tlr'084M.�'9 a4 ' City of Meridian I Department Report VII. Exhibits 234 D. Preliminary Plat&Phasing Plan(dated: 4/18/2025) NOISIAIOBnS ON18,&Wa a W=70s S S1HY1�fl8ND�383 ONNUNIa.4 133H5 a3A0O ltlld.lEitlNlY41138d s 4 eee c�ccee .e�c c e .�� re eeec c ee �c cee x aN U li�l!, co IL co €��,3, r;, � =�� � Ws` -�agFy•� ���_€�; F �s:� ��, =adE�€���a degg � � ���� � § �' eF r �76zq �9 °: zzxkzr §a..`# "" :d ! 9baitllpaY € §p nF' :`� -x.''-'a'�'r�=�§yg SSL E I 1 11iS� 0l.G6.■ a� 1• II IJ X _ I �y - I City of Meridian Department Report VII. Exhibits 235 �+ _ �� �■S � . ■ s2 «n, ao« HdI alwvn�d & wt - $ ` + � » » - \ 3 ) ORD § 2E `c . ; . . % FF Fl I` � LLU } | | ITHI . � ffl--E ._ • - ._ � — | ) PmB | City of Meridian Department Reprt V t Exhibits 2y E. Common Driveway Exhibit rr�w C �W N�vp13z ` is ICS1901%M x `.Wll,Cl ON M L LL _ 0 t dA1) F El aV3d y Y NiW MIv9L35 L U <O 2 L =a� LU N c m Lu >�� �C7a o �Z N pav — Pc �a v 0 0 u I N N ti LbOOD N bj -- N)M 35 `JNLLII,oL a N�YBLl" � HIY0L35 3EVav OZ ry Ll Cif Y U d - e [ J F I nw� I I I o N o s zI s L LL N Alit U. �c W N W City of Meridian Department Report VII. Exhibits 237 0 V O m d J- o= AVA{VIOUL N x V S t ('dAl) 7 M�Y8135 � 7NLlll 5L X]YH135 � � U tlb U SL Ell71 71�'a'aiac ]C 3JVLN9 AZ U Q CZ m El _ ----- w 00 w � � , U' NN �>- E �- — - �a ova �I I Sl Z O 1 � V I ,OZ Y m C (,Vd) O N�v9135 J w I 39YHV9.OL H l a ------- ' ! A 301930o1a M s i ` s 1 cdu) s z#s €F 9NNIl,5l l gg 1 U) LU City of Meridian Department Report VII. Exhibits 238 N 1-2 1 0 X, Ar •I�7 19.. CDV ".:_.i.n z v a o --� a 3.� �PF {dll) 39VyV:J,OZ ,]G � CI7 J m mLi IV I I J L � =per wLnc� Qp•� m a >ua �17NN a Dim 00u d]tlE135 � sHinn s{ � o 3; ®m 0 � I V N�tlHL35 � 3JYtlYJ,OS V O J Qi � J� s II II o V T W City of Meridian Department Report VII. Exhibits 239 F. Landscape Plan(dated: 12/6/2024) Copy&paste/type the following link in your browser to view the complete plan set: https:llweblink.meridiancity.ory/WebLink/DocView.aspx?id=396657&dbid=0&repo=MeridianC Lty i I a i I q e' oCIO, t I -y�Fr rJh rtsp ¢� { I' D RO fxO n.�+.n0 'ffF}S Ji QO _....6d— ��. •ti64 tiuut� _� Cp E8 pF>il - am Y�;;.a nnrsaa�ae'a m r � C ug u�.�! r..J �,,�. e. -_fig• 7 E3 ;��Etl OVo,.wraa t. 'nO m0 . 0 ry Oa Ylip 00 LE'LE'4a. uTE¢IT" DAYSPRINC SUBDIVISION ;G4AA.LLY ❑JLWFTHLun ESE520 LOTS iFR ALLEY ®LT ER ElJ9 uOTi hL A Y Y I N i •-• i.f,E�N17YlnT5 0 W4l[iR'1P�3 � MY OF KbERIDIAK,AOA COUNTY,IOAI40 City of Meridian Department Report VII. Exhibits 240 G. Qualified Open Space Exhibit(date: 11/26/2024) OPEN SPACE CAL0ULA11-'1N-: ��G— QJPLFIE60FEN SPALE r�1.:�+ IV LIST"� F E -- —3 _ _ hrM¢AMO MTnw,aVS LnrmswEF PARmia 12,9ES IFJ W"13 M2 LPoIE—lS*NO) CUEECTDA LAND9OFPE6UFFER AtTERMLLANDMWE BUFFER ft:':F,t'c ..F� F TUk AIRA 1 PERCFM OPEN 5— INA I 1 1 1 1 1 1 � o 1 1 1 1 1 I 1� 3 1 1� ra I 1 1 W A 0 15E 3w :Z.c_m F I.oh:SM LFh.I [EISKE CONSULTANTS DAYSPRING SUBDIVISION ���Brothers `k """"""'"""°' """` OPEN SPACE EXHIBIT November26,2024 Mcridiar,ldaho AMERICA'S LUXURY MOMKNUILDNIr City of Meridian Department Report VII. Exhibits 241 H. Amenity Exhibit(dated: 11/26/2024) SITE AMENITY POINTS r'US=w IIE-E IT. I T -L E I'I -E- - ITE F E-TE -- ° I r L I11111wailli1c, I I' L H- I F+CITE ET 1 = 'JIIIIIII Illllllr �� T T =.E T -F E T E -T L H E — 7= LTI- E -TH..1 E -LE •I -4 A,-TE flu' . L I TUT L:TS it}� - 1 T7VL:��I4� f 1 ;E3,J0'ZP-71 F 11I E- Y TTLT T�' 1 I FLELL .. T. ..T., I i u -T a1' / 1 M1 L H E IIHFE 1 T E T _ 1 1 1 J 1'}I — 1 T-TLT: T 1 1 'LTI— I _TH 5_1 .T I I- 1 — ' PWL Wing MrH BEE I" n■1 ■ SFwFaXc ac+a+lI la orI`' •� � � I I LSD � Ay.%" T' 1 I ,.,...ry — I::E4L;;E- t�T: II FQT �L U 153 Im 1 rOh�GGI LF>DIIC!•I ILZ CONSULTANT'S DAYSPRING SUBDIVISION 1 ,+ th "*Mmo-NmmW vpP a-mwm*" AMENITY POINTS EXHIBIT Novcmhcr26.2024•Meridian,Idaho AMERIG•iLUNLPWF HOM■■UILDOW City of Meridian I Department Report VII. Exhibits ■ I. Conceptual Building Elevations Copy and paste the following link in your browser to view the proposed conceptual building elevations: https://weblink.meridianciV.orb/WebLink/Doc View.aspx?id=396651&dbid=0&repo=Meridian C Lty City of Meridian I Department Report VII. Exhibits 243 VIII. ADDITIONAL NOTES & DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS (link to Community Metrics) A. One-Mile Radius Existing Condition Notes This data is automatically derived from enterprise application and GIS databases, and exported dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30- days.Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel based data excludes certain properties and represents land as it exists now. Properties considered are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional development, government, and quasi government facilities). The following values also constrain included property acreage to reduce outliers and non-conforming instances from distorting averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. Some approved entitlements, and particularly older ones,may be constructed. Decennial population counts and household counts are based on the most recent Decennial Census. Current population and current household values are COMPASS estimates,usually for the year previous, and are based on traffic analysis zone boundaries(TAZ's). B. Mixed Use Analysis Notes This data is derived from enterprise application and GIS databases, and exported dynamically. Data considered for analysis are only those areas overlapping the overall Mixed Use boundary area. Mixed Use areas across arterial roadways are distinct, separate, and not considered as they do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety, transportation efficiency, etc.). Mixed Use parcel areas may be greater or smaller than the future land use area designation boundary due parcel size,configuration,right-of-way, and other factors. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. C. Service Assessment Notes This data represents existing conditions derived from our enterprise application and GIS database, exported through dynamic reporting. The system references the most recent available data from various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and response times,police crime reporting,pathway information,existing and planned transit, roadway improvements, school and park proximity, and other resources. The tool provides context for project review,using multiple indicators consistently. Data from similar topics may vary based on different levels of review. The overall score is based on weighted criteria(not a ranked order), and the percentile score compares the parcel to others in the city(higher is better). This tool was developed as a City Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are just one data point and should not be the sole basis for decisions. D. ACHD Roadway Infographic Notes The Ada County Highway District utilizes a number of planning and analysis tools to understand existing and future roadway conditions. • Existing Level of service(LOS).LOS indicator is a common metric to consider a driver's experience with a letter ranking from A to F.Letter A represents free flow conditions, and on the other end Level F represents forced flow with stop and go City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts 244 conditions. These conditions usually represent peak hour driver experience. ACHD considers Level D, stable flow,to be acceptable. The LOS does not represent conditions for bikes or pedestrians, nor indicate whether improvements: are possible; if there are acceptable tradeoffs; or if there is a reasonable cost-benefit. • Integrated Five Year Work Plan (IFYWP).The IFYWP marker(yes/no) indicates whether the specified roadway is listed in the next 5-years. This work may vary, from concept design to construction. • Capital Improvement Plan(CIP).The CIP marker(yes/no)indicates whether the specified roadway is programmed for improvement in the next 20-years. City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts 245 E IDIAN;--- Applicant Presentation DAYSPRING SUBDIVISION 6/5/25 PUBLIC HEARINGMERIDIAN PLANNING & ZONING COMMISSION DAYSPRING AERIAL MAP– DAYSPRING – DAYSPRING SUBDIVISION DAYSPRING FUTURE LAND USE DAYSPRING LANDSCAPE PLAN DAYSPRING PRELIMINARY PLAT 72 Common Lots6 Common Drive Lots14 Commercial Lots517 Residential LotsSite Area: 143.09 Acres DAYSPRING AMENITIES Extensive Pathway SystemDog ParkValley Transit Park and Ride AreaPlayground EquipmentTot LotPicnic SheltersTwo Swimming Pool Facilities with Parkingspace (includes school local street buffers)A total of 31.72 acres (22.91 percent) of open  DAYSPRING PRELIMINARY PLAT AMENITIES DAYSPRING PRELIMINARY PLAT AMENITIES DAYSPRING PRELIMINARY PLAT AMENITIES DAYSPRING PRELIMINARY PLAT AMENITIES DAYSPRING PRELIMINARY PLAT AMENITIES DAYSPRING PRELIMINARY PLAT AMENITIES DAYSPRING PRELIMINARY PLAT AMENITIES DAYSPRING SUBDIVISION CENTRAL AMENITY– DAYSPRING SUBDIVISION CENTRAL AMENITY– DAYSPRING SUBDIVISION CENTRAL AMENITY– DAYSPRING SUBDIVISION CENTRAL AMENITY– DAYSPRING SUBDIVISION CENTRAL AMENITY– DAYSPRING SUBDIVISION CENTRAL AMENITY– DAYSPRING SUBDIVISION CENTRAL AMENITY– DAYSPRING SUBDIVISION CENTRAL AMENITY– DAYSPRING SUBDIVISION SITE PLAN– DAYSPRING SUBDIVISION SITE PLAN– DAYSPRING SUBDIVISION ELEVATION– DAYSPRING SUBDIVISION ELEVATION– DAYSPRING SUBDIVISION ELEVATION– DAYSPRING SUBDIVISION ELEVATION– DAYSPRING SUBDIVISION ELEVATION– DAYSPRING SUBDIVISION ELEVATION– DAYSPRING SUBDIVISION ELEVATION– DAYSPRING SUBDIVISION ELEVATION– DAYSPRING SUBDIVISION ELEVATION– DAYSPRING SUBDIVISION LANDSCAPE PLAN