HomeMy WebLinkAboutCC - Commission Recommendaiton and Staff Report Revised fro 7-8 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 7/8/2025 Legend
DATE: Project Location
TO: Mayor& City Council Area of Impact
+= City Limits
FROM: Sonya Allen,Associate Planner Analysis
r .
208-884-5533 ----- ----
sallen@meridiancity.org —
,
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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: Approval with a Development Agreement as recommended by Staff.
City of Meridian I Department Report 1. Project Overview
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! R
District eference
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! R
eference
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
• 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
Reference Parcel:51204212500 Date Retrieved:2025 1 S 122
Parcei Count Parcel Acreage Intill Indicator:
728 1,069 Surrounding Area
65% Not City
4 [-] City Limits
11051 569.3 ■ Not City
ChangeHousehold Household&Population Growth
Households 132020
Population Change:28.8% Population ■Growth
(Household and Population Change
since 2010 Decennial) - 2,000 4,000 6,000 8,000
Use Types Residential Addresses All Addresses
Single-family
® Multi-family 0% 41 0%
® Commercial
Preliminary Plats(last.S-years) Conditional Use Permit(last 5-years)
Proposed Proposed
Pending Pending
Approved OpEpIpop 0� Approved
0 500000 1000000 1500000 0 100 200 3011 -
■ Single-family ® Multr-family
City of Meridian I Department Report II. Community Metrics
2-Q4 1,QQQ
Single-family u
1! 1-54
Residential V
Parcel Diversity w 1_00 OD 500 c
0 Parcel Count in 0-50
*• { .22 a
*Average Acres 4-00
R-2 R-4 RIB R-15
Average Single-family Density by Zoning Average
10.00
Residential Net DensitV
5.00 4,55
0-00 tt.oa • - Dwelling Units l Acre
R-2 R-4 R-B R-15
Figure 2:ACHD Summary Metrics
Level of Service Planning Thresholds
1. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
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 0-feet Local 27 NIA
""McDermott Bypass 909-feet Futuna Collector NIA NIA
*Acceptable level of service for a two-lane principal arterial is"E`(590 VPH).
"Acceptable level of service for a two-lane minor arterial is"E"(57a 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"M(425 VPH).
'ACHD does not set level of service standards for ITD roadways.
2. Average Daily Traffic Count (VDT)
Average daily Iratfrc counts are based on ACNa's mosif 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 Road 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.
City of Meridian I Department Report II. Community Metrics
Figure 3: Service Impact Summary
Service . . Tools
Ready ML
Marginal
Caution
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
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 RD USTICK RD
r
PARR ANo PMK MO
ROE LOT RIOE LOT
_LILL
FUTURE LAND 115E MAP (FLUM) PROPOSED NU-C AREA
WMRII OE SU RESMnAL w� 2" ACRES
W� 2127 ACRES Nam SPACE[10,8* s M ACRES
PUBLIC SPACE(W 1-I} ACRES W FMDNn&[56-6] 1}.W ACfE3 FEE-
NM IE50EHTLIL(5Q%!15%P 11.AB AQSE3 o011ixa/l(N.a[} 17.40 ACRES
fUMMAL(M R.06 AOU CFAPRti ACME
�NIA N0.lIW in Y FOE OATYROR N'W!ME 1 MA'AB R.Ib
City of Meridian I Department Report III. Staff Analysis
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.
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.
City of Meridian I Department Report III. Staff Analysis
Table 4: Pro*ect 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 143.09
Lots 531 building lots(517 residential& 14 commercial);78 common
Density 3.73 units/acre gross/6.66 units/acre net
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 I1-2):
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
City of Meridian I Department Report III. Staff Analysis
operation in the C-N district are limited from 6:00 am to 10:00 pm asset forth in UDC 11-
2B-313.
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
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 fagade,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
City of Meridian I Department Report III. Staff Analysis
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.
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'/4 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.
City of Meridian I Department Report III. Staff Analysis
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.
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 applicant has submitted some
example photos of neighborhood commercial and office buildings that represent what could
be constructed within the mixed-use community area but requests they not be considered as
the only styles or options (see link below in Section VII.I).
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.
City of Meridian I Department Report III. Staff Analysis
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 11-313-7C.
E. Transportation Analysis
ACHD's planned improvements for Ustick Rd. and the general area are as follows:
Capital Improvements Plan(CIP)1 Five Year Plan(FYW):
• 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 B-
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 I-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
City of Meridian I Department Report III. Staff Analysis
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. The plat was revised to include the stub street.
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. McMurtrey 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 ofpathways 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. McMurtrey 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.McMurtrey St. are extended to the that
sidewalk.
City of Meridian I Department Report III. Staff Analysis
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 VII.E 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.
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-I S):
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.
City of Meridian I Department Report III. Staff Analysis
3. Storm Drainage (UDC I1-3A-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 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"a phase. The major site amenities associated with the southern portion of the
development are proposed with the 1 It'phase of development. Staff recommends a change to the
phasing plan to include the extension of W. McMurtrey 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 phasing plan was revised to reflect this change.
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.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
A. Meridian Planning Division
1. A Development Agreement(DA)is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance, a DA shall be entered into between the City of
Meridian,the property owner(s) at the time of annexation ordinance adoption, and the
developer. A final plat 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.
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. McMurtrey 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).
City of Meridian I Department Report IV. City/Agency Comments &Conditions
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. McMurtrey St. to the sidewalk along the
McDermott Road bypass.
2. The final plat shall include the following revisions:
i. Pepiet-an-additieaal stub s4eet to the south required by C44D Revision was made to
s cv cn��vucrrcrsi zcrr�
preliminary plat to reflect stub street.
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.
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#1.viii.
3. The landscape plan submitted with the final plat application shall include the following
revisions:
i. r,epiet., additional stub street to the s „4t, , required by n G14P.Revision was made to
preliminary plat to include stub street.
ii. Depict 20 feet wide paved eemmen driveways with driveways that extend all the way
the baek lots-aecessed via the driveways; and 5-foot wide landscape strips alongside the
common driveways if solid fencing is proposed adjacent to the driveways as set forth in
UDC 11-6C-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 11-313-
7C,which requires landscape areas to be designed and planted with a variety of trees,
City of Meridian I Department Report IV. City/Agency Comments &Conditions
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 11-3B-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 11-313-1OC.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-
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.
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.
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 11-213-313.
6. Stormwater integration shall comply with the standards listed in UDC 11-313-11C.
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 I I-6C-3D.A revised
common driveway exhibit(s)shall be submittedpr4ep tq the 00, Ceuneil hearin with the
anal plat application 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.meridiancit E.orglWebLinkIBrowse.aspx?id=379805&dbid=0&repo=MeridianCioX
(copy the link into your browser)
V. FINDINGS
A. Annexation and/or Rezone(UDC 11-513-3E)
Upon recommendation from the commission,the council shall make a full investigation and shall,
at the public hearing,review the application. In order to grant an annexation and/or rezone,the
council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
The Commission finds the proposed map amendment and development plan substantially
complies with the applicable provisions of the Comprehensive Plan as noted.
City of Meridian I Department Report V. Findings
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission 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;
The Commission 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
The Commission 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.
5. The annexation(as applicable)is in the best interest of city.
The Commission 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;
The Commission 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;
The Commission 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;
The Commission 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;
The Commission finds there is public financial capability of supporting services for the
proposed development.
5. The development will not be detrimental to the public health, safety or general welfare; and
The Commission finds the proposed development will not be detrimental to the public health,
safety or general welfare.
City of Meridian I Department Report V. Findings
6. The development preserves significant natural, scenic or historic features.
The Commission 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:
The Meridian Planning&Zoning Commission heard these items on June 5,2025. At the public
hearing,the Commission moved to recommend approval of the subject AZ and PP requests.
1. Summary of Commission public hearing_
a. In favor: Becky McKay,Engineering Solutions
b. In opposition: None
c. Commenting: Ryan Howell,Don LaFever,Rick Munn,Mark Graham, Tom Robinson,
Corey Thacker, Shantel Robinson
d. Written testimony: Several letters of testimony have been received(see public record)
e. Staff presenting application: Sonya Allen
f Other Staff commenting on application: None
2. Key issue(s)of public testimony_
a. Safety concerns pertaining to an increase in traffic from the eastern accesses to the
development through Tricia's Crossing and Turnbeny Crossing subdivisions, specifically
around Seasons Park and in the area where children wait for the bus.
b. Belief the TIS didn't fully reflect the possible traffic issues for the Autumn Faire&
Turnbeny subdivisions—opinion that access for the site isn't sufficient to handle the
number of lots proposed and needs to have a multi-lane roadway and roundabout at the
Ustick intersection.
c. Concerns pertaining to more people using Seasons Park and not enough parkin as s it is
with people parking along adjacent streets; concern pertainingto o irrigation pressure and if
it will go down with more users; opinion that the density is too high and lot sizes aren't
comparable with adjacent existingdevelopment.
d. Request for right-of-way to be obtained off-site for the extension of the collector street to
Cherry Ln. for better access for the site.
3. Ke, ids)of discussion by Commission:
a. Generally in favor of the proposed development and the design and diversity proposed
within it.
b. Belief development will occur slow enough for infrastructure to grow in this area over the
next 15 years until full build-out.
C.
4. Commission change(s)to Staff recommendation:
a. None
5. Outstandin issue(s)for City Council:
a. None
City of Meridian I Department Report VI. Action
C. City Council:
Pending
City of Meridian I Department Report VI. Action
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B. 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
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 nafthwesl 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
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
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
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
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
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
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
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
265. 3 \ �a aIA'
B') w a\ 2 N9alyw
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
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 paint;
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 anetorJy 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
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
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 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 124.75' 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
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
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
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
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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
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
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E. Common Driveway Exhibit—REVISED
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G. Qualified Open Space Exhibit(date: 11/26/2024)
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City of Meridian Department Report VII. Exhibits
H. Amenity Exhibit(dated: 11/26/2024)
SITE AMENITY POINTS
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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:
Residential:
https://weblink.meridiancily.org/AVebLink/DocView.aspx?id=39665 1&dbid=O&repo=MeridianCi
ty
https://weblink.meridiancity.orb/WebLink/DocView.aspx?id=403430&dbid=0&redo=MeridianC
hty
Commercial:
https://weblink.meridiancio!.org/WebLink/DocView.aspx?id=404260&dbid=0&repo=MeridianC
Lty
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