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Home My WebLink AboutMondt Meadows Subdivision H-2024-0067 Ada County Recorder Trent Tripple 2025-041186 Boise,Idaho Pgs=75 vbailey 07/01/2025 09:54:25 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded I Re-Record Omitting Page 10 and replacing with l0A Omitting page 13 and replacing it with 13A to correct Legal Description and Exhibit. DEVELOPMENT AGREEMENT I i i 1. City of Meridian PARTIES: 2. Riverwood Homes Inc., Owner/Developer 3. Mondt Properties LLC, Owner/Developer THIS DEVELOPMENT AGREEMENT (this Agreement), is made and entered into this 6th day of June ,2025,by and between City of Meridian,a municipal corporation of the State of Idaho, hereafter called CITY, whose address is 33 E. Broadway Avenue, Meridian, Idaho 83642, and Riverwood Homes Inc., whose address is P.O. Box 344, Meridian, Idaho 83680; and Mondt Properties LLC, whose address is 6162 S. Tarrega Ln., Meridian, Idaho 83642; hereinafter collectively called OWNER/DEVELOPER. 1. RECITALS: 1.1 WHEREAS, Owner is the sole owner, in law and/or equity, of certain tract of land in the County of Ada, State of Idaho, described in Exhibit "A," which is attached hereto and by this reference incorporated herein as if set forth in full, herein after referred to as the"Property"; and 1.2 WHEREAS, Idaho Code § 67-6511A provides that cities may, by ordinance, require or permit as a condition of zoning that the Owner and/or Developer make a written commitment concerning the use or development of the subject Property; and 1.3 WHEREAS, City has exercised its statutory authority by the enactment of Section 11-513-3 of the Unified Development Code("UDC"),which authorizes development agreements upon the annexation and/or re-zoning of land; and 1.4 WHEREAS, Owner/Developer have submitted an application for an amendment to the Comprehensive Plan Future Land Use Map (FLUM) to change the future land use designation on 10.28 acres of land from Medium- Density Residential (MDR) to Low-Density Residential (LDR); and annexation and zoning of 10.84 acres of land with a request for the R-2 (Low- Density Residential) (8.48 acres) and R-4 (Medium Low-Density Residential District) (2.36 acres) zoning districts on the property as shown in Exhibit"A" under the Unified Development Code, which generally describes how the Property will be developed and what improvements will be made; and 1.5 WHEREAS, Owner/Developer made representations at the public hearings before Planning and Zoning Commission and the Meridian City Council as to how the Property will be developed and what improvements will be made; and 1.6 WHEREAS,the record of the proceedings for requested rezoning held before Planning and Zoning Commission and the City Council includes responses of government subdivisions providing services within the City of Meridian planning jurisdiction and includes further testimony and comment; and DEVELOPMENT AGREEMENT—MONDT MEADOWS SUBDIVISION(H-2024-0067) Instrument # 2025-041186 07/01/2025 09:54:25 AM Page 2 of 75 i Ada County Recorder Trent Tripple 2025-039391 Bolse,Idaho Pgs=72 0alley 06/25/2025 08:16:27 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded i Re-record Omitting Page 10 and replacing with 10A; Omitting page 13 and replacing with 13A to correct DEVELOPMENT AGREEMENT Legal Description and Exhibit s PARTIES: 1. City of Meridian 2. Riverwood Homes Inc., Owner/Developer 3. Mondt Properties LLC, Owner/Developer THIS DEVELOPMENT AGREEMENT (this Agreement), is made and entered into this 24th day of June ,2025,by and between City of Meridian,amunicipal corporation of the State of Idaho, hereafter called CITY, whose address is 33 E. Broadway Avenue, Meridian, Idaho 83642, and Riverwood Homes Inc.,whose address is P.O. Box 344,Meridian, Idaho 83680; and Mondt Properties LLC, whose address is 6162 S. Tarrega Ln., Meridian, Idaho 83642; hereinafter collectively called OWNER/DEVELOPER. 1. RECITALS: 1.1 WHEREAS, Owner is the sole owner, in law and/or equity, of certain tract of land in the County of Ada, State of Idaho, described in Exhibit"A,"which is attached hereto and by this reference incorporated herein as if set forth in full, herein after referred to as the"Property"; and 1.2 WHEREAS, Idaho Code § 67-6511A provides that cities may, by ordinance, require or permit as a condition of zoning that the Owner and/or Developer make a written commitment concerning the use or development of the subject Property; and 1.3 WHEREAS, City has exercised its statutory authority by the enactment of Section 11-513-3 of the Unified Development Code("UDC"),which authorizes development agreements upon the annexation and/or re-zoning of land; and 1.4 WHEREAS, Owner/Developer have submitted an application for an amendment to the Comprehensive Plan Future Land Use Map (FLUM) to change the future land use designation on 10.28 acres of land from Medium- Density Residential (MDR) to Low-Density Residential (LDR); and annexation and zoning of 10.84 acres of land with a request for the R-2(Low- Density Residential) (8.48 acres) and R-4 (Medium Low-Density Residential District) (2.36 acres) zoning districts on the property as shown in Exhibit"A" under the Unified Development Code, which generally describes how the Property will be developed and what improvements will be made; and 1.5 WHEREAS, Owner/Developer made representations at the public hearings before Planning and Zoning Commission and the Meridian City Council as to I how the Property will be developed and what improvements will be made; and 1.6 WHEREAS,the record of the proceedings for requested rezoning held before Planning and Zoning Commission and the City Council includes responses of government subdivisions providing services within the City of Meridian planning jurisdiction and includes further testimony and comment; and DEVELOPMENT AGREEMENT--MONDT MEADOWS SUBDIVISION(H-2024-0067) PAGE 1 Or 9 Instrument # 2025-041186 07/01/2025 09:54:25 AM Page 3 of 75 Instrument # 2025-039391 06/25/2025 08:16:27 AM Page 2 of 72 j th 1.7 WHEREAS, on the 13 day of May, 2025, the Meridian City Council approved certain Findings of Fact and Conclusions of Law and Decision and Order ("Findings"), which have been incorporated into this Agreement and attached as Exhibit`B"; and 1.8 WHEREAS, the Findings require the Owner/Developer to enter into a Development Agreement before the City Council takes final action on final plat; and 1.9 WHEREAS, Owner/Developer deem it to be in its best interest to be able to enter into this Agreement and acknowledges that this Agreement was entered into voluntarily and at its urging and request; and 1.10 WHEREAS, City requires the Owner/Developer to enter into a development agreement for the purpose of ensuring the Property is developed and the subsequent use of the Property is in accordance with the terms and conditions of this Agreement,herein being established as a result of evidence received by the City in the proceedings for zoning designation from government subdivisions providing services within the planning jurisdiction and from affected property owners and to ensure zoning designation is in accordance with the amended Comprehensive Plan of the City of Meridian on December 19, 2019, Resolution No. 19-2179, and the UDC, Title 11. NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the parties agree as follows: 2. INCORPORATION OF RECITALS: That the above recitals are contractual and binding and are incorporated herein as if set forth in full. 3. DEFINITIONS: For all purposes of this Agreement the following words, terms, and phrases herein contained in this section shall be defined and interpreted as herein provided for,unless the clear context of the presentation of the same requires otherwise: 3.1 CITY: means and refers to the City of Meridian, a party to this Agreement, which is a municipal corporation and government subdivision of the state of Idaho, organized and existing by virtue of law of the State of Idaho, whose address is 33 East Broadway Avenue, Meridian, Idaho 83642. 3.2 OWNER/DEVELOPER: means and refers to Riverwood Homes Inc., whose address is P.O. Box 344, Meridian, Idaho 83680; and Mondt Properties LLC, whose address is 6162 S. Tarrega Ln., Meridian, Idaho 83642; hereinafter collectively called OWNER/DEVELOPER, the party that owns and is developing said Property and shall include any subsequent owner(s)/developer(s) of the Property. 3.3 PROPERTY: means and refers to that certain parcel(s) of Property located in the County of Ada, City of Meridian as in Exhibit "A" describing a parcel to bound by this Development Agreement and attached hereto and by this reference incorporated herein as if set forth at length. T)FVFT.OPM-RNT AGRFRW.NT—MONDT MEADOWS SUBDIVISION(H-2024-0067) PAGE 2 OF 9 Instrument # 2025-041186 07/01/2025 09:54:25 AM Page 4 of 75 Instrument # 2025-039391 06/25/2025 08:16:27 AM Page 3 of 72 4. USES PERMITTED BY THIS AGREEMENT: This Agreement shall vest the right i to develop the Property in accordance with the terms and conditions of this Agreement. 4.1 The uses allowed pursuant to this Agreement are only those uses allowed under the UDC. 4.2 No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1. Owner/Developer shall develop the Property in accordance with the following special conditions: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan, phasing plan, and conceptual building elevations for the single-family dwellings included in Section IV of the Staff Report attached to the Findings of Fact and Conclusions of Law attached hereto as Exhibit "B" and the provisions contained herein. b. The rear and/or sides of 2-story structures that face Sublimity Avenue shall incorporate articulation through changes in two or more of the following: modulation (e.g., projections, recesses, step-backs, pop-outs), bays, banding, porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines. Single-story structures are exempt from this requirement. c. No building permits shall be issued prior to the plat being recorded. d. The Open Space amenities shall meet the following requirements: the picnic area shall include tables, benches, landscaping, and a structure for shade; and the outdoor fire ring shall meet fire safety standards, is located on a noncombustible surface, and includes fixed seating. e. The property owners of parcel(s) S 1131346650 and S 1131346605 shall relinquish their rights to access and utilize the private road Tarrega Lane. Written documentation shall be submitted prior to the City Engineer's signature on the final plat. f. The existing homes shall connect to City water and sewer service within 60 days of it becoming available and disconnect from private service, as set forth in MCC 9-1-4 and 9-4-8. g. The single-family structure on parcel S 1131346605 located at 6162 Tarrega Lane can remain in its current location once the following easements have been relinquished: - There is a thirty (30) foot wide access easement (Inst. # 7520424 & 2021-049475)that runs across the north boundary of both parcels in the project, as well as the west thirty (30) feet of each parcel. These easements are no longer required and will be relinquished with the recordation of the final plat. I)F.vF.T.oPMF.NT AC;RF.F.ww—MONDT MEADOWS SUBDIVISION(H-2024-0067) PAGE 3 OF 9 Instrument # 2025-041186 07/01/2025 09:54:25 AM Page 5 of 75 Instrument # 2025-039391 06/25/2025 08:16:27 AM Page 4 of 72 - The existing thirty (30) foot wide access easement (Inst. # 9037915), which runs across the east 302.15 feet of the south boundary of parcel S 1131346650,will be relinquished with the recordation of the final plat due to the public road improvements in the same location. h. Written documentation to relinquish the easements listed above shall be submitted prior to the City Engineer's signature on the final plat. i. Lot 1,Block 1 shows a future development. This development shall align with the proposed roadway connection from the development (Skyranch Subdivision) to the west. 6. APPROVAL PERIOD: If this Agreement has not been fully executed within six (6) months after the date of the Findings, the City may, at its sole discretion, declare the Agreement null and void. 7. DEFAULT/CONSENT TO DE-ANNEXATION AND REVERSAL OF ZONING DESIGNATION: 7.1 Acts of Default.In the event Owner/Developer,or Owner/Developer's heirs,successors, assigns, or subsequent owners of the Property or any other person acquiring an interest in the Property, fail to faithfully comply with all of the terms and conditions included in this Agreement in connection with the Property, this Agreement may be terminated by the City upon compliance with the requirements of the Zoning Ordinance. 7.2 Notice and Cure Period. In the event of Owner/Developer's default of this agreement, Owner/Developer shall have thirty (30) days from receipt of written notice from City to initiate commencement of action to correct the breach and cure the default,which action must be prosecuted with diligence and completed within one hundred eighty (180) days; provided, however, that in the case of any such default that cannot with diligence be cured within such one hundred eighty(180) day period, then the time allowed to cure such failure may be extended for such period as may be necessary to complete the curing of the same with diligence and continuity. 7.3 Remedies. In the event of default by Owner/Developer that is not cured after notice from City as described in Section 7.2, City shall, upon satisfaction of the notice and hearing procedures set forth in Idaho Code section 67-6511A, have the right, but not a duty, to de-annex all or a portion of the Property, reverse the zoning designations described herein, and terminate City services to the de-annexed Property, including water service and/or sewer service. Further, City shall have the right to file an action at law or in equity to enforce the provisions of this Agreement.Because the covenants, agreements, conditions, and obligations contained herein are unique to the Property and integral to City's decision to annex and/or re-zone the Property, City and Owner/Developer stipulate that specific performance is an appropriate, but not exclusive, remedy in the event of default. Owner/Developer reserves all rights to contest whether a default has occurred. 7.4 Choice of Law and Venue. This Agreement and the rights of the parties hereto shall be governed by and construed in accordance with the laws of the State of Idaho, including all matters of construction, validity, performance, and enforcement. Any action brought by any party hereto shall be brought within Ada County, Idaho. nUUM nUXAFNT A(-RpppkfRNT—MONMT MF.AT)OW.,STTTTT)TVT.oTow(14-2024-0067) PAGE 4 OF 9 Instrument # 2025-041186 07/01/2025 09:54:25 AM Page 6 of 75 j Instrument # 2025-039391 06/25/2025 08:16:27 AM Page 5 of 72 I 7.5 Delay. In the event the performance of any covenant to be performed hereunder by either Owner/Developer or City is delayed for causes that are beyond the reasonable control of the party responsible for such performance, which shall include, without limitation, acts of civil disobedience, strikes or similar causes, the time for such performance shall be extended by the amount of time of such delay. 7.6 Waiver. A waiver by City of any default by Owner/Developer of any one or more of the covenants or conditions hereof shall apply solely to the default and defaults waived and shall neither bar any other rights or remedies of City nor apply to any subsequent default of any such or other covenants and conditions. 8. INSPECTION: Owner/Developer shall, immediately upon completion of any portion or the entirety of said development of the Property as required by this Agreement or by City ordinance or policy, notify the City Engineer and request the City Engineer's inspections and written approval of such completed improvements or portion thereof in accordance with the terms and conditions of this Agreement and all other ordinances of the City that apply to said Property. 9. REQUIREMENT FOR RECORDATION: City shall record this Agreement, including all of the Exhibits, and submit proof of such recording to Owner/Developer, prior to the third reading of the Meridian Zoning Ordinance in connection with the rezoning of the Property by the City Council.If for any reason after such recordation,the City Council fails to adopt the ordinance in connection with the annexation and zoning of the Property contemplated hereby, the City shall execute and record an appropriate instrument of release of this Agreement. 10. ZONING: City shall, following recordation of the duly approved Agreement, enact a valid and binding ordinance zoning the Property as specified herein. 11. SURETY OF PERFORMANCE: The City may also require surety bonds, irrevocable letters of credit, cash deposits, certified check or negotiable bonds, as allowed under the UDC, to insure the installation of required improvements, which the Owner/Developer agree to provide, if required by the City. 12. CERTIFICATE OF OCCUPANCY: No Certificates of Occupancy shall be issued in any phase in which the improvements have not been installed, completed,and accepted by the City, or sufficient surety of performance is provided by Owner/Developer to the City in accordance with Paragraph 11 above. 13. ABIDE BY ALL CITY ORDINANCES: That Owner/Developer agree to abide by all ordinances of the City of Meridian unless otherwise provided by this Agreement. 14. NOTICES: Any notice desired by the parties and/or required by this Agreement shall be deemed delivered if and when personally delivered or three (3) days after deposit in the United States Mail, registered or certified snail, postage prepaid, return receipt requested, addressed as follows: CITY: with copy to: City Clerk City Attorney City of Meridian City of Meridian 33 E. Broadway Ave. 33 E. Broadway Avenue Meridian, Idaho 83642 Meridian, Idaho 83642 nuNmr(ImA-pNT A(:RFFMFNT—M0T TIT MFAT)0Ws S RT)TVTSTnN(H-2024-0067) PAGE 5 OF 9 Instrument # 2025-041186 07/01/2025 09:54:25 AM Page 7 of 75 Instrument # 2025-039391 06/25/2025 08:16:27 AM Page 6 of 72 OWNER/DEVELOPER: OWNER/DEVELOPER: Riverwood Homes Inc. Mondt Properties LLC P.O. Box 344 6162 S. Tarrega Ln. Meridian, Idaho 83680 Meridian, Idaho 83642 i 14.1 A parry shall have the right to change its address by delivering to the other party a written notification thereof in accordance with the requirements of this section. 15. ATTORNEY FEES: Should any litigation be commenced between the parties hereto concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as may be granted, to court costs and reasonable attorney's fees as determined by a Court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. 16. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time is strictly of the essence with respect to each and every term,condition and provision hereof, and that the failure to timely perform any of the obligations hereunder shall constitute a breach of and a default under this Agreement by the other party so failing to perform. 17. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure to the benefit of the parties' respective heirs, successors, assigns and personal representatives, including City's corporate authorities and their successors in office. This Agreement shall be binding on the Owner/Developer, each subsequent owner and any other person acquiring an interest in the Property. Nothing herein shall in any way prevent sale or alienation of the Property, or portions thereof, except that any sale or alienation shall be subject to the provisions hereof and any successor owner or owners shall be both benefited and bound by the conditions and restrictions herein expressed. City agrees,upon written request of Owner and/or Developer, to execute appropriate and recordable evidence of termination of this Agreement if City, in its sole and reasonable discretion, had determined that Owner and/or Developer have fully performed their obligations under this Agreement. 18. INVALID PROVISION: If any provision of this Agreement is held not valid by a court of competent jurisdiction, such provision shall be deemed to be excised from this Agreement and the invalidity thereof shall not affect any of the other provisions contained herein. 19. DUTY TO ACT REASONABLY: Unless otherwise expressly provided, each party shall act reasonably in giving any consent, approval,or taking any other action under this Agreement. 20. REMOVED PROPERTY: The City is hereby authorized, in its sole discretion, to remove a portion of the Property ("Removed Property") from this Agreement at any time, provided that the City and the owner of the Removed Property concurrently enter into a modified development agreement governing the development and use of the Removed Property. The remaining portion of the Property,which has not been removed from this Agreement as described above, shall continue to be bound by the terms of this Agreement. 21. COOPERATION OF THE PARTIES: In the event of any legal or equitable action or other proceeding instituted by any third party (including a governmental entity or official) challenging the validity of any provision in this Agreement, the parties agree to cooperate in defending such action or proceeding. np,upr nPm-P ITT A r i?PPv ANT-MnNnT MRAT)nWC STTRT)TVTSToN(H-202.4-0067) PAGE 6 OF 9 Instrument # 2025-041186 07/01/2025 09:54:25 AM Page 8 of 75 Instrument # 2025-039391 06/25/2025 08:16:27 AM Page 7 of 72 22. FINAL AGREEMENT: This Agreement sets forth all promises, inducements, agreements, condition and understandings between Owner/Developer and City relative to the subject matter hereof, and there are no promises, agreements, conditions or understanding, either oral or written, express or implied, between Owner/Developer and City, other than as are stated herein. Except as herein otherwise provided,no subsequent alteration, amendment, change or addition to this Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their assigns, and pursuant, with respect to City, to a duly adopted ordinance or resolution of City. 22.1 No condition governing the uses and/or conditions governing rezoning of the subject Property herein provided for can be modified or amended without the approval of the City Council after the City has conducted public hearing(s) in accordance with the notice provisions provided for a zoning designation and/or amendment in force at the time of the proposed amendment. 23. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective upon execution of the Mayor and City Clerk. [end of text; acknowledgements, signatures and Exhibits A and B follow] T)PVFT nPMFNT AmzPPmT TT-MnTMT MRAnnwS STMT)TVTSTON(H-2024-0067) PAGE 7 OF 9 Instrument # 2025-041186 07/01/2025 09:54:25 AM Page 9 of 75 Instrument # 2025-039391 06/25/2025 08:16:27 AM Page 8 of 72 i ACKNOWLEDGMENTS IN WITNESS WHEREOF, the parties have herein,executed this agreement and trade it effective as hereinabove provided. l OWNER/DEVELOPER: verwood Homes Inc. i By (name): ��,,,,► 1aG�t�s�--� Its(title): State of Idaho ) ss: County of Ada ) T On this t da of�J t/�t/��- 2025,before me,the undersigned,a Notary PuWic in arld for said State, personally appeared a cA 'T�tot&sov,, known or identified to me to be the of Riverwood Homes Inc.and the person who signed above and acknowledged to me that they executed the same. INN' WITNESS WHEREOF, I }jjj jereunto set my hand and affixed my official seal the day and year in this certificate first above written. �N . A T4,"A� �•- Notary Public S r. i My Commission Expires: Sj.%titi+r `N" 4TE~of OWNER/DEVELOPER: Mondt Properties LLC By(name):RTtGfn L • GA e-IHOMe/%L MA=NUMBER201812240 Its (title); l COMMISSI81228fnfmV NOSTState of Idaho ) My Comm07M ss: County of Ada ) On this day of Iuty- ,2025,before me,the undersigned,a Notary Public in and for said State, personally appeared :Art hXT,-/Y-n-m— n G,ltiAnown or identified to me to be the of Niondt Properties LLC and the perbon who signed above and acknowledged to me that they executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. iy - bliciCommission Expires:_ c� DEVELOPMENTAGREEMIiNT-MONDT MEADOWS SUBDIVISION(H-2024-0067) PAGR 8 OF 9 Instrument # 2025-041186 07/01/2025 09:54:25 AM Page 10 of 75 Instrument # 2025-039391 06/25/2025 08:16:27 AM Page 9 of 72 CITY OF MERIDIAN ATTEST: C iJ 3L` ,`ar `4• . By. SFAI._J Mayor Robe E. S rnison 6-24-2025 Chris Johnso City ""`6-24-2025 State of Idaho ) ss County of Ada ) On this 24th day of June ,2025,before me,a Notary Public,personally appeared Robert E.Simison and Chris Johnson, known or identified to me to be the Mayor and Clerk, respectively, of the City of Meridian, who executed the instrument or the person that executed the instrument of behalf of said City, and acknowledged to me that such City executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. Notary Public for Idaho' My Commission Expire -28-2028 CHARLENE WAY COMMISSION No. 67390 NOTARY PUBLIC STATE OF IDAHO Instrument # 2025-041186 07/01/2025 09:54:25 AM Page 11 of 75 EXHIBIT A ACCURATE OEM SURVEYING & MAPPING `Pe V i 0- J No. 23-257 Exterior Boundary Description A parcel of Ian being a portion of the Southeast Quarter of the Southwest Quarte of Section 31,Township 3 North, Range 1 Ea t of the Boise Meridian, Meridian, Idaho, being more particul ly described as follows: BEGINNING at the foun 2 inch aluminum capon a 5/8 inch iron pin stamp d PLS 11463 at the Center-South Sixteenth Corner of Sectio 31,T. 3 N., R. 1 E.,from which the found 5/8 ' ch iron pin with plastic cap labeled PLS 12459 at the Quarter Cor r common to Sections 31&6 bears S 0 ° 15' 54"W a distance of 1341.76 feet; Thence along the east boundary 'ne of the said Southeast Quarter the Southwest Quarter of Section 31 S 00° 15' 54"W for a distance of 391.80 et to a found 5/8th inch iron n with a 2 inch aluminum cap stamped PLS 11463; Thence S 00° 15' 54"W a distance of 391. feet to a foun /8th inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence 133.61 feet along a curve to the right,sai u e having a radius of 523.50 feet,a central angle of 140 37' 23" and a long chord bearing N 82°25' 25" W a dis ce of 133.25 feet to a found 5/8th inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence N 75°06'43"W for a distance of 94.3 feet to a fo nd 5/81h inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence 122.44 feet along a curve to the ft,said curve having a dius of 476.50 feet,a central angle of 14°43' 21" and a long chord bearing N 820 28' 4" W a distance of 122.1 eet to a found 5/8th inch iron pin with a 2 inch aluminum cap stamped PLS 114 3; Thence continuing N 890 50' 04" for a distance of 308.87 feet to a fou d 5/8th inch iron pin with a 2 inch aluminum cap stamped PLS 11 63; Thence N 89°49'59"W fo a distance of 653.49 feet to a found 1/2 inch iron ' with a plastic cap labeled PLS 11463; Thence N 00°06' 14" for a distance of 334.40 feet to a found stone monument wit a chiseled "X"; Thence S 89°51' 3" E for a distance of 1309.14 feet to a found 5/8111 inch iron pin with a nch aluminum cap stamped PLS 1 463,said corner being the Center-South 1/16th Corner the POINT OF BEGIN NG; Said parcel ontains 10.278 acres, more or less. ND 114 3 1 y 1520 W. Washington St., Boise, ID 83702 m Phone: 208-488-4227 e>nj,�Z'12•L 1 q www,accuratesurveyors.com OF Instrument # 2025-041186 07/01/2025 09:54:25 AM Page 12 of 75 CORRECTED EXHIBIT A ACCOUBMTE OMEN= SURVEVIN0 & M A P P I N 0 � i sF R V I O Job No. 23-257 Exterior Boundary Description A parcel of land being a portion of the Southeast Quarter of the Southwest Quarter of Section 31,Township 3 North, Range 1 East of the Boise Meridian, Meridian, Idaho, being more particularly described as follows: BEGINNING at the found 2 inch aluminum cap on a 5/8 inch iron pin stamped PLS 11463 at the Center-South Sixteenth Corner of Section 31,T.3 N., R. 1 E.,from which the found 5/8 inch iron pin with plastic cap labeled PLS 12459 at the Quarter Corner common to Sections 31&6 bears S 00°15'54"W a distance of 1341.76 feet; Thence along the east boundary line of the said Southeast Quarter of the Southwest Quarter of Section 31 S 00° 15'54"W for a distance of 391.80 feet to a found 5/8th inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence 133.61 feet along a curve to the right,said curve having a radius of 523,50 feet,a central angle of 140 37' 23" and a long chord bearing N 82°25'25"W a distance of 133.25 feet to a found 5/8th inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence N 75°06'43"W for a distance of 94.39 feet to a found 5/81h inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence 122.44 feet along a curve to the left,said curve having a radius of 476.50 feet,a central angle of 14'43' 21" and a long chord bearing N 82°28' 24"W a distance of 122.10 feet to a found 5/81h inch iron pin with a 2 Inch aluminum cap stamped PLS 11463; Thence continuing N 89'50'04"W for a distance of 308.87 feet to a found 5/8th inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence N 89'49'59"W for a distance of 653.49 feet to a found 1/2 inch iron pin with a plastic cap labeled PLS 11463; Thence N 00°06' 14"W for a distance of 334,40 feet to a found stone monument with a chiseled "X"; Thence S 89'51'33" E for a distance of 1309.14 feet to a found 5/81h inch iron pin with a 2 inch aluminum cap stamped PLS 11463,said corner being the Center-South 1/16th Corner the POINT OF BEGINNING; Said parcel contains 10.278 acres, more or less. 11463 1 �•�r�OF%'D 1520 W. Washington St., Boise, ID 83702 m Phone: 208-488-4227 wm.accu rates u rveyors.co m p f b A Instrument # 2025-041186 07/01/2025 09:54:25 AM Page 13 of 75 Instrument # 2025-039391 06/25/2025 08:16:27 AM Page 11 of 72 I i i i i EXHIBIT MAP A PORTION OF LAND LYING WITHIN THE SE 114 OF THE SW 114 OF SECTION 31, T.3N., R.IE., B.M. ADA COUNTY—STATE OF IDAHO CHISELED "X" „ , IN STONE S 89 51'33 E 1309.14 P.O.B. C—S SCALE: 1"=200' 1116TH O Z io `r 10.278tAC oM o cz >� Q) m N ¢o o �m , ^ m N89'49'59"W 653.49 308.87 3 W co LEGEND C2 o 0 BOUNDARY LINE S 75'06'43" E io u o w —--—--— SECTION LINE 94. 39 o m o PARCEL LINE FOUND 2" ALUMINUM CAP IN ASPHALT • FOUND 518" IRON PIN, 3�jl N 89"4224" W 2490.40' 311/4CORNER WITH PLASTIC CAP, AS NOTEDT.3N. R.1E_B_M.FOUND 518" IRON PIN WITH CORNER E LAKE HAZEL RD. T.2 N. R.1.E B.M. 6 2" ALUMINUM CAP, PLS 11463 R.1 W.IR.1 E. • FOUND 112" IRON PIN, WITH PLASTIC CAP, PLS 4725 O SET 518"IRON PIN W1 TH 2" ALUMINUM CAP, PLS 11463 P,O,B, POINT OF BEGINNING �`'\pNG�STFRO sG� CURVE TABLE �� ° o �u CECU&ATE MAPPINO 1146,32 1520 W.Washington St. CURVE I ARC LENGTH I RADIUS I DELTA ANGLE I CHORD BEARING I CHORD LENGTH Boise,Idaho 83702 C1 122.44' 476.50' 14'43'21" S 82'28'24" E 122.10' r�ql£ �OQ�o (208)488-4227 C2 133.61' 523.50' 14'37'23" S 82'25'25" E 133.25' N OF G www.accuratesurveyors.com DATE.DEC,2024 JOB 24-244 P I� Instrument # 2025-041186 07/01/2025 09:54:25 AM Page 14 of 75 EXHIBIT A (R2 ZONE) cp ACCURATE SURVEYING & MAPPING s�R V Job No. 24-244 i Description for Re-Zoning A parcel of land being a portion of the Southeast Quarter of the Southwest Quarter of Section 31,Township 3 North, Range 1 East of the Boise Meridian, City of Meridian, Idaho, being more particularly described as follows: i BEGINNING at the found 2 inch aluminum cap on a 5/8 inch iron pin stamped PLS 11463 at the Center-South Sixteenth Corner of Section 31,T.3 N., R. 1 E.,from which the found 5/8 inch iron pin with plastic cap labeled PLS 12459 at the Quarter Corner common to Sections 31&6 bears S 00' 15'54"W a distance of 1341.76 feet; Thence S 89° 51' 33" E for a distance of 62.50 feet to a point on the centerline of S.Sublimity Ave.as shown in the proposed plat of Apex Northwest Subdivision#4, Page 2, Block 14; Thence S 00° 15'54" W along the centerline of said S.Sublimity Ave. for a distance of 391.80 feet; Thence N 89'51' 33" W for a distance of 62.50 feet to a found 5/8 inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence 133.61 feet along a curve to the right,said curve having a radius of 523.50 feet, a central angle of 14'37' 23" and a long chord bearing N 820 25' 25" W a distance of 133.25 feet to a found 5/81h inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence N 75'06' 43"W for a distance of 94.39 feet to a found 5/81h inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence 122.44 feet along a curve to the left,said curve having a radius of 476.50 feet,a central angle of 14'43' 21" and a long chord bearing N 82°28' 24"W a distance of 122.10 feet to a found 5/81h inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence continuing N 89'50' 04" W for a distance of 308.87 feet to a found 5/8th inch iron pin with a plastic cap labeled PLS 4725; Thence N 890 49' 59" W for a distance of 346.90 feet to a set 5/81h inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence N 00' 10'01" E for a distance of 334.54 feet to a set 5/8th inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence S 890 51' 33" E for a distance of 1000.97 feet to a found 5/8th inch iron pin with a 2 inch aluminum cap stamped PLS 11463,said corner being the Center-South 1/16th Corner the POINT OF BEGINNING; Said parcel contains 8.480 acres, more or less. � G 11463 N,,1.2�•tS�o hog", l 2 y�yjyQ°� ' 1 N J. 1520 W. Washington St., Boise, ID 83702 s Phone: 208-488-4227 www.accuratesurveyors.com Instrument # 2025-041186 07/01/2025 09:54:25 AM Page 15 of 75 Instrument # 2025-039391 j 06/25/2025 08:16:27 AM Page 13 of 72 i i i i EXHIBIT MAP A PARCEL OF LAND LYING WITHIN THE SE 1 4 OF THE SW 114 OF SECTION 31, T.3N., R.JE., M. ADA COUNTY—STATE OF IDAHO S 8951'33" E 1/16TH P.O SCALE: 1"=200' LEGEND 1000. 1LU 1 1 —-- BOUNDARY LINE o 3 �¢ m —--— SEC1/ON LINE a I � 0 7.918�AC, Q ^ o ,o w F PARCEL LINE v j FOUND 2" ALUMINUM CAP Z M O I o o IN ASPHALT a(ri a • FOUND 5/8"IRON PIN, ro Q I (n (3 Q WITH PLAS77C CAP, AS NOTED 346.90' ' ' " FOUND 5/8" IRON PIN NTH N 89 49,5 W \2490.'4 I a o 2"ALUMINUM CAP, PLS 11463 • FOUND 1/2" IRON PIN, WITH C2 L2 0 PLAS77C CAP, PLS 4725 5 06'43" E- O SET 5/8"IRON PIN WITH 94.39' 1 2"ALUM/NUM CAP, PLS 1146J \ 1 P.O.B. POINT OF BEGINNING \ CALCULATED POINT 36131 ___N 89 42 \ 31 1/4 CORAER T.3N. R.1 E. B.M. 1 1 6 S CT70N CORNER E. LAKE HAZEL RD. T.2N. R.1.E B.M. 6 LINE TABLE R,1W.IR,1 . LINE BEARING DISTANCE L L1 S 89'51'33" E 62,50' \ S G ACCURATE L2 N 89'S1 33" W 62.50' �� G� SURVEYING & MAPPING CURVE TABLE a 1146 1520 W.Washington St. s �`��•LS'O Boise,Idaho 83702 27 CURVE ARC LENGTH IUS DELTA ANGLE CHORD BEARING CHORD LENGTH qIF �pP� (208)esurve488 or OF www.accuratesurveyorscom Cl 122.44' 6.50' 14'43'21" S 82-28.24" E 122.10' �9lhrgN J.pP�� C2 133.61' 523.50' 14'37'23" S 82-25-25" E 133.25' DATE.• 2024 JOB24-244 D`" Instrument # 2025-041186 07/01/2025 09:54:25 AM Page 16 of 75 Corrected Exhibit Replacement NOISMIGGnS 1S3M X3dV 03SOdOYd Ui N 3A d AIIPV1780S 'S 30 0 o� T p 3NI783IN30 03SOdONcl U Sro 1 2 M „t9,S1.00 S 4 O .I r 09*16f -N,.I i+ 3 6 0 z ,09'16f ,96'6fi6 Nm o u m N U M „P9,91.00 S m mLN aNIZlb38 Yo sisda �EyOR o N C� Ct t,)l N -fit It Wo -� m z i �021d W _ 00 ~ 0 U Q) N 1 LQ I ZM W 'N z � N � 0 cn CIO oc� M w o N I LLJ c'Ci ova lo„ SON �I � z33 aW I rn ZIW .00 W O I N N �L I N <V 00 W� O O z O U z z U Q) 3Q Z oLd LLJ Q � 3 „10,01.00 N dNN w J d M w :j Z LQ J a W obb tp 4CJ rn U �C Z J a O ^ Z o o 0 (0 r) z ° v � Z � � � t' niq 9 � L m a � ae � a� o � � LU 04r IO QvpZJ :4U Ztij O LU -w s3 Q U W _j a N��Q ,jz�U � c Q z_ inLO ~ J tO p OJ O j U j 000 00 Z) � q U M W z LU I �z ��s � NlOia �N m U �+. w e Pao ►3� Instrument # 2025-041186 07/01/2025 09:54:25 AM Page 17 of 75 i EXHIBIT A (R4 ZONE) r�� e` i by 1 'Am Co'C U RAT E allow now z SURVEYING & MAPPING Job No. 23-257 Description for Re-Zone A parcel of land being a portion of the Southeast Quarter of the Southwest Quarter of Section 31,Township 3 North, Range 1 East of the Boise Meridian, Meridian, Idaho, being more particularly described as follows: Commencing at the found 2 inch aluminum cap on a 5/8 inch iron pin stamped PLS 11463 at the Center-South Sixteenth Corner of Section 31,T.3 N., R. 1 E.,from which the found 5/8 inch iron pin with plastic cap labeled PLS 12459 at the Quarter Corner common to Sections 31&6 bears S 000 15'54"W a distance of 1341.76 feet; thence N 89°51' 33"W a distance of 1000.97 feet to a set 5/8th inch iron pin with a 2 inch aluminum cap stamped PLS 11463 and the POINT OF BEGINNING; Thence S 000 10'01" W for a distance of 334.54 feet to a set 5/81h inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence N 89'49' 59"W for a distance of 306.59 feet to a found 1/2 inch iron pin with a plastic cap labeled PLS 11463; Thence N 00°06' 14" W for a distance of 334.40 feet to a found stone monument with a chiseled "X"; Thence S 890 51' 33" E for a distance of 308.17 feet to a set 5/8th inch iron pin with a 2 inch aluminum cap stamped PLS 11463,the POINT OF BEGINNING; Said parcel contains 2.360 acres or 102,809 square feet, more or less. � D 11463 a F 0 N J. ©P Pa �� 1520 W. Washington St., Boise, ID 3702 m Phone: 208-488-4227 www.accu ratesurveyors,com Instrument # 2025-041186 07/01/2025 09:54:25 AM Page 18 of 75 Instrument # 2025-039391 06/25/2025 08:16:27 AM Page 15 of 72 i i EXHIBIT MAP A PORT70N OF LAND LYING WI THIN THE SE 114 OF THE SW 114 OF SECTION 31, T.3N., R.IE, B.M. ADA COUNTY—STATE OF IDAHO CHISELED "X" IN STONE N 89 51'33" W 1309.14' 308,17' P,O.B, 1000.97' 1116 TH SCALE: 1"=200' 3 N 89 5133" W 0 - O ^ o 2.360_fAC, o m M O � o z m� Z v1 e y 306.59' N. m �;k W N 89 4959" W Q O Q pp 4 SECTION CORNER 1/4 CORNER 36131 __ N 89'4224" W 2490.40' T.3N. R.1 E. B.M. 31 LEGEND 1 16 - E. LAKE HAZEL RD. T.2N. R,1.E B.M. 6 BOUNDARY LINE R'1 W.I R,1 E. —--—--— SECTION LINE PARCEL LINE 6M FOUND 2" ALUMINUM CAP IN ASPHALT FOUND 5/8" IRON PIN, WITH PLAS77C CAP, AS N07ED 1 D FOUND 5/8" IRON PIN WITH i G ACCURATE ALUMINUM CAP, PLS 11463 t� �� F • FOUND 1/2" IRON PIN, W17N o S 0 R V E Y! I G & hI A P P!R G PLASTIC CAP, PLS 4725 IL 1146 3 1520 W.Washington St. O SET 5/8" IRON PIN WITH �IZ•It�l.p Boise,Idaho 83702 27 2" ALUMINUM CAP, PLS 11463 �� \�P (208)esurve or ti OF G www.accuratesurveyors.com P.O.B. POINT OF BEGINNING AN J.DP� DATE.'DEC,2024 JOB24-244 EXHIBIT B CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI DIAN%-~' AND DECISION& ORDER In the Matter of the Request for annexation,Comprehensive Plan map amendment, and preliminary plat,by Gregg Davis,Breckon Land Design. Case No(s).H-2024-0067 For the City Council Hearing Date of: May 6, 2025 (Findings on May 13,2025) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of May 6,2025,incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of May 6, 2025, incorporated by reference) 3. Application and Property Facts(see attached Staff Report for the hearing date of May 6,2025, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of May 6,2025,incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019, Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of May 6,2025, incorporated by reference. The conditions are concluded to be FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MONDT MEADOWS SUBDIVISION AZ,CPAM,PP-FILE#H-2024-0067) - 1 - reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for annexation, Comprehensive Plan map amendment, and preliminary plat is hereby approved per the conditions of approval in the Staff Report for the hearing date of May 6, 2025,attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat,combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two (2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-613-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments,if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC 11-613-713). Upon written request and filed by the applicant prior to the termination of the period in accord with 1 I-613-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two (2)years. Additional time extensions up to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again(UDC 1 I- 6B-7C). Notice of Conditional Use Permit Duration Please take notice that the conditional use permit, when granted, shall be 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. For conditional use permits that also require platting, the final plat must be signed by the City Engineer within this two(2)year period. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.G.1, the Director may authorize a single extension of the time to commence the use not to exceed one (1)two (2) year period.Additional time extensions up to two (2)years as determined and approved by the City Council may be granted.With all extensions, the Director or City Council may require the conditional use comply with the current provisions of Meridian FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MONDT MEADOWS SUBDIVISION AZ,CPAM,PP-FILE#H-2024-0067) -2- City Code Title I l(UDC 11-513-6F). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s) and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-6521(1)(d), if this final decision concerns a matter enumerated in Idaho Code § 67-652 1(1)(a), an affected person aggrieved by this final decision may, within twenty-eight (28)days after all remedies have been exhausted,including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67,Idaho Code.This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-652 1(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of May 6,2025 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MONDT MEADOWS SUBDIVISION AZ,CPAM,PP-FILE#H-2024-0067) -3 - By action of the City Council at its regular meeting held on the 13 day of_May 2025. COUNCIL PRESIDENT LUKE CAVENER VOTED AYE COUNCIL VICE PRESIDENT LIZ STRADER VOTED AYE COUNCIL MEMBER DOUG TAYLOR VOTED AYE_ COUNCIL MEMBER JOHN OVERTON VOTED COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED AYE COUNCIL MEMBER BRIAN WHITLOCK VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. 'm' on 5-13-2025 Attest: /, SF,AL Chris Johns 5 3-2025 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. �� 5-13-2025 By: C)nad-ol'.6i 4 _Dated: City Clerk's Office (31 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MONDT MEADOWS SUBDIVISION AZ,CPAM,PP-FILE#H-2024-0067) -4- COMMUNITY DEVELOPMENT DEPARTMENT REPORT HEARING 5/6/2025 Legend - DATE: Project Location TO: Mayor& City Council Area of Impact �= City Limits FROM: Linda Ritter,Associate Planner O Analysis 208-884-5533 lritter@meridiancity.org APPLICANT: Gregg Davis,Breckon Land Design SUBJECT: H-2024-0067 Mondt Meadows Subdivision AZ, , CPAM,PP LOCATION: 6101 and 6162 S. Tarrega Lane,located . the SE '/4 of the SW'/4 of Section 31, _ T.3N,RJE,Parcels S1131346650 and S1131346605 1. PROJECT OVERVIEW A. Summary • Amendment to the Comprehensive Plan Future Land Use Map(CPAM)to change the future land use designation on 10.28-acres of land from Medium Density Residential(MDR)to Low Density Residential(LDR); • Annexation of 10.84-acres of land from RUT in Ada County to the R-2 (8.48 acres)and R-4 (2.36 acres)zoning districts; and • A Preliminary Plat consisting of 11 building lots(10 new and 1 existing)and 4 common lots on 10.28-acres of land in the proposed R-2 and R-4 zoning districts. B. Issues/Waivers • The Future Land Use Map designates this area as Medium Density Residential. The property owner is requesting a change to Low Density Residential to allow for larger estate lots, consistent with the existing development pattern in the area,with the intent of preserving the property for future generations. • The existing house is within a thirty(30) foot access easement to the north and thirty(30) foot access easement to the west. These easements will need to be relinquished or vacated before the City Engineer signs the final plat. • Per UDC 11-3A-6,in Residential Districts,irrigation easements wider than ten(10) feet shall be included in a common lot that is a minimum of twenty(20) feet wide and outside of a fenced area,unless otherwise waived by City Council. There is a 30-foot-wide irrigation easement along the northern portion of the property,which is required to be placed in a common lot unless the requirement is waived by Council or documentation is provided showing the easement has been relinquished by the owner. • Council waiver to leave the private drainage ditch(Watkins Ditch)that runs along the eastern portion of the property open within a thirty-eight(38) foot wide easement. C. Recommendation Staff. Staff recommends approval of the proposed amendment to the Future Land Use Map, annexation and preliminary plat per the provisions in Section IV in accord with the Findings in Section V. D. Decision Approval City of Meridian I Department Report L Project Overview II. COMMUNITY METRICS Table 1• Land Use Description Details Map Ref. Existing Land Use(s) Residential - Proposed Land Use(s) Residential - Existing Zoning Rural Urban Transition(RUT VII.A2 Proposed Zoning R-2 and R-4 Adopted FLUM Designation Medium Density Residential VII.A.3 Proposed FLUM Designation Low Density Residential Table 2: Process Facts Description Details Preapplication Meeting date 11/5/2024 Neighborhood Meeting 11/21/2024 Site posting date 4/7/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.G • Comments Received Yes,Staff Report - • Commission Action Required No - • Access Sublimity Avenue - • Traffic Level of Service See Figure 2:ACHD Summary Metrics - ITD Comments Received No Comment or Concern Meridian Fire Turnaround shall be in accordance with 2018 International Fire Code,Appendix D,and shall meet the minimum specifications of 96'exclusive of shoulders and curbs. Meridian Police No Comment Meridian Public Works Wastewater IV.B • Distance to Mainline Available at the site • Impacts or Concerns See Site Specific Conditions of Approval Meridian Public Works Water IV.B • Distance to Mainline Water is available at the site • Impacts or Concerns No Note: See City/Agency Comments and Conditions Section and public record for all department/agency comments received.Mondt Meadows Subdivision AZ,CPAM,PP H-2024-0067 (copy this link into a separate browser). City of Meridian I Department Report II. Community Metrics Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:S1131346650 Date Retrieved:2025/1/3 Parcel Count Parcel Acreage Infill Indicator: 485 1,044 Surrounding Area 45% Not City g ® City Limits ■ Not City Household Change Household& Population Growth Households 02020 Population Change:113.9% Population 723717172, ■Growth (Household and Population Change since 2010 Decennial) 1,000 2,000 3,000 4,000 Use Types Residential Addresses All Addresses o% ■ Single-family is 7% Multi-family 190% ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved Approved 0 1000 2000 3000 0 10 20 30 40 ■ Single-far-nily ❑ Multi-family City of Meridian I Department Report IL Community Metrics 2.00 500 Single-family H fA 4T 1.50 Residential U Parcel Diversity (A1.0o u° 0Parcel Count in 0.50 0.54 L m 0 09 a lw *Average Acres 0.00 0 0 0.16 0 R-2 R-4 R-8 R-15 Average Single-family Density by Zoning Average 15.00 OResidential Net Density a 10.00 11.49 p 5.00 O6.29 1.85 5,94 • 0.00 �o.00 Dwelling Units / Acre R-2 R-4 R-8 R-15 Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables, and Charts. Figure 2:ACHD Summary Metrics Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service "State Highway 0-feet Arterial 1.7 NA 69.1k.leridian Road " Lake Hazel Road 0-feet Principal Arterial 167 Better than `E- "Sublimity Avenue 47-feet Collector N/A NiA " Acceptable level of service for a two-lane principal arterial is"E" (690 VPH)_ *Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH). Acceptable level of service for a two-lane collector is "D" (425 VPH). **ACHD does not set level of service thresholds for State Highways. 2. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts_ • The average daily traffic count for SH-69 (N-leridian Road) south of Amity Road was 39,548 on October 8, 2024. • The average daily traffic count for Lake Hazel Road east of SH-69 was 3,747 on June '12, 2018. Since these counts were taken Lake Hazel Road from SH-69.Meridian Road to Locust Grove Road has been widened to 5-lanes. • There are no existing traffic counts for Sublimity Avenue north of Lake Hazel Road_ Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables, and Charts. City of Meridian I Department Report IL Community Metrics Figure 3: Service Impact Summary Service Impact Tools Ready 0 0101 Caution o�ye o\`�e �a�y a �� 'b Q`� �a\� �. °aa Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The current Future Land Use Map(FLUM)designation for the properties is Medium Density Residential and the zoning district is RUT as the property is located within Ada County. The applicant is requesting a Comprehensive Plan Map Amendment(CPAM)to change the FLUM from MDR to LDR to accommodate zoning that allows large and estate lots at gross densities of three dwelling units or less per acre. Low Density Residential is adjacent to the property to the north,Mixed Use Regional(MU-RG)is to the west and Medium Density Residential is to the east and south of the proposed project. After reviewing the comprehensive plan and nearby properties, staff believes the requested Low Density Residential designation is appropriate given the proximity to the existing large estate development to the north.Additionally,the Low Density Residential FLUM designation,which already exists to the north of this property, further supports this recommendation. Medium Density Residential: The Comprehensive Plan identifies Medium Density Residential land uses as the development of dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park,school,or land dedicated for public services. Low Density Residential: The Comprehensive Plan identifies Low Density Residential land uses as the development of single-family homes on large and estate lots at gross densities of three dwelling units or less per acre. These areas often transition between existing rural residential and urban properties. Developments need to respect agricultural heritage and resources,recognize view sheds and open spaces,and maintain or improve the overall atmosphere of the area. The use of open spaces,parks,trails,and other appropriate means should enhance the character of the area. Density bonuses may be considered with the provision of additional public amenities such as a park,school,or land dedicated for public services. Staff's analysis of the CPAM request are as follows: 1. Alignment with Existing Uses: • The current use of large estate residential lots aligns more appropriately with the Low Density Residential(LDR)designation,which accommodates lots ranging from 8,000 to 12,000 square feet or larger. 2. Compatibility and Planning Goals: • R-2 and R-4 Zone Suitability: The proposed zoning is consistent with the characteristics of large estate lots,mirroring similar developments to the north and south. • Surrounding Zoning: - The properties to the north and south are zoned Rural Urban Transition(RUT). - The northern property,designated for Low-Density Residential use,is planned for R-4 zoning. - The southern property remains RUT with a minimum lot size of five acres. - The proposed R-2 and R-4 zoning aligns with existing land use patterns and zoning designations. 3. Site Design and Community Impact: • The Low Density Residential designation supports the continued development of large estate lots, fostering a cohesive and compatible land use pattern. • Adjusting the Future Land Use Map(FLUM)to LDR maintains consistency with existing uses and complements surrounding residential development. City of Meridian I Department Report III. Staff Analysis Given the proximity of large residential estate lots to the north and south,staff finds the proposed Low Density Residential FLUM designation appropriate for this location. Table 4:Proiect Overview Description Details History Parcel S 1131346605 was created through a property boundary adjustment through Ada County. Phasing Plan 2 phases Residential Units 11 (10 new and 1 existing) Open Space Provided: .63 acres/l2%—Required: .42 acres/8%R-2 Provided: .43 acres/16%-Required: .32 acres/12%R-4 Amenities 2 amenity points/ Physical Features Watkins Drainage Ditch Acreage 10.28(R-2:7.89 acres and R-4:2.36 acres) Lots 11 building lots(10 new, 1 existing)and 4 common lots Density 1.26 dwelling units per acre B. History The property resides within Ada County and is currently zoned RUT. The property owner recorded a property boundary adjustment on January 16,2024,to reconfigure the lot lines in order to subdivide the norther half of their property. See Record of Survey below. 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Staff Analysis There are existing easements on the property that are being proposed to be relinquished. • There is a thirty(30) foot wide access easement(Instrument No. 7520424&2021- 049475),that runs across the north boundary of both parcels in the project,as well as the west thirty(30) feet of each parcel. These easements are no longer required and will be relinquished with the recordation of the final plat. • The existing thirty(30) foot wide access easement,(Instrument No. 9037915),which runs across the east 302.15' of the south boundary of parcel S 1131346650 will be relinquished with the recordation of the final plat due to the public road improvements in the same location. • Dry ditch that runs through parcel S 1131346650 along the east side needs to be either depicted on the plat map within an easement or provide written documentation showing the dry ditch had been abandoned and is no longer in use by the affected property owners. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The current use of the property is residential with two (2) existing structures. The plat map shows the structure on Lot 1, Block 3 of the proposed plat as an existing shop. However, Ada County Assessor describes the structure as a single-family dwelling.Lot 1, Block 3 is not eligible for another residential unit unless the existing structure is removed or converted to a secondary dwelling and meets all the UDC requirements. The existing strucutres will be required to connect to city services and the existing wells and septic system will need to be abandoned as required. Lot 1, Block I shows a future development, this development shall align with the proposed roadway connection from the development(Skyranch Subdivision) to the west. 2. Proposed Use Analysis (Comp Plan 2.01.01 C, UDC 11-2): The applicant is proposing single-family detached homes which are listed as a principal permitted use in UDC Table 11-2A-2 for the R-2 and R-4 zoning districts. The project will be developed in two phases. The developer provided a future layout showing how the property will be redeveloped. The future phase roadway shall align with the approved project to the west, Skyranch Subdivision. Comprehensive Plan policy 2.01.01 C allows for a range of residential land use designations that allow diverse lot sizes, housing types, and densities. 3. Dimensional Standards (UDC 11-2): • In the R-2 zoning district, a twenty(20)foot landscape buffer is required along Sublimity Avenue and a ten (10)foot landscape buffer is required along E. Escalation Drive. The maximum building height for this area is thirty-five (35)feet with an interior setback of 7.5 feet per story and a rear setback of fifteen (I5)feet. The minimum street frontage is eighty(80)feet. • The dimensional standards for the R-4 zone are the same as the R-4 except the interior setback is five (5)feet and minimum street frontage is sixty(60)feet. D. Design Standards Analysis The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2A-6 and 11-2A-7 for the R-2 and R-4 zoning districts. The proposed lots comply with the dimensional standards of the above-mentioned districts. City of Meridian I Department Report III. Staff Analysis 1. Existing Structure and Site Design Standards (Comp Plan 5.01.02A, UDC 11-3A-19): The current use of the property is residential with two (2)residential properties existing. The structures will remain and the existing well and septic system will be abandoned as required. City utilities are required to be extended to serve the proposed development. Comprehensive Plan Policy 5.01.02A requires the applicant to maintain and implement community design ordinances, quality design criteria, and complete street policies to set quality standards citywide. 2. Qualified Open Space &Amenities (Comp Plan 2.02.00, Comp Plan 2.02.0IB, UDC II- 3G): Based on the standards in UDC Table 11-3G-3, a minimum of 8% (or 0.42-acres)for the R- 2 zoning district and 0%for the R-4 zoning district, as it is less than five (5) acres in size) of qualified open space is required to be provided within the development.An open space exhibit was submitted as shown in Section VII.F, that depicts 9.65%(or 0.988-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 two (2) amenity points are required as the overall project is ten (10) acres in size. The amenities proposed are an outdoor fire ring, picnic table, bench and picnic shelter.All common open space areas are required to be landscaped with one deciduous shade tree for every 5,000 square feet of area and include a variety of trees, shrubs, lawn or other vegetative groundcover per UDC 11-3G-5B.3. Comprehensive Plan policy 2.02.00 requires the applicant to plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. Comprehensive Plan policy 2.02.0IB requires the applicant to evaluate open space and amenity requirements for consistency with community needs and values. 3. Landscaping (UDC 11-3B): i. Landscape buffers along streets UDC 11-2A-6 requires a twenty(20)foot wide buffer along collector roads (Sublimity Avenue). The adjacent developer to the east will be installing the landscape along Sublimity Avenue as part of their project approval. ii. 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. If trees are proposed to be removed from the property that meet the criteria listed above, the applicant shall add a mitigation section to the landscape plan with final plat submittal. In. 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 City of Meridian I Department Report III. Staff Analysis 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. iv. Pathway landscaping Landscaping for pathways shall meet the requirements outlined in UDC 11-3B-12. The applicant is required to provide a landscape strip a minimum of five(5) feet wide shall along each side of the pathway. 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. The landscape strips shall be planted with a mix of trees, shrubs,lawn,and/or other vegetative ground cover. There are no pathways required or being proposed for this development. 4. Parking (UDC 11-3C): Off-street parking is required to be provided for each home based on the total number of bedrooms per unit as set forth in UDC Table 11-3C-6. On-street parking is also available on the proposed streets. i. Residential parking analysis The proposal will be required to meet the standards for parking as set forth in UDC H- 3C-6. 5. Building Elevations (Comp Plan 2.01.01 C,Architectural Standards Manual): Eight(8) conceptual building elevations were submitted for the proposed subdivision as shown in Exhibit VII.H. The applicant states the homes in the Mondt Meadows Subdivision will include ten (10) homes with a mix of different product types, two-story and single-story detached single-family homes. Buildings shall be designed with elevations that create interest through the use of broken planes, windows, and fenestrations that produce a rhythm of materials and patterns. Design review is not required for single-family detached structures. However, because the rear and/or sides of homes facing Sublimity Avenue will be highly visible, Staff recommends a DA provision requiring those elevations incorporate articulation through changes in two or more of the following: modulation (e.g.projections, recesses, step-backs,pop-outs), bays, banding,porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from adjacent public streets. Single-story homes are exempt from this requirement. 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 constructed on the site is required to comply with the standards listed in UDC 11-3A-7. The landscape plan shows a six(6)foot tall solid vinyl privacy fencing along the perimeter of the plat and a six(6)foot open vision fence along the common area on the east side of the project. Per UDC 11-3A-7.A.3, barbed wire fencing is prohibited. The applicant shall work with the neighboring property owner to remove the existing fence and replace it with a fence that meets the current fence standards. 7. Parkways (Comp Plan 3.07.01 C, 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. City of Meridian I Department Report III. Staff Analysis Per the UDC the minimum width of parkways planted with Class II trees shall be eight(8) feet. The width can be measured from the back of curb where there is no likely expansion of the street section within the right-of-way;the parkway width shall exclude the width of the sidewalk. Class II trees are the preferred parkway trees. The applicant is proposing a parkway along E. Escalation Drive.. E. Transportation Analysis 1. Access (Comp Plan 6.01.02B, UDC 11-3A-3, UDC 11-3H-4): Access to the property will be via Sublimity Avenue, a collector road. The property owners will need to relinquish their rights to the private road(Tarrega Lane). Written documentation is required prior to the City Engineer's signature on the final plat. 2. 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 3. Private Streets (UDC 11-3F-4): Staff have reviewed the application for private streets within the development as shown on the preliminary plat. The street is proposed to be located in common lot in the subdivision and will connect to a local street; the point of connection of the private street to the public street is subject to approval by ACHD. The Fire Department has approved the request contingent upon both sides of the street being signed `No Parking Fire Lane."A gate is being proposed at the entry of the private street. The Director has tentatively approved the request subject to completion of the tasks listed in UDC 11-3F-3B within one(1)year in accord with the Findings listed in Section V below. 4. 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. There are no dead end streets being proposed that are longer than five hundred(500) feet. 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 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. As currently designed, the proposed plat meets the block face requirements. F. Services Analysis 1. Waterways (Comp Plan 4.05.01D, 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 City of Meridian I Department Report III. Staff Analysis residential, commercial and industrial designs. When piping and fencing is proposed, the standards outlined in UDC 11-3A-6B shall apply. In Residential Districts, irrigation easements wider than ten (10)feet shall be included in a common lot that is a minimum of twenty(20)feet wide and outside of a fenced area, unless otherwise waved by City Council. There is a private drainage ditch (Watkins Ditch) that runs along the eastern portion of the property which needs to remain and shall be placed within a thirty-eight(38)foot easement. The applicant is proposing to leave the ditch open and keep it in its natural state. The applicant needs to submit a document requesting a waiver from Council to leave the ditch open. Comprehensive Plan policy 4.05.OID requires improving and protecting creeks and other natural waterways throughout commercial, industrial, and residential areas. 2. Pressurized Irrigation (UDC 11-3A-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 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 construction 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 require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks, water and sewer utilities. City of Meridian I Department Report III. Staff Analysis 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 will not be accepted until the Annexation ordinance and development agreement are 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 a minimum,incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat,landscape plan,phasing plan,and conceptual building elevations for the single-family dwellings included in Section W and the provisions contained herein. b. The rear and/or sides of 2-story structures that face Sublimity Avenue shall incorporate articulation through changes in two or more of the following: modulation(e.g. projections,recesses, step-backs,pop-outs),bays,banding, porches,balconies,material types,or other integrated architectural elements to break up monotonous wall planes and roof lines. Single-story structures are exempt from this requirement. c. No building permits shall be issued prior to the plat being recorded. d. The Open Space amenities shall meet the following requirements: the picnic area shall include tables,benches,landscaping,and a structure for shade; and the outdoor fire ring shall meet fire safety standards,is located on a noncombustible surface and includes fixed seating. e. The property owners of parcel(s) S 1131346650 and S 1131346605 shall relinquish their rights to access and utilize the private road Tarrega Lane. Written documentation shall be submitted prior to the City Engineer's signature on the final plat. f. The existing homes shall connect to City water and sewer service within 60 days of it becoming available and disconnect from private service,as set forth in MCC 9-1-4 and 9-4-8. g. The single-family structure on parcel S1131346605 located at 6162 Tarrega Lane can remain in its current location once the following easements have been relinquished: o There is a thirty(30) foot wide access easement(Instrument No. 7520424&2021- 049475),that runs across the north boundary of both parcels in the project,as well as the west thirty(30) feet of each parcel. These easements are no longer required and will be relinquished with the recordation of the final plat. o The existing thirty(30) foot wide access easement,(Instrument No. 9037915), which runs across the east 302.15' of the south boundary of parcel S 1131346650 will be relinquished with the recordation of the final plat due to the public road improvements in the same location. City of Meridian Department Report IV. City/Agency Comments& Conditions h. Written documentation to relinquish the easements listed above shall be submitted prior to the City Engineer's signature on the final plat. i. Lot 1,Block 1 shows a future development,this development shall align with the proposed roadway connection from the development(Skyranch Subdivision)to the west. 2. Submit the following revisions for the Preliminary Plat included in Section VII,dated 4/7/25: a. Revise the plat map to depict the dry ditch on parcel#S 1131346650 and its associated easement or provide written documentation showing the dry ditch had been abandoned and is no longer in use by the affected property owners. b. Lots shall meet the dimensional requirements of the R-2 and R-4 zoning districts per UDC 11-2A-4 and UDC 11-2A-5. 3. The Landscape Plan included in Section VII,dated 4/7/25, shall be submitted for review and approval with the following revisions prior to final plat approval: a. Show the open vision fence location. b. Tree mitigation for the future development shall be addressed on the revised landscape plan submitted with the final plat application. 4. The applicant shall comply with the open space exhibit approved as part of this plat application that depicts 8%(R-2)and 12%(R-4)or 1.06-acres(0.74 acres required)of qualified open space and exceeds the required amenity points. The picnic area shall include tables,benches,landscaping,and a structure for shade. The outdoor fire ring shall meet fire safety standards,is located on a noncombustible surface and includes fixed seating. 5. The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B,as applicable. 6. 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 11-3B-13. 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. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. 9. 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. 10. The private streets within the development shall be 26-feet wide and constructed in accord with the standards listed in UDC 11-3F-4B.2. 11. The Applicant shall have a maximum of two(2)years to obtain City Engineer's signature on a final plat in accord with UDC 11-6B-7. 12. The Applicant shall comply with all conditions of ACHD. City of Meridian I Department Report IV. City/Agency Comments& Conditions 13. Staff's failure to cite all relevant UDC requirements does not relieve the applicant from compliance. B. Meridian Public Works Site Specific Conditions of Approval 1. To meet to-and-through requirements make sure the main is 8" up to the property boundary and have a 6"hydrant lateral coming off of the main. Fire hydrant appears to be located on property to the north. The City will require a 20ft easement up to the fire hydrant(easement centered on the lateral). The City requests that the easement extends 10'past the hydrant but only 5'is required. This easement will need to come from the owner of the property. 2. Provide 20'Easements for mains,hydrant laterals and water services. Easements should extend up to the end of main/hydrant/water meter and 10'beyond it.Water and sewer running in parallel require 30ft easement. 3. Water mains need a casing when crossing irrigation that limits access to times of the year. Either provide casing or proof that the City will have access at all times. 4. Water mains are not to be installed along driveways. Instead,locate water meters in landscaping area and run services to houses. 5. Meters should be located close to the road. 6. Services cannot cross private property other than the property being served. 7. No permanent structures(trees,bushes,buildings,carports,trash receptacle walls,fences, infiltration trenches,light poles,etc.)to be built within the utility easement. 8. Ensure no sewer services pass through infiltration trenches. General Conditions of Approval 1. Applicant shall coordinate water and sewer main size and routing with the Public Works Department,and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet,if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2. Per Meridian City Code (MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 3. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility,or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works),a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 81/2"x 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 development plan approval. 4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available,a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, City of Meridian I Department Report IV. City/Agency Comments& Conditions the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 5. All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 6. All irrigation ditches,canals,laterals,or drains,exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 7. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development,and if so,how they will continue to be used,or provide record of their abandonment. 8. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 9. Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 10. A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing,landscaping,amenities,etc.,prior to signature on the final plat. 11. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures.Where approved by the City Engineer,an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-313. 12. Applicant shall be required to pay Public Works development plan review,and construction inspection fees,as determined during the plan review process,prior to the issuance of a plan approval letter. 13. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 14. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 15. Developer shall coordinate mailbox locations with the Meridian Post Office. 16. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 17. The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 18. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. City of Meridian I Department Report IV. City/Agency Comments& Conditions 19. At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 20. A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting.A copy of the standards can be found at hqp://www.meridiancily.org/public_works.aspx?id=272. 21. The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature.This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 22. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. Meridian Fire Department 1. Turnaround shall be in accordance with 2018 International Fire Code,Appendix D, and shall meet the minimum specifications of 96'exclusive of shoulders and curbs. D. Irrigation Districts 1. Nampa&Meridian Irrigation District https://weblink.meridiancity.oEg/WebLinklbrowse.aspx?id 379817&dbid O&repo Meridia nCi 2. Boise Project Board of Control https://weblink.meridiancity.org/WebLink/browse.aspx?id 379817&dbid 0&repo=Meridia nCi E. Idaho Department of Environmental Quality(DEQ) hyps://weblink.meridiancity.org/WeUink/Browse.aspx?id 379817&dbid 0&repo MeridianCi F. West Ada School District(WASD) or Other District/School https://weblink.meridiancity.org/WebLink/Browse.aspx?id 379817&dbid 0&repo=MeridianCi G. Ada County Highway District(ACHD) https://weblink.meridiancity.oEgj ebLink/Browse.aspx?id 379817&dbid 0&repo=MeridianCi I City of Meridian I Department Report IV. City/Agency Comments& Conditions V. FINDINGS A. Annexation (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; Council finds annexation of the subject site with an R-2 and R-4 zoning designation will be consistent with the Comprehensive Plan Low Density Residential FL UM designation if the Comprehensive Map amendment is approved and if the Applicant complies with the provisions in Section IV.As the designation will be in line with the large estate surrounding properties in the area. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Council finds the proposed lot sizes and layout proposed will be consistent with the purpose statement of the residential districts if the Comprehensive Plan map amendment is approved and that housing opportunities will provide consistency with the Comprehensive Plan for that area. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Council finds that the map amendment will not be detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Council finds the proposed annexation shall not result in adverse impact ofservices. 5. The annexation(as applicable)is in the best interest of city. Council finds 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. Comprehensive Plan(UDC 11-511-71)) 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 amendment to the Comprehensive Plan,the Council shall make the following findings: 1. The proposed amendment is consistent with the other elements of the comprehensive plan. Council finds the proposed amendment to R-2 and R-4 is consistent with the zoning in that the proposed development will integrate with the existing land use to the north and south of the property that reside in Ada County and have existing large estate lots. 2. The proposed amendment provides an improved guide to future growth and development of the city. Council finds that the proposal to change the FL UM designation from Medium Density Residential to Low Density Residential will allow a transition in uses between existing Rural Urban Transition five(5) acre lots to half acre lots providing a larger estate lot than allowed within the medium density residential designation. City of Meridian I Department Report V. Findings 3. The proposed amendment is internally consistent with the goals,objectives and policies of the Comprehensive Plan. Council finds that the proposed amendment is consistent with the Goals, Objectives, and Policies of the Comprehensive Plan as noted in Section III. 4. The proposed amendment is consistent with this Unified Development Code. Council finds that the proposed amendment is consistent with the Unified Development Code. 5. The amendment will be compatible with existing and planned surrounding land uses. Council finds the proposed amendment will be compatible with abutting existing residential uses in the near vicinity. 6. The proposed amendment will not burden existing and planned service capabilities. Council finds that the proposed amendment will not burden existing and planned service capabilities in this portion of the city. Sewer and water services are currently available to this site. 7. The proposed map amendment(as applicable)provides a logical juxtaposition of uses that allows sufficient area to mitigate any anticipated impact associated with the development of the area. Council finds the proposed map amendment provides a logical juxtaposition of uses and sufficient area to mitigate any development impacts to adjacent properties. 8. The proposed amendment is in the best interest of the City of Meridian. For the reasons stated in Section V and the subject findings above, Council finds that the proposed amendment is in the best interest of the City. C. Preliminary Plat(UDC 11-613-6) In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; Council finds 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; Council finds public services can be made available to the subject property and will be adequate to accommodate the proposed development. Sewer and water are available at the site. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Council finds 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; Council finds there is public financial capability of supporting services for the proposed development. City of Meridian I Department Report V. Findings 5. The development will not be detrimental to the public health, safety or general welfare; and Council finds the proposed development is not detrimental to the public health, safety, and general welfare. 6. The development preserves significant natural, scenic or historic features. Council finds the development is preserving the irrigation ditch by keeping it open as a natural feature. D. 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 Director finds that the proposed private street design meets the requirements. 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 The Director finds that the proposed private street would not cause damage, hazard, or nuisance, or other detriment to persons,property, or uses in the vicinity if all conditions of approval are met. 3. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. The Director finds the use and location of the private street does not conflict with the comprehensive plan or the regional transportation plan because the proposed design meets all requirements. 4. The proposed residential development(if applicable)is a mew or gated development. The Director finds the use and location of the private street does not conflict with the comprehensive plan or the regional transportation plan because the proposed design meets all requirements and is gated part of the development. VI. ACTION A. Staff: Staff recommend approval of the proposed amendment to the Future Land Use Map,annexation and preliminary plat per the provisions in Section W in accord with the Findings in Section V. B. Commission: The Meridian Planning&Zoning Commission heard this item on April 17. 2025.At the public hearing_the Commission moved to approve the subject annexation_Comprehensive Plan Map amendment and preliminary plat request. 1. Summary of the Commission public hearing: a. In favor: John Breckon_Breckon Land Design representing the property owner b. In opposition:None C. Commenting: Carsten White resides at 6162 Tarrega Lane and will continue to reside on one of the proposed lots as well as hopefully his other brothers. The family would like to keep the property lower density so they can all have space to roam and let their kids run around and have a good time and enjoy Meridian. d. Written testimony:None C. Staff presenting application: Linda Ritter f Other Staff commenting on application: None 2. Key issue(s)of public testimony: a. None City of Meridian I Department Report VI. Action 3. Key issue(s)of discussion by Commission. a. None 4. Commission change(s)to Staff recommendation: a. None C. City Council: The Meridian City Council heard these items on May 6,2025.At the public hearing. the Council moved to approve the subject annexation. Comprehensive Plan Map Amendment and Preliminary Plat requests. 1. Summary of the City Council public hearing: a. In favor: John Breckon,representing the property owner: Brian White,Carsten White and Dane White b. In opposition:None C. Commenting: Brian White.Carsten White. Dane White all in favor of the project d. Written testimony: None C. Staff presenting application: Linda Ritter f. Other Staff commenting on application: None 2. Key issue(s)of public testimony: a. None 3. Key issue(s)of discussion by City Council: a. The council asked about water rights for the property owners who have rights to the dry ditch. The applicant stated in his presentation that all the users(even those still within Ada County)will be connected to irrigation services with the improvements of the proposed plat. 4. City Council change(s)to Commission recommendation: a. Approved the waiver request to leave the Watkins Ditch open and use it as an amenity for the proposed plat. City of Meridian I Department Report VI. Action � 1 1 ct Locationp I. .4 , . of Impact Analysis lu r� Legend Project Location Area of Impact r 11 LA �E HAZEL a Z a ■■��■ F:1 0 AnalysisW[RUT �1 �.r j��Ij�i�•�� ■ oil nlll�nJlllrn►�� ■ ■� unl un■■ 1l111111= -- �� 1111111 ■ ■■■rfl ■ �■I .......solos LAKEloss HAZEL 11!!�• 4P old me I 11[li� p r� � 111111 O \IB!„�p� � 111111 i \ 1111� �ZCMM• 3. Future Land Use Legend - �= MU-C Project Location m Low Density Area of Impact Residential OAnalysis _�u '•, Medium Density � ® Residential ' r s ---- High —g?!F?F Density MU-RG Residential n inn— Civic f II Med-High Density -' � Residential 4. Planned Development Map Legend Project Location Area of Impact T=' City Limits Planned ParcelsBEE ; a � O Analysis mom, — --- ; 7 i 9 4 �its 1--------t ®® i J i I City of Meridian Department Report VIL Exhibits 5. Map Notes Recent Area Preliminary Plats(within last 5-years): H-2021-0020,H-2022-0036,H-2023- 0041 Recent Area Conditional Use Permits (within last 5-years): H-2020-0009,H-2020-0057, H-2020-0117,H-2021-0021,H-2021-0036,H-2021-0087,H-2020-0056,H-2019-0097 H-2022-0036,H-2022-0050,H-2023-0041,H-2024-0014,H-2024-0041 B. Subject Site Photos y fi r City of Meridian Department Report VIL Exhibits ' City of Meridian Department Report VIL Exhibits "Ilk -- - _ I r City of Meridian Department Report VIL Exhibits ,h ;I k 1 City of Meridian Department Report VIL Exhibits ..4 I �r I � I ! k ,I .rt �. ' so I f i � I i /"1� ■ "1 1 1 1 City 1f Men'dian Department Re 11Exhibits '4k* r 1 y i Al " t l 4. DepartmentCity of Men'dian poExhibits , DepartmentCity of Men'dian poExhibits C. Service Accessibility Report PARCEL S11313466SO SERVICE ACCESSIBILITY �Overall Score; 10 12nd Percentile Description Lctiatiun 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 acres Emergency Services Fire Response time 5-9 min. YELLOW Emergency Services Police Meets response time goals some of the time YELLOW Pathways Within 1/4 mile of future pathways YELLOW Transit Not within 1/4 of current or future transit route Ultimate configuration (#of lanes in master streets Arterial Road Buildout Status YELLOW plan) > existing (# of lanes) & road IS in 5 yr work plan School Walking Proximity From 1/2 to 1 mile walking YELLOW School ❑rivability Not within 2 miles driving of existing or future school Either a Regional Park within 1 mile OR a Community Park Walkability Park within 1/2 mile OR a Neighborhood Park within 1/4 mile walking City of Meridian I Department Report VIL Exhibits D. Preliminary Plat(date: 4/7/2025) I i O O c v _-____ �____________�_____�_�_G____'__ i = r- C BLOCKI i i co G M Tq m i � � �9s ` r i 9m = X I I FI , I I I I l I 1 I r r-----r--------.----- --.-- I o N c i-o o g 00 ----- � o r------ r- r---- H m.,- p c z €c0 m 1 I I FARgo��'� czii;oc `�a�— 1 > i 6LOGK 2 i ' i M E m'" . 5� z Z 1 ' 1 I yyS O II t l p�ii'yNm Wro �"� 1 iQosRO � o �o $ �.�r m'A I 1 1 I 1 I I I I 1 1 � �p�InP�x yy�4'qq leIyy pyy �2 JJ 1 , 1 Er �P Sp'�39 AC J CC11 NA SR � I -6 .5,ya T 5yy1 Z 8 NAONOT NlIIDOYYB WAY ME Q I V[> m '° w r------i r------� r---i'I >>A Z- L.�----____'. OD u ' :Mr9 D l i 9 .si l i i i i �� ' ` D m NO i �Q i ti N j t y g D m m Ill RD1 0 co --arANw iJw L------ ------' L----r p N c 0 O z — a�IYA N zLn n —'—�---- - , -----------,;-- - r m o ppy � fA MOCK € mmz �7�� m D0coC O m A 0 0 O syE) 10 jj� Z Hg g M ii 8 c gc- N Hz i >> Z Z O O Z I 1 r , I I L 1 I I 4 g¢Rm�= ILa NAw 0"VAW --1-J 9 Q 1 I r- f I 'if 1111 m m 4�sA g i i i y # i z �< 0 z ' �+� 1 C I i.•' N 6 +I I� �--------- -� i_� 4 r 11 _ TTV 99 I p .8 8UNLA V Y AVENUE*UR8F1—Q MONDT MEADOWS SUBDIVISION :f 6162 S. TARREGA LANE MERIDIAN, ID 83642 g . PRELIMINARY PLAT City of Meridian Department Report VIL Exhibits E. Landscape Plan (date: 4/7/2025) I 1 I I , I I t \ 1 1 I I � I I , ..en tt —AY M W I I r---'r—, MT iCN�'f W _ I I --------—j---— ----`— T--_ -- r------ - ]�-_-_------ --�-_,I a[��seE7miAt�!!! �e SRs SSA��F� �i I�uEg y{Ia■AI ag Ey y p A I I \ 6 y ff 1 I ------- - -- `\\ i �I R �A �Him, 36 d I PHI,��1RY1F11 i1�� REE 6 RICQE LFRE(PiiVATEI'` `L__�_� -- 7 g ,{�i A°R ilit, �a r -- q g $ rill, I1 1 ------'i m Ogg � gill 1._ ,F eR i�i Is dill 11 SLMLMrY AVENUE PURJRDrn 9 i �kF °n [y 9i} m O gA�yyF 140 m ; MONDT MEADOWS SUBDIVISION lit 3eFir 6162 S. TARREGA LANE .,.._ e o e`R�a p MERIDIAN, ID 83642 8= OVERALL LANDSCAPE PLAN EUIMINARY PLAT City of Meridian I Department Report VIL Exhibits F. Qualified Open Space Exhibit(date: 4/7/2025) CITY OF MERIDIAN SINGLE FAMILY (R-2 AND R-4) OPEN SPACE REQUIREMENTS QUALIFIED OPEN SPACE R-2,M CFWQ SPALE TOTAL ARMA, MaMRML EapJ�` REaUREO =.-M SP 16.220 5F(.47AL) 35087 5F!to AGJ (OVAILIFIEU OPEN*AACFJ f.5.25 AL) D% 15% R-4.12%OPEN 5PAOE TOTALAEC& scamr.01 ` f.95 IGJ' WWREP 11%742 5F MOM 5F(M AGY (am'to1Eo C'm 9PACO 023ft 1w talc LANDSCAPE LEGEND a � a 0 AREA- .RCA- - - 1]484 5•�.f-. 3 r 6 y7.IT. - — AREA.-24,747 SO FT r————— — — —E ESCALATION DRIVE s S 1"=15'"r a, MONDT MEADOWS SUBDIVISION PROJCT#24054 g S. TARREGA LANE, MERIDIAN _ OPEN SPACE EXHIBIT EX1.2 • �.nw City of Meridian Department Report VIL Exhibits G. Open Space Amenities Exhibit(date: 4/7/2025) (A)PERGOLA AMENITY o FIRE PIT AMENITY C TABLE AMENITY Z CALLOUT LEGEN------------ m w o w O 3cc— R <01 Q W cA rr W �NWQbj AMENTY AREA EN EMENT /n16ENCH AMENITY '` EX1.1 a FM A PERGOLA AMENITY AFIRE PIT AMENITY STABLE AMENITY r � p 6ENCH AMENITY City of Meridian Department Report VIL Exhibits H. Building Elevations(date: 12/13/2024) 1 - j. City of Meridian Department Report VIL Exhibits 1 . � ray �f s r r S DepartmentCity of Men'dian po I. Annexation Legal Description& Exhibit Map .,ACCURATE SNRVEIINB 6 NAPPING sE p y I cE Job No.23-257 Exterior Boundary Description A parcel of land being a portion of the Southeast Quarter of the Southwest Quarter of Section 31,Township 3 North,Range 1 East of the Boise Meridian,Meridian,Idaho,being more particularly described as follows: BEGINNING at the found 2 inch aluminum cap on a 5/8 inch iron pin stamped PLS 11463 at the Center-South Sixteenth Corner of Section 31,T.3 N.,R.1 E.,from which the found 5/8 inch iron pin with plastic cap labeled PLS 12459 at the Quarter Corner common to Sections 31&6 bears S 00"15'54"W a distance of 1341.76 feet; Thence along the east boundary line of the said Southeast Quarter of the Southwest Quarter of Section 31 S 00" 15'54"W for a distance of 391,80 feet to a found 5/8`h inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence S 00'15'54"W a distance of 391.80 feet to a found 5/8"inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence 133.61 feet along a curve to the right,said curve having a radius of 523.50 feet,a central angle of 14'37' 23"and a long chord bearing N 82'25'25"W a distance of 133.25 feet to a found 5/8"'inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence N 75'06'43"W for a distance of 94.39 feet to a found 5/8"inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence 122.44 feet along a curve to the left,said curve having a radius of 476.50 feet,a central angle of 14'43' 21"and a long chord bearing N 82'28'24"W a distance of 122.10 feet to a found 5/8"inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence continuing N 89`50'04"W for a distance of 308.87 feet to a found 5/8th inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence N 89'49'59"W for a distance of 653.49 feet to a found 1/2 inch iron pin with a plastic cap labeled PLS 11463; Thence N 00°06'14"W for a distance of 334.40 feet to a found stone monument with a chiseled"X"; Thence S 89"51'33"E for a distance of 1309.14 feet to a found 5/8"'inch iron pin with a 2 inch aluminum cap stamped PLS 11463,said corner being the Center-South 1/16th Corner the POINT OF BEGINNING; Said parcel contains 10.278 acres,more or less. 4 11463 A d' 12.17•L`� 1520 W Washington St„ Boise, ID 83702 • Phone 208488-4227 • q a� www.accuratesurveyors.com BAN J.�P City of Meridian I Department Report VIL Exhibits EXHIBIT MAP A PORTION OF LAND LYING WfTHIN THE SE I/4 OF THE SW 1/4 OF SEC7ION 31. T 3N., R.1E., 8.M. ADA COUNTY—STATE OF IDAHO CHISELED "X" IN STONE S 89 51',33" E 1309.14' P.O.B. C-S SCALE: 1"=200' �y 1116TH O �O •r 10.2781AC. n o Ln z �m allbmy N89 49 59 W 653.49 3OS.87 LEGEND s m BOUNDARY LINE N 751J8'43" C2 o a —--—- SEC710N LINE 94.39' to :n o PARCEL LINE q m a oa FOUND 2"ALUMINUM CAP 01 En a IN ASPHALT • FOUND 5/8"IRON PIN, 36 31 ___N 89 4_224" W__2490.4_0_'NTH PLASTIC CAP, AS NOTED _T.3N" R.IE_6_M. 31 1/4 CORNER FOUND 5/8"IRON PIN WTH 17 Ei SEC7ION CORNER E. LAKE HAZEL RD. T.2N. R.1.E B.M. 6 2"ALUM/NUM CAP, PLS 11461 R.1W.IR.1E. FOUND 1/2"IRON PIN, W7H PLASTIC CAP, PLS 4725 O SET 5/8"IRON PIN NTH 2"ALUMINUM CAP, PLS 11463 P.O.8. POINT OF BEGINNING S / CURVE TABLE ACW VATE , SURVEYING & MAPPING 11463 9- 1520 W.Washington SL CURVE ARC LENGTH RADIUS DELTA ANGLE CHORD BEARING CHORD LENGTH s.?ij. Boise,Idaho 83702 C1 122.44' 476.50 14'43'21 N . 8228'2254" WW 112 2.10 � 0PG (208)488-4227 C2 133.61' 33.25' + .acturatesurveyors.com BAN J.DAB DATE DEC 2024 JOB24-244 City of Meridian Department Report VIL Exhibits J. R-2 Rezone Exhibit(date: 3/18/2025) .,ACCURATE _� _ y SURVEYING >t MAPPING S E R V It" Job No 24-244 Description for Re-Zoning A parcel of land being a portion of the Southeast Quarter of the Southwest Quarter of Section 31,Township 3 North,Range 1 East of the Boise Meridian,City of Meridian,Idaho,being more particularly described as follows: BEGINNING at the found 2 inch aluminum cap on a 5/8 inch iron pin stamped PLS 11463 at the Center-South Sixteenth Corner of Section 31,T.3 N.,R.1 E.,from which the found 5/8 inch iron pin with plastic cap labeled PLS 12459 at the Quarter Corner common to Sections 31&6 bears S 00"15'54"W a distance of 1341.76 feet; Thence S 89°51'33"E for a distance of 62.50 feet to a point on the centerline of S.Sublimity Ave.as shown in the proposed plat of Apex Northwest Subdivision 44,Page 2,Block 14; Thence S 00'15'54"W along the centerline of said S.Sublimity Ave.for a distance of 391.80 feet; Thence N 89'51'33"W for a distance of 62.50 feet to a found 5/8 inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence 133.61 feet along a curve to the right,said curve having a radius of 523.50 feet,a central angle of 14"37' 23"and a long chord bearing N 82'25'25"W a distance of 133.25 feet to a found 5/8t°inch iron pin with a 2 inch aluminum cap stamped PLS 11463: Thence N 75"06'43"W for a distance of 94.39 feet to a found 5/8`h inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence 122.44 feet along a curve to the left,said curve having a radius of 476.50 feet,a central angle of 14'43' 21"and a long chord bearing N 82'28'24"W a distance of 122.10 feet to a found 5/81"inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence continuing N 89"50'04"W for a distance of 308.87 feet to a found 5/8"'inch iron pin with a plastic cap labeled PLS 4725; Thence N 89°49'59"W for a distance of 346.90 feet to a set 5/8"inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence N 00'10'01"E for a distance of 334.54 feet to a set 5/81"inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence S 89`51'33"E for a distance of 1000.97 feet to a found 5/8"inch iron pin with a 2 inch aluminum cap stamped PLS 11463,said corner being the Center-South 1/16th Corner the POINT OF BEGINNING: Said parcel contains 8.480 acres,more or less. G O 11463 I.2p•tSo ��rFOF1�p�M, I 4 AN J.OPT 1520 W Washington St., Boise. ID 83702 • Phone:208-488-4227 www accuratesurveyors corn City of Meridian I Department Report VII. Exhibits EXHIBIT MAP A PARCEL OF LAND LYING WITHIN THE SE 1/4 OF THE SW 114 OF SEC770N 31, T.3N., R.IE., B.M. ADA COUNTY—STATE OF IDAHO C-S SCALE: 1"=200' S 895133'E 1063.47' 1116N P.O.B. LEGEND T v 1000.s w BOUNDARY LINEz e qW —'-—--—SEC77ON LINE 0 7.918fAC, PARCEL LINE 1• `tj W v r\ O 0 FOUND 2- O ALUMINUM CAP e0l h O ' • FOUND 518'IRON PIN, 2 y p~ h O O y y IN ASP WITH PLAS7IC CAP, AS N07E0 ,346,9 ' FOUND 518"IRON PIN W71H N 89 49'S9' W 308.87 u t 2'ALUMINUM CAP, PLS 11463 p • FOUND 112'IRON PIN, WIN C2 PLASAC CAP, PLS 4725 N 7506'43" W- ', R O SET 5/8"IRON PIN W77H 94.39' `O i 2'ALUMINUM CAP,PLS 11463 P.O.B. POINT OF BEGINNING V A CALCULATED POINT \ 36 1 A N 69'4_224' W2490.4O_'_T.3N. R.1 \ 1 114 CDRNIR 1 16 SECTION CORNER E. LAKE HAZEL Rd T.2 N. R.1.E B.M. 6 LINE TABLE R 1 W IR.1 E. LINE I BEARING DISTANCE L Ll N 89'51 33 E 62.50 ACCURATE L2 N 89'51'33'W 62.50 G ACCURATE I L` � SURVEYING 9 MAPPItiG 11463 CURVE TABLE 2 1520 W.Washingft.u �j•Sf•Zsp Boise,Idaho 83702 CURVE ARC LENGTH RADIUS DELTA ANGLE CHORD BEARING CHORD LENGTH (208)488-4227 S)�OF 10* —accuratesumeyors.a Cl 122.44 476.50 14'43'21" N 82'28 24 W 122.10' yr4 C2 1 133.61' 1 523.50' 1 14'37'23 N N J.OPNG DAIS DEC 2024 A0824-244 City of Meridian I Department Report VIL Exhibits K. R-4 Rezone Exhibit(date: 3/18/2025) 1l rF� ACCURATE F�� yo SURVEYING & MAPPING 'Pt R U l 0 Job No.23-257 Description for Ile-Zone. A parcel of land being a portion of the Southeast Quarter of the Southwest Quarter of Section 31,Townshlp 3 North,Range 1 East of the Boise Meridian,Meridian,Idaho,being more particularly described as follows: Commencing at the found 2 inch aluminum cap on a 5/8 inch iron pin stamped PLS 11463 at the Center-South Sixteenth Corner of Section 31,T.3 N.,R.1 E.,from which the found 5/8 inch iron pin with plastic cap labeled PLS 12459 at the Quarter Corner common to Sections 31&6 bears 5 00'15'54"W a distance of 1341.76 feet; thence N 89"51'33"W a distance of 1000.97 feet to a set 5/8"'inch iron pin with a 2 inch aluminum cap stamped PLS 11463 and the POINT OF BEGINNING; Thence S 00'10'01"W for a distance of 334.54 feet to a set S/Sth inch iron pin with a 2 inch aluminum cap stamped PLS 11463; Thence N 89`49'59"W for a distance of 306.59 feet to a found 1/2 inch iron pin with a plastic cap labeled PLS 11463; Thence N 00°06'14"W for a distance of 334.40 feet to a found stone monument with a chiseled"x"; Thence S 89`51'33"E for a distance of 308.17 feet to a set 5/8`h inch iron pin with a 2 inch aluminum cap stamped PLS 11463,the POINT OF BEGINNING; Said parcel contains 2.360 acres or 102,809 square feet,more or less. � a R U9 11463 y 4rF OF tdP�G 1 1520 W.Washington St.,Boise. ID 83702 •Phone:208-488-4227 www.accu ratesurveyors.corn City of Meridian I Department Report VIL Exhibits EXHIBIT MAP A POR7I01V OF LAND LYING WITHIN THE SE 1/4 OF THE SW 1/4 OF SECTION 31, T.3N., R.FE., B.M. ADA COUNTY—STATE OF IDAHO CHISELED "X' IN SroNE S 8951'33"E 1309.14' 308.17' P.O.B. 97' C-s "SCALE: 1 =200' $ S 895 1000. 1'33" E 3 'MOTH 0 ,r 2.360tAC. 6 306.59' v N 89 4959" W h e W Q LO v na Q 00 ,n 4 O 2 4 SECTION CORNER 36kl 114 CORNER N 89'4_2'24=W_ 2490.40_'—L. N. R.,E_B.M. 31 LEGEND 1 ' 6 E. LAKE HAZEL RD. T.zN. R.1.E B.M. s BOUNDARY LINE R 1 11. IR.1 E. ------- SEC71ON LINE PARCEL LINE 0 FOUND 2'ALUMINUM CAP IN ASPHALT • FOUND 5/8"IRON PIN, WIN PLAS7IC CAP, AS N07ED FOUND ALUMINUM IRON PIN W74 G ACC '�/ATE 2'ALUMINUM CAP, PLS JJ463 `�J'V� 0 FOUND 1/2"IRON PIN, WIN O PLASTIC CAP, PLS 4725 d 2 SUAVE W,W i p n R. I N L O SET 5/8"IRON PIN WIH 1146 3 ,520 w.Idaho g 70 R. j.tT•2� Boiu,Idaho 83702 2"ALUMINUM CAP, PLS 11463 (208)488-4227 ' 0.B. POINT OF BEGINNING Nq�OF \OPG —ccuraWumeyom— N J.OP� DA7E DE<2024 J0824-244 City of Meridian I Department Report VIL Exhibits L. CPAM Exhibit(date: 3/18/2025) 500 1.000 Feet Adopted Future land Uses Legendz .............. a : W futuro Land Uses � •-- - ------- .. CltywIde - low Dcnslly Rmwential Medium Density Residcnlial — 1,Acd-Hayti Denyly R(zsidcailial t s - Hiph Density Reside-irial i - Commercial LAKE HAZEI Office - tndustr o Civic Proposed Future Land Uses _ Ord town _ Mixed the Negt*"hood Mixed Use Community - Mixed Use Regional _ Mixed Use Non-Residential 1 Mixed Use-Intercharv,) ft- ni Ten We Specific - low Domity Employmow _ Lifestyle Center MzIV Z_ �High Density Employment ..... ....... . ... .. e ® Mixed Employment W .- ® Mixed Use-Residential --_ •-•---- - ® Mix—: u n.11 1 v LAKE HAZEI - City of Meridian Department Report VIL 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 City of Meridian I Department Report VIII. Additional Notes& Details for Staff Report Maps, Tables,and Charts 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,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