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HomeMy WebLinkAboutZ - Approved Findings CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAWC��(IEFI AND DECISION& ORDER In the Matter of the Request for Annexation of 40.84 Acres of Land with an R-8 Zoning District; and Preliminary Plat Consisting of 172 Buildable Lots and 20 Common Lots on 38.56 Acres of Land in the R-8 Zoning District for Springday Subdivision,by Engineering Solutions,LLP. Case No(s). H-2024-0069 For the City Council Hearing Date of: July 8,2025 (Findings on July 22, 20225) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of July 8, 2025, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of July 8,2025, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of July 8,2025, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of July 8,2025,incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67, Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR SPRINGDAY SUBDIVISION-AZ,PP H-2024-0069 - 1 - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of July 8,2025,incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for annexation of 40.84 acres of land with an R-8 zoning district is hereby approved with the requirement of a development agreement per the provisions in the Staff Report for the hearing date of July 8, 2025, attached as Exhibit A. 2. The applicant's revised request for revised preliminary plat consisting of 170 buildable lots and 19 common lots on 38.56 acres of land in the R-8 zoning district is hereby approved with the conditions of approval in the Staff Report for the hearing date of July 8,2025, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat,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 I I-6B-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments,if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC 11-613-713). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-613-7.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 11- 613-7C). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR SPRINGDAY SUBDIVISION-AZ,PP H-2024-0069 -2- 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 § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-6521(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 July 8,2025 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR SPRINGDAY SUBDIVISION-AZ,PP H-2024-0069 -3- By action of the City Council at its regular meeting held on the 22nd day of July 2025. COUNCIL PRESIDENT LUKE CAVENER VOTED COUNCIL VICE PRESIDENT LIZ STRADER VOTED COUNCIL MEMBER DOUG TAYLOR VOTED COUNCIL MEMBER JOHN OVERTON VOTED COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED COUNCIL MEMBER BRIAN WHITLOCK VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. Simison 7-22-2025 Attest: Chris Johnson 7-22-2025 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Dated: 7-22-2025 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR SPRINGDAY SUBDIVISION-AZ,PP H-2024-0069 -4- EXHIBIT A COMMUNITY DEVELOPMENT WE PI DEPARTMENT REPORT HEARING 7/8/2025 Legend DATE: Project Location TO: Mayor& City Council :Area of impact --------_ r �= City Limits @ FROM: Sonya Allen,Associate Planner O Analysis L - 208-884-5533 sallen@meridiancity.org , APPLICANT: Engineering Solutions,LLP SUBJECT: H-2024-0069 #' : y� E Springday Subdivision—AZ,PP LOCATION: North side of W.Ustick Rd., 1/4 mile west of N. Black Cat Rd.,in the SE 1/4 of Section 33,TAN.,R.1W. (Parcel #SO433438957 &#SO433438850) 1. PROJECT OVERVIEW A. Summary Annexation of 40.84 acres of land with an R-8 zoning district; and preliminary plat consisting of 172 buildable lots and 20 common lots on 38.56 acres of land in the R-8 zoning district. Note: The annexation boundary includes the adjacent property to the east owned by the Bureau of Reclamation; the preliminary plat does not include that property. With the revisions to the preliminaryplat since the Commission hearing, 170 buildable lots and 19 common lots are now proposed. B. Issues/Waivers 1. Sewer service is currently unavailable for this property, as the nearest connection point is approximately 1.1 miles away. The City's project to extend sewer infrastructure to this area is not scheduled for construction until 2028. To provide service prior to that timeline, a cooperative agreement between the developer and the City would be required. 2. Approximately 1.8 acres of this property is designated on the Future Land Use Map(FLUM) in the Comprehensive Plan as Office; however, due to the proposed location of the collector street and the small remaining area,no office uses are proposed. The Applicant requests Council approval to apply the adjacent Medium Density Residential(MDR)FLUM designation to the Office designated portion of the property. C. Recommendation Staff: Approval with the requirement of a Development Agreement containing the provisions in Section IV. Note: This recommendation is contingent upon both the City's and Developer's mutual intent to enter into a cooperative agreement to extend sewer service to the property ahead of the City's City of Meridian I Department Report 1. Project Overview scheduled infrastructure project. This agreement must be executed within six(6)months of the approval of the Findings and prior to the adoption of the annexation ordinance,which would formally incorporate the property into the City. In the absence of such an agreement, Staff recommends the property not be annexed. Commission: Approval with a Development Agreement as recommended by Staff. D. Decision Council: Approval with a Development Agreement as recommended by the Commission. II. COMMUNITY METRICS Table 1•Land Use Description Details Map Ref. Existing Land Use(s) Single-family residential/agricultural - Proposed Land Use(s) Single-family residential - Existing Zoning RUT in Ada County VILA.2 Proposed Zoning R-8 (Medium Density Residential) Adopted FLUM Designation Medium Density Residential(MDR)&Office VILA.3 Proposed FLUM Designation NA Table 2: Process Facts Description Details Preapplication Meeting date 10/29/2024 Neighborhood Meeting 11/26/2024 Site posting date 5/23/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District A Traffic Impact Study(TIS)was not required by ACHD • Comments Received Yes - • Commission Action Required No - • Access W.Ustick Rd. (arterial street) - • Traffic Level of Service Better than`E"—meets Planning thresholds - ITD Comments Received Yes—no comment Meridian Fire No comments received Meridian Police • Distance to Station 2.1 miles from North Station;6.3 miles from Central Station • Response Time 4:17 minutes Meridian Public Works Wastewater _ • Distance to Mainline 1.1 miles away in N.McDermott Rd.—the City is planning to extend sewer to this area in 2028 • Impacts or Concerns This project won't be serviceable by sewer until 2028 unless a cooperative agreement is reached between the City and the developer for the developer to extend sewer prior to that date. See Public Works' Site Specific Conditions for more information. Meridian Public Works Water • Distance to Mainline Available at site • Impacts or Concerns See Public Works' Site Specific Conditions School District(s) • Number of students generated 85 from the proposed development Capacity of Schools City of Meridian I Department Report II. Community Metrics • Number of Students Enrolled School 24-25' Architectural Program Boundary Enrollment Capacity Capacity Areas Pleasant View 783 650 625 Elementary Star Middle 1046 1000 - Owyhee High 1828 1800 - Note: See section IV. City/Agency Comments& Conditions for comments received. Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:50433438957 Date Retrieved:2025/5/22 Parcel Count Parcel Acreage Infill Indicator: 874 Surrounding Area 1,72 45% Not City ® City Limits 1,358 ■ NotCty Household Change Household&Population Growth Households fa 2020 Population Change:52.696 Population ■Growth (Household and Population Change since 2010 Decennial) - 5,000 10,000 15,000 Use Types Residential Addresses All Addresses Single-family ® $:P Multi-family ix ® Commercial Preliminary Plats(last.-years) Conditional Use Permit(last 5-years) Pro posed Pro posed Pending Perdi., - Approved Approved 0 5❑0❑00 10000M 15000M 2000000 0 100 200 300 ■ Single-family ® Multi-family - >>For Projects with Residential Units<< 2-00 1,500 Single-family N WIN Residential 1-50 1,000 Parcel Diversity w 1-00 g t]Parcel Count n 0.50 500 ■Average Acres - 0-00 m3.22 .15 ❑ y R-2 R-4 R-B R-15 Average Single-family Density by Zoning Average 15-00 10-00 v 1L04 Residential Net Density p O iQ 6.47 500 4.49 5+45 0-000.00 Dllrelling Units I Acre City of Meridian I Department Report II. Community Metrics Figure 2: ACHD Summary Metrics Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based an Vehicles per hOUr(VPH) Roadway Frontage Functional PM Peak Hour I PM Peak Hour Class lflration I Traffic Count Lovel of Service Ustick Road 1,155-feel Principal Arterial 293 Better than"E' Acceplable level of service for a Wo-lane principal arterial Is"E'(690 VPH}, 2. Average Gaily Traffic Count{VDT} Average d0y Irafhe counts are based an ACNb's masi eurrerr!(raft counts. The average dailytrafFiC count for Ustick Road east of McDermott Road was 5,5M on January 27,2022- Figure 3: Service Impact Summary Ready Marginal �.. •� Caution - I -S ` o °& III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview Approximately 36.6 acres of the subject property proposed to be included in the preliminary plat is designated Medium Density Residential(MDR) and approximately 1.8 acres is designated Office on the Future Land Use Map(FLUM) in the Comprehensive Plan. The Office designated area is part of a larger 6+acre area designated for future Office use to the west. The Applicant proposes to shift the southern portion of the north/south collector street depicted on ACHD's Master Street Map (MSM)along the west boundary of this property further to the east on the southern portion of this property,which reduces the Office designated area on this property by 1.15 acres,leaving only 0.65 acre,which isn't large enough to develop as Office. There are mixed-use designated properties directly to the south that could accommodate some of the office uses planned for this area. The Wardle out-parcel at the southwest corner of the site will likely be converted to or re-develop with an office use in the future and will have access from the proposed collector street. For these reasons and because FLUM designations are not parcel specific,the Applicant requests the adjacent abutting MDR designation apply to the Office designated portion of this property. Note: The Comprehensive Plan allows such requests when certain criteria is met, which it is, and when approved as part of a public hearing with a land development application. City of Meridian I Department Report III. Staff Analysis The Applicant proposes to develop the property with 4-7-2 170 single-family residential homes at a gross density of 4.43 units per acre,which is consistent with the density desired of 3 to 8 units per acre in the MDR designation.No office uses are proposed,which is not consistent with the FLUM. Approximately 2.26 acres of the property included in the annexation request is owned by the Bureau of Reclamation where the Eightmile Lateral is located adjacent to the east boundary of the property. Staff requested this property be included in the annexation request so as not to create a County enclave on the zoning map with annexation of this property. As it's considered an original parcel of record,it's not included in the preliminary plat. Sewer service is currently unavailable for this site.Approval of the subdivision's sewer system is contingent upon the submittal and approval of plans for a 30-inch mainline along McDermott Road and a 10-inch mainline along Ustick Road to serve the proposed development. While the extension of sewer infrastructure in this area is included in a City project scheduled for 2028,the developer is seeking to partner with the City to accelerate the timeline,contingent upon securing entitlements for the property. Table 4: Proiect Overview Description Details History ROS 46800(Jade Eagle)—Not an approved land division in Ada County Phasing Plan 6 phases Residential Units 4-72 170 single-family detached&attached units Open Space 3 8.5 6 acres Amenities Enclosed bike storage at pool house,picnic area on a site 5,000 sq.ft.or greater,swimming pool&changing facilities/restrooms,(2)paved sports courts,dog park,(2)dog waste stations and segment of multi-use pathway Physical Features The Eightmile Lateral runs along the north and east boundaries of the site; a concrete delivery ditch bisects the site. Acreage 38.56 Lots 4-74 170 building;2-8 19 common Density 4.46 units/acre gross/8.18 units/acre net B. History The subject property(Parcel#SO433438957& SO433438850)is deemed an original parcel of record for development purposes per Warranty Deed#7912771, included in the project file. The out-parcel(Parcel# SO433438830)at the southwest corner of the site was split off from the larger 40-acre parcel in 1979 as a one-time land division in Ada County and is also deemed an original parcel of record. A Record of Survey was recorded in 2005,which split off the 1.89-acre property at the southeast corner of the site from the larger property,but it was not approved by Ada County and therefore, is not considered a legal division of land.For this reason,it's included in the proposed annexation and preliminary plat application. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): There are two(2)existing homes and several accessory structures at the southeast corner of the property that are proposed to be removed with development of the sixth and final phase of development. All existing structures should be removed prior to submittal of the final plat for City Engineer's signature on the final plat phase in which they are located. City of Meridian I Department Report 111. Staff Analysis The existing wells on the subject property are required to be abandoned and proof of abandonment provided to the City Public Works Department.The wells may be used for pressurized irrigation purposes. All existing septic systems should be removed in accord with Comprehensive Plan policy #4.09.01A,Ensure that new development is connected to the City's sanitary sewer system (no septic systems). 2. Proposed Use Analysis (UDC 11-2): Single-family residential detached and attached dwellings are proposed,which are listed as principal permitted uses in the proposed R-8 zoning district per UDC Table 11-2A-2. A range of housing opportunities are proposed, consistent with the purpose statement in UDC 11-2A-1. The mix of housing types contributes to the variety of housing types in this area in accord with Comprehensive Plan Policy#2.01.02D,Encourage a variety of housing types that meet the needs,preferences, and financial capabilities of Meridian's present and future residents. 3. Dimensional Standards (UDC 11-2): Future development should comply with the dimensional standards for the R-8 zoning district listed in UDC Table 11-2A-6. The average residential lot size for the proposed development is 5,546 sq. ft. with a minimum lot size of 4,600 sq. ft. and a maximum lot size of 9,317 sq. ft. D. Design Standards Analysis The proposed open space and site amenities are consistent with Comprehensive Plan policy#2.02.00, which states,Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. 1. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G): A minimum of 15%qualified open space is required to be provided with development. Based on 38.56 acres, a minimum of 5.78 acres is required; 8.50 acres(or 22.04%)is proposed that meets the quality standards in UDC 11-3G-3A.2 (see exhibit in Section VII.H below). Proposed open space consists of an open grassy area exceeding 5,000 square feet in area, linear open space with pathways, and 50%of the street buffer along Ustick Rd., an arterial street(see exhibit in Section VII.I below). Based on 38.56 acres, a minimum of eight(8) qualified site amenity points are required to be provided per the standards in UDC 11-3G-4. The Applicant proposes a total of 29 amenity points from the following categories: ➢ Quality of Life: o Picnic area on a site 5,000 sq. ft. or greater in size—2 points o Dog park—2 points o Two(2)dog waste stations—0.5 points each for a total of 1 point ➢ Recreation Activity Area: o Two(2)paved sports courts—4 points each for a total of 8 points o Swimming pool—4 points o Swimming pool changing facilities and restrooms—6 points ➢ Pedestrian or Bicycle Circulation System: o Multi-use pathways—2,445' —2 points per 1/4 mile for a total of 4 points City of Meridian Department Report I11. Staff Analysis ➢ Multi-modal: o Enclosed bicycle storage—2 points 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets The western portion of W.Ustick Rd. adjacent to this property is designated as an entryway corridor,which requires a minimum 35' wide street buffer landscaped in accord with the standards in UDC 11-3B-7C and requires additional landscape design features to be provided within the buffer. The eastern portion of W. Ustick Rd. adjacent to this property is designated as an arterial street,which requires a minimum 25' wide street buffer landscaped per the standards in UDC 11-3B-7C. For consistency, Staff recommends a minimum 35'wide street buffer is provided(as proposed) along the entire frontage of the property along Ustick Rd.in accord with the standards for entryway corridors measured from the ultimate sidewalk location as anticipated by ACHD after right-of-way is dedicated for the expansion of Ustick Rd.All street buffers are required to be designed and planted with a variety of trees,shrubs, lawn or other vegetative groundcover that elicit design principles including rhythm, repetition,balance and focal elements. ii. Common open space Landscaping is required in common open space areas per the standards listed in UDC 11-3G-5B.3,which require a minimum of one(1) deciduous shade tree for every 5,000 sq.ft. of area and include a variety of trees,shrubs,lawn or other vegetative groundcover.Calculations demonstrating compliance with this standard should be included on the revised landscape plan submitted with the final plat application. iii. Tree preservation There are existing trees around the two(2)existing home sites that may require mitigation in accord with the standards listed in UDC 11-3B-1OC.5. The Applicant should contact the City Arborist(Kyle Yorita 208-409-1601)to schedule an inspection to determine mitigation requirements.Mitigation information should be included on the revised landscape plan submitted with the final plat application. iv. Storm integration Stormwater integration is required to comply with the standards listed in UDC 11-3B- 11 C. v. Pathway landscaping Minimum 5' wide landscape strips are required along each side of all pathways, landscaped per the standards in UDC 11-3B-12C,which require a mix of trees, shrubs,lawn and/or other vegetative groundcover; the landscape plan should be revised accordingly to include a mix of landscape materials. The depth of lots along the north and east boundaries of the site may need to be adjusted in order to provide a minimum width of 5' outside the Eightmile Lateral easement for the required landscaping.Designs are encouraged in which the width of the landscape strip varies to provide additional width to plant trees farther from the pathway,preventing root damage.The minimum width of the landscape strip shall be two(2)feet to allow for maintenance of the pathway. City of Meridian I Department Report III. Staff Analysis 3. Parking (UDC 11-3C): Off-street parking is required for single-family dwellings based on the number of bedrooms per unit as set forth in UDC Table 11-3C-6. 4. Building Elevations (Comp Plan,Architectural Standards Manual): A variety of conceptual building elevations were submitted that represent the quality of future homes planned in this development,included in Section VII.J. The final design of single- family attached units are required to comply with the design standards listed in the Architectural Standards Manual. Single-family detached units are exempt from design standards. Because the sides of homes on lots that face W.Ustick Rd. and N.Avellino Way will be highly visible, Staff recommends 2-story homes on these lots incorporate articulation through changes in two or more of the following: modulation(e.g.projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies,material types,or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement. 5. Fencing (UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7 and 11-3A-6. Six-foot tall vinyl fencing with an open vision top is proposed along the west and south perimeter boundaries of the development and adjacent to interior common open space and pathways. Six-foot tall open vision wrought iron fencing is proposed along the north and east perimeter boundaries adjacent to the linear open space area where a multi-use pathway is proposed adjacent to the Eightmile Lateral. 6. Parkways (Comp Plan, UDC 11-3A-17): Parkways are proposed throughout the development with landscaping in accord with the standards in UDC 11-313-7C. E. Transportation Analysis The Ada County Highway District(ACHD)did not require a Traffic Impact Study(TIS)for this development. Planned improvements for Ustick Rd. are as follows: Capital Improvements Plan(CIP)l Five Year Plan(FYP): • Ustick Road is scheduled in the FYP to be widened to 5-lanes from Owyhee Storm Avenue to Black Cat Road in 2027. ■ The intersection of Ustick Road and McDermott Road is scheduled in the FYP to be widened on all legs of the intersection as per the C I P in 2027. • The intersection of Ustick Road and Black Cat Road is scheduled in the FYP to be widened to 7 lanes on the north and south legs and 6-lanes on the east and west legs and signalized in 2025. Additional right-of-way(ROW)totaling 50-feet of is required to be dedicated from centerline of Ustick Rd. for the road widening project,which is reflected on the plans. The Master Street Map(MSM) depicts a collector street running along the northern portion of the subject property's west boundary and then shifting to the west in alignment with N. Morgan Grove Ln. on the south side of Ustick Rd. The Applicant is proposing the southern portion of the street shift to the east instead of the west to keep the street close to the mid-mile as desired for collector streets and further away from the traffic signal planned at the McDermott Rd.bypass and Ustick Rd. intersection in accord with Comprehensive Plan policy#6.01.03B,Require collectors consistent with the ACHD Master Street Map (MSM), generally at/near the mid-mile location within the Area of City Impact. If the collector street were aligned with the collector City of Meridian I Department Report 111. Staff Analysis street planned to the south of Ustick in Dayspring Subdivision per the MSM, it could potentially warrant a signal,which would conflict with the McDermott/Ustick signal. The Applicant has coordinated with the Durango development to the west and with the City and ACHD and all parties are amenable to the proposed location of the collector street and finds it generally consistent with the MSM. The Idaho Transportation Dept. (ITD)is currently constructing the extension of SH-16 from Chinden/US 20-26 to I-84. An interchange is planned at Ustick Rd. The McDermott Rd.bypass has been constructed which realigns McDermott to the east. A traffic signal is planned at the intersection of the Ustick Rd./McDermott Rd.bypass approximately 2,860' to the west of the entry to the site on Ustick Rd. 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Access is proposed via one collector street(N.Avellino Way) from W.Ustick Rd. at the southwest corner of the site,which stubs to the northern property line for future extension. Right-of-way for Avellino extends to the Wardle out-parcel at the southwest corner of the site for future access upon redevelopment and to the west boundary on the northern portion of the site. A stub street is proposed to the west for future extension and interconnectivity.An emergency only access is proposed via Ustick Rd. on the eastern portion of the property, which is required to be restricted with a gate or bollards as determined appropriate by the Fire Dept. West Alderstone Drive currently terminates at the western boundary of the adjacent Birchstone Creek development,where it meets property owned by the Bureau of Reclamation. This stub street was originally intended for future extension and was required to be signed accordingly by ACHD. Staff recommends the Developer shall make a good faith effort to coordinate with the Bureau of Reclamation to obtain all necessary approvals,easements, or agreements required to extend W.Alderstone Drive beyond the subject property onto the Bureau's of Reclamation's land to connect to the existing stub street within the adjacent Birchstone Creek subdivision.If approval of such can be obtained,this extension shall be constructed in accordance with applicable ACHD design and construction standards with the phase of development in which it is located. If the Bureau of Reclamation does not grant the required approvals or access rights at the time of development for the relevant phase,the Developer should construct a stub street to the east boundary of the proposed development in alignment with the existing stub street.This will allow for a potential future extension by ACHD,should the right- of-way be secured,unless the requirement is waived by City Council.Documentation of the Developer's coordination efforts with the Bureau of Reclamation shall be submitted to the City prior to final plat approval. 2. Multiuse Pathways (UDC 11-3A-5): The Pathways Master Plan(PMP)depicts a north/south segment of the City's multi-use pathway system through this site from the sidewalk along Ustick Rd.to the northern boundary of the subdivision. The Applicant is proposing a 10' wide detached sidewalk/pathway along Ustick Rd., along both sides of the collector street(N. Avelinno Way) and adjacent to the Eightmile Lateral along the north and east boundaries of the site.A minimum 14' wide public use easement is required for any of the pathways that are not within ACHD ROW.All pathways should be located outside of irrigation district easements unless permission is specifically obtained from the governing Irrigation District. City of Meridian I Department Report III. Staff Analysis 3. Pathways (Comp Plan, UDC 11-3A-8): Pathways are proposed for pedestrian connectivity throughout the site with connections to the proposed multi-use pathways. The proposed pathways plan supports Comprehensive Plan policy#2.02.01A, With new subdivision plats, require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities. 4. Sidewalks (UDC 11-3A-17): A 10' wide detached sidewalk is proposed along the collector(N. Avellino Way)and arterial (W. Ustick Rd.) streets and 5-foot wide detached sidewalks are proposed along all internal local streets in accord with the standards in UDC 11-3A-17. 5. Subdivision Regulations (UDC 11-6): i. Dead end streets North Avellino Way is proposed to stub to the north property boundary for future extension. A temporary paved turnaround is required to be constructed at the terminus of the street as required by ACHD. ii. Common driveways Two (2)common driveways are proposed; see exhibit in Section VII.F below.All common driveways are required to comply with the standards in UDC 11-6C-3D, which require driveways to be a minimum 20' in width and no more than three(3) dwelling units may be located on one(1) side of the driveway.The plat depicts four (4) dwelling units on one side of each of the driveways and the paved surface of the driveways is below 20 feet. If solid fencing is proposed adjacent to common driveways,a minimum 5-foot wide landscape buffer planted with shrubs,lawn or other vegetative groundcover should be provided between the driveway and fence. The common driveway exhibits,preliminary plat and landscape plan should be revised to comply with these standards with submittal of the final plat application. iii. Alleys One(1)20' wide asphalt public alley with a ribbon curb is proposed that meets the required standards in UDC 11-6C-3B.5. iv. Block face The proposed block faces comply with the standards listed in UDC 11-6C-3F. F. Services Analysis The proposed development is consistent with Comprehensive Plan policy#2.02.02,Maximize public services by prioritizing infill development of vacant and underdeveloped parcels within the City over parcels on the fringe. See Service Accessibility Report in Section VIl.0 below. 1. Waterways (Comp Plan, UDC 11-3A-6): The Eightmile Lateral runs off-site along the north and east boundaries of the property on land owned by the Bureau of Reclamation within a 25' easement measured from centerline, 10'+/-of which lies on the subject property along the north boundary and 20'+/-of which lies on the subject property along the east boundary within a common lot. The Nampa-Meridian Irrigation District(NMID)has requested the Applicant partner with the District to pipe the lateral with a 36-inch reinforced concrete pipe. The Applicant has agreed City of Meridian I Department Report 111. Staff Analysis to purchase the pipe and the District will install the pipe and boxes during the non-irrigation season. This will help ensure the safety of children once the elementary school is developed on the adjacent property to the east. All irrigation ditches,laterals, sloughs or canals, intersecting, crossing or lying within the area being developed,are required to be piped, or otherwise covered as proposed. 2. Pressurized Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided in each development as set forth in UDC 11-3A-15. The property has water rights through NMID from the Eightmile Lateral adjacent to the site. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in accord with the adopted standards, specifications and ordinances; design and construction shall follow Best Management Practice as adopted by the City per UDC 11-3A-18. A geotechnical evaluation was submitted for this development,included in the public record. Storm drainage will be retained on site and any discharge into a drainage facility will not exceed the pre-development flows. 4. Utilities (Comp Plan, UDC 11-3A-21): All utilities for the proposed development are required to be installed in accord with the standards listed in UDC 11-3A-21. The developer should coordinate main size and routing with the Public Works Dept. and execute standard forms of easements for any mains that are required to provide service. Main lines are required to be extended to and through the subject property with development. Water service is available at the site; however, sewer service is not available and will need to be extended from its current location north of W.Ustick Rd. in N. McDermott Rd. approximately 1.1 miles to the site. Because the City does not support annexing and entitling property for development without a timely plan to extend municipal services,Staff recommends that approval of the project be contingent upon both the City's and Developer's mutual intent to enter into a cooperative agreement to extend sewer service to the property ahead of the City's scheduled infrastructure project.This agreement should be executed within six(6) months of the approval of the Findings and prior to the adoption of the annexation ordinance,which would formally incorporate the property into the City.In the absence of such an agreement,the property will not be annexed. IV. CITY/AGENCY COMMENTS & CONDITIONS Staff recommends that approval of the project be contingent upon both the City's and Developer's mutual intent to enter into a cooperative agreement to extend sewer service to the property ahead of the City's scheduled infrastructure project. This agreement must be executed within six(6)months of the approval of the Findings and prior to the adoption of the annexation ordinance,which would formally incorporate the property into the City.In the absence of such an agreement,the property will not be annexed. A. Meridian Planning Division 1. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption,and the City of Meridian I Department Report IV. City/Agency Comments &Conditions developer. A final plat shall not be submitted until the DA and Ordinance is approved by City Council. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum,incorporate the following provisions IF City Council determines annexation is in the best interest of the City: i. Future development of this site shall be generally consistent with the preliminary plat, landscape plan, qualified open space exhibit, site amenity exhibit and conceptual building elevations included in Section VII and the provisions contained herein. ii. The existing wells on the subject property shall be abandoned and proof of abandonment shall be provided to the City Public Works Department. The wells may be used for pressurized irrigation purposes. iii. All existing septic systems shall be removed with redevelopment of the property. iv. The sides of homes on lots that face W.Ustick Rd. and N.Avellino Way shall incorporate articulation through changes in two or more of the following: modulation (e.g.projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies, material types,or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement. v. An application for design review shall be submitted for all single-family attached units to ensure compliance with the design standards listed in the Architectural Standards Manual. vi. The Developer shall make a good faith effort to coordinate with the Bureau of Reclamation to obtain all necessary approvals, easements, or agreements required to extend W. Alderstone Drive beyond the subject property onto the Bureau of Reclamation's land to connect to the existing stub street within the adjacent Birchstone Creek subdivision to the east. If approval of such can be obtained,this extension shall be constructed in accordance with applicable ACHD design and construction standards. If the Bureau of Reclamation does not grant the required approvals or access rights at the time of development of the relevant phase,the Developer shall construct a stub street to the eastern boundary of the proposed development in alignment with the existing stub street. This will allow for a potential future extension by ACHD, should right-of-way be secured,unless the requirement is waived by City Council. The Developer shall submit documentation of coordination efforts with the Bureau of Reclamation to the City prior to final plat approval. 2. The final plat shall include the following revisions: i. Make revisions to the plat to comply with the common driveway standards listed in UDC 11-6C-3D. ii. Depict a temporary turnaround at the north end of N. Avellino Way as required by ACHD. iii. Depict a minimum 35-foot-wide street buffer along the entire frontage of the property along Ustick Rd. in accord with UDC Table 11-2A-6 for entryway corridors,measured from the ultimate sidewalk location as anticipated by ACHD after right-of-way is dedicated for the expansion of Ustick Rd. Depict the ultimate sidewalk location on the plan as anticipated by ACHD. City of Meridian I Department Report IV. City/Agency Comments &Conditions iv. Adjust property lines as needed along the north and east boundaries of the site to comply with the pathway landscape standards in UDC 11-313-12C,which require a minimum 5- foot-wide landscape strip to be provided outside of the Eightmile Lateral easement. 3. The landscape plan submitted with the final plat application shall include the following revisions: i. Depict a gate or bollards to restrict access to the emergency access driveway via W. Ustick Rd. as determined by the Fire Dept. ii. Depict a temporary turnaround at the north end of N.Avellino Way as required by ACHD. iii. All pathways shall be located outside of irrigation district easements unless permission is specifically obtained from the governing Irrigation District or Bureau of Reclamation as applicable. iv. Depict a minimum 35-foot-wide street buffer along the entire frontage of the property along Ustick Rd. in accord with the standards listed in UDC 11-3B-7C; additional landscape design features are required for entryway corridors. The buffer shall be measured from the ultimate sidewalk location as anticipated by ACHD after right-of-way is dedicated for the expansion of Ustick Rd. Depict the ultimate sidewalk location on the plan as anticipated by ACHD. v. Depict landscaping in all street buffers in accord with the standards listed in UDC 11-3B- 7C,which require landscape areas to be designed and planted with a variety of trees, shrubs, lawn or other vegetative groundcover that elicit design principles including rhythm,repetition,balance and focal elements. vi. Minimum 5-foot-wide landscape strips are required along each side of all pathways, landscaped per the standards in UDC 11-3B-12C,which require a mix of trees, shrubs, lawn and/or other vegetative groundcover. The depth of lots along the north and east boundaries of the site may need to be adjusted in order to provide a minimum width of 5 feet outside the Eightmile Lateral easement for the required landscaping.Designs are encouraged in which the width of the landscape strip varies to provide additional width to plant trees farther from the pathway,preventing root damage. The minimum width of the landscape strip shall be two(2)feet to allow for maintenance of the pathway. vii. Include mitigation calculations in accord with the standards listed in UDC 11-3B-1OC.5. The Applicant should contact the City Arborist(Kyle Yorita 208-409-1601)to schedule an inspection prior to removal of any trees from the site. viii.Depict landscaping in common open space areas per the standards listed in UDC 11-3G- 513.3,which require a minimum of one(1)deciduous shade tree for every 5,000 sq. ft. of area and include a variety of trees, shrubs, lawn or other vegetative groundcover. Include calculations that demonstrate compliance with this standard. ix.Depict a stub street(W.Alderstone St.)to the eastern boundary of the proposed development in alignment with the existing stub street to the east. 4. Stormwater integration shall comply with the standards listed in UDC 11-3B-11C. 5. Submit a 14-foot wide public use easement for all multi-use pathways that are not within ACHD right-of-way prior to signature on the final plat by the City Engineer. 6. Submit a revised common driveway exhibit that demonstrates compliance with the standards listed in UDC 11-6C-3D. City of Meridian I Department Report IV. City/Agency Comments &Conditions 7. All existing structures shall be removed from the site prior to the City Engineer's signature on the final plat. 8. All irrigation ditches,laterals, sloughs or canals, intersecting, crossing or lying within the area being developed, shall be piped, or otherwise covered in accord with UDC 11-3A-6B. 9. The preliminary plat shall become null and void if the Applicant fails to obtain the City Engineer's signature on the final plat within two(2)years of the approval of the preliminary plat as set forth in UDC I I-6B-7A; or obtain approval of a time extension as set forth in UDC 11-6B-7C. See the Agency Comments folder contained in the project file in the public record for other City Department and Agency comments and conditions: https.Ilweblink.meridiancity.orf/WebLinkIBrowse.aspx?id=396684&dbid=0&repo MeridianCi tL (copy the link into a separate browser) V. FINDINGS A. Annexation and/or Rezone(UDC 11-513-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The City Council finds the proposed map amendment and development plan complies with the applicable provisions of the Comprehensive Plan as noted. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds the proposed amendment complies with the regulations outlined for the proposed districts, including the purpose statement. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds the proposed map amendment should not be materially detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The City Council finds that based on current enrollment for 2024-2025, all of the schools within the boundary of the proposed project are over capacity. The proposed development will result in approximately 85 school-aged children attending these schools unless the boundaries are changed, which may adversely impact the delivery of services by the school district in this area. 5. The annexation(as applicable)is in the best interest of city. The City Council finds the proposed annexation is in the best interest of the City if a cooperative agreement can be reached between the City and the developer to extend sewer service to the site prior to the City's project for such in 2028, as it will reduce enclaves in the City and will provide for more efficient provision of City services. City of Meridian I Department Report V. Findings B. Preliminary Plat(UDC-6B-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; The City Council finds the proposed plat is in conformance with the Comprehensive Plan and will be consistent with the UDC if the Applicant complies with the above-noted conditions. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; The City Council finds public services are either currently available(i.e. water) or available to be extended(i.e. sewer) to serve the site(albeit 1.1 miles away for sewer) and will be adequate to accommodate the proposed development. School district boundaries may need to be adjusted to accommodate the extra students generated by this development as the schools currently serving this area are over capacity. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The City Council finds the proposed plat is in conformance with scheduled public improvements in accord with the City's CIP. 4. There is public financial capability of supporting services for the proposed development; The City Council finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and The City Council finds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. The City Council is unaware of any significant natural, scenic or historic features that need to be preserved with this development. VI. ACTION A. Staff: Staff recommends approval of the proposed annexation and preliminary plat with the requirement of a development agreement containing the provisions in Section IV per the Findings in Section V above. Note: This recommendation is contingent upon both the City's and Developer's mutual intent to enter into a cooperative agreement to extend sewer service to the property ahead of the City's scheduled infrastructure project. This agreement must be executed within six(6)months of the approval of the Findings and prior to the adoption of the annexation ordinance,which would formally incorporate the property into the City. In the absence of such an agreement, Staff recommends the property not be annexed. B. Commission: The Meridian Planning&Zoning Commission heard these items on June 5, 2025.At the public hearing,the Commission moved to recommend approval of the subject AZ and PP requests. 1. Summary of Commission public hearing_ a. In favor: Becky McKay,Engineering Solutions City of Meridian I Department Report VI.Action b. In opposition: Shawn Freeman(letter) c. Commenting: Shawn Wardle d. Written testimony: Mitch&Brittany Watson,Martin&Joanne Oemig and Shawn Freeman e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: None 2. Key issue(s)of public testimony a. Request for the City to limit density to 1-3 units per acre in all new neighborhoods to ease the current and future infrastructure and increase the quality of life for Meridian residents and leave as many waterways uncovered as possible for wildlife. b. Opinion the proposed density is too high and will negatively impact the character and quality of life in their neighborhood and will lead to overcrowding, strain on local resources such as schools and utilities. c. Questions pertainingto o the provision of access and services to the Wardle parcel;request for a recommendation to be made to the Traffic Safety Commission to reduce the speed limit on Ustick Rd. 3. Key issue(s)of discussion by Commission: A. Support of the Applicant's proposal to extend sewer infrastructure to serve the development prior to the City's project and completion of the Ustick road widening project. 4. Commission change(s)to Staff recommendation: a. None 5. Outstandin issue(s)ssue(s) for City Council: a. Approximately 1.8 acres of this property is designated on the Future Land Use Map (FLUM)in the Comprehensive Plan as Office;however, due to the proposed location of the collector street and the small remaining area,no office uses are proposed. The Applicant requests Council approval to apply the adjacent Medium Density Residential (MDR)FLUM designation to the Office designatedportion of the property. C. City Council: The Meridian City Council heard these items on July 8,2025. At the public hearing,.the Council moved to approve the subject AZ and PP requests. 1. Summary of the City Council public hearing a. In favor: Becky McKay,Engineering Solutions b. In opposition:None c. Commenting: Chris Espinoza,Ned Nickerson,Mike Lewis d. Written testimony:None e. Staff presenting application: Sonya Allen f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. Concern pertaining to the proposed development's impact on the enrollment capacity of area schools: b. Request for W.Alderstone Dr. not to be extended to the west to the proposed development due to the increase in traffic that will result in the abutting Birchstone Creek Subdivision. c. Request for the developer to donate money to the City to pay for increased emer eg ncv services(police and fire)needed for new development rather than the tax pavers. The Applicant clarified the developer will nay impact fees to the City and ACHD for these services (and others) with development. 3. Key issue(s)of discussion by City Council: a. Opinion that accelerating development in this part of the City isn't appropriate at this time as it isn't a priority growth area of the City. City of Meridian I Department Report VI.Action b. In support of cost sharing infrastructure improvements with the developer and the proposed cooperative agreement as it will save the City a lot of money and expedite extension of sewer service in this area two to three years ahead of the City project. C. Opinion the size of families that will live in the homes proposed in this development won't be large due to the number of bedrooms proposed in the homes and therefore won't significantly impact the capacity of area schools. d. Opinion the benefits of this project to the City outweigh the potential negative impacts. e. Opinion development is desired in this area due to new police substation and fire station. the future build-out of Ustick Rd. to 5-lanes and future SH-16 interchange at Ustick Rd. In favor of the proposed single-family residential development and density. 4. City Council change(s)to Commission recommendation. a. None City of Meridian I Department Report VI.Action W m I`nllrl �;,iS USTICK- w� t � ' • • ---_-- Il- '�irrr'111r`*�+=O 11111111tl1 'ill li. Qi ■=llllri NO r11i1111111�-inrnl■[• (� r1[[411 C IIIli111111i�'_Iw ,y„ ��■III no rrrn: j�fnr iii i=• U� m rurirr 111 tG III►r I1fIr /Mill f�I`rr! ■I /un Y�I■ � �hill Ir ' m 1 ... . ■ ::.V.S.T C.K.r nl�r �.■■...r ? -■)-r�lrrulr 1� ��■�rn is Irn■r Annuuu ■ �rnrr:■• I=�'fu III �1,n■.11-4 ml■uumr� �Innr1�:1� fir' 1 1�ru■+ , •� IAIr ■■rrri � . ■rru■il�I 1♦♦�♦�1 �irtrrlr■ti Itrur�i�■■ � � �a r■� uu w ♦ � mart ■� �r a_A. �;� i�jr■9i: a rnr■:�1■ F ■ur■�: :::■ . ��� C�r i 4 4i►r r vul u F. 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IIIlllnl1111'P ■■/7iwr■■nr ■prry i i iA�GAL! IIII �11♦��ra _ �'■■114■r ■u'11 u uu■■rr ' '�� ZIp 1.1 �+�� -1■III�� Y wn■I■ Zj {u?I��'-': �1 * ♦y1 B. Subject Site Photos VII-WMI _ r ._ ; . City of Meridian Department Report VII. Exhibits C. Service Accessibility Report PARCEL SO433438957 SERVICE ACCESSIBILITY Overall Score. 11 2nd Percentile Location Within 1/2 mile of City Limits YELLOW Extension Sewer Trunkshed mains 500-2,000 ft,from parcel YELLOW Floodplain Either not within the 100 yr floodplain or>2 t:res GREEN Emergency Services Fire Response time 5-9 min. YE-LOW Emergency Services Police Meets response time gaals some of the time YE-LOW Pathways Within 1/4 mile of current pathways GREEN Transit Not within 1/4 of current or future transit route RED Arterial Road B uildout Stitus. Ultimate configuration(4 of lanes in master streets YE-LOW plan) >existing(4 of lanes)&road IS in 5 yr work School Walking Proximity From 1/2 to 1 mile walking YE-LOW Either a High School or College within 2 miles 0, School Drivability Middle or Elementary School within 1 mile drivinc. GREEN (existing or future) Park Walkability No park within walking distance by park type RED City of Meridian I Department Report VII. Exhibits D. Annexation Legal Description & Exhibit Map Legal Description Springday Subdivision —Annexation Parcel A parcel located in the 5 h of the SE Y,of Section 33, Township 4 North, Range 1 Vilest, Boise Meridian,Ada County, Idaho, being more particularly described as follows' Commencing at an Aluminum Cep monument marking the southwest comer of said S'/2 of the SE'/4(A Corner),from which a 5M inch diameter rebar monument marking the southwest corner of said Section 33 bears N 89'19'04" W a distance of 2538.34 feet, Thence along the westerly boundary of said S'/2 of the SE `l. N 0'29'02'E a distance of 325.00 feet to the POINT OF BEGINNING, Thence continuing along said westerly boundary N 0'29'02"E a distance of 991.85 feet to a point marking the northwest corner of said 8'A of the SE%; Thence along the northerly boundary of said S'A of the SE%S 89'16'57" E a distance of 1318.87 foot to a point marking tho northeast comer of the SW Y.of the SE%of eaid Section 33: Thence continuing along said northerly boundary S 89'18'27"E a distance of 50.00 feet to a point marking the northwest corner of Birthstone Creek Subdivision as shown in Book 90 of Plats on Pages 10459 through 1 Q462, records of Ada County, Idaho-, Thence along the westerly boundary of said Birchstane Creek Subdivision S 0'28'07" W a distance of 1253.86 feet to a paint; Thence along the southerly boundary of said Birthstone Creek Subdivision N 89'40'15" E a distance of 379.74 feet to a point; Thence leaving said southerly boundary S 89'1845"E a distance of 125.89 feet to a point; Thence 6 1'2211"W a distance of 69.04 feet to a point on the southerly boundary of said S' of the SE%-. Thence along said southerly boundary N 159'18'45'W a distance of 1698.73 feet to a point; Thence leaving said southerly boundary N 0'29'02"E a distance of 325,00 feet to a paint-, Thence N 89°18'45' a distance of 175.00 fleet to the POINT OF BEGINNING. This parcel contains 40.84 acres,more or less_ �a N F NO � G Clinton Val. Hansen, PL Land Solutions,PC 1 1 1 .�S March 26, 2025 2 ���ia b'utlons Springdey Annexation Parcel tY- �3^tl�^� ."a eee.uey Job erF8 Page ege I bf 1 City of Meridian I Department Report VII. Exhibits P R IN G DAY - ANNE ATI N B UNDARY LOCA-ED IN THE S 112 OF THE SE 114 OF SECTION 33, UN, Rl1N, BM, ADA COUNTY, IDAHO C 1/4 W 4i UXPLhTIE6 f 599'16'S7'� 1318.87' 0.0 ` rc.Kr�uw sx 5E CM4M APRLVAUEY'f 16 $E 1 16 ('WATE) Q4 ty m g3 o W.usnar an TOTAL AREA=40.84 ACRES W 175•CO' nIHT OF BEUNNIHG o � � i unER$rM SL BASIS OF o en�ruvacn =Y�l �SI-22`11`w 32 J} BEARING _ r.umoo In45E 6A. #' N89'19'_o#'w 75.00' 7d P R9 7 A V 31 34 r�rl 5 4 2638.3#' 1fa d. USrICK RD. NM'19'4SV I .7 ' — 1 589'TV45"E 3 UK urlvunEn I w.4 LAko �yr mo t La4ndSolutions T p 4 Land Surveying snd OOMU.Iting 3' 200' t00' SCE' ' � �F C�� D,ESrNs7 {A�..5a7bA4 I�BI�ee,xssr naa City of Meridian Department Report VII. Exhibits E. Preliminary Plat&Phasing Plan(dated: ""�24 6/20/2025)-REVISED •,F>b-�.Au. OHv01'ALWq.]n T""•'•.Ly-W-L'MIM NOISIAidens l.Vfl`JNINds 5 °0 WA 171d.IaVNIN-0- 1d .,¢•, r S1HV1�fl8HD�3S3Id33A1f_9Ni71 d 133Hs b3A0O 0 a P ,'y� �n ncany°c 2 7 €Gngea � " 5 T��° ppa@@jo.Y I r 1H EL co gsf€cc @¢sus# Lsy€ I cn Ik I� �� III City of Meridian Department Report VII. Exhibits OHv0I ALYq] av•.R8•. "im'L'm1m ; 7��' ti 7p A4To wer,oma otw" NOISIAIaGnS AVONIZIdS 5 °p WA lip'-ld),8VNIYVI1]dd n '.t•':` Sl.HY1�fl8ND9 3S3 Imam. 6 •n ?� �IL133N19N dVlY 53tif11V3� �VtJfllVN 5-q � .. w r ■ ■ 9$y Y t Y y ❑ © e a m m AP — �— ----- -- -__ JJ ; :t I I I I,111{I f J f4 i I I C I l I I _-�- `` I 1 0 -.`-_-------: City of Meridian Department Report VII. Exhibits NOISIA109f15 AVo`JNIZIdS iMv--iniO ass SGf�rLI3 R9M7 1V-1d AbVNIlYf13ad a kg7 9'c�G 5,-5 -------------------- ..........._L l�J.:......................§ --- --- --..J 77 o ❑ ❑ E] ❑ e o +..o Ieo o ,o o oj.e a Ila 7F� m e ,d S _ /d 1 L El •l v '� e' 9g;':. '.d '�e5: �� `tt3r 9;'I El:'0'r'o: El EA ' d, ii `�I .® I d © .I, 0. oa� �:40' I � ❑S4 I ��®4� r . fly. a, I'� - d o' �'s: •a I _ 'f� ® o: p pg E3y894E 1� es a " ❑, .� as + ® �` �• `` ter'--�� �"- "� 9:0! 'I •-Y_0, -r.J I'd;'0,��p,:;:; d is 0',i,ee;. .I', Di ^' ❑�� + IF❑' I °`_ © r°L� ,1sJ _� �Pc ©9�I---•.III ' I� e 4 ♦ El� Ic Er I' _ `$!gi 9 E g ...._._......._..... City of Meridian Department Report VII. Exhibits F. Common Driveway Exhibit(Lot 34C,Block 10)-REVISED 0 �m 23 �x 0 N o� �W Ez =o= uare3s o w 717Y 3 N]AZ py ❑ >- Lu 21 o >�� LLI Y }r, ❑ao WO CO z gaqs 5WA OZry o o V J - - -� U 15 3NO15HD338 M Q a 4( City of Meridian Department Report VII. Exhibits G. Landscape Plan(dated: 11/2212024 7/8/2025)-REVISED �Hv'J'IL.f'°°vaw-'n 1'f['°3s a. Nolsnlaens �vaeNlads :,� "' `°�.'."�° :�."' ao3 1'dld AaVNIWll3ad •' a " S1HV1�flSHOO�Si 9NIH3-P 3W1 N NVId 3dY�S0A'a 1Vld A21'dNlwl�3 r, b: �: a �wsR.r:<cvaxe+:�xmspurerr.+,Fmxree+ar�a�r�a�rrr:e�sminn a g Q 3 wtzaxa' ae; w.�,waaarxax a a 2 y y y j ? Hn Ljj ��• a 9� p� �ppy�� tlRp ..'�`-•`..t:c\�..:r� ,ram :I�—/ �� - a.•., c "'eke : aE �a�x,•.:,,_,�.'���s W�''.��° � � � r�SY �ifl rx. . � y 4 a W R 9 r R + J Q L { �•E.—....---�-• -v --- ` E� r C4 � Gv� ��a■nti� d 6 Nccaacs:rairai- �rz5avaxs ei-:t _ �:r�r3�•'ca[tii� �¢¢@3� stes sc¢ 7 yvra�r Fttcay:air F as w�*xcx3 ' '" LA .�..� = etlEa City of Meridian Department Report VII. Exhibits - •a Te _ e+Mrtl'/1n�'u�Nols a r1s lnlens AvasNlads ?10J ltlld UAVN1V41-]Nd a' —ice— SNoun, S1Htl1�f18H®�9&9 �NIlf33N19N� NVId 3dVOSaNVI ■ -LVld AI IVNIVIFO3Jd 7�` ';WN . 7- �. Ot IJ ok 1,kri —'� ; ••— •' f E3 4° a3 3� E Ej i 3'tQ :I' Y uj it >! S KYd Ai - V- •1 z ep�€� E3e a Sa a �g a'qsg mill 5�a5�g�plaS=�e �R Yjg :Se �B pspg �55' 3 W Ce Spa ° ° I €� mi:l! Ica City of Meridian Department Report VII. Exhibits . oRl l'LLnf—Yuv n a".N la'w'1'Kv As TIQIo NOISIh109f15 AVOUNIJdS NO3 iv-1d ANVNIN118,j 4 a S31ON V STViM x a y S1H71�f18H0�9�9 9H1lf33IY19N� 1e�d ,�avNlwn3ad "4�gg �� oil oil IND 9t @@ or Q p s IN Ho 0 I z 33 �F@${ a• xx§ yp W �`n � �p� �� ��� �� Yis �€Jx �� d� b�■ �� ry H H H BI ,4' Jill . . . . . . . .H H H H H H H �y r �� ��R�y�� illi ImmmmI 8& i3 ION N N � a d8I Hl ° o _ =3 °, z LU LU CL 72, I w • e • 5 City of Meridian Department Report VII. Exhibits H. Qualified Open Space Exhibit(d k« 3 6 20 q � (U22 q , �§ / e @wr ; * ayl : ; m ! 2& y - zw # , . = » , 7 K § \ Mj � 2 k / B ! k - 2 = § - � � ® | § & \ � +H. _ \ e ■ | � � \ WMW1111r__ 2 0 � »x� 2�f g /q I �a� . � I E0� � » I H.I 2■ g|� �! � w| Lij| City of Meridian Department Rep o4 VJ. Exhibits t Amenity Exhibit(d ke: ly2 20 q �k �2 k « � \ - / & \ \ 2 ,,rm --- 7L , \ 2e-m 77 I ' O mf R/� L\ ®51 \\ Z/\ ƒ § ) I - � p) : fp «| | @! | \} Z■j. ®� Oil kI City of Meridian Department Rep o4 yJ. Exhibits J. Conceptual Building Elevations Copy and paste the following link in the browser of your computer to view the proposed conceptual building elevations: https:llweblink.meridianciV.or lWebLinkIDocView.aspx?id=396720&dbid=0&repo=MeridianC hty City of Meridian I Department Report VII. Exhibits VIII. ADDITIONAL NOTES &DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS (link to Community Metrics) A. One-Mile Radius Existing Condition Notes This data is automatically derived from enterprise application and GIS databases, and exported dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30- days. Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel based data excludes certain properties and represents land as it exists now. Properties considered are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional development, government, and quasi government facilities). The following values also constrain included property acreage to reduce outliers and non-conforming instances from distorting averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5;R-40<0.25. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. Some approved entitlements, and particularly older ones,may be constructed. Decennial population counts and household counts are based on the most recent Decennial Census. Current population and current household values are COMPASS estimates,usually for the year previous, and are based on traffic analysis zone boundaries(TAZ's). B. Mixed Use Analysis Notes This data is derived from enterprise application and GIS databases, and exported dynamically. Data considered for analysis are only those areas overlapping the overall Mixed Use boundary area.Mixed Use areas across arterial roadways are distinct, separate, and not considered as they do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety, transportation efficiency, etc.). Mixed Use parcel areas may be greater or smaller than the future land use area designation boundary due parcel size,configuration,right-of-way, and other factors. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. C. Service Assessment Notes This data represents existing conditions derived from our enterprise application and GIS database, exported through dynamic reporting. The system references the most recent available data from various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and response times,police crime reporting,pathway information,existing and planned transit, roadway improvements, school and park proximity, and other resources. The tool provides context for project review,using multiple indicators consistently. Data from similar topics may vary based on different levels of review. The overall score is based on weighted criteria(not a ranked order), and the percentile score compares the parcel to others in the city(higher is better). This tool was developed as a City Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are just one data point and should not be the sole basis for decisions. D. ACHD Roadway Infographic Notes The Ada County Highway District utilizes a number of planning and analysis tools to understand existing and future roadway conditions. Existing Level of service(LOS).LOS indicator is a common metric to consider a driver's experience with a letter ranking from A to F. Letter A represents free flow conditions, and on the other end Level F represents forced flow with stop and go conditions. These conditions usually represent peak hour driver experience.ACHD considers Level D, City of Meridian I Department Report V11. Exhibits stable flow,to be acceptable. The LOS does not represent conditions for bikes or pedestrians,nor indicate whether improvements: are possible; if there are acceptable tradeoffs; or if there is a reasonable cost-benefit. Integrated Five Year Work Plan (IFYWP). The IFYWP marker(yes/no)indicates whether the specified roadway is listed in the next 5-years. This work may vary,from concept design to construction. Capital Improvement Plan(CIP). The CIP marker(yes/no)indicates whether the specified roadway is programmed for improvement in the next 20-years. City of Meridian I Department Report VII. Exhibits