HomeMy WebLinkAboutPAW Subdivision H-2024-0073 CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW C��(IEFI
DIAN
AND DECISION& ORDER
In the Matter of the Request for a Preliminary Plat and Conditional Use Permit,by Kent Brown,
Kent Brown Planning Services.
Case No(s).H-2024-0073
For the City Council Hearing Date of: July 8,2025 (Findings on July 22,2025)
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.
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
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(PAW SUBDIVISION -FILE#H-2024-0073) - 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 a Preliminary Plat and Conditional Use Permit is hereby approved
per 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 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 I 1-613-713).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-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 1I-
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(PAW SUBDIVISION -FILE#H-2024-0073) -2-
City Code Title 11(UDC 11-5B-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 § 67-652 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 §§ 67-6521(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(PAW SUBDIVISION -FILE#H-2024-0073) -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.
7-22-2025
By: Dated:
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(PAW SUBDIVISION -FILE#H-2024-0073) -4-
EXHIBIT A
COMMUNITY DEVELOPMENT C��fEPIDIAN*,,
DEPARTMENT REPORT
HEARING 7/8/2025 Legend -
DATE: '.
Project Location
114
TO: Mayor& City Council Area of Impact
}= City Limits sq
FROM: Linda Ritter,Associate Planner O Analysis Y.
208-884-5533
Iritter@meridiancity.org
APPLICANT: Kent Brown, Kent Brown Planning
Services
SUBJECT: H-2024-0073
PAW Subdivision
LOCATION: 1680 W.Ustick Road` -
o l
Located in the SE '/4 of the SE 1/4 of
Section 35 T. 4N,R.1W,Parcel No. * " ' � a J r
SO435449705
I. PROJECT OVERVIEW
A. Summary
The applicant proposes the following:
• Preliminary Plat to allow 33 residential lots, 2 lots for 2 vertically integrated buildings
containing 12 residential units (6 units per building), and one commercial lot;
• Conditional Use Permit to allow townhouses in R-40 zoning district; and
• A Conditional Use Permit for a drive-through on the commercial lot.
Note: The Applicant is also applying for private streets in a portion of the project. This
application was reviewed and approved by the Director, Council and Commission action is not
required. Analysis of the private street design is provided below in Section V.
B. Issues/Waivers
None
C. Recommendation
Staff recommend approval of the requested preliminary plat, conditional use permit for the
townhomes and private streets with the provisions as noted in Section IV per the findings in
Section V of this staff report.
D. Decision
City of Meridian I Department Report 1. Project Overview
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant -
Proposed Land Use(s) Single-Family Residence,Vertically Integrated -
Residential,and Commercial
Existing Zoning R-40/C-C zoning districts VII.A.2
Proposed Zoning R-40/C-C zoning districts
Adopted FLUM Designation Mixed-Use Community(MU-C) VILA.3
Proposed FLUM Designation Mixed-Use Community(MU-C)
Table 2: Process Facts
Description Details
Preapplication Meeting date 11/19/2024
Neighborhood Meeting 11/25/2024
Site posting date 5/16/2025
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District IV.G
• Comments Received Yes/Letter -
• Commission Action Required No -
• Access Residential Arterial/N.Linder Road -
• Traffic Level of Service Lindar Road and Ustick Road-Better than E -
ITD Comments Received No Comment IV.H
Meridian Fire No Comment
• Distance to Station 1.6 miles from Station 2
• Response Time 5-9 minutes
Meridian Police IV.0
• Distance to Station 4.2 Miles
• Response Time Priority 3:4.06 minutes
Priority 2: 7.38 minutes
Priority 1: 12.59 minutes
Meridian Public Works Wastewater IV.B
• Distance to Mainline Sewer is available to the site
• Impacts or Concerns See Public Works Site Specific Conditions
Meridian Public Works Water IV.B
• Distance to Mainline Water is available to the site
• Impacts or Concerns None
Note: See section IV. City/Agency Comments&Conditions for comments received.
City of Meridian I Department Report II. Community Metrics
Figure 1: One-Mile Radius Existing Condition Metrics
Reference Parcel:S0435449705 Date Retrieved:2025/2/3
Parcel Count Parcel Acreage Infill Indicator:
1,758 Surrounding Area
jW 45
% Not city
4R 1,704. ® City Limits
4,486 1
■ Not City
Household Household& Population Growth
Households
02020
Population Change:3.8°I°
Population ■Growth
(Household and Population Change
since 2010 Decennial) 10,000 20,000 30,000
Use Types Residential Addresses All Addresses
■ Single-family 8%
% 3%
Multi-family159
89%
® Commercial
Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years)
Proposed I Proposed
Pending Pending
Approved Approved
200 400 600 0 100 200 300 14
■ Single-family ❑ Multi-family
City of Meridian I Department Report II. Community Metrics
2.00 4,000
Single-family y 3,500 y
Residential
0' 1.50 3,000 *'
2,500
Parcel Diversity a 1.00 2,000 U
N 1,500 —y
0 Parcel Count 0.50 1,000 L
m
Average Acres 0.00 0.00 L6 p 13 000
a
R-2 R-15
Average Single-family Density by Zoning Average
10.00
dResidential NetDensity
7.71
E)
V 0 6.18
5.00 04.37 4.86
a
0.00a.aa Dwelling Units 1 Acre
R-2 R-4 R-8 R-15
Notes: See Additional Notes&Details for Staff Report Maps,Tables,and Charts.
Fieure 2:ACHD Summary Metrics
Counts are from the 2021 ACHD Report-No updated traffic count table provided
Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Linder Road 331-feet Principal Arterial 1,024 Better than "E"
Ustick Road 613-feet Principal Arterial 685 Better than "E"
Acceptable level of service for a five-lane principal arterial is"E" (1,780 VPH).
Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
• The average daily traffic count for Linder Road north of Ustick Road was 19,112 on 10/19/21.
• The average daily traffic count for Ustick Road west of Linder Road was 13,836 on 10/19/21.
Notes: See Additional Notes&Details for Staff Report Maps,Tables, and Charts.
City of Meridian I Department Report II. Community Metrics
Figure 3: Service Impact Summary
ImpactService . .
Ready
Marginal
Caution
00
Notes: See Additional Notes&Details for Staff Report Maps,Tables,and Charts.
City of Meridian I Department Report II. Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
The property is designated Mixed Use Community on the City's Future Land Use Map(FLUM)
contained in the Comprehensive Plan. The purpose of this designation is to allocate areas where
community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent
is to integrate a variety of uses, including residential,and to avoid mainly single-use and strip
commercial type buildings.
In reviewing development applications,the City will consider the following items in MU-C areas:
• Development must comply with the Functional Integration principles for development in all
Mixed Use areas.
• Residential uses are expected to comprise between 20%and 50%of the development area,
with gross densities ranging from 6 to 15 units/acre(of the residential area).
• Supportive and proportional public and/or quasi-public spaces and places should comprise a
minimum of 5%of the development area are required.
• Where the development site has transit available or stops are planned,an additional 15%of
the site may be dedicated to residential uses.Alternatively,this bonus may be applied where
the development site is within one-mile of planned transit stops or an identified employment
area, and where last-mile transportation features are incorporated into the site including
thoughtfully located and integrated ride share parking, commensurate with potential trip
capture. Other innovations to reduce traffic and/or parking impacts and capture local trips
may be considered.
• Sample uses appropriate in MU-C areas include:All MU-N categories, community scale
grocers, clothing stores,garden centers,hardware stores,restaurants,banks, drive-thru
facilities, auto service station,retail shops, and other appropriate community-serving uses.
Sample zoning includes: R-15,R-40,TN-R,TN-C, C-C, and L-O.
The property is zoned R-40 which is high density residential development. This allows for the
development of multi-family homes in areas where high levels of urban services are provided and
where residential gross densities exceed twelve dwelling units per acre. Development might
include duplexes,apartment buildings,townhouses, and other multi-unit structures.A desirable
project would consider the placement of parking areas, fences,berms,and other landscaping
features to serve as transitions between neighboring uses. These areas are compact within the
context of larger neighborhoods and are typically located around or near mixed use commercial
or employment areas to provide convenient access to services and jobs for residents.
Developments need to incorporate high quality architectural design and materials and thoughtful
site design to ensure quality of place;they should incorporate connectivity with adjacent uses and
area pathways, attractive landscaping,gathering spaces and amenities, and a project identity.
The applicant is proposing a mixed-use development within the R-40 and C-C zoning districts for
a preliminary plat for 33 townhouse lots,2 lots for 2 vertically integrated buildings with 6
residential units each(commercial and residential), 1 commercial lot with a drive-through, and 10
common lots. A Conditional Use Permit is required for townhouses in the R-40 zoning district for
the townhomes and in the C-C zoning district for the drive-through. A development agreement
modification is required for any development of the site. This proposal also includes a request for
private streets because some of the units front on a mew.
City of Meridian I Department Report III. Staff Analysis
Table 4: Pro*ect Overview
Description Details
History H-2021-0102;FP-2022-0034;DA Inst#2022-063228
Phasing Plan 1
Residential Units 45
Open Space Not required/.81 acres/16.98%provided
Amenities Neighborhood Park, 10 ft.wide regional pathway
Physical Features Five-mile creek floodway is at the southwest corner of the property to the
south and west(but not on the property). The Creason Lateral flows
through the property at the southwest corner of the lot. The lateral has
previously been tiled with a sixa(60)foot easement
Acreage 4.77
Lots 49 lots(33 residential,2 vertically integrated buildings, 1 commercial, 10
common,3 private streets)
Density 9.43 gross/ 11.2 net
B. History
In 2022, a proposal to rezone 3.42 acres of the subject property from C-C to R-40, and a
preliminary plat for 33 townhouse lots, 2 lots for 2 vertically integrated buildings with 6
residential units each (commercial and residential), 1 commercial lot, and 10 common lots. Along
with a conditional use permit for townhouses in the R-40 zoning district.
The proposal was approved by the City Council; however, the preliminary plat expired prior to
receiving the City Engineer's signature. The Conditional Use Permit also expired with the
application.
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
The property is currently vacant.
2. Proposed Use Analysis (UDC 11-2):
Townhouses are allowed by conditional use in the R-40 zoning district and vertically
integrated structures are a principally-permitted use in the C-C zoning district.Although it
has not been determined what type of future use would occur on the commercial lot at the
southwest corner of W. Crosswinds St and N. Linder Rd,the concept plan suggests a drive
through establishment. If this drive-through is proposed in the future, it will require the
approval a conditional use permit once a user has been identified.
3. Dimensional Standards (UDC 11-2):
The R-40 zoning district requires a minimum lot size of 1,000 square feet,25 foot wide
landscape buffers along arterial roads (W. Ustick Rd. and N. Linder Rd.) a 10 foot street
setback from local streets (W. Crosswinds St.),internal side setbacks of 3 feet,rear setback of
12 feet and allows building heights of up to 60 feet The C-C zoning district has the same
landscape buffer requirement and limits building heights to 50 feet. Staff notes it does not
appear the 10-foot landscape buffer requirement is met along W. Crosswind St in the location
of the commercial pad.
In the area proposed for R-40,the preliminary plat indicates lot sizes of at least 1,600 square
feet, all setbacks are satisfied,the buffer is shown on the landscape plan,and the heights of
the townhouses do not exceed 35 feet. The building elevations of the vertically integrated
buildings appear to be within the 50 feet height limitation, although it is not specified on the
elevations. Design will be assessed in detail at time of design review and certificate of
zoning compliance.
City of Meridian I Department Report III. Staff Analysis
4. Specific Use Standards (UDC 11-4-3):
UDC 11-4-3-41 requires vertically integrated residential projects to be at least two stories,
with at least 25% of the gross floor area being residential.None of the required parking is to
be located in the front of the structure. The minimum footprint is 2,400 square feet, and the
specific use standards lists the types of uses that are allowed.
The site plan and building elevations reflect two 9,200 sq ft. +/-three-story vertically
integrated buildings fronting W. Ustick Rd. and N. Linder Rd,with parking provided within
the development,not in front of the buildings.
As mentioned above, staff believes the vertically integrated buildings would be more
appropriate on the north side of W. Crosswind St. verses located at the southwest portion,
directly on the intersection. This would allow the mixed-use buildings to provide a better
transition between commercial and residential uses,promote better walkability with the
residential to the west, and minimize traffic in the townhome area.
Also,based on the building elevations submitted, staff is unsure what is being proposed is
"vertically integrated residential buildings"as much as additional townhouses or a"work/
live"arrangement that could remain entirely residential. As a condition of approval, staff
recommends a requirement that at the time of building permit,the ground floors of vertically
integrated buildings meet occupancy class requirements for commercial structures.
The concept plan suggests a drive through establishment. As it will be within 300 feet of a
residential zone district, a drive through establishment in this location will need approval
through a conditional use permit per UDC 11-4-3-11.
D. Design Standards Analysis
1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19):
The site is currently vacant. The applicant is proposing to construct townhouses, vertically
integrated and commercial structures. Townhouses are allowed with the approval of a
conditional use permit in the R-40 zoning district and vertically integrated structures are a
principally permitted use in the C-C zoning district.Although it has not been determined
what type of future use would occur on the commercial lot at the southwest corner of W.
Crosswinds St and N. Linder Rd, the concept plan suggests a drive through establishment
which requires approval of a conditional use permit. The applicant applied for review and
approval of a conditional use permit for the drive-through establishment and proposed
townhomes with this application.
2. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G):
As the property is less than 5 acres in size,it is exempt from required qualified open space.
However,the applicant has provided an open space exhibit, and the plat indicates 17%of
qualified open space is provided.
An approximately 9,500 square feet central open space is provided with a gazebo.As one of
the objectives of the Mixed-Use Community designation is for open spaces to be centered
around spaces that are well-designed public and quasi public centers of activity, at time of
CZC or plat public accessibility should be specified in the CC&Rs, maintenance agreement
or property owner's association agreement.
3. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
A 25 foot-wide street buffer is required adjacent to N.Linder Road and W. Ustick Road.
Buffers are required to be landscaped per the standards listed in UDC 11- 3B- 7C. UDC
City of Meridian I Department Report III. Staff Analysis
11-3B-7 requires all residential subdivision street buffers to be on a common lot,
maintained by a homeowners'association.
However, it does not appear either landscape buffer meets the minimum landscaping
standards of at least one tree per every thirty-five (35) linear feet. as there are long
sections of arterial buffer without trees.A total of eighteen (18) trees are required along
Linder Road. The applicant will need to revise the landscape plan to include the
additional trees.
ii. Parking lot landscaping
Per UDC 11-3B-8, the applicant shall provide perimeter and internal parking lot
landscaping to soften and mitigate the visual and heat island effect of a large expanse of
asphalt in parking lots, and to improve the safety and comfort ofpedestrians.A five-foot
wide minimum landscape buffer adjacent to parking, loading, or other paved vehicular
use areas. The requirements include 5 ft.perimeter adjacent to streets and islands of at
least 50 sq.ft.per every 12 parking spaces.
iii. Landscape buffers to adjoining uses
Per UDC 11-3B-9, a landscape buffer is required in the C-C districts on any parcel
sharing a contiguous lot line with residential land use. Additionally,the comprehensive
plan speaks to plazas and open space providing integration in mixed-use areas.
iv. Tree preservation
Per UDC 11-3B-10,the applicant shall preserve existing trees four-inch caliper or greater
from destruction during the development.
Mitigation shall be required for all existing trees four-inch caliper or greater that are
removed from the site with equal replacement of the total calipers lost on site up to an
amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper
trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper
trees, or seven(7)three-inch caliper trees).Deciduous specimen trees, four-inch caliper
or greater may count double towards total calipers lost,when planted at entryways,
within common open space, and when used as focal elements in landscape design.
The applicant shall add a mitigation section to the landscape plan for trees meeting the
criteria above that are removed.
v. Storm integration
Per UDC 11-3B-11,the applicant shall meet the intent to improve water quality and
provide a natural, effective form of flood and water pollution control through the
integration of vegetated,well designed stormwater filtration swales and other green
stormwater facilities into required landscape areas,where topography and hydrologic
features allow if part of the development.
Development will be required to meet UDC 11-3B-11 for stormwater integration.
vi. Pathway landscaping
Pathways are required to be landscaped with a landscape strip a minimum of five(5) feet
wide along each side of the pathway. It does appear landscape buffers of at least twenty-
five(25) feet in width are provided along both arterials although they are not
dimensioned.
4. Parking (UDC 11-3C):
i. Residential parking analysis
City of Meridian I Department Report 111. Staff Analysis
For townhouses of 2 bedrooms or less, 2 parking spaces are required, at least I in an
enclosed garage. For townhouses of 3-4 bedrooms, 4 per dwelling unit is required, with
two of them being in an enclosed garage. Parking for vertically integrated residential
units ranges from I to 4 parking spaces depending on the number of bedrooms(not
required to be covered) in addition to one space for every five hundred(500)square feet
of gross floor area for the commercial portion.
The site plan and elevations reflect that all townhouse units are wide enough to have 2-
car garages, and most have a pad in the front that meets minimum dimensional
requirements for 2 cars (20 ft. by 20 ft). Buildings A and B on the north side of W.
Crosswind St. do not have pads that meet the minimum requirement to be counted as
parking and therefore should be no more than 2-bedrooms each. There are 8 additional
parking spaces shown on either side of the central open space to account for guest
parking.
ii. Nonresidential parking analysis
The commercial lot indicates a building of approximately 2,000 sq. ft.,which would
require 4 parking spaces; 11 parking spaces are provided at the west and south sides of
the building. The 12 vertically integrated units would require at least 12 parking spaces if
all residential units were one bedroom,but the commercial spaces will also require
parking spaces based on the amount of gross floor area dedicated to commercial. The
elevations show all vertically integrated units contain a two-car garage with 14 additional
parking spaces provided directly adjacent to an across from the buildings. A shared-
parking agreement between the commercial use and the vertically integrated buildings
should be submitted at time of Certificate of Zoning Compliance(CZC). Parking will be
reviewed in detail at time of certificate of zoning compliance.
iii. Bicycle parking analysis
Per UDC 11-3C-6.G One(1)bicycle parking space shall be provided for every twenty-
five(25)proposed vehicle parking spaces or portion thereof, except for single-family
residences,two-family duplexes,and townhouses.Based on the thirty-eight(38)parking
spaces provided, a total of two (2)bicycle parking spaces is required. The location of the
bicycle racks will need to be depicted on the site and landscape plans.
An example of the bicycle rack will be required to be submitted with the CZC for review
and approval.
5. Building Elevations (Comp Plan 2.01.01 C,Architectural Standards Manual):
Building elevations were submitted with this application. The elevations show townhouses
comprised of materials consisting of rock,cement board and hardie board, lap siding,with
pitched roofs, exposed timber frame and trellis features,with stone bases. Windows are
included on many of the garage doors. The elevations demonstrate significant fenestration
and modulation as well as a variety of roofline variation. Most buildings also include first
floor covered porches and second story decks.
Staff find the elevations, as proposed, demonstrate high quality design,but the elevations of
the vertically integrated structures reflect a townhouse design rather than a commercial
business. At design review the first floor(commercial portion)of the vertically integrated
buildings shall meet the commercial architectural design standards.
Comprehensive Plan policy 2.01.01 C encourages the applicants to maintain a range of
residential land use designations that allow diverse lot sizes, housing types, and densities.
City of Meridian I Department Report III. Staff Analysis
6. Fencing (UDC 11-3A-6, 11-3A-7):
All fencing constructed on the site is required to comply with the standards listed in UDC 11-
3A-7.
7. Vertically Integrated Residential Project (UDC 11-4-3-41):
A. A vertically integrated residential project shall be a structure that contains at least two (2)
stories.
Staff find the proposed elevations show the building for the vertically integrated
structures has three(3)stories and meets the criteria.
B. A minimum of twenty-five(25)percent of the gross floor area of a vertically integrated
project shall be residential dwelling units, outdoor patio space on the same floor as a
residential unit may count towards this requirement.
C. A minimum of ten(10)percent of the gross floor area of a vertically integrated project
shall be used for nonresidential uses as specified in subsection E below.
D. The minimum building footprint for a detached vertically integrated residential project
shall be two thousand four hundred(2,400)square feet.
E. The allowed nonresidential uses in a vertically integrated project include: arts,
entertainment or recreation facility; artist studio; civic, social or fraternal organizations;
daycare facility; drinking establishment; education institution; financial institution;
healthcare or social assistance; industry,craftsman; laundromat;nursing or residential
care facility;personal or professional service;public or quasi-public use; restaurant;
retail; or other uses that may be considered through the conditional use permit process.
F. None of the required parking shall be located in the front of the structure.
G. A minimum of fifty(50) square feet of private,usable open space shall be provided for
each residential dwelling unit. This requirement can be satisfied through porches,patios,
decks, and/or enclosed yards. Landscaping, entryway and other accessways shall not
count toward this requirement. The Director may consider an alternative design proposal
through the alternative compliance provisions as set forth in Section 11-5B-5 of this title.
E. Transportation Analysis
1. Access (Comp Plan 6.01.02B, UDC 11-3A-3, UDC 11-3H-4):
Per UDC 11-3A-3,the intent of these standards is to improve safety by combining and/or
limiting access points to collector and arterial streets and ensuring that motorists can safely
enter all streets unless waived by the City Council.
The subject property is located at the northwest corner of N. Linder Rd and W. Ustick Rd.,
both arterials. There is an existing local road,W. Crosswind St.,which serves the adjacent
Windsong Subdivision to the west and presently stubs to the subject property.
The sections of N. Linder Road and W. Ustick Rd abutting the subject property are improved
with 5-travel lanes, curb, gutter, and 7-foot-wide attached concrete sidewalk. Both presently
operate at a Level of Service"E",which is considered acceptable. W. Ustick Road is
scheduled to be widened to 5-lanes from Ten Mile Road to Linder Road in 2024. Design for
widening N. Linder Rd.to 5-lanes from Cherry Road to Ustick Road is planned for 2025,
although a construction year is not in the IFYWP at this point.
2. Multiuse Pathways (UDC 11-3A-5):
Multiuse pathways shall be constructed in accord with the city's comprehensive plan,the
Meridian Pathways Master Plan,the Ada County Highway District Master Street Map and
Roadways to Bikeways Master Plan.
City of Meridian I Department Report 111. Staff Analysis
3. Pathways (Comp Plan 4.04.01A, UDC 11-3A-8):
All pathways should be constructed in accord with the standards listed in UDC 11-3A-8.
Comprehensive Plan policy 4.04.OIA ensures that new development and subdivisions connect
to the pathway system. The Master pathway plan requires a IO foot multi-use pathway along
the south side of the property along Ustick Road.
4. Sidewalks (UDC 11-3A-17):
This proposal includes private streets within this development except for W. Crosswind St
(collector)and what is shown as an alley at the northern perimeter or the property.UDC I I-
3F-4 does not require sidewalks along private street streets in residential areas.Although the
concept plan shows only portions of the private streets contain 4 ft. wide sidewalks,the
development is clustered in such a way that pedestrian access is possible throughout the
development by either pathway, sidewalks, or across green space without the need to walk in
the street.
Five(5)feet wide sidewalks are provided along both sides of W. Crosswind St., and the stub
street to the north. As discussed in the pathways section above, 10 feet wide multi-use
pathways are being provided along W.Ustick Rd. and N. Linder Rd.
5. Private Streets (UDC 11-3F-4):
Several private streets are proposed with this development.All private streets shall meet the
requirements of UDC 11-3F-4.
6. Subdivision Regulations (UDC 11-6):
i. Dead end streets
No streets or series of streets that ends in a cul-de-sac or a dead end shall be longer than
five hundred(500)feet except as allowed by UDC 11-6C-3.
ii. Block face
UDC 11-6C-3-regulates block lengths for residential subdivisions. Staff has reviewed the
submitted plat for conformance with these regulations. The intent of this section of code
is to ensure block lengths do not exceed 750 feet, although there is the allowance of an
increase in block length to 1,000 feet if a pedestrian connection is provided. In no case
shall a block face exceed one thousand two hundred(1,200)feet,unless waived by the
City Council.
F. Services Analysis
1. Waterways (Comp Plan 4.05.OID, UDC 11-3A-6):
Per UDC 11-3A-6, requires limiting the tiling and piping of natural waterways, including,
but not limited to, ditches, canals, laterals, sloughs and drains where public safety is not a
concern as well as improve,protect and incorporate creek corridors (Five Mile, Eight Mile,
Nine Mile, Ten Mile, South Slough and Jackson and Evan Drains) as an amenity in all
residential, commercial and industrial designs. When piping and fencing is proposed, the
standards outlined in UDC 11-3A-6B shall apply.
Comprehensive Plan policy 4.05.OID requires improving and protecting creeks and other
natural waterways throughout commercial, industrial, and residential areas.
The Creason Lateral traverses a small portion of the site at the southwest corner. The lateral
has already been piped in this area, and it is within a common lot on the Plat.
City of Meridian I Department Report III. Staff Analysis
2. Pressurized Irrigation(UDC 11-3A-15):
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(UDC 11-3B-6). The applicant should be required to use any existing surface
or well water for the primary source. If a surface or well source is not available, a single-
point connection to the culinary water system shall be required. If a single point connection
is utilized, the developer will be responsible for the payment of assessments for the common
areas prior to prior to receiving development plan approval.
3. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in all developments by the City's adopted
standards, specifications, and ordinances. Design and construction shall follow best
management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage
will be proposed with a future Certificate of Zoning Compliance application and shall be
constructed to City and ACHD design criteria.
4. Utilities (Comp Plan 3.03.03G, UDC 11-3A-21):
Ensure development is connected to City of Meridian water and sanitary sewer systems and
the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development. All
utilities are available to the site. Water main,fire hydrant and water service require a
twenty foot(20) wide easement that extends ten (10)feet past the end of main, hydrant, or
water meter. No permanent structures, including trees, are allowed inside the easement.
Comprehensive Plan policy 3.03.03G requires urban infrastructure to be provided for all
new developments, including curb and gutter, sidewalks, water and sewer utilities.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. Future development of the site shall be generally consistent with the Development Agreement
Instrument No. 2022-063228, conceptual site plan,landscape plan, and elevations submitted with
the preliminary plat application contained herein.
2. The private streets are approved subject to completion of the tasks listed in UDC 11-3F-3 within
one year. Documentation of such shall be submitted to the Planning Division in order to receive
final approval.
3. All common lots, streets and alleys shall meet the requirements of UDC 11-6C-3.
4. The applicant shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC I I-3A-7 and 11-3A-6B, as applicable.
5. The development shall comply with standards and installation for landscaping as set forth in UDC
11-3B-5 and maintenance thereof as set forth in UDC I 1-313-13.
6. Off-street vehicle parking shall be provided on the site in accord with UDC 11-3C-4 and UDC
11-3C-6 for townhouses, commercial buildings and vertically integrated projects.
7. The development shall comply with all subdivision design and improvement standards as set
forth in UDC 11-6C-3, including but not limited to driveways,easements,blocks, street buffers,
and mailbox placement.
8. An administrative design review will be required for all new attached residential structures
containing two (2)or more dwelling units.
9. An administrative design review and certificate of zoning compliance will be required for any
commercial buildings or vertically integrated buildings.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
10. The first floor(commercial portion) of the vertically integrated buildings shall meet the
commercial architectural design standards.
11. A conditional use permit shall be required for the drive-through establishment shown on the
commercial lot once a user has been identified.
12. At the time of CZC or final plat submittal, an executed shared-parking agreement between the
commercial lots and the vertically integrated structures shall be submitted.
13. The preliminary plat dated 3/04/2025, shall be revised as follows:
a. Per UDC 11-3B-7, all arterial street buffers shall be on a common lot or on a permanent
dedicated buffer,maintained by the property owner or business owners'association.
b. Residential street buffers shall be on a common lot,maintained by a homeowners'
association.
c. Identify the common lots within the notes on the plat.
14. The landscape plan dated 3/04/2025, shall be revised as follows:
a. Based on the thirty-eight(38)parking spaces provided, a total of two (2)bicycle parking
spaces is required. The location of the bicycle racks will need to be depicted on the site and
landscape plans. An example of the bicycle rack will be required to be submitted with the
CZC for review and approval.
b. The landscape plan shall show any proposed fencing for the development with a detail of the
fencing being proposed.
c. The landscape plan shall provide the minimum density of one(1)tree per thirty-five (35)
linear feet is required for street buffers per UDC 11-313-7.
d. Apply the 10-foot landscape buffer along W. Crosswind Street in the location of the
commercial pad.
e. Per UDC 11-313-10, a mitigation section shall be added to the landscape plan for trees that are
removed from the site that are four-inch caliper or greater.
15. The developer shall comply with the specific use standards for vertically integrated projects as
listed in UDC 11-4-3-41.
16. Direct access to Linder Road and Ustick Road is prohibited other than the access specifically
approved with this development. All existing curb cuts shall be replaced with curb,gutter and
sidewalk.
17. The preliminary plat approval shall become null and void if the applicant fails to either: 1)obtain
the City Engineer signature on a final plat within two years of the date of the approved findings;
or 2)obtain approval of a time extension as set forth in UDC 11-613-7.
18. Outdoor lighting shall comply with the standards listed in UDC 11-3A-11. Lighting details shall
be submitted with the Certificate of Zoning Compliance application that demonstrates compliance
with these standards.
19. Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
20. The Applicant shall comply with all conditions of ACHD.
21. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from
compliance.
22. The Applicant shall have a maximum of two(2)years to commence the townhomes as permitted
in accord with the conditions of approval listed above. If the townhomes have not begun within
City of Meridian I Department Report IV. City/Agency Comments &Conditions
two (2)years of approval,a new conditional use permit must be obtained prior to operation or a
time extension must be requested in accord with UDC 11-5B-6F.
B. Meridian Public Works
SITE SPECIFIC CONDITIONS:
1. Sewer and Water in Parallel require 30ft easement.
2. Ensure no permanent structures (trees, bushes, buildings, carports, trash receptacle walls,
fences,infiltration trenches, light poles, etc.) are not built within the utility easement.
3. Ensure no sewer services pass through infiltration trenches.
4. Water lines,fire hydrants and services up the meter require 20' easements.Easement to extend
10' beyond fire hydrant,water meters or termination of the main.
5. Streetlights must be activated and record drawings approved prior to any form of occupancy.
GENERAL CONDITIONS:
1. Sanitary sewer service to this development is available via extension of existing mains adjacent
to the development. The applicant shall install mains to and through this subdivision; applicant
shall coordinate main size and routing with the Public Works Department,and execute standard
forms of easements for any mains that are required to provide service. Minimum cover over
sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than
alternate materials shall be used in conformance of City of Meridian Public Works Departments
Standard Specifications.
2. Water service to this site is available via extension of existing mains adjacent to the
development. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
3. All improvements related to public life,safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance
surety for such improvements in order to obtain City Engineer signature on the final plat as set
forth in UDC 11-5C-3B.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff,the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing,landscaping,amenities,pressurized irrigation,prior to signature on the final plat.
6. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided
by the owner to the City. The applicant shall be required to enter into a Development Surety
Agreement with the City of Meridian. The surety can be posted in the form of an irrevocable
letter of credit, cash deposit or bond. Applicant must file an application for surety, which can
be found on the Community Development Department website. Please contact Land
Development Service for more information at 887-2211.
7. The City of Meridian requires that the owner post to the City a warranty surety in the amount
of 20% of the total construction cost for all completed sewer, and water infrastructure for a
duration of two years. This surety amount will be verified by a line item final cost invoicing
provided by the owner to the City. The surety can be posted in the form of an irrevocable letter
of credit, cash deposit or bond. Applicant must file an application for surety, which can be
found on the Community Development Department website. Please contact Land
Development Service for more information at 887-2211.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
8. In the event that an applicant and/or owner cannot complete non-life,non-safety and non-health
improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a
surety agreement may be approved as set forth in UDC 11-5C-3C.
9. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
10. It shall be the responsibility of the applicant to ensure that all development features comply
with the Americans with Disabilities Act and the Fair Housing Act.
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-1-413.
14. Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill,where footing would sit atop fill material.
15. The engineer shall be required to certify that the street centerline elevations are set a minimum
of 3-feet above the highest established peak groundwater elevation. This is to ensure that the
bottom elevation of the crawl spaces of homes is at least 1-foot above.
16. The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed
in accordance with the approved design plans. This certification will be required before a
certificate of occupancy is issued for any structures within the project.
17. At the completion of the project,the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
18. Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street
Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be
installed at developer's expense. Final design shall be submitted as part of the development
plan set for approval, which must include the location of any existing street lights. The
contractor's work and materials shall conform to the ISPWC and the City of Meridian
Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and
Utility Coordinator at 898-5500 for information on the locations of existing street lighting.
19. The applicant shall provide easement(s)for all public water/sewer mains outside of public right
of way (include all water services and hydrants). The easement widths shall be 20-feet wide
for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,
but rather dedicated outside the plat process using the City of Meridian's standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement(on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2" x I I" map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted,reviewed, and approved prior to signature of the final plat by the City Engineer.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
21. Any wells that will not continue to be used must be properly abandoned according to Idaho
Well Construction Standards Rules administered by the Idaho Department of Water
Resources. The Developer's Engineer shall provide a statement addressing whether there are
any existing wells in the development,and if so,how they will continue to be used, or provide
record of their abandonment.
22. Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for
abandonment procedures and inspections.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(UDC 11-313-6.). The applicant should be required to use any existing surface
or well water for the primary source. If a surface or well source is not available,a single-point
connection to the culinary water system shall be required. If a single-point connection is
utilized,the developer will be responsible for the payment of assessments for the common areas
prior to development plan approval.
24. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per
UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207
and any other applicable law or regulation.
C. Meridian Police Department
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D. Meridian Park's Department
1. The project developer shall design and construct multi-use pathways consistent with the
location and specifications set forth in the Meridian Pathways Master Plan Map and Master
Pathways Plan Document Chapter 3).Any proposed adjustments to pathway alignment shall
be coordinated through the Pathways Project Manager.Interactive Pathways Map
2. Prior to final approval the applicant shall dedicate a public access easement for a multi-use
pathway(10'wide detached sidewalk) along the north side of Ustick Rd to connect the
existing pathway at the west project boundary to the intersection at Linder and Ustick Road.
10'wide detached sidewalk will also be required along the length of the Linder Rd. frontage.
Limit the number of connections between private sidewalks and the multi-use pathway.
Easements shall be a minimum of 14'wide(10'pathway+2'shoulder each side). Easement
need only be dedicated for multi-use pathways that lie outside the public ROW.
Use standard City template for public access easement. Submit all easements online through
Citizen's Access Portal.
3. Construct multi-use pathways per paving section based on existing site conditions as
recommended by project civil engineer in accord with UDC 11-3A-8 and 11-313-12. Prior to
final approval the applicant's engineer shall provide written documentation that the pathway
segment was constructed per the recommended specifications.
4. The owner(or representative association) of the property affected by each public access
easement shall have an ongoing obligation to maintain the multi-use pathway
City of Meridian I Department Report IV. City/Agency Comments &Conditions
E. Irrigation Districts
1. Nampa&Meridian Irrigation District
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F. Idaho Department of Environmental Quality(DEQ)
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G. Ada County Highway District(ACHD)
https://weblink.meridianciN.org/WebLinklBrowse.aspx?id=396835&dbid=0&repo=Meridian Cit
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H. Idaho Transportation Department(ITD)
https:llweblink.meridiancity.org/WebLinklBrowse.aspx?id=396835&dbid=0&repo=MeridianCit
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V. FINDINGS
A. Private Streets
In order to approve the application,the Director shall find the following:
1. The design of the private street meets the requirements of this Article;
The private streets meet the design requirements of not connecting to an arterial street,
allowing sufficient maneuvering for emergency vehicles, not serving more than 50 units and
meeting the minimum width of 24 feet.
2. Granting approval of the private street would not cause damage hazard, or nuisance, or other
detriment to persons,property, or uses in the vicinity; and
As these are private streets internally contained within this development connected to
adjacent properties by public streets, there is adequate parking provided and Meridian Fire
and Police have not expressed objections, the Director finds approval of the private street
would not cause damage, hazard, or nuisance, or other detriment to persons,property, or
uses in the vicinity.
3. The use and location of the private street shall not conflict with the comprehensive plan
and/or the regional transportation plan.
As listed above in the Comprehensive Plan analysis, the Director finds the use and location
of the private street shall not conflict with the comprehensive plan andlor the regional
transportation plan.
4. The proposed residential development(if applicable)is a mew or gated development.
The majority of the townhouses are clustered around a mew with their entrances facing the
open space. This would be considered a mew development.
B. Conditional Use(UDC 11-5B-6E)
The commission shall base its determination on the conditional use permit request upon the
following:
1. That the site is large enough to accommodate the proposed use and meet all the dimensional
and development regulations in the district in which the use is located.
Council find that if the site is designed in accord with the site plan and landscape plan shown
in the exhibits and the conditions of approval, the site will be large enough to accommodate
City of Meridian I Department Report V. Findings
the proposed use and meet the dimensional and development regulations of the R-40 zoning
district for townhouses.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
As described in the staff report, the proposed townhomes in the R-40 zone meet the objectives
of the Comprehensive Plan and UDC.
3. That the design, construction, operation and maintenance will be compatible with other uses
in the general neighborhood and with the existing or intended character of the general vicinity
and that such use will not adversely change the essential character of the same area.
This proposal would allow 33 townhouses on an arterial intersection, surrounded by multi-
family detached and attached, commercial and multifamily uses. Sufficient buffering and
landscaping have been provided, there is satisfactory parking, and the elevations reflect high
quality design.
The general design, construction, operation and maintenance of the use will be compatible
with other residential and commercial uses in the general neighborhood and with the existing
and intended character of the vicinity and will not adversely change the character of the
area.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
As mentioned above, stafffind the proposed townhouses will not adversely affect other
property in the vicinity.
5. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools,parks,police and fire protection, drainage structures,
refuse disposal,water,and sewer.
Essential public facilities and services are presently serving the existing development.
Sanitary sewer, domestic water and irrigation can be made available to additional property.
Please refer to comments prepared by the Public Works Department, Fire Department,
Police Department and other agencies.
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
The applicant will pay to extend the sanitary sewer and water mains into the site. No
additional capital facility costs are expected from the City. The applicant and/or future
property owners will be required to pay impact fees.
7. That the proposed use will not involve activities or processes,materials, equipment and
conditions of operation that will be detrimental to any persons,property or the general
welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors.
Council finds that the proposed development will not involve uses that will create nuisances
that would be detrimental to the general welfare of the surrounding area. Staff recognize
there will be a small increase in traffic and noise with the approval of this development;
whenever undeveloped property is developed the amount of traffic generation does increase.
8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or
historic feature considered to be of major importance.
Council find that the proposed development will not result in the destruction, loss or damage
of any natural feature(s)of major importance.
City of Meridian I Department Report V. Findings
9. Additional findings for the alteration or extension of a nonconforming use:
Not applicable
10. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
Not applicable
11. That the proposed nonconforming use is developed to a similar or greater level of conformity
with the development standards as set forth in this title as compared to the level of
development of the surrounding properties.
Not applicable
C. Preliminary Plat and Short Plat(UDC-6B-6)
In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the
decision-making body shall make the following findings:
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code;
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 find public services can be made available to the subject property and will be
adequate to accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
Council finds the proposed plat is in substantial conformance with scheduled public
improvements in accord with the City's CIP.
4. There is public financial capability of supporting services for the proposed development;
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
Council finds the proposed development will not be detrimental to public health, safety or
general welfare.
6. The development preserves significant natural, scenic or historic features.
There is an existing floodplain and Five Mile Creek at the southwest portion of the property.
These features are shown to be preserved in a common lot.
VI. ACTION
A. Staff:
Staff recommend approval of the requested preliminary plat, conditional use permit for the
townhomes and private streets with the provisions as noted in Section IV per the findings in
Section V of this staff report.
City of Meridian I Department Report VI. Action
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 Preliminary Plat and
Conditional Use Permit requests.
1. Summary of Commission public hearing_
a. In favor: Applicant
b. In opposition: None
C. Commenting. None
d. Written testimony: None
e. 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 Commission:
a. None
4. Commission change(s)to Staff recommendation:
a. None
5. Outstandin issue(s)ssue(s) for City Council:
a. None
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 Preliminary Plat and Conditional Use Permit requests.
1. Summary of the City Council public hearing:
a. In favor: Jeremy Amar,representing the applicant
b. In opposition:None
C. Commenting
d. Written testimony:None
e. 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. None
4. City Council change(s)to Commission recommendation.
a. None
City of Meridian I Department Report VI. Action
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5. Map Notes
Nearby Recent Preliminary Plats(within last 5-years)
H-2018-0060 H-2019-0094 H-2020-0081 H-2020-0125 H-2021-0071 H-2021-0102 H-2022-
0026 H-2022-0086 H-2022-0093 H-2023-0021
Nearby Recent Conditional Use Permits(within last 5-years)
H-2019-0109 H-2020-0112 H-2021-0071 H-2021-0102 H-2022-0005
City of Meridian I Department Report VII. Exhibits
B. Subject1 1
11
City
of , Department Report /
C. Service Accessibility Report
PARCEL S0435449705 SERVICE ACCESSIBILITY
Overall Scare: 34 57th Percentile
Description
Location In City Limits REEN
Wr
Extension Sewer Trunkshed mains -< 500 ft.from parcel GREEN
Floodplain Either not within the 100 yr floodplain or > 2 acre, GREEN
Emergency Services Fife Response time 5-9 min. YELLOW
Emergency Services Police Meets response time goals most of the time GREEN
Pathways Within 1/4 mile of current pathways GREEN
Transit Within 1/4 mile of future transit route YELLOW
Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN
plan) matches existing (# of lanes)
School Walking Proximity Within 1/2 mile walking GREEN
Either a High School or College within 2 miles OR a
School drivability Middle or Elementary School within 1 mile driving GREEN
(existing or future)
Either a Regional Park within 1 mile 4R a Community
Park Wal kability Parkwithin 1/2 mile OR a Neighborhood Park within GREEN
114 mile walking
City of Meridian I Department Report VII. Exhibits
A Preliminary Plat(date: 9/22/2021)
PEUMMINAff PLAT FOR
PAW SUBDIMID
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PLAN SHEET INDEX
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City of Meridian Department Report V11. Exhibits
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City of Meridian Department Report VII. Exhibits
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City of Meridian I Department Report VII. Exhibits
F. Concept Plan (date: 4/29/2025)
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City of Meridian Department Report VII. Exhibits
G. Building Elevations(date: 1/2/2025)
at
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City of Meridian Department Report VII. Exhibits
LM
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BUILDING 'G'
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City of Meridian Department Report VII. Exhibits
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BUILDING 'H'
Rear of Building
City of Meridian I Department Report VII. Exhibits
VIII. ADDITIONAL NOTES & DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS
(link to Community Metrics)
A. One-Mile Radius Existing Condition Notes
This data is automatically derived from enterprise application and GIS databases, and exported
dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30-
days.Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel
based data excludes certain properties and represents land as it exists now. Properties considered
are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional
development, government,and quasi government facilities). The following values also constrain
included property acreage to reduce outliers and non-conforming instances from distorting
averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals. Some approved entitlements,
and particularly older ones,may be constructed.
Decennial population counts and household counts are based on the most recent Decennial
Census. Current population and current household values are COMPASS estimates,usually for
the year previous, and are based on traffic analysis zone boundaries(TAZ's).
B. Mixed Use Analysis Notes
This data is derived from enterprise application and GIS databases, and exported dynamically.
Data considered for analysis are only those areas overlapping the overall Mixed Use boundary
area. Mixed Use areas across arterial roadways are distinct, separate, and not considered as they
do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety,
transportation efficiency, etc.). Mixed Use parcel areas may be greater or smaller than the future
land use area designation boundary due parcel size,configuration,right-of-way, and other factors.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals.
C. Service Assessment Notes
This data represents existing conditions derived from our enterprise application and GIS database,
exported through dynamic reporting. The system references the most recent available data from
various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and
response times,police crime reporting,pathway information,existing and planned transit,
roadway improvements, school and park proximity, and other resources.
The tool provides context for project review,using multiple indicators consistently. Data from
similar topics may vary based on different levels of review.
The overall score is based on weighted criteria(not a ranked order), and the percentile score
compares the parcel to others in the city(higher is better). This tool was developed as a City
Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are
just one data point and should not be the sole basis for decisions.
D. ACHD Roadway Infographic Notes
The Ada County Highway District utilizes a number of planning and analysis tools to understand
existing and future roadway conditions.
• Existing Level of service(LOS).LOS indicator is a common metric to consider a
driver's experience with a letter ranking from A to F.Letter A represents free flow
conditions, and on the other end Level F represents forced flow with stop and go
City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report
Maps, Tables, and Charts
conditions. These conditions usually represent peak hour driver experience. ACHD
considers Level D, stable flow,to be acceptable. The LOS does not represent conditions
for bikes or pedestrians, nor indicate whether improvements: are possible; if there are
acceptable tradeoffs; or if there is a reasonable cost-benefit.
• Integrated Five Year Work Plan (IFYWP).The IFYWP marker(yes/no) indicates
whether the specified roadway is listed in the next 5-years. This work may vary, from
concept design to construction.
• Capital Improvement Plan(CIP).The CIP marker(yes/no)indicates whether the
specified roadway is programmed for improvement in the next 20-years.
City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report
Maps, Tables, and Charts