HomeMy WebLinkAboutCC - Commission Recommendation and Staff Report for 8-19 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 8/19/2025 Legends®
DATE: -
Project Location �'•J'� �'
TO: Mayor& City Council Area of Impact
�= City Limits
FROM: Nick Napoli,Associate Planner O Analysis @. ;
s
208-884-5533
nnapoli@meridiancity.org C _ 3 I
APPLICANT: Mike Chidester
SUBJECT: H-2025-0019 ,
T
Gramercy Townhomes � i
-
LOCATION: Located at 1873, 1925, and 2069 Wells � '��.
Avenue in the NE '/4 of Section 20, -
T.3N.,R1E.
I. PROJECT OVERVIEW
A. Summary
Rezone of 6.98 acres of land from the C-G zone to the TN-R zone, a preliminary plat for 82
buildable lots and 8 common lots, and a development agreement modification to establish a new
concept plan and remove the age restriction on the property.
B. Recommendation
Staff. Approval with a development agreement and conditions.
Commission: Approval as presented in staff report.
C. Decision
Council: Pending
City of Meridian I Department Report I. Project Overview
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant -
Proposed Land Use(s) Residential -
Existing Zoning C-G(General Retail and Service Commercial District) VII.A.2
Proposed Zoning TN-R(Traditional Neighborhood District)
Adopted FLUM Designation MU-R(Mixed Use Regional) VII.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 11/19/2024
Neighborhood Meeting 2/18/2025
Site posting date 7/31/2025
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District IV.D
• Comments Received Yes -
• Commission Action Required No -
• Access Private streets are proposed for the development. -
ITD Comments Received Yes;No comment
Meridian Public Works Wastewater IV.B
• Distance to Mainline Available at Site
• Impacts or Concerns Yes, See Public Works Site Specific Conditions
Meridian Public Works Water IV.B
• Distance to Mainline Available at Site
• Impacts or Concerns Yes, See Public Works Site Specific Conditions
School District(s) West Ada School District IV.0
• Capacity of Schools Pepper Ridge Elementary:Architectural 675,Program 575 -
Lewis and Clark Middle: 1000
Mountain View High: 2175
• Number of Students Enrolled Pepper Ridge Elementary:471 -
Lewis and Clark Middle: 899
Mountain View High: 2479
Note: See section IV. City/Agency Comments&Conditions for comments received, or see the public
record.
City of Meridian I Department Report II. Community Metrics
Figure l: One-Mile Radius Existing Condition Metrics
Reference Parcel:R3238520110 Date Retrieved:2025/5/5
Parcel Count Parcel Acreage Infiii Indicator:
441 Surrounding Area
313 0
'� 7 �p Notcty
® City Limits
2,894 1,512. ■ Not City
Household Household& Population Growth
■
Households 02020
Population Change:15.2°I°
Population ■Growth
(Household and Population Change
since 2010 Decennial) 5,000 10,000 15,000 20,000
Use Types Residential Addresses All Addresses
■ Single-family
31% 25% 0%
® Multi-family
69 55
® Commercial
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Figure 2: Service Impact Summary
ImpactService . .
Ready
Marginal
Caution
2q, e��t �o°a Fite o��L2 s�aAy a�y\� ���°�
0 fro"
Q-°
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City of Meridian I Department Report II. Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
The subject properties fall within the Mixed-Use Regional(MU-R)Future Land Use Map
(FLUM) designation. The intent of the MU-R designation is to provide a mix of employment,
retail,and residential dwellings and public uses near major arterial intersections. By integrating a
variety of uses together,the goal is to avoid predominantly single-use developments such as a
regional retail center with only restaurants and other commercial uses. Development should be
anchored by uses that have a regional draw with appropriate supporting uses. This designation
supports a diverse and integrated community where residents can live,work,and shop without
needing to travel far.
According to the Comprehensive Plan,the MU-R designation should make up between 10%and
30%of the total development area,with gross residential densities ranging from 6 to 40 units per
acre. The MU-R area, located at the southwest corner of Eagle Road and Overland Road,
encompasses approximately 165.2 acres. Of that total,roughly 41.5 acres are designated for
residential use,including the proposed development, accounting for 25.1%of the MU-R area in
this quadrant,which aligns with the Comprehensive Plan's vision and density targets.
The proposed development plan depicts eighty-two (82)townhomes with the Traditional
Neighborhood Zoning(TN-R)as the single use for the subject properties. While the TN-R zoning
requires two different types of housing, staff finds that the surrounding garden-style apartments,
single-family detached, and townhomes provide the mix of units desired in the area. The
proposed townhomes range in size from 1,650 s.£ and 1,750 s.£with three (3)and four(4)
bedroom units. In addition,TN-R zoning requires detached sidewalks with parkways. While the
applicant has provided detached sidewalks along the front of each unit,the sidewalks running
north—south are attached. Staff has determined that the combination of detached sidewalks with
parkways and on-street parking in front of the units meets the intent of the TN-R zoning.
Furthermore,the attached north—south sidewalks are appropriate due to site constraints and are
expected to enhance pedestrian connectivity within the development.
The private streets provide accurate and easy to find address points that will be beneficial for
Fire,EMS,and Police. In addition to the townhomes,the development plan depicts a 0.60-acre
common open space with parkways, on-street parking,and alleys. The applicant has provided an
internal pathway to connect with the ten(10)foot multi-use pathway on the southern boundary to
help residents connect with Mountain View High School and Gordon Harris Park to the south.
The applicant has indicated that the buildout timeline for the development depends on demand;
however,they anticipate developing the project in five(5)phases,with the first phase consisting
of the large open space, amenities, and roads.
West Ada School District has indicated that the development is expected to generate
approximately nineteen(19) school-aged children across all grade levels. Pepper Ridge
Elementary and Lewis and Clark Middle School both have adequate capacity to account for the
addition of school-aged children from the development. However,Mountain View High School is
over capacity with 2479 students enrolled and a capacity of 2175 students.
Overall,the proposed townhome development is an allowed use within the MU-R designation
and contributes to the area's intended mix of residential and commercial activity.Beyond the
project boundaries, staff also considered surrounding uses and finds that the site's proximity to
commercial/employment areas, a child care facility/charter school, and regional pedestrian
infrastructure supports the MU-R designation's broader land use goals.
• "Encourage a variety of housing types that meet the needs, preferences, and financial
capabilities of Meridian's present and future residents."(2.01.02D)
City of Meridian I Department Report III. Staff Analysis
The proposed for-sale townhomes will provide additional housing options in the area that will
blend in with the surrounding developments. This will provide a townhome product to the area
which is in close proximity to Mountain View High School and Gordon Harris Park.
• "Permit new development only where it can be adequately served by critical public facilities
and urban services at the time of final approval, and in accord with any adopted levels of
service for public facilities and services."(3.03.03F)
City water and sewer services are available and can be extended by the developer with
development in accord with UDC 11-3A-21.
• "Maximize public services by prioritizing infill development of vacant and underdeveloped
parcels within the City over parcels on the fringe."(2.02.02)
The subject site is already annexed and in a widely developed area. However, the subject
sites are undeveloped and have been vacant for more than a decade as commercial only
properties. It is one of the last areas of the Gramercy development to be developed and the
Applicant believes constructing high-end townhomes will provide needed housing and
stimulate the neighboring commercial businesses.
• "Avoid the concentration of any one housing type or lot size in any geographical area;
provide for diverse housing types throughout the City."(2.01.01 G)
Traditional three-story, garden-style apartments are currently under construction throughout
the City, which makes the proposed three-story townhome concept desired in this area..
Table 4: Proiect Overview
Description Details
History H-2021-0023;H-2021-0022;A-2019-0200;A-2021-0238;TED-2023-
0006
Phasing Plan 5 Phases(Depending on Demand)
Residential Units 82 Single Family Attached Units
Open Space 1.31 Acres; 18.8%
Amenities Dog Waste Station(.05)and Open Space Commons(3)
Acreage 6.98 acres
Lots 82 Building Lots and 8 Common Lots
Density Gross Density: 11.74 units/acre
Net Density: 19.04 units/acre
B. History/Development Agreement Modification
In 2021,the subject properties were approved for a multi-family development consisting of 164
age-restricted units on 5.24 acres of land. The applicant then filed for a time extension in 2023 to
extend the CUP,however,the applicant did not move forward with the project as the market
changed, and demand was no longer there for age restricted units. Currently,the development
agreement from this application governs the site. The existing development agreement restricts
the site to the previous concept plan and age restricted units. The applicant is requesting an
addendum to the existing DA to remove the age restriction and amend the concept plan in favor
of the proposed townhome development.
The new development proposes 82 townhomes,which is approximately half of the units proposed
in the previous application. The applicant is not proposing an age restriction for the new
development and will be constructing it in five(5)phases. Additionally,the applicant has
proposed open space exceeding the 15%required by the UDC and amenities meeting the UDC
City of Meridian I Department Report III. Staff Analysis
requirements. Staff is supportive of this change to the concept plan and development agreement
as it provides another housing type to the area.
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
The subject properties are annexed into the city with the C-G zoning and have utilities
stubbed to the site. The site currently sits vacant.
2. Proposed Use Analysis (UDC 11-2):
The applicant is seeking a rezone and proposing eighty-two(82)townhomes,which are listed
as a principally permitted use in the UDC Table 11-2D-2 for the TN-R zoning district.As
mentioned above,the TN-R zoning requires a minimum of two(2)housing types. Since the
subject development lies within the MU-R FLUM designation, staff finds that the
surrounding mix of housing types(multifamily, single-family detached,townhomes)provides
the mix of housing the city envisioned for this area. In addition to this,the design of the
development varies from those of the neighboring uses as the development is anchored by a
0.60-acre common open space with on-street parking and parkways. Staff finds the proposed
subdivision to be in compliance with the TN-R zoning district and FLUM.
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.
The larger MU-R area provides different housing types, lot sizes, and densities in close
proximity to commercial, employment, schools, and parks.
Comprehensive Plan policy 2.01.01 G states development should avoid the concentration of
any one housing type or lot size in any geographical area;provide for diverse housing types
throughout the City.
The larger MU-R area has a mix of different housing types in the form of single-family
detached, single-family attached, and garden-style apartments(multifamily).
Comprehensive Plan policy 2.06.02D encourages a diversity of housing, recreation, and
mobility options to attract and sustain the local workforce.
The proposed subdivision provides a unique design that provides the traditional neighborhood
feel that the TN-R zoning district calls for. With the neighboring commercial, schools,and
regional parks in close proximity, it will allow future residents to live,work, and play in the
immediate area.
3. Dimensional Standards (UDC 11-2):
The preliminary plat and future development are required to comply with the dimensional
standards listed in UDC Table 11-2D-6 for the TN-R zoning district.
All proposed lots and public streets appear to meet UDC dimensional standards per the
submitted preliminary plat. This includes lot sizes ranging from approximately 1,461 to 1935
square feet. The subdivision is proposed to develop in five (5)phases with the central open
space being developed with phase one (1) as depicted in Exhibit VII. Development of the
subdivision is required to comply with the subdivision design and improvement standards
listed in UDC 11-6C-3.
D. Design Standards Analysis
1. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G):
Based on the standards in UDC Table 11-3G-3, a minimum of 15% (or 1.05 acres)of
qualified open space is required to be provided within the development.An open space
City of Meridian I Department Report III. Staff Analysis
exhibit was submitted as shown in Section VII.G,which depicts 18.8% (or 1.31 acres)of
open space that meets the required quality and qualified open space standards. In addition to
the open space provided in the development,the subject development is within approximately
850 feet of Gordon Harris Park and directly abuts Mountain View High School's ball fields.
All common open space areas are required to be landscaped with one deciduous shade tree
for every 5,000 square feet of area and include a variety of trees, shrubs, lawn or other
vegetative groundcover per UDC 11-3G-5B.3.
Based on the standards in UDC 11-3G-4A, a minimum of one(1)amenity point is required to
be provided. The amenities proposed are a dog waste station and open space commons as the
central open space exceeds 20,000 square feet. The applicant's amenity points total is 3.5
exceeding the UDC requirements. In addition to the amenities proposed,the subject
development abuts Mountain View High School's ball fields and is approximately 850 feet
from Gordon Harris Park.
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
UDC Table 11-2D-6 requires eight(8) foot parkways with class II trees along local
streets for the TN-R zoning district. The applicant is proposing private streets built to
local street standards with eight(8)-foot parkways and class II trees in compliance with
the UDC standards.
ii. Parking lot landscaping
The landscaping for parking on Lot 2,Block 1, abutting the central open space shall meet
the standards listed in UDC 11-313-8. This includes a planter island with a minimum
square footage of fifty(50)and a minimum of five (5)feet wide. In addition, a tree is
required at each end of the parking rows inside a planter island.Alternative Compliance
can be applied for to relocate these trees. The applicant shall either revise the plan to
incorporate planter islands with trees or apply for alternative compliance to relocate
these trees, this shall be done with the final plat application.
iii. Tree preservation
Mitigation shall be required for all existing trees four-inch caliper or greater that are
removed from the site with equal replacement of the total calipers lost on site up to an
amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper
trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper
trees, or seven(7)three-inch caliper trees). Deciduous specimen trees four-inch caliper or
greater may count double towards total calipers lost,when planted at entryways,within
common open space, and when used as focal elements in landscape design.
The applicant shall provide mitigation calculations with submittal of the final plat if any
trees are being removed from the property.
iv. Storm integration
Per UDC 11-313-11,the applicant shall meet the intent to improve water quality and
provide a natural, effective form of flood and water pollution control through the
integration of vegetated,well designed stormwater filtration swales and other green
stormwater facilities into required landscape areas,where topography and hydrologic
features allow if part of the development.
v. Pathway landscaping
Pathway landscaping shall comply with the requirements outlined in UDC 11-313-12. The
applicant must provide a landscape strip at least five(5) feet wide along both sides of the
City of Meridian I Department Report III. Staff Analysis
pathway. To enhance design flexibility,variations in the strip's width are encouraged to
allow trees to be planted farther from the pathway,reducing the risk of root damage.
However,the landscape strip must maintain a minimum width of two(2)feet to ensure
proper pathway maintenance. The strips shall be landscaped with a combination of trees,
shrubs, lawn, and/or other vegetative ground cover.
The applicant is not proposing a multi-use pathway; however, they are proposing a
central micro pathway to connect with the existing multi-use pathway on the south
boundary of the site. It appears the applicant has provided five (5)feet of landscaping on
both sides of the pathway.
3. Parking (UDC 11-3C):
i. Residential parking analysis
Off-street parking is required to be provided for each home based on the total number of
bedrooms per unit as set forth in UDC Table 11-3C-6. On-street parking is also available
on portions of the proposed streets.
The townhomes consist of three(3)and four(4)bedroom units that require four(4)
parking spaces to be incompliance with UDC Table 11-3C-6.
The applicant has indicated each townhome has four(4)parking spaces,two(2)inside a
garage and two(2) on the parking pad. In addition to the 328 parking spaces for the
townhomes,the applicant has provided forty-six(46)parking spaces along the streets and
near the common space for guests.
The applicant is requesting to reduce the parking pad width to eighteen(18)feet for all
parking spaces outside of the garage for the townhomes. The reason for the reduction is
to provide a break in the concrete plane in the form of planters as depicted on the site
plan. Additional overflow parking is being provided throughout the development to offset
the width of the parking pad. This was at the request of city staff. The applicant shall
apply for an alternative compliance application to request this reduction with the
submittal of the design review application.
ii. Bicycle parking analysis
The UDC does not require bicycle parking in single-family attached, detached, and
townhomes developments.However,the applicant is proposing five(5)bicycle parking
spaces at the eastern end of the central common open space.
4. Building Elevations (Comp Plan,Architectural Standards Manual):
Goal 5.01.02D of the Comprehensive Plan highlights the need for effective building design
and landscaping to buffer, screen,beautify,and integrate commercial,multifamily,and
parking areas with existing neighborhoods. In response,the applicant has submitted a
conceptual elevation package. The materials included in the elevations are brick,board and
batten, fiber cement,vinyl windows, standing seam metal roofs,and asphalt shingles. The
applicant has provided varied setbacks to provide different unit profiles on the attached units
and has incorporated architectural elements such as gable roofs,pedestrian-scale lighting, and
awnings.
The buildings are proposed to be approximately thirty-nine(39) feet in height with variations
in unit counts, such as a five-plex, six-plex, seven-plex, and eight-plex.
The townhomes require design review approval and are subject to the traditional
neighborhood design standards in the Architectural Standards Manual. This shall be
submitted prior to submitting for a building permit.
City of Meridian I Department Report 111. Staff Analysis
5. 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.
No fencing appears to be proposed; any future fencing shall comply with UDC 11-3A-7.
Alternative compliance shall be submitted for the standards listed in 11-3A-7 for fencing
along pathways and common open space. These standards require fencing to distinguish
common space from private property. The applicant shall submit this prior to approval of the
final plat.
6. Parkways (Comp Plan, UDC 11-3A-17):
Per Comp Plan policy 3.07.01C appropriate landscaping,buffers, and noise mitigation with
new development along transportation corridors(setback,vegetation,low walls,berms, etc.)
is required.
Per the UDC the minimum width of parkways planted with Class II trees shall be eight(8)
feet. The width can be measured from the back of curb where there is no likely expansion of
the street section within the right-of-way;the parkway width shall exclude the width of the
sidewalk. Class 11 trees are the preferred parkway trees.
The applicant is proposing parkways along Traverse Lane, Ainsley Lane, Blazer Lane, and
Foresight Lane that appears to be in compliance with this standard. The applicant shall
comply with the standards for UDC 11-3A-17 with submittal of the final plat.
E. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-311--4):
Access is proposed via three (3) drive aisle connections: one to the north connecting to an
existing drive aisle and commercial property, and two to the east to connect to S.Wells
Avenue. These drive aisles are currently not named and are considered commercial drive
aisles. However,the applicant is proposing to add six private streets in the development that
require a minimum of one connection to a public street. Staff has discussed this with the
applicant and determined the southern connection on the eastern boundary would be best as it
aligns with Blue Horizon on the east side of S. Wells Avenue. This will take coordination
with the neighboring property owners to name the existing private drive aisle.
The intersection of Blazer Lane and the planned extension of E. Blue Horizon Drive is offset
due to site constraints. However,after discussions with the applicant and ACHD, it was
determined that the offset is not a concern, as the general alignment remains consistent and
the intersection is expected to experience low traffic volumes.
In addition,the applicant shall provide traffic calming along Stadia Lane and Starfish Lane in
the form of bulb-outs, speed bumps, or other approved methods to reduce vehicle speeds and
enhance pedestrian safety(see private street analysis below).
2. Multiuse Pathways and Pathways (Comp Plan, UDC 11-3A-8, UDC 11-3A-5):
Comprehensive Plan policy 4.04.01A ensures that new development and subdivisions
connect to the pathway system. The subject site does not have a multi-use pathway that runs
on the property,however,there is an existing ten(10)foot multi-use pathway on the southern
boundary that connects to Mountain View High School and Gordon Harris Park. The
applicant has proposed an internal pathway system that connects to the 10-foot multi-use
pathway and to the property to the north.
3. Sidewalks (UDC 11-3A-17):
All sidewalks constructed as part of this proposal are required to comply with the standards
listed in UDC 11-3A-17. The TN-R zoning requires detached sidewalks with parkways. While
City of Meridian I Department Report III. Staff Analysis
the applicant has provided detached sidewalks along the front of each unit, the sidewalks
running north south are attached. Staff has determined that the combination of detached
sidewalks with parkways and on-street parking in front of the units meets the intent of the TN-
R zoning. Furthermore, the attached north—south sidewalks are appropriate due to site
constraints and are expected to enhance pedestrian connectivity within the development.
4. Private Streets (UDC I1-3F-4):
Six(6)private streets are depicted on the plat as Stadia Lane, Traverse Lane,Ainsley Lane,
Starfish Lane,Foresight Lane,Blazer Lane. The purpose statement for private streets in UDC
11-3F-1, states it's not the intent to approve private streets for single-family developments
other than those that create a common mew through the site design or that propose a limited
gated residential development. A mew is proposed on the central portion of the development;
the development is not proposed to be gated.
A private street application must be submitted for approval of the proposed private
street that complies with the standards listed in UDC 11-3F-4 and may be submitted
with the final plat application.Approval from the transportation authority(i.e.ACHD)
and the Fire Dept.is required.Approval of the street name is also required from the
Ada County Street Name Committee.
5. Subdivision Regulations (UDC 11-6):
i. Block face
UDC 11-6C-3-regulates block lengths for residential subdivisions. The intent of this
section of code is to ensure block lengths do not exceed 750 ft, although there is the
allowance of an increase in block length to 1,000 feet if a pedestrian connection is
provided. In no case shall a block face exceed one thousand two hundred(1,200)feet,
unless waived by the City Council. The applicant is compliance with the block length
requirements in the UDC.
F. Services Analysis
1. Pressurized Irrigation(UDC 11-3A-I S):
An underground pressurized irrigation system is required to be installed to provide irrigation
to each lot in the subdivision in accord with the standards listed in UDC 11-3A-15.
2. 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.
3. Utilities (Comp Plan, UDC 11-3A-21):
Ensure development is connected to City of Meridian water and sanitary sewer systems and
the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development. All
utilities are available to the site. Water main, fire hydrant and water service require a twenty-
foot(20)wide easement that extends ten(10)feet past the end of main,hydrant, or water
meter.No permanent structures,including trees are allowed inside the easement.
Comprehensive Plan policy 3.03.03G require urban infrastructure be provided for all new
developments,including curb and gutter, sidewalks,water and sewer utilities.
City of Meridian I Department Report I1I. Staff Analysis
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. The amended DA shall be signed by the property owner and returned to the Planning
Division within six(6)months of the City Council granting the modification. The addendum
shall, at a minimum, incorporate the following provisions:
The applicant shall comply with the provisions in the existing development agreement
(Instrument#2022-001214)with the addition/modification of the following provisions.
a. Modify provision#13 to state: "Future development of this site shall be
generally consistent with the preliminaryplat,landscape plan,phasing plan,
open space and amenities, and the conceptual building elevations for the single-
family attached dwellings included in Section VII and the provisions contained
herein."
b. Add a provision stating: "Any future development of the site must comply with
the City of Meridian ordinances in effect at the time of the development."
c. Modify Provision#15: "Applicant shall connect to the regional pathway system
along the southern property boundary and the business on the northern property
boundary by constructing at least one(1)pedestrian crosswalk across the drive
aisle with either stamped concrete,brick pavers, or similar material to clearly
delineate the pedestrian connection to the pathway system and businesses.
d. Remove provision#14: "The multi family units• ithi this eet shall be
" r-eso
yeafs
r-the ApplieavA's proposal."
e. Remove provision#16: "
(rcrr3-S-Wells emu„u�, Par-eel-n-=c�✓v v240) shall rNOT zixcrac� I rcr-
,,-L;,,g areas a d utility inst"11"4:ons by the subje t,.,-,.pert,.and Par-eel
required when it develops if sueh proposal is ineensisten4 with the exisfing
£ Remove provision#17: "Prior to Cei4 fie to of Zoning ComNlianee " "'
Property T2,,,,,.,,da-y A djusrm epA shall be obtained by the A,.plie=t to
r-eeentipr-e the lots eonsistent with the proposed site pla-, "
2. The final plat/landscape plan shall include the following revisions:
a. Depict the required street buffers on a common lot or on a permanent
dedicated buffer easement,maintained by the property owner or
homeowner's association as set forth in UDC 11-313-7C.2a.
b. Provide parking lot landscaping in accordance with UDC 11-313-8 or apply
for alternative compliance to relocate the trees to a different location.
c. Add a plat note and graphically depict the easements encumbering the
buildable lots along the alleys and private street frontage.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
d. Add a plat note stating"This plat is subject to the terms and conditions of
the development agreement recorded on(add date)as instrument number
(add instrument number).
e. Depict any proposed fencing and provide a fencing exhibit.
f. Provide a landscape strip at least five(5) feet wide along both sides of the
internal micro-pathways in compliance with UDC 11-3A-8 and 11-3B-12.
g. Implement traffic calming measures along Stadia Lane and Starfish Lane,
such as bulb-outs, speed bumps, or other approved methods,to reduce
vehicle speeds and enhance pedestrian safety.
h. The applicant shall connect to the regional pathway system along the
southern property boundary and the business on the northern property
boundary by constructing at least one(1)pedestrian crosswalk across the
drive aisle with either stamped concrete,brick pavers, or similar material to
clearly delineate the pedestrian connection to the pathway system and
businesses.
3. Stormwater integration shall comply with the standards listed in UDC 11-313-11C.
4. All townhome units shall comply with the design standards in the Architectural Standards
Manual.A design review application shall be submitted for approval of the proposed
structures prior to submittal of building permit applications.
5. Submit an alternative compliance application for the reduced parking pad width from twenty
(20)feet to eighteen(18) feet concurrent with a design review application.
6. Submit an alternative compliance application to allow for no fencing around the common lots
and micro-paths concurrent with the design review application.
7. Depict the fifteen(15)foot easements required along the micro-pathways running through the
site on the final plat.
8. The proposed plat and subsequent development are required to comply with the dimensional
standards listed in UDC Table 11-2D-6 for the TN-R zoning district.
9. The applicant shall comply with the open space exhibit approved as part of this plat
application that depicts 18.8%(or 1.3 acres) of qualified open space and the required amenity
points as proposed(3.5 points).
10. Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys,driveways,common driveways, easements,
blocks, street buffers, and mailbox placement.
11. The final plat shall substantially comply with the approved preliminary plat as set forth in
UDC 11-613-3C.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
12. The preliminary plat shall become null and void if the Applicant fails to obtain the City
Engineer's signature on the final plat within two(2)years of the approval of the preliminary
plat as set forth in UDC 11-6B-7A; or obtain approval of a time extension as set forth in UDC
11-6B-7C.
13. The Applicant shall comply with all ACHD's conditions of approval.
14. The Applicant shall record the plat prior to submitting a building permit.
15. The Applicant shall have a maximum of two(2)years to obtain City Engineer's signature on
a final plat in accord with UDC 11-613-7.
16. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from
compliance.
17. A private street application shall be submitted concurrently with the final plat application for
approval of the private street. Compliance with the standards listed in UDC 11-317-4 is
required.
B. Meridian Public Works
PRE-PLAT CONDITIONS
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5eraxes
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mainninod,
2. ► utr unduwa-P to pmlLel hWim t.'W awff—mi%NAt Irye ulfMtiep cenkwrd.
3. Wacu ma s.tm hr'dramis.nn$was r wnwu"ime i Nr eawmgnl with the Ills MMCTed.Cohr
rat wig 4arxInmi nsmdb lit'paw ilk dead and muon hydmhl.of wwaf a rm.W oaf}Nis
ftquind.
d_ toemm o4 iro skown on Lhe C'Y411 artd faltdw-I
P4 plafls d6 fldl nt11[h.tinswt 11W tllaj e7alth
on foal plat an41hatillm area cmffi 6s wifhtrco and wqumd sasamem.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
5- Ensure no permanent structures(trees,bushes,buildings,carports,trash receptacle walls,icnccs,
inrltraticm tmnchcs,light poles,etc-)are built within the utility easetent.Applicant sillI
reypOn:5ible fqr raining all lsrtdvsping rt4uiremenLs and should a xmlinalc with their plannor if
there ale any questions.
6- Ensure no sewer services pass dhrough infttiration trr11C11es-
7- SLrectlighis will be required for the devvlopmem of Lhis property,
- Teoos an not allowed withim the required easement-Ensure that no irees will be widh tk hydrawL
or water meter easeme rLq-
9- Wstor meter;LhaL must be in drivew4y6 need to have Lraf tic raW]ids and meter lx5xes.Provide
conerrtc joints 2'from the m,Cleron all sides similar to the Tolled edges ofsidcwalk panels to
make it easier to nrnove and repair concrete in the future.
10- if a well is located on the si to it must be abandoned per Tegulawry rcyuiremenis and proof of
abandonmoni must be provided to the City-
1 1- If Liam arc any exi-aint-hlrnv-off uatvrs that will hr removrd,callous xmc)val-
C:cacral Canditiuns o1 Apprnwat
I. Applicant shall coordmaie water and wweT main size and routing with the Public Work s
a,panineni,and execute standard farms of easements for any mains that are requited is provide
service outside of a public right-of-way. Minimum cover over sewer mains is three feet. i f cover
from top of pipe to Sub-pidr is Ins shun three kL i than ultorrate materials gall be used in
con forntaaccofCity ofh+lcridian Public Works DcpartmmtsStand"Specifications.
2, Per Meridian City Code(MCC).the applicant shall be responsible to install sewer and waigr
mains to and through this developmcnL. Applicant may be eligible for a reimbursemein
agreement for infrasiructure eahancemeni per MCC 9.6-5.
3. The appl ieant shall provide eAsement(s)for ftl l public wftWrlsewer mains oumid,e of pu0t:Tight of
way(include all wrist-r services t5nd hydrants)- The ca_n=ent widths shal l b.,20-Feick wide fw a
singlc utility,or Wfcct wide for two. The casxmcnLs shall not be dedicated via the plat,but
rather dedicated outside the plat process using the City of Meridian`s standard forms-The
casement shall be graphically depicted on the plat for reference purpascs. Submit an executed
easement(on like form available From Public Works),a legal description prepared by atti Idaho
Lico!t tic professional Lt]nd Surveyor,which must include the area of dte rasememt(marked
E HiDIT A)and an 1 i"reap with bearings and distances(marked E 141BIT a)for
review,both cxhibils must be sealed,signed and dated by a Professional Land Surveyor.DO
NOT RECORD- Add a note to the plat referencing this domimcni. All ememenis must be
submitted,feviewed,and approved prior to developmeni pram approval.
4- The City of Meridian requires that pressurized irrigation,systems be supplied by a year-round
yourre of water(TJDC 1 1-313-6).ne npptieant sbould be rnquired to use o-my exiSiing Surface or
well water for the primary source. If a surfaec or well souTxc is not available,a singlc-point
connection to the culinary water system shall be required. If u singlespoint oonncction is utilir.ed.
the developer will be responsible for the payment ofaswssinenis for the cotntnon areas prior Lo
prior to receiving development plan approval.
S- A]l rxisting wulcrures LhaL arc required to bu mmoved shatl be prior to 6gdftture em the Final plul
by the City Engingmm Any 4iruciuwN'that are slluwe4 tQ remain shall be sukject to Cvaluution and
possible reassignment ofslrcet addressing to be in compliance with MCC.
6- Al I irrigation ditches-curial s,laterals,or drains,exclusive of natural waterways,intersecting,
craassing or laying adjacent and contiguous to the area being subdivided slfall be addresstkd par
UDC 11-3A-6- In performing such work,the applicant shall comply with Idalko Code 42-]207
and rosy 011kCr applicable law Of regutAtion-
City of Meridian I Department Report IV. City/Agency Comments &Conditions
7_ Any weals that wiI I not continue to be used must be properly abandoned according ho Idaho Well
C'onsirtnetion Standards Rules administered by the Idaho Department of Wawr Resouroas, Tht
Do-eloprr's Engintvr sbull provide 4 St$Lemt-ni addrmLging whether there are any existing wells in
the dc"kgmcnt,and if so,how they will continue to be used.OF prMide record of their
abandonment-
8- Any existing septic systems within this project shall be removed from service per City Ordinan
Section 9-1-4 and 9 4 S. Contact Central District Health for abandonment procedures and
insp-�ctions(208)375-5211.
9_ StWt Signs art to be in plate,sanitary 5ewcr fund water System shall br approved and artiv=d.
matt base appmYcd by the Ada Cotmty Highway District and the Final Plat for this subdivision
steal l be recorded,prior to applying far building permits_
10_ A letter of credit or cash surety in the amount of I IOy will be rctluired for all uncomplelod
fencin-,]andscapin$,amen€ties,etc_,prior io signattree on the final plat.
11_ A]1 impMvrererntS related to public lifr,sazfrty and health shell he completed prior to oar r—cy
of the strur'lwm%Anccw approved by the City Digioccr,an owner m ay post a pCrfWManec surety
for such improvemcuts in order to obtain City Engineer signature on the final plat as Sel forth in
UDC I1-5C-313_
12_ Applicant shall be required to pay Public Works development plan review,and construction
inspection fees,as determ€ned durEn the plan review process,prior to the issttamee of a plan
approval letter.
D, It shall be the responsibility ofthc applicant to ensure that all development fcatum wpnply with
the Arncricans with Disabilities Act xnd the Fair Housing Act.
14_ Applicant shall be responsible for application and comp)iance with any Section"herhniWnit
that may be required by the Army Corps of Engineers_
15_ Devoloprr shall coordinaw mailtwx lormtit ms with the Meridian Pcxst Office_
16_ Compactirm lest rrsults shall be submi"to thr Meridian Building Drpmiment For all building
pads rcr'civing cngiuccrcd b,'tcicfil1,whe c footing would sit atop fill material,
17_ The design engineer slial l be required to cent fy that the street ocnterl ine elevations are act a
minimum of 3-feet above the highest established peak groundwater elevalion_ This is to ensure
thal the bottom elevation of the crawl spaces of horn es is at least I-foot above_
18_ The appl irants design enginver shall ho responsible for inspection of al l irrigation andior
drainage facility within this project that do not fall under the jurisdicticm of an irrigation distract
or ACHI).Ric&sign cnginccr shall provide ccrufication that the facilities h tvc been irnstallcd in
accordance wilh the approved design plans.This certification will be required before a certificate
of occupancy is issued for any structures within the project.
19_ At the completion of the project,the applicant shall be responsible io submit retard drawings per
hhe City of Meridian AutpCAD standards. Thrsc mcord drawings must be rL!crivt!d,rod:ipprL1vud
prior w the issuance of a certification of occupancy for any sttuetures within the pmlcct,
20, A strccl light plan will need ua be included in the giviI sonstruciion plans.$trset light plan
requirements are listed in section#-5 of the Improvement Standards for Street Lighting.A copy
of the standards can be found ai htiol7ww.w_meridiatttity_or rttiublic works.aspOide272,
21_ The City of Meridian Foguires that thr owner past to the C ty a performance surely in thi amount
of 125%of the town ccrostructipn east for all incomplrir sewer,water and rouse irhfrastruct urc
prior to final plat signature.This surety will be verified by u line item cast cstirnaic provided by
the owner to the City.The surety=be posted in the fonn of an irrevocable letter of cwd i 1.cash
deposit or bond.Applicant must file an application for surety,which can be found on IN
Community Development Departm on i website. please contact Land Development Sen-ic( for
more information at 8$7-221 1.
22_ Thr City of Meridian eloyuircs that the owner prxst ho the City a wan-nty surrty in the amount of
215%of the total const uctian cost for all eohrhpl cted sewer,wutCr and rcusc infrastructure for
duration of two years_This surety will be verified by a line item cost estimate provided by the
owner to the City_The surety tan be posted in the form of an irrevocable letter of credit,cosh
deposit or bond.Applicannt must File an application for surety,which can be found on the
Caffi hunily De~vrlopmcnt Drpwtmeni wrhsite. Please contact Land DrrelopmolSetvict! for
more inForrnation at P7-2211,
City of Meridian I Department Report IV. City/Agency Comments &Conditions
C. West Ada School District(WASD) or Other District/School
MEMORANDUM: SCHOOL IMPACM CifER,1DIAN�.-
COMMUNITY DEVELOPMENT DEPARTMENT
June 18,2025
TO; Nick Napoli,Associate Planner
CC: Bill Parson,Current Planning Supervisor
FROM; Hether Hill,Long Range Associate Coordination Planner
RE: H-2025-0019:Gramercy Townhomes MDA, PP R2
CUMULATIVE IMPACTS ON SCHOOLS
The proposed residential development application is located at 1873,1925 and 2069 Wells
Avenue, Meridian,This section of the memo looks at cumulative Impacts over a broad area and
provides entitlement data in areas affected by the subject application,The following
information is intended as a referen re,rather than a decisive tool,and serves to forecast the
number of school-aged children,enrolled in both public and private schools,using city-wide
census data_To date and w thin the last five years,there have 387 entitled units(232 single.
family and 655 multi-family)approved within a 1-mile radius of the project location resuItIng In
approximately 530 school-aged children,
Forecasted Students Erased on Entitlements
goo �
500
qw
300
ra
Elemenury+ Middle High Total
■Total skKk4As ■ftMl€ ■wlvate
Note_Tots+#units der+ved from enterprise Cato far pre;imOnary pats and unrelated Wadi tionai
use permits in the Last 5-years, This data reftects approved projects only and excludes pending
oppilicotions, including the subject application.American Community Serrvey 5-year data is used
to determine persons perhausehold oad enrolment by grodes forpUNIC arrd private schools_
City of Meridian I Department Report IV. City/Agency Comments &Conditions
WEST A D A SCH00L DISTRICT-STUDENT G EN E RATION RATES
West Ada School District(WASD)uses a Student Generation Rate(SA3R)to determine what
Im pact fut,jre development,ulII have on enrollments_Using WASU.%SGR,the following IS Clty
stafPS assessment;The SG for Pepper Ridge Elementary School i50.22 for single`famlly and
0.12 for multi-family. Based on the submitted application materials,the proposed project will
contain 92 single family units and 0 multi-famiIV units resulting in approximately 19 school-
aged children across all grade levels,The proposed project Is within the follow Ing school
boundaries,currently,and approval-of the project may affect enrollments at these schools;
Srhuul AttencWnce Areas 24-ZV Enrullrnerd Architectural Program
CapaEhy capaEdy
Pepper Ridge Elementary School 471 675 515
Lewis and Clark Midd le School 999 1000 -
Mountaln+flew High Schaal 2479 2175
Bate.Student Generation Rates-ore cakWated in reference to the designoted elementary sehacd
within the subject property's assodoted schml attendance area. Thk information is Mriprrded as
o reference, ratber than a decisive tool.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
D. Ada County Highway District(ACHD)
Standard CondiE€ ns of Appraval
f, All proposed irrigation facllllies shall be located outside of the ACHD right-of-My (Irtcluding elk
easements). Any existing irrigation facilities shall be relocated outside of the ACHD 6ght-04-wiay
{including all easements).
2. Prlvate Utilities including sewer or water systerns are peohlblted from be6g Iocaled within the
ACHD right-of-way,
3. In accordance with district policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvernents abutting the site to most current Public Rlghl-of-Way
Accessibilily Guidelines (PROWAG) requtrernenls_ ThQ en ins r sho i
documentation of compliance to District Development Review staff for review.
4. Riapiace any existing damaged curb,gutter,and sidewalk and any that may be damaged during
the coristnuction of the proposed development_ Contact Consbipcti❑n Services at 2-D8-387-6280
(with file number)for details,
5. A license agreement and compliance with the Districd's Tree Planter pDliry is required for all
landscaping proposed within ACHD right-of-way or easement areas_
6. All utility relocalion costs associated wkth Improving street fronlages abutling the rile shall be
borne by the developer.
7. It is the responsibility of the applicant to verify @U axisting utilities within the right-of-way. The
applicant at no cost tin ACHD shall repair existing utilities damaged'by th9 applicant_ The applicant
shall be required to call DIGLINE (1-811-342-1585) al least two full business days prior to
brew king ground within ACHD right-of-way, The applicani shall contact ACHD Tragm Operailcna
387.6190 in the event any ACHD conduits(spare or filled)are compromised during any pham of
construction.
8. Utility street outs in pavement less than Five years old are not alWwod unless approved In writing
by the Distriol. Contact the District's Utility Coordinator at 208-387-6258(with file numbers) for
details,
9. All design and construction shall be in amxordanc4 with the ,ACHD Policy Manuel, 15PVVC
Standards and approved supptaments, Construclion Sofvioes procedures and all applicable
ACHD Standards unless speciflcally waived herein. An engineer registered In the State of Idaho
shall prepare and Certify all improvement plans.
10_ Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions or this approval shah be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of.ACHa. the burden shall be upon the applicant to obtain written confirmation of
any change f Drn ACHD.
12. If the site plan or use should change in the future,ACHE)Planning Review will:review the bite plan
and may require additional improvements to the transportation system at that time. Any charige
in the planned use of the property, which is the sub)ect of this applicationr shall require the
applicant to comply with ACHD Policy and Standard Coalitions of Approval in place at Thal time
unless a walverNariance of the requirements or other legal relief is granled Dy the ACHE]
Commission,
V. FINDINGS
A. Rezone(UDC 11-511-3E)
Upon recommendation from the commission,the council shall make a full investigation and shall,
at the public hearing,review the application. In order to grant an annexation and/or rezone,the
council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
The Commission finds the map amendment complies with the applicable provisions of the
Comprehensive Plan in regard to the MU-R future land use map designation for the site.
City of Meridian I Department Report V. Findings
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds that the proposed map amendment and subsequent development will
contribute to the range of housing opportunities available in the City.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The Commission finds the proposed zoning amendment will not be materially detrimental to
the public health, safety, or welfare.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including,but not limited
to, school districts; and
The Commission finds that the proposed amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing public services to this
site.
5. The annexation(as applicable)is in the best interest of city.
This is not applicable due to this application being a rezone.
B. 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;
The Commission finds the proposed plat is in conformance with the Comprehensive Plan and
Unified Development Code.
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
The Commission finds thatpublic services are available and can be extended into the site to
accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
The Commission water and sewer and other utilities will be extended by the developer at
their own cost, therefore, staff find the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed development;
The Commission finds there is financial capability of supporting services for the proposed
development.
5. The development will not be detrimental to the public health, safety or general welfare; and
The Commission finds the proposed development will not be detrimental to the public health,
safety, or general welfare.
6. The development preserves significant natural, scenic or historic features.
The Commission finds there are no natural, scenic, or historic features that need to be
preserved with development of this property.
City of Meridian I Department Report V. Findings
VI. ACTION
A. Staff:
Staff recommends approval of the proposed modification to the Development Agreement,
Rezone,and Preliminary Plat with the modified provision listed in Section IV.
B. Commission:
The Meridian Planning&Zoning Commission heard these items on July 17th,2025. At the public
hearing,the Commission moved to recommend approval of the subject preliminga plat,rezone,
and development agreement modification requests.
1. Summary of Commission public hearing:
a. In favor: Mike Chidester
b. In opposition:None
C. Commenting
d. Written testimony:None
e. Staff presentinggpplication: Bill Parsons
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. The commission discussed the amount of paving and parking in the development.While
the parking meets code,and we do not have a restriction on paving,the commission
brought them up as points to potentially consider in the future.
4. Commission change(s)to Staff recommendation:
a. None
5. Outstandingissue(s)sus for City Council:
a. None
C. City Council:
Pending
City of Meridian I Department Report VI. Action
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B. Service Accessibility Report
Overall Score: 35 68th Percentile
Description
. e.
Lc.-ation In City Limits GREE
Extension Sewer Trunkshed mains � 500 ft.from parcel GREEN
Floodplain Either not within the 100 yrfloodplain or > 2 ati--e£ GREEN
Emergency Services Fire 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 current transit route GREEN
Arterial Road Buildout Status Ultimate configuration (#of lanes in masts =t-eet-- GREEN
plan) matches existing (* of lanes)
School Walking Proximity Within 1/2 mile walking GREEN
Either a High School or College within 2 miles OR a
School Drivability Middle or Elementary School within 1 mile driving GREEN
(existing or future)
Either a Regional Park within 1 mile OR a
ParkWalkability Park within 1/2 mile OR Neighborhood Park .:i GREEN
1/4 mile walking
City of Meridian I Department Report VII. Exhibits
C. Site Plan(date: 5/28/2025)
I L
I ,
ME
OD
ZME
� I -
_ FF
IS
� 11111}I11 - 11 1
P1-1
City of Meridian Department Report VII. Exhibits
D. Landscape Plan(date: 5/28/2025)
LANDSCAPE NOTES: _-_ _ 4
i� CRAi1ERCY TOLYHHOMES
RSAl,-N-IOAHO l I
sfiCH LGLG
ate'
1 NOT A
1 PART 1 ....
_ ......'__.....�mm ry__�_..._ � i� � i.. �•, ; 41V ICIN�TY
O e=
r.ox•
__ _ -._.... i r $F{E L1,2 f• LANDSCAPING INFORMATION ��
IMGATION NOTES:
•,z
d
DISCLAIMER: k k
QM'LDPER•F_NGNEER ■ — `_NOTA
`
91RYEYCYi LANOSCAPF /J'10VERALL r•, � J
ARCHITECT LANDSCAPE PLAN
LANDSCAPE SET SHEET INDEX
SHEETS L 1.1-WaDETwnED uw$a q S. 2
S4 a u-OPEN SPADE AND AWNMEg PUN. L1.0
$MEET L2 1-LPIK SCePF MOTES AND oE�mts
LANDSCAPE LEGEN❑ .�
. MOT A PART .. •.M-__—_- rf{J'.,�,T:-e. ...... «e..- I�
�?-!-�0'
^� I PLANT SCHEDULE
- 1 =
UrrA
.. PART ❑`-`
_ _
- ------ ---- --- ----- - --- ---- ----
..--r....«_ it ..,.._ ...
9
41
.t I 1 ti{!! i .r' I C .r.. Z . d
=.' .. .. LVITCHL�-86EL1� _� -.w�.` • ••." k.
4
TT71'�7T�['IIICT" CALLOUT LEGEND
(11LRNaS1', E PLAN Z [il Y. •.-p. O x....,.......,,.-~ •
CD
d
r --F r A . II'- M 0
City of Meridian Department Report VII. Exhibits
1 1 LANCS&PE LEGEND ••• I
NOT A
•TCHLINE-5EE L7 7 • l PN2i �� qc••_ .. y.w ,��5.---.f
• - TCHLINE-SEEU22 • .. _ ::�5'm-.=
- PLANT SCHEDULE ■'�
0- -
o`
..�..�..�..�..� .gC141Nf-SEE U2 .�..
.�..� ..� _
••�- ALAiCHLiNE-SFE L1,9 • � a ••� � •--
��LANWCAPE PLAN CALLOW LEGEND
d
FL1.2
6
f
_
LANDSCAPE LEGEND
Ef
..�..�..�..�..�.. AWlCHUNE-SEEiL2 .�..�..�..� .�..�. ..�.w.... �I
TCHLJNE•SEE L73 •• � — .::�m'«"'^R »�..�.. "- «• L
PLAh1TSGHEDULE
• W
I f�l I ;� ICI •ICI ,� - � _ — �: :.,:��� oYa--
_ RIM
Zia
---__--------------------------------------------------- _ . .._
s —I o- -
b
—
----------------------------------------------------------------------
W f .... : y
iNOTA PART�� ._• - -._ - -- _ - -- CA LL OUT LEGEND P am
A DSCAPE PLAN
d
LI.3 #
City of Meridian Department Report VII. Exhibits
E. Qualified Open Space Exhibit(date: 5/27/2025)
OPEN SPACE AND AMZNMES PLAN - - - - -- --
AMENITYLEOEND DEVELOPMENT FEATURES �F
OPEN SPACE LEGEND�.
LL2.Oji
City of Meridian Department Report VII. Exhibits
F. Preliminary Plat(date: 5/28/2025)
PRnAMMAY PLAT SHOWANr
GRAMERCY TONWHOMES
Wir
------------- ...... ....... wwffymM
-ak
9D
-low
F
FEW?
AM IN 3;
ML
Pi-O
City of Meridian Department Report VII. Exhibits
G. Building Elevations(date: 5/28/2025)
'i1Y5 .ate Ip
rl FRONT ELEVATION-&PLEX
.+ �
F
IUY 7076
S REAR ELEVATION•6-PLEX
o scow:ucr.��uu
_ P
C ySIOE ELEVATION•fi FLEX w E� g`
City of Meridian Department Report VII. Exhibits
H. Rezone Legal Description&Exhibit Map
lum
7:F.GIH{4tIH4
April 2,3On
'PraFnrl rm:24-194
EeWhlt A
LDFI DesrrFptkan WARmone EnTWlS
A parml of Land bring all of Lot 1,Bark 3 urGramercy Subdivision ka 1{L3eok 99,Pages 32819-31622.
rmwdn of Ada County,Idaho}and all of f ranercy Suhdiui&:iw Nu.T_I&mk 100.Pager T 2961-12.952.
records of Ada County,Idaho}and furrrmr uivaied in a pinion e F the Nomheast 114 or Section N.
Township i Nnrtl�,Rarge 1 East,B.M.,Coy of Mcrldian,Ada County,Idaho being nwne partlrulaii♦
dR=bgd as Wows:
romirinncing atthp mvm'3/4 mrnpr nF42d sectirtn Mwhich boars NOC 24'04'E a distance of 2,6i5.55
fW from the rwnter 114 mrmr of ald Sor[ion 20,thence following the westrvly line of said Nonpeeil
114,SW'24'h4'W a distance of r4X.00few Co a 1f2-larch rehar marking Oc ncrriiwes[ua•ner of said Lilt
1,1 3 and hplrg the POrr[r OF BE-MNNING.
Yhpncp 1aawnng fard woovi ly Line ann FnlumniE tho northerly line of said I-W 1,Stock 9,599'35WE a
distance of J"JM feet top 1lp-mr;h rehar madungthe ngriieasi aonneraf said Lai 1,Omck 3;
1h,gnna laauing;aid noathudy Imo-and following llrecastwly line of said Lot A,9kxk3,S4U'13'S8"E a
distanpn of n7jgq F4Wtna➢f2-ipich reha r marking the sourhoast corner ZTf said Lot 1,9kxk 3 arebplrqg
on the nnrthpnlyrhno pfsaid Gmnwnry Suhdrridon No_2;
Fhcnee lea-Ang said wasierlq tine and following said rroritrerly line,599'3S'56"F a dislancrof 90.33feet
to a IJB ir6 reharma:rkvtg the northeast mrncrof said Gra rcy5uhdkvi ib W..2;
Therroe Ienring said narumr line and iollcwvig the ea5Ler2y Jine or Said GrBenercy SubdioSbh Ntr.7,.
5WIrS9'6 a distance of 501.;5 Feet to a Sf$inch rebur marking Lhe viu[hek9 cbrmr br upi Gramercy
Subdivision NO-2;
Them leaving said eastorly line and N A"ing the sovlhuly line of sa id Gramercy SvbeFai 3n fW.2,
PtO'3$'$V W a 4%tancr of 42p.W FRgt to a S02 inch rehar marling the sAuth vest corner of Saki
Gramerpy$ybdrarsipn no.7 end arw heinS on$ad wnsterifruseofthe korlhmst ifa;
Thenpe tpasrrng Said SpUtheTbi Imp pnd'pllpwing thcwpgtuk Gnc of sad Grarrrrry Subdivision Na 2
�adso be-jigsaad westa0v lirw ofthc N4rthewst 1�41,+JQWZ WF ji distance of 50732 feet Ara S4 inch
rebar marling the rbr Vi eat corner 0 said 4rnrnercy SVbdi-fi4n Hv.2(aka toeing thr southwest
carrier¢f said Lot 1,gapck 3 of c+ra--cf€y5u4droiwn No.1I.
Thence Ieawna the vr"eriv line of saici Gfamcr4;y$Ubdivbkw No.T and fo114vingOmvwrsterly lino of
said Lot 1,BWh 3(also treinP said weskerlp Into of the Northeast 1141.NW CF a distance of 257.00
feet co thi mwr CW REGINWING,
Sa,W parcel contains a total of fi.963 acres,rnore or less. r '
Attaolted Ilcraro is FrlrrLi[R arm by ibis refererxe 15 made a pa t hemO
124 9'n 03
5721 Hank 6lsmumFy Way•BaLse,Idaho 03753•298.639.6939 tmenffIp.cori
City of Meridian I Department Report VII. Exhibits
.. erfand Rd.
POEw1 OF :OuheNCI-'VENT
43RTH 1J4 C4;+E!R
SECfM 2P 5a" 30D' -13v
I
rt Plan Scala:S"=SSff
Lit i.Blurk 3 LQL3,9101d305
r
C+.
LmF �S
ses'3o'S51: �34.9a' �.�u
Pn T OF ?
BE61E+H�sti[ '
0
h
� Loe 1,&Ibck 3 �
rn
w lot 4.Bkxk 9
Ed
S�0`35'78'E
4Ea 33`
yr
to Parcel A,R06 No.13%7
ae,o
z Intermountain Pacific,ULC
m AfN:P32385l0240,
g $ R3238526110&RM9524210
WE 5,efock 3
P, tone:Chi n
`" $ Proposed Zone:TN-F o
o " Area;$,3B3i AC ""
P n
IA7�,Block 3
Pa[x.l B,RpS 1+0.1i 9�+7
r. N69'33'3E�7r C�7.o4' E �a011♦Sd01Cf�St
Lot 9,@lock 3 �
krn I
WrT COtaHE
SECTIoU Wn �a
E M 6 I H E E I I H G
�rri w7.r,
Exhibit 8
ncu.7[[I�}aky
Rex aye From C-6 W TH-R
SHEET: AIFadL0t1,Falk3aFSramsrry5ub,Nue L&axvr4rmr�ffcw5ub.No.2
1 OF 1 LAtualod kn 1Ai NE 1/4 uT Secdrn 20,T3N.R1E,Bm,GRy of wleridlw,ada CDU",baho
City of Meridian I Department Report VII. Exhibits