HomeMy WebLinkAboutCC - Staff Report for 10-14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 10/14/2025 Legend
DATE: Project Location
TO: Mayor& City Council Area of Impact
�= City Limits
FROM: Linda Ritter,Associate Planner Q Analysis
208-884-5533
Iritter@meridiancity.org
APPLICANT: Jordan Moorhouse ~
SUBJECT: SHP-2024-0004
Modena Plaza Subdivisions i •
LOCATION: 3147 W. Belltower Drive,Lot 3 Block 6 <
of the Bridgetower Crossing Subdivision
No. 2,located in the SW'/4 NW '/4,
Section 35,Township 4N,Range 1W,
Parcel#R1079860301
I. PROJECT OVERVIEW
A. Summary
Subdivide an existing commercial lot(Lot 3,Block 6 of Bridgetower Crossing Subdivision No.
2)that is approximately 1.59 acres of land in the L-O zoning district into four(4) separate lots.
B. Issues/Waivers
None
C. Recommendation
Staff recommend approval of the proposed short plat per the provisions in Section IV in accord
with the Findings in Section V.
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) Office -
Existing Zoning L-O VII.A.2
Proposed Zoning L-O
Adopted FLUM Designation Office VII.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 6/10/2025
Neighborhood Meeting N/A
Site posting date N/A
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District IV.E
• Comments Received Yes—no improvements required -
• Commission Action No -
Required
• Access W.Belltower Drive/Existing Residential Collector -
• Traffic Level of Service N/A -
ITD Comments Received Yes/Email stating they have no comments TV.F
Meridian Fire Cross Access for Fire Department Access and Turnaround
shall be provided.
Meridian Public Works Wastewater IV.B
_ Distance to Mainline Sewer is available at the site
• Impacts or Concerns See Public Works Site Specific Conditions
Meridian Public Works Water IV.B
• Distance to Mainline Water is available at the site
• Impacts or Concerns • Note that all though on the private side applicant to
ensure proper protection of service from infiltration
trenches is provided.
• LDIR to be submitted to cover public works
infrastructure review.
Note: City/Agency Comments and Conditions Section and public record for all department/agency
comments received. Modena Plaza Subdivision SHP-2025-0004(copy this link into a separate browser).
City of Meridian I Department Report II. Community Metrics
Figure 1: One-Mile Radius Existing Condition Metrics
Reference Parcel:R1079860301 Date Retrieved:2025/7/31
Parcel Count Parcel Acreage Infill Indicator:
1,255 Surrounding Area
zez O■
''�4 ■s Not city
® City Limits
2,939 1,578. ■ Not City
7
Household Household& Population Growth
i
Households
02020
Population Change:9.6°I°
Population ■Growth
(Household and Population Change
since 2010 Decennial) 10,000 20,000 30,000
Use Types Residential Addresses All Addresses
■ Single-family
Multi-family —0% 100% 0%
® Commercial do
Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years)
Proposed I Proposed
Pending Pending
Approved Approved
0 500 1000 1500 0 200 400 -500
Single-family ® Multi-family
City of Meridian I Department Report II. Community Metrics
2.00 2,500
Single-family L 2,000
Residential 1.50
V
Parcel Diversity (A 1.00 1,500 U
1,000
0 Parcel Count �, 0.50 0.46 500 L
a
gAve rage Acres � 0.00 0.25 0.19 .09 0
R-2 R-4 R-8 R-15
Average Single-family Density by Zoning Average
15.00
10.00 0 11.18
Residential - Density
0 5.00 3.96 0 5.28 4x4O
� 2.16
0.00 Dwelling Units 1 Acre
R-2 R-4 R-8 R-15
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
Figure 3: Service Impact Summary
ImpactService . .
Ready
Marginal
Caution
Q-ey�o ° Qa�ra� ,�tm Gala. .co°�� �
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
City of Meridian I Department Report II. Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
This property is designated as Office on the Future Land Use Map(FLUM)contained in the
Comprehensive Plan. This designation will provide opportunities for low-impact business areas.
These uses would include professional offices,technology and resource centers; ancillary
commercial uses may be considered(particularly within research and development centers or
technological parks). Sample zoning include L-O.
The property is bordered to the north by the Polaris Learning Center, a daycare facility,and to the
south by the Turin Plaza(H-2022-0063 and SHP-2022-0013), a commercial office development
completed in 2023 consisting of four separate office buildings. Access to the site will be provided
via a shared driveway extending north/south from W. Belltower Drive along the east side of the
property. A shared cross-access and cross-parking easement will be established across all four
lots to ensure coordinated internal vehicular and pedestrian circulation.
Table 4: Pro*ect Overview
Description Details
History Lot 3,Block 6 of the Bridgetower Crossing Subdivision No.2(AZ-01-
003,DA Inst# 101117652);FP02-025
Phasing Plan 1
Acreage 1.59
Lots 4 building lots
Density N/A
B. History
The proposed short plat is a re-subdivision of Lot 3,Block 6,Bridgetower Crossing Subdivision
No. 2, consisting of four(4)building lots on 1.59 acres of land in an existing L-O zoning district.
Each of the four(4)lots is 17,300 square feet in area.
The existing plat for Bridgetower Crossing No. 2 depicts the following easements
applicable to this property: a 35-foot wide landscape easement along N. Ten Mile Rd.
with a note prohibiting vehicle access across the easement; a 33-foot wide Idaho Power
easement also along N. Ten Mile Rd.; and a 25-foot wide cross-access and City of
Meridian sewer easement along the east boundary of the site where the backage road is
located. These easements have been carried over to the proposed plat.
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
There are no existing structures on this site. There is an existing landscaped street buffer with
a detached sidewalk along N. Ten Mile Rd. that was constructed with the subdivision
improvements for Bridgetower Crossing Subdivision No. 2.A backage road exists along the
east boundary of this site and adjacent lots to the north and south for access via W. Belltower
Dr., a collector street to the north.
2. Proposed Use Analysis (UDC 11-2):
This property is an undeveloped parcel that was annexed into the City surrounded by
developed properties. The proposed development and use of the property is
compatible with the scale and use of adjacent properties.
City of Meridian I Department Report III. Staff Analysis
3. Dimensional Standards (UDC 11-2):
The proposed plat and subsequent development is required to comply with the dimensional
standards listed in UDC Table 11-2B-3 for the L-O zoning district,which require a minimum
10-foot interior side setback—the front and rear setbacks are zero(0). Buildings may not
encroach within the street buffer along Ten Mile Rd.
D. Design Standards Analysis
1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19):
The proposed short plat is a re-subdivision of Lot 3,Block 6,Bridgetower Crossing
Subdivision No. 2,consisting of four(4)building lots totaling 17,300 square feet on 1.59
acres of land in the proposed L-O zoning district.
The existing plat for Bridgetower Crossing No. 2 depicts the following easements applicable
to this property: a 35-foot wide landscape easement along N. Ten Mile Rd. with a note
prohibiting vehicle access across the easement; a 33-foot wide Idaho Power easement also
Long N. Ten Mile Rd.; and a 25-foot wide cross-access and City of Meridian sewer easement
along the east boundary of the site where the backage road is located.
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
A 35 foot wide street buffer exists along N. Ten Mile Rd., an arterial street, in accord
with UDC Table 11-2B-3, as depicted on the plat.
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 of pedestrians.A five-foot
wide minimum landscape buffer adjacent to parking, loading, or other paved vehicular
use areas.
iii. Landscape buffers to adjoining uses
The property is adjacent to a daycare within a residential zoning district. Per UDC 11-
3B-9, this requirement applies to a landscape buffer next to residential and/or
nonindustrial uses not zoning districts. Therefore, this requirement does not apply.
iv. Tree preservation
Per UDC 11-313-10,the applicant shall preserve existing trees four-inch caliper or greater
from destruction during the development.
Mitigation shall be required for all existing trees four-inch caliper or greater that are
removed from the site with equal replacement of the total calipers lost on site up to an
amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper
trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper
trees, or seven(7)three-inch caliper trees). Deciduous specimen trees four-inch caliper or
greater may count double towards total calipers lost,when planted at entryways,within
common open space, and when used as focal elements in landscape design.
If trees are proposed to be removed from the property that meet the criteria listed above,
the applicant shall add a mitigation section to the landscape plan with final plat
submittal.
v. 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
City of Meridian I Department Report III. Staff Analysis
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
Not applicable
3. Parking (UDC 11-3C):
In all commercial and residential districts the requirement shall be one(1) space for every
five hundred(500) square feet of gross floor area, except for self-service storage facilities
which shall only require parking based on the gross floor area of any office space. At a
minimum,restaurants require one(1)parking space shall be provided for every two hundred
fifty(250) square feet of gross floor area.
i. Nonresidential parking analysis
The applicant is proposing eighty-eight parking spaces.
ii. Bicycle parking analysis
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.
A total of four(4) bicycle parking spaces is required based on the proposed eight-eight
(88)parking spaces. The applicant is proposing to provide twelve(12) bicycle parking
spaces, three(3)per bicycle rack.
4. Building Elevations (Comp Plan 5.01.02D,Architectural Standards Manual):
Conceptual building elevations for the proposed buildings were submitted, as shown in
Section VII.?. The proposed design incorporates materials such as stucco and stone. Final
building design must comply with the standards outlined in the Architectural Standards
Manual(ASM). The applicant has submitted applications for a Certificate of Zoning
Compliance (CZC) and Administrative Design Review(DES).
The Comprehensive Plan's goal is to require appropriate building design, and landscaping
elements to buffer, screen, beautify, and integrate commercial, multifamily, and parking lots
into existing neighborhoods.
E. Transportation Analysis
1. Access (Comp Plan 6.01.02C, UDC 11-3A-3, UDC I1-3H-4):
Access is proposed via an existing backage road along the east boundary of the site from W.
Belltower Dr., a collector street to the north,from N. Ten Mile Rd., an arterial street along
the west boundary of the site. Direct access via Ten Mile Rd. is prohibited.A cross-
access/cross parking easement should be granted between all of the proposed lots for
internal access from the backage road and because some of the parking for each building
appears to be located on adjacent lots; this may be done via a note on the plat.
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
3. Pathways (Comp Plan 4.04.OIA, UDC 11-3A-8):
No pathways are being proposed for this application.
City of Meridian I Department Report III. Staff Analysis
4. 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.
A 5-foot wide detached sidewalk exists within the street buffer along N. Ten Mile Rd., an
arterial street.
5. Subdivision Regulations (UDC 11-6):
i. Dead end streets
Not applicable
ii. Common driveways
Not applicable
iii. Block face
Not applicable
F. Services Analysis
1. 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.
2. Storm Drainage (UDC 11-3A-18):
An adequate drainage system is required in all developments by the City's adopted
standards, specifications, and ordinances. Design and construction shall follow best
management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage
will be proposed with a future construction application and shall be constructed to City and
ACHD design criteria.
3. 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 be provided for
all new developments, including curb and gutter, sidewalks, water and sewer utilities.
1V. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. The applicant shall comply with all previous conditions of approval for this development H-2022-
0063 (RZ); DA Inst. #101117652; FP02-025
2. Future development shall be consistent with the minimum dimensional standards listed in UDC
Table 11-2B-3 for the L-O zoning district.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
3. The short plat shall include the following revisions:
a. Include a note stating all lots within the proposed subdivision are subject to a cross-
access/cross-parking easement.
b. Note#8, add the instrument number for the cross access/cross parking easement.
c. Note#9, add the instrument number for the sanitary sewer and water easement.
d. Provide and show easements/public right-of-way for all the sewer mains that the City will be
operating and maintaining.
e. Add a note to the plat and show the front and rear ten(10) foot as well as the interior five(5)
foot public utilities,irrigation and lot drainage easements for all lots.
4. The existing landscaping along Ten Mile Road shall be preserved and protected during
construction on the property.
5. A Certificate of Zoning Compliance and Design Review application is required to be reviewed
and approved for each of the structures and associated site improvements prior to submittal of
building permit applications. All structures shall comply with the design standards in the
Architectural Standards Manual.
6. Approval of the 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 short plat, as set
forth in UDC 11-6B-7A.Upon written request prior to the expiration of the final plat,the
Applicant may request an extension of time to obtain the City Engineer's signature on the final
plat as set forth in UDC 11-613-7C.
B. Meridian Public Works
SITE SPECIFIC CONDITIONS:
1. Easements shall be a minimum of 20-foot-wide per utility,or 30-foot-wide for a combined
water and sewer easement if the minimum 10 feet separation is maintained between mains.
Easements shall extend 10 feet beyond the terminus of the main, service,or hydrant.
2. No permanent structure shall be allowed within a City utility easement including trees,deep-
rooted shrubs, fences,trash enclosures, carports, sheds,buildings, etc.
GENERAL CONDITIONS:
1. Sanitary sewer service to this development is available via extension of existing mains
adjacent to the development. Water service to this site is available via extension of existing
mains adjacent to the development.
2. All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures. Where approved by the City Engineer,an owner may post a
performance surety for such improvements in order to obtain City Engineer signature on the
final plat as set forth in UDC 11-5C-313.
3. 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 11-313-14A.
4. 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.
5. 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.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
6. 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.
7. 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.
8. 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.
9. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
10. Developer shall coordinate mailbox locations with the Meridian Post Office.
11. All grading of the site shall be performed in conformance with MCC 11-1-4B.
12. 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.
13. 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.
14. 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.
15. 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.
16. 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.
17. 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
18. 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 development plan approval.
19. 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 Fire Department
1. Cross Access for Fire Department access and turnaround shall be provided.
D. Idaho Department of Environmental Quality(DEQ)
https:llweblink.meridiancity.orglWebLink/Browse.aspx?id=413287&dbid=0&redo=MeridianCit
Y
E. Ada County Highway District(ACHD)
https:llweblink.meridianciU.oLgzl ebLinkIBrowse.aspx?id=413287&dbid=0&repo=MeridianCit
Y
F. Idaho Transportation Department(ITD)
https://weblink.meridiancity.orgzl ebLink/Browse.aspx?id=413287&dbid=0&repo=MeridianCit
Y
City of Meridian I Department Report IV. City/Agency Comments &Conditions
V. FINDINGS
A. 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;
Stafffinds the proposed plat is generally in conformance with the UDC and the
Comprehensive Plan.
2. Public services are available or can be made available ad are adequate to accommodate the
proposed development;
Stafffinds public services are 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;
Stafffinds the plat is in conformance with scheduled public improvements for this area in
accord with the City's CIP.
4. There is public financial capability of supporting services for the proposed development;
Stafffinds 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
Stafffinds 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.
Staff is unaware of any significant natural, scenic or historic features that need to be
preserved with this development.
City of Meridian I Department Report V. Findings
VI. ACTION
A. Staff:
Staff recommend approval of the proposed short plat per the provisions in Section IV in accord
with the Findings in Section V.
B. City Council:
Pending
City of Meridian I Department Report VI. Action
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5. Map Notes
Nearby Recent Preliminary Plats (within last 5-years)
H-2020-0004 H-2020-0125 H-2021-0080 H-2022-0047 H-2022-0068 CR-2022-0006
H-2022-0074 H-2022-0087 H-2023-0026 H-2023-0035 H-2024-0050 H-2025-0023
Nearby Recent Conditional Use Permits(within last 5-years)
H-2020-0017 H-2020-0018 H-2020-0092 H-2021-0056 H-2021-0088 H-2022-0025 H-2024-
0016 H-2024-0068
City of Meridian I Department Report VII. Exhibits
B. Subject Site Photos
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C. Service Accessibility Report
PARCEL R1079860301 SERVICE ACCESSIBILITY
Overall Scare: 33 49th Percentile
Description
Location In City Limits
Extension Sewer Trunkshed mains < 500 ft. from parcel
Floodplain Either not within the 100 yr floodplain or > 2 a.---es
Emergency Services Fire Response time < 5 min. GREEN
Emergency Services Police Meets response time goals most of the time GREEN
Pathways Within 1/4 mile of current pathways GREEN
Transit Not within 1/4 of current or future transit route RED
Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN
plan) matches existing # of lanes)
School Walking Proximity From 112 to 1 mile walking YELLOW
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)
ParkWalkability No park within walking distance by park type RED
City of Meridian I Department Report VII. Exhibits
D. Short Plat(date: 3/6/2023)
___ __w.mwiuwu Bono MOUENA PLAZA SUBDIVISION
... A REPEAT OF LOT J BLOCK B,BROGETOMER CROSSING SEJBDIW90N NO.2,
A PART OF THE SW 1/4 NW T/4,SECTION 35,T.4 N.,R.T W..B.M.,
MERIDIAN,ADA COUNTY IDAHO
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City of Meridian Department Report VII. Exhibits
E. Landscape Plan(date: 6/19/2025)
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City of Meridian Department Report VII. Exhibits
F. Building Elevations (date: 7/18/2025)
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City of Meridian 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