Loading...
HomeMy WebLinkAboutFairbourne Sub. No 4 H-2025-0036 CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C��(IEFI DIAN:-, AND DECISION& ORDER , In the Matter of the Request for Combined Preliminary and Final Plat Consisting of One(1) Buildable Lot on 5.2 Acres of Land in the C-C Zoning District for Fairbourne Subdivision No.4,by Rodney Evans+Partners,LLC. Case No(s). H-2025-0036 For the City Council Hearing Date of: October 21,2025 (Findings on October 28,2025) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of October 21,2025, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of October 21,2025, incorporated by reference) 3. Application and Property Facts(see attached Staff Report for the hearing date of October 21, 2025, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of October 21,2025,incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67, Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019,Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR FAIRBOURNE SUBDIVISION NO.4 PFP H-2025-0036 - 1 - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of October 21,2025, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for combined preliminary and final plat is hereby approved per the conditions of approval in the Staff Report for the hearing date of October 21,2025, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-613-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments,if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC 11-613-713). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again(UDC 1I- 6B-7C). E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-652 1(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-652 1(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR FAIRBOURNE SUBDIVISION NO.4 PFP H-2025-0036 -2- takings analysis. G. Attached: Staff Report for the hearing date of October 21,2025 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR FAIRBOURNE SUBDIVISION NO.4 PFP H-2025-0036 -3- By action of the City Council at its regular meeting held on the 28th day of October 2025. COUNCIL PRESIDENT LUKE CAVENER VOTED COUNCIL VICE PRESIDENT LIZ STRADER VOTED COUNCIL MEMBER DOUG TAYLOR VOTED COUNCIL MEMBER JOHN OVERTON VOTED COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED COUNCIL MEMBER BRIAN WHITLOCK VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. Simison 10-28-2025 Attest: Chris Johnson 10-28-2025 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. 10-28-2025 By: Dated: City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR FAIRBOURNE SUBDIVISION NO.4 PFP H-2025-0036 -4- EXHIBIT A COMMUNITY DEVELOPMENT C��fEDEPARTMENT REPORT HEARING 10/21/2025 Legend DATE: Project Location TO: Mayor& City Council :Area of Impact o = City Limits t -� �1 FROM: Sonya Allen,Associate Planner O Analysis : �. 208-884-5533AUT sallen@meridiancity.org @ APPLICANT: Benjamin Semple,Rodney Evans+ e - -- - - A -, Partners,LLC - ' SUBJECT: H-2025-0036 Fairbourne Subdivision No.4 -1 LOCATION: Generally located at the northwest corner of W. Chinden Blvd. &N. Black Cat Rd @ I r@ at 4837 W.Wavcrton Dr.,in the SE 1/4 of Section 21,TAN.,R.l W. I. PROJECT OVERVIEW A. Summary Combined preliminary and final plat consisting of one(1)buildable lot on 5.2 acres of land in the C-C zoning district. B. Issues None C. Recommendation Staff. Approval D. Decision Commission: Approval City Council: Approval City of Meridian I Department Report 1. Project Overview 11. COMMUNITY METRICS Table 1•Land Use Description Details Map Ref. Existing Land Use(s) Vacant/undeveloped - Proposed Land Uses) Commercial - Existing Zoning -1 C-C(Community Business) VILA.2 Adopted FLUM Designation MU-C(Mixed Use—Community) VII.A.3 Table 2:Process Facts Description Details Preapplication Meeting date 3/26/2025 Neighborhood Meeting 4/17/2025 Site posting date 8/22/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District • Comments Received No - • Commission Action Required No ' - • Access (1)access via W.Waverton Dr. &(1)access via N.Black - Cat Rd. • Traffic Level of Service - ITD Comments Received No comments were received _ Meridian Fire No comments were received Meridian Police No comments were received Meridian Public Works Wastewater • Distance to Mainline Sewer stub service line is available from Waverton Dr. • Impacts or Concerns Meridian Public Works Water • Distance to Mainline Served by Veolia • Impacts or Concerns Note: See section IV. City/Agency Comments&Conditions for comments received. III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The subject property is designated Mixed Use—Community(MU-C)on the Future Land Use Map(FLUM)in the Comprehensive Plan. The purpose of this designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. Table 4:Proiect Overview Description Details History H-2018-0052 Fairbourne Subdivision(Development Agreement Inst. 2018-098361 Physical Features NA Acreage _ 5.2 acres _ Lots 1 buildable lot City of Meridian I Department Report II. Community Metrics B. History In 2018,this property was included in a rezone,preliminary plat and development agreement (DA)modification application for Fairbourne Subdivision,which included the adjacent residential subdivision to the north and west. A new DA was approved with the modification, which governs future development of the overall property. Final plat applications were approved for all of the property included in the preliminary plat except for this last remaining area,which was intended to be included in the last phase;however, a final plat application was never submitted, a time extension was not requested, and the preliminary plat has since expired. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): There are no existing structures on the site. Street buffer landscaping was installed along W. Chinden Blvd. and N. Black Cat Rd.with development of the adjacent subdivision improvements. 2. Proposed Use Analysis (UDC 11-2): Three(3)commercial building pads for retail/office use are proposed to develop on the site per the site plan included below in Section VII.F. The largest pad, "Pad A", is proposed to be a grocery store at 25,623 sq. ft.; "Pad B"is 11,234 sq. ft. and"Pad C"is 4,964 sq. ft.Note: The proposed development plan is consistent with the provisions in the DA. Retail and professional services(i.e. office) are both principal permitted uses in the C-C district; see UDC Table 11-213-2 for a complete list of allowed uses in the C-C district. 3. Dimensional Standards (UDC 11-2): Compliance with the dimensional standards listed in UDC Table 11-2B-3 for the C-C district is required. Business hours of operation are limited from 6:00 am to 11:00 pm adjacent to residential uses per UDC I 1-213-313; extended hours may be requested through a CUP. Extended hours are not anticipated. D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): The proposed site design and commercial structures are required to comply with the structure and site design standards listed in UDC 11-3A-19. 2. Landscaping (UDC 11-3B): Internal parking lot landscaping is required to comply with the standards in UDC 11-313-8C. A minimum 35-foot-wide street buffer is required along W. Chinden Blvd.,an entryway corridor, and a minimum 20-foot-wide street buffer is required along W. Waverton Dr. and N. Black Cat Rd.,both collector streets,measured from back of curb. Landscaping is required within the street buffers per the standards in UDC 11-313-7C.Additional landscape design features are required along entryway corridors per UDC 11-313-7C.3f. The existing landscaping was installed with the adjacent subdivision improvements and was never reviewed for consistency with UDC standards or approved prior to installation.The existing landscaping will need to be supplemented with additional landscaping to comply with current UDC standards. The landscape plan submitted with the final plat for City Engineer signature should demonstrate compliance with these standards. City of Meridian I Department Report III. Staff Analysis A 25-foot-wide buffer is require exists along the west boundary of the site adjacent to existing residential uses, landscaped per the standards in UDC 11-3B-9C. This btiff r-,.,:" '�� r-eqttir-ed with let development a-ad is not a subdivisi A-. 3. Parking (UDC 11-3C): Off-street vehicle parking is required to be provided on-site for non-residential uses in commercial districts based on the gross floor area of the structure per UDC Table 11-3C- 6B.1. 4. Building Elevations (Comp Plan,Architectural Standards Manual): Conceptual building elevations were submitted for the proposed grocery store,included below in Section VII.G. Final design is required to comply with the design standards in the Architectural Standards Manual. Loading docks are prohibited in commercial districts facing collector(i.e.Waverton&Black Cat) or arterial(i.e. Chinden) streets per the Architectural Standards Manual (#5.3A). 5. Fencing (UDC 11-3A-6, 11-3A-7): A fence exists along the west boundary of this site along the back side of existing homes. All existing fencing will either be retained and protected during construction or replaced—the developer will coordinate with all affected neighbors. E. Transportation Analysis ITD submitted comments stating, "Per ITD's TIS Acceptance Letter dated March 3, 2018, Fairbourne Development was conditioned for the installation of westbound riy_ht turn lane at Chinden Blvd. &Black Cat Rd. This improvement was to be installed prior to development occupancy and has vet to be completed. This turn lane remains a priority; therefore. Fairbourne Development will need to work with ITD to determine a proportionate share contribution to ensure this improvement is completed."Because this improvement is located along the frontage of the property located at the northeast corner of Black Cat Rd. and Chinden Blvd. as shown below,which is off-site, Staff is not recommending a condition of approval that the developer comply with this request with the subject application. i US 20126 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Access is proposed via one(1) existing full-access driveway from W.Waverton Dr. and one (1)right-in/right-outaccess driveway restricted by a center median from N. Black Cat Rd.;no City of Meridian I Department Report III. Staff Analysis access is proposed or allowed via W. Chinden Blvd.An emergency access exists to this site via a blanket easement across the common lot(Lot 17,Block 7) in the abutting Fairbourne Subdivision No. 2 per the plat. 2. Multiuse Pathways (UDC 11-3A-5): The Pathways Master Plan depicts a 10-foot-wide multi-use pathway along the east boundary on this site adjacent to N. Black Cat Rd. There is an existing 5-foot-wide detached sidewalk within the street buffer,which the Park's Dept. is allowing in lieu of a wider pathway. 3. Pathways (Comp Plan, UDC 11-3A-8): No pathways are proposed or required with this development. 4. Sidewalks (UDC 11-3A-17): A 10-foot wide detached multi-use pathway/sidewalk exists along W. Chinden Blvd. and 5- foot wide detached sidewalks exist along W.Waverton Dr. and N. Black Cat Rd. in accord with UDC 11-3A-17 and UDC 11-3H-4C.4. 5. Subdivision Regulations (UDC 11-6): The proposed subdivision should comply with the subdivision design and improvement standards in UDC 11-6C-3. The proposed development is consistent with Comprehensive Plan policy#2.02.O1D, "Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity." F. Services Analysis The proposed development is consistent with Comprehensive Plan policy#2.02.02,Maximize public services by prioritizing infill development of vacant and underdeveloped parcels within the City over parcels on the fringe. 1. Waterways (Comp Plan, UDC 11-3A-6): There are no waterways that lie on or adjacent to the site. 2. Pressurized Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided in each development as set forth in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in accord with the adopted standards, specifications and ordinances; design and construction shall follow Best Management Practice as adopted by the City per UDC 11-3A-18. 4. Utilities (Comp Plan, UDC 11-3A-21): All utilities for the proposed development are required to be installed in accord with the standards listed in UDC I I-3A-21. City of Meridian I Department Report III. Staff Analysis IV. CITY/AGENCY COMMENTS& CONDITIONS A. Meridian Planning Division 1. Future development shall comply with the provisions in the existing development agreement for Fairbourne Subdivision(H-2018-0052)recorded as Inst. #2018-098361. 2. The final plat shall be revised as follows: i. If ACHD allows the proposed access via N. Black Cat Rd.,modify note#6 to not prohibit access. ii. Note#10: Include the recorded instrument number of the development agreement(i.e. #2018-0098361. iii. Note#11: Include the recorded instrument number of the ACHD license agreement for landscaping. The revised plat shall be submitted with the final plat application for City Engineer signature. 3. The landscape plan shall be revised as follows: i. Depict landscaping within the street buffers along W. Chinden Blvd.,W. Waverton Dr., and N. Black Cat Rd.per the standards in UDC 11-313-7C. Additional landscape design features are required along entryway corridors(i.e. Chinden Blvd.)per UDC 11-3B- 7C.3f. The existing landscaping was installed with the adjacent subdivision improvements and was never reviewed for consistency with UDC standards or approved prior to installation. The existing landscaping will need to be supplemented with additional landscaping to comply with current UDC standards. 4. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. 5. The combined preliminary/final plat approval shall become null and void if the applicant fails to either: 1)obtain the City Engineer's signature on a final plat within two years of the date of the approved findings; or obtain approval of a time extension as set forth in UDC 11-613-7. See the Agency Comments folder contained in the project file in the public record for other City Department and Agency comments and conditions: (copy the link into a separate browser) https.Ilweblink.meridiancituorkIWebLinkIBrowse.aspx?id=409718&dbid=0&repo MeridianCi tv V. FINDINGS A. Combined Preliminary and Final Plat(UDC-613-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; The City Council finds the proposed plat is in conformance with the Comprehensive Plan and will be consistent with the UDC if the Applicant complies with the above-noted conditions. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; The City Council finds that sewer service is stubbed to the site and water service will be provided by Veolia. City of Meridian I Department Report IV. City/Agency Comments &Conditions 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The City Council finds the proposed plat is in conformance with scheduled public improvements in accord with the City's CIP. 4. There is public financial capability of supporting services for the proposed development; The City Council finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and The City Council finds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. The City Council is unaware of any significant natural, scenic or historic features that need to be preserved with this development. VI. ACTION A. Staff: Staff recommends approval of the proposed combined preliminary and final plat with the conditions included above in Section IV. B. Commission: The Meridian Planning&Zoning Commission heard this item on September 4,2025. At the public hearing,the Commission moved to recommend approval of the subject PFP request. 1. Summary of Commission public hearing_ a. In favor: Ben Semple,Applicant's Representative b. In opposition: None c. Commenting: Paul McGloughlin; Larry Walker; Bob Misko; Jessica Pierce d. Written testimony: None e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: None 2. Key issue(s) public testimony a. Access and traffic concerns pertaining to vehicles turning left into the development and stacking issues that may occur; safety concerns pertaining to traffic and children in the area. b. Belief that the Chinden/Black Cat intersection needs to be re-built for safety reasons to accommodate the high volume of traffic in this area. c. Concern pertaining to landscaping between the site and the abutting residential neighborhood to the west to ensure residents aren't looking at a parking lot. 3. Key issue(s)of discussion by Commission. a. Traffic generated from the proposed development; b. The use and zoning are not the subject of this application. 4. Commission change(s)to Staff recommendation: a. None 5. outstanding issues for City Council: a. None C. City Council: The Meridian City Council heard this item on October 21,2025. At the public hearing the Council moved to approve the subject PFP request. City of Meridian I Department Report VI.Action 1. Summary of the City Council public hearjng: a. In favor: Ben Semple,Applicant's Representative b. In opposition: None c. Commenting: Paul,McLaughlin,Ray Pirc,Mason Pirc d. Written testimony: Christi Keller,Jessica Pirc e. Staff presenting pplication: Sonya Allen f. Other Staff commenting on application: None 2. key issue(s)of public testimony: a. The Applicant offered to include additional landscaping within the buffer to residential uses along the west property boundary. b. Concerns pertaining to traffic and inadequate infrastructure for the development of a grocery store on this site. c. Opinion the existing landscaping and fence height t along the west boundary is inadequate to buffer the adjacent residential neighbors from noise,lighting and traffic impacts from the proposed development. Concern pertaining to increased traffic in the area and children's safety crossing Waverton Dr.to reach the school bus stop. Request for taller fencing and more robust landscaping to be provided in buffers with mature trees/shrubs- re-evaluation of access points to minimize traffic being funneled onto Waverton: and greater consideration of residential impacts,particularly around school routes. d. Concern pertaining to safety and the increase in traffic the proposed development will have in this area. e. Safety concerns with high speed traffic turning onto Black Cat Rd. from Chinden Blvd. without a dedicated turn lane. 3. Key issue(s)of discussion by City Council: a. The proposed use of the property is not the subject of the application before the Council. 4. City Council change(s)to Commission recommendation. a. None City of Meridian I Department Report VI.Action ' 1 1 � •'� a `"AP�. l :��f �S ! ty•I #i 1 - 'r 1 _ i e A I 1 Luj— W Z� nommill a r ��'�� � ilii/� �it�r-� -.-.i+■ �N�ia � fa1, \°'�*r�ll� nirr iIA ilEllll►�I �i1 ,I, +`_ ♦II =11111,r� s IIIIIII IIIMI • iiin' �(Iln� `#1��illlll{�r ^ilxi ��yy77 l l � Q�� ■,a'.111111111111 I ,a � � IIII�111F11. i 1�I '� . ' . nnuunnul"nunmllUlliiiE llwlnuiufnIHIIIV,. u■r■ 111111 IIIIII Al1O"' = lEllll rllllll. 1111111�'Q -j frlllr IIIIII�IIIIIL fflllll■_ 11111 O P Ip_ale tine' Jl.nn1 \IiA iI111111111111E I III\ Innl III ~ 1 � �f � �\IIi1r�11111111r1ii: IIIn i II r A11p1AI 6e•.a�...,e C. �:■111 W len r ■ . � .--.-► �111 a1i � a �u. ,.Inn F �rinlnrnrl 1 gllt tC =�1 Iy G . liss mnnnn rrlrr � E iAliO111 o�Illlirrrrrr runs _ 1/ o �.� H 1 IUI - ..■-..:C. i U: ' Ilnu:l�rulin■i ilel � 1 -� � "1� _ iE111111ni�� - -1 - -■ ■---w ills . - _ . ._.�Il Ilnlll■C S,� r r Ian Illllln�.....�, � -rr;lFa�.--wtiFllll 11111 r�=-� . 11111�1111l=•'y:�'r�il '_ +'� U_ Illlll gill IIIIIInIIw - = "i III -IIIIE=1111.� allll IIIIndI u:= nnnlllm m■■�nnll IIInuE i p • =- - ��liiiiiiij��i�nni+iit !Inilni nnm 111111111111 Illlllrrllli - �� `ti11111 1111 n mm'- �" ,.... fir,..a •A11. L=iu11U�-1� 11111 �{{111,..nPl��F�Fi'JG�i ~:-'_llirl►�_:LiAli IFIFIi�� �11� ilila {@ ♦• � �rnl1 :uI## �. � par�i l�wi �Illi ♦ -.». :E•l� 1111a 'r fii1111�, '911■- � is rN{'rl� ��rn unnr���+ -� . ■_ *~� ��t. �:^11`��lip�►{{�_I"�'la �����iQ�aril`'... �" �fi 17�_ ■ `�'• IrIr11� �i ri r � �=s 1 �`**N". ��fl■Y��1«�f1 � Z' '5=e e__'e = 'Ilnll:�: `••f ,�:._ �n1 Irrrr-� Ii �f �� :unl►�' ,71��I ti,�ixlllfti���.��"''_-o� ��kiq=14111��S 1 I/ � �111! �I17ur nluum� - � �I�_ ♦-�!■ r w� ���i �I 1% .I i.1.r.1:� n.l i. �III � �•Op CHTNDEN i 1�� - • 11111111.111■1■n[■nnll!IIIr111111 � llllllllllllrllll'llllllll Q1■IIu ���J�J�p� i■n.uun a1111 m=- If1111 �_nmin_. m1 ..Inm fla� '!IIIIII IIIIII.[IIIII711_� Iflrl r ��IIIIIT==_ ..IF[II 1�1/ - i■non■u[n■F[=1lluf 1►- _ - o ■ f .illi I �..J ��■` 7-w�'.f1�1 lrr nnnl1 m•-'nw- -i ■��.�lnuuuuue. Apr� 3 oonl�i7111n= I-:a • • 11 \Illl�_,ume111nf4 /1111 ��ri�.1�Ip1 nmm Wi11�'.'. r� J�nn■ 111R%f:: . :Cam^ 1-=11T11111■i ~f�rrr+Uu. MF ILI a I!!lrrr ..�r rj wn■If !-•Ilrruur °' : 1 ► �"'-= !nln� �11 .:��! �.:��nul u.ei O� Ilulriii itiiiill�'Imi i1w I° _rullal, ���r*+~ 1 ru_��. �...■..-�': p1111111.-- Ill_ Z� IIIII■rp r prllr`. �Ia.1Q-•- .■11�.. � - e Ilf■.� _� �. } If u.n.c r, -.rr�a\rrxln rllllfn...._U�.---■ilmlr�C•G!!�1■ m ___:61 nnllllrlllllllllllrlg'-rm:1°-�Ifn.r�ununnl.■■•nII Vl .!■lllnnnll.mmrlir��I!!Ilr11�: `/`����g o mF��YY.� IIliieliul� Irl I:unl • - ° RI111[I 111111E I+ unlull.....1111111■ 'F�r r•' { �p .V� �S{111u111+r rrrnllnrl (�=.11 ��IIII IIIII�Q{,�r ��tri•�{t ifll�:li.aaa'1'�ii pia:�:� �1■IIII���Iurrr■...I r QI!1111t :rr11 r1111r►1 •Ih � p nIn♦�♦ ♦♦� din■r... '?`.fm+ �i url■►►♦ r-'v■u► 1�wr ::II■• IN �.. -���� 'q.���■�»s�iiiii�ll I� � � ���C - ;" ■, ''�8ti{►u� ��' ♦�.nf a �i��� �y�L�' , ��.r I��C�+� � ��� ����ii1-��1{{{{n1--1■r off♦ y.j������yi`.. ��R� ����. IIIIIIIVIJ NIIII■H ��� w�9 ���■�_r-� `�� ♦■..1.. Allllllllalllllllll'1l111111� II•dlllllll.11.all•-�-��I'C � ►�I,I'lllxll-�` ��: '` - 1�1111 llrlf rr■ Ilnnm.i■iiilTo iumi.ir fir mm.nunml:��� -is p Ixx!=�!. �• r i �=■IIIII ' - �� lxxlls���.a�=� .� •Ur �=11-Ir{Ir_1�� +��i► `IIIIII IIIIII -liillul uuuulti ? I��llr♦�!■�r�� �:�O�r�i 1 � ■ .�-�IIIIIII �" ,���1111 11.7f/1111�11111\�T �r�CC CH.INDEN: �� 1rr,'� 111 .[InuF111111r111i111h1711111I111 h I�+.1111111�11(IEIIII■11111111 \■1■.■ n111On�- uun �� .III[ 1111 ■IIIIIII Nil . .1■nu +7l IIIU[IIIII111 IIIIII r �IIII12milk 3= LIIII -■FF.11 r 11111111�f11q p nlllj{� IIIII■ i7 nn _ •...� uuuu.n 1 JI■� � null!� 1 - � - `� 'pll_uuulllIlill. I_ - r`Si [�11 -■M _ Il ilil ligll - � 1111.'. !IIIII rWRjp.� n �� .%lrrl►�.r� Jim 1 . IIIII � 7:wp�:�� 1■r� - - 171 --�F7iI!■rlll U ►� r�=l= � 1 i�� :�1��Iwi �i1111 ulli'.�`y►/!��=1'nmll W Im u.= t Irr,r�r.ir F-�1�'� �i..■..y � .� Ir 1 I i y a 111- :r.glrlllru-- I11 y0 fi �' :alrx'r 1 -►t■�Q�--��.a■1?�. ����..Ilrrllllf■-.�_.�...W 1I!llfr�...--V--.-1[Illrllar-�!!��.-�Oulfl IIIIIr r -. .IIIIE=� - IIIII�.w...rhf.■�11111111 nq■■•�I j .!■r1 rill!.� �jnfll ■.n\►�II:�n��� IIIIIIIII c ■Illlrllll rUn1113-:::�'�{{ � , Im = . ........... IA.!bill 111111l111�� 1�l1lrn ►fF`+{L�a Inn.il ..r�= ,. �jilliiil illliniil �.4w�numl a lmn�Iai' � �__ � ��►V 7I . �.Illllllllllllllllllllllluuulllllll �u�J�llll Illllll��Q�� I���•trr,�� I�=u.a�.�����iQ�:'• ���11i�lll �iiiiiiiiii���iiiiiiiii�il=__==__��� \Illlll �__ i Ii1 u■w ;�. �r,!IIIII►�-rrlr rrlrlr rr°Itlll�l_+_=S pn t■ =NN ali- __= pour►-r�+y� I ��nn::.. .I m nn■ • �nlll �� x B. Service Accessibility Report PARCEL SO421449SOO SERVICE ACCESSIBILITY Overall Score: 20 7th Percentile Description Location In City Limits Extension Sewer Trunkshed mains E 500 ft.from parcel Floodplain Either not within the 100 yr floodplain or>2 acres Emergency Services Fire Response time 5-9 min. YELLOW Emergency Services Police Not enough data to report average response time Pathways Within 1/4 mile of current pathways Transit Not within 114 of current or future transit route Arterial Road Buildout Status Ultimate configuration(#of lanes in master streets YELLOW plan) > existing(#of lanes)&road IS in 5 yr work plan School Walking Proximity Within 1/2 mile walking PREEN 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) Park Walkability No park within walking distance by park type RED Report generated on 08-28-2025 by MERIDIAM,sallen City of Meridian I Department Report VII. Exhibits C. Preliminary Plat(date: 6/12/2025) 4 ffli �4 O HS N Mal AO l g gggg gg@ w r 8 9 1 C � � y 4 a � �a 4 a � o a 8 O gig City of Meridian Department Report VII. Exhibits A Final Plat(date: 7/17/2025) =i= 0 a az list" li` gy !;! 8 if 41INS i PH d zo io o= 1 'q4 :E U - LLON�� m?x3z H 4 rC O mW� i �10 ji _ If F Fcm I, C] o S g MITI �1 pO X. w�io'd�og � uo z� 14 az zz ag�i_ ■r•^)n °g I H H HIM;!M;! �° ry °¢ 36I�Woi I � q= 3� gzm � lil!! �o i'11 s <a �� 11 is 114.511 8�� m z� 1° 11 �o Nt —# $ 3=ox �a= fgogxq # oio° ° Sx ax z'�_ IngsmY, �o=-4 /�� �fsFii 5 -yJ9fZf1 mN�a3 yopzg��3 �k�izaa�w�Nz�siam 3os�aio~t�a �a�=z�m w�smo� W�ao1 a�oG�i oi`��oo$a�l>�-�'z_ 1 o5o MINIM, wg . rwww° 1= j1Hz99 ozoo1aMy 1 iLLooaallul?l 1 z ¢ OiSH ozd 1 °o i m 'a Izs o°w !o WH a1111i zjo° !; [InN 5lilt,om�cw�d azo o ' Upon"�2821R Ma & 10Ho I� ljoylivLLJ � d°lc bw U SWUM — Ao psi TO QzGo u �-ff` zH . z^ROOM TI' z w W � , 3woa" a Asz ° d�w��ZwCQ 7' NOrr❑ZCvV'7 f M a M r m a ' — .9roroaaaio vsve �' 95'ZL9t 3ii9 SISV� (SAWA gSQIAO 3 �� n tt'viz m.aroz.00� yg. 'aa sr�x°ro'�a .� ��'9° •iFsz 96'6B[h129AE.006 $ no �� z o II b b O Oil I l o� 1 1 m I I cm cc W��� 1s11 l ! R Rul I �� ylm al eta 3 �W �W 3�� z rya W o d o z a QZE f Q o G W y y � JN� a'L---- -- I _1URI — J alY9F mx gFlt� mo9 00'Oe 3 � 9B'E99 aaoazooru ar.ez.oa�m o= aw 6 V� nmm� o z a$ o is .S in i6 G Sul �_l m zf z4 ss l 1 a O_ iw m N � M M W o-aEe s o O �® ~ ¢ - r �, e e f 4u°u v e U gt LL� ' Q 6 - ZS 8 8 8 8 aggg Awn odds City of Meridian Department Report VII. Exhibits E. Landscape Plan (date: 7/30/2025) 84All p M �jIll gig" 'fill €���� ag' i q� € 9 'Will ®€$9��a3 s �= ase;��;� � as=N '? 3 e ae a _ 3 � lift:iggm a� 2 Ng1,;W$H w S a8 day� s aWa€ 6E�9 a �d° €lle i99 � �°�w�y � W § o mg gg a� ��wi € s�' �a§ae� IQ B e 1 a as e W ' w�s35�� ����F����Ela�S�����s'�� ���e�s•�9s��5�3� a ��s�� oil 633 �� ��a�� �13s��llea�l � ❑ ��5 a JR�a'� Jp1 Jjl , a@aa nw i.@@ 33 =S 5e a€'i�@ k iSs z ; �€ Ei 2 ❑ el n . of �� � O�E �e��E�3�€��§� �W�4 'i 4€��al€gW 1 gig! �'sm N a s 4 s W `�s ! " �e r m p d $ © 0 ® Q ® a W d s Q U © ® V) 4QB CC O ® J 9 Pe O ®y u Z City of Meridian Department Report VII. Exhibits F. Site Plan (dated: 4/2/2025) (aw -�aiMv+ira.oi-.�rcss x3 {a3I3RfV J.1I3 N3d 6333n9 3dVOSGNY, Sf —d ! y, pmN��ryW y2 U ! I � JI I �I ------------- —®— 3 6a- _ ss3��v r --- c � qll O $ � s IN I m ¢m w A 4Omp1�t1FaH 4�21j4 � i__— ��Y� rc �f II -- EnLu Z - __ l95i[- 3 6s p�gLsjln9 3dM]SNNt/3 pZ -- _ City of Meridian I Department Report VII. Exhibits G. Conceptual Building Elevations(dke: +l722q 2 | �_ • NIO¥HO,IvoNDge r14 waamnmw amaa e,a mw 95; (\ )(( §)\) N H , , ' \ w \ \ ~ \ w & ] i � § � \ � �77 / MR\ 1, ME J 2 City of Meridian Department Rep o4 yJ. Exhibits