HomeMy WebLinkAboutAdero Mixed Use Neighborhood Commercial DA H-2024-0068 Ada County Recorder Trent Tripple 2025-071062
Boise,Idaho Pgs=88 vbailey 10/29/2025 08:12:18 AM
CITY OF MERIDIAN IDAHO$0.00
Electronically Recorded
DEVELOPMENT AGREEMENT
PARTIES: 1. City of Meridian
2. Bridgetower Investments LLC, Owner/Developer
THIS DEVELOPMENT AGREEMENT (this "Agreement") is made and entered into this 28th day of
October , 2025, by and between City of Meridian, a municipal corporation of the State of Idaho,
hereafter called "CITY,"whose address is 33 E. Broadway Avenue,Meridian, Idaho 83642, and
Bridgetower Investments LLC, whose address is 398 E. Copper Ridge Street, Meridian, Idaho 83646;
hereinafter collectively called"OWNER/DEVELOPER."
1. RECITALS:
1.1 WHEREAS, Owner/Developer is the sole owner, in law and/or equity, of a certain
tract of land in the County of Ada, State of Idaho and described in Exhibit"A,"
which is attached hereto and by this reference incorporated herein as if set forth in
full, hereinafter referred to as the "Property;" and
1.2 WHEREAS, Idaho Code § 67-6511A provides that cities may, by ordinance,
establish provisions governing the creation, form, recording, modification,
enforcement and termination of development agreements required or permitted as a
condition of zoning that the Owner/Developer make a written commitment
concerning the use or development of the Property; and
1.3 WHEREAS, City has exercised its statutory authority by the enactment of Section
11-513-3 of the Unified Development Code ("UDC"), which authorizes
development agreements and the modification of development agreements; and
1.4 WHEREAS, Owner/Developer has submitted an application for development
agreement modification to remove the property listed in Exhibit"A" from an
existing Development Agreement recorded in Ada County, Idaho as Instrument
#2019-055407 (Project Name: Summerwood Subdivision H-2019-0001), and for
the inclusion of the Property into this new Agreement, which generally describes
how the Property will be developed and what improvements will be made; and
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1.5 WHEREAS, Owner/Developer made representations at the duly noticed public
hearings before the Meridian City Council, as to how the property will be
developed and what improvements will be made; and
1.6 WHEREAS,the record of the proceedings for requested development agreement
modification held before the City Council includes responses of government
subdivisions providing services within the City of Meridian planning jurisdiction,
and includes further testimony and comment; and
1.7 WHEREAS, on the 24th of June, 2025, the Meridian City Council approved certain
Findings of Fact and Conclusions of Law and Decision and Order ("Findings"),
which have been incorporated into this Agreement and attached as Exhibit"B;"
and
1.8 WHEREAS, Owner/Developer deems it to be in its best interest to be able to enter
into this Agreement and acknowledges that this Agreement was entered into
voluntarily and at its urging and request; and
1.9 WHEREAS,the property listed in Exhibit"A" shall no longer be subject to the
terms of the existing Development Agreement recorded in Ada County, Idaho as
Instrument#2019-055407 (Project Name: Summerwood Subdivision H-2019-
0001) and shall be bound by the terms contained herein in this new agreement; and
1.10 WHEREAS, City requires the Owner/Developer to enter into a development
agreement modification for the purpose of ensuring that the Property is developed
and the subsequent use of the Property is in accordance with the terms and
conditions of this Agreement, herein being established as a result of evidence
received by the City in the proceedings for zoning designation from government
subdivisions providing services within the planning jurisdiction and from affected
property owners and to ensure zoning designations are in accordance with the
amended Comprehensive Plan of the City of Meridian on December 19, 2019,
Resolution No. 19-2179, and the UDC, Title 11.
NOW, THEREFORE, in consideration of the covenants and conditions set forth herein,
the parties agree as follows:
2. INCORPORATION OF RECITALS: That the above recitals are contractual and binding
and are incorporated herein as if set forth in full.
3. DEFINITIONS: For all purposes of this Agreement,the following words, terms and
phrases herein contained in this section shall be defined and interpreted as herein provided for, unless
the clear context of the presentation of the same requires otherwise:
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3.1 CITY: means and refers to the City of Meridian, a party to this Agreement,which
is a municipal corporation and government subdivision of the state of Idaho,
organized and existing by virtue of law of the State of Idaho, whose address is 33
East Broadway Avenue, Meridian, Idaho 83642.
3.2 OWNER/DEVELOPER: means and refers to Bridgetower Investments LLC,
whose address is 398 E. Copper Ridge Street,Meridian Idaho 83646,the party that
owns said Property and shall include any subsequent owner(s) of the Property.
3.3 PROPERTY: means and refers to that certain parcel of Property located in the
County of Ada, City of Meridian as described in Exhibit"A" describing a parcel to
be removed from an existing Development Agreement recorded in Ada County,
Idaho as Instrument#2019-055407 (Project Name: Summerwood Subdivision H-
2019-0001),with such parcel being bound by this new Agreement,which Exhibit
"A" is attached hereto and by this reference incorporated herein as if set forth at
length.
4. USES PERMITTED BY THIS AGREEMENT: This Agreement shall vest the right to
develop the Property in accordance with the terms and conditions of this Agreement.
4.1 The uses allowed pursuant to this Agreement are only those uses allowed as
permitted, conditional and/or accessory uses under the UDC.
4.2 No change in the uses specified in this Agreement shall be allowed without
modification of this Agreement.
5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1 Owner/Developer shall develop the Property in accordance with the following
special conditions:
a. Development of this site shall be generally consistent with the preliminary plat.
Conceptual plans provided, including the landscape plan, conceptual plan, and
conceptual building elevations for the commercial development included in
Section VII of the Staff Report attached to the Findings of Fact and
Conclusions of Law attached hereto as Exhibit`B" and the provisions
contained herein are intended to serve as general guidance for future required
commercial applications.
b. Future development of the site shall comply with the ordinances in effect at the
time of development.
c. Prior to submitting plans or a final plat that contains any commercial lots,the
applicant shall submit a traffic impact study (TIS) to address potential impacts
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of the commercial lots as determined by Ada County Highway District
(ACHD). Coordinate the scope of work with ACHD Planning Review staff.
Additional conditions of approval may be required based on the findings of the
updated traffic study.
d. New buildings on pad sites adjacent to W. Malta Drive/W. Gondola Drive be
limited to no more than a one-story disparity in building height.Natural
features, differences in grade, and other context-sensitive neighborhood
preservation design features should be considered with transitions.
e. Building elevations shall comply with the Architectural Standards Manual,
UDC, and Comprehensive Plan. Building elevations shall be evaluated with the
submittal of certificate of zoning compliance and design review applications.
f. The buildings shall not have loading docks or outside storage adjacent to W.
Malta Drive/W. Gondola Drive without screening of loading areas and
mechanical systems.
g. The business hours of operations for the C-G zoning district along W. Malta
Drive/W. Gondola Drive shall be limited from 6:00 a.m. to 11:00 p.m.
Extended hours of operation may be requested through a conditional use
permit.
h. For lots with frontage on a public street, a minimum of forty percent (40%) of
the buildable frontage of the property shall be occupied by building facades
and/or public space.
i. Approval of the proposed plaza area shall require the following: (i) Minimum
of 16,000 square feet; (ii) amenities shall be provided that promote transition
from the residential areas to commercial uses, including, without limitation
seating areas, gathering spaces, and multimodal facilities such as bicycle repair
stations, workout stations, etc. The plaza design shall be submitted to the City
for review and approval prior to the final plat approval or with development of
the second phase of landscape improvements.
j. Development of the proposed plaza area shall be required with the first
commercial phase of the project that is adjacent to the plaza area.
k. The commercial portion of the development shall be responsible for
construction of the new collector roadway (Gondola/Malta Drive) including
landscaping, multiuse pathways, if it develops prior to the residential portion
excluding the ten (10) foot multiuse pathway and landscaping on the west
residential side of the new collector road.
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1. Multi-family residential development shall be prohibited within the C-G zoning
district in order to preserve the commercial land use and prevent further
reduction of the commercial portion of the property.
in. The landscape buffers along Ten Mile Road and the new collector shall be
constructed within the first two phases of the commercial and office
development.
n. The L-O zoning district shall be required to have a thirty (30) foot landscape
buffer and a 5-foot-wide pathway as depicted in the concept plan.
o. No new driveways are approved as part of this application. Direct lot access to
Ten Mile Road is prohibited unless otherwise approved by City Council and
ACHD based on an approved updated TIS.
p. Additional driveways accessing the new collector shall be prohibited unless
otherwise approved by City Council and ACHD based on an approved updated
TIS.
q. Pedestrian circulation and cross access shall generally conform to the layouts
depicted in the concept plans provided in Exhibits V-I-.Q and VtA&
`'�
6. APPROVAL PERIOD: If this Agreement has not been fully executed within six`(6)
months after the date of the Findings,the City may, at its sole discretion, declare the Agreement null
and void.
7. DEFAULT/CONSENT TO DE-ANNEXATION AND REVERSAL OF ZONING
DESIGNATION:
7.1 Acts of Default. In the event Owner/Developer, or Owner's Developer's heirs,
successors, assigns, or subsequent owners of the Property or any other person
acquiring an interest in the Property fail to faithfully comply with all of the terms
and conditions included in this Agreement in connection with the Property, this
Agreement may be terminated by the City upon compliance with the requirements
of the Zoning Ordinance.
7.2 Notice and Cure Period. In the event of Owner/Developer's default of this
agreement, Owner/Developer shall have thirty (30) days from receipt of written
notice from City to initiate commencement of action to correct the breach and cure
the default,which actions must be prosecuted with diligence and completed within
one hundred eighty (180) days;provided, however, that in the case of any such
default that cannot with diligence be cured within such one hundred eighty (180)
day period,then the time allowed to cure such failure may be extended for such
/it.r ,
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period as may be necessary to complete the curing of the same with diligence and
continuity.
7.3 Remedies. In the event of default by Owner/Developer that is not cured after notice
from City as described in Section 7.2, City shall,upon satisfaction of the notice and
hearing procedures set forth in Idaho Code § 67-651 IA, have the right, but not a
duty,to de-annex all or a portion of the Property, reverse the zoning designations
described herein, and terminate City services to the de-annexed Property, including
water service and/or sewer service. Further, City shall have the right to file an
action at law or in equity to enforce the provisions of this Agreement. Because the
covenants, agreements, conditions, and obligations contained herein are unique to
the Property and integral to the City's decision to annex and/or re-zone the
Property, City and Owner/Developer stipulate that specific performance is an
appropriate, but not exclusive, remedy in the event of default. Owner/Developer
reserves all rights to contest whether a default has occurred.
7.4 Choice of Law and Venue. This Agreement and the rights of the parties hereto
shall be governed by and construed in accordance with the laws of the State of
Idaho, including all matters of construction, validity,performance, and
enforcement. Any action brought by any party hereto shall be brought within Ada
County, Idaho.
7.5 Delay. In the event the performance of any covenant to be performed hereunder by
either Owner/Developer or City is delayed for causes that are beyond the
reasonable control of the party responsible for such performance, which shall
include, without limitation, acts of civil disobedience, strikes or similar causes, the
time for such performance shall be extended by the amount of time of such delay.
7.6 Waiver. A waiver by City of any default by Owner/Developer of any one or more
of the covenants or conditions hereof shall apply solely to the default and defaults
waived and shall neither bar any other rights or remedies of City nor apply to any
subsequent default of any such or other covenants and conditions.
8. INSPECTION: Owner/Developer shall, immediately upon completion of any portion or
the entirety of said development of the Property as required by this Agreement or by City ordinance or
policy, notify the City Engineer and request the City Engineer's inspections and written ordinance or
policy,notify the City Engineer and request the City Engineer's inspections and written approval of
such completed improvements or portion therefor in accordance with the terms and conditions of this
Agreement and all other ordinance of the City that apply to said Property.
9. REQUIREMENT FOR RECORDATION: City shall record this Agreement, including
all of the Exhibits, and submit proof of such recording to Owner/Developer.
10. ZONING: City shall, following recordation of the duly approved Agreement, enact a valid
and binding ordinance zoning the Property as specified herein.
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11. SURETY OF PERFORMANCE: The City may also require surety bonds, irrevocable
letters of credit, cash deposits, certified check or negotiable bonds, as allowed under the UDC,to
insure the installation of required improvements, which the Owner/Developer agrees to provide, if
required by the City.
12. CERTIFICATE OF OCCUPANCY: No Certificates of Occupancy shall be issued if the
improvements have not been installed, completed, and accepted by the City, or sufficient surety of
performance is provided by Owner/Developer to the City in accordance with Paragraph 11 above.
13. ABIDE BY ALL CITY ORDINANCES: That Owner/Developer agrees to abide by all
ordinances of the City of Meridian unless otherwise provided by this Agreement.
14. NOTICES: Any notice desired by the parties and/or required by this Agreement shall be
deemed delivered if and when personally delivered or three (3) days after deposit in the United States
Mail, registered or certified mail,postage prepaid, return receipt requested, addressed as follows:
CITY: with copy to:
City Cleric City Attorney
City of Meridian City of Meridian
33 E. Broadway Ave. 33 E. Broadway Ave.
Meridian, Idaho 83642 Meridian, Idaho 83642
OWNER/DEVELOPER:
Bridgetower Investments LLC
398 E. Copper Ridge Street
Meridian, Idaho 83646
14.1 A party shall have the right to change its address by delivering to the other party a
written notification thereof in accordance with the requirements of this section.
15. ATTORNEY FEES: Should any litigation be commenced between the parties
hereto concerning this Agreement,the prevailing party shall be entitled, in addition to any other relief
as may be granted,to court costs and reasonable attorney's fees as determined by a Court of
competent jurisdiction. This provision shall be deemed to be a separate contract between the parties
and shall survive any default, termination or forfeiture of this Agreement.
16. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that
time is strictly of the essence with respect to each and every term, condition and provision hereof, and
that the failure to timely perform any of the obligations hereunder shall constitute a breach of and a
default under this Agreement by the other party so failing to perform.
17. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and
inure to the benefit of the parties' respective heirs, successors, assigns and personal representatives,
including City's corporate authorities and their successors in office. This Agreement shall be binding
on the Owner/Developer, each subsequent owner and any other person acquiring an interest in the
Property.Nothing herein shall in any way prevent sale or alienation of the Property, or portions
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thereof, except that any sale or alienation shall be subject to the provisions hereof and any successor
owner or owners shall be both benefited and bound by the conditions and restrictions herein
expressed. City agrees, upon written request of Owner/Developer,to execute appropriate and
recordable evidence of termination of this Agreement if City, in its sole and reasonable discretion, has
determined that Owner/Developer has fully performed its obligations under this Agreement.
18. INVALID PROVISION: If any provision of this Agreement is held not valid by a
court of competent jurisdiction, such provision shall be deemed to be excised from this Agreement
and the invalidity thereof shall not affect any of the other provisions contained herein.
19. DUTY TO ACT REASONABLY: Unless otherwise expressly provided, each
party shall act reasonable in giving any consent, approval, or taking any other action under this
Agreement.
20. COOPERATION OF THE PARTIES: In the event of any legal or equitable
action or other proceeding instituted by any third party (including a governmental entity or official)
challenging the validity of any provision in this Agreement,the parties agree to cooperate in
defending such action or proceeding.
21. REMOVED PROPERTY: The City is hereby authorized, in its sole discretion,to
remove a portion of the Property ("Removed Property")from this Agreement at any time,provided
that the City and the owner of the Removed Property concurrently enter into a modified development
agreement governing the development and use of the Removed Property. The remaining portion of the
Property,which has not been removed from this Agreement as described above, shall continue to be
bound by the terms of this Agreement.
22. FINAL AGREEMENT: This Agreement sets forth all promises, inducements,
agreements, condition and understandings between Owner/Developer and City relative to the subject
matter hereof, and there are no promises, agreements, conditions or understanding, either oral or
written, express or implied, between Owner/Developer and City, other than as are stated herein.
Except as herein otherwise provided, no subsequent alteration, amendment, change or addition to this
Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or
their successors in interest or their assigns, and pursuant,with respect to City,to a duly adopted
ordinance or resolution of City.
22.1 No condition governing the uses and/or conditions governing the Property herein
provided for can be modified or amended without the approval of the City
Council after the City has conducted public hearing(s) in accordance with the
notice provisions provided for a zoning designation and/or amendment in force at
the time of the proposed amendment.
23. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective
i
upon execution of the Mayor and City Cleric.
24. CONCEPT PLANS: The conceptual plans portraying potential layouts of the
Property referenced in Section 5.1.a, above, are attached hereto as Schedule 1.
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[End of text. Acknowledgements, signatures, Exhibit A,Exhibit B, and Schedule 1 follow.]
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ACKNOWLEDGMENTS
IN WITNESS WHEREOF, the parties have herein executed this agreement and made it
effective as hereinabove provided.
OWNER/DEVELOPER:
Bridgetower Investments LLC
A
By (name): p�I 'A AV-Ia
Its (title): f/'
State of Idaho )
ss:
County of Ada )
On this d y of 2025,before me,the undersigned,a Notai��Public in and for said State,personally
appeared known or identified to me to be the dAdAWZ of Bridgetower
Investments LLC and the person who signed above and acknowledged to me that they executed the sa e.
IN WTINESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first
above written.
SANDERS
NO BILIC•STATE OF IDAHO Nory
COMMISSION NUMBER 20191334 MCVission Expires: 7o2
MY COMMISSION EXPIRES 7-8-2031
CITY OF MERIDIAN ATTEST:
illIAN'.
�.
c
� SFAS
By:
Mayor Robe". mison 10-28-2025 Chris John on, City erk 10-28-2025
State of Idaho )
ss
County of Ada )
On this 28th day of October 2025,before me,a Notary Public,personally appeared Robert E. Simison and
Chris Johnson, known or identified to me to be the Mayor and Clerk, respectively, of the City of Meridian, who executed the
instrument or the person that executed the instrument of behalf of said City, and acknowledged to me that such City executed the
same.
IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first
above written.
-
L Notary Public for Idaho
CHS� ENE WAY -28-2028
COMMISSION No. 67390 My Commission Expires:
NOTARY PUBLIC
STATE OF IDAHO
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J'Aw— Sawtooth Land Surveying, LLC
5Mw7-005 P: (208) 398-81 04 F: (208) 398-8105
2030 S. Wa5hington Ave., Emmett, ID 83G 17
C-G Zone Description
BASIS OF BEARINGS is S. 89121'10" E., between a found aluminum cap marking the C1/4 corner of Section 27
and a found aluminum cap marking the E1/4 of Section 27,T. 4 N., R. 1 W., B.M.
A parcel of land located in the SE1/4 of Section 27,Township 4 North, Range 1 West, Boise Meridian, City of
Meridian, Ada County, Idaho, more particularly described as follows:
COMMENCING at and aluminum cap marking the E1/4 corner of Section 27;
Thence N. 89021'10"W., coincident with the north line of said SE1/4, a distance of 55.00 feet to the west right of
way of N.Ten Mile Road;
Thence leaving said north line, S. 0021'17"W., coincident with the west right of way of N.Ten Mile Road, 106.39
feet;
Thence S. 89039'00"E., coincident with said west right of way, 6.00 feet;
Thence S. 01121'17"W., coincident with said west right of way, 66.77 feet to the POINT OF BEGINNING;
Thence coincident with said west right of way the following nine (9) courses and distances:
Thence continuing, S. 0021'17"W., 546.82 feet;
Thence N. 89039'00"W., 10,00 feet;
Thence S. 0021'17"W., 19,41 feet;
Thence S. 89039'00"E., 11.00 feet;
Thence S. 0121'17"W., 388.73 feet;
Thence S. 2007'36"W., 194.03 feet;
Thence S. 2013'02"W., 61.50 feet;
Thence S. 0021'17"W., 110.60 feet;
Thence S. 3305224"W., 14.60 feet to the southerly line of Parcel A, as shown on Record of Survey No. 12520,
Ada County Records;
Thence coincident with said southerly line of Parcel A the following six (6) courses and distances:
Thence N. 8911429"W., 604.68 feet;
Thence N. 11101'05" E., 112.39 feet;
Thence N. 8815744"W., 435.26 feet; //u{
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Thence S. 6012945"W., 62.00 feet to the beginning of a non-tangent curve to the right;
Thence 89.02 feet along the arc of said curve, having a radius of 245.00 feet, through a central angle of
20149'05", subtended by a chord bearing S. 19005'42" E., 88.53 feet;
Thence non-tangent to said curve, N. 89114'29"W., 250.50 feet to the beginning of a non-tangent curve to the
left;
Thence 92.58 feet along the arc of said curve, having a radius of 350.00 feet, through a central angle of
15109'19", subtended by a chord bearing N. 6810425"E., 92.31 feet;
Thence N. 6002945"E., 285.55 feet to the beginning of a curve to the left;
Thence 188.94 feet along the arc of said curve, having a radius of 180.00 feet, through a central angle of
60008'28", subtended by a chord bearing N. 30025'31"E., 180.38 feet;
Thence N. 0021'17"E., 246.12 feet to the beginning of a curve to the right;
Thence 471.24 feet along the arc of said curve, having a radius of 300.00 feet, through a central angle of
90000'00", subtended by a chord bearing N. 45121'17"E., 424.26 feet;
Thence S. 89038'43"E., 76.50 feet to the beginning of a curve to the left;
Thence 282.74 feet along the arc of said curve, having a radius of 180.00 feet, through a central angle of
90000'00", subtended by a chord bearing N. 45021'17"E., 254.56 feet;
Thence N. 0021'17" E., 84.49 feet to the beginning of a curve to the right;
Thence 282.74 feet along the arc of said curve, having a radius of 180.00 feet, through a central angle of
90"00'00", subtended by a chord bearing N. 45121'17" E., 254.56 feet;
Thence N. 899843"W., 168.50 feet to the POINT OF BEGINNING.
Said parcel contains 21.366 acres, more or less.
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5awtooth Land Surveying, LLC
_! twA& orn P: (208) 398-8104 F: (208) 398-8105
2030 S. Washington Ave., Emmett, ID 83G 17
L-0 Zone Description
BASIS OF BEARINGS is S. 89121'10"E., between a found aluminum cap marking the C1/4 corner of Section 27
and a found aluminum cap marking the E1/4 of Section 27,T. 4 N., R. 1 W., B.M.
A parcel of land located in the SE1/4 of Section 27,Township 4 North, Range 1 West, Boise Meridian, City of
Meridian, Ada County, Idaho, more particularly described as follows:
COMMENCING at and aluminum cap marking the E1/4 corner of Section 27;
Thence N. 89021'10"W., coincident with the north line of said SE1/4, a distance of 55.00 feet to the POINT OF
BEGINNING;
Thence leaving said north line, S. 0021'17"W., coincident with the west right of way of N. Ten Mile Road, 106.39
feet;
Thence S. 89039'00"E., coincident with said west right of way, 6.00 feet;
Thence S. 0121'17"W., coincident with said west right of way, 66.77 feet;
Thence leaving said west right of way, N. 8903843"W., 168.50 feet to the beginning of a curve to the left;
Thence 127.80 feet along the arc of said curve, having a radius of 180.00 feet, through a central angle of
40040'52", subtended by a chord bearing S. 70000'51"W., 125.14 feet;
Thence non-tangent to said curve, N. 40019'35"W., 84.10 feet to the beginning of a non-tangent curve to the
left;
Thence 102.49 feet along the arc of said curve, having a radius of 420.50 feet, through a central angle of
13057'56", subtended by a chord bearing N. 7020'15"E., 102.24 feet;
Thence N. 0121'17"E., parallel with said west right of way, 53.05 feet to said north line and the south boundary
of Bainbridge Subdivision No. 10, as shown in Book 118 of Plats, Pages 18069-18071;
Thence S. 89021'10" E., coincident with said north line and said south boundary, 322.23 feet to the POINT OF
BEGINNING.
Said parcel contains 1.363 acres, more or less.
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Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 15 of 88
EXHIBIT B
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAWC�WE
AND DECISION&ORDER „ s ,
In the Matter of the Request for Development Agreement Modification,Preliminary Plat and
Rezone,by Laren Bailey,DevCo.
Case No(s).H-2024-0068
For the City Council Hearing Date of: June 10,2025 (Findings on July 8,2025)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of June 10,2025,incorporated by
reference)
2. Process Facts(see attached Staff Report for the hearing date of June 10,2025,incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of June 10,2025,
incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of June 10,2025,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 govermnental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision,which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the
Community Development Department,the Public Works Department and any affected party
requesting notice.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of June 10,2025,incorporated by reference. The conditions are concluded to be
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(ADERO MIXED-USE NEIGHBORHOOD MDA,PP,RZ-H-2024-0069
- 1-
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 16 of 88
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 Development Agreement Modification,Preliminary Plat and
Rezone is hereby approved per the conditions of approval in the Staff Report for the hearing
date of June 10,2025,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 11-6B-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments,if submitted within successive intervals of two (2)years,may be considered for
final approval without resubmission for preliminary plat approval(UDC 11-613-713).
Upon written request and filed by the applicant prior to the tennination 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 c-urrent provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension,the property shall be required to go through the platting procedure again(UDC 1I-
6B-7C).
Notice of Conditional Use Permit Duration
Please take notice that the conditional use permit,when granted, shall be valid for a maximurn
period of two(2)years unless otherwise approved by the City. During this time, the applicant
shall conmience the use as permitted in accord with the conditions of approval, satisfy the
requirements set forth in the conditions of approval, and acquire building permits and
commence construction of permanent footings or structures on or in the ground. For
conditional use permits that also require platting,the final plat must be signed by the City
Engineer within this two(2)year period.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-513-6.G.1, the Director may authorize a single extension of the time to commence the
use not to exceed one(1)two (2)year period.Additional time extensions up to two(2)years as
determined and approved by the City Council may be granted.With all extensions,the Director
or City Council may require the conditional use comply with the current provisions of Meridian
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(ADERO MIXED-USE NEIGHBORHOOD MDA,PP,RZ-H-2024-0069
-2-
Instrument # 2025-071062
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City Code Title 11(UDC 11-513-61F).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s)and returned to the city within six(6)months of the city council granting the
modification.
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and retuned to the city if filed prior to the end of the six(6)month approval
period.
E. Judicial Review
Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho
Code § 67-652 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
takings analysis.
G. Attached: Staff Report for the hearing date of June 10,2025
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(ADERO MIXED-USE NEIGHBORHOOD MDA,PP,RZ-H-2024-0069
-3-
Instrument # 2025-071062
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By action of the City Council at its regular meeting held on the 24 day of June
2025.
COUNCIL PRESIDENT LUKE CAVENER VOTED AYE
COUNCIL VICE PRESIDENT LIZ STRADER VOTED AYE
COUNCIL,MEMBER DOUG TAYLOR VOTED AYE
COUNCIL MEMBER JOHN OVERTON VOTED AYE
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED AYE
COUNCIL MEMBER BRIAN WHITLOCK VOTED AYE
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
�4
Mayor Robert E. S n 6-24-2025
Attest:
/� lJl1 L,IDI �
Chris Johi on 6-2 - 025
City Clerk
Copy served upon Applicant, Conmlunity Development Department,Public Works Department and City
Attorney.
By: C��PM�A) _Dated: 6-24-2025
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(ADERO MIXED-USE NEIGHBORHOOD MDA,PP,RZ-H-2024-0069
-4-
Instrument # 2025-071062
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COMMUNITY DEVELOPMENT
I DEPARTMENT
- -
DEPARTMENT REPORT
HEARING 6/10/2025 {
Legend
DATE' 0 1 Project Location
TO: Mayor& City Council Area of Impact
= City Limits
FROM: Linda Ritter,Associate Planner 0 Analysis
h' }li''
208-884-5533 to ; r,_ �) ��J �� i�In_�,
�
IrltterC@Imerldlanclty_org f]�
Ct a(3J �t4fll[iT �aV� J� r F.4til �t:i
APPLICANT: Laren Bailey DevCoir
SUBJECT: H-2024-0068
Adero Mixed-Use Neighborhood MDA
l
7��J
PP, R/'
LOCATION: Near the NWC of N. Ten Mile and
McMillan Roads in the SE Y of SEC 27, E r4 r�l ��;7' F�((� �r� (� ���� %
a. i 1, LZ. [K
Township 4N,R. 1 W.
I. PROJECT OVERVIEW
A. Summary
Rezone of 11.18 acres of land from the R-4 and C-C zones to the R-8 zone, 35.82 acres from the
L-O, C-C and C-G zones to the R-15 zone; and a portion of the C-C zone (approximately 10
acres) to the C-G zone which in total is 21.37 acres;
Preliminary Plat(PP) consisting of 270 residential lots,44 commercial lots,4 office lots, 31
common lots,2 connnon drive lots, and 1 park lot on 69.18 acres of land in the R-8,R-15,L-O,
and C-G zoning districts;AND
Development Agreement modification(Inst.No. 2019-055407)to create two(2)new
development agreements to develop the Adero Mixed-Use Subdivision.
B. Issues/Waivers
• Request for Waiver for a right-in/right-out access to Ten Mile Road: Ada County Highway
District(ACHD)has a revised Traffic Impact Study(TIS)to determine if this access is
warranted for the commercial development.
• Revised TIS: ACHD has requested a revised Traffic Impact Study(TIS)for this application
to assess the impact of the proposed commercial lots and conduct a signal waiTant analysis at
the Malta Drive/Ten Mile intersection prior to submitting any commercial plans or a final plat
submittal.
C. Recommendation
Staff recommends approval of the rezone from C-C(Community Commercial)to R-8 and R-15
(Residential)zoning districts,L-O, C-G and the preliminary plat associated with the residential
and commercial development.
D. Decision P�,
City of Meridian I Department Report 1. Project Overview
Instrument # 2025-071062
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1I. COMMUNITY METRICS
Table 1:Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant -
Proposed Land Use(s) Residential,Office,Commercial -
Existing Zoning L-O,C-C,C-G,R-4 VII.A.2
Proposed Zoning R-8,R-15,L-O,C-G
Adopted FLUM Designation Mixed-Use Community(MU-C),Medium Density VII.A.3
Residential
Proposed FLUM Designation Mixed-Use Community(MU-C),Medium Density
Residential
Table 2:Process Facts
Description Details
Preapplication Meeting date 9/24/2024 ,
Neighborhood Meeting 10/16/2024
Site posting date 5/1/2025
Table 3:Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District IV.H
• Comments Received Yes -
• Commission Action Required No -
• Access N.Ten Mile Road -
• Traffic Level of Service See Figure 2:ACHD Summary Matrix -
ITD Comments Received Yes/Letter IV.I
Meridian Fire No Comments
Meridian Police IV.0
• Distance to Station 6.2 Miles and 2.9 Miles
• Response Time Priority 3:4:06
Priority 2: 7:38
Priority 1: 12:59
Meridian Public Works Wastewater IV.B
• Distance to Mainline Available at the site
• Impacts or Concerns No
Meridian Public Works Water IV.B
• Distance to Mainline Available at the site
• Impacts or Concerns No
School District(s) West Ada School District—No Comments Received
• Capacity of Schools Pleasant View Elementary School—650 -
Star Middle School—1000
Owyhee High School—1800
• Number of Students Enrolled Pleasant View Elementary School-747
Star Middle School 1014
Owyhee High School- 1887
Note: See section IV. City/Agency Comments&Conditions for comments received.
R,
City of Meridian Department Report I1. Community Metrics
Instrument # 2025-071062
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Fillure 1: One-Mile Radius Eaistint!Condition Metrics
Reference Parcel:S0427417210 Date Retrieved:2025 11/29
Parcel Count Parcel Acreage Infill Indicator:
1,842 Surrounding Area
.355
19% I'vep 11f�ry
4P
City Limits
2,803 1,504, Not City
® " a ►' Household & Population Growth
o �
Households ®2020
Population Change:25.3%
Population M Growth
(Household and Population Change
since 2010 Decennial) 5,000 10,000 15,000 20,000
Use Types Residential Addresses All Addresses
single-family is
%
9/ 4%
Multi-family91%
0 Commercial
Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years)
Proposed Proposed i
Pending ! Pending
Approved Approved {
i
0 500 1000 1500 0 200 400 600 800
Single-family ❑ Multi-family
City of Meridian Department Report 11. Community Metrics
Instrument # 2025-071062
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2.00 2,000
Single-family
Residential 121 1.50 a 1,500
o
Parcel Diversity LA 1.00 1,000 u
®Parcel Count in 0.50 0.49 500
4� % 3.24 � 0.19
0Average Acres ° 0.00 t� 0.12 0
R-2 R-4 R-8 R-15
Average Single-family Density by Zoning I creel yip
10,00 _
d 8.59
5.00 5.28
4.09 4,85
2.05
0.00 Dwelling Units / Acre
R-2 R-4 R-8 R-15
Nolc,, cc VI11. Adchtional 1�(otcs & Dt l.rils 10 .`;talfRcpor( it/laps, Tablcs, and Charts.
Figure 2:ACHD Summary Metrics
Level of Service Planning Thresholds
1. Condition of Area Roadways
Traffic Count is based on Vehicles per hour(VPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
* McMillan Road N/A Minor Arterial 685 Better than"E"
R Ten Mile Road 1,507-feet Minor Arterial 783 Better than"E"
*Gondola Drive 334-feet Residential 101 Better than"D"
Collector
" Bolsena Way 590-feet Local N/A N/A
*Acceptable level of service for a three-lane minor arterial is"E"(720 VPH)_
*Acceptable level of service for a five-lane minor arterial is"E"(1,540 VPH).
*Acceptable level of service for a two-lane collector is"D"(425 VPH)_
*ACHD does not set level of service thresholds for local streets.
2. Average Daily Traffic Count(VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
• The average daily traffic count for McMillan Road west of Ten Mile Road was 12,003 on
November 161',2023_
• The average daily traffic count for Ten Mile Road south of US 20126(Chinden Boulevard)was
20,182 on August 22"d,2024.
• The average daily traffic count for Gondola Drive west of Bolsena Way was 1,699 on
November 1611,2023.
• There are no current traffic counts for Bolsena Way.
Noi< c c Vfl1, rlddi iorcal No(cs& Details for (aft lZcporf N,laps, Tables, and (_Darts.
City of Meridian I Department Report 11. ComlMnity Metrics
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 23 of 88
Fieure 3: Service Impact Summary
y,y J
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Ready 002"36—
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Notes: See VUL Additional Notes&Details for Staff Report Maps,Tables,and Charts.
'M�
City of Meridian Department Report Il. Community Metrics
Instrument # 2025-071062
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111. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
A significant portion of the proposed development is located within an area designated as Mixed
Use by the Comprehensive Plan. These designations are intended to promote a complementary
blend of compatible land uses within a compact geographic area,ensuring that services and
amenities are easily accessible and convenient for residents, employees,and visitors alike. The
Comprehensive Plan emphasizes the importance of both functional and physical integration of
land uses to foster a strong neighborhood identity, enhance the community's sense of place, and
support flexible,high-quality design and development patterns.
The Future Land Use Map(FLUM) designates the area proposed to be rezoned as Mixed-Use
Community and Medium Density Residential.
Mixed-Use Community: The purpose of this designation is to allocate areas where community-
serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to
integrate a variety of uses, including residential, and to avoid mainly single-use and strip
commercial type buildings.
In reviewing development applications,the City will consider the following items in MU-C areas:
• Development must comply with the Functional Integration principles for development in all
Mixed Use areas.
• Residential uses are expected to comprise between 20%and 50%of the development area,
with gross densities ranging from 6 to 15 units/acre(of the residential area).
• Supportive and proportional public and/or quasi-public spaces and places should comprise a
minima n of 5% of the development area are required.
• Where the development site has transit available or stops are planned, an additional 15%of
the site may be dedicated to residential uses.Alternatively,this bomis may be applied where
the development site is within one-mile of planned transit stops or an identified employment
area,and where last-mile transportation features are incorporated into the site including
thoughtfully located and integrated ride share parking, conunensurate with potential trip
capture. Other innovations to reduce traffic and/or parking impacts and capture local trips
may be considered.
• Sample uses appropriate in MU-C areas include: All MU-N categories, community scale
grocers, clothing stores,garden centers,hardware stores,restaurants,banks,drive-thru
facilities, auto service station,retail shops, and other appropriate community-serving uses.
Sample zoning includes: R-15,R-40, TN-R,TN-C, C-C, and L-O.
Medium Density Residential: This designation allows for dwelling units at gross densities of
three to eight dwelling units per acre. Density bonuses may be considered with the provision of
additional public amenities such as a park,school, or land dedicated for public services.
The proposed Adero Park Mixed-Use Neighborhood represents an infill development that
completes the final phase of a larger,integrated mixed-use area. This project offers a
complementary mix of land uses consistent with the goals of the Comprehensive Plan,
specifically supporting the vision of a vibrant mixed-use community. The development is
designed to seamlessly connect with and enhance the surrounding neighborhoods, contributing to
a cohesive and well-planned community fabric.
According to the Comprehensive Plan,vibrant mixed-use communities are characterized by
shared spaces that foster connection and recreation among residents,employees, and visitors.
These areas serve as hubs for business, collaboration,innovation,and social interaction. The
success of such communities hinges on a thoughtful balance between residential and non-
City of Meridian I Department Report t11. Staff Analysis
Instrument # 2025-071062
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residential uses.Without this balance,the intended intensity and density of mixed-use areas can
lead to fragmented development and unmitigated impacts.
The concept of"1st Place"(home),"2nd Place"(work),and"3rd Place"(social or recreational
spaces)is central to the vitality of mixed-use environments. Access to a nearby"3rd Place"is
essential for emotional and physical well-being,offering people a space to relax,connect, and
recharge.While not every mixed-use area must serve all functions equally,they are expected to
be more than just a place to live or work,they must contribute meaningfully to a sense of place
and community.
The proposed Adero Park Mixed-Use Neighborhood is ideally situated to support this vision.
Surrounded by residential neighborhoods, employment centers, and recreational amenities,it
embodies the key characteristics of a vibrant,integrated mixed-use community.
Rezone: The applicant is requesting to rezone parcel SO427428024 which is approximately 9.20
acres from R-4 and C-C to R-8.The applicant is also proposing to rezone parcel S0427417210
approximately 59.966 acres of land currently zoned as Community Business (C-C),Limited
Office(L-0) and General Retail and Service Commercial(C-G) as follows:
• Approximately 35.822 acres as R-15
• Approximately 1.363 acres as L-O
• Approximately 21.366 acres as C-G
Table 4:Proiect Overview
Description Details
History AZ-05-040,PP-05-039,PP-05-040,CUP-05-041,MDA lust.No.
111010393
Phasing Plan 5 phases
Residential Units 270 units
Open Space Required: 15%/Provided: 6.28 acres/16.6%
Amenities Required:5 amenity points/Provided:27 amenity points
Physical Features Existing park with water feature
Acreage 69.18 acres
Lots 270 residential, 1 existing park,31 carnnon lots,2 common driveways,4
office lots,44 conunercial lots for a total of 352 lots
Density 7 du/acre
B. History
The subject property was part of a larger annexation completed in 2005, encompassing
approximately 312.67 acres of land previously zoned RUT(Rural-Urban Transition)in Ada
County.As part of the annexation request, the applicant proposed a mix of zoning designations:
35.19 acres were designated C-G(General Retail and Service Commercial District), 19.27 acres
were zoned L-0 (Limited Office District),and the remaining 258.21 acres were zoned R-4(Low
Density Residential District). This zoning mix was intended to support a balanced community
with commercial, office, and residential land uses.
C. Site Development and Use Analysis
The Adero Mixed-Use Neighborhood consists of the remaining 69.18 acres of land annexed in
2005. The property will be developed as a mixed-use development consisting of single-family
detached residential, office and commercial. The development will be designed as follows:
• Residential: The applicant is proposing the development of 270 single-family detached
homes, to be constructed in four phases. To accommodate this residential component, two
zoning districts are proposed:R-15 and R-8,providing a mix of lot sizes and housing
options. As part of the project,the applicant is also contributing additional acreage to the
City of Meridian I Department Report 11.1. Staff Analysis
Instrument # 2025-071062
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existing park located at Lot 46,Block 5. This contribution will fulfill the requirement
outlined in the existing development agreement to establish a 10.2-acre park,enhancing
recreational opportunities for the surrounding community.
• Existing Bridgetower Park: The Bridgetower West Neighborhood was originally
preliminarily platted under a development agreement that required the dedication of a 10.2-
acre park.However,the majority of that park was never fonnally dedicated to the
Bridgetower West Homeowners Association(HOA),and the prior approvals for the
neighborhood have since expired. The Adero Park Mixed-Use Neighborhood application
addresses this issue by incorporating the remaining portion of the park that was never
deeded to the HOA. This application creates a clear path forward for the current property
owner to record a final plat that establishes the properly sized park parcel,thereby fulfilling
the original development agreement and enabling the parcel to be dedicated to the HOA.
This park will not be accessible to the property owners within the Adero Park Mixed-Use
Neighborhood development.
a. w
s
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ra
• Office: The applicant is proposing the development of four office lots at the corner of Ten
Mile Road and W.Malta Drive,within the area designated for L-O (Limited Office)zoning.
This location was strategically selected,as it sits between the proposed Adero Park Mixed-
Use Neighborhood and the existing Bridgetower West Subdivision. The applicant views this
as an ideal site for office use,providing a natural transition between residential areas and
supporting the overall goal of creating a balanced,integrated mixed-use environment.
• Commercial: The applicant is proposing to defer development of the commercial portion of
the property to a future phase, as specific end users have not yet been identified. To illustrate
City of Meridian Department Report 111. Staff Analysis
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 27 of 88
the potential for future development, a bubble conceptual site plan has been submitted and is
included in Section VIl,Exhibit E.
Prior to proceeding with the commercial component,the applicant will be required to submit
a new development agreement application,along with updated conceptual plans that
demonstrate alignment with the mixed-use principles outlined in the Comprehensive Plan.
The commercial portion of the property should not be rezoned or subdivided until an
updated Traffic Impact Study(TIS)has been submitted,reviewed,and approved by Ada
County Highway District(ACHD).
At that time, the applicant must provide documentation to the City that clarifies the intended
development approach for the commercial area,enabling staff to evaluate the project
comprehensively and ensure consistency with transportation and land use planning goals.
1. Existing Structures/Site Improvements (UDC 11-1):
There are no existing structures on the site. The site will be developed with a mixture of
single-family detached residential homes, office and commercial buildings.
2. Proposed Use Analysis (UDC 11-2):
The applicant is proposing single-family detached dwellings which are listed as a principal
permitted use in the R-15 zoning districts in UDC Table 11-2A-2. The future land use map
identifies this area as mixed-use connnunio. R-15 is an allowed use within the mixed-use
community designation. This designation allows for dwelling zmits at gross densities of eight
(8) to twelve (12) dwelling units per acre.
Per UDC 11-2A-7, R-15 is considered Medium High Density. Per the Meridian
Comprehensive Plan, this designation allows for a mix of dwelling types including
townhouses, condominiums, and apartments. The applicant is only proposing single-family
detached homes. Residential gross densities should range f°om eight to twelve dwelling units
per acre. These areas are relatively compact within the context of larger neighborhoods and
are O pically located around or near mixed use commercial or employment areas to provide
convenient access to services and jobs for residents.Developments need to incoiporate high-
quality architectural design crud materials and thoughtfd site design to ensure quality of
place and should also incorporate connectivity with adjacent uses and area pathways,
attractive landscaping and a project identity.
Comprehensive Plan policy 3.06.02E encourages and support mixed-use areas that provide
the benefits of being able to live, shop, dine,play, and work in close proxinrii)�, thereby
reducing vehicle trips, and enhancing overall livability and sustainabilio}.
3. Dimensional Standards (UDC 11-2):
The preliminary plat and future development are required to comply with the dimensional
standards listed in UDC Table 11-2A-7 and 11-2B-1 Commercial District for the Mixed-Use
Community, C-G,L-0 R-8 and the R-15 zoning districts.
The proposed lots and public streets for the R-15 zoning district appear to meet UDC
dimensional standards per the submitted preliminmy plat. The minima m lot size for the
proposed preliminary is 3,040 square feet with an average lot size of 3,795 square feet.
Two (2) common driveways are proposed with this subdivision. The applicant has provided
common drive exhibits which demonstrate no more than three(3) units are served whereas a
maximum of 4 units is allowed. The common driveway meets the minimum width of tweno)
(20)feet and does not exceed the maximum length of one hundred and fifty(150)feet. Solid
fencing adjacent to common driveways is prohibited, unless separated by a minimum five (5)
.foot wide landscaped buffer.
. c ,
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D. Design Standards Analysis
The proposed plat and subsequent development are required to comply with the dimensional
standards listed in 11-2A-7 for the R-8 and R-15 zoning district.
Staff finds the proposed lots comply with the dimensional standards for the R-8 and R-15 zoning
district.
1. Structure and Site Design Standards (Comp Plan 2.02.02C, Comp Plan 3.07.00, Comp Plan
3.07.01A, UDC 11-3A-19):
The propero� is currently vacant and zoned Comnnmio) Business District(GC), General
Retail and Service Commercial District(C-G) and Limited Office District(L-O).
Comprehensive Plan policy 2.02.02C supports infill development that does not negatively
impact the abutting, existing development.Infrll projects in downtown should develop at
higher densities, irrespective of existing development.
Comprehensive Plan policy 3.07.0 encourages compatible uses and site design to minimize
conflicts and maximize use of land.
Comprehensive Plan policy 3.07.0IA requires all new development to create a site design
compatible with surrounding uses through buffering, screening transitional densities, and
other best site design practices.
2. Qualified Open Space &Amenities (Comp Plan 2.02.00, Comp Plan 2.02.01B, UDC 11-3G):
Based on the standards in UDC Table 11-3G-3, a minimum of 15%(or 6.05-acres) of
qualified open space is required to be provided within the development.An open space
exhibit was submitted as shown in Section VILF, that depicts 15.6%(or 6.28-acres) of open
space that meets the required quality)and qualified open space standards. Based on the
standards in UDC 11-3G-4A, a minimum offrve(5) amenilypoints are required to be
provided. The applicant has provided tweno3-seven (27) ainenio)points, which is well in
excess of the required amenity points. The amenities proposed are three pickleball courts,
play structure, climbing dome and rocks, swing set,passive open spaces and seating areas,
manerous pathways and pedestrian facilities, two dog parks and several open space areas
with attractive landscaping. 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.
Comprehensive Plan policy 2.02.00 requires the applicant to plan for safe, attractive, and
well-maintained neighborhoods that have ample open space, and generous amenities that
provide varied lifestyle choices.
Comprehensive Plan policy 2.02.01E requires the applicant to evaluate open space and
amenity requirements for consistency with community)needs and values.
3. Landscaping(UDC 11-3B):
i. Landscape buffers along streets
UDC 11-2A-6 requires a twenty-five(25)foot wide buffer along arterials (N.. Ten Mile
Road and twenty(20)foot wide buffers are required along collector roads (W. Malta
Drive). The landscaping along Ten Mile Road was installed when the road was widened.
The applicant will be required to remove the gravel and install landscaping that follows
UDC 11-3B-7.
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
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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. The requirements include 5 ft.perimeter adjacent to streets and islands of at
least 50 sq. ft.per every 12 parking spaces.
The parking lot landscaping for the commercial portion of the project shall be analyzed
with the Certificate of Zoning Compliance. The parking lot landscaping shall meet the
requirements of UDC 11-3B-8 which also include a five (S)footperimeter adjacent to
streets and islands of at least fifty(50)squrare feet per ever))twelve (12)parking spaces.
iii. Landscape buffers to adjoining uses
Per UDC 11-3B-9,a landscape buffer is required in the C-N, C-C, C-G,L-O,M-E,H-E,
and I-L districts on any parcel sharing a contiguous lot line with residential land use.
Additionally,the comprehensive plan speaks to plazas and open space providing
integration in mixed-use areas. The proposed plaza area will be a minimum of 16,000
square feet with amenities that promote transition from the residential areas to
commercial uses,including,without limitation seating areas, gathering spaces, and
multimodal facilities such as bicycle repair stations,workout stations, etc.
Staff recommends the plaza design be submitted to the Cit1)for review and approval prior
to the final plat approval or with the development of the second phase of the landscape
improvements.
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.
The applicant shall add a mitigation section to the landscape plan for trees that are
removed meeting the criteria above.
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
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
Landscaping for pathways shall meet the requirements outlined in UDC 11-3B-12.
Stafffrnds the landscapeplan shows the applicant meets the requirements of UDC 11-3B-
12forpathway landscaping.
4. Parking(UDC 11-3C):
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
the proposed streets.
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i. Residential parking analysis
The proposal will be required to meet the standards for parking as set forth in UDC 11-
3C-6.
ii. Nonresidential parking analysis
Staff cannot analyze the parking for the nonresidential portion of this application as the
applicant does not have a defined development plan for the commercial portion at this
time. The commercial portion of the project will be developed in phase five (5) and will
be regzrired to comply with the commercial parking standards listed in UDC Table H-
3C-6. Non-residential parlting will be evaluated with the sztbmittal of the certificate of
zoning compliance. The parking shall comply with UDC 11-3C-6.
iii. Bicycle parking analysis
A minimum of one(1)bicycle parking space is required for every twenty-five (25)
vehicle parking spaces per UDC 11-3C-6G.
Staff cannot analyze the bicycle parldng for the nonresidential portion of this application
as the applicant does not have a defined development plan for the commercial portion at
this time. This will be evaluated with the sztbmittal of certificate ofzoning compliance
and design review.
5. Building Elevations (Comp Plan,Arehitectitral Standards Manztal):
Ten (10) conceptual building elevations were submitted for the proposed residential
subdivision as shown in Exhibit VH.J
Buildings shall be designed with elevations that create interest through the use of'broken
planes, windows, and fenestrations that produce a rhythm of materials and patterns. Design
review is not required,for single-family detached structures. However, because the rear
and/or sides of homes facing yV. Malta Drive/W. Gondola Drive will be highly visible, Staff
recommends a DA provision requiring those elevations incoiporate articulation through
changes in two or more of the following. modulation (e.g.projections, recesses, step-backs,
pop-outs), bays, banding,porches, balconies, inaterial types, or other integrated
architectural elements to break zip monotonous wall planes and roof lines that are visible
from adjacent public streets. Single-story homes are exempt from this requirement.
The applicant did not provide any building elevations,for the commercial portion of the
project. However, the building elevations shall comply with the Architectural Standards
Manual, UDC, and Comprehensive Plan. This will be evaluated with the sztbmittal of a
certificate ofzoning compliance and design review applications.
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. To
support this policy staff recommends the applicant provide additional housing options(i.e.
townhomes, single fainily attached) in the development.
6. Fencing(UDC 11-3A-6, 11-3A-7):
All fencing constructed on the site is regzrired to comply with the standards listed in UDC II-
3A-7.
7. Parkways (Comp Plan, UDC 11-3A-17):
Comprehensive Plan policy 3.07.01 C requires appropriate landscaping, buffers, and noise
mitigation with new development along transportation corridors (setback, vegetation, low
walls, berms, etc.).
Per the UDC the minimum width of parkways planted with Class H trees shall be eight(8)
feet. The width can be measured from the back of curb where there is no likely expansion of
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the street section within the right-of-way;the parkway width shall exclude the width of the
sidewalk. Class II trees are the preferred parkway trees.
The applicant is proposingparkways along the entrance to W. Malta Drive/W. Gondola
Drive of the subdivision.
E. Transportation Analysis
The Ada County Highway District(ACHD)reviewed the submitted application and has
determined the following:
Traffic Impact Study: Additional information is needed as the Traffic Impact Study(TIS) did
not include the commercial portion of the property.ACHD has conditioned the project to submit
a revised TIS to address the potential impacts of the commercial lots prior to submitting plans for
the final plat.Additional conditions of approval may be required based on the findings of the
updated traffic study. The TIS shall also include a signal analysis for the Malta Drive/Ten Mile
Road intersection.
Collector Street: The collector street(W.Malta Drive/W. Gondola Drive) shall be developed as
a three(3)lane collector street(either a 47-foot wide or 37-foot wide street section) at its
intersection with Ten Mile Road within the influence area of the intersection.West of the
intersection,taper the roadway to 2 lanes as follows:
• Construct W.Malta Drive/W. Gondola Drive as a 36-foot wide residential collector street
section with 2-travel lanes,on-street bike lanes,vertical curb, gutter, a miiuinu n 8-foot
wide landscape strip and 5-foot wide detached concrete sidewalk; or
• Construct W.Malta Drive/W. Gondola Drive as a 26-foot wide residential collector street
section with 2-travel lanes,vertical curb, gutter, a minimum 8-foot wide landscape strip
and a minimum 10-foot wide multi-use pathway on both sides of the roadway.
• The multi-use pathway will need to transition to on-street bike lanes at the intersection of
W. Malta Drive/W. Gondola Drive and San Vito Way.
W.Malta Drive/W. Gondola Drive shall be constructed as a completed street(travel lanes,curb,
gutter, sidewalk and landscaping). Staff is recommending these improvements be included with
Phase one(1)of the development.
While the applicant is unsure of the cola nercial business at this time, staff is in agreement with
delaying the installation of the buffers along the east side of Malta Drive/Gondola Drive. The
landscape buffer on the west side of Malta/Gondola Drive shall be installed with the residential
development portion of the property.
Comprehensive Plan policy 3.07.01 C requires appropriate landscaping, buffers, and noise
mitigation with new developments along transportation corridors. The landscape buffers will be
installed with the inclusion of the 10-foot multi-arse pathways or bicycle lanes along the collector
street.
The new collector road is required to connect to N. San Vito Way and N. Vicenza Way which
connects to W.McMillan Road. This will provide an overall transportation connectivity to the
area and hopefully prevent individuals from cutting through neighborhoods to get to these areas.
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Bridgetower LLC
Applicant proposes to Improvement Area
develop in the Phase 2 Apartment
Improvement Area
The roadway portion to the south has to be constructed in order for the Bridgetower development
to receive occupancy for any of its buildings.If the roadway section in red is not completed
with Phase 1,there will be an approximate 0.12-mile gap in the transportation network in
this area.
If the new collector roadway does not connect at a minimum to N.Vicenza Way,residents of the
proposed development will be forced to use Ten Mile Road to access the commercial businesses
to the south.Additionally,the new collector will provide a direct route for residents of the
southern developments,reducing the likelihood of them cutting through northern neighborhoods
when dropping their children off at school.Individuals dropping off children at school will be
able to use the collector as a more efficient and appropriate access route,minimizing traffic
impacts on local residential streets.
A private agreement stipulates that the third segment of the new collector roadway,extending
from N.Vicenza Way to N. San Vito Way, shall be constructed by a separate party.However,the
agreement provides the applicant with the option to complete this segment if deemed necessary to
support development or ensure roadway continuity.
Right-In/Right-Out Access to Ten Mile Road: The applicant is requesting a waiver for a right-
in/right-out access to Ten Mile Road for the commercial portion of the development. Per the Ada
County Highway District,existing driveways onto Ten Mile Road are to be closed and replaced
with curb,gutter, sidewalk and landscaping. No new driveways are approved as part of this
application. Other than approved with this application, direct lot access to Ten Mile Road is
prohibited.
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1. Access (Comp Plan 6.01.02B, UDC 11-3A-3, UDC 11-3H-4):
Access to the properly is W.Malta Dr ive1W. Gondola Drive, the new collector road, via Ten
Mile Road.
Comprehensive Plan policy 6.01.02E requires the applicant to reduce the ntmrber of existing
access points onto arterial streets by using methods such as cross-access agreements, access
rnanagentent, and fr•ontage/baclrage roads, and promoting local and collector street
connectivity.
2. Multiuse Pathways (UDC I1-3A-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 2.02.0IA, Comp Plan 3.07.02A, Comp Plan 4.04,01A, UDC 11-3A-8):
A 10 foot wide detached pathway is reflected along W. Malta Drive/Gondola Drive(the
internal collector)which is consistent with the alignment shown on the Pathways Master
Plan. There is also a five(S)foot wide detached pathway along Ten Mile Road. Several
micro pathways are reflected in providing connectivity to internal portions of the
development.
All pathways should be constiztcted in accord with the standards listed in UDC 11-3A-8.
Comprehensive Plan policy 2.02.O1A requires that new subdivision plats, require the design
and constritction ofpathways connections, easy pedestrian and bicycle access to parks,safe
routes to schools, and the incorporation of usable open space with gttalio)amenities.
Comprehensive Plan policy 3.07.02A requires pedestrian circulation plans to ensure safety
and convenient access across large commercial and rrtixed-ttse developments.
Comprehensive Plan policy 4.04.OIA ensures that new development and subdivisions connect
to the pathway system.
Together, these policies ensure that all new projects prioritize safe pedestrian access and
integrate seamlessly with existing pathways.
4. 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.
A ten (10)foot wide detached pathway is reflected along W. Malta Drive/Gondola Drive
which is consistent with the alignment shown on the Pathways Master Plan. There is a five
(5)foot wide detached sidewalk along Ten Mile Road which is consistent with Ada Count)
Highway District Master Street Map and Roadways to Bikeways Master Plan.
Several micro pathways are reflected providing connectivity to internal portions of the
development.As mentioned in the Comprehensive Plan analysis above; to improve more
direct pedestrian connectivity, staff is recommending additional micro pathway connections.
5. Sidewalks (UDC 11-3A-17):
All sidewalks constr•ttcted as part of this proposal are required to comply with the standards
listed in UDC 11-3A-17.
6. Private Streets (UDC I1-3F-4):
There are no private streets proposed,for this development.
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7. Subdivision Regulations (UDC 11-6):
i. Dead end streets
No streets or series of streets that ends in a cul-de-sac or a dead end shall be longer than
five hundred(500)feet except as allowed in subsection(b)of this section. The City
Council may approve a dead-end street up to seven hundred fifty(750) feet in length
where an emergency access is proposed; or where there is a physical barrier such as a
steep slope,railroad tracks,an arterial roadway, or a large waterway that prevents or
makes impractical extension; and where a pedestrian connection is provided from the
street to an adjacent existing or planned pedestrian facility. Cul-de-sac streets may serve a
maximurn of thirty(30) dwelling units.
The applicant is proposing a cul-de-sac that appears to meet the requirements of UDC
11-6C-3B-4.
ii. Common driveways
Per UDC 11-6C-3D,common driveways shall serve a maximum of four(4) dwelling
units.In no case shall more than three(3)dwelling units be located on one (1) side of the
driveway.
The applicant is proposing two (2) common driveways that meet the dimensional
requirements as outlined in the UDC.
iii. Block face
UDC 11-6C-3-regulates block lengths for residential subdivisions. Staff has reviewed the
submitted plat for conformance with these regulations. The intent of this section of code
is to ensure block lengths do not exceed 750 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.
It appears the block lengths do not exceed 750 feet as rewired by UDC 11-6C-3.
F. Services Analysis
1. Waterways (Comp Plan 4.04.02C, Comp Plan 4.05.OID, UDC 11-3A-6):
Per UDC 11-3A-6, requires limiting the tiling and piping of natarral waterways, including,
but not limited to, ditches, canals, laterals, sloughs and drains where public safety is not a
concern as well as improve,protect and incorporate creek corridors(Five Mile,Eight Mile,
Nine Mile, Ten Mile, South Slough and Jackson and Evan Drains) as an amenity in all
residential, commercial and industrial designs. When piping and fencing is proposed, the
standards outlined in UDC 11-3A-6B shall apply. The applicant needs to request a waiver
from 00;Council to keep the canal open.
An irrigation ditch under the jurisdiction of the Settler's Irrigation District runs along the
northern boundary of the property. The applicant is proposing to the the ditch and construct
a pathway within the irrigation easement.Prior to the 00)Engineer's signature for the final
plat, the applicant must obtain a license agreement from the Settler's Irrigation District
authorizing use of the easement for this purpose.
Per UDC 11-3A-6E, in Residential Districts, irrigation easements wider than ten (IO)feet
shall be included in a common lot that is a mininunn of twenty)(20)feet wide and outside of a
fenced area, unless otherwise waived by City Council.
Comprehensive Plan policy 4.04.02C requires the applicant to continue partnerships with
area irrigation districts to continue to expand pathway system along existing waterways.
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Comprehensive Plan policy 4.05.01D requires improving andprotecting creeks and other
natural waterways throughout commercial, industrial, and residential areas.
2. Pressurized Irrigation (UDC 11-3A-15):
The Cite ofMeridian requires thatpressurized irrigation systems be supplied by a year-round
source of water(UDC 11-3B-6). The applicant should be required to u.rse any existingsuuface
or well water for the primary soarr•ce. If a sun face or well source is not available, a single-
point connection to the culinary water system shall be required.If a single point connection
is utilized, the developer will be responsible for the payment of assessments for the common
areas prior to prior to receiving development plan approval.
3. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in all developments by the Cio 's adopted
standards, specifications, and ordinances.Design and construction shall follow best
managementpractices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage
will be proposed with a future Certificate of Zoning Compliance application and shall be
constructed to City and ACHD design criteria.
4. Utilities (Comp Plan 3.03.03G, UDC 11-3A-21):
Ensure development is connected to City of Meridian water and sanitary sewer systems and
the extension to and through said developments are constructed in conformance with the Cite
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.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. A Development Agreement(DA)is required as a provision of rezone of this property.Prior
to approval of the rezone ordinance, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of rezone ordinance adoption, and the developer. A final
plat`will not be accepted until the ordinance and development agreements have been
approved by City Council.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
conunencement of the new DA. The DA shall be signed by the property owner and returned
to the Planning Division within six(6)months of the City Council granting the rezone. The
DA shall, at minimum,incorporate the following provisions:
Commercial(Development Agreement No. 1)
a. Development of this site shall be generally consistent with the preliminary plat.
Conceptual plans provided,including the landscape plan, conceptual plan, and conceptual
building elevations for the commercial development included in Section VII and the
provisions contained herein are intended to serve as general guidance for future required
commercial applications.
b. Future development of the site shall comply with the ordinances in effect at the time of
development.
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c. Prior to submitting plans or a final plat that contains any commercial lots,the applicant
shall submit a traffic impact study to address the potential impacts of the commercial lots
as determined by ACHD. Coordinate the scope of work with the Ada County Highway
District Planning Review staff. Additional conditions of approval may be required based
on the findings of the updated traffic study.
d. New buildings on pad sites adjacent to W.Malta Drive/W. Gondola Drive be limited to
no more than a 1-story disparity in building height.Natural features, differences in grade,
and other context sensitive neighborhood preservation design features should be
considered with transitions.
e. Building elevations shall comply with the Architectural Standards Manual,UDC, and
Comprehensive Plan.Building elevations shall be evaluated with the submittal of a
certificate of zoning compliance and design review applications.
f. The buildings shall not have loading docks or outside storage adjacent to W.Malta
Drive/W. Gondola Drive without screening of loading areas and mechanical systems.
g. The business hours of operations for the C-G zoning district along W. Malta Drive/W.
Gondola Drive shall be limited from 6:00 a.m, to 11:00 p.m.Extended hours of operation
may be requested through a conditional use permit.
h. For lots with frontage on a public street,a minimum of forty(40)percent of the buildable
frontage of the property shall be occupied by building facades and/or public space.
i. Approval of the proposed plaza area shall require the following: (i)minimum of 16,000
square feet; (ii) amenities shall be provided that promote transition from the residential
areas to commercial uses,including,without limitation seating areas, gathering spaces,
and multimodal facilities such as bicycle repair stations,workout stations,etc. The plaza
design shall be submitted to the City for review and approval prior to the final plat
approval or with the development of the second phase of the landscape improvements.
j- Development of the proposed plaza area shall be required with the first commercial phase
of the project that is adjacent to the plaza area. ;• less the lira'plat for-the eommereial
k. The commercial portion of the development shall be responsible for the construction of
the entire new collector roadway(Gondola/Malta Drive) including landscaping,multiuse
pathways, if it develops prior the residential portion
excluding the ten(10)foot multi-use pathway and landscaping on the west residential
side of the new collector road.
1. Multi-fainily residential development shall be prohibited within the C-G zoning district in
order to preserve the commercial land use and prevent further reduction of the
commercial portion of the property.
in. The landscape buffers along Ten Mile Road and the new collector shall be constructed
within the first two phases of the commercial and office development.
n. The L-O zoning district shall be required to have a thirty(30)foot landscape buffer and a
5-foot-wide pathway as depicted in the concept plan.
o. No new driveways are approved as part of this application. Direct lot access to Ten Mile
Road is prohibited unless otherwise approved by Council and ACHD based on an
approved updated TIS.
p. Additional driveways accessing the new collector shall be prohibited unless otherwise
approved by Council and ACHD based on an approved updated TIS.
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rlrivewa; ii 2 ++ aE)H tke flew pallpetag + •these i' +t a +'f4ed
q. Pedestrian circulation and cross access shall generally conform to the layouts depicted in
the concept plans provided in Exhibits VLG and VI.M.
Residential(Development Agreement No. 2)
r. Future development of this site shall be generally consistent with the preliminary plat,
landscape plan,phasing plan, and conceptual building elevations for the single-family
dwellings included in Section IV and the provisions contained herein.
s. Future development of the site shall comply with the ordinances in effect at the time of
development.
t. The rear and/or sides of 2-story structures along W. Gondola/W.Malta Drive shall
incorporate articulation through changes in two or more of the following: modulation
(e.g.projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies,
material types,or other integrated architectural elements to break up monotonous wall
planes and roof lines. Single-story structures are exempt from this requirement.
u. W. Gondola/W. Malta Drive shall be constructed to N.Vicenza Way_exchuding Wy t_he__
ten(10)foot multi-use pathway and landscaping on the east side of the new collector
roadway in the first phase.The remainder of the roadway to N. San Vito Way shall be
completely constructed as a complete street including sidewalk and landscaping on both
sides,prior to the issuance of a certificate of occupancy for the second phase. �:e�e
of eet4ifieates ef aeeiapaney fei:homes within the first phase,W. .
Malta Pr4ve shall be eens4tieted in its %44ety, e)Eeltiding enly�he ten(10)feet ffittl4i use
pathway and landseaping on the east side of the new va roadway.
u.y.
development.
1. The Preliminary Plat included in Section VII, dated 12/17/24, is approved with the following
revisions:
a. All utility easements reflected on the utility plan shall be included on the final plat.
b. All pathways and micropathways shall be within a separate common lot or easement as
required per UDC 11-3A-8.
c. Add a note to the plat stating plat note both the L-0 and C-G zoning districts have a
blanket cross access easement for access to the public roadways in accordance with UDC
11-3A-3.
2. The Landscape Plan included in Section VII,dated 12/18/24, shall be submitted for review
and approval with the following revisions prior to final plat approval:
a. Work with the Irrigation District to enter into an agreement to provide some type of
landscaping other than gravel in the common open space area on the northern part of the
property. The applicant will need to revise the landscape plan accordingly with the
understanding that trees will not be allowed in the area,but shrubs may be allowed to be
added if negotiated within an agreement with the Irrigation District. If not,the applicant
shall submit for alternative compliance for the landscaping in this area.
b. Revise the landscape plan to show an open vision fence on lots 45,47, and 49.
3. Business hours of operation in the L-0 zoning district shall be limited to 6 a.m. to 10 p.m.
City of Meridian Depai-w ent Report 1V, City/Abency Co1T1n1G'ntS & Conditions
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4. Prior to signature on the final plat by the City Engineer,the applicant shall submit a public
access easement for the multi-use pathway along W.Malta Drive/Gondola Drive to the
Planning Division for approval by City Council and subsequent recordation or unless
required by ACHD.
5. The applicant shall coordinate with the Irrigation District regarding gravity irrigation service
to ensure that Lots 78-84,Block 5 do not require an easement exceeding ten(10)feet in
width. If an easement greater than ten(10)feet is required,it shall be located within a
common lot with a minimum width of twenty(20) feet and situated outside of any fenced
area,unless otherwise waived by the City Council in accordance with UDC 11-3A-6. If the
irrigation easement is located in a common lot,the applicant shall install a micropathway
within the common lot to connect to the proposed pathway system to on the north side of the
property.
6. The applicant shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B, as applicable.
7. The development shall comply with standards and installation for landscaping as set forth in
UDC 11-3B-5 and maintenance thereof as set forth in UDC 11-3B-13.
8. Pathway and adjoining fencings and landscaping shall be constructed consistent with the
standards as set forth in UDC 11-3A-7A7, 11-3A-8 and 11-3B-12C.
9. The development shall comply with all subdivision design and improvement standards as set
forth in UDC 11-6C-3,including but not limited to driveways,easements,blocks,street
buffers, and mailbox placement.
10. Off-street parking is required to be provided in accord with the standards listed in UDC Table
11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit.
11. Off-street parking is required to be provided in accordance with the standards listed in UDC
11-3C-6 for the nonresidential uses based on gross floor area.
12. All common driveways shall meet the requirements of 11-6C-2-D including a perpetual
ingress/egress easement being filed with the Ada County Recorder,which shall include a
requirement for maintenance of a paved surface capable of supporting fire vehicles and
equipment.
13. A Certificate of Zoning Compliance and Design Review application shall be submitted and
approved for the proposed commercial and office development prior to submittal of a
building permit application. The design of the site and strictures shall comply with the
standards listed in UDC 11-3A-19;the design standards listed in the Architectural Standards
Manual.
14. The Applicant shall have a maximuin of two(2)years to obtain City Engineer's signature on
a final plat in accord with UDC 11-613-7.
15. The Applicant shall comply with all conditions of ACHD.
16. Staff's fail-Lire to cite all relevant UDC requirements does not relieve the applicant from
compliance.
B. Meridian Public Works
Site Specific Conditions of Approval
1. Water mains need a casing when crossing irrigation that limits access to times of the year.
Either provide casing or proof that the City will have access at all times. Current
configuration would not allow the casing to be installed per City standards and would need to
be adjusted if casing is needed.
City of Meridian (Department Report 1V. City/Agency Comments & Conditions � �
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2. Engineer to verify if there is a well onsite. If a well is located on the site it must be abandoned
per regulatory requirements and proof of abandonment must be provided to the City.
3. Stub will need to connect to southern stub off of N Vicenza Way when this area develops.
4. Stub will need to connect to north stub off of W Malta Dr when area develops.
5. The water line from San Vito Way needs to connect to the rest of the development.If the
existing stub is not used it needs to be abandoned and a different connection will need to be
made.
6. Eliminate dead-end at station 3,by connecting water through pathway. Provide a 20'
easement with the water main centered in easement.No trees or other permanent structures
allowed in easement.
7. Locate meters and fire hydrants so they are at least 5'from trees or other permanent structure.
8. Ensure no permanent structures (trees,bushes,buildings, carports,trash receptacle walls,
fences,infiltration trenches, light poles, etc.) are built within the utility easement.
9. Provide 20'Easements for mains,hydrant laterals and water services.Easements should
extend up to the end of main/hydrant/water meter and 10'beyond it.
General Conditions of Approval
I. Applicant shall coordinate water and sewer main size and routing with the Public Works
Department,and execute standard forms of easements for any mains that are required to
provide service outside of a public right-of-way. Minimum,cover over sewer mains is three
feet,if cover from top of pipe to sub-grade is less than three feet than alternate materials shall
be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2. Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
3. 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 11"map with bearings and distances
(marked EXHIBIT B)for review.Both exhibits insist 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 development
plan approval.
4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(UDC 11-313-6). The applicant should be required to use any existing surface
or well water for the primary source. If a surface or well source is not available, a single-
point connection to the culinary water system shall be required. If a single-point connection is
utilized,the developer will be responsible for the payment of assessments for the common
areas prior to prior to receiving development plan approval.
5. All existing structures that are required to be removed shall be prior to signature on the final
plat by the City Engineer. Any structures that are allowed to remain shall be subject to
evaluation and possible reassignment of street addressing to be in compliance with MCC.
City of Meridian Departnnent Report 1V. City/Agency Comments & Conditions
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6. 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.
7. Any wells that will not continue to be used must be properly abandoned according to Idaho
Well Construction Standards Rules administered by the Idaho Department of Water
Resources. The Developer's Engineer shall provide a statement addressing whether there are
any existing wells in the development, and if so,how they will continue to be used, or
provide record of their abandonment.
8. Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections (208)375-5211.
9. Street signs are to be in place, sanitary sewer and water system shall be approved and
activated,road base approved by the Ada County Highway District and the Final Plat for this
subdivision shall be recorded,prior to applying for building permits.
10. A letter of credit or cash surety in the amount of 110%will be required for all uncompleted
fencing,landscaping,amenities, etc.,prior to signature on the final plat.
11. 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.
12. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process,prior to the issuance of a plan
approval letter.
13. 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,
14. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
15. Developer shall coordinate mailbox locations with the Meridian Post Office.
16. 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.
17. The design engineer shall be required to certify that the street centerline elevations are set a
minimum of 3-feet above the highest established peals groundwater elevation. This is to
ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above.
18. 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.
19. 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.
20. A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A
City of Meridian I Department Report 1V, City/Agency Comments & Conditions � '
Instrument # 2025-071062
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copy of the standards can be found at
http://www.meridiancity.org_/public works.aspx?id=272.
2 L The City of Meridian requires that the owner post to the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer,water and reuse
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 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.
22, 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,water and reuse 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 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.
C. Meridian Police Department
https://u)eblink.meridiancih).otg/WebLinlclbr,owse.aspx?id=379825&dbid=0&iMo=.Aller-idianCil
Y
D. Meridian Park's Department
1. The project developer shall design and construct multi-use pathways consistent with the
location and specifications set forth in the Meridian Pathways Master Plan Map and Master
Pathways Plan Docinnent Chapter 3). Any proposed adjustments to pathway alignment shall
be coordinated through the Pathways Project Manager.Interactive Pathways Map
2. Prior to final approval the applicant shall dedicate a public access easement for a 10' wide,
detached multiuse pathway connecting from the existing pathway at W Gondola Drive,
running along the north side of W Gondola Drive,continuing along W Malta Drive, and out
to N. Ten Mile Road.Easements shall be a minimum of 14' wide (10' pathway+2' shoulder
each side). Pedestrian access easement need only be dedicated for multi-use pathways that lie
outside the public ROW.Use standard City template for public access easement. Submit all
easements online through Citizen's Access Portal.
3. Construct multi-use pathways per paving section based on existing site conditions as
reconnnended by project civil engineer in accord with UDC 11-3A-8 and 11-313-12.Prior to
final approval the applicant's engineer shall provide written documentation that the pathway
segment was constructed per the recommended specifications.
4. The owner(or representative association) of the property affected by each public access
easement shall have an ongoing obligation to maintain the multi-use pathway.
E. School Impact Community Development
hops://weblink.n7eridiancity.org/WebLinklBr-owse.aspx?id=379825&dbid=0&repo=MeridianCit
X
F. Community Planning Association of Southwest Idaho (COMPASS)
hops://weblink.meridiancity,or•g/YiTebLinlc/Broit se.aspx?id=379825&dbid=0&repo=MeridianCit
G. Idaho Department of Environmental Quality(DEQ)
hops:/hveblitak,meridianciti�.org/YPebLfi?lc/Browse.aspx?id=379825&dbid=0&repo=MeridicmCit
City of Meridian Department Report W. City/Ageuc_y Comments Conditions €�,
Instrument # 2025-071062
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H. Ada County Highway District(ACHD)
hops•//weblink nteridicmcity olg/T,VebLinlc/browse.aspx?id=379825&dbid=0&repo=MeridianCit
Y
I. Idaho Transportation Department(ITD)
hops://weblir7k tneridiancity otglWebLinldbrowse.aspx?id=379825&dbid=0&repo=MeridianCit
y
V. FINDINGS
A. Rezone(UDC 11-513-3E)
Upon recommendation from the cornrnission, 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;
Council finds the proposed zoning ntap amendment to rezone the property from the R-8
zoning district to the O-T zoning district is consistent with the Comprehensive Plata.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Council finds the proposed zoning map amendment complies with the regulations outlined in
the requested R-8, R-15 and C-G zoning districts.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Council f nds the proposed zoning map amendment should not be detrimental to the public
health, safety and ivelfare.
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
Council finds the proposed zoning snap amendment will not result in an adverse impact on
the delivery of services by any political subdivision providing public services within the
City.
5. The annexation(as applicable)is in the best interest of city.
Not applicable
B. Preliminary 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;
Council finds the proposed plat is generally in conformance with the UDC if the Applicant
complies with the conditions of approval in Section IV.
2. Public services are available or can be made available ad are adequate to accommodate the
proposed development;
Council finds public services can be made available to the subject property and will be
adequate to accommodate the proposed development.
City of Meridian I Department Report V. Findings
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3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
Council finds the proposed plat is in substantial conformance with schedutled puiblic
improvements in accord with the Cio)'s Capitallniprovement Program.
4. There is public financial capability of supporting services for the proposed development;
Council finds there is public financial capability of surpporting services for the proposed
development.
5. The development will not be detrimental to the public health, safety or general welfare; and
Council finds the proposed development will not be detrimental to the public health, safey)or
general welfare.
6. The development preserves significant natural, scenic or historic features.
Council is uncnvare 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 rezone from C-C (Community Commercial)to R-8 and R-15
(Residential)zoning districts,L-O, C-G and the preliminary plat associated with the residential
and connnercial development per the provisions in Section IV in accord with the Findings in
Section V.
B. Commission:
The Meridian Planning&Zoning Commission heard these items on May 15,2025.At the public
hearing,the Commission moved to recommend approval of the subject rezone,preliminary plat
and Development Agreement modification requests.
1. Summary of Commission public hearing:
a. In favor: Hethe Clark,rgpresentin the he applicant
b. In opposition: Wade Ramsey,Robin Campbell Patricia Fritschle Torn Callison Patty
Scales Richard Boyle James Ferguson Janice Bochard Roger Soucy Christian Jensen
Troy Carniglia Tracy Garrison Megan Ratzesberger,Allison Rice,David McAdams
C. Commenting: Wade Rannsey,Robin Campbell Patricia Fritschte Tom Callison Patty
Scales Richard Boyle James Ferguson Janice Bochard Roger Soucy Christian Jensen
Troy arniglia Tracy Garrison Megan Ratzesberger,Allison Rice David McAdams
d. Written testimony:None
L. Staff presenting application: Linda Ritter
f. Other Staff commenting on application: Bill Parson
2. Key issue(s)of public testimony:
a. Too much density,increased traffic safety concern for individuals trying to make a left
turn onto Ten Mile from the new collector road without a traffic signal,safety concerns
with the increased traffic overcrowding of the schools in the area,proposed development
not consistent with the neighborhood(R-8 vs R-15)
3. Keyissue(s)of discussion by Commission:
a. Collector being completed in phase 1 density a bit high limiting big box potential on
commercial side
4. Commission change(s)to Staff recommendation:
a. Commercial Development Agreement:
la-Development of this site shall be generally consistent with the preliminary plat.
Conceptual plans provided including-the landscape plan and conceptual building
elevations for the commercial development included in Section VII and the provisions , !
City of Meridian j Department.Report Vl. Action
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 44 of 88
contained herein are intended to serve as general guidance for firture required commercia
applications.
le-Prior to submitting plans or a final plat that contains any commercial lots the applic�
shall submit a traffic impact study to address the potential impacts of the commercial lots
as determined by ACHD Coordinate the scope of work with the Ada County High, way,
District Planning Review staff.Additional conditions of approval ma b�quired based
the findings of the updated traffic study.
1 g—Staff is working with the applicant regarding requirements for transitioning and will
have this issue resolved prior to the City Council hearing,for now the condition stands as
presented.
lj -Development of the proposed plaza area shall be required with the first commercial
phase of the project that is adjacent to the plaza area,unless the final plat for the
commercial portion is approved for phased development.
lk-The commercial portion of the development shall be responsible for the construction
of the entire new collector roadway(Gondola/Malta Drive)including ,landscapin ig nultiti
pathways and landscaping on both sides if it develops prior the residential portion
excluding the ten(10) foot multi-use pathway and landscaping on the west residential sid
of the new collector road.
1p—Staff is working with the applicant on this issue and should have a resolution prior tc
the City Council hearing for now the conditions stands as presented.
b Residential Development Agreement:
Iv—remove this condition as the phasing plan has been revised to show the amenities
being built with the second phase.
5. Outstandingissue(s)'ssue(s)for City Council:
a. Conditions l g kp and I as staff and the applicant are still working to resolve these
conditions.
C. City Council:
The Meridian City Council heard these items on June 10, 2025. At the public hearing, the Council
moved to approve the subject Development Agreement Modification Preliminary Plat and
Rezone requests.
1. Summary of the City Council public hearing:
a In favor: Hethe Clark,representing the applicant.Jim Conger
b. In opposition: Patricia Fritschle,Richard Boyle,John Wycoff.Paul Elam_Mare
Sutcliffe,Bobbie Beck.
c. Commenting:
• Patricia Fritschle-opposes the density and overcrowding of schools as children in
her subdivision are being bused to a different school.
• Richard Boyle—the existing Bridgetower neighborhood park being reduced in size
and the remaining park unusable. Turning the park over to the HOA does not
alleviate the problem if the current property owner still maintains control of the
HH A
• John Wycoff—concerned about the water rights for the Bridgetower neighborhood.
• Paul Elam—too inuch development in the area and the existing infrastruchire
cannot handle the traffic No longer have faith in the Council.
• Marcy Sutcliffe-does not feel the new collector road will alleviate traffic
congestion in this area have issues with the density and some of the ancillary
proposals and conditions of the project.
• Bobbie Beck—overcrowding of the local schools.
d. Written testimony: Shawn Freeman.In opposition to the proposed development.
Opposes rezoning from R-4 to R-8 The streets are not equipped to handle the influx of
City of Meridian Department Report Vl, Action ��
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 45 of 88
vehicles. The increased density will lead to overcrowding, strain on local resources such
as schools utilities and a decline in the peaceful environment that malces this area a
desirable place to live.
e. Staff presenting application: Linda Ritter
f Other Staff commenting on application:Bill Parsons Rebecca Phillips-ACHD
2. Key issues) of public testimony_
a. Density, overcrowding of the schools traffic congestion water rights.relinauishinent of
the Bridgetower HOA from the current owner,reduction in size of the existing park
3 Kev issues) of discussion by City Council:
a. Control of the existing Bridgetower Subdivision Park control of existing HOA for
Bridgetower Subdivision,water rights for the Bridgetower Subdivision
4. City Council change(s)to Commission recommendation:
a. None
City of Mcridian Department Report Vt Action
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 46 of 88
EXHIBITS
A. Project Area Maps
(link to Project Overview)
1. Aerial
Legend
f,-J: Project Location
Area of Impact
0 Analysis
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City of Meridian Department Report V11. Exhibits
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 47 of 88
2. Zoning Map
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City of Meridian Department Report VII. Exhibits
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 48 of 88
4. Planned Development Map
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City of IVleridian Department Report Vll. Exhibit:
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 49 of 88
5. Map Notes
Nearby Recent Preliminary Plats (within last 5-years)
H-2019-0146 H-2020-0004 H-2020-0022 H-2021-0001 H-2021-0018 H-2021-0051 H-2021-
0080 H-2022-0034 H-2022-0028 H-2022-0047 H-2022-0068 CR-2022-0006 H-2022-0074
H-2022-0076 H-2022-0087 H-2023-0014 H-2023-0016 H-2023-0026 H-2023-0035 H-2024-
0050
Nearby Recent Conditional Use Permits (within last 5-years)
H-2018-0018 H-2019-0074 H-2020-0032 H-2020-0017 H-2020-0092 H-2020-0101 H-2021-
0056 H-2018-0088 H-2018-0004 H-2022-0006 H-2022-0025 H-2024-0016
City of Mcrldian j Department Report V11. Exhibits
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 50 of 88
B. Subject Site Photos
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Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 51 of 88
C. Service Accessibility Report
PARCEL S0427417210 SERVICE ACCESSIBILITY
Overall Score: 24 15th Percentile
Location In City Limits
Extension Sewer !Trunkshed mains < 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 iWithin 1/4 mile of current pathways
i
Transit Not within 1/4 of current or future transit route
Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets
,plan) matches existing (#of lanes)
School Walking Proximity ',Within 1/2 mile walking
Either a High School or College within 2 miles OR a
;School Drivability !Middle or Elementary School within 1 mile driving
(existing or future)
Either a Regional Park within 1 mile OR a Community
Park Walkability Park within 112 mile OR a Neighborhood Park within
1/4 mile walking
City of N4eridian j Department Report V11. Exhibits
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 52 of 88
A Preliminary Plat(date: 12/17/2024)
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City of Mendiin Department Report V11. Exhibits
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 53 of 88
E. Commercial Concept Plait/Building Layout
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City of Meridian .Depai-tiumt Report Vll, Exhibits
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 54 of 88
F. Phasing Plan
PROIMINAM PUT FOR
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City of IV1endiau Department Report V11. Exhibits
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 55 of 88
H. Landscape Plan(date: 12/18/2024)
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Cite of Meridian Department Report V11. Exhibits
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 56 of 88
I. Qualified Open Space Exhibit(date: 12/19/2024)
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J. Amenities Exhibit(date: 12/19/2024)
Proposed Amenities,
One Acre Central Plaza(Block 4,Lot 33)
Three Picklebali Courts
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• Fountain
• Play Structure
• Dog Park ` �
• Climbing Stock
• Seating Benches
• Attractive landscaping
City of Meridim Department Report VII, Exhibits
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 57 of 88
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Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 58 of 88
• Pathways—7heAdero Mixed Use
Neighborhood will include the following
pedestrian pathways:
• 10'Wide Regional Pathway
2,752 LF
5'wide pathway In liner open
space 1,700 LF
Pedestrian pathways within the Adero
Mixed Use Neighborhood will total a
half a mile In length.
• Dog Park(Block 5,Lot 45)
• Fenced enctoser
Dog Waste StationAl
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• Sitting Benches
• Attractive Landscaping
. Other open green areas—Several other open
spaces will have the following Amenities:
• Shade structures
• Large open grass areas
• Internal Pathways
• Picnic Area '
• Attractive Landscaping
City of Meridian Department Report V1I. Exhibits
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 59 of 88
K. Common Driveway Exhibit(date: 12/17/2024)
LOrI 4e TN anar s,F¢r j � j I BLOCK 4 I I I I I I for,e ruses oTza MLV
Access.aFnre r LaA,eo 2� I I I I I I 1 I ,,cccss urtr�rnzr io ,Lo
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City of Mleridiaui Department Report VII. .Exhibits
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 60 of 88
L. Block Length Exhibit
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City of Wridian( DeputtitcW Report VI1. .Eali1bits
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 61 of 88
M. Pedestrian Connectivity Exhibit
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Blue Re€;lonal Pathways
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City of Meridian I Departtueut-Report Vll. Exhibits
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 62 of 88
N. Residential Building Elevations(date: Click here to enter a date.)
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City of Meridian Departtlient Report Vll. .Exl,iibits
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 63 of 88
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Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 64 of 88
O. Commercial Exhibits (5/9/2025)
The images provided ar•e intended solely for•architectzn•al refer^ence. They are not representative
of specific individual uses. Fixture buildings may or may not incorporate architectrnal elements
depicted in these images.
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City of Meridian I Dr), -talent Report V11. Exhibits
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 65 of 88
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Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 66 of 88
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Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 67 of 88
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City of N40dian Apartment Report VIL Exhibits
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 68 of 88
P. R-8 Rezone Legal Description &Exhibit Map
5awtooth Land Surveying, LLC
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Pc (208)398-8104 F: (208)3`8-81O`.
2030 3, 4V�-j5h,ngtnn Ave„ Emmett, ID 83G I V
R-8 Zone Description
BASIS OF BEARINGS is S.89121'10"E.,between a found aluminum cap marking the C1/4 corner of Section 27
and a found aluminum cap marking the EI/4 of Section 27,T.4 N.,R. 1 W.,B.M.
A parcel of land located in the SEI/4 of Section 27,Township 4 North,Range i West,Boise Meridian,City of
Meridian,Ada County,Idaho,more particularly described as follows:
COMMENCING at and aluminum cap marking the E1/4 corner of Section 27;
Thence N.89021'10"W.,coincident with the north line of said SEI/4,the south boundary of Bainbridge
Subdivision No. 10,as shown in Book 118 of Plats,Pages 18069-18071,the south boundary of Bainbridge
Subdivision No.9,as shown in Book 116 of Plats,Pages 17641-17645 and the south boundary of Bainbridge
Subdivision No.8,as shown In Book 115 of Plats,Pages 17189-17193,Ada County Records, 1789,66 feet to the
POINT OF BEGINNING;
Thence leaving said north line,S.0021'17"W.,320,Is feet to the beginning of a curve to the right;
Thence 10.19 feet along the arc of said curve,having a radius of 13.00 feet,through a central angle of
44055'36",subtended by a chord bearing S.22149'05"W.,9.93 feet to the beginning of a reverse curve to the
left;
Thence 98.83 feet along the arc of said curve,having a radius of 55.00 feet,through a central angle of
102157'08",subtended by a chord bearing S.6111'40"E.,86.06 feet;
Thence non tangent to said curve,S, 13059'17"W., 114.69 feet to the beginning of a non-tangent curve to the
left;
Thence 96.74 feet along the arc of said curve,having a radius of 55.00 feet,through a central angle of
100°46'28",subtended by a chord bearing S.37048'10"W.,84.74 feet;
Thence non-tangent to said curve,S.77024'S6"W.,87,65 feet;
Thence S.32030'06"E.,65.02 feet;
Thence S. 12135'04"E.,294.87 feet;
Thence S.29030'15"E,,633,75 feet to the south line of Parcel A,as shown on Record of Survey No. 12520,Ada
County Records;
Thence N.89"14'29"W.,coincident with said south line, 192.23 feet to the easterly boundary of Vicenza
Subdivision as shown in Book 10B of Plats,Pages 15026-15028,Ada County Records and the beginning of a non-
tangent curve to the right;
Thence 109.90 feet along the arc of said curve, having a radius of 555.00 feet,through a central angle of
11020'44",subtended by a chord bearing N.33022'04"E., 109.72 feet to the northeasterly corner of said Vicenza
Subdivision;
P:12024\1 EMT\124014-N TEN MILE RD T0P0\SurveyWrawings\Legal Descriptions\124014 R-8 Zone to Centerline
Description.docx
Pa o �1
City of Wridiaii 1 Department Report \111, Exhibits
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 69 of 88
Thence N.47148'16"W.,coincident with the northerly boundary of said Vicenza Subdivision, 18.03 feet to the
easterly right of way of N.San Vito Way and the beginning of a non-tangent curve to the left;
Thence leaving said northerly boundary and coincident with said right of way,39.16 feet along the arc of said
curve,having a radius of 573.00 feet,through a central angle of 3054'55",subtended by a chord bearing
S.37010'56"W.,39.15 feet to the centerline extended of W.Gondola Dr;
Thence N.54037'59"W.,coincident with said centerline of W.Gondola Dr and the extension thereof,211.53 feet
to the beginning of a curve to the left;
Thence coincident with said centerline, 149.14 feet along the arc of said curve,having a radius of 300.00 feet,
through a central angle of 28029'04",subtended by a chord bearing N.68052'31"W.,147.61 feet to the
extension of the westerly boundary of Vicenza Subdivision No.2 as shown In Book 110 of Plats,Pages 15670-
15673,Ada County Records;
Thence non-tangent to said curve,N. 1102'41"E.,coincident with said westerly boundary and the extension
thereof,238.56 feet;
Thence coincident with the northerly boundary of said Vincenza Subdivision No.2 the following six(6)courses
and distances:
Thence N,88057'19"W.,296.43 feet;
Thence S.5°14'47"W„91.17 feet;
Thence S.18°48'48"W., 107.19 feet;
Thence N.67023'12"W., 129.19 feet;
Thence N.25042'39"E.,6.93 feet;
Thence N.64017'45"W.,26.00 feet to the centerline of N.Bolsena Way and the beginning of a non-tangent
curve left;
Thence coincident with said centerline,326.23 feet along the arc of said curve,having a radius of 298.00 feet,
through a central angle of 62°43'24",subtended by a chord bearing N.5036'S7"W.,310.18 feet to the beginning
of a reverse curve to the right;
Thence coincident with said centerline, 196.92 feet along the arc of said curve,having a radius of 300.00 feet,
through a central angle of 37136'35",subtended by a chord bearing N. 18110'20"W" 193.41 feet;
Thence N.0037'57"E.,coincident with said centerline,48.23 feet to the extension of the southerly line of Vicenza
Subdivision No.3 as shown In Book 112 of Plats,Pages 16373-16375,Ada County Records;
Thence along the southerly and easterly boundaries of said Vicenza Subdivision No.3 the following four(4)
courses and distances:
Thence S.89022'03"E.,465.11 feet;
Thence N.67031'57"E., 137.46 feet;
Thence N.27039'20"E., 1.36,69 feet;
Thence N.0039'22"E.,123.49 feet to the northeast corner of said Vicenza Subdivision No.3 and the southeast
corner of Vicenza Lakes Subdivision as shown In Book 115 of Plats,Pages 17310-17342,Ada County Records;
P:Q024\1 EMT\124014-N TEN MILE RD TOPO\Survey\Drawings\Legal Descriptions\124014 R-B Zone to Centerline
Description.docx
, a �2
City of Meridian i Department Report VI1. Exhibits
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 70 of 88
Thence continuing,N,0'39'22"E.,coincident with the cast line of said Vicenza Lakes Subdivision, 305.69 feet to
the north line of said SE1/9 and the south boundary of said Bainbridge Subdivision No.8;
Thence S,89'21'10"F.,coincident with said north line and said south boundary, 133.82 feet to the POINT OF
BEGINNING.
Said parcel contains; 11.186 acres,more or less,
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Descnption.do(,x
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City o rMerjdlwiDcparta -n( RCIOLI \111. Exhibits
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 71 of 88
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Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 72 of 88
Q. R-15 Rezone Legal Description&Exhibit Map
Sawtooth Land 5urveyincj, LLC
1'� (205)3968104 F: (208) 39,5-8105
2030 5. V,'whnqt0,i Ave- Emmett, ID 636 17
R-15 Zone Description
BASIS OF BEARINGS is S.89021'10"E.,between a found aluminum cap marking the C1/4 corner of Section 27
and a found aluminum cap marking the EI/4 of Section 27,T. 4 N.,R. I W., B.M.
A parcel of land located In the SEI/4 of Section 27,Township 4 North, Range I West, Boise Meridian,City of
Meridian,Ada County, Idaho, more particularly described as follows:
COMMENCING at and aluminum cap marking the Et/4 corner of Section 27;
Thence N.89121'10"W.,coincident with the north line of said SEI/4, a distance of 377,23 feet to the POINT OF
BEGINNING;
Thence leaving said north line,S, 0121'17"W.,53.05 feet to the beginning of a curve to the fight;
Thence 102.49 feet along the arc of said curve, having a radius of 420,50 feet,through a central angle of
13057'56",subtended by a chord bearing S. 71120'15"W., 102.24 feet;
Thence S.40019'35"E.,84.10 feet to the beginning of a non-tangent curve to the right;
Thence 154.94 feet along the arc of said curve, having a radius of 180.00 feet,through a central angle of
49*19'08",subtended by a chord bearing S. 25'00'5 1"W., 150,20 feet;
Thence S.002 I'l 7"W.,84.49 feet to the beginning of a curve to the right;
Thence 282.71 feet along the arc of said curve, having a radius of 180,00 feet,through a central angle of
90000'00",subtended by a chord bearing S.45'21'17"W.,254.56 feet;
Thence N.89038'43"W., 76.S0 feet to the beginning of a curve to the left;
Thence 471.24 feet along the arc of said curve, having a radius of 300.00 feet,through a central angle of
90100'00",subtended by a chord bearing S,45021'17"W.,424.26 feet;
Thence 5,0021'17"W., 246.12 feet to the beginning of a curve to the right;
Thence 188.94 feet along the arc of said curve, having a radius of 180.00 feet,through a central angle of
60008'28",subtended by a chord bearing S.30125'31"W., 180,38 feet;
Thence S.60129'45"W., 285,55 feet to the beginning of a curve to the right;
Thence 92,58 feet along the arc of said curve,having a radius of 350.00 feet, through a central angle of
15109'19",subtended by a chord bearing S.68104'25"W.,92.31 feet to the south line of Parcel A,as shown on
Record of Survey No. 12520,Ada County Records;
Thence N.89114'29"W.,coincident with said south line, 153,33 feet;
Thence leaving said south line,N.29130'15"W., 633,75 feet;
PU02411 EMT11 24014-N TEN MILE RD T0P01Survey\Drawings\LegaI Descriptionski 24014 R-15 Zone
Descfiption.docx
All,
01(y of N/Icridian Department Report V11. Exhibits
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 73 of 88
Thence N. 12035'04"W.,294.87 feet;
Thence N.32130'06"W.,65.02 feet;
Thence N.77°24'56"E.,87.65 feet to the beginning of a non-tangent curve to the right;
Thence 96.74 feet along the arc of said curve,having a radius of 55.00 feet, through a central angle of
100046'28",subtended by a chord bearing N.37048'10"E.,84.74 feet;
Thence non-tangent to said curve,N. 131159'17"E., 114.69 feet to the beginning of a non-tangent curve to the
right;
Thence 98.83 feet along the arc of said curve,having a radius of 55.00 feel,through a central angle of
102°57'08",subtended by a chord bearing N.6'11'40"W.,86.06 feet to the beginning of a reverse curve to the
left;
Thence 10,19 feet along the arc of said curve,having a radius of 13.00 feet,through a central angle of
44055'36",subtended by a chord bearing N.22049'05"E.,9.93 feet;
Thence N.0021'17"E.,320,15 feet to the north line of said SE1/4 and the south boundary of Bainbridge
Subdivision No.8,as shown in Book 115 of Plats,Pages 17189-17193,Ada County Records;
Thence S.891121'10"E.,coincident with said north line and said south boundary and the south boundary of
Bainbridge Subdivision No,9,as shown in Book 116 of Plats,Pages 17641-17645 and the south boundary of
Bainbridge Subdivision No, 10,as shown in Book 118 of Plats, Pages 18069-18071,a distance of 1412.43 feet to
the POINT OF BEGINNING.
Said parcel contains 35.822 acres,more or less.
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City of Meridian Department-Report VI1. Exhibits
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 74 of 88
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10/29/2025 08:12:18 AM Page 75 of 88
R. L-O Rezone Legal Description&Exhibit Map
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Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 76 of 88
S. GG Rezone Legal Description&Exhibit Map
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C-G Zone Description
BASIS OF BEARINGS is S.89021'10"L, between a found aluminum cap marking the Cl/4 corner of Section 27
and a found aluminum cap marking the F1/4 of Section 27,T.4 N,,R. I W.,B.M.
A parcel of land located In the SEI/4 of Section 27,Township 4 North,Range I West,Boise Meridian,City of
Meridian,Ada County, Idaho,more particularly described as follows:
COMMENCING at and aluminum cap marking the E 1/4 corner of Section 27;
Thence S.01121'17"W.,coincident with the cast line of said SE1/4 and the centerline of N. Fen Mile Road, 1/2.88
feet to the POINT OF BEGINNING;
Thence continuing,S, 012 I'll 7"W,,coincident with said east line and said centerline, 1333.59 feet to the
extension of the southerly line of Parcel A, as shown on Record of Survey No. 12520,Ada County Records;
Thence leaving said cast line and said centerline, N.89'14'29"W.,coincident with said extension of and said
southerly line of Parcel A,668.74 feet;
Thence N. 1001'05"E.,coincident with said southerly line of Parcel A, 112,39 feet;
Thence N.88057'44"W.,colncident with said southerly line of Parcel A, 435,26 feet;
Thence S.60129'45"W.,coincident with said-southerly line of Parcel A, 31.00 feet to the centerline of N.
Vincenza Way and the beginning of a non-tangent curve to the right;
Thence 105.43 feet along the arc of said curve, having a radius of 276.00 feet,through a central angle of
21153'13", subtended by a chord bearing S. 18'33'38"E., 104,79 feet to the extension of the southerly line of
said Parcel A;
Thence non-tangent to saki curve,N.89014'29"W.,coincident with the extension of and the southerly line of
said Parcel A, 281.88 feet to the beginning of a non-tangent curve to the left;
Thence leaving said southerly line,92,57 feet along the arc of said curve, having a radius of 350.00 feet,through
a central angle of 15109'13", subtended by a chord bearing N. 68,0421"E.,92.30 feet;
Thence N,6002945"E., 285.55 feet to the beginning of a curve to the left;
Thence 188,94 feet along the arc of said curve, having a radius of 180.00 feet,through a central angle of
60,10828",subtended by a chord bearing N,30125'31"E., 180.38 feet;
Thence N.0121'17"E.,246,12 feet to the beginning of a curve to the right;
Thence 171.24 feet along the arc of said curve, having a radius of 300.00 feet,through a central angle of
90"00'00", subtended by a chord bearing N.45"21'17"E,,124.26 feet;
Thence S,89138'43"F., 76.50 feet to the beginning of a curve to the left;
P:12()24\11 EMT1124014-N TEN MILIF RD TOPO1Survey\DrawirrgslLegal Doscriptions1124014 C-G Zone to Centerline
Description.docx
( _ i1
City of Meridian I Department Report V11. Exhibi(s
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 77 of 88
Thence 282.71 feet along the arc of said curve, having a radius of 180.00 feet,through a central angle of
90'00'00", subtended by a chord bearing N,15121'17"E.,251.56 feet;
Thence N.0*21'17"E,,84,49 feet to the beginning Of d curve to the right;
Thence 282.71 feet along the arc of said curve, having a radius of 180.00 feet,through a central angle of
901100'00",subtended by a chord bearing N,45'21'17"F,,251.56 feet;
Thence S. 89138'43"E,, 217.50 feet to the POINT OF BEGINNING,
Said parcel contains 22,90 acres,more or less.
P:12024kI EMT1124014-N TEN MILE RD T0P01Swrvey\Dr@wings\LoqaI Descriptioris1124014 C-G Zone to Centerline
Ooscriptlomdocx
12
City of N/lerldian Departinctit Repoif V11. Exhibits
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 78 of 88
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City of Meridimi Dcpartment Report \/H. Extubits
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 79 of 88
VIII. ADDITIONAL NOTES &DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS
(link to Commmuriity 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 Pen-nits 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 munber of planning and analysis tools to tmderstand
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 14,
Maps,Tables, and Charts
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 80 of 88
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.
i
City of Meridian j Deparpnent Report VIII, Additional Notes &Details for Staff Report
Nlaps, Tables, and Charts
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 81 of 88
SCHEDULE 1
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THE COMMERCIAL CONCEPT SHE PLANS PWMDED HEREIN ARE
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DESGN IDEAS SUBJECT TO CHANGE BASED ON FUTURE MARKET
W)JOBIONS,TENANT REOUIREUENTS,AND OTHER INFLUENCWC
FACTORS THESE PLANS DO NOT GUARANTEE SPECITTC LAYOUTS,
USES,OR DESIGN ELEMENTS W THE FINAL DMLOPNENT,
Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 82 of 88
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Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 83 of 88
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THE COMMERCIAL CONCEPT OSITENLY.
PLANS PROVIDED HEREIN ARE ��__-_---__'y
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Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 84 of 88
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DESIGN IDEAS TENATTD REMENE,AND DN R NFL MARKETCONDI
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Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 85 of 88
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CONDITIONS,TENANT REQUIREMENTS.AND OTHER NTLUENCINC
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Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 86 of 88
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10/29/2025 08:12:18 AM Page 87 of 88
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CONDTDO.NS,TENANT REQUIREMENTS,AND OTHER INFLUENCING
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Instrument # 2025-071062
10/29/2025 08:12:18 AM Page 88 of 88
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