HomeMy WebLinkAboutPZ - Staff Report for 12-4 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 12/4/2025 Legend
DATE: Project Location
TO: Planning&Zoning Commission +-: Area of impact
Analysis
FROM: Nick Napoli,Associate Planner
208-884-5533 z.
nnapoli@meridiancity.org
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APPLICANT: Brandon Sheltrown
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SUBJECT: H-2025-0020 -
Lofty Creek Park
LOCATION: Generally located at the NW corner of S.
Eagle Road and I-84 in the NE 1/4 of `
Section 17,T.3N.,R.IE.
I. PROJECT OVERVIEW
A. Summary
Rezone of 6.34 acres from the L-O zoning to the C-C and C-G zoning districts, a short plat to
subdivide the property into two lots to allow for the phasing of the development, and a
development agreement modification to remove multifamily as an allowed use and allow for live
work residential units, office, and hotels on the property.
B. Issues/Waivers
- Staff is recommending a change to the site plan to shift the access from the south
portion of the site to the north portion of the site along S.Wells Avenue.This is
primarily due to the offset of the property across S.Wells Street.
C. Recommendation
Staff: Approval with the conditions listed in Section IV.
Commission: Pending
D. Decision
Council: Pending
City of Meridian I Department Report 1. Project Overview
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant -
Proposed Land Use(s) Live/Work -
Existing Zoning L-O(Limited Office) VII.A.2
Proposed Zoning C-C(Community Business District)
Adopted FLUM Designation MU-C(Mixed Use Community) VII.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 10/15/2024
Neighborhood Meeting 1/21/2025
Site posting date 11/21/2025
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District IV.E
• Comments Received Yes: Staff Report -
• Commission Action Required No -
• Access S.Wells Street(Local Street) -
• Traffic Level of Service N/A -
ITD Comments Received Yes:Memo Error!
Reference
source not
found.
Meridian Public Works Wastewater IV.B
• Distance to Mainline Available at the Site
• Impacts or Concerns See Public Works Site Specific Conditions
Meridian Public Works Water
• Distance to Mainline Available at the Site
• Impacts or Concerns None
Note: See section IV. City/Agency Comments&Conditions for comments received or see the public
record.
City of Meridian I Department Report II. Community Metrics
Figure 1: One-Mile Radius Existing Condition Metrics
Reference Parcel:R5443010239 Date Retrieved:2025/4/21
Parcel Count Parcel Acreage Infiii Indicator:
210 Surrounding Area
304 O
'� 6 ,p Not city
0 ® City Limits
1,308 1,593. ■ Not City
0
Household Household& Population Growth
Households
02020
Population Change:15.2°I°
Population ■Growth
(Household and Population Change
since 2010 Decennial) 2,000 4,000 6,000 8,000
Use Types Residential Addresses All Addresses
■ Single-family
71% 40%
Multi-family
2 4395 1796
® Commercial
2.00 500
Single-family 3
Residential
01 1.50
Parcel Diversity a 1.00 U
0Parcel Count 0.50 L
m
*' 0.18 10-15 0.12Average Acres 0.000
R-2 R-4 R-8 R-15
Average Single-family Density by Zoning Average
10.00
m �8.61 Residential NetDensity
0 6.68
� 5.00 0 5.67 _
5,87
0.00 0.91
Dwelling Units 1 Acre
R-2 R-4 R-8 R-15
Notes: See Error! Reference source not found..Error!Reference source not found..
Notes: See Error! Reference source not found..Error!Reference source not found..
City of Meridian I Department Report II. Community Metrics
Figure 2: Service Impact Summary
impactService ■ ■
Ready
Marginal
Caution
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�a 0�4
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City of Meridian I Department Report II. Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
The subject property is within the Mixed Use Neighborhood(MU-N) designation on the Future
Land Use Map(FLUM).
The purpose of the MU-N designation is to allocate areas where neighborhood-serving uses and
dwellings are seamlessly integrated into the urban fabric. The intent is to avoid predominantly
single-use developments by incorporating a variety of uses. Land uses in these areas should be
primarily residential, comprising between 30%and 60%of the development area with gross
densities ranging from six(6)to 12 units per acre(of the residential area),with supporting non-
residential services. Multiple residential product types are desired within a single-mixed use area
(see pp. 3-20&3-21 in the Comprehensive Plan for more info).Non-residential uses in these
areas tend to be smaller scale and provide goods or services that people typically do not travel far
for and need regularly. Employment opportunities for those living in the neighborhood are
encouraged. Connectivity and access between the non-residential and residential land uses is
critical in these areas. Tree-lined streets are also encouraged to be designed according to the
conceptual MU-N plan depicted in Figure 3D in the Comprehensive Plan(see pp. 3-20 through 3-
21 for more information on mixed-use land uses and specifically MU-N uses in the
Comprehensive Plan).
The applicant is proposing fifteen(15)live/work residential units with phase one(1) and twenty-
seven(27)total live/work units across both phases. These units range in size from 2,346 to 2,690
square feet,with the non-residential on the first floor(1,209 square feet),the main living area on
the second floor(1,209 square feet),and a rooftop patio(272 square feet). In addition,the
applicant is proposing an approximately 150,000 square foot hotel on the eastern portion of phase
two (2). The proposed density of the live/work residential project units is 4.5 units per acre,
which is less than the six(6)units per acre minimum desired in the MU-N FLUM designation.
Due to the hybrid nature of this use and it being one of the first in the city limits,the applicant
believes that the live/work residential is providing both housing and business opportunities within
each unit that meet the desired residential and employment opportunities in the MU-N
designation.Additionally,the live/work residential project is providing a mix of housing types in
the area that is desired in the MU-N designation,and a significant part of the site is encumbered
by the floodway which can create challenges in meeting the density requirement. The applicant is
also proposing to remove multi-family as permitted use on the site to lessen the density and
contribute to employment in the area.
The proposed hotel on the eastern portion of the site incorporates a mix of uses within the area
and avoids a high-density housing option that many of the neighbors are concerned about in the
area.While this proposed development does not account for the housing density desired in the
area,the neighboring in-progress subdivision to the west(Latitude Forty-Three Subdivision)was
15%over the desired residential in the MU-N area,which may balance out the residential and
commercial uses desired.
The subject property is bordered by hotels to the east,residential areas in Ada County to the north
and south, and the neighboring in-progress Latitude Forty-Three Subdivision to the west. The
applicant has indicated a potential sale or land swap with the southern neighbor for the
area south of Five Mile Creek,though no agreement is currently in place. This portion of
the property lies almost entirely within the floodway,making development challenging.As
such,it can remain undeveloped as a part of the natural waterway but shall be maintained.
In addition,staff is recommending this portion of the site be platted as a third lot in the
subdivision and is designated as non-buildable to allow for easier sale/transfer of the
property in the future.
City of Meridian I Department Report III. Staff Analysis
Rezone:
Rezone of 6.34 acres of land is requested with the C-C(6.26 acres) and C-G(0.08 acres)zoning
districts per the legal descriptions and exhibit maps included in Section VII. Due to a property
boundary adjustment the existing L-O zoning extends across the eastern property line into another
parcel that is zoned C-G. To help clean up the zoning the applicant will be rezoning .08 acres
from the L-O district to the C-G district. The properties are under common ownership.
The future Hotel property currently abuts a residential use in the county which would require a
Conditional Use Permit with phase two(2)of the development.
C-C and C-G zones are allowed in the MU-N FLUM designation.
Development Agreement Modification:
The Development Agreement that currently governs the site restricts the property to be developed
as either multifamily or office. The applicant is requesting a change to this to allow for a
live/work residential project, a hotel, and offices to be developed on the property. This will also
remove multifamily as an allowed use on the property,which is no longer allowed in the UDC.
Short Plat:
Subdivide the parcel into two(2)parcels(1.65 acres and 4.61 acres)to allow for the development
to be separated into two(2)phases.
"Encourage and support mixed-use areas that provide the benefits of being able to live,
shop, dine,play, and work in close proximity,thereby reducing vehicle trips, and
enhancing overall livability and sustainability."(3.06.02B)
The subject Mixed-Use Neighborhood currently contains offices, single-family detached
homes, hotels, and Ada County undeveloped land. The proposed live/work residential
units provide an opportunity for residents to live and work at the same location, which
would reduce vehicle trips in the surrounding areas. This increases the variety of uses in
the area.
"Maintain a range of residential land use designations that allow diverse lot sizes,housing
types, and densities."(2.01.01 C)
As mentioned above, the proposed liv/work units are some of the first in the city and would
provide a unique product to allow residents to live and work at the same location. While the
proposed live/work does not meet the density the city has envisioned in this location, the
variety that this product will provide is what the comprehensive plan has envisioned for the
area. "Protect and enhance existing waterways,groundwater,wetlands,wildlife habitat,air,
soils, and other natural resources."(4.05.01 C)
The subject property abuts Five Mile Creek which is considered a natural waterway. Natural
waterways shall be kept as a natural amenity for development, which is why staff is allowing
the southern portion of Five Mile Creek to remain unimproved. However, the area still does
need to be maintained.
"Support economic opportunities for a community with diverse income levels."(2.06.02)
The subject development provides an opportunity for residents to live and work in the same
building which promotes economic opportunities for entrepreneurship and housing under a
single use.
"Make Meridian the premier place to create, attract, and retain high-quality businesses and a
talented workforce."(2.08.02B)
By introducing a live-workproduct into the community, it allows businesses to move or be
created in Meridian. While they are not large employment generating uses, they are
important uses for service industry that may positively impact the surrounding residents.
City of Meridian I Department Report III. Staff Analysis
Table 4: Project Overview
Description Details
History AZ-04-029;DA Inst# 106073890;PBA-2021-0010
Phasing Plan Two(2)
Residential Units 15 Live/Work Residential Units
Physical Features Five Mile Creek
Acreage 6.34 Acres
Lots Two(2)Lots
Density 9 Units/Acre(Phase 1)
4.5 Units/Acre(Both Phases)
B. History
The subject property was included in an approved annexation of 8.58 acres in 2004(AZ-04-029),
which established C-G and L-O zoning designations. As part of the annexation,the property
became subject to a development agreement that outlined specific parameters for future
development of the L-O zoned portion(this property).Under that agreement, development was
limited to either multifamily residential or office center uses.
In 2022,the applicant submitted a development proposal for the property,which was
subsequently withdrawn. Since then, staff has worked closely with the applicant over the past
year to refine their proposal. These efforts have focused on identifying a suitable modification to
the existing development agreement, one that aligns with the applicant's vision while also
introducing new development options that will benefit the city's residents.
C. Site Development and Use Analysis
1. Proposed Use Analysis (UDC 11-2):
The proposed use of the property is live/work residential project and a hotel. A live/work
residential project is designed to incorporate both residential and nonresidential uses within
the same unit. The applicant is proposing a total of twenty-seven(27)units across both
phases. In addition,the applicant is proposing a hotel with phase two (2)of the development
on the eastern portion of the site. The live/work residential projects and hotel are permitted
uses in the C-C zoning district,per UDC Table 11-2B-2.
2. Dimensional Standards (UDC 11-2):
The applicant shall comply with the dimensional standards listed in UDC Table 11-213-3.It
appears the applicant's proposed plans comply with the dimensional standards; however,
this will be further evaluated with the submittal of the Certificate of Zoning Compliance.
3. Specific Use Standards (UDC 11-4-3):
Live/Work Residential Project(UDC 11-4-3-50)
A. A live/work structure shall not exceed three thousand(3,000)square feet.
The planning department coordinated with the building department to confirm that each
unit cannot exceed 3,000 square feet, and not the entire 5 plex. These units will be condo-
platted to make each available for sale, which makes them a separate structure.
B. The nonresidential area shall be limited to the first floor only and not exceed fifty(50)
percent of the gross floor area of the structure.
The nonresidential portion of each unit is less than fifty(50)percent of the gross floor
area of the structure.
C. The nonresidential area shall be used by the occupant of the dwelling.No more than five
(5) employees shall occupy the area at any one time.
The applicant understands this standard and will be required to comply.
City of Meridian I Department Report III. Staff Analysis
D. Parking standards shall comply with the vertically integrated residential project
standards.
The applicant has provided parking calculations for phase one(l) that meet the
requirements. 58 parking spaces are required, and 64 spaces are being provided. The
parking for phase two (2) will be confirmed with the submittal of the certificate of zoning
compliance.
E. The allowed nonresidential uses in a live/work project include: Arts,entertainment or
recreational facility artist studio, and personal or professional service,retail; other uses
may be considered through a conditional use permit.
Understood. The applicant shall comply with this standard.
Hotel or Motel(UDC 11-4-3-23)
A. Accessory uses including,but not limited to,restaurants,retail, drinking establishments,
and personal services,may be allowed if such uses are completely within the hotel or
motel structure. A drinking establishment shall require separate or concurrent approval
subject to the regulations of section 11-4-3-10 of this chapter.
The applicant will be required to abide by this when the hotel develops in phase two (2).
B. A conditional use permit shall be required for any hotel or motel use that adjoins a
residential district or an existing residence.
The subject site for the hotel currently abuts a residential district or existing residence
which would require a conditional use permit prior to submitting for a certificate of
zoning compliance and design review application.
D. Design Standards Analysis
1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19):
Compliance with the structure and site design standards in UDC I I-3A-19 is required for the
non-residential portion of the development. The pathway proposed along Nine Mile Creek
shall be fully extended with phase one(1)and provide a pedestrian connection to the future
hotel to promote pedestrian mobility within the mixed-use development.Additionally,the
applicant shall provide a pedestrian connection from the ten(10)foot multi-use pathway to
the live/work units on the west portion of the site that is delineated from the drive aisle
through bricks,pavers, or stamped concrete. The proposed commercial structure and attached
live/work units are required to comply with the Architectural Standards Manual(ASM).
In addition,due to results from a traffic study being conducted by the city, staff is
recommending the entrance for the development be shifted from the southern boundary to the
northern boundary along Wells Street. This will allow for an adequate offset to where a future
collector road could be placed.
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
A ten(10)foot wide street buffer is required along S.Well Street, a local street. The
landscaping within this buffer is required to be installed per UDC 11-313. The proposed
landscape plan appears to meet this requirement. However, staff is requiring vegetation
calculations to be submitted with the certificate ofzoning compliance application.
ii. Parking lot landscaping
Landscaping is required to be provided along all parking areas per the standards listed in
UDC 11-313-8. The proposed landscape plan appears to meet the minimum requirements.
The applicant shall provide vegetation coverage calculations with the submittal of the
certificate of zoning compliance submittal.
City of Meridian I Department Report III. Staff Analysis
iii. Landscape buffers to adjoining uses
Landscaping is required to meet the standards of UDC 11-3B-9. The landscape plan
meets the minimum requirements.
iv. Tree preservation
Mitigation shall be required for all existing trees four-inch caliper or greater that are
removed from the site with equal replacement of the total calipers lost on site up to an
amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper
trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper
trees, or seven(7)three-inch caliper trees). Deciduous specimen trees four-inch caliper or
greater may count double towards total calipers lost,when planted at entryways,within
common open space, and when used as focal elements in landscape design.
If trees are proposed to be removed, the applicant shall provide mitigation calculations
with submittal of the certificate of zoning compliance application.
v. Storm integration
Storm drainage is required to comply with the standards listed in UDC 11-3A-18.
vi. Pathway landscaping
Landscaping is required to be provided along all pathways per the standards listed in
UDC 11-313-12C. The applicant does not meet the pathway landscaping requirements
and shall revise their site and landscape plan to reflect compliance with these standards.
A minimum of ten (10)feet of landscaping is required along pathways with no less than
two (2)feet on any one side. Staff will require this with the submittal of the certificate of
zoning compliance application.
3. Parking (UDC 11-3C):
i. Residential parking analysis
Live/work residential projects are required to follow the parking standards for vertically
integrated residential projects. The applicant has indicated each Live/Work unit is a two
(2) bedroom unit which requires 1.5 parking spaces. In addition to this, the commercial
space requires one(1)space every 500 square feet of gross floor area. The applicant has
provided 64 parking spaces when 58 are required to meet the parking standards for both
the residential and commercial components of the development.
ii. Bicycle parking analysis
UDC 11-3C mandates one(1)bicycle parking space shall be provided for every twenty-
five(25)proposed vehicle parking spaces or portion thereof, except for single-family
residences,two-family duplexes,and townhouses. The applicant did not propose and
bicycle parking with this application but shall revise the site and landscape plans to show
compliance with this standard.
4. Building Elevations (Comp Plan,Architectural Standards Manual):
Goal 2.02.02F of the Comprehensive Plan highlights the importance of new development
within and in close proximity to existing residential neighborhoods is cohesive and
complementary in design and construction. In response,the developer has submitted
elevations consisting of fiber cement lap siding, stucco, fiber cement board and batten siding,
and cultured stone veneer.
Staff has discussed the design with the applicant as the intent of a Live/Work structure is to
have the appearance of a residential building. The applicant has made some changes;
however, staff recommends including materials from the recently approved Latitude 43
City of Meridian I Department Report III. Staff Analysis
Subdivision to help integrate the two developments. The materials include shake siding,
vertical and horizontal lap siding, and board and batten siding.While the applicant is
attempting to match some of these with the current design,the materials are primarily one
material, fiber cement. This leaves a more commercial appearance that is not desired for the
live/work residential projects.
Final design shall comply with the residential standards listed in the Architectural Standards
Manual. The applicant shall submit a certificate of zoning compliance and design review
application.
5. Fencing (UDC 11-3A-6, 11-3A-7):
Fencing shall comply with the standards listed in UDC 11-3A-6 and 11-3A-7. The applicant
is not proposing any fencing at this time, but any future fencing shall comply with the UDC
standards.
6. Parkways(UDC 11-3A-17):
No Parkways are proposed; however, Staff is recommending detached sidewalks with
parkways for tree-lined streets as mentioned in the MU-N FLUM designation. The
landscaping shall be in compliance with UDC 11-3A-17.
E. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Access is proposed for the site via S.Wells Street, a local street. This includes a single curb
cut access,that will eventually connect to an existing private drive aisle to the east, once
phase two has been completed. The applicant is providing a hammerhead for a fire truck
turnaround until phase two has been completed.
Local street connectivity is proposed within the development in accord with Comprehensive
Plan Policy#6.01.02B, "Reduce the number of existing access points onto arterial streets by
using methods such as cross-access agreements,access management, and frontage/backage
roads,and promoting local and collector street connectivity."
The city is currently in the process of conducting an RFQ to look at the traffic along E. Magic
View Drive and E.Woodbridge Drive. This study has not been completed yet; however,it
will analyze the best orientation for future roadways through the immediate area between
Eagle Road and Locust Grove. As a result of some of the preliminary findings from this
study, staff recommends the primary entrance off of Wells Street be shifted to the
northern boundary of the site to allow for adequate offset.
In addition,cross-access was not addressed on the short plat but shall be included with the
final plat application through a plat note.
2. Multiuse Pathways and Pathways (UDC 11-3A-5, Comp Plan, UDC 11-3A-8):
Multi-use pathways are required to be provided with development in accord with the
Pathways Master Plan. A 10' wide segment of the City's multi-use pathway system is
proposed along Fivemile Creek that will stub to the Latitude 43 Subdivision(R5443010210)
and Ada County property to the south(Parcel#R5443010160).
This multi-use pathway shall be placed in a 14-foot wide public pedestrian easement prior to
submittal for the final plat signature for the City Engineer signature.
City of Meridian I Department Report III. Staff Analysis
Staff is recommending the entirety of the ten(10) foot multi-use pathway be installed
with phase one(1)of the development to promote better pedestrian connectivity in the
area.
3. Sidewalks (UDC 11-3A-17):
All sidewalks should be constructed in accord with the standards listed in UDC 11-3A-17.
Five-foot wide attached sidewalks are proposed along all local streets within and adjacent to
the development.As noted above, Staff recommends detached sidewalks with landscaped
parkways are provided in the MU-N designated portion of the site in accord with the
Comprehensive Plan.
F. Services Analysis
1. Waterways (Comp Plan, UDC 11-3A-6):
UDC 11-3A-6 requires natural waterways intersecting, crossing,or lying within the area
being developed to remain as a natural amenity and shall not be piped or tiled.
The subject site is intersected by Five Mile Creek. The applicant is proposing to leave the
creek open as it is a natural waterway and use it as a natural waterway that the ten(10)foot
multi-use pathway will run along.
In addition,the applicant is proposing to leave the south side of Five Mile Creek as a natural
area until phase two(2)commences or the land is swapped or sold. This is primarily due to
almost the entire portion being inside the floodway which possess significant challenges for
redevelopment. However, as a result of this, staff is recommending the area south of Five
Mile Creek be designated as Lot 3 within the subdivision and is designated as a non-buildable
lot. This way, it can remain in its natural state but can be sold in the future if someone
chooses to buy it.
2. Pressurized Irrigation(UDC 11-3A-15):
An underground pressurized irrigation system is required to be installed to provide irrigation
in accord with the standards listed in UDC 11-3A-15.
3. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in all developments by the City's adopted
standards, specifications, and ordinances. Design and construction shall follow best
management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage
will be proposed with a future Certificate of Zoning Compliance application and shall be
constructed to City and ACHD design criteria.
4. Utilities (Comp Plan, UDC 11-3A-21):
Ensure development is connected to City of Meridian water and sanitary sewer systems and
the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development.All
utilities are available to the site. Water main, fire hydrant and water service require a twenty-
foot(20)wide easement that extends ten(10)feet past the end of main,hydrant, or water
meter.No permanent structures, including trees are allowed inside the easement.
Comprehensive Plan policy 3.03.03G require urban infrastructure be provided for all new
developments, including curb and gutter, sidewalks, water and sewer utilities.
City of Meridian I Department Report 111. Staff Analysis
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
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 modification. The addendum shall,at a minimum,
incorporate the following provisions:
A. The applicant shall comply with the provisions in the existing development agreement
(Instrument# 106073890)with the addition/modification of the following provisions.
• Replace Provision#4.1.2 with: "The primary uses on the property zoned C-C shall be
live/work residential, offices, and/or a hotel."
• Add Provision#5.1: Future development of the subject site shall be substantially
consistent with the revised concept plan included in Section VI and the provisions
contained herein.
• Add Provision#5.2: The subject property shall be subdivided through a short plat
submittal prior to issuance of any building permit applications for the first phase of
development in which they are located.
• Add Provision#5.3: Tree-lined streets with detached sidewalks shall be provided in the
MU-N designated portion of the development in accordance with the Comprehensive
Plan for MU-N designated areas.
• Add Provision#5.4: Construct the entirety of the ten(10) foot multi-use pathway with
phase one of the development.
• Add Provision#5.5: Any future development of the site must comply with the City of
Meridian ordinances in effect at the time of the development.
• Add Provision#5.6: With the final plat application,the applicant shall designate the
property south of Five Mile Creek as a third lot in the subdivision that is designated as a
non-buildable lot. .
• Add Provision#5.7: Prior to certificate of occupancy for any of the Live Work buildings,
the applicant shall submit a short plat application to condo the units.
B. The Final Plat/Landscape Plan shall include the following revisions:
• Graphically depict the 14-foot-wide public pedestrian easement for the multi-use
pathway with the recorded instrument number of the easement.
• Construct a detached sidewalk with and 8-foot wide parkway adajcnet to S. Wells
Street.in accord with the standards listed in UDC 11-3A-17 and UDC 11-3B-7C.
• The 5-foot-wide landscape strips along pathways shall include a mix of trees, shrubs,
lawn, and/or other vegetative ground cover as set forth in UDC 11-313-12C; trees
should be spaced out more evenly for shade purposes at approximately one (1) every
100 linear feet, additional trees beyond the minimum number may be provided.
• Include a calculations table that demonstrates compliance with the standards for
landscaping within street buffers(UDC 11-313-7C), along pathways(UDC 11-313-
12C) and within common open space areas(UDC 11-3G-5B).
• Provide a pedestrian connection from the 10-foot multi-use pathway along Five Mile
Creek to the live/work units on the west side of the private drive aisle that is
delineated through bricks,pavers, or stamped/scored concrete.
• Provide bicycle parking for each building as required in UDC 11-3C-5.
• Provide pathway landscaping in compliance with UDC 11-3B-12.
• Add a plat note referencing cross-access between the separate lots in the subdivision.
City of Meridian Department Report IV. City/Agency Comments &Conditions
Create a third lot in the subdivision for the property south of Five Mile creek.
C. Submit a 14-foot-wide public pedestrian easement for the multi-use pathway on this site prior
to submittal of the final plat for City Engineer signature.
D. Off-street parking shall be provided for all live/work units in accord with the standards listed
in UDC Table 11-3C-6.
E. The Five Mile Creek shall remain open as a natural amenity and shall not be piped or
otherwise covered in accord with UDC 11-3A-6 and shall be protected during development.
F. All waterways, except natural waterways(i.e.the Five Mile Creek), intersecting,crossing, or
lying within the area being developed are required to be piped unless used as a water amenity
or linear open space, in which case they may be left open as set forth in UDC 11-3A-6. If left
open, fencing may be required in accord with the standards listed in UDC 11-3A-6C.
G. All live/work units shall comply with the design standards in the Architectural Standards
Manual. A Certificate of Zoning Compliance and Design Review application shall be
submitted for approval of the proposed structures prior to submittal of building permit
applications.
H. The proposed hotel with phase two (2) shall submit a conditional use permit if it adjacent to
an existing residences prior to submitting a certificate of zoning compliance application.
I. The applicant and/or assigns shall have the continuing obligation to provide irrigation that
meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping
as set forth in UDC 11-3B-5,UDC 11-3B-13 and UDC 11-3B-14.
J. The Applicant shall comply with all ACHD's conditions of approval.
K. If the City Engineer's signature has not been obtained within two(2)years of the City
Council's approval of the short plat,the short plat shall become null and void unless a time
extension is obtained,per UDC 11-613-7.
L. Staff's failure to cite specific ordinance provisions or conditions from the previous approvals
noted above does not relieve the Applicant of responsibility for compliance.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
B. Meridian Public Works
wastewater
+ Uie"nce to Sewer Awaawme al Site
Ser db s
Fewer Shed
EstJrnaled Project See-WOIc LkA
Sevier ERUVs
* WRWr declining
Balance
i Project[onsi&(en1 Yes
with MM Mauer
PUnjF;W&Ly Plan
IrrpacWLcncerns •
See Pubir Works SKe SpK#w Candotlans
MAIM
i GLstance to water lrdater hvallahle at FAIL'
sffA4es
+ PressureZ13M
Estlrraated Project See appilcatlon
Water ERWS
r waw QOditw Nolte
n0jectrrrwMAW Yes
with wa m uwAer
Mn
s dS. OriL5LY1K plum-
NON-PLATCON DI1'ION5
PUEr.K:WORKS 1Wr&Kimr..rrr
5ile 5petLU Codd1 oim Of Approval
1. Ira WcLI in luvauLI un LIrL YILc IL nwNE hL_ahamdurkxl M-r nryuLammy n-Nmr immnu and Firm&uf
ahandunmuu lmu L he prnvKLLr1 W dew OLy_
2_ D urc no scwcl services pass through infiltration IrcnchvL
3. PnwK1c 2fJ']47nLML%fsir main,hydr L Intl rats and w bu sL� iLo.LLa Mlrnu-J L ld eKtEnd
uP W Lllc L71d uFnoin2hyd=3Uwa1Lr Incicr aril IIr k -Wnd iL
4_ No permammt Fuvctuws(bmcfl,budmfi,buildings,cwpori%trash moq►tacic waLLs,fences,
inf l.tra2ion trcnchcs,Iij&pale etc.)to be built within the utility casanalt
5_ Water mcLcm arc rcLquircd to be outside of Mivc arcs,place mffbm i n Landsmpc arcs
Gemeal Coddk6ffi of Approval
1. ApphrnLl shall L4K1rd3n2LL.c waLL-r wW scwL7 main Sri and iumun wi7h The PILhLir Works
1lcpa UU nL.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
2. PLT M-cridiyu City Cb&(Lr1W),OLc applilanL shaL1 hL Fugm nsiML:ul imuall,Lwcr and walLT
mains lu anLl llmwg6 Ihi3 JLrcLoprrrcnL. hpp6LmLl lnay hL L6gihil fur a reimhurl�naTJ
ngru wmu For 3nfr&dmLlun_cnhanmmmLl pc-r JACC R fL 5_
3. ]he al)}p KdML%hall pruvi&L'a mir Lml(%)1i7r all public walcrt%LwLT rI oku oasid1"ur public rrghL of
way(includL aLl wa[cr3 ii:cs and hyrlrmiu). LkWMIXMIL F N IMIIL-ILL 4a KN dLpLTldmg url%c'wLT
4k-PdL.ScwLT il 20 fL dnc3r rtlqure a 311 11 ra.cua-111,20 25 fl a 40 fl vimabuiL,and 25 3U FL&4 5 It
C33MOLML 1fin%Wt:7ul licrumrurL sixiiin•ums(unni,bu%Iles,hwll up,LnrpwL3.Ird:ih nixarlaLlc
wajbr fen K,Mf1ILraliun 1rL 6i:Y,Ii6ht polL�,aL )a IPLilL withm lhL uldrLy ClL IMDL Sulenil
an cx,ucu"u2scrr�Tni{um LhL fann arailahlu Gmro Public Wnrk%)�a Lcgal dna7rip[¢1n prcparal by
all Ld1 6o I,Lccirm=d Frok-NxiuiriA L�rKL 4urYLyur,which nLudl 3171LArIL LbL a of dh wL MILILI
(llorficLJ HX k LIL TL'A)a iLL an 81 r"x I l"13AP Willi IYU11illgs and di dwilma(lmlrfLxl EXI LIHJT Fl)
fur 7LYicw_Hub Lxhlhil%nLu31 bL Ncukd,signul.and LLaLLd by a IL.,Fi:.iunal L AMLL SurvLyur_IX)
NUF RI-I'OK]_
4. ThL lily of MiTxlian ru4urrcx Ihu pruallrimLL ongaLillo syAmnx bL sy ilIKA by a}car ruumL
lWlrmi'c of walLx(LJLJI'11 3 H 6).Tlw alrph=l sluwM 6L n:yuin;d w u any LLLrilog%Lufk:c ur
wclL WUJLT furthrTmilnarymnimu. 0211 N4UfUVL ur WCILMIKMVL is nu[availahlL,&single puml +
cuonclYmm Lo Lhc mulinary walLT%y3lmri Nball bu 7L'r�ui7lli Ira%Im�IL'rm im1 L7unmlx.'liuni B LIOLUA-
Lhc dLvduper will bl ri:�purnl6Lc&r L6L paymcTrl of a rriicTrL%&rr LhC cr MmL aruL%prior w
Tnxmr[o reuclring dLrulrlprnunL plan apprLrral.
S. Any xlrucLr [Jr,L arc alluwcd lu mmain shall bL 3u6j Lmt to cv2dImLicln wLdT icmWL ri: x gmnLT1[
of 3ulx_'L aMmr sing ui hL in mrnrplm L1 with hil7L_
5. ALI ir�un di Lrlwy,LanallL JaILTaL,%,ur dhauu,LrxImsive ufnaLTmal waLcrwayh mLLTvudng,
cxrus%4 in Layi115 adjacLml aul cunLiViium Lu the& tieing subdivmlcd NhA be adLLMSsW per
UDC 11 3A 6_ In pLTGarrlmng slxh WKIFk,dre applkarll shall mirrply with Jdalhu CuLk 42 1207
and any ulbLT applivablc Jaw in n:ri.Lhd L1<.
7. Any wclls dulL will nul minbnuL u7L u'l LiLTJ 1nusL bL pr4gx-Fly abaLxluiwd aLC rdi7Lg Ll2a hi w Wdl
CuozLnlLLicln SLandamis H u]cz mbnmizLcnvL by LIIL]dahu L]kpadrni LL of WaILT RcmxrcuN. LIIL
DLTrr1i.gxi's t=H'iiigirwv N61I pwvidr a suL[cTiimnL ad&Laleid%w1wUicT 16nu me my cxisling wclls ill
ULc dLvLlupmknu,andifsrl,how LbLy w31L ulolinuuw bL L d,or pruvKk'murd of Uhrir
ahanduomemL
H. Anycxlstimg%cp6r sysL ec wldLio Lbis>mnrjML xhaLl hL LYm%31r7:d Num 3ervLLLc pLT lily lhd3n=Lx:
SmLium 9 1 4 and 4 4 K. CumLaait'cmbal IJ Arin licaldL ftir3harIAMIllL•n[prl:ICMLu7L4 ant
in3lrn.'L=(24H)373 3211.
4. ALI huproycrrLULLN TLLa[ud W pubbu Lift,3akly and ILLaLLh 3ball bLcumlPILYL'dF iurluonxKrPmxy
of the 3lmi:Lur�
10. AT7p13LWLL 3ball be TLx{uFrW Lu pay Public"Warl.%dLv L"]upm Lml plan TCYicw,and LYrn%lru:di:in
I7L3FK;L7L1r1 fLti%,as dLLcnninLd dunn,g 111L pLan n7r7Llr 7rUL•mm,Tm{r to dw u mmm clfa plan
apprruval 1LLLl7_
L. IL shall 6c LhL ruspurn3hi13[yof LhL ap7plkmLLll7 L=Nun:dLaL all dL'v LAupruLTL1 fcid LN LL71npLy with
dw.4rr 7xwLs with JhlahilLLiL�ACE and 11hu Fmr IiLwLsmg ALL
12. AlrpliL-ma 3ball 11L ri:.purrmblc fir apphi:iLImm aul cciugrlm with any LkL uun 404 PLTrnil[ing
ULal TffW 6L rcyuiF4A by LhL Axmy Corp of tingrriumi-
19. IkvaupeTshall ouL"E01LL7naiI6M Lo 6u wlLh dh McnLlian PrML OIYILL.
14.Cumgraci. wm hmuLsulu shall bL 3rlbroimA w Lhc Wiridua Building Lkparinavl I47r all lwdd7ng
pA&raLearingcTrbioLxZTLd hackPll,whcT fuLLLing wuuL41 Nil aulp fill nrabmal.
15.l 6L dL�,gm Lmgmccr%lnl L1 11L RYLu3r LY1 Lu cLTLfy LhAL Lhc Am:cL i'LTIL7liTK LIL'4a LILIR%arc YLl a
m3nI1uum of 3 fcd abhor ULc Ill glLLYL c%Iabll%I"pLvk gnlLmdwaET LAL-va iLln. J h1%3%ILl L urr
LJaL L 11r buLlurncILYaLionoCLhL crawl 3FaL %of1r<Irllc'%3%al IL19ll 1` uL abuw-
16.Thic appJrcuriu dLNlgncoginLcT shall bLTcspvaubLc for implx"LILm ufaLI irrigalium andlor
drd maW Fa ilily wi[hin lhu pmjcLi Lbal du nu[fall 1mdLr dw Jurisirc4wL of=irrig m diaria
orAl'1111.'11w dusrgncogizim7 3ha11 pnlridc LCT[ifii:�Liun LhdLthe Ea-i ilic'N bare 6LM im[Alcd m
a-CXIFIXL -V wilb LhL"appru Xl dL�1161L pIm I' Tbi3 i'LTLGLalrcm wi 11 bl TLximnixl hL&rrr2 L7Cr1i Flca[c
of L1LLupwxy LN uomL:Ll fur any slirwwn:3 wilhm lhL pruAAL
17. AL Lk LNmrrplcuuo of Lhe pruit ,LhL appl iLmrl s1Lall he nmpL7lnsibk tiI su6m3[n Md drawings pLT
dic Cily of Nl LTlllldrl AuL]l'hl)swidwdL 'Ilw- =velum drawings LTrLLNE bL ruXlvLd and appruvw
TnlLn[o Lk mmiawi v of a c•LT1l GLalmmi of LILYmparicy fur amy%Ln3LILr Lei w3diin 11hr Tm7JLcL.
If. A Nui:l-L 6ghLpLan will nLxxl ur 6L il1LluLiLd 3171 Lk civil LTun%uT 6110 plan%.Huixa bghlpLmL
r LYlulrumnu=II31L'd in mcLic1n(1 3 of LhL hnprovcirric ML StarldanE&u Slrccl lAghlrrng.A cupy
Of LbL 3lmlfjAMN can hL fiLmd al ILILp::lwww.iiwrrdia iLy.orb'pu6]K_wurk%.e Npx'?KI-212.
19.line laity of McTldian Turprrcz lbw LhL ownLT pusL Lo U1r Lily a Tpufclnn imu%urc[y in Lhc miumml
or 125%of Lhm knnl cLTmximri m Lml fur all im-mnpLLLc zewEr,wliLcr and nmw infi LNLnlLLum
pr;wI&Gml p&u%rpoaL .'111i%%uruy WILT bL vLTirim i 6ya limL ibun LTINL LylilndwPrruridud by
Lhc awmLT up Lhe l'i[y.'11K:%u]L'[y LWL bL'1R1%L4A m LhL farm of an InLwxabk ILULr of mujIl,L"a74h
JLpuxil SIC 6"WJ.Appb=L 1n"L frlL mL app6Lv13 n fur s Ly,Which can b<fLIULd on Lhc
irinnnuni Ly LJLvckFjN LnL IJLparurlLnL wL1a 3Lc. Plim%c nmi:LL LmW 13Lvr]upimmu'.icrrrcr fur
min_mf n-unLicln aL W1 2211.
24.ThL lily of McTrdian ruquiimN Lhdl LhL ownLT pu%l ur Lhe lily a warren Ly mrcly in 111r alrrllrm[u f
21I} uflllG 1APW cimNLruLY111n i'u%L fur all LmFip[c Lcd%Llr L7,w21LTa1Xl MWL LTLf77NLTnLWFC NPF
dizral.:,.,of I"ycm3L Thu%LrcLy wi l]bL wnfKd try a Imrc iLcw cui%L c%LirrLaLL provK"by L6L
uwx 7 to ll1L i iLy_ThU NLlri'Ly can he puNLLYL Ill.UIL fclrm ufam rrrcvucahLL kLLLT of LT Aiii.,rash
dgmj iil uC hLmd App6L:anLL 1nusL fnlL mL appk-auun fur MrLiy,Which L�bff fumJ on Lhc
'U r rluoily UL-vc6prrco[IJL11WL3 LnL wL1a 3Lc. Plim%c L murl L wA Mvdupnr L&$erl im for
min:mfumoLiim al WF 2211.
Click or tap here to enter text.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
C. Meridian Park's Department
cAfERQ�y
Park%urid IlRerreutiun
Reviewer: Kim Warrein/PatltwaysPirojectManager
PlannerAsilerw& Iicknapoll
"ed Nawee= b3fty Greek Park uve-Work Rle wac I+20x9,W2Ci-KW L x2 Drlle_ s23-21Iz5
The"iew:Ig will be requlred for dcirelaprnerx of the proposed project:
CONDITIONS OF APPROVAL-PATHWAYS
]. The project developer shall design and construct rnuba-uw pathways consistent with the location and
sp�rs set loft In the Merldlan Pathways Master Plan Map and buster Pathways Plan Dhatrment
chapter 31. Any propwwedadffizurtients to pathway alignment shar be coordinated through the Pathways
Project Uan tger.
Z. Ptior to final project approval the applicant spar debcate a pubic amass easeiremmit for a midtkM padWay
aSOM the nut-I%side of the Fivmiilt:Creek,46nrlecGng from well.&Ave-to existing pathway e&W&-olnlaw�i
of this parcel. The City urILIt:11LJ r_S tlwL ICIJJt:41 II dr J5L1 VLwre,dirt no padrway.will be-c6r61J'uLted With
the tun%mcdppllcatlan. EasLTI ,a roFtt,e p.ILIIrr.r;It-IlLIIIed with this project phase shall be dedicated as
part of this project ap"aL
Easervents.iliac be minwmm of 1d'wide 11cr pJrtlwaf+7'shoulder earth sldej- .
locateduutsldeof IrngaaandistlicEeasemelit&U
IrrlgatJon district
Use standard cuy bwVkdr fir pubbc uamo etrsernevtf. sabtwf aH easements onrioe through Gwerl s
Aoy!ss PmtmL
3- Steps to pathway= Locate steps far eNw h from pathway so drat handrail exmrsrorl at top does not
protrude lntnthepathwayfsli'wide ele (route-&-#ravel. PmMearamp for ADA-0 mprantarrtsskcthe
pathway In a future phase,att7%e]rile LIIL-pJLYlway is built.
4- Construct multl-use pathways per pamig sec+uorl based on e5JsWg site condltlons as recon endM by
project oMl engineer if,acuxd wAth uac 11-3A-3 and Prior to final approval the applkarrt's
erl neershallprovide%witendocumentation(sta►need plans depctirgrecorvmendedpavingseak)nithat
the pathway uV nent was cwsiucted per the recommended spec flcatlans.
5- The uoreir(or tepFeumanve asr mi mionl of the property,affected bR each public ax ass easement shall
have an ongoirgabl4Wion tomaintaln the mult�lme pathway.
5- g high open*spmfeinciing shall be installed betweenpathways and pArej water lrrlgatlancanaksandU..?raks
as detailed In thehiendlan Pathways Master FlarL Chapter3,page3-5. lul other fence detalls per uoC 11-
3A-7-
1. PrU t'LS 1-IM'ILIA L-1 LfIell Lit'1 t"v;t:riAi IL-I JI LibUirll nlg license agreement and ad*f perm Lssiorosl a5 r6qulred
4r LuriSLI VLSIr%mLI,it II rIUJJ4:r LI LSr I_l_.f]L'I I iv tS_
8- Mould any dLscrepancy exist between these oandltlons of approval and the requlrements of the Irrkptlan
dlstrlc*the developer shall wtxk wlth Pathways Pfojea Manager to advere a pathway design that meets
Retl.ai07.xS
City of Meridian I Department Report IV. City/Agency Comments &Conditions
D. Irrigation Districts
1. Nampa&Meridian Irrigation District
Nampa & Meridlian Irrigation District
I id9}rM INY..I%. 'Ih lkdnrR nerd my a'ITH,r:l2A5 wdPr 4 r1
LASM51-%i9i -um:I311gY 46&W
AU"C 2k MIS
Vai Cle&'%(Mfke
Ciri of MI�i1ll�
33 L Hrundwiry Avemic-%1IIc!01
klo don,Oil SIS47•.61 r+
RR: H-:II2S-o62sf 29j11 W F"vwa}Dr,Left Cpftk FmA Il hwlWar41
Tu W4aaq q Nu.L'arrrvM
YarLpq A%rbrAtm lliAymiaK OWWAA I N IALL?)segoAm*a 014d Lalud L'wt LIMhg ApphL=wo lu ret ww
prier 18 fln d plaigta
Mll prievwe Iowa lw ud uaCC xjj}+InIpt ka Jh'werlGd 'Ihr niw&ChY vowui.ni For IN 5-iz M1IF lWa1n
9 Lbk kPOMW a■IelnimrnL of Nr 1101dred lud i I Wr F le",Ilk fea f51TI cute�1&
11&Obb"WO RM 6c p Gift-Ud. hj15 941cF wk'm9Sr wllh4ur■Aped Lxeo AV7�gql mAW
SPPrww PLO wwo vPw1 rwrM S w I1h rt'rplahk.
All Iarn16LOJ=6e d*www mmo hS_tT%Lnq:M w". 1F m% ir*I-ndfi o&arhrge Inn rn dx
"e-n MID mim rc* w draiiwge plain.17ierol[pw must comply 5.itll Idabo Ca$31.3W Flea c feel
b"in 9JWW1 rr ru FR OW infL%Nahr1-+11
Slnoaalp,
-Pd6,d ?4WL-il-
AwL ll'IMu&Wlomedw
%krid'un Irr4potian 11366 ee
PH?Pal
U: O11L•e;l&
i•1'Dardl
�.Walk
AppkmW
City of Meridian Department Report IV. City/Agency Comments &Conditions
E. Ada County Highway District(ACHD)
llz+etop aiw So%i,w.%tkgur im,wr
ACRID
11[o)DC1 rls; Ctvok Vlaw P&W MEA2241471 N•7O32-CM
This Is are arH'tPgailael And rezone. la G-G 2OWV w1h a pmFuman$I toe perfrxt
applltellon Ire W53MO roF am doraio .nonl of?a nrulni-Lamlly w1I[s an 2.85 iarbs o1 a
16 63 acre 1WW
LOW Ag*rlty, Cry W Meftarl
5ft addn*s; 2920 E.f=ft"Urnm.
1954310101713-R5443010160 orb j
a ~
Staff Apprwal- August 10.2022
Appiw-ani: HLE,Jne.
Oaro"E.r
101 S.Park Aµeriva,#210
IOLra Falls.MOO$.3,402
Owns* FtftlOa alopars-101+rdlin
Den F�nc*
P.U.emm1401
I*WQ Falls,1dshe O
SUITCOrtla{t- Rnrlala$N&Fymgan
Phone:387-6171
C.-mail rharnill4+LmodId dshOOM x
A. Flnrdinas of Faanct
1- 4ys4F1pt1un of+kppaWalM ; TN opplim q 14 re9ppOnG oppY-04+min&Mh1p3jP6P-and lot—Oar
1035 aces from♦ UT to C-G zanirg4 a ra®nirlg of G acres from L-0 to C-G and a candi vial use
piwrll to aaaw For Iht davNaF+rlird of 29 ffkAl4wlly weft t&mwO r0 of 5"lox d&%dothanlurns
end 4 duplex cDndominian huildalga on 2.8+5 acres of a 16.53 acre sae.This applrcatlon is the 2;
Ohoo of me Creek View ayr4 d.Rho sits Ourkw la d 16 53 bull Ir Wk the 11,phaLd being trke
Haliday inn Expnm.which is cwFurg11 ureW owKtr„dbn There rs an ewstng Pkmm. ar ch&
prap4d9G ru rvTLmin on sm IXIIla plraes elre srmil pMS+<
Thu applK:&nCW fiW**Koftil a OWMW wO t158 Clly 6f Wfldrarl 5 rulwd W4 W&M&P ar+d
a+d—p000 prrr-h"d*Nii"tha 4w II#C +rml
2 D69crio*' d*f"aCont$w�undinG Am*-.
Crlre,etlnrr Land LhW I Zwing
hir,"M Rur blJrt ter Tfhr rl4(K (Ada Gcrinlyry 4'(r►Til S51YI, erafal ICU 4;-Q
Sauer Cammer€aWw eneral C-0
F:r5s1 tammercral�:pnerel ��G .
1 CAak V4rn PWW
111aJt27-91OW H-N2Z4 dot
V. FINDINGS
A. Annexation and/or Rezone(UDC 11-511-3E)
Upon recommendation from the commission,the council shall make a full investigation and shall,
at the public hearing,review the application. In order to grant an annexation and/or rezone,the
council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Staff finds the map amendment complies with the applicable provisions of the Comprehensive
Plan in regard to the MU-C future land use map designation for the site.
City of Meridian I Department Report V. Findings
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Stafffinds that the proposed map amendment and subsequent development will contribute to
the range of housing and employment opportunities available in the City.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Stafffinds the proposed zoning amendment will not be materially detrimental to the public
health, safety, or welfare.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including,but not limited
to, school districts; and
Stafffinds that the proposed amendment will not result in any adverse impact upon the
delivery of services by any political subdivision providing public services to this site.
5. The annexation(as applicable)is in the best interest of city.
This is not applicable due to this application being a rezone.
B. Short Plat(UDC-6B-6)
In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the
decision-making body shall make the following findings:
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code;
Stafffinds the proposed plat is in conformance with the Comprehensive Plan and Unified
Development Code.
2. Public services are available or can be made available ad are adequate to accommodate the
proposed development;
Stafffinds that public services are available and can be extended into the site to
accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
City water and sewer and other utilities will be extended by the developer at their own cost,
therefore, staff find the subdivision will not require the expenditure of capital improvement
funds.
4. There is public financial capability of supporting services for the proposed development;
Stafffinds there is financial capability of supporting services for the proposed development.
5. The development will not be detrimental to the public health, safety or general welfare; and
Stafffinds the proposed development will not be detrimental to the public health, safety, or
general welfare.
6. The development preserves significant natural, scenic or historic features.
Stafffinds there are no natural, scenic, or historic features that need to be preserved with
development of this property.
City of Meridian I Department Report V. Findings
VI. ACTION
A. Staff:
Staff recommends approval of the proposed modification to the Development Agreement,
Rezone, and Short Plat with the modified provision listed in Section IV.
B. Commission:
Pending
C. City Council:
Pending
City of Meridian I Department Report VI. Action
l
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B. Service Accessibility Report
Description
Location In City Limits GREEN
Extension Sewer Trunkshed mains � 500 ft.from parcel GREEN
Floodplain Either not within the 100 yr floodplain or > 2 acres GREEN
Emergency Services Fire Response time 5-9 min. YELLOW
Emergency Services Police Meets response time goals most c- :ie tir-e GREEN
Pathways Within 1/4 mile of current pathways GREEN
Transit Within 1/4 mile of future transit route YELLOW
Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN
plan) matches existing of lanes)
School Walking Proximity Within 1/2 mile walking GREEN
Either a High School or College within 2 miles QR a
School Drivability Middle or Elementary School within 1 mile driving GREEN
(existing or future)
Park Walkability No park within walking distance by park type RED
City of Meridian I Department Report VII. Exhibits
C. Site Plan (date: 7/25/2025)
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City of Meridian Department Report VII. Exhibits
A Landscape Plan (date: 7/25/2025)
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City of Meridian Department Report VII. Exhibits
E. Short Plat(date: 7/25/2025)
FINAL PLAT z
LOFTY CREEL{PARK
LGCATED IN T11E S4lf1114 MLF—Or P41Z
NDRT1 CAST 4UAR7ER Of-
SECTION
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City of Meridian Department Report VII. Exhibits
F. Building Elevations(Not Approved) (date: 4/15/2025)
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City of Meridian Department Report VII. Exhibits
G. Rezone Description &Exhibit Map
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LAND SURVEYING 1D SCANNING I DESIGN uUr14EYING
C141L AND STRUCTU L ENGINEERING I MATERIALS TESTING
rllerF12%113I1A1.hNI:Ih'Y.Yiltn do Is►W NUMV EY11N:i
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1141120111143 P'a1oe1 1
Pert of Lot 23 Bfork 1 of Amendm Megir.View SuhdlYlsion located In the SV2 of the NE Y.of Sedlon 1 T
I ewnaW 3 North Nanga 1 Lem B.M-Ada Count',Idaho deaenbed as:
Comirren ing at ine Norneast G rner of sale rt 1?;ThGnD3.S 00'22'28"E along the Norm-Sown
center sedian line.2548.134 test;Thelnm 5 09'39'37 W 736.44 Net to the Easterly line of Felton Greeds
SuOdi%ftlon.ThOr.bh,N 06"20'45'W Aloa�g gAid E03tGrly liAe 36.97 11e0110 R*Sta,LJM*ly lie*of Lot 10of
Rlock 7 of[he Amenuau Magee View Suhdwiamn,T hence,N 84140'tx1'W slang Bald Sowherty line,4d2-49
feet 10 a point on the SMMrly Yee of Lot 9 of BlodE 1 of Me Arnended Magee View rt rvwon to1W Ford of
Beginning;Tllcnco.5 28'02 45'E m3.rb feel along the karat Ine of a Parcel as descnbed n rY9trUrrienl No.
2D 2M f 171;Thl nmM N"m 1 p'1-O'4V 31.09 feet to he lYmMenlyr Ine of Lot 16 of fiinck 1 of the Amended
Magic view Suhdi riaidn;Thence,N 8W 54'34'Nt along said Narlhst line,807.10 feel,to a point on the
centerline of&xFth Wei SbmLA and s non4alganl curve to Em nghk Thane along aald oentwbw the
fowwng two t2)courses;(1) Ihence marig acid Curve to the f0i [4u+Yo Vati=Pbltd;20'44'56',Radius;
139.do feet,cnara deamg N o2-50'11-E 64.7$leet],12}Thence,N 14�°ag'44"E 397.01 feet;Tnenoe S 72`
04'S3"Ealong Me South Ines of Lots and 9 of Said Ainimded magic Vnaw Subdivision.72f.83 feel;
Thmoa.972'48'46"E olong sold Soulherly line 12T.M leel;Thence 5114"4g 01"E.3.44 legit 0kng twC
SoWredy line of Lot IDof eard Amended Magic View Suhdwieion to Ilse Fonl of 6egwang-
LAND SURVEYING 190 SCANNING I DESIGN SURVEYING
CIVIL AND STRUCTURAL ENGINIPERING I MATERIALS TESTING
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120dl i2d 0212 (M)795 2977
Rezone Parcel 1
Part of Lot 23 Block 1 of Amended Magid View Subdivision healed in the S112 of the NE'•!of Saldbn 17
Township 3 NoM Range 1 East B-M.Ada County,Idahadesr hod as:
Commencing al the Ncrthea oxner of said Sedion 17;Thence,S 00'22'28'E along the North-South
center section Iim,25-18,8 4 feat;Thence.S W'39 39'W 73C.44 feet Ic the Esslarly line of Fallnn Greens
Subdivision;Thence,M OD"217 46'W along said Easterly line 36.97 feet bo the►Southery line of Lot 10 of
Block 1 of the Arnande+d Magic View Subdivision;Thence,N&1'Off D1'W along said Southerly line,442.48
feet to a point on the Southerly lire of Lot 9 of Block 1 of the Amended Magic View Subdivision to the Paint of
Beg inning;Thence,S 29"02'45'E 113.87 feel along the East line of a Parcel as described in Instrument No.
2022067111 and Ic the Point of Bag inning;Thence 5 27' 13'59'E 90.58 feet along the West like d Lot 2 of
Block 1 of said Fal4on Greens Subdivision;Thane,N 89- 1 G 1(r W 83.72 feet ID the East line-of a Parcel as
described i1 Irmhuni ril No.21]22,357111 ;Thence,N 28- 0Z 45"WE9.88 feet In the Point of Beginning;
City of Meridian I Department Report VII. Exhibits
BONE SURVEY . |
LOCATED IN THEE UTH�J OF THE
NORTHEAST QUARTER OF §
SECTION1 I3 R_1E-B.k ADAC N�Ego ,
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City of Meridian Department Reprt V11. Exhibits