HomeMy WebLinkAboutPZ - Staff Report Revised COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 12/18/2025 -- -
Legend �
DATE: - Project Location t
TO: Planning&Zoning Commission Area of Impact
}= City Limits
FROM: Linda Ritter,Associate Planner O Analysis
208-884-5533 ---- -.--- " J-,�
fritter@meridiancity.org
APPLICANT: Gregg Davis,Breckon Land Design
SUBJECT: H-2025-0047
I ,
Shafer View Ridge Subdivision AZ,PP I'
� I
LOCATION: Lot 18 of the Shafer View Estates Y '" "-� • ; I
Subdivision,located at the intersection of '
S. Meridian Road and E. Shafer View
Drive in the North%2 of the Southwest'/4
of Section 31,Township 3N,Range 1E.
Parcel No. R7824220180
I. PROJECT OVERVIEW
A. Summary
Annexation of 15.2-acres of land from RUT in Ada County to the R-4 zoning districts; and a
Preliminary Plat consisting of 38 lots(29 building lots and 9 common lots) on 13.437-acres of
land. The minimum lot size proposed is 8,300 square feet(s.f.) and the largest lot size proposed is
24,000 s.f. The minimum lot size in the R-4 district is 8,000 s.f.
B. Issues/Waivers
• Waiver for block face length as the block face for the proposed development on the south
side of the existing street exceeds the 750 feet requirement between S. Snowden Way and S.
Mondt Meadows Way.
• Sewer is not available to the Eastern portion of development at this time. Sewer is dependent
on Mondt Meadows Subdivision bringing sewer to and through their development to Shafer
View Ridge Subdivision.
C. Recommendation
Staff recommend approval of the proposed annexation and preliminary plat per the provisions in
Section IV in accord with the Findings in Section V.
D. Decision
City of Meridian I Department Report I. Project Overview
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant -
Proposed Land Use(s) Residential -
Existing Zoning Rural Urban Transition(RUT VII.A.2
Proposed Zoning R-4
Adopted FLUM Designation Low Density Residential VII.A.3
Proposed FLUM Designation Low Density Residential
Table 2: Process Facts
Description Details
Preapplication Meeting date 6/12/2025
Neighborhood Meeting 3/17/2025
Site posting date (Click or tap to enter a date)
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District
• Comments Received Yes, Staff Report -
• Commission Action Required No -
• Access Meridian Road -
• Traffic Level of Service N/A -
ITD Comments Received No Comments received
Meridian Public Works Wastewater � IV.B
• Distance to Mainline Not available to the site
• Impacts or Concerns Sewer not available to the Eastern portion of development
at this time.Availability of sewer dependent Mondt
Meadows Subdivision bringing sewer to and through their
development to Shafer View Ridge Subdivision.
Meridian Public Works Water IV.B
• Distance to Mainline Available at the site
• Impacts or Concerns No
School District(s) West Ada School District IV.B
• Capacity of Schools Mary McPherson Elementary School—550(Program
Capacity)
Victory Middle School— 1000
Mountain View High School-2175
• Number of Students Enrolled Mary McPherson Elementary School—526
Victory Middle School— 1094
Mountain View High School-2516 '
Note: City/Agency Comments and Conditions Section and public record for all department/agency
comments received. Shafer View Ridge Subdivision AZ,PP H-2025-0047 (copy this link into a separate
browser).
City of Meridian I Department Report II. Community Metrics
Figure 1: One-Mile Radius Existing Condition Metrics
Reference Parcel:R7824220180 Date Retrieved:2025/6/26
Parcel Count Parcel Acreage Infill Indicator:
335 1,094 Surrounding Area
5 D% Not City
419 ® City Limits
Not City
Household Household& Population Growth
Households 02020
Population Change:160.1°I°
Population ■Growth
(Household and Population Change
since 2010 Decennial) 2,000 4,000 6,000
Use Types Residential Addresses All Addresses
a%
■ Single-family
2195
Multi-family 100%
79%
® Commercial
Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years)
Proposed Proposed
Pending Pending
Approved Approved
0 1000 2000 3000 4000 0 0.5 1 1.5
0 Single-family ® Multi-family
City of Meridian I Department Report II. Community Metrics
2.00 500
Single-family y
T 1.50 (AResidential
Q 01.25
Parcel Diversity (A 1.00
OParcel Count Zn- 0.50 0.36 L
Average Acres 0.00 a 0.16Fdh .09 0 a
R-2 R-4 R-8 R-15
Average Single-family Density by Zoning Average
15.00
Residential - Density
10.00 10.78
5.00
•)6.39 C
`]■81 a
2.76
0.00 0.90 Dwelling Units 1 Acre
R-2 R-4 R-8 R-15
Notes: See VIII.Additional Notes&Details for Staff Repo rt Maps,Tables,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
SH-691Meridian Road 509-feet Principal Arkerial N/A NIA
Shafer View Drive 1,434-feet Local N/A NIA
*ACHD does not set level of service thresholds for State Highways or local roadways.
2. Average Daily Traffic Count (VDT)
Average daily traffic counts are baser!on ACHD's most current traffic counts.
+ The average daily traffic count for SH-69.'hleridian Road south of Amity Road was 3 9,54 8 on
October S, 2024_
There are no average daily traffic counts for Shafer View Drive_
1. Capital Improvements Plan (CIP)l Fine Year Plan (FYP):
• Amity Road is scheduled in the FYP to be widened to 5-lanes from SH-6911tleridian Road to
Locust Grove Road with a design year and construction year yet to be determined.
• The intersection of Amity Road and Locust Grove Road is scheduled in the FYP to be
reconstructed with a multi-lane roundabout with 1-lane on the north leg, '1-1aneson the south,
2-lanes east, and 2-lanes on the west leg with a design year of 2023-2024 and a construction
year yet to be determined.
* Locust Grove Road is listed in the CIP to be widened to 3-lanes from Lake Hazel Road to
Amity Road between 2036 and 2040.
Notes: See VIII.Additional Notes&Details for Staff Repo rt Maps,Tables,and Charts.
City of Meridian I Department Report II. Community Metrics
Figure 3: Service Impact Summary
Service Impact Tools
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Notes: See VIII.Additional Notes&Details for Staff Repo rt Maps,Tables,and Charts.
City of Meridian I Department Report II. Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
This property is designated Low Density Residential on the City's Future Land Use Map(FLUM)
contained in the Comprehensive Plan. This designation allows for the development of single-
family homes on large and estate lots at gross densities of three dwelling units or less per acre.
These areas often transition between existing rural residential and urban properties.
Developments need to respect agricultural heritage and resources,recognize view sheds and open
spaces, and maintain or improve the overall atmosphere of the area. The use of open spaces,
parks,trails, and other appropriate means should enhance the character of the area. 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 land use of single-family residential is consistent with the recommended uses in the
FLUM designation. The proposed project has a gross density of 2.18 du/ac,meeting the required
density range listed above. Therefore, Staff finds the proposed preliminary plat and requested R-4
zoning district to be generally consistent with the Future Land Use Map designation of Low
Density Residential.
The City may require a development agreement(DA)in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this
application, staff recommends a DA as a provision of annexation with the provisions included in
Section IV. The DA is required to be signed by the property owner(s)/developer and returned to
the City within 6 months of the Council granting the annexation for approval by City Council and
subsequent recordation.
Table 4: Pro*ect Overview
Description Details
History Lot 18,Block 1 of the Shafer View Subdivision Inst.No. 102106515
Phasing Plan 1
Residential Units 29 single-family detached
Open Space 2.72 acres/20.3%
Amenities 3 points requires/
Physical Features Dry Ditch
Acreage 13.44
Lots 38(29 residential/9 common)
Density 2.18 dwelling units per acre(gross)
City of Meridian Department Report III. Staff Analysis
B. History
The property resides within Ada County and is currently zoned RUT. The property owner
recorded a property boundary adjustment on January 16,2024,to reconfigure the lot lines in
order to subdivide the norther half of their property. See Recorded Plat.
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C. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
The current use of the property is residential and vacant.
2. Proposed Use Analysis (Comp Plan 2.01.01 C, UDC 11-2):
The applicant is proposing single-family detached homes which are listed as a principal
permitted use in UDC Table 11-2A-2 for the R-4 zoning district.
Comprehensive Plan policy 2.01.01 C allows for a range of residential land use designations
that allow diverse lot sizes, housing types, and densities.
3. Dimensional Standards (UDC 11-2):
In the R-4 zoning district the maximum building height for this area is thirty-five (35)feet
with an interior setback of 5 feet and a rear setback offifteen (15)feet. The minimum street
frontage is sixty(60)feet. There is no minimum requirement for local street landscape
buffers.
City of Meridian I Department Report III. Staff Analysis
D. Design Standards Analysis
The proposed plat and subsequent development are required to comply with the dimensional
standards listed in UDC Table 11-2A-5 for the R-4 zoning districts. The proposed lots comply
with the dimensional standards of the above-mentioned districts.
1. Structure and Site Design Standards (Comp Plan 5.01.02A, UDC 11-3A-19):
The property is currently vacant and is part of the Shafer View Estates subdivision Lot 18,
Block 1. City utilities are required to be extended to serve the proposed development.
Comprehensive Plan Policy 5.01.02A requires the applicant to maintain and implement
community design ordinances, quality design criteria, and complete street policies to set
quality standards citywide.
2. Qualified Open Space &Amenities (Comp Plan, 2.02.00, Comp Plan 2.02.0IB, UDC 11-
3G):
Based on the standards in UDC Table 11-3G-3, a minimum of 12% (or 01.61-acres)for the
R-4 zoning district of qualified open space is required to be provided within the development.
An open space exhibit was submitted as shown in Section VITF, that depicts 22%(or 3.04-
acres) of open space that exceeds the required quality and qualified open space standards.
Based on the standards in UDC 11-3G-4A, a minimum of three(3) amenity points are
required as the overall project is 13.44 acres in size. The amenity proposed is a playground
with a six(6)foot long bench.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 2.02.0IB 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 arterial roads (Meridian
Road).
ii. 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 submitted a tree mitigation schedule on the landscape plan indicating the
removal of twelve (12) trees totaling 160 caliper inches, to be replaced with 140 trees
totaling 280 caliper inches.
City of Meridian I Department Report III. Staff Analysis
iii. Storm integration
Per UDC 11-3B-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.
iv. Pathway landscaping
Landscaping for pathways shall meet the requirements outlined in UDC 11-3B-12. The
applicant is required to provide a landscape strip a minimum of five(5) feet wide shall
along each side of the pathway. Designs are encouraged in which the width of the
landscape strip varies to provide additional width to plant trees farther from the pathway,
preventing root damage. The minimum width of the landscape strip shall be two (2)feet
to allow for maintenance of the pathway. The landscape strips shall be planted with a mix
of trees, shrubs, lawn,and/or other vegetative ground cover.
There is a five(5)foot pathway being proposed along the southern portion of the
property. The applicant shall provide a mix of trees, shrubs, lawn, and/or other
vegetative ground cover along the length of the pathway on both sides. The applicant
shall be required to submit a revised landscape plan showing the pathway landscape
meets the requirements of UDC 11-3B-12.
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.
i. Residential parking analysis
The proposal will be required to meet the standards for parking as set forth in UDC 11-
3C-6.
5. Building Elevations (Comp Plan 2.01.01 C,Architectural Standards Manual):
Six(6) conceptual building elevations were submitted for the proposed subdivision as shown
in Exhibit VU G.
As the property is within close proximity to SH-69, the applicant will be required to provide
noise abatement per UDC 11-3H-4D. Noise abatement could include but not limited to a
berm or a berm and wall combination to help reduce the traffic noise.
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 Meridian Road will be highly visible, Staff recommends a DA
provision requiring those elevations 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 that are visible from adjacent public streets. Single-
story homes are exempt from this requirement.
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.
City of Meridian I Department Report III. Staff Analysis
6. Fencing (UDC 11-3A-6, 11-3A-7):
All fencing constructed on the site is required to comply with the standards listed in UDC 11-
3A-7. The landscape plan shows a six(6)foot tall solid vinyl privacy fencing along the
perimeter of the plat and a six(6)foot open vision fence along the common areas of the
project.
7. Parkways (Comp Plan 3.07.01 C, UDC 11-3A-17):
Per Comp Plan policy 3.07.01C appropriate landscaping,buffers, and noise mitigation with
new development along transportation corridors(setback,vegetation,low walls,berms, etc.)
is required.
Per the UDC the minimum width of parkways planted with Class II trees shall be eight(8)
feet. The width can be measured from the back of curb where there is no likely expansion of
the street section within the right-of-way;the parkway width shall exclude the width of the
sidewalk. Class 11 trees are the preferred parkway trees.
The applicant is proposing a parkway along E. Shafer View Drive.
E. Transportation Analysis
1. Access (Comp Plan 6.01.02B, UDC 11-3A-3, UDC 11-3H-4):
Access to the property will be via Meridian Road, an arterial road and Mondt Meadows, a
collector road.
As the property is within close proximity to SH-69, the applicant will be required to provide
noise abatement per UDC 11-3H-4D. Noise abatement could include but not limited to a
berm or a berm and wall combination to help reduce the traffic noise.
The applicant states this requirement can be met using the existing cut bank along Meridian
Road, which will act as a berm, in combination with a wall extending 10 feet above the
highway centerline. The fence will be designed to incorporate architectural elements and to
break up monotonous wall planes as required. See berm cross section below.
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2. Multiuse Pathways (UDC 11-3A-5):
Multiuse pathways shall be constructed in accord with the city's comprehensive plan, the
Meridian Pathways Master Plan, the Ada County Highway District Master Street Map and
Roadways to Bikeways Master Plan.A ten (10)foot wide detached pathway is reflected along
City of Meridian I Department Report III. Staff Analysis
S. Meridian Road which is consistent with the alignment shown on the Pathways Master
Plan.
3. Pathways (Comp Plan, UDC 11-3A-8):
A 10-foot wide detached pathway is reflected along S.Meridian Road which is consistent
with the alignment shown on the Pathways Master Plan.
4. Sidewalks (UDC 11-3A-17):
All sidewalks constructed as part of this proposal are required to comply with the standards
listed in UDC 11-3A-17
Staff is requiring the applicant to provide a striped five foot(5) walkway along the north
side of Shafer View Drive between Snowden Way and E. Prairie View Lane, subject to
approval by ACHD. This improvement is necessary to maintain continuous pedestrian
connectivity, as there is currently a gap in the sidewalk system along the north side of E.
Shafer View Drive. The striped walkway will serve as the missing link, ensuring a safe and
consistent pedestrian route through this segment.
5. 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 by UDC 11-6C-3.
There are no dead end streets being proposed that are longer than five hundred(500)
feet.
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 one common driveway that meets 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.
The existing street, Shafer View Drive, measures approximately 1,194 feet along the
north side and approximately 873 feet along the south side, both of which exceed the
maximum block length standard of 750 feet as established by the Unified Development
Code (UDC).As a result, the block does not fully comply with the UDC block length
requirements intended to promote walkability,pedestrian connectivity, and an
interconnected street network.
Accordingly, the applicant is requesting a waiver from City Council to allow the block
face to exceed the maximum block length standard. This request is based on the existing
configuration and alignment of Shafer View Drive, which was constructed within Ada
County prior to the current development proposal and outside the context of the City's
adopted block length standards. The applicant has stated that the size and irregular
shape of the subject property, combined with the proposed residential lot layout and lot
sizes, limits the ability to further subdivide the block.
City of Meridian I Department Report III. Staff Analysis
Pursuant to UDC 11-6C-3.F.3.a, blockfaces within residential zoning districts maybe
extended up to one thousand(1,000)feet when a pedestrian connection is provided to
maintain connectivity for non-vehicular travel. In support of this standard, the applicant
has provided a detached sidewalk along the south side of E. Shafer View Drive, which
establishes a continuous pedestrian connection through the subdivision and enhances
access for pedestrians. While the north block face exceeds the one-thousand-foot
allowance, the provision of pedestrian infrastructure helps mitigate the impacts
associated with the extended block length by supporting safe and convenient pedestrian
movement consistent with the intent of the UDC.
F. Services Analysis
1. Waterways (Comp Plan 4.05.OID, UDC 11-3A-6):
Per UDC 11-3A-6, requires limiting the tiling and piping of natural 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.
In Residential Districts, irrigation easements wider than ten (10)feet shall be included in a
common lot that is a minimum of twenty (20)feet wide and outside of a fenced area, unless
otherwise waved by City Council.
Comprehensive Plan policy 4.05.OID requires improving and protecting creeks and other
natural waterways throughout commercial, industrial, and residential areas.
2. Pressurized Irrigation(UDC 11-3A-15):
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(UDC 11-3B-6). The applicant should be required to use any existing surface
or well water for the primary source. If a surface or well source is not available, a single-
point connection to the culinary water system shall be required. If a single point connection
is utilized, the developer will be responsible for the payment of assessments for the common
areas prior to prior to receiving development plan approval.
3. Storm Drainage (UDC 11-3A-18):
An adequate drainage system is required in all developments by the City's adopted standards,
specifications, and ordinances. Design and construction shall follow best management
practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage will be
proposed with a future construction application and shall be constructed to City and ACHD
design criteria.
The applicant is proposing a pressurized irrigation system using existing surface and
groundwater rights will serve all lots and open space throughout the project. The
homeowner's association will own and operate the irrigation system, consisting of a pump
station and retention pond to be shared between Shafer View Ridge Subdivision,Mondt
Meadows Subdivision and adjacent neighbors that currently take access from the Boise
Project Board of Control Irrigation District via headgate 3.44, located on the north side of E.
Shafer View Drive and accessing the McBirney Lateral.
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 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
City of Meridian I Department Report 11I. Staff Analysis
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.
City of Meridian I Department Report III. Staff Analysis
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
I. A Development Agreement(DA)is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance, a DA shall be entered into between the City of
Meridian,the property owner(s) at the time of annexation ordinance adoption, and the
developer. A final plat will not be accepted until the Annexation ordinance and
development agreement are approved by City Council.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the 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 annexation. The DA
shall, at a minimum,incorporate the following provisions:
a. Future development of this site shall be generally consistent with the
preliminary plat, landscape plan, open space exhibit,and conceptual building
elevations for the single-family dwellings included in Section IV and the
provisions contained herein.
b. The rear and/or sides of 2-story structures that face Meridian Road 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.
c. Direct lot access to S.Meridan Road is prohibited.
d. No building permits shall be issued prior to the plat being recorded.
e. The Open Space amenities shall meet the following requirements: provide a
playground and bench as depicted in Exhibit VIIF.
f. If allowed by ACHD,the applicant shall provide a striped 5-foot walkway
along the north side of E. Shafer View Drive between Snowden Way and E.
Prairie View Lane.
g. Any future development of the site must comply with the City of Meridian
ordinances in effect at the time of the development.
2. Submit the following revisions for the Preliminary Plat included in Section VII, dated 4/7/25:
a. Revise the plat map to depict the dry ditch on parcel# S 1131346650 and its associated
easement or provide written documentation showing the dry ditch had been abandoned
and is no longer in use by the affected property owners.
3. Lots shall meet the dimensional requirements of the R-4 zoning district per UDC 11-2A-5.
4. The Landscape Plan prepared by Breckon Land Design and stamped by John Fritz Breckon,
included in Exhibit Section VIIE, dated 7/15/25, is approved as submitted.
5. Provide bollard lighting along the pathway on Lot 20,Block 2. Provide lighting detail at the
time of final plat submittal.
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 I I-3A-6B, as applicable.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
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. 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.
9. 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.
10. 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.
11. The Applicant shall have a maximum of two(2)years to obtain City Engineer's signature on
a final plat in accord with UDC 11-6B-7.
12. The Applicant shall comply with all conditions of ACHD.
13. Staff's failure to cite all relevant UDC requirements does not relieve the applicant from
compliance.
B. Meridian Public Works
Site Specific Conditions of Approval
1. Water main along S Perlite Ave needs to be 12".
2. Water stub to the West needs to be 12"for potential extension in the future.
3. Water main along E Shafer Ridge St between Snowden Way and Perlite Ave needs to 12".
4. Water main along S Snowden Way needs to be 12".
5. 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. Can be used for Pressurized irrigation.
6. 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(IDWR). The Developer, Owner, or project 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. If wells are to be abandoned,the
project owner or their representative must contact the IDWR Groundwater Protection Section
(Aaron Skinner,Hydrogeologist 208-287-4972)BEFORE any work is done to decommission
an existing well(even if it is believed that the well is less than 18 ft deep). Proof of
communication with IDWR must be submitted to the City prior to any work being done to
decommission the well. Failure to communicate with IDWR may result in additional work
and expense to decommission the well.
7. 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.
8. No permanent structures (trees,bushes,buildings, carports,trash receptacle walls,fences,
infiltration trenches, light poles,etc.)to be built within the utility easement.
9. Ensure no sewer services pass through infiltration trenches.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
General Conditions of Approval
1. 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 must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document. All easements must be submitted,reviewed, and approved prior to development
plan approval.
4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(UDC 11-3B-6). The applicant should be required to use any existing surface
or well water for the primary source. If a surface or well source is not available, a single-
point connection to the culinary water system shall be required. If a single-point connection is
utilized,the developer will be responsible for the payment of assessments for the common
areas prior to prior to receiving development plan approval.
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.
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.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
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 peak 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
copy of the standards can be found at
http://www.meridiancily.oriz/public works.aspx?id=272.
21. 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.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
C. Meridian Park's Department
https://weblink.meridianciU.org/WebLink/browse.aspx?id=408378&dbid=0&repo=MeridianCit
Y
D. Irrigation Districts
1. Boise-Kona Irrigation District
hggs://weblink.meridiancity.org/WebLink/browse.aspx?id=408378&dbid=0&repo=Meridia
nCi
E. Idaho Department of Environmental Quality(DEQ)
https://weblink.meridianciN.org/WebLink/browse.aspx?id=408378&dbid=0&repo=MeridianCit
Y
F. West Ada School District
https://weblink.meridianciV.org/WebLink/Browse.aspx?id=421062&dbid=0&repo=Meridian Cit
Y
G. Ada County Highway District(ACHD)
https://weblink.meridiancity.orglWebLink/browse.aspx?id=408378&dbid=0&repo=MeridianCit
Y
H. Ada County Development Services
https://weblink.meridiancity.orglWebLink/Browse.aspx?id=408378&dbid=0&repo=MeridianCit
Y
City of Meridian I Department Report IV. City/Agency Comments &Conditions
V. FINDINGS
A. Annexation(UDC 11-5B-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;
Stafffinds the annexation of the subject site with an R-4 zoning designation will be consistent
with the Comprehensive Plan Low Density Residential FL UM designation and if the
Applicant complies with the provisions in Section IV. As the designation will be in line with
the large estate surrounding properties in the area.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Stafffinds the proposed lot sizes and layout proposed will be consistent with the purpose
statement of the residential districts and that housing opportunities will provide consistency
with the Comprehensive Plan for that area.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Stafffinds that the map amendment will not be detrimental to the public health, safety and
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 the proposed annexation shall not result in adverse impact of services.
5. The annexation(as applicable)is in the best interest of city.
Stafffinds the proposed annexation is in the best interest of the City if the property is
developed in accord with the provisions in Section IV.
B. Preliminary Plat(UDC-6B-6)
In consideration of a preliminary plat,combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code;
Stafffinds the proposed plat is generally in conformance with the UDC 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;
Stafffinds public services can be made available to the subjectproperty and will be adequate
to accommodate the proposed development. Sewer and water are available at the site.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
Stafffinds the proposed plat is in substantial conformance with scheduled public
improvements in accord with the City's Capital Improvement Program.
City of Meridian I Department Report V. Findings
4. There is public financial capability of supporting services for the proposed development;
Staff finds there is public financial capability of supporting services for the proposed
development.
5. The development will not be detrimental to the public health, safety or general welfare; and
Staff finds the proposed development is not detrimental to the public health, safety, and
general welfare.
6. The development preserves significant natural, scenic or historic features.
Stafffinds there are no natural, scenic or historic features on the site.
City of Meridian I Department Report V. Findings
VI. ACTION
A. Staff:
Staff recommend approval of the proposed annexation and preliminary plat per the provisions in
Section IV in accord with the Findings in Section V.
B. Commission:
Pending
C. City Council:
Pending
City of Meridian I Department Report VI. Action
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5. Map Notes
Nearby Recent Preliminary Plats (within last 5-years)
H-2021-0020 H-2023-0041
Nearby Recent Conditional Use Permits(within last 5-years)
H-2018-0054 H-2018-0129 H-2019-0129 H-2020-0009 H-2020-0057 H-2020-0117
H-2021-0021 H-2021-0036 H-2021-0087 H-2020-0056 H-2019-0097 H-2022-0050
H-2023-0041 H-2024-0014 H-2024-0022 H-2024-0041 H-2024-0067
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City of Meridian Department Report VII. Exhibits
C. Service Accessibility Report
PARCEL R7824220180 SERVICE ACCESSIBILITY
Overall Score: 16 3rd Percentile
Location Within 1 j2 smile of City Limits YELLOW
Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN
Floodplain Either not within the 100 yrfloodplain or > 2 acres GREEN
Emergency Services Fire Response time 5-9 min. YELLOW
Emergency Services Police Meets response time goals some of the time YELLOW
Pathways Within 1/4 mile of current pathways I GREEN
Transit Not within 1/4 of current or future transit route kED
Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets YELLOW
plan) > existing (# of lanes) & road IS in 5 yr work plan
School Walking Proximity From 112 to 1 mile walking YELLOW
School Drivability Not within 2 miles driving of existing or future school 7RED�
Either a Regional Park within 1 mile OR a Community
Park Walkability Park within 112 mile OR a Neighborhood Park within GREEN
1/4 mile walking
City of Meridian I Department Report VII. Exhibits
D. Preliminary Plat(date: 9/8/2025)
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F. Amenity Exhibit(date: 9/8/2025)
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City of Meridian Department Report VII. Exhibits
G. Open Space Exhibit(date: 9/10/2025)
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City of Meridian I Department Report VII. Exhibits
H. Block Length Exhibit(date: 9/3/2025)
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City of Meridian Department Report VII. Exhibits
I. Common Drive Exhibit(date: 12/15/2025)
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City of Meridian Department Report VII. Exhibits
J. Building Elevations
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City of Meridian Department Report VII. Exhibits
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City of Meridian Department Report VII. Exhibits
City of Meridian Department Report VII. Exhibits
K. Annexation Legal Description& Exhibit Map
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Annexation Description
A parcel of land being all of Lot 18,Block 1 of Shafer View Estates Subdivision as recorded in Book 64
of Plats at Pages 9403 and 9404,Records of Ada County,and being a portion of the adjoining right-of--
ways,said parcel is located in the:North Half of the Southwest Quarter of Section 31,Township 3 North,
Range 1 East of the Boise Meridiaa,Ada County,Idaho,being more particularly described as follows:
Cornmeneing at the found aluminum cap monument at the Quarter Corner cornmon to Section 31,
T.3N.,R.1E.and Section 36,T.3N,,R.1 W.as perpetuated by document 103052690,Records of Ada
County,from which the found aluminum cap monument at the township corner common to Township 3
North,Ranges 1 East and 1 West,and Township 2 North,Ranges 1 East and 1 West as perpetuated by
document 2019-015470,Records of Ada County bears S OW 05' 1.7"E a distance of 2669,99 feet;
thence S 00'05' 17"E along the township line for a distance of 802.03 to the READ.POINT 4F
BEGINNING;
Thence along the centerline of E.Shafer View Drive the following 7 courses and distances:
1.) N 89-55'39"E for a distance of 219.95 feet;
2.) Along a curve to the right 83,80 feet,said curve having a radius of 100.00 feet,a central angle of
48°00'49"and a long chord bearing S 6660F54"E a distance of 8 1.37 feet;
3.) S 42°0l'36"E for a distance of 107.12 feet;
4_) Along a curve to the left 418.04 feet,said curve having a radius of 500A0 feet,a central angle of
47°54'12"and a long chord bearing S 65057'53"1,a distance of405.97 feet;
5.) S 8905326"E for a distance of 263.95 feet;
6.) Along a curve to the left 91.06 feet,said curve having a radius of 100.00 feet,a central angle of
52'10'33"and a long chord bearing N 64001'17"E a distance of 8T95 feet;
7.) N 37`56'41"E for a distance of 314.07 feet;
Thence along the boundary of Lot 18,Block 1 of Shafer View Fstates Subdivision the following 5
courses and distances;
1.) S 5200019"E for a distance of 254.86 feet to a found'/s inch iron pia with a plastic cap labeled
PLS 4998,
2.) N 34054'59"E for a distance of 60.10 feet to a found'/s inch iron pin with a plastic cap labeled
PLS 4998;
3.) S 51°55'59"E for a distance of 298.07 feet to a found Y2 inch iron pin with a plastic cap labeled
PLS 11463;
(CONTINUED ON NEXT PACE)
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1520 W.Washington St., Boise, ID 83702•Phone:20"88-4227
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City of Meridian I Department Report VII. Exhibits
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4.) 5 009 5'48"E for a distance of 253.73 Feet to a found V2 inch iron pin with a plastic cap labeled
PL5 4998;
5.) N189°51'33" W for a distance of 1743.10 feet;
Thence N OD'O'l 1 n W along the township line for a distance of 532.81 feet to the REAL POINT OF
BEGINNING.-
Parcel contains 15.200 acres.
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City of Meridian Department Report VII. Exhibits
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City of Meridian Department Report VII. Exhibits
L. Preliminary Plat Legal Description& Exhibit Map
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Prelim inay Plat Description—Shafer View Ridge
A parcel of land being all of Lot 18,Block 1 of Shafer View Estates Subdivision as reoorded in Book 64
of Plats at Pages 9403 and 9404,Records of Ada County,said parcel is located in the North Half of the
Southwest Quarter of Section 31,Township 3 North,Range 1 East of the Boise Meridian,Ada County,
Idaho,being more particularly described as follows:
Commencing at the found aluminum cap monument at the Quarter Career common to Section 31,
T,3N.,R.1 E.and Section 36,T.3N..R.1 W.as perpetuated by document 10305268-9, Records of Ada
County,from which the found aluminum cap monument at the township corner common to Township 3
North,Ranges 1 East and 1 Wcst,and Township 2 North.Rmges 1 East and I West as perpetuated by
document 2019-015470,Records of Ada County Dears S 00'05' 17"E a distance of 2669.99 feet;
thence S 00105' 17"E along the township line for a distance of 1334.94 feet;thence S 99'51'33"E for
a distance of 60.11 feet to a found 98"inch iron pin with a 2 inch aluminum cap stamped PLS 11463
and the REAL POINT OF BEGINNING;
Thence N 06'06'47"E along the easterly right-of-way of S.Meridian Rd. for a distance of 184.75 feet
to a found 3 inch brass cap stamped`ITD';
Thence N 00'05' 17"W along said right-of-way for a distance of 300.00 feet to a found 3 inch brass
cap stamped`TTD';
Thence N 04'02'03"W for a distance of 4.57 feet to a found 518 inch iron pin with a 2 inch aluminum
cap stamped PLS 11463;
Thence N 43'30'27"E for a distance of 27.33 feet to a found 1I2 inch iron pin with a plastic cap
labeled PLS 4998;
Thence N W 55'39"E along the southerly right-of-way of E.Shafer View Dr.for a distance of 121.33
feet to a found 112 inch iron pin with a plastic cap labeled PLS 4999;
Thence 62.83 feet along the arc of a 75.00 foot radius curve right having a central angle of 48'00'08"
and a long chord bearing S 66'01'34"E along said right-of-way a distance of 61.01 feet to a found 112
inch iron pin with a plastic cap labeled PLS 4998;
Thence 5 42'01'36"E along said right-of-way fora distance of 107-12 feet to a found 1{2 inch iron pin
with a plastic cap labeled PLS 1 t463;
{CONTINUED ON NEXT PAGE}
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1520 W.Washington St,Boise,ID 83702•Phone:208-488-4227 -
www.accuratesui-veyois.com
City of Meridian I Department Report VII. Exhibits
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Thence 43$.27 feet along the arc of 525.00 font radius curve left having a central angle o£47°51'07"
and a long chord hearing S 65156'22"E along said rigbt�f--way a distance of425.83 feet to a found
1/2 inch iron pin with a plastic cap labeled PLS 4998;
Thence 5 89'53'26"E along said right-ofway for a distance of 264.40 feet to a fotmd 1I2 inch iron pin
with a plastic cap labeled PLS 499$;
Thence 113.83 feet along the arc of a 125.00 foot radios curve left having a central angle of 52'10'33"
and a long chord bearing N 64'01' 17"E along said right-of--way a distance of 109.94 feet to a point
witnessed by a found 5I8th inch iron pin with a 2 inch aluminum cap stamped PLS 1 1463 which bears
N 37'56'0 1"E for a distance of 1.00 foot;
Thence N 37'56'01"E along said right-ofway for a distance of 314.04 feet to a found 518"'inch iron
pin with a 2 inch aluminum cap stamped PLS 11463;
Thence S 52'00' 19"E for a distance of 229.86 feel to a found II2 inch iron pin with a plastic cap
labeled PLS 4998;
Thence N 34'54'59"E for a distance of 60-10 feet to a found 112 inch iron pin with a plastic cap
labeled PLS 4998;
Thence S 51'55'59"E for a distance of 298.07 feet to a found 112 inch iron pin with a plastic cap
labeled PIS 11463;
Thence 5 00'15'09"E for a distance of 253.73 feet to a found 112 inch iron pin with a plastic cap
labeled PLS 4998;
Thence N 89°51'33"W for a distance of 1682.96 feet to REAL POINT OF BEGINNING:
Parcel contains 13.437 acres.
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City of Meridian I Department Report VII. Exhibits
VIII. ADDITIONAL NOTES &DETAILS FOR STAFF REPO RT MAPS,TABLES,AND
CHARTS
(link to Community Metrics)
A. One-Mile Radius Existing Condition Notes
This data is automatically derived from enterprise application and GIS databases, and exported
dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30-
days.Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel
based data excludes certain properties and represents land as it exists now. Properties considered
are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional
development, government, and quasi government facilities). The following values also constrain
included property acreage to reduce outliers and non-conforming instances from distorting
averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals. Some approved entitlements,
and particularly older ones,may be constructed.
Decennial population counts and household counts are based on the most recent Decennial
Census. Current population and current household values are COMPASS estimates,usually for
the year previous, and are based on traffic analysis zone boundaries(TAZ's).
B. Mixed Use Analysis Notes
This data is derived from enterprise application and GIS databases, and exported dynamically.
Data considered for analysis are only those areas overlapping the overall Mixed Use boundary
area. Mixed Use areas across arterial roadways are distinct, separate, and not considered as they
do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety,
transportation efficiency, etc.). Mixed Use parcel areas may be greater or smaller than the future
land use area designation boundary due parcel size, configuration,right-of-way, and other factors.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals.
C. Service Assessment Notes
This data represents existing conditions derived from our enterprise application and GIS database,
exported through dynamic reporting. The system references the most recent available data from
various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and
response times,police crime reporting,pathway information,existing and planned transit,
roadway improvements, school and park proximity, and other resources.
The tool provides context for project review,using multiple indicators consistently. Data from
similar topics may vary based on different levels of review.
The overall score is based on weighted criteria(not a ranked order), and the percentile score
compares the parcel to others in the city(higher is better). This tool was developed as a City
Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are
just one data point and should not be the sole basis for decisions.
D. ACHD Roadway Infographic Notes
The Ada County Highway District utilizes a number of planning and analysis tools to understand
existing and future roadway conditions.
• Existing Level of service(LOS).LOS indicator is a common metric to consider a
driver's experience with a letter ranking from A to F.Letter A represents free flow
City of Meridian I Department Report VIII. Additional Notes&Details for Staff Repo rt
Maps, Tables, and Charts
conditions, and on the other end Level F represents forced flow with stop and go
conditions. These conditions usually represent peak hour driver experience. ACHD
considers Level D, stable flow,to be acceptable. The LOS does not represent conditions
for bikes or pedestrians, nor indicate whether improvements: are possible; if there are
acceptable tradeoffs; or if there is a reasonable cost-benefit.
• Integrated Five Year Work Plan(IFYWP).The IFYWP marker(yes/no) indicates
whether the specified roadway is listed in the next 5-years. This work may vary, from
concept design to construction.
• Capital Improvement Plan(CIP).The CIP marker(yes/no)indicates whether the
specified roadway is programmed for improvement in the next 20-years.
City of Meridian I Department Report VIII. Additional Notes&Details for Staff Repo rt
Maps, Tables, and Charts