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Home My WebLink AboutPZ - Staff Report for 1-15 COMMUNITY DEVELOPMENT C` fE IDIAN -- DEPARTMENT REPORT A"o HEARING "A^02_5�Continued to 1/15/2026 Am Legend V-er. DATE: (Remanded to Planning and Zoning Project Location ` m Commission on 9/16/2025) '.:. Area of Impact City Limits TO: Planning&Zoning Commission ®Analysis FROM: Nick Napoli,Associate Planner m 208-884-5533 nnapoli@meridiancity.org - APPLICANT: Sabrina Durtschi 1 SUBJECT: H-2025-0016 _�� Farrington Heights Subdivision RZ,PP, MDA = _ LOCATION: Generally located at the northwest corner of E. Pine Avenue and N.Adkins Avenue in the SE corner of the SE 1/4 of the NE 1/4 of Section 7,T.2N.,R2W. PROJECT OVERVIEW A. Summary Rezone 2.9 acres of land from the R-4 to the R-15 zoning district and a Preliminary Plat on 4.68 acres of land, consisting of 24 building lots and 7 common lots, and a development agreement modification to terminate the old development agreement and establish a new one. B. Issues/Waivers - This application was previously recommended for denial by the Planning and Zoning Commission and has since been remanded by the City Council to allow for changes to address the concerns of the neighbors and the Planning and Zoning Commission. The previous reasons for denial were a lack of open space,the 2-story transition to the existing single-story homes, and the change in zoning from R-4 to R-15 being too abrupt.The Commission continued the application at the December 4"hearing to remove the open space and make the lots bigger to provide a better transition. - The development does not require open space due to the subdivision being under five(5) acres in size,however,there is no regional park in the area for residents to recreate at. Since the previous hearing,the planning and zoning commission gave the applicant direction to remove the open space and make the lots larger so they can accommodate single story homes. - Since the previous hearing on December 41h,2025,the applicant has revised the concept plan to eliminate the open space and include larger lot sizes. The applicant has indicated that the homes on the eastern boundary of the site will all be single story which will City of Meridian I Department Report 1. Project Overview provide a better transition to the existing homes.In addition,the roadway was reconfigured to be adjacent to the existing homes on the north portion of the site. C. Recommendation Staff. Approval with a Development Agreement and Conditions. Commission: Pending D. Decision Council: Pending City of Meridian I Department Report I. Project Overview COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Residential - Proposed Land Use(s) Residential - Existing Zoning R-4 VII.A.2 II. Proposed Zoning R-15 Adopted FLUM Designation Medium Density Residential VII.A.3 Proposed FLUM Designation Medium Density Residential Table 2: Process Facts Description Details Preapplication Meeting date 12/10/2024 Neighborhood Meeting 2/10/2025 Site posting date 10/23/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District iV.0 • Comments Received Yes - • Commission Action Required No - • Access Adkins Avenue: Local Street - • Traffic Level of Service ACHD does not have traffic counts available for Pine and - Adkins ITD Comments Received Yes - Meridian Public Works Wastewater IV.B • Distance to Mainline Sewer Available at Site • Impacts or Concerns See Public Works Site Specific Conditions Meridian Public Works Water IV.B • Distance to Mainline Water Available at Site • Impacts or Concerns No School District(s) No Comments - 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 l: One-Mile Radius Existing Condition Metrics Reference Parcel:R2039261221 Date Retrieved:2025/4/3 Parcel Count Parcel Acreage Infiii Indicator: 1,223 Surrounding Area 154 8% Not City ® City Limits 1,669. 2,572 4 ■ Not City Household Household& Population Growth Households 02020 Population Change:16.8°I° Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 20,000 Use Types Residential Addresses All Addresses ■ Single-family 43% 3396 2396 Multi-family 57 ® Commercial 2.00 2,000 Single-family y Residential 1.50 1,500 41 Parcel Diversity a 1.00 1,000 U ;, 0.82 0Parcel Count (.n 0.50 500 L a.1a a Average Acres 0.00 0 R-2 R-4 3 R-15 Average Single-family Density by Zoning Average 15.00 dResidential Net Density 10.00 E)9.68 p 5.00 05.33 1�5.53 GO10 0.00 M 1.23 Dwelling Units 1 Acre R-2 R-4 R-8 R-15 City of Meridian I Department Report II. Community Metrics Figure 2:ACHD Summary Metrics Level of Service Planning Thresholds 1. Condition of Area Roadways 1 raffic Count is based on Vehicles per hour(VPH} Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service ` Pine Avenue 314-feet Minor Arterial NIA NIA ` Adkins Avenue 648-feet Local NIA NIA ` Acceptable level of service for a three-lane minor arterial is "E" (7 0 VPH)_ " ACHD noes not set level of service thresholds for local streets. Figure 3: Service Impact Summary ImpactService . ■ Ready Marginal Caution �aN+ 00 fir° Qa Q- City of Meridian Department Report II. Community Metrics STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview This property is designated Medium Density Residential on the City's Future Land Use Map (FLUM)contained in the Comprehensive Plan. The medium-density residential designation ui. allows for dwelling units at gross densities of three(3)to eight(8)dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school,or land dedicated for public services. The applicant proposes to rezone 2.9 acres of the 4.68 acres of land from the R-4 zoning district to the R-15 zoning district and leave the remaining 1.78 acres as the R-4 zoning district. A preliminary plat and conceptual building elevations were submitted showing how the property is proposed to be subdivided and developed with twenty-four(24)residential building lots and seven(7)commons lots at a gross density of 5.12 units per acre. The proposed use and density are consistent with the Medium Density Residential(MDR)FLUM designation of three(3)to eight (8)units per acre. Additionally,the applicant is proposing a development agreement modification to terminate the existing development agreement(DA)and create a new one. The R-15 zoning designation,which allows for reduced lot sizes down to 2,000 square feet, provides flexibility for developers to support a diversity and variety of housing types. This can create a dynamic,multi-generational community where residents can transition through different stages of life(known as aging in place)while remaining in the same neighborhood. This type of zoning in conjunction with other designations, should be used to support a diverse housing mix that supports long-term residency and continuity within the community,promoting stability and a sense of place for residents throughout different stages of life. The surrounding landscape consists of single-family detached homes to the east,west,and north, while to the south is Pine Avenue. It is important to note that the majority of the surrounding homes are single-story. The average density for a one-mile radius is 6.1 units per acre,which is higher than the 5.12 units per acre the applicant is proposing. Single-family detached dwellings are listed as a principally permitted use in the R-15 zoning district per UDC Table 11-2A-2. The applicant is proposing to keep the three(3) existing homes on the property and will configure new lot lines around the existing homes that conform to the dimensional standards. Since the previous hearing,the applicant has submitted a phasing plan indicating they would like to north portion to be a part of Phase one (1)and the southern portion as Phase two(2). Future development is subject to the dimensional standards listed in UDC Table 11-2A-7 for the R-15 zoning district. The property is already annexed with the R-4 zoning. The City may require a development agreement(DA)in conjunction with an annexation pursuant to Idaho Code section 67-651 IA. If this property is annexed, Staff recommends a DA is required with the provisions discussed herein and included in Section IV. Overall,the proposed infill development is an allowed use within the Medium Density Residential designation and contributes to the area's intended mix of residential housing types. Therefore, staff is supportive of the proposed development with the conditions and DA provisions listed in Section IV. Comprehensive Plan Policy 2.02.02C: Support infill development that does not negatively impact the abutting, existing development. Infill projects in Downtown should develop at higher densities, irrespective of existing development. Staff encouraged the applicant to converse with the neighbor early on in the process, and after their neighborhood meeting,the applicant indicated the neighbors had minimal concerns. However, at the first hearing in front of the Planning and Zoning Commission,the neighbors had City of Meridian I Department Report III. Staff Analysis several concerns that were not addressed by the applicant.With the resubmittal,the applicant has addressed these concerns by providing an adequate transition the neighboring residential. Comprehensive Plan Policy 2.02.OID:Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity. The applicant will be extending the sidewalk along the west side of N. Adkins Avenue to connect with the northern subdivision,which will improve the walkability in the neighborhood. However, there is still an Ada County parcel that will leave a gap in the sidewalk. Once the Ada County parcel annexes into the city,the sidewalk will be completed along the west side of Adkins. 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 applicant will be eliminating three access points to E. Pine Avenue,which will decrease the number of curb cuts on an increasingly busier arterial roadway. Comprehensive Plan Policy 2.02.00:Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. Open space and amenities are not required by the UDC since the development is five (5)acres or less. However, staff has concerns with the lack of opportunities for outdoor recreation for residents in this area, as there is no regional park nearby. During the previous hearing,the Planning and Zoning Commission asked the applicant to eliminate the open space and make the lots larger throughout the development to accommodate some single-story homes. Table 4:Proiect Overview Description Details History AZ-00-012;DA Inst# 101052483 Phasing Plan 2 Phases Residential Units 21 new single-family detached 3 existing single-family detached Open Space None;The development is less than 5 acres Amenities None;The development is less than 5 acres Acreage 4.68 acres Lots 30 Buildable Lots and 3 Common Lots Density Gross: 5.12 Units/Acre Net: 6.66 Units/Acre B. History The subject properties were annexed in 2000 as a part of Farrington, Opal application(AZ-00- 012). The zoning granted at the time of annexation was the R-4 zoning district. With the annexation approval,the properties were subject to a DA that restrict the property to adding one (1) additional home on the 4.68 acres. The existing DA will be replaced with a new DA to update the concept plan and provisions to improvements relevant to the current proposal. This application was previously heard by the Planning and Zoning Commission on 8/7/25 and was recommended for denial. Since the hearing,the applicant was remanded by the City Council back to the Planning and Zoning Commission to address the concerns of the neighbors and commission. The reason for denial was due to a lack of open space,a lack of transition between the proposed two (2) story homes and existing single-story homes,and the zoning change from R- 4 to R-15 being too abrupt. During the previous Planning and Zoning hearing on December 4t1i,2025,the commission asked the applicant to remove the open space to allow for larger building lots to accommodate some City of Meridian I Department Report III. Staff Analysis single-story homes. The applicant has revised their plan to lose an additional lot,provide larger lot sizes and single story homes adjacent to the western boundary. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The subject site contains three(3) existing homes that will remain with the formation of the subdivision. These homes will be included in southern portion of the development and shall conform to the dimensional standards listed UDC Tables 11-2A-5 and 11-2A-7. 2. Proposed Use Analysis (UDC 11-2): The applicant is proposing single-family detached homes (21 new and 3 existing),which are listed as a principal permitted use in UDC Table 11-2A-2 for the R-15 and R-4 zoning districts. In addition to this,the proposed gross density of the subdivision is 5.12 units per acre,which is less than the one-mile radius average density of 6.1 units per acre. 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. Comprehensive Plan policy 2.01.01 G states development should avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City. Comprehensive Plan policy 2.06.02D encourages a diversity of housing, recreation, and mobility options to attract and sustain the local workforce. The applicant is proposing a total of 24 detached single-family homes,which is consistent with what has been approved in the surrounding subdivisions. However,the lot sizes in this development are smaller than the neighboring subdivisions but have increased since the previous application. As a result of the increased lot sizes,the applicant has lost a total of six (6)buildable lots. 3. Dimensional Standards (UDC 11-2): The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Tables 11-2A-5 and 11-2A-7 for the R-4 and R-15 zoning districts. The proposed plat complies with the dimensional standards of the R-4 and R-1 S zoning districts. D. Design Standards Analysis 1. Site Design Standards (Comp Plan, UDC 11-3A-19): Goals 2.01.02D, 2.01.01 G,and 2.02.02C of the Comprehensive Plan emphasize the importance of offering diverse housing types throughout Meridian to accommodate the needs, preferences, and financial capacities of current and future residents. These goals also support infill development that complement existing neighborhoods. The subject site is adjacent to established R-8 subdivisions(Danbury Fair Subdivision Nos. 1 and 7, and Maws Add No. 3)to the east,north, and west. The applicant submitted a preliminary plat and conceptual building elevations proposing 24 single-family detached City of Meridian I Department Report III. Staff Analysis dwellings at a gross density of 5.12 units per acre(see Section VII.G). This density aligns with the Medium Density Residential(MDR)Future Land Use Map(FLUM) designation. A county enclave parcel remains to the north along N.Adkins Avenue,which will result in a persistent gap in the sidewalk network. The property is contiguous to annexed City land to the north and lies within the City's Area of City Impact.A legal description and exhibit map of the proposed R-4 and R-15 rezone areas are included in Section VII. Pursuant to Idaho Code § 67-6511A,the City may require a development agreement(DA)with annexation. Staff recommends that a DA be required, incorporating the provisions outlined herein and in Section IV. 2. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G): UDC Section 11-3G-2 requires common open space and amenities for developments that are five(5) acres or larger. The proposed development,at 4.68 acres,falls below this threshold and is therefore not subject to the open space and amenity requirements outlined in the code. However, staff have engaged in multiple discussions with the applicant regarding the value of including open space and amenities, especially given the absence of a regional park in the surrounding area.While not a code requirement, staff are concerned about the lack of recreational space or amenities for future residents. Since the previous hearing,the applicant eliminated the majority of the open space to increase the average lot size within the development to accommodate some single-story homes. 3. Landscaping (UDC 11-3B): i. Landscape buffers along streets UDC 11-2A-7 requires a twenty-five(25) foot wide landscape buffer along E. Pine Avenue, an arterial roadway. A landscape buffer is not required along N. Adkins Avenue, a local street;however, a 10-foot setback to the living space is required from the back of the sidewalk. The applicant has provided a twenty-five(25)foot wide landscape buffer along E. Pine Avenue and is required to comply with the dimensional standards for the R-4 and R-15 districts. With the submittal of the final plat, the applicant shall provide vegetation coverage calculations. ii. 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. The applicant shall provide mitigation calculations with submittal of the final plat if any trees are being removed from the property. 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 City of Meridian I Department Report III. Staff Analysis stormwater facilities into required landscape areas,where topography and hydrologic features allow if part of the development. iv. Pathway landscaping No new pathway is being proposed as the existing attached ten(10)foot multi-use along E. Pine Avenue is going to remain. 4. Parking (UDC 11-3C): i. Residential parking analysis 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 portions of the proposed streets. Lot 18 will be taking access off Adkins Avenue. The applicant has submitted an exhibit showing the garage and street setback to the property in compliance with the standards. Lot 18 has an existing home that shall have the required twenty(20)foot garage setback and fifteen (15)foot living setback. 5. Building Elevations (Comp Plan, Architectural Standards Manual): Goal 5.01.02D of the Comprehensive Plan highlights the need for effective building design and landscaping to buffer, screen,beautify,and integrate commercial,multifamily,and parking areas with existing neighborhoods. In response,the developer has submitted conceptual building elevations that illustrate the appearance of future homes in the development(see Section VII). The proposed designs include variations of one and two-story homes, each featuring a two- car garage. The elevations showcase a range of architectural styles and design elements, including lap siding,neutral color accents,brick and stone veneer,varied roof profiles,and different home styles. Staff review confirms that these elevations adhere to the city's architectural standards and comply with the required design criteria. One of the largest concerns of the neighboring residences was the transition from the existing single-story homes to the proposed two-story homes. Since the previous hearing,the applicant has revised the preliminary plat to make the lots larger on the perimeter of the subdivision to accommodate single story structures. The applicant has indicated that Lots 2-8,Block 1 will be single story homes. Homes on lots that abut W.Pine Avenue, an arterial street,-will be highly visible;therefore, the rear and/or side of structures on these lots (i.e. Lots 15, 16, and 18,Block 1 ) should 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 the subject public street.Single-story and existing structures are exempt from this requirement. 6. Fencing (UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. According to the submitted landscape plans,the applicant is proposing two types of fencing throughout the site, six(6) foot solid vinyl fencing and a four(4) foot wrought iron semi-privacy fencing. In addition,the applicant shall indicate the fencing location on the residential lots with the submittal of the building permits. These will be required to comply with UDC 11-3A-7. City of Meridian I Department Report III. Staff Analysis E. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Goals 6.01.01H and 6.01.02B of the Comprehensive Plan stress the need to minimize the number of direct access points onto arterial streets. This can be achieved through cross-access agreements, access management, frontage and backage roads,and enhancing connectivity through local and collector streets. Additionally,these goals highlight the importance of incorporating pedestrian access connectors in new developments to link subdivisions and support neighborhood connectivity within a community pathway system. Access to the property is proposed from N. Adkins Avenue, a local roadway on the eastern portion of the site. This local road is a shared drive between the proposed subdivision and the existing subdivision to the east and north. The applicant is proposing three(3) access points off N.Adkins Avenue with one being a common drive for access to Lots, 14, 15, and 16, Block 1 and the other two being local street extensions. 2. Multiuse Pathways and Pathways (UDC 11-3A-5, Comp Plan, UDC 11-3A-8): Comprehensive Plan policy 4.04.01A ensures that new development and subdivisions connect to the pathway system. UDC 11-3G-5 emphasizes the importance of common open space and amenities being located in areas that maximize pedestrian and bicycle connectivity. Multi-use 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. The standards along Arterial roadways are to provide a detached ten(10) foot wide sidewalks (multiuse pathway),however, in conversation with the parks department, it was determined the existing ten(10) foot attached multi-use pathway will be sufficient due to it being relatively new. The applicant is in compliance with this, as the ten(10)foot sidewalk already exists along E. Pine Avenue. 3. Sidewalks (UDC 11-3A-17): All sidewalks constructed as part of this proposal are required to comply with the standards listed in UDC 11-3A-17. A sidewalk connection along the west side of N. Adkins Avenue is required to be installed to connect the existing subdivision to the multi-use pathway along E. Pine Avenue. The applicant is depicting the sidewalk on the landscape plan in compliance with this standard. The applicant shall provide a street section exhibit with the submittal of the final plat reflecting compliance with these standards. With the construction of the sidewalk along the western side of Adkins,the sidewalk will extend to the north and stub at the lone remaining Ada County parcel. The sidewalk will be completed when the Ada County parcel annexes in the future. 4. Subdivision Regulations (UDC 11-6): i. Dead end streets The proposed subdivision does not contain a dead end street other than the two(2) common drives as discussed below. 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 unless alternative compliance is applied for. City of Meridian I Department Report III. Staff Analysis The applicantproposes two (2) common drives within the development. The common drive accessing Hardiman Street will serve two (2) homes, while the common drive accessing N. Adkins Avenue will serve three(3) homes. The common drive connecting to N.Adkins Avenue complies with the UDC requirements; however, the common drive connecting to Hardiman Street must be revised to depict Lot 8, Block I with the same building envelope as Lot 7,Block 1. In addition, it is important to note that the applicant still needs to comply with the parking requirements for driveways off of common drives. If the house exceeds two (2) bedrooms, the applicant will be required to have a twenty-by-twenty(20 x 20)foot parking pad. The applicant worked with staff to modify the common drives to provide the five (5)feet of landscaping required in the UDC 11-6. Additionally, the applicant has provided details into where the curb cuts for Lots 14, 15, and 16 will take access from the common drive connecting directly to N. Adkins Avenue. iii. Block face UDC 11-6C-3-regulates block lengths for residential subdivisions. 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 applicant is compliance with the block length requirements in the UDC. F. Services Analysis 1. Waterways (Comp Plan, UDC 11-3A-6): The existing irrigation ditches on the property shall be piped or tiled in accordance with UDC 11-3A-6. 2. Pressurized Irrigation(UDC 11-3A-1 S): An underground pressurized irrigation system is required to be installed to provide irrigation to each lot in the subdivision 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 the 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. In addition,all buildable lots within Block 2 shall be revised to include a ten(10)-foot public utility,irrigation, and drainage easement along the rear lot lines. The applicant currently depicts a five(5)-foot easement; however,UDC 11-6C-3E grants the City Engineer discretion to require appropriate easement widths. This revision shall be made with the final plat submittal. City of Meridian I Department Report III. Staff Analysis Comprehensive Plan policy 3.03.03G require urban infrastructure to be provided for all new developments,including curb and gutter, sidewalks,water and sewer utilities. City of Meridian I Department Report III. Staff Analysis CITY/AGENCY COMMENTS & CONDITIONS Prior to the City Council hearing,the applicant shall revise the landscape plan, elevations, and common drive exhibits to reflect the most recent changes to the preliminary plat. A. Meridian Planning Division 1. A Development Agreement(DA)is required as a provision of rezone of this property. Prior IV. to approval of the rezone ordinance, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. A final plat shall not be submitted until the DA and Ordinance is 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 minimum,incorporate the following provisions IF City Council determines rezone is in the best interest of the City: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan, common open space/site amenity exhibit,and conceptual building elevations included in Section VIII and the provisions contained herein. b. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the development. c. Homes on lots that abut W. Pine Avenue,an arterial street,-will be highly visible; therefore,the rear and/or side of structures on these lots(i.e. Lots 15, 16, and 18,Block 1) should 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 the subject public street. Single-story and existing structures are exempt from this requirement. d. The existing structures on Lots 15, 16, and 18 shall meet the dimensional standards for the R-4 zoning district listed in UDC Table 11-2A-5. In addition,the applicant shall provide paved driveways to the existing homes that will take access off the southern common drive. e. Lots 2-8,Block 1, shall be restricted to single story dwellings. 2. The final plat shall include the following revisions: a. Add a plat note stating"direct lot access to E. Pine Avenue is prohibited." b. Graphically depict the three(3) foot wide public utility,drainage, and irrigation easements on the sides of Lots 2-8,Block 2, and Lots 2-8 & 10-12,Block 1. c. Graphically depict the five(5)foot wide public utility,drainage, and irrigation easements on the side of Lots 14, 15,16,18,Block 1. d. Modify note 15 to include language stating that all interior side lot lines for Lots 2-8, Block 2,and Lots 2-8 & 10-12,Block 1 contain a three(3) foot wide easement for public utilities,irrigation, and drainage. e. Modify note 15 to include language stating that all side lot lines for Lots 14,15,16,18, Block I contain a five(5) foot wide easement for public utilities,irrigation, and drainage. f. Modify the rear easement for Lots 2-8,Block 2 to 10 feet in width. City of Meridian I Department Report IV. City/Agency Comments &Conditions 3. The landscape plan submitted with the final plat shall include the following revisions: a. Include mitigation calculations on the plan for existing trees that are proposed to be removed in accord with the standards listed in UDC 11-3B-IOC.S. The Applicant shall coordinate with the City Arborist(Kyle Yorita kyorita(&meridiancity.org)to determine mitigation requirements prior to removal of existing trees from the site. b. Provide details on the ground coverage material that will be used along Pine Avenue. 4. The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2A-5 and 11-2A-7 for the R-4 and R-15 zoning districts. 5. Prior to the City Engineer's signature on the final plat, all existing structures that do not conform to the setbacks of the R-4 zoning district shall be removed. 6. Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to cul-de-sacs, alleys,driveways,common driveways,easements, blocks, street buffers, and mailbox placement. 7. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit. 8. The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer's signature on a final plat within two years of the date of the approved findings; or obtain approval of a time extension as set forth in UDC 11-6B-7. 9. The final plat shall substantially comply with the approved preliminary plat as set forth in UDC 11-613-3C. 10. Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to cul-de-sacs, alleys, driveways,common driveways,easements, blocks, street buffers, and mailbox placement. 11. 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. 12. Submit an updated common drive exhibit for the common drive off of Adkins Avenue showing the driveways and the setbacks for the existing homes that will remain on Lots 14, 15, and 16,Block 1. 13. Submit a revised common drive exhibit for the common drive off of Hardiman Street showing Lot 8,Block 1,with the same building envelope as Lot 7,Block 1. 14. The applicant shall either construct the landscape buffer along and close the access points or post surety for the improvements along W. Pine Avenue with Phase one(1)of the development. 15. The Applicant shall comply with all ACHD conditions of approval. 16. 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. 17. Staff's failure to cite all relevant UDC requirements does not relieve the applicant from compliance. City of Meridian I Department Report IV. City/Agency Comments &Conditions B. Meridian Public Works rRE-FLAT OUNDFMNS W astowater * IN to Sawa ewwM Llil at sc 5e 01:5 Sewer Shod Ezlmated Plryoet Sac app maDn Sew"ERLFS - WRAF 6cclnM 6ahnoc PrcdLtrt r:+KkstL4 t yes Wit WW Naswr MrkjFatllltf F tw - Imlrarssfoann�sTsc SM FUI:1Ir1Wr13 Slit&Pod&Corrdlbans Water • Ells=ante mWater W2tEF*Mrhle at Sttc Serlors + FYcauC Zdrle • Estlm and Proled Sac appleation Water ERU's + YI21icrQralry None Propect CoressaM Yes wlth Wier kdsur Pbn YnparlXfmnocros None F'L�IJI:R'uuxw W1kILTal Krrr NYIt Spetirg 4,Additliw4 aF A"/ YJF 1. I �nrcr...�.etra,.c Stx•er nwn Iwp. _. FBVnaer w. iry irdkr eA eI1 want.Ifl Well z lotaord on iM me n nium be abwdorrti per rt-VIOLA)re,gwrm zu peareal cbgneonniem mws tst pro.drd is dst[:vy.[-an be wei rrriFf—rvsal unppdwn. 3. PDowidu 19 FA2nww ILL nlilyd,h}drorls Ledtfok wd.Idtf 6m pwta.I-Aumpt us should ealend Lip ui IIic and orsuurrtadrara? az er vKrcr arrd LIF Flyond IL A. Ncn sznin tsjmee ,beAs,hwldag ewpons,aaah etatpaalt.blLi.fend Inl!dvr ..n utr toi r.h, t .j w Fe tuilL w.sh.n the d.Ilup car rsum 5. Fim.m no sewrr serrrc pu LLia p mnlugu vcv_trtx. 5. HeNunLhrlffia ismofin willsinSuF the w:derrneler. City of Meridian I Department Report IV. City/Agency Comments &Conditions Geori it i:ou3lious A Appifo"l 1. Ajjd.L..L>I.a11-L ow.alcir xrx er nwn lLat and rt>+Lxt g.Lih Vrt Public Work Iliaisr4xvuL and cx Lx utx xLar,iad rarim ofraLea'en La far rl,nulns ila aro rail.Ircd La Provide serv�uc uu .&ara publw hluiil wh raver aver xev,cs maims LS thne fitL,L<Ko.rr rianl Lop of prpt Lo su&V dd_L''Las Ulan Lhrec lar LLm aluffum m L:r LLLI shAl br uLed LL lcWwwwiiL-of(:Liy al Mfn3a,1 Fublk Wairlr Llr(AmemS SUlldifd."inco 2. Per MuWidr th,[-adc 1 KRX:],Lill 1IM111 ud dull he n!SfHAUJ9,La-Mani Al-if rid w9kif aL..La io sad Ltfhu gh Lb1&-q,K•ui_u L.Appl,arLima,be diSiNe for a reir&ufflrrl iep mro rtr Lnfto rucwro per M[:r=i-&-S_ 3. ThtdWl.c LgWlProvide c,LserLtchLlxF roe Wpilrc,tar:Us&.0 rkoLar .ay{th_Lu3_dill waror xervrri a id iy2rW}the easemtnL w.&hr.xba11 be m-lkt ..k fora swell uldtlr,w 304cn.LEr For Era The rratbacms sJnall rob 6c dedv:llxd,L&du pUL,br ralh[r dndlw,ai rttllsidc the pflt pinam usk*he i:LR'ed Morwim's shrdard fmuic..The ealeYr_id shall hu rvJSp LiCSILy�'I•-.,an IYC Fiji lie frter86:C�wY1S.tiuhnld all tuwdeti erde .L(o..Ll,u lufm Av L,ble Imm PWAilc Wadi),i legal dlx rgpuaa pftpQ td by m Idaho L.Kcraod Prultsa ad Land Hurve,or,.iLN LLad IohWL-Lhu uca ol'Vrtt ntea Intarhed F.xiia 3rl'A)jail un K7:1-a L L-n V wd1b hemp and disl.-u {nwkei I,LI L1111T F9 Gr rovtc�.FkAh c,:l�d,nc nil be seaLk xlgned red Aoei by a F-ILsaclonLL 13nd tiur,.•foe.LA) MITT RF:{YJR I}. Jidda rlmc L4 dic plm rareftwi%lbJs dacullmil..ALI Odtmx'n LS MULZ U subml"rt-w-L iW approvr:d prlarmdtitkpavMpLLi wiluut9l. 4. 'I7rt L-nyarMtrtdtaireq.ues Lhrprezurldi urlgium syxLeaniti sugilued by i,c9lfauled source a I'wjorr�13 Ly;113FS�,k 71Le apP It ail xha.ld br eequtJ W u use any es.tatn g sue rScror .ell�aLee ear 11r prinury source. If i xmaee at wK{I iLarf*a i.]1 a,illlbk.a sln&-poi d a,eadxrr La the Lulteary.00ci sYsWft.shall ht"uved.11 r uuLu&d. the■eu,eliprrrd1hu:utlxu.sihlu Iw Lltu luyuitaLarasaeLLnw err IhL`ramewar 3fE'dparrw Filar W eletivihK d.,rululiuiuhl nIaA alilli-Al. 3. A'lle"nUg 1Lfu%-wmlllr.uc 1 uyuiNd LL hL shall be pnar Lie smrlwdr as Me FLruL plu by Lltr C rL,F:uruimi. ,illy u n„q„rL�dua we.LLu.ed La rmlaln itW I be sm1p!CLLa e.a lliamif.,Leal FPOMIhlc rcra.,x,,,,k„L t.l v ica a6Voa,t w bL Ln eo"ludec rLih k K:[-. d. All vet aw.i wiLcrrayr,vLmrxnhLnp, t Ovag or Iir bc.ne.iut.Wv.dlod irJ114e9SlrelrfdpH Lfl3f_11-3AA 3..1-G S.uch,.ate Lbe applicant rltall r amply with kl.W>[lir�42-1207 old knv iidm qT-Ii ahIc law iif Jqulra,an. 7. AA-lb L'ul will h,LioliLtlut Lo WLe"niva Ee prycrlyabr.JorKdrroontugm ldria Well C"Laiucl,on Si.udu ds E LLri almiltt3LLYL-0 by the Idaho Lkj)ll 1.of Wmrr Rriour[eL.The Lhatel*Wj Flu}:.cu:A.all provldc A eU,c1Y-..L addresslrlg xhtlhtr tll2rt llet any bt.aing.eWL LL the ir481cf .IL,.ud d act,her Mey wILL c�u he used,ar pro,L&rowed"Lbe.r abardonnKrtn K. ,Say cvlsaag xpL,c sysLcnls.wlthr iu proleti Llull be[er..,vcd G.OS xervlfY per[-ry LLrnu.nrr.. tcuoli SLI-4And'l9 H. L-orusn CbkW dLGelci Hk*M F&QufhdaLmomprLlcb3ucsrid in.R L'LfrG(2DH)37.i2I I. 9. Sami sLW art m Be In place,l761N[�sr.er wO�alcr Lyf weal fbalL be jprKovrd mid Acb,alet♦l, mod hale llAW,td by LRL-Adl{V wWy H#b iy UkwKL and Lilt Filial Flu 3or iha suhd„v.Kr "I be[ecwdk!d,prior ru appl,mg for dmlmg ptmlLx. 30.A kl arcrodt[w cosh suety m ac i loum of I IC%will.1,rrgweel Ifr ALI. OFILpleLcd rmtLo&Uad n� an18r111eL,e .,pflar w xlffr Wu ith Ur Ruud pIr< 33.A31 uMx& -aLcn u etllttdto public lue,safety aW health shall bt aarllpLabil pn&r w onupawy arils mua,res.W heir oWo*fd by Llhr[-Sy higlrKcr.an a.srr rftaf poa a pHfowarlcEr sumy rise La,L#ufpravenww m wda to ahwn f:uy Hri. cii iLgisaurc on the risL pLu ix se[I"m LIU{'11-51--313. 12.Ap1pl1 cAnL shall he roquuad Lo pay P uh Iic W ae Ls dcvt Iopnitm p Ma rtvk..and corttarudwri 1nr{tlw1vn few m drmmirrd B,ruLg Lhc p1m revrtx pruati prior m LFr rxuantm ora plan ippeo,A knee. 11.I[hall br Lhc ro NnslGLrty ardc applicanL w crrurc dtaa all dr.clapnttm Iti-n,ucs Konply.uh 1ht,lLrerttara rah UarbdlLLtf A[L altd Lhc Fa,r Housing Act 14.Appllconi. hJWI he res nsiblc lar appLKanal artdtompi wnh any Li cl 404 rernll Lltng the nu,be rcquvrd bf Lhc Amly CwlK ad FnX.ltccrx. 15.I. vtk1w shtLLl c000dlnttle awlhan L iLora wrdi Nc Mtftduh Pact ilmr1cc. 14.Cangw LLr wa scsulu.shall be submiard LL the kr uLdLan kLuld,Lg Ilepinownt.for AL budding FLbk Cw tivlllg engLh crcti brcalLll,rI�rr ivawlg would ill.atop rill-..-.-. 17.Tbr deLLErt engttK.r shall be rmluvtd m ee„Ry iltro the xv ccnafrLm e4-.uroas aro stL a minm al3-rr jba,c 11rt hLbL csubllshod peal grouWwatrr ticv n.'Ilrr Is w craurc wm the dourm elevamm a1'Vtr crcr I Ara ul hont Is ro It I-15, jba,c. I K.Tht appIlcontr.dtLlgn bilge rshall be rcspora.blc Itr uLjt3rttan ara11 tfr.rA..n AfW& driul.W ExiLry.rNh lh Li pmfWL dkiLL do,cot TO urnier Lht jwi*dlanin rit an ifny3aa,a,l dL.9riL -or A[711}.'rk-ycylgn enguetr shall.provrie oaul LtLLIan ehr Lhr ULikilc7,Lave hceo te:ulk-d LL k'oedmce dbLht apprb.cd der pl. T1us bmuflta ah..11 bt fe.luvc-0".Pr,.a cm.kcmt crm uparrl,a Mufti for jay suual wnhaLhc pnr� 39.AL the campinLOLL orVrt proJei4 Lhr applKara shall ht reapomible w submlL rc:ord dlar BV pY the CIL,or hi,xLdLari AmbAA11 zwidl'd' These rrierd dn.rSs a.tmbt roc. load apProvea Pr"m Lht�e Ora t nawaLL Mf cupWLL`y lie jay Ar-'i•• wuhtn the pru.j0.L 2a.A arty ligh plan.1IL ribbed w be Included m 13c cl.11 odl%rwmLofL plan.L lad I.Fhi plan requirear=nu arc ILard m satuan 64 aR Lhe I12WOv YrnL tivmdsr,;Rw%mott I-qlLiryg.A.copy orLlenaatl3rdiian he laund r hnP.ilxrw.IllehdwLciLy.orgPuhlte_rorlx.r i!ul NZ. 73.The['dy allertdlna lnhju Lbm Uro u.mr poa 1 the Cny a pLrra it c sum,m L1r arn,.rt ar 125%arLbr Loral cooLtl4t coo for aLLt onLplcu xrxer,wj zU ray,xc Infi*d� pnarmfLnWFlaslgnawe.'rLL Luray wdIbib,f I1WbyaLiwLLmI oral eWntaePeevededby ima.rte,rm did[-Ly.'rre ra,etty,.a.be p&mL d I n im hint arse an-&o Ae Iddl a areslu4 rash deptrt.Larboi"I Lamm rNfi lit an;4WKaoLortGarsorely,.bib can btR.0 onLht 1:onlLwuuiy 13C dxfem Llepl[lnlem.etear. Pkase ee Did.L lard Lk Vdiciphien L Ktrvlce bar meet Lnirr+^ +u"7,7311. 22.'17rt city o rMerid Ina rtrf.Irci Lha Ute a.tmr poa in We:Ley a irn■6y r L)mIht jrr rL or XI%of dh caul ranxlnci.h race la[AI Kaupbe ds ltr.Wa ar.l I mfri au n.....err durmLKt ad .yt .'lls.>.wny.IIL be v nflbya lie aim raa�provided b?We a.a mUtc Cay.Tltc:._:Lev.or,ltr paw_-0 uI Lht rLenl orm rrrtoeble la Tara lti Kash dipuClar bmid.Allilli-L a:ter l d:y i a:t::i.aiiwl Nor' tly,.bL'h can ht lound as Lht Canlmuiuly l3ewl--ill_al. rt1-7- Pkaae CfruaLL Lard 1XVt1opaenL%eerier ear nK,reulforaLuw:iuNX7 2=11. City of Meridian I Department Report IV. City/Agency Comments &Conditions C. Ada County Highway District(ACHD) OMIL V"prwdwr MM iardrr onw CunfYwar" 11 ACHD -4- ItRatrkZ NErowt Canrrftk� Date:]une 9",202S REVISED To JeNiCa Henle.SIUOr*H ArMltea5 Staff Contact:watt Pak Planner Project Deseriptiare Farrington Heights TnpGeneradon: This dLrelopnrentrsestrmated W Werate340 vehldB[nps per dot . A vONI-16 t►iPO�r how in ilia PM Ptak Nour_bawd Orr She ln!Hitut#OFTrenxporC2Ti t Engineers Trip Generation Manual,W"edition. Tiraffir.Impact Study NU required Do area roadways meet Th re, the rutura with plar-ni NO Connecting you to Mom- Ada 4PMq Wigh—pY Dq#.rt-FEW X MrWkW AW.Wr-FUR.Q-44 ;-PM FO-WHA;hP FKF �'47R"ww',M�bM4,w1 FINDINGS A. 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; Stafffinds the map amendment complies with the applicable provisions of the Comprehensive Plan in regard to the Medium Density Residential 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 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 with compliance of the proposed DA and conditions listed in Section IV. 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. Preliminary Plat and Short Plat(UDC 11-6B-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 and 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 with compliance of the proposed DA and conditions listed in Section IV. 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 ACTION A. Staff: Staff recommends approval of the proposed modification to the Development Agreement, Rezone,and Preliminary Plat with the conditions of approval listed in Section IV. B. Commission: vi. Pending C. City Council: Pending City of Meridian I Department Report VI. Action ' � 1 LLJ _CHEY -F � { FAIRVIEW wpm OW Fl I 1-4 :ZZ '4 �•..nrM 1 l•�� _ T ■! ;PINE 1 r, On i r sJim - —-:� �.�-�'�'.'`�E l!r � � # 711: r�l■ hk �—+ILaIFra ci r' ( . dR �L■. `� .,a■■alp �s I •�� RA}}--�N KLI NFX .■ , - �.♦!r� nnYlrrlrr!!!��rrrr - eC:� ��i■ 1p��r ��:i •R•��ring r•••!urrrrr W + rn u�ln■ulliil11 n �1 71r��_ � O, �■r w!!!1 G ME 'g gnnll H CHERRY' FAIRVIEW U O Isis Am � �• nnn �ii� �� r! � r�r ! !!W oil�� !r it - • ►- ■rub rs� PINE • INIt .�,` El Z • - FRANKL-IN - i ♦n� 1 r��•.■ram �■■■gyp-'� n■unn.■■mti-..nup.■■MI■.♦ ■ � -:��■■.� ■111�- i� \�•♦w...ri-..-i iw;--mil►♦��♦♦.�%: Neill AN*I.i---►�AnrLfl�l�ll �a■■■■■■..... !!1. ' • - • • • • r - 1 w�tlil!„1♦'•raid► CHERRY - FA`IRVIEW ° •t/�•y .Est � I:.�I/P+1 r■.r � � -_� Z. ■i i - MEIN Iloilo Miami ■ O + nlnnr 11-Air 11, i_ PINE ,Y -i4W1 L' --aiIIIIl,.n:-7:! Z li -n 111!!ql ON 116111 l � o -- `W z �' Ir e e FRANKL-IN ■ n11■ ■■Illlli■■■I LIN AN Al y �rm- ■ ■..... ra ■■ l i■ :o rr..N.i umn W mr. �. � ��a m■■In■1■ yl'1'�♦tilt■■o■■.Minna■a:a:.u:a:: +J n mw■rl1e......n.•�► .■■. _ • �.nnunnrnl, !nminn■� �w■MEOr.alllrlllD mun!umm�nm �w.111111.^ `'p r■■ 11 l, ----- •• . •• • �/ i�_ _■r�; � ♦ Mryl11a �n■mmuwunIF Ivor ■■� €'❑1 e-= per■ ■� �1NAME ,G Ly 11�;1 i• Z iw■:mow 4!� �•x i I�lii■■s =iui'm y -. ■ ftlil�■..■■n■ !_ = r ��itnnn/.�lilmnn»i�!iIfllpvi :.i A♦llq��■1.111 fhyr :■��:�Innn\ 1N � ■��iI- Ir ��a�� H�" � � i ♦ 111�� IINi- r�'•' ��-'� 0 _�r GI■ ■ ►/gyp��:- ..1 qr iiur � ��I nmi ■ iiii ii l��w.t r c !rr 'Jr rr � auu.�!-..... 1 li/1�■+w1#� r,y � _ n .■�I mr.nlll■^�..■/11•+.11 ri,r,rr nunn4 SEEM . ■ W ■_ III ■Ilt IIIL/ El .. r + �Lrr MMv■■ 1...Among ..1� PINE- ' i,r r�llill ,IY ■�� ■��]� J.� 11�■■linAM I IIII■�11111 ,■■-:I .!.„111 1.NewAM 1.11:!Y1■111:1:F= �� ■ !11■ .�■■IIII■�� a ...=_IIII"Ili � �H■■�� l I� ■ F ►aNKL-IN ,, ■-11■1■ ■■II■■I111MM 1� :• •� ■�..rid;��:::�: ■11111111■■■% � r B. Subject Site Photos Air r a Ir City of Meridian Department Report VII. Exhibits a . City of Meridian Department Report VII. Exhibits C. Service Accessibility Report Overall Score: 37 83rd Percentile Criteria Description ■ ■ Location In City Limits GREEN Extension Sewer Trunkshed mains < 500 ft. fray-. pr GREEN Floodplain Either not within the 100 yrfloodplain or , % a. es GREEN Emergency Services Fire Response time < 5 min. GREEN Emergency Services Police Meets response time goals most of the time GREEN Pathways Within 1/4 mile of current pathways GREEN Transit Within 1/4 mile of current transit route GREEN Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets EEN plan) matches existing ( of lanes} 6 School Walking Proximity Within 1/2 mile walking GREEN Either a High School or College within 2 miles 0:. a Schaal Drivability Middle or Elementary School within 1 mile Jr-,inr: GREEN (existing or future) Park Walkability No park within walking distance by park type RED City of Meridian I Department Report VII. Exhibits D. Landscape Plan and Open Space(date: 11/24/2025)WILL BE REVISED PRIOR TO THE CITY COUNCIL HEARING FT!= FE _ ii ilp i Al w z ass F- �v II •^ 11 i� o nuniicimoPm sPacc suMunar. pla ntas IS ~ �z wOa - �— ~m ------------------- OPEN SPACE City of Meridian Department Report VII. Exhibits E. Preliminary Plat(date: 1/5/2026) F..i.g-.Hcigk.Sbd—.i..P-limi..y P1. ------------ - i fly wAm ------------ J - ------- ....... =f 17 High. PP-1 City of Meridian Department Report V11. Exhibits Femng000 HciKhxaS.bdi,.i.. 2=2m PP-2 Fmmcuw—mg—I kight,Su bdiisiauu .. Arm,) ..................... ............. ------------T77 -------- ------- E7 111 .11 F--------- ---------------- ---------- - ---- ------ ----- - ------- H6gb. --------- ------- ---- E-W L-21-3 J City of Meridian Department Report VII. Exhibits F. Building Elevations(date: 9/22/2025)WILL BE REVISED PRIOR TO THE CITY COUNCIL HEARING l moon moon ■nn■ moon �..�. m •S if nN ti ��y l F �+ SO OEM PROM City of Meridian Department Report VII. Exhibits X M ■ - City of Meridian Department Report VII. Exhibits g ti F° -. _-- vim•- - - _,�- .,.q,.f ] I_ 4 - - - .may, City of Meridian Department Report VII. Exhibits 1� .'legs DepartmentCity of Meridian 10 F - t3`'��rL. d i�i;:°+0+' Ry(;i'i_ is.� ., fi' ` .,:y l.,,y'~• �,�•'?�,.3�]. .:t�� .. :'-,.: } �ice'..+ i��,.:', ti7+. •yb��'4�,'•. .ka. -Y�:R :ii'�°F=p�� r .h•�3',�1•'" .;ii.. .,y�;; :��A� •.�, Y.-�L'1, ^:`itiy'. '..�: .. .., �•��?�!�• �' �i .d`i..'a:,'r. L 1' �•� :r.] > >i::::: �:k�. ..OFF°.�.-.•��..��..,�-'�•�"4.`.• City of MeridianDepartment Re 11Exhibits G. Rezone Legal Description&Exhibit Map iSG IDAHO 9939 w rmgroid 51 SURVEY Boise,ID E3704 Phone;;7081 W-057C CROUP Fax; 1`10tii @94-5399 Exhihil"A" R-15 Rezone Deecripunn FOr 1100. 11:30$ 1180 J:ai}f Pi ne Avenue City of Wrida0n, Idgi.ha Tttie fonowina Dasi;At 1n a Parcel Misnd being Pori no e 1100.1130 and i1-80 Eats Pine Avenue in the filly of Meridian Jdatio,ficwnry Tex Parrcet hJo'9 R203S41213. R2039261?1 r a R2039261302lying n 1he Southeast 114 oFft flortJweabt 114 of Section 7. f owns-ilp 3 North.Range 1 Ep#i-&N"Mvgkan CAY bf MerdUn.A410 County.Idaho and haing more PartiD"riy Oewbad as tollwlrg MMMIEMCING S:Ohs Sout"a%j Corr K 4I 1he Soutl*am 114 gl the Northeaul 114{E.9et 19 Comer)of Section 7,Towna w 2 Nkywi.Range 2 Wme,Boise Mendian;From WrKh,1he SoUffii Mt Corrmar of the Northoasi 114(Cenbfrr'1f4 C[r rwe of%aid Secdion 7 beers,South 39'07iCA'Waal 2.6A 7 51 feet; Mance 20og the Southerly 9ounal y Llne Crf iho Swlhaasl 114 of the Nlorlhaest 114 a sad Section 7,South 69"07114' Weat,574 37 feet In 1ha Cenla4ne I rdefm0p5n M FJnr1h Alkied Avg, ThenpC leaving aar5 Fvmherq Eaundary Lne,and along the Centerline of North Atkins Avenue,N*-Ih 00'02'01`f 061.a7 72"I#Lhc POPNT OF aEG1NNING; ThWe leaving wid Genb ins,Narih B9.5T210 West,334 551eet 10 iha VMsperiy Boundary Line of County Tex Per+,41 Nos R2939241213. Thence along b ie Woslariy Boundary LWK-9 of County Tax Parcel No's P-W39�61213 h RP639M 1211 North 01)'02'59'E ast.3715 04 feet to the NDrvwned Corner of County'f ax Parcel No RN2.W91�1 t. Thence 1esvwrrg said Westerly l3owidary Lines,and along the Nortrerly Boundary Lrnp of C"Jy TAX ParCal No R2,03925121 1,and bs Pralaa-petlon,North B9 21'51'East, 324.47 Faet to the Cat"Mne of Pdarth ALklnb Avenue. Thong Ie&ving mM Horttwrly Bouwiay Line,and rta Prolongaticn,and along the Cantarllne of NiiM AM"Av*nU@ S4ulh 000201 Waal,379.1#7 fW Jb tree P01wr or BEGIWf+ wi. Thu above described Parcel of Land Canrairea 2.90 acres,rrrere nr less. 9f t18251 pi V 7h i 40F1 City of Meridian I Department Report VII. Exhibits Ri7M+ BWntl4ry Lin, 4 Fownp 61uee CQ 5ccle: 1 .104' ferlrg 6eel9natlon lFle Q Fc,lnd Numinum rDp Riuht-o'-$vp Line 95 :0 dC 201: 1 Coltuated Bahr _ — .—. — _ LHIPo O Li" of Reoard DRAW L3. HLinbe- !_-_-- &e UGC. .ire I Bmc I 7 C?ter r- +nyxl rtl Nd.l 111Y W. ACTI J V�uu.t 7--J_ __Ll-- -- ----- y --- I �1.1f E FYri �.r�.. rtr��l Ns/I�t9ie13Z1 - � 1•'I I ..—4 rr� F i A Pain L or i dano fF-e3 L4rq:lrlle.� kr I � L H99'57'7"N 334.55'�li �-15 1 . i id IE a i I S 1 1 I �Y' Ix --�J— - "� �'- - g F V .154.68 E. Plnr kn Yrl9'07'd41E ov 6Y 04411P ei 9m"D r 5��q{.r'�b 1/dL�fl�4 tixti l t I t ra 18 M raM10 {". SURVEYuFSoYEV T ioxia R-15 RR2Dn3 for Srom No. �. 1100. 1130 A 1180 Pine E- Avenue 1 GROUP, LLC I—qd a h Ih4$t 1/4 yC 1/•or 5wLk T. Dft Ovid 7.31,ll.,e.,ey1.,ak nF LWdW. AO*GaryIy6 bn•c City of Meridian I Department Report VII. Exhibits IDAHO v4a4 W EnWatd St SURYF-Y ID 3741 GROUP w,wr+={7a3r sat5-T1,i?a Fax: (MB)NW-5394 Exhibit"A„ R-4 RstolMe t"crlptlon Far 1100,1130$i180 Eaat Pine Avenue Ckly of M ddilaN Idaho ne follamr.0 Descrt.es a Rnrcel CA Lz rJ k.wnqi PD4EK3rh of 11W.1130 W4 114W EJW Pine Ave-me m the City of ftferidien,Idaho,County Tex Pmed No's R20Y4 012t3, R2nWBUTI d,R203$261302I"kft the uuRva t 114 of Ih9 Norlhiliiaii 1+4 of Section 7,Tvw-ship 3 Ncrlh-Range 1 Emil Btwae Mensian.city of Menrpw.Apo Counly.IcUlle&XII I}"more Paftdady described as Follows COMMENCING at the SmAheast Comer of the Soudmw 114 of the No:Jieadt 114(Ewa I F4 Conner)of$gdron 7.Tarvrneh-p 2 NrAh-Range 2 4Ye:sl.Base Meridian;From which,the Southwasi Cccner of the Wruww 114(Center 1.14 Comer}of said Se"7 teWb SWtlt 9E"0?'64'4'Vest,2 647 61 foot;Thence alarrg the S.autheriy BoLvvdery Lrre d Iha 5outheasl 114 or the t+IpAl ast 114 if 6#gd, loon 7,South KPOTW West,1974.37 feet ka the Centerline Inteesechan M Nar1h Aikms Abeaua the POINT OF eIl9GINNING: Th4hce C-onrinwirg along**Souttwtp Boundary Line of the S IAhe-WA 104 oilhe hlvrtheast 114 of said Serslierr 7.S4u,.h 99107'04'V"t.334 BS few 10 the Prolo+.3a6on of the Wesleriy teary Line of Courity Tah Parcel No R2039261213' Tncnw heaving mid So,rherty Bounaary Line,arrd a"wtln the Westarly 9oundary Line or Coumy Tar Pamal No's R2039261213.and'ua Proaorgetion,Nnr7h d0102159-East.262 b3 feet; Tmn=heaving said Wesln6y Boundary Lane.and rts Protongaliac,South 89 57'21'Eam 334.SS fee110Irk C#nIkirErm cif Nadh Alkins Avenue. Thim-ce along the ventedine of North A4Ans.Averrl--,$quth W0QZV1'Waal 287 72 foal 10 Us$POINT OF OEGINNING. rfhr ihioVs D"Eeiged 113arr,01 of Land Contains 2 31 aerea,more or Ines. 78;.L4,04 ifJL ,%� �#4F City of Meridian I Department Report VII. Exhibits