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HomeMy WebLinkAbout2026-02-19 PLANNING AND ZONING COMMISSION MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Thursday, February 19, 2026 at 6:00 PM MINUTES ROLL-CALL ATTENDANCE PRESENT Commissioner Brian Garrett Commissioner Jessica Perreault Commissioner Matthew Stoll Commissioner Gelsomino Commissioner Jared Smith Chairperson Maria Lorcher ABSENT Commissioner Matthew Sandoval ADOPTION OF AGENDA Adopted CONSENT AGENDA \[Action Item\] Approved 1. Approve Minutes of the February 05, 2026 Planning and Zoning Commissioner Meeting Motion to approve made by Commissioner Smith, Seconded by Commissioner Stoll. Voting Yea: Commissioner Garrett, Commissioner Perreault, Commissioner Stoll, Commissioner Gelsomino, Commissioner Smith, Chairperson Lorcher ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] ACTION ITEMS 2. Public Hearing for Rolling Hills (H-2025-0040) by The Architects Office, located at 1560 Rolling Hill Dr. (Parcel #R7555000032), 1520 Rolling Hill Dr. (Parcel #R7555000041), 1480 Rolling Hill Dr. (Parcel #R7555000050), 4270 E. Overland Dr. (Parcel #R7555000015 and Parcel #R7555000025), 4240 E. Overland Rd. (Parcel #R7444000022 Continued to March 5, 2026 Application Requires Continuance A. Request: Annexation of 8.16 acres of land with the C-C zoning to construct 184 vertically integrated residential units and 18,226 sq,ft. of commercial space across four (4) buildings. Motion to continue to March 5, 2026 made by Commissioner Smith, Seconded by Commissioner Stoll. Voting Yea: Commissioner Garrett, Commissioner Perreault, Commissioner Stoll, Commissioner Gelsomino, Commissioner Smith, Chairperson Lorcher 3. Public Hearing for The Tee Box (H-2025-0056) by Nicholas Brady and Samual J. Brady Architects, located at 535 N. Locust Grove Rd. Approved Request: Conditional Use Permit to operate an indoor recreation facility (a golf and fitness personal training facility) in an existing 4,000 sq.ft. tenant space within an existing 16,000 sq.ft industrial building on 1.427 acres of land in the I-L zoning district. Motion to approve made by Commissioner Smith, Seconded by Commissioner Stoll. Voting Yea: Commissioner Garrett, Commissioner Perreault, Commissioner Stoll, Commissioner Gelsomino, Commissioner Smith, Chairperson Lorcher 4. Public Hearing for Driftwood Townhomes Subdivision (H-2025-0051) by Brighton Corporation, generally located north of W. Ustick Rd. (Parcel #R1931270100) on the west side of N. Venable Ln. Recommended Approval to City Council A. Request: Development Agreement Modification for a new agreement for the subject property and update to the development plan and associated provisions from multi-family residential townhomes on individual lots. B. Request: Rezone of 5.01 acres of land from the C-C to the TN-R zoning district. C. Request: Preliminary Plat to re-subdivide Lot 1, Block 1, Driftwood Subdivision into 61 building lots and 5 common/other lots with private streets on 4.81 acres of land in the TN-R district. Motion to recommend approval made by Commissioner Smith, Seconded by Commissioner Sandoval. Voting Yea: Commissioner Garrett, Commissioner Sandoval, Commissioner Gelsomino, Commissioner Smith, Chairperson Lorcher Voting Nay: Commissioner Perreault 5. Public Hearing continued from February 5, 2026 for Syringa Crossing Mixed Use Development (H-2025-0007) by Hawkins Companies, generally located at the northwest and southwest corners of S. Meridian Rd./US69 and Amity Rd. Continued to March 19, 2026 A. Request: Annexation of 62.43 acres of land with R-15 (9.76 acres), R-40 (18.01 acres) C-N (2.07 acres), C-C (9.12 acres) and C-G (23.47 acres) zoning districts. B. Request: Preliminary Plat consisting of 8 building lots on 24.46 acres of land in the proposed R-40 and C-C zoning districts. C. Request: Conditional Use Permit for a multi-family development consisting of 322 residential apartment units on 16.35 acres of land in the R-40 zoning district. Motion to continue to March 19, 2026 made by Commissioner Smith, Seconded by Commissioner Stoll. Voting Yea: Commissioner Garrett, Commissioner Perreault, Commissioner Sandoval, Commissioner Gelsomino, Commissioner Smith, Chairperson Lorcher ADJOURNMENT 6:50 PM Meridian Planning and Zoning Meeting February 19, 2026. Meeting of the Meridian Planning and Zoning Commission of February 19, 2026, was called to order at 6:00 p.m. by Chairman Maria Lorcher. Members Present: Commissioner Maria Lorcher, Commissioner Jared Smith, Commissioner Brian Garrett, Commissioner Matt Sandoval, Commissioner Jessica Perreault, Commissioner Matthew Stoll and Commissioner Dom Gelsomino. Others Present: Chris Johnson, Kurt Starman, Bill Parsons, Sonya Allen and Linda Ritter. ROLL-CALL ATTENDANCE _X Brian Garrett X Jessica Perrault _X Matthew Sandoval X Matthew Stoll X Dom Gelsomino X Jared Smith X Maria Lorcher - Chairman Lorcher: Good evening. Welcome to Planning and Zoning meeting -- Commission for -- meeting for February 19th, 2026. At this time I would like to call the meeting to order. The Commissioners who are present for this evening's meeting are at City Hall. We also have staff from the City Attorney's and the City Clerk's office, as well as the City's Planning Department. If you are joining us on Zoom this evening we can see that you are here. You may observe the meeting, however, your ability to be seen or -- on screen and talk will be muted. During the public testimony of the meeting you will be unmuted and, then, be able to comment. Please note that we cannot take questions until the public testimony of the meeting. If you have a process question during the meeting, please, e-mail cityclerk@meridiancity.org and they will reply -- they will reply as quickly as possible. If you simply want to watch the meeting we encourage you to watch the streaming on the city's YouTube channel. You can access it at me ridiancity.org/live. With that let us begin with roll call. Mr. Clerk. ADOPTION OF AGENDA Lorcher: The first item on the agenda is the adoption of the agenda. Please note that Item No. 5 is going to request a continuance and other than that there are no other changes. Could I get a motion to adopt tonight's agenda? Stoll: Move to approve the agenda as presented. Smith: Second. Lorcher: It's been moved and seconded to adopt tonight's agenda. All those in favor say aye. Any opposed? Motion carries. Meridian Planning&Zoning Commission February 19,2026 Page 2 of 18 MOTION CARRIED: SIX AYES. ONE ABSENT. CONSENT AGENDA [Action Item] Approved 1. Approve Minutes of the February 05, 2026 Planning and Zoning Commissioner Meeting Lorcher: The next item on the agenda is the Consent Agenda, which is to approve the meetings of the Planning and Zoning meeting of February 5th. Could I get a motion to accept the Consent Agenda as presented? Smith: So moved. Stoll: Second. Lorcher: It's been moved and seconded to present the Consent Agenda. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. ITEMS MOVED FROM THE CONSENT AGENDA [Action Item] Lorcher: At this time I would briefly like to explain the public hearing process. We will open each item individually and begin with the staff report. Staff will report their findings on how the item adheres to our Comprehensive Plan and Unified Development Code. After staff has made their presentation the applicant will come forward and present their case and respond to staffs comments. They will have 15 minutes to do so. After the applicant is finished we will open the floor to public testimony. Each person will be called only once during public testimony. The clerk will call the names individually of those who have signed up on our website in advance to testify. You may come to the microphones in Chambers or will be unmuted on Zoom. Please state your name and address for the record and you will have three minutes to address the Commission. If you have previously sent pictures or a presentation for the meeting it will be displayed on the screen and our clerk will help you run the presentation. If you have established that you are speaking on behalf of a larger group, like an HOA, where others from that group will allow you to speak on their behalf, you will have up to ten minutes. After all those who have signed up in advance have spoken we will invite any others who wish to testify. If you wish to speak on a topic you may come forward in Chambers or if on Zoom press the raise hand button in the Zoom app or if you are only listening on a phone, please, press star nine and wait for your name to be called. If you are listening on multiple devices, such as a computer and a phone, please, be sure to mute those extra devices so we don't experience feedback and we can hear you clearly. When you have finished if the Commission does not have more questions for you you will return to your seat in Chambers or be muted on Zoom and no longer have the ability to speak. And please remember we will not call on you a second time. After all testimony has been heard the applicant will be given another ten minutes to come back and respond. F Meridian Planning&Zoning Commission February 19,2026 Page 3 of 18 When the applicant has finished responding to questions and concerns we will close the public hearing and the Commissioners will have the opportunity to discuss and, hopefully, be able to make final decisions or recommendations to City Council as needed. ACTION ITEMS 2. Public Hearing for Rolling Hills (H-2025-0040) by The Architects Office, located at 1560 Rolling Hill Dr. (Parcel #R7555000032), 1520 Rolling Hill Dr. (Parcel #R7555000041), 1480 Rolling Hill Dr. (Parcel #R7555000050), 4270 E. Overland Dr. (Parcel #R7555000015 and Parcel #R7555000025), 4240 E. Overland Rd. (Parcel #R7444000022 A. Request: Annexation of 8.16 acres of land with the C-C zoning to construct 184 vertically integrated residential units and 18,226 sq,ft. of commercial space across four (4) buildings. Lorcher: With that in mind we are going to start with -- start with Item No. 2, H-2025- 0040. Rolling Hills Subdivision has requested a continuance. Mr. Clerk, do we have a date of suggested -- a suggested date for this continuance? Johnson: Madam Chair, I believe staff said March 5th? Yes. Lorcher: May I get a motion to continue Rolling Hills Subdivision for March 5th? Stoll: So moved. Smith: Second. Lorcher: It's been moved and seconded to continue Rolling Hills Subdivision to March 5th. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. 5. Public Hearing continued from February 5, 2026 for Syringa Crossing Mixed Use Development (H-2025-0007) by Hawkins Companies, generally located at the northwest and southwest corners of S. Meridian Rd./US69 and Amity Rd. A. Request: Annexation of 62.43 acres of land with R-15 (9.76 acres), R-40 (18.01 acres) C-N (2.07 acres), C-C (9.12 acres) and C-G (23.47 acres) zoning districts. B. Request: Preliminary Plat consisting of 8 building lots on 24.46 acres of land in the proposed R-40 and C-C zoning districts. Meridian Planning&Zoning Commission February 19,2026 Page 4 of 18 C. Request: Conditional Use Permit for a multi-family development consisting of 322 residential apartment units on 16.35 acres of land in the R-40 zoning district. Lorcher: We are going to go out of order right now and do Item No. 5 for Syringa Crossing, mixed-use development. They have also asked for a continuance. Mr. Clerk, do we have any date suggested for this continuance? Johnson: The applicant is online, but I believe March 19th. Lorcher: May I get a motion to continue Syringa Crossing Mixed-use Development for March 19th? Smith: So moved. Perreault: Second. Lorcher: It's been moved and seconded to continue H-2025-0007, Syringa Crossing, to March 15th. All those in favor say aye. Did I say 15th? 19th. Right? Sorry. Amend. Please make it the 19th. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. 3. Public Hearing for The Tee Box (H-2025-0056) by Nicholas Brady and Samual J. Brady Architects, located at 535 N. Locust Grove Rd. Request: Conditional Use Permit to operate an indoor recreation facility (a golf and fitness personal training facility) in an existing 4,000 sq.ft. tenant space within an existing 16,000 sq.ft industrial building on 1.427 acres of land in the I-L zoning district. Lorcher: Item No. 3 on the agenda is H-2025-0056 for the Tee Box at 535 North Locust Grove Road for a conditional use permit and we will begin with the staff report. Ritter: Good evening, Commissioners. So, tonight we are here for -- a conditional use permit is requested to operate a golf and fitness training facility from -- it's from an existing 16,000 square foot industrial building on 1.427 acres of land. It's in the I-L zoning district. The facility will be about 4,000 square feet of that building. So, this is an existing building that was approved under an administrative application in CZC-05-059 and the property is part of a larger subdivision. It was a Railside Park Subdivision that was recorded in March of 1997. So, this is the floor plan that shows the portion of the property that will be -- of the building that will be occupied by the Tee Box, so it includes a golf simulator base, a fitness area, putting greens. The space will be retrofitted with three golf simulator bays, state-of-the-art putting surface and a small fitness area with weights and golf-related exercises and an office and conference room. The indoor golf facility has the capacity to allow a maximum of 18 clients at a time and they have a total Meridian Planning&Zoning Commission February 19,2026 Page 5 of 18 of 63 parking spaces for their entire building without assigned parking for that building. So, although an indoor recreation facility is not standard use within an industrial area, they are considered through a conditional use permit per our UDC. As such the Planning and Zoning Commission should evaluate whether continued expansion of commercial uses, which an industrial area remains appropriate. So, that is what staff is asking of you. So, if this is deemed appropriate staff finds that the proposed golf simulator and fitness area to be an appropriate use in this industrial area based on the analysis that were provided in the staff report. So, at this time -- well, other than that -- I'm sorry. So, these are site photos and the only -- we put -- did put a condition in there. There are two garbage bins that are up by the front entrance of the site and we are asking that those either be enclosed based on our code or relocated to the rear next to the existing enclosure and with that I will stand for any questions that you guys may have on this application. Lorcher: Would the applicant like to come forward. Hi, if you can state your name and address for the record. Hill: Stuart Hill. Meridian. 820 East Loggers Pass. Lorcher: Okay. Hill: I only want to just ask if there is any questions. This is not another recreation (unintelligible). Open to any questions if you have them. Lorcher: Commissioners, do we have any questions for the applicant at this time? Perreault: Madam Chair? Lorcher: Commissioner Perreault. Perreault: Hi there. I just wanted to double check that you are agreeable with staffs request to screen the -- the garbage dumpsters. Hill: (Unintelligible). Perreault: Okay. Thank you. Lorcher: Okay. Thank you very much. Mr. Clerk, is there anybody to testify? Oh, sorry. Didn't know you were -- Johnson: Madam Chair, there is no one to testify. Lorcher: And you have said everything that you would like? Anybody in Chambers? So, we are good there, too? Okay. And do you have any other comments or you are good? All right. May I get a motion to close the public hearing? Meridian Planning&Zoning Commission February 19,2026 Page 6 of 18 Smith: So moved. Stoll: Second. Lorcher: It's been moved and seconded to close the public hearing for the Tee Box. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. Lorcher: I'm pretty familiar with this area. Right next door to them is a rescue for dogs. I think they are pit bulls if I'm not mistaken. There is a trucking company next door to that. I know Big Wood Cabinets is across the street. They also accept customers to be able to come there and if you go around the corner at Ada County Paramedic -- Paramedics are there as well. So, even though it's technically an industrial park it's not and there is big trucks coming through through the trucking company, but, you know, other than that it's not like huge volume coming in and out. So, you did pick a good location to be able to have your facility for those serious golfers that want to come through. I'm in favor of this conditional use permit. Any other comments? Perreault: Madam Chair? Lorcher: Commissioner Perreault. Perreault: I agree. It's -- it's not really possible to put any kind of heavy industrial in a 4,000 square foot space. So, I mean this is really designed with the likelihood of the user being -- being much more light and, yeah, I think there is a gym in there nearby and -- and so it's -- it's pretty conducive to the -- to that section of Locust Grove. Lorcher: All right. Any other comments? Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: After considering all staff, applicant and public testimony I move to recommend approval to the City Council of File No. H-2025-0056 as presented in the staff report. Johnson: Madam Chair, for one moment. This is a conditional use permit. Smith: Oh, sorry. Lorcher: So we don't give Council -- Smith: I missed -- I read this --just reading off the thing. I move to approve Item No. H- 2025-0056. Meridian Planning&Zoning Commission February 19,2026 Page 7 of 18 Stoll: Second. Lorcher: It's been moved and seconded to approve File H-2025-0056, the Tee Box. All those in favor say aye. Any opposed? Motion carries. Thank you very much, gentlemen. MOTION CARRIED: SIX AYES. ONE ABSENT. 4. Public Hearing for Driftwood Townhomes Subdivision (H-2025-0051) by Brighton Corporation, generally located north of W. Ustick Rd. (Parcel #R1931270100) on the west side of N. Venable Ln. A. Request: Development Agreement Modification for a new agreement for the subject property and update to the development plan and associated provisions from multi-family residential townhomes on individual lots. B. Request: Rezone of 5.01 acres of land from the C-C to the TN-R zoning district. C. Request: Preliminary Plat to re-subdivide Lot 1, Block 1, Driftwood Subdivision into 61 building lots and 5 common/other lots with private streets on 4.81 acres of land in the TN-R district. Lorcher: All right. Moving on to Item No. 4 on the agenda is H-2025-0051 for Driftwood Townhome Subdivision, off of Ustick, for a development agreement modification, rezone and preliminary plat. We will start with the staff report. Allen: Thank you, Madam Chair, Members of the Commission. As you noted the applications before you are a request for a development agreement modification, a rezone and a preliminary plat. This site consists of 4.81 acres of land. It's zoned on C- C. It's generally located north of West Ustick Road on the west side of North Venable Avenue. The Comprehensive Plan future land use map designation is mixed-use community. This property was annexed with C-C zoning in 2008 with a commercial -- for a commercial development. A development agreement was required with the annexation, which was later modified in 2016. A new development agreement was approved in 2022, which replaced the earlier agreements and changed the use from commercial to multi-family residential. The existing development plan allows for the development of 57 two and three bedroom -- excuse me -- two and three story townhome style multi-family dwelling units on one building lot on the northern portion of the property at a gross density of 11.85 units per acre and two commercial buildings on the southern portion of the property. The drawings there on the left side are the existing entitled conceptual development plan and the building elevation directly below that. The applicant is proposing a new development agreement for the northern portion of the property with a new conceptual development plan as shown there on the right for 61 two-story townhome dwellings on individual building lots and updated building Flo Meridian Planning&Zoning Commission February 19,2026 Page 8 of 18 elevations. The proposed development is very similar to the previous plan, except the Community Center and the Plaza area has been removed and four additional dwelling units are proposed for an increase in density of .83 units per acre. The same number of dwelling units is proposed adjacent to existing homes to the north in Woodburn Subdivision and to the west in Woodburn West Subdivision. One fewer unit is proposed along the west boundary adjacent to the large residential parcel. The additional units are located along the east boundary of the side adjacent to Venable Avenue, which shouldn't impact adjacent residential properties. A mix of front loaded and alley loaded townhome dwellings are proposed with access provided from internal private streets and alleys. The proposed townhome dwellings are a desired housing type in the mixed- use community future land use map designation and the proposed density of 12.68 units per acre is consistent with the density range of six to 15 units per acre desired in MUC. A rezone of 5.01 acres of land is requested from the C-C to the TN-R zoning district to accommodate the proposed development plan. A preliminary plat is proposed to re-subdivide Lot 1, Block 1, Driftwood Subdivision, into 61 building lots and five common and other lots with private streets on 4.81 acres of land in the TN-R zoning district. Subdivision of the property will allow individual units to be sold, which should allow for owner-occupied and rental options, rather than just rental options. The subdivision is proposed to develop in one phase. Access is proposed via North Buckstone Place, a local street at the northern boundary of the site and Wind Drift Lane, a proposed private street, along the southern boundary of the site via North Venable Avenue, a collector street. Private streets and alleys are proposed for internal access. The director has approved the proposed private streets contingent upon Council's approval of the proposed plat. Sidewalks are proposed along internal streets, except along the eastern north-south alley. Staff recommends a four foot wide sidewalk is provided along the west side of Alley A for safe pedestrian access and that is in this location right here. As you can see the -- the blue and the -- the blue sidewalks are proposed, as well as the five foot wide detached pathway and sidewalk there in pink. Because this site is below five acres in size qualified open space and site amenities are not required. A total of .51 acres of common open space is provided, along with a dog waste station, as a pedestrian focused amenity. Settlers Park exists to the east, which is approximately an 11 minute walk and provides active and passive recreational opportunities. Additionally, a city community center is planned directly across Venable Avenue to the east, which will provide additional recreation and amenities. Written testimony was received from Eli Bensky, Brighton Corporation, the applicant, and they are requesting a modification to the development agreement and they will cover that in their presentation. Staff is recommending approval with conditions. Staff is amenable to the applicant's request for a modification to that DA provision just by the way. Thank you. Lorcher: Would the applicant like to come forward? Johnson: Yeah. It should pick you up from the table. Bensky: Good evening, Madam Chair, Members of Commission. Eli Bensky, 2929 West Navigator Drive. Thank you, Sonya. As mentioned we are here for Driftwood F11 Meridian Planning&Zoning Commission February 19,2026 Page 9 of 18 Townhomes for the preliminary plat, rezone and development agreement modification. As mentioned we are generally located off of Venable and Ustick. I'm getting the full set up today. Can you guys hear me? Lorcher: Yep. Go ahead. Bensky: Okay. Perfect. This property is located in the future land use designation of mixed-use community. We are not proposing a modification to the land use map. The current zoning is community business. We are proposing a rezone to traditional neighborhood residential. We are proposing to keep the southern properties commercial. As mentioned this property has already been plotted and has a prior CUP approval. The previous plot was for four lots. There was the commercial lots to the south, the commercial drive aisle and, then, Lot 1, Block 1, which is what we are here today talking about. Lot 1, Block 1, was one lot with the 57 multi-family units. As mentioned the units that are directly abutting the residential portion that is already existing, that configuration and lot count remain the same with the current proposal. We are proposing 61 buildable lots, five common and open space lots, with a total density of 12.7 units per acre. The expected density within the mixed-use community future land use map designation is -- sorry -- is ranging between six and 15 units per acre. So, we do fit just right in the middle of that request from the Comprehensive Plan. As mentioned this property is served by internal private streets notated here in the red and the middle portion of the homes are accessed via the alley or what we like to call a carriage lane and that's notated in the blue. Part of the road improvements that we are doing with this is we are going to be providing a center turn lane at the Venable and Wind Drift intersection. One thing to note -- and as Sonya mentioned, this is part of our condition modification that we are requesting. We have previously agreed with the city parks to help manage the signalization of Ustick and Venable. The wording on it is the top portion here. We wanted to simplify and clarify our involvement with that signalization. Because it is completely disconnected from our development we wanted to make sure that it was clear that this is a CDA that if entered in we will, then, manage. We can't force the CDA to go through, so we just wanted to make sure that that verbiage was very clear and so what we are requesting is the second portion, that text in italicized. I'm going to go ahead and move forward. Lorcher: Will you go back for a second so we have a chance to read that, please? Bensky: Of course. Lorcher: Okay. Thank you. Bensky: As mentioned we are providing four foot wide attached sidewalks throughout the development. On the perimeter of the development there are going to be five foot wide detached sidewalks. This will help better circulate residents to the greater Meridian area with Settlers being across Venable, as well as some of those commercial community services. There is a fuel station, a salon across Venable. So, all this -- all these will help articulate that movement of pedestrians. As Sonya mentioned, she -- F12 Meridian Planning&Zoning Commission February 19,2026 Page 10 of 18 they -- the staff has recommended that we put in that sidewalk to the -- on the west side of that alley. We are okay with providing that access there. In red, that red dot, that's where we are going to be putting the dog waste station. We thought there is going to be a lot of people moving with their dogs walking over to Settlers, so that's a good stopping point for people to pick up after their dogs and make sure that they are disposing of waste before they are entering into the park or coming back from the park. Driftwood Townhomes really is the middle of what's happening around here and I will get more into detail in regards to the uses that are surrounding this site. But in the middle you will see the townhomes and, then, on each side you will see the other intensities of uses. Single family homes are a lower intensity of use. They allow for people to have that personal autonomy. They allow for people to just have their own space. We do have that transition of townhomes where people might not be ready or financially able to move into a single family detached home. Townhomes allows for a little bit more autonomy, more than in a multi-family building and it also allows people to start that process into ownership, since these will be individually platted they have the opportunity to buy and/or rent. At the higher intensity of uses we have the commercial and multi- family. Directly to the south of this property we have commercial and directly to the east of this property we have multi-family. The image that's -- that's in this slide for multi- family that is actually what's there for the multi-family directly to the east. So, in terms of scale they are not like eight floors. They are not huge. They are just two-story multi- family. I believe they are eight-plexes. So, that just gives you a -- a visual of what that transition is here in the area. This gives you an aerial view of what is happening in that area. So, in red is where our project is located and surrounding that directly is the single family dwellings to the north, to the east the future city community center. Settlers Park. As I mentioned the commercial where there is the fuel station, some salons. I believe there is a -- not sure if it's a doggy daycare or a doggy puppy store, but dog-related. And, then, there is multi-family. Across Ustick there is more single family dwellings. There is bigger multi-family also in that area. And, then, as you get closer to Meridian you know that there is more commercial and more residential on that side. Here is what our front access Type A homes will look like. They are combination of either attached in three or attached in four. The visual here shows what it looks like for the four attached. All of them have a two car garage with a two car parking pad. So, each home will have parking spaces for four vehicles. Those are the ones that are going to be located at the perimeter. So, the people that -- or the residences that are directly north that they will see a traditional style home, yes, they are attached, but they won't see garages or, you know, any lights in their back. It will just be a traditional backyard and, then, the second style of home that we have are the carriage lane homes. These are the ones where the fronts are just the front access doors and, then, the garages are in the back. These are the ones highlighted here in pink that are at the center and facing Venable. One thing to notate is that all of our homes will have sidewalks that connect directly to these pathways, including these carriage lane homes. With that I conclude my presentation. We concur with the conditions of approval with that request and modification of Condition 4.A.1.4 and we request your recommendation of approval for the preliminary plat, rezone and development agreement modification for Driftwood Townhomes. I stand for any questions. 13 Meridian Planning&Zoning Commission February 19,2026 Page 11 of 18 Lorcher: Commissioners, do we have any questions for the applicant at this time? Perreault: Madam Chair? Lorcher: Commissioner Perreault. Perreault: Just one quick question. With the width of Wind Drift was there a reason that you decided to make that private instead of keep it public? Bensky: Yes. Madam Chair -- let back backup for you. In the previous -- in the previously recorded plat that was its own lot and it was originally supposed to be a commercial drive aisle. In order to have the access shared between the commercial and these private streets we thought it would be best to have access from the private street. Gelsomino: In the -- for the Venable and Ustick signal has ACHD agreed to having you manage the contract for the construction? Bensky: Madam Chair, we have not entered into that CDA yet. We are in conversations with them. Gelsomino: So, it's still -- still in discussion. Okay. Bensky: And that's the main reason for the clarification in -- in the verbiage is we have not entered that agreement yet. So, it got kind of sticky. We wanted to make sure it was clear. Gelsomino: Okay. Thank you. Lorcher: All right. Thank you very much. Bensky: Thank you. Lorcher: Mr. Clerk, do we have anybody signed up to testify? Johnson: Madam Chair, nobody signed up in advance, online or in person. Lorcher: Is there anybody in Chambers that would like to testify? Would you like to come up? Hi. If you could just state your name and address for the record. House: Lisa House. 994 West Ashton. Lorcher: Okay. House: So, I'm just north of the subject property. Lorcher: Okay. 14 Meridian Planning&Zoning Commission February 19,2026 Page 12 of 18 House: And my concern is not getting the approval and starting the building unless there is approval on the signal. It's already horrible there and with the new property that's being, you know, expanded from Settlers Park, it's -- that's going to increase traffic. I mean -- and you could sit there for like ten minutes trying to get out of the neighborhood, so -- Lorcher: Okay. House: -- the only thing. Lorcher: We will address that with the applicant. Thank you. Anyone else in Chambers? Would the applicant like to come back and clarify again the -- or any other comments? Bensky: Thank you, Madam Chair. We understand that traffic is a concern, especially in that area with Settlers Park. There is people that are using Venable to access Settlers Park. I have done it before, too. So, that only adds to it. I would like to note that ACHD is not requiring the signal. They have done their studies. They are not requiring it with the development. It's something that they have deemed not necessary. It's something that we still also believe needs to be there, that's why we are willing to enter into that CDA with ACHD and the Parks Department, but because it's not required in our development we don't want it to be tied directly to the development as it's already deemed not necessary. We have previously done something like this where it wasn't part of our development that deemed it necessary. However, other factors that are happening in the area deemed a signal necessary and we entered into a CDA. The signal out at Discovery Park off Lake Hazel, that was in that same modality where we came in after and we helped, we did a little bit of a partnership there as well. So, we are more than willing to help with that, it's just not with the development, because they are not tied, if that makes sense. Lorcher: Is your organization also for the development of the commercial use in front of this as well or is that a different company? Bensky: St. Luke's owns that property. Lorcher: Okay. All right. Perreault: Madam Chair? Lorcher: Commissioner Perreault. Perreault: I have a lot of concerns about how vehicles are going to move through this development. We have seen several similar to this and there is a lot of congestion when you have these private streets and, then, you have the units really close together where you don't have space between the units, there is not space for cars -- vehicles to park between the driveways and so I'm wondering if the applicant would be open to F15] Meridian Planning&Zoning Commission February 19,2026 Page 13 of 18 adding at least the same amount of parking spaces as you have on the north into the south at minimum and, then, also if there would be a possibility of adding a larger parking space in the north and in the south for utility vehicles, like Amazon delivery, furniture delivery, HVAC trucks, contractors, you know, tree trimmers. When you have those size of vehicles that park on these 24 to 27 foot wide streets it just creates a lot of issues with safety, especially on trash day and you have all these -- you know, all these trash cans and you have these large vehicles and you have people coming home from work, it's just really really a challenge. I don't love alley loads, but they have become more common and even when you have that 20 foot driveway with those alley loads it's just so narrow when you have, you know, delivery trucks coming and I live in a patio home community and during the holidays I probably counted 20 different Amazon, FedEx, you know, type of trucks coming a day and so I have a lot of concern about that with these narrow private streets and so I'm wondering if that was anything that was discussed and what -- what might be done to -- to rectify that possible situation. Bensky: Madam Chair. Thank you for that question. Are you -- just for clarity are you meaning the parking stalls that we have there at Buckstone? Are you requesting that we add additional parking? Perreault: Correct. There is, what, about six stalls there? Bensky: Yeah. Perreault: I just think that's such a really very small amount. If someone's going to have people over, an event, definitely think we need at least that many on the south side of the property. Bensky: Thank you for that clarification. We have thoroughly looked at the parking in this area. It is pretty tight as you can see. I mean it's just under five acres. I don't believe we could fit additional parking. That's something that I think we could probably talk about. Yeah. Wardle: Madam Chair, Commission Members, Mike Wardle, also of Brighton. 2929 West Navigator. I would just point out that all of the interior block frontages there is -- there is no conflict with driveways there, so there is parking all the way around that interior block. Plus all of the units have the two parking stall pads in front of their garages. So, it's not like there is not going to be a good share of parking. But, obviously, under any circumstance there is the hundred year party or whatever, but -- so this is not deficient. It's -- we understand the concern, but there is really no way to add more to it than what it is. But it's basically the same concept as we have in all of our Cadence projects, which will allow parking on one side and in this particular case where there is no garage frontage on that -- on those alley units we have got all of that frontage to park. Lorcher: Any other questions? F16] Meridian Planning&Zoning Commission February 19,2026 Page 14 of 18 Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: Yeah. Looking -- so, Commissioner Perreault and I might have to have a discussion, because I actually really like alley load homes, but -- so, that's not my concern. My concern is looking at this northeast section of the property, the boundary with the -- the property to the north in that kind of corner there, I'm seeing like six -- a six-to-one ratio looking backyard to backyard and that for me is kind of the thing where I don't -- it causes me a little bit of pause. The -- this Commission's been pretty big on transitional space and I -- I think as a whole -- you know, at a high level this does a good job transitioning from single family to -- to this commercial. But I'm curious about this kind of transitional pocket here and I'm curious if there has been any discussions internally about other approaches or ways to mitigate that or -- or has there been any discussion or planning or trying to solve for that? Bensky: Yes. Let me grab my laptop. I actually do have an additional image that will help answer this a little bit better. One second. Smith: Okay. Thank you. Bensky: And to clarify, Commissioner Smith, you are speaking of these units right here on the northeast side? Or are you talking -- Smith: I'm talking about the -- the north -- that's the northwest. I'm talking about the northeast right against Venable. Bensky: Okay. On that corner. Smith: Yeah. Bensky: Okay. Thank you. So, we have looked at different configurations. We had tried doing a three attached there instead to, obviously, make that a little bit less. What ended up happening is kind of a game of rotation. So, instead it ends up putting two fours over here and, then, same thing -- this is a single user -- or a single residential with this out lot out here. It -- it was really difficult to figure out essentially who ends up with an additional lot. I don't want it to sound like we weren't thoughtful in this process, but when you have a backyard neighbor who has that corner lot, whose lot ends up being I guess trapezoidal in the backyard, it is really hard to accommodate how many lots and units are back there. I have an image of what that looks like streetwise. So, this is actually their backyard, the house in the brown. It looks a lot wider on the aerial than it does in -- like when you are doing a street view. So, I took that based off of like that yellow star. That's where that is. So, I don't know if that helps with that qualm at all, but it is -- I mean it is difficult to plan those lots when -- when the backyard itself is like that. When you look at all the other neighbors, when it's a two-to-one ratio with all their other neighbors, it's just because it's a corner lot. F17] Meridian Planning&Zoning Commission February 19,2026 Page 15 of 18 Smith: Thank you. Perreault: Madam Chair? Lorcher: Commissioner Perreault. Perreault: So, I was just looking at the kind of ratios or percentages of residential to other uses in this mixed-use community area and it feels very heavy on the residential. know you already have a CUP that's approved for a similar size project. So, it's not something that's necessarily going to be anything that staff would assess at this point, but just wondering if you took any of that into account and -- or had made that a consideration as your, you know, requesting to change this to TN-R? Bensky: Yes. It is one of -- Madam Chair, Commissioner, it is one of the considerations we make when we are rezoning, especially when it's in a mixed-use area. We do work closely with staff to make sure that we are not hitting over the threshold of what's allowed in those residential uses and we do try to look at not just what's in within that mixed-use area, but even further than that. Usually if the residents can benefit from more than just what's directly adjacent to them we also take that into account. Lorcher: Any other questions for the applicant? Okay. Thank you very much. Bensky: Thank you. Lorcher: May I get a motion to close the public hearing? Smith: So moved. Stoll: Second. It's been moved and seconded to close the public hearing for Driftwood Townhomes. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. Lorcher: I know that the site is small and they have adjusted it, but the previous application that was approved for two-story and three story there before, even though there is more -- technically more units, it's -- we lose the -- some of the height and the density as far as the number of apartments are concerned and they did mention that the north boundary did not change. So, since we have already -- we have approved it before, I don't know if we had heartburn when we approved it before or not and there is nobody here for public testimony in regard to those adjacent lots to the north. I don't -- I don't have a problem with the way they have set it up right now. I think whenever there is going to be density, you know, drive aisles and service trucks and garbage and Amazon trucks and whatever that is always going to be a challenge, because that's the way our community works these days where we are seeing more possible box trucks, but I do know Amazon delivers with a lot of vans as well and that's just part of our way we do business these days. People like it home delivered. So, again, the -- the parking F18 Meridian Planning&Zoning Commission February 19,2026 Page 16 of 18 stalls -- although it would be lovely to see more, but the fact that each driveway has two spots that you can park around the entire alley load with a couple extra, I'm okay with that as well. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: Yeah. I -- I think I tend to agree. There is a lot of things that give me -- I have -- you know, I have nitpicks with this that I would like to -- you know, if I could wave a magic wand I would like to see a little bit different, but I don't think there is anything in here that is outright offensive to me. I think I -- I -- I am big on mixed-use, not just meaning residential next to commercial, I do think that this is kind of small enough of a project where it naturally integrates with the surrounding area, contrary to some others that are -- are much larger kind of neighborhood block size kind of breakups. So, I don't really have too much of concern with this. Sure, I would like to see a little bit better of a transition in that one corner. Sure, I would like to see a little bit better of a parking scenario, but I don't think there is anything that is, you know, crippling to this project kind of the changes that have been made that we shouldn't approve it if we have approved it already. Lorcher: Okay. Thank you. Perreault: Madam Chair? Lorcher: Commissioner Perreault. Perreault: So, I really appreciate that -- that Brighton's taken in to consideration to have townhomes that -- that can be owner occupied. That's really an important part of our community and I realize all of the -- the adjustments and stressors that come with urbanization and -- but, I -- I just am -- for -- for me I'm just not in agreement with a rezone from C-C to TN-R. I really feel like it's too heavy residential in this area for the mixed-use community intention. I -- this whole corridor on Ustick Road from Linder to Meridian Road just doesn't have a lot of community serving uses. Got a little down at the end of Linder Road. We don't have any on the -- on the -- you know, on the Meridian Road side. There is just -- just a small couple of businesses there, but because of the park there just isn't a lot of -- of community serving uses. So, I would really prefer for this to stay -- to -- to not be a residential use. So, that being said I -- I will be voting in denial this evening. Lorcher: Okay. Thank you. Stoll: Madam Chair? Lorcher: Commissioner Stoll. F-19 Meridian Planning&Zoning Commission February 19,2026 Page 17 of 18 Stoll: I like the project. It's I think a nice -- nice compromise on the transition between the -- the area for the residential. I appreciate the fact that there is concern regarding traffic. I have that same concern regarding the increasing amount of traffic in our community, but it doesn't meet the -- ACHD's warrant for a signal -- signal to be put into place and I think that the Parks Department and the applicants have come up with an approach that will actually get the signal put into place, if the agreement can be completed between the three parties, in a faster time period than if we just wait for ACHD to do it to -- when it meets their warrants. So, I will be voting in favor of the application. Lorcher: Okay. Any other comments? Smith: I guess, Madam Chair, I -- I would ask if we could pull up the requested change for the modification -- requested modification if that's what we want to add before anyone makes a motion, just so we can make sure we get that right. Lorcher: Sonya, do we have to add it into our motion or is it already in the staff report? Allen: Chairman, it is not in the staff report. It was in the applicant's response to the staff report. It's in the public record. Lorcher: Okay. Allen: If you would like me to read it off I could -- can. Smith: I guess, yeah, I just -- I just want to make sure we are -- we are changing it to the -- to the right verbiage if-- if staff and the applicant are in -- in agreement. Lorcher: Thank you. Smith: Or if there is a second reference as -- as defined in this -- yeah. I will -- I will -- I have this here. Lorcher: Okay. Smith: We can pass. We will make do. Lorcher: All right. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: After considering all staff, applicant and public testimony I move to recommend approval to City Council of File No. H-2025-0051 as presented in the staff report with a modification to re -- to -- to modify Condition 4.A.1.4 to read as follows: Settlers Park 20 Meridian Planning&Zoning Commission February 19,2026 Page 18 of 18 requires a signal at Venable-Ustick intersection as part of their mitigation for the future community center. The developer will -- will continue to pursue a cooperative development agreement if the city's Parks Department, ACHD and the developer enter into CDA the developer will manage the construction of the signal. Sandoval: Second. Lorcher: It's been moved and seconded to approve Driftwood Townhome Subdivision with the one modification for signalization. All those in favor say aye. Any of those opposed? Perreault: Nay. Lorcher: And one nay. Motion carries. Thank you very much. MOTION CARRIED: SIX AYES. ONE NAY. Lorcher: May I have one more motion, please? Stoll: Move to adjourn. Smith: Second. Lorcher: It's been moved and seconded to adjourn. All those in favor say aye. Any opposed? Motion carries. Thank you very much. MOTION CARRIED: SIX AYES. ONE ABSENT. MEETING ADJOURNED AT 6:50 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED 3 I 5 12026 MARIA LORCHER - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK F21 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve Minutes of the February 05, 2026 Planning and Zoning Commissioner Meeting 4 Meridian Planning&Zoning Commission February 5,2026 Page 37 of 37 Sandoval: Yeah, Mr. Vice-Chair. I agree, you know, that -- the traffic has already been addressed. I'm not going to talk about that. The buffers are great on this. I think overall it's a -- it's a good plan and definitely in favor of recommending approval. Smith: Commissioners, any other comments, thoughts, motions? I can make one if you would rather -- Stoll: Nope. I will -- I will do it. That's fine. Mr. Vice-Chair, after considering all staff, applicants and public testimony, I move to recommend approval to the City Council of File No. H-2025-0047 as presented in the staff report for the hearing date of February 5th, 2026. Perreault: Mr. Vice-Chair? Smith: Commissioner Perreault. Perreault: I would like to second the motion and I would like to say one -- one thing. I would encourage you all to go to the City Council hearing and share with them what you have shared with us, because they are a different body and they take different things we have a -- kind of a different purpose to some extent than they do. So, they will they will take your -- your concerns and consideration there as well. So, I second that motion. Smith: Moved and seconded. All those in favor say aye. Any opposed? Motion carries. Thank you very much. MOTION CARRIED: FOUR AYES. TWO ABSENT. Smith: With that I will take one final motion. Stoll: Move to adjourn. Perreault: Second. Smith: It's been moved and seconded. All those in favor say aye. Any opposed? MOTION CARRIED: FOUR AYES. TWO ABSENT. MEETING ADJOURNED AT 8:03 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED Maria Lorcher, Commission President, 2-19-2026 Chris Johnson, City Clerk F41 E K IDIAN:--- iuAn Planning and Zoning Presentations and outline Changes to Agenda: ® Item#2 Rolling Hills - Requires a continuance due to the site not being posted correctly. ® Item#5: Syringa Crossing (H-2025.0007)—Applicant requests continuance to March 19e, in order to address Staff's reasons for their recommendation of denial. Item#3: The Tee Box CUP(H-2025-0056) Application(s): ➢ CUP Size of property, existing zoning,and location: This site consists of 1.427 acres of land,zoned I-L, located at 535 N. Locust Grove Road. History: The subject property is part of an existing subdivision(Lot 2, Block 3 Railside Park)that was recorded in 1997. Lot 2, Block 3 of the Railside Park Subdivision; CZC-05-059; CUP-05-; CUP-12-011; CUP-12-019 Comprehensive Plan FLUM Designation: Industrial Summary of Request: Conditional Use Permit(CUP) is requested to operate a golf and fitness personal training facility from an approximately 4,000 square foot tenant space in an existing 16,000 square foot industrial building on 1.427 acres of land in the I-L zoning district.This includes golf simulator bays, a fitness area, and a putting green. Written Testimony: None Staff Recommendation:Approval with proposed conditions Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2025-0056, as presented in the staff report for the hearing date of February 19, 2026,with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2025- 0056, as presented during the hearing on February 19, 2026,for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2025-0056 to the hearing date of(insert continued hearing date here)for the following reason(s): (You should state specific reason(s)for continuance) Item#4: Driftwood Townhomes Subdivision (H-2025.0051) Application(s): ➢ Development Agreement Modification ➢ Rezone ➢ Preliminary Plat Size of property, existing zoning, and location: This site consists of 4.81 acres of land,zoned C-C,generally located north of W. Ustick Rd., on the west side of N.Venable Ave. Comprehensive Plan FLUM Designation: MU-C(Mixed Use—Community) History: This property was annexed with C-C zoning in 2008 for a commercial development; a DA was required with the annexation which was later modified in 2016.A new DA was approved in 2022,which replaced the earlier agreements, and changed the use from commercial to MFR. The existing development plan allows for the development of(57)2-and 3-story townhouse-style multi-family dwelling units on one building lot on the northern portion of the property at a gross density of 11.85 units/acre; and (2)commercial buildings on the southern portion of the property. Summary of Request: The Applicant proposes a new DA for the northern portion of the property with a new conceptual development plan for(61) 2-story townhouse dwellings on individual building lots&updated building elevations. The proposed development plan is very similar to the previous plan except the community center and plaza area has been removed and (4)additional dwelling units are proposed for an increase in density of 0.83 units/acre. The same number of dwelling units is proposed adjacent to existing homes to the north in Woodburn Subdivision and to the west in Woodburn West Subdivision;one(1)fewer unit is proposed along the west boundary adjacent to the large residential parcel.The additional units are located along the east boundary of the site adjacent to Venable Ave.,which shouldn't impact adjacent residential properties.A mix of front-loaded &alley-loaded townhome dwellings are proposed with access provided from internal private streets and alleys. The proposed townhome dwellings are a desired housing type in the MU-C FLUM designation and the proposed density of 12.68 units per acre is consistent with the desired density range of 6 to 15 units per acre. A rezone of 5.01 acres of land is requested from the C-C to the TN-R zoning district to accommodate the proposed development plan. A preliminary plat is proposed to re-subdivide Lot 1, Block 1, Driftwood Subdivision into 61 building lots&5 common/other lots with private streets on 4.81 acres of land in the TN-R district. Subdivision of the property will allow individual units to be sold,which should allow for owner-occupied and rental options rather than just rental options. The subdivision is proposed to develop in one phase. Access is proposed via N. Buckstone PI., a local street at the north boundary of the site; and Wind Drift Ln., a proposed private street along the south boundary of the site via N.Venable Ave., a collector street. Private streets&alleys are proposed for internal access. The Director has approved the private streets contingent upon Council's approval of the proposed plat. Sidewalks are proposed along internal streets except along the eastern north/south alley—Staff recommends a 4'wide sidewalk is provided along the west side of Alley A for safe pedestrian access. Because this site is below 5 acres in size,qualified open space&site amenities are not required.A total of 0.51 acres of common open space is provided along with a dog waste station as a pedestrian focuses amenity. Settler's Park exists to the east,which is approximately an 11 minute walk and provides active&passive recreational opportunities.Additionally, a City community center is planned directly across Venable Ave,tot the east,which will provide additional recreation &amenities. Written Testimony: Eli Benski, Brighton Corp. (Applicant)—Request for a modification to DA provision# Staff Recommendation:Approval w/conditions Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2025-0051, as presented in the staff report for the hearing date of February 19, 2026,with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2025- 0051, as presented during the hearing on February 19, 2026,for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2025-0051 to the hearing date of(insert continued hearing date here)for the following reason(s): (You should state specific reason(s)for continuance) h2 Planning and Zoning February 19, 2026Commission Meeting Zoning MapAerialFLUM The two garbage bins located near the front entrance shall be either screened per enclosure. 12.B or relocated to the rear of the property next to the existing -3A-UDC 11 Zoning MapAerialFLUM W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Rolling Hills (H-2025-0040) by The Architects Office, located at 1560 Rolling Hill Dr. (Parcel #R7555000032), 1520 Rolling Hill Dr. (Parcel #R7555000041), 1480 Rolling Hill Dr. (Parcel #R7555000050), 4270 E. Overland Dr. (Parcel #R7555000015 and Parcel #R7555000025), 4240 E. Overland Rd. (Parcel #R7444000022 Application Requires Continuance A. Request: Annexation of 8.16 acres of land with the C-C zoning to construct 184 vertically integrated residential units and 18,226 sq,ft. of commercial space across four (4) buildings. 42 Development Application Transmittal Link to Project Application: Rolling Hill AZ H-2025-0040 Hearing Date: February 19, 2026 Assigned Planner: Nick Napoli To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)_meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331Email: cityclerk(cD_meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received bV CitV of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and maV be released upon request, unless exempt from disclosure by law. F43 W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for The Tee Box (H-2025-0056) by Nicholas Brady and Samual J. Brady Architects, located at 535 N. Locust Grove Rd. Request: Conditional Use Permit to operate an indoor recreation facility (a golf and fitness personal training facility) in an existing 4,000 sq.ft. tenant space within an existing 16,000 sq.ft industrial building on 1.427 acres of land in the I-L zoning district. 44 PUBLIC HEARING SIGN IN SHEET DATE: February 19, 2026 ITEM #3 PROJECT NAME: The Tee Box (H-2025-0056) by Nicholas Brady and Samual J.Brady Architects, located at 535 N. Locust Grove Rd. I wish to testify Your Full Name Your Full Address Representing (mark X (Please Print) HOA? if yes) 1 2 3 4 5 6 7 8 4 9 10 11 12 13 14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--, DEPARTMENT REPORT HEARING 2/19/2026 Legend " DATE: Project Location m TO: Planning&Zoning Commission Area of Impact J W= City Limits FROM: Linda Ritter,Associate Planner 0 Analysis - 208-884-5533 lritter@meridiancity.org � �- m APPLICANT: Nicholas Brady, Samuel J.Brady Lr TL Architects it SUBJECT: H-2025-0056 8 The Tee Box LOCATION: 535 N. Locust Grove Road,the site is -i located on a portion of the NE 1/4 of the SE 1/4 in Section 7, Township 3N, Range ' -- 1E,Parcel No. R7326471400 I. PROJECT OVERVIEW A. Summary Conditional Use Permit(CUP)is requested to operate a golf and fitness personal training facility from an approximately 4,000 square foot tenant space in an existing 16,000 square foot industrial building on 1.427 acres of land in the I-L zoning district. This includes golf simulator bays, a fitness area,and a putting green. B. Issues/Waivers None C. Recommendation Staff recommends approval of the proposed conditional use permit with the conditions in Section IV per the Findings in Section V. D. Decision City of Meridian I Department Report 1. Project Overview ■ I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Industrial - Proposed Land Use(s) Indoor Recreation Facility - Existing Zoning I-L VII.A.2 Proposed Zoning I-L Adopted FLUM Designation General Industrial VII.A.3 Proposed FLUM Designation General Industrial Table 2: Process Facts Description Details Preapplication Meeting date 11/18/2025 Neighborhood Meeting 12/2/2025 Site posting date 2/7/2026 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District iV.0 • Comments Received Yes, Staff Report - • Commission Action Required No - • Access E. Commercial Drive—Local Road - • Traffic Level of Service N/A - ITD Comments Received Yes,Letter Meridian Fire No Comment Meridian Police No Comment Meridian Public Works Wastewater • Distance to Mainline Available at the site • Impacts or Concerns Flow is committed Meridian Public Works Water • Distance to Mainline Available at the site • Impacts or Concerns No changes to public water infrastructure shown in record. Any changes must be approved by public works.This includes hydrants or the abandonment of water mains. Note: City/Agency Comments and Conditions Section and public record for all department/agency comments received. The Tee Box-CUP H-2025-0056 (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:R7326471400 Date Retrieved:2026/1/15 Parcel Count Parcel Acreage Infill Indicator: 547 Surrounding Area 263 1 O 4 ,p Not city 4k 4; ® City Limits 2,488 1,585. ■ Not City 7 Household Household& Population Growth Households 02020 Population Change:20.7°I° Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 Use Types Residential Addresses All Addresses ■ Single-family Multi-family (90% 0% ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved Approved 0 500 1000 1500 2000 0 500 1000 1500 2000 ■ Single-family ❑ Multi-family City of Meridian Department Report II. Community Metrics ■ Single-family y 2.00 1,000 1.50 *' Residential 1.34 Parcel Diversity a 1.00 500 U 0 Parcel Count 0.50 [0 L a.10 a Average Acres 0.00 0 R-2 R-4 8 R-15 Average Single-family Density by Zoning Average 15.00 i Residential Net Density 10.00 E)10.37 Q 5.00 05.54 05.58 6.47 0.00 0.75 Dwelling Units 1 Acre R-2 R-4 R-8 R-15 Notes: See VIII.Additional Notes&Details for Staff Report Maps, Tables, and Charts Figure 3: Service Impact Summary Service Impact � � Ready Marginal Caution a ye e�'e� �o�a Fite o\`�e spa a��'•� ���O� a 011 poi a� oaf Notes: See VIII.Additional Notes&Details for Staff Report 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 Industrial on the Future Land Use Map(FLUM). The purpose of the General Industrial designation allows a range of uses that support industrial and commercial activities. Industrial uses may include warehouses, storage units, light manufacturing, flex,and incidental retail and office uses. In some cases,uses may include processing,manufacturing,warehouses, storage units,and industrial support activities. Sample zoning include: I-L and I-H. The Applicant proposes to retrofit the existing industrial space with 3-4 golf simulator bays, state of the art putting surface, and a small fitness area with weights and golf related exercises, an office/conference room. The building was approved under an administrative application(CZC- 05-059). This property is part of the larger Railside Park Subdivision that was recorded on March 27, 1997. Table 4: Proiect Overview Description Details History Lot 2,Block 3 of the Railside Park Subdivision;CZC-05-059;CUP-05-; CUP-12-011;CUP-12-019 Acreage 1.427 B. History The subject property is part of an existing subdivision(Lot 2,Block 3 Railside Park)that was recorded in 1997. The Applicant proposes an indoor recreation facility(i.e. an indoor golf simulator,putting surface and small fitness area)within a portion of an existing industrial building. The industrial building was approved under an administrative application(CZC-05-059)with 23 parking stalls (2 handicap)along the eastern property line as the code in existence at the time(MCC 11- 5413-B) required one space per 1000 square feet of warehouse, and-MCC 11-5213-B required one per 400 square feet for professional office space. The proposed tilt-up building required 22 parking stalls for 12,000 sq/ft of warehouse and 4,000 sq/ft of office space. The proposed development met the minimum requirement of parking for the use. Per UDC 11-2C-2,indoor recreational facilities are allowed in the I-L zoning district with the approval of a Conditional Use Permit. Other businesses located within the existing building include martial arts,heating and air conditioning, firearms academy and a physical therapist. The property has the Snider Lateral to the south,N. Locust Grove to the east,Everything Air Heating and Cooling to the west and Big Wood Cabinets to the north. It is also important to note that this building was constructed to industrial parking standards. The applicant has indicated the indoor golf facility has the capacity to allow a maximum of eighteen (18)clients at a time and with a total of sixty-three(63)parking spaces for the entire building without assigned parking. Therefore, Staff finds the proposed golf simulator and fitness area should be an appropriate use in the Industrial designation for the reasons noted above. Although indoor recreation facilities are not standard uses within industrial zones,they may be considered through a Conditional Use Permit. As such,the Planning and Zoning Commission City of Meridian I Department Report III. Staff Analysis ■ should evaluate whether continued expansion of commercial uses within industrial areas remains appropriate. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): There is an existing industrial building on the site that was approved on May 13, 2025 under the review of CZC-05-059. 2. Proposed Use Analysis (UDC 11-2): The proposed use of an indoor recreation facility(golf and fitness personal training facility) is a conditional use in the I-L zoning. The I-L zoning and FLUM designation is meant to provide opportunities for low-impact business areas which typically includes professional offices,research and development, etc. This use adheres to Policy 3.07.02B,which promotes a mix of land uses that ensures connectivity,livability, and economic vitality. While industrial uses are intended in the area,an indoor recreation facility can be approved through a conditional use permit. The applicant has indicated a maximum of 1-18 people will be at the facility at any given time. The applicant is not proposing any outdoor activity from the golf and fitness personal training facility. 3. Dimensional Standards (UDC 11-2): This is an existing structure which met the dimensional standards for the I-L zoning district for setbacks,building height, and proposed use at the time of construction. 4. Specific Use Standards (UDC 11-4-3): A. General standards. 1. All outdoor recreation areas and structures that are not fully enclosed shall maintain a minimum setback of one hundred(100)feet from any abutting residential districts. The playing areas of golf courses, including golf tees,fairways, and greens, are an exception to this standard. No outdoor recreation areas are proposed; all activities will take place within the building. 2. No outdoor event or activity center shall be located within fifty(50)feet of any property line and shall operate only between the hours of 6:00 a.m. and 11:00 p.m. No outdoor events or activities are proposed. 3. Accessory uses including, but not limited to, retail, equipment rental, restaurant and drinking establishments, may be allowed if designed to serve patrons of the use only. Noted. 4. Outdoor speaker systems shall comply with section 11-3A-13, "outdoor speaker systems", of this title. No outdoor speakers are proposed. B. Additional standards for swimming pools.Any outdoor swimming pool shall be completely enclosed within a six-foot nonscalable fence that meets the requirements of the building code in accord with title 10, chapter 1, of this Code. Not applicable. C. Additional standards for outdoor stage or musical venue. Any use with a capacity of one hundred(100)seats or more or within one thousand(1,000)feet of a residence or a residential district shall be subject to approval of a conditional use permit. No outdoor stage or musical venue is proposed. D. Outdoor lighting, including lighted fields, designed for the site shall comply with Section 11-3A-11, "outdoor lighting,"of this title. These standards may be modified through the approval of a conditional use permit. Noted City of Meridian I Department Report III. Staff Analysis ■ D. Design Standards Analysis 1. Landscaping (UDC 11-3B): The site has already been approved under permit CZC-05-059 and no additional landscaping improvements will be required. 2. Parking (UDC 11-3C): i. Nonresidential parking analysis Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6B for nonresidential buildings based on the gross floor area of the flex building and the area of the office for the self-storage facility at the ratio of 1 space per 2,000 square feet. A total of 23 parking spaces were provided and approved for the building under Permit CZC-05-059. Over the years, a series of conditional use and administrative permits have been approved, resulting in increased parking to meet commercial, rather than industrial parking requirements. At present, the site provides sufficient parking. 3. Building Elevations (Comp Plan,Architectural Standards Manual): The approved building elevations were submitted and approved for the industrial building as shown in Section VII.G. As stated throughout this report, these elevations have already been approved through the administrative process and the building is already existing. The submitted elevations are for supplementary purposes only. E. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Access to the site is via E. Commerce Drive,a local road. 2. Sidewalks (UDC 11-3A-17): There are existing sidewalks along N. Locust Grove Road and E. Commerce Drive. No additional frontage improvements are required as part of this application. F. Services Analysis 1. Pressurized Irrigation(UDC 11-3A-15): There is existing pressurized irrigation to the site. 2. Storm Drainage (UDC 11-3A-18): Storm drainage is required to comply with the standards listed in UDC 11-3A-18. 3. Utilities (Comp Plan 3.03.03G, UDC 11-3A-21): Development was connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments were constructed in conformance with the City of Meridian Water and Sewer System Master Plans that were in effect at the time of development.All utilities are available to the site. Water main,fire hydrant and water service required a twenty foot(20) wide easement that extends ten (10)feet past the end of main, hydrant, or water meter. No permanent structures, including trees are allowed inside the easement. Comprehensive Plan policy 3.03.03G requires urban infrastructure be provided for all new developments, including curb and gutter, sidewalks, water and sewer utilities. City of Meridian I Department Report III. Staff Analysis ■ IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. The applicant shall comply with the site plan,landscape plan, and building elevations approved with CZC-05-059(Railside Tilt Up). 2. The Applicant shall comply with the specific use standards listed in UDC 11-4-3-2—Arts, Entertainment or Recreation Facility,Indoors and Outdoors,including but not limited to the following: • Accessory uses including,but not limited to,retail, equipment rental,restaurant, and drinking establishments may be allowed if designed to serve patrons of the use only, and not the general public. • All outdoor recreation areas and structures that are not fully enclosed shall maintain a minimum setback of one hundred feet(100')from any abutting residential districts. The playing areas of golf courses, including golf tees, fairways,and greens, are an exception to this standard. (Ord. 07-1325, 7-10-2007). • No outdoor event or activity center shall be located within fifty feet(50') of any property line and shall operate only between the hours of six o'clock(6:00)A.M. and eleven o'clock(11:00)P.M. • Outdoor speaker systems shall comply with section 11-3A-13, "Outdoor Speaker Systems", of this title. 3. The two garbage bins located near the front entrance shall be either screened per UDC 11- 3A-12.B or relocated to the rear of the property next to the existing enclosure. 4. The applicant shall not be required to submit a Certificate of Zoning Compliance application to commence the proposed use on this site. Planning staff will review and approve the commencement of the use through the Tenant Improvement and/or Certificate of Occupancy submitted to the Community Development Department. All interior modifications(tenant improvements)associated with the use must receive all required permits and inspections from the Building Division of the Community Development Department prior to operation of the indoor recreation facility. 5. The conditional use permit is valid for a maximum period of two (2)years unless otherwise approved by the City. During this time,the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval,and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6. A time extension may be requested asset forth in UDC 11-513-617. B. Idaho Department of Environmental Quality(DEQ) httgs://weblink.meridiancity.org/WebLink/browse.aspx?id=428605&dbid=0&repo=MeridianCit X C. Ada County Highway District(ACHD) https:llweblink.meridiancity.org WWebLink/Browse.aspx?id=428605&dbid=0&Mpo=MeridianCit X D. Idaho Transportation Department(ITD) https:llweblink.meridiancity.oLvlWebLinklbrowse.aspx?id=428605&dbid=0&repo=MeridianCit X City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ V. FINDINGS A. Conditional Use(UDC 11-5B-6E) The commission shall base its determination on the conditional use permit request upon the following: l. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The site meets all the dimensional and development regulations of the I-L zoning district for the proposed use. Therefore, Stafffinds the site is large enough to accommodate the proposed use. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Stafffinds the proposed use will be harmonious with the Comprehensive Plan in that it will provide an indoor recreation use which will contribute to the mix of uses desired in the Industrial Comprehensive designation as desired. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Stafffinds the design, construction, operation and maintenance of the proposed use with the conditions imposed, should be compatible with other uses in the general vicinity but may moderately change the character of the area due to the limited I-L zoning within the City. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. Stafffinds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures, refuse disposal,water,and sewer. Stafffinds the proposed use will be served by essential public facilities and services as required. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Stafffinds the proposed use will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. Stafffinds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance. Stafffinds the proposed use will not result in the destruction, loss or damage of any such features. 9. Additional findings for the alteration or extension of a nonconforming use: Not applicable City of Meridian I Department Report V. Findings ■ 10. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and, Not applicable 11. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. Not applicable VI. ACTION A. Staff: Staff recommends approval of the proposed Conditional Use Permit per the provisions included in Section IV in accord with the Findings in Section V. B. Commission: Pending City of Meridian I Department Report VI. Action ■ FAIRYIEW ject Location a of Impact uAnalysis Zu PINE MR INSI DWI �.. F.RANKLIN — uJ Ce - �---`� s CS, It Qua_ A■■R Legend Project FAIRYIEW Location Area of Impact Analysis ;I CID 0 NEE �.r u J� J ILL: ••■n... o PINE ■ �� • z • a ON C r W O �1■► 1111�� � ' FRANKM— �� �■ ■ � �iiiii■■■■iii�■ Legend ui FAIR) EProject Location �� -- •1■ - Area of Impact LU � LU R �� rIr�/lunar■,1►1 {, 9i „ii�N' llll• -/Irli�11�� p�llll O -�Lllllilll � - PINE _ - re.a •Im J IIr W lalr�■� ''NW6� IIIIL� - ■ i1111�1 q e 1:It17� 1:IIIE — FRANKLIN M.s�`Y. r I ■ � , ' r■■ r - 1111111 r- �--}-t-••ter^^�rrrl�N�l���■ Legend FAIRY�.��I_�'■■MEN— ■■ Project Location _a of Impact Ji!ram In NINE City Limits Planned Parcels rM 1. ntn a=_ :=1 ��"w`d ■■ • /Analysis Magid m - •��nin�. �I�.I�f r�`, nlll _� ■1■■I� PINE •II11 mm r�uLU ri �+ J�11111111 I��■■�� �o� F. ..NKL-IN ��� � r... ■ �� ■■II !�i11■■ii iiiiiOiii�il■■■■■i[. �coc'i•�c�eaa �-/aee�+_ea_s:�;:r,l; irrli� _� I Orl Iil+ .� .`_�.�nnrlrrr .■ �lo■■� Dinl n • Isi .�.`p�l+r•�. elm' !r 5. Map Notes Nearby Recent Preliminary Plats(within last 5-years) H-2019-0004 H-2019-0007 H-2019-0112 H-2019-0149 H-2019-0142 H-2019-0115 H-2020-0015 H-2020-0054 H-2020-0076 H-2020-0126 H-2021-0017 H-2021-0043 H-2021-0049 H-2021-0069 H-2021-0077 H-2021-0097 H-2022-0040 H-2022-0013 H-2023-0022 H-2023-0025 H-2023-0032 H-2023-0044 H-2023-0048 H-2017-0011 H-2023-0073 H-2024-0008 H-2024-0038 H-2025-0021 H-2024-0071 Nearby Recent Conditional Use Permits(within last 5-years) H-2020-0029 H-2021-0082 H-2017-0058 H-2022-0013 H-2024-0071 City of Meridian I Department Report VII. Exhibits ■ xr f c, 3t Pw— proo � y 4., 4J` � 7 I DepartmentCity of Meridian 10 C. Service Accessibility Report PARCEL R7326471400 SERVICE ACCESSIBILITY Overall Score: 37 87th Percentile Description Location In City Limits GREEN Extension Sewer Trunkshed mains ¢ 500 ft.from parcel GREEN Floodplain Either not within the 100 yr floodplain or > 2 acres GREEN Emergency Services Fire Response time < 5 min. GREEN Reporting District meets response time goals most of Emergency Services Police GREEN the time Pathways Within 114 mile of current pathways GREEN Transit Within 114 mile of current transit route GREEN Arterial Road Buildout Status Ultimate configuration (# of lanes in master streets GREEN plan) matches existing of lanes) School Walking Proximity Within 112 mile walking GREEN Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Park WalkaWity No park within walking distance by park type RED Report generated on 01-15-2026 by MERIDIAN\Iritter City of Meridian I Department Report VII. Exhibits ■ A Site Plan(date: 12/9/2025) OMME.T.7r ,Or MR uxctM.uw�aziii oreuauwwvm O U�iU�jG[f'a g _ i1rY e i - *IWF T T -L%i �. TEE BOX srre xw i ASA City of Meridian Department Report VII. Exhibits ■ E. Approved Landscape Plan(5/13/05) �= RA L&DE PARK TILT-LAP LOT R,BR pA 3,RAILBIDE PASMRIDIA 8U6- mO ® g „ A�WO!fP][�t•N rRilM I Mt q+�u.a qi de wexHwe oeta. ! �� d11 Il l�PbL,Gt GEIERAL. 1� Y wwe.S L=W,�w'I •_•m--..-. *aws.......ve«m wnwnm. -LI d n[m�imiCipe]i efs.wsllu me s�ifEry 11!A®LCCiG q.va Mlllp ix[.w arc City of Meridian Department Report VII. Exhibits ■ F. Floor Plan(date: 12/9/2025) F)--------- -------- ------- ----- -------------------------- --------------------------- ---------------t------------- -- A-- TEE un BOX A1.1 City of Meridian Department Report VII. Exhibits G. Approved Building Elevations(5/13/05) 1 _ nor M.RVQS9Cocm - F'"nIffln H Rif �lR1411C�nJ G �Q9�1Fr'0� •�Q�s ii i 7 City of Meridian Department Report VII. Exhibits ■ VIII. ADDITIONAL NOTES & DETAILS FOR STAFF REPORT 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 conditions, and on the other end Level F represents forced flow with stop and go City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts ■ 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 Report Maps, Tables, and Charts ■ Development Application Transmittal Link to Project Application: The Tee Box CUP H-2025-0056 Hearing Date: February 19, 2026 Assigned Planner: Linda Ritter To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)_meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331Email: cityclerk(cD_meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received bV CitV of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and maV be released upon request, unless exempt from disclosure by law. F67 W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Driftwood Townhomes Subdivision (H-2025-0051) by Brighton Corporation, generally located north of W. Ustick Rd. (Parcel #R1931270100) on the west side of N. Venable Ln. A. Request: Development Agreement Modification for a new agreement for the subject property and update to the development plan and associated provisions from multi-family residential townhomes on individual lots. B. Request: Rezone of 5.01 acres of land from the C-C to the TN-R zoning district. C. Request: Preliminary Plat to re-subdivide Lot 1, Block 1, Driftwood Subdivision into 61 building lots and 5 common/other lots with private streets on 4.81 acres of land in the TN-R district. 68 PUBLIC HEARING SIGN IN SHEET DATE: February 19, 2026 ITEM #4 PROJECT NAME: Driftwood Townhomes Subdivision (H-2025-0051) by Brighton Corporation,, generally located north of W. Ustick Rd. (Parcel#R1931270100) on the west side of N. Venable Ln. I wish to testify Representing Your Full Name Your Full Address (mark X HOA? (Please Print) if yes) 2 0 � (0 V \O n 3 4 5 6 7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT C��fEFIDIANj, DEPARTMENT REPORT a a H o HEARING 2/19/2025 Legend R' -1 DATE: Project Location 1 � 1 0 TO: Planning&Zoning Commission C::Area of Impact " �w. '" �= City Limits FROM: Sonya Allen,Associate Planner Q Analysis ry J 208-884-5533 _t'ul ; � r sallen@meridiancity.org @ 91 APPLICANT: Brighton Corporation SUBJECT: H-2025-0051;A-2025-0152 i - s' EE Driftwood Townhomes Subdivision - LOCATION: Generally located north of W. Ustick Rd. � � I (Parcel#R 193 1270 100), on the west side ` . of N. Venable Ln., in the SE 1/4 of @ 3 � °J@ Section 36, TAN.,R.1 W. � pg,­ I. PROJECT OVERVIEW A. Summary The Applicant requests approval of the following development applications: • Development agreement modification for a new agreement for the subject property and update to the development plan and associated provisions from multi-family residential to townhomes on individual lots; • Rezone of 5.01 acres of land from the C-C to the TN-R zoning district; and • Preliminary plat to re-subdivide Lot 1,Block 1,Driftwood Subdivision into 61 building lots and 5 common/other lots with private streets on 4.81 acres of land in the TN-R district. B. Issues/Waivers The UDC (I 1-3F-4C.2c)requires a 5' wide attached sidewalk or 4' wide detached sidewalk to be provided on both sides of private streets. This requirement may be modified by the decision-making body if the Applicant can demonstrate that an alternative similar pedestrian path exists. The Director approved a modification to the standard to allow a 4' instead of 5' wide attached sidewalk along internal private streets,which still provides a similar pathway as required for a modification. C. Recommendation Staff. Approval Commission: Pending D. Decision Council: Pending City of Meridian I Department Report 1. Project Overview ■ 1I. COMMUNITY METRICS Table 1:Land Use Description Details Map Ref. Existing Land Use(s) Vacant/undeveloped land - Proposed Land Use(s) Townhome dwellings - Existing Zoning C-C(Community Commercial) VII.A.2 Proposed Zoning TN-R(Traditional Neighborhood Residential) Adopted FLUM Designation MU-C(Mixed Use—Community) VII.A.3 Table 2: Process Facts Description Details Preapplication Meeting date 9/9/2025 Neighborhood Meeting 10/23/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.D • Comments Received Yes(H-2023-0021 Driftwood Subdivision) - • Commission Action Required No F - • Access Access is proposed from the north via N.Buckstone Ave.,an existing local street;and W.Wind Drift Ln.,a proposed private street via N.Venable Ave.,a collector street. Private streets and alleys are proposed for internal access. ITD Comments Received Yes—no comments or concerns at this time. IV.E 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 None School District(s) No comments were received Error! Reference source not found. Note: See section IV. City/Agency Comments&Conditions for comments received. City of Meridian I Department Report II. Community Metrics ■ Figure 1: One-Mile Radius Existing Condition Metrics Household Change Household&Population Growth Households la 2020 Population Change:4.246 Population ■Growth (Household and Population Change since 2010 Decennial) - 10,000 20,000 30,000 40,000 Use Types Residential Addresses All Addresses ■ Single-family 11% 2% ® Multi-family Is ��� 29y ® Commerdal Preliminary Plats(last Sr-years) Conditional Use Permit [last 5-years] Proposed Proposed Pending PendiR° Approved Approved 0 20D -000 600 800 0 10D 200 300 400 ■ Single-family ® Multi-family 2-04 3,500 Single-family 3,000 Residential # 1-54 2,500 a Parcel Diversity 1-00 1,500 � ,540 OParcel Count 7; 4-50 1,000 u z 2 0.16 12 500 a ■Average Ac res � 4-04 C 0 R-2 R-4 R_I8 R-15 Average Single-family Density by Zoning Average 10.00 0 8.08 Residential Not Density 6,14 5-00 4.5T G .4 4-00 0.00 Dwelling Units I Acre R-2 R-4 R-6 R-15 Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics ■ Figure 2:ACHD Summary Metrics Capital Improvements Plan (CIP)f Integrated Five Year Work Plan (IFYWP): There are no roadways, bridges,or intersections in the general vicinity of the project that are in the District's CapitaJ Improvement Plan(CIP). + Venable Street is scheduled in the IFYVIIP to be established as a new bikeway corridor with wayfindingfbikeway signage, pavement markings, and enhanced crossings at Ustick Road. The design year is scheduled in 2024; no construction year has been determined at this time. 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 Ustick Road 635-feet Principal Arterial 1,045 Better than "D" Venable Avenue 615-feet Collector 108 Better than 0" k Acceptable level of service for a five-lane principal arterial is"E" (1,780 VPH). k Acceptable level of service for a two-lane collector is "D" (425 VPH). Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. III, STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The Applicant proposes a new Development Agreement(DA)to replace the existing agreement (Inst. #2022-008733),which governs development of the subject property as well as the property to the south. The new agreement will only be applicable to the subject northern portion of the property. The existing conceptual development plan approved for this site,included below in Section VII.D, is for a multi-family development consisting of(57)2 and 3-story townhouse-style dwelling units on one building lot on the northern portion of the site with a gross density of 11.85 units per acre. The southern portion of the site is approved to develop with two (2)commercial buildings. The proposed development plan is for 61 townhouse dwelling units on individual building lots with a gross density of 12.68 units per acre. The proposed design is essentially the same as the previous plan except for four(4) additional dwelling units and units on individual lots.A mix of front-loaded and alley-loaded townhome dwellings are proposed with access provided from internal private streets and alleys. The proposed density is only one (1)unit per acre greater than the existing entitlement and is still consistent with the density range of 6 to 15 units per acre desired in the Mixed Use—Community (MU-C)Future Land Use Map(FLUM)designation in the Comprehensive Plan. The same number of dwelling units is proposed adjacent to existing homes to the north in Woodburn Subdivision and to the west in Woodburn West Subdivision; one(1) fewer unit is proposed along the west boundary adjacent to the large residential parcel. The additional units are located along the east boundary of the site adjacent to Venable Ave.,which shouldn't impact adjacent residential properties. City of Meridian I Department Report III. Staff Analysis ■ As with the entitled development,the proposed development provides a transition in density and zoning with the proposed TN-R district and is a desired housing type in the MU-C designation. A mix of uses exist in close proximity to the site as shown on the exhibit below. Single - i FamUy Future - sat lers i Dwellings Community Park CeniERF 'A Mull-Family . Future ' CQrnmercial Single % Family Dwellings �� Multi FamNy Surrounding Land Uses To accommodate the proposed development plan and subdivision of the property,a Rezone of 5.01 acres of land is proposed from the C-C to the TN-R zoning district. A Preliminary Plat is proposed to re-subdivide Lot 1,Block 1,Driftwood Subdivision into 61 building lots and 5 common/other lots with private streets on 4.81 acres of land in the TN-R district. Subdivision of the property will allow individual units to be sold,which should allow for owner- occupied and rental options rather than just rental options. The subdivision is proposed to develop in one phase. Table 4: Proiect Overview Description Details History AZ-07-018 Settler's Square(Ord.#08-1364,DA Inst.4108059803);H- 2016-0074(MDA)(DA Inst.#2016-097989);H-2021-0072(MDA) (Settler's Square DA Inst.#2022-008733—this DA replaced all previous DA's);A-2022-0111 (CZC for site improvements including an internal shared access drive-aisle with detached sidewalk&associated landscaping and storm drainage);H-2023-0021 (PFP/CUP for a multi-family development—the final plat was recorded but the approved use was not commenced and expired on 8/23/25) Phasing Plan 1 Residential Units 61 Open Space NA Amenities NA Physical Features The site is fairly flat with no waterways or other notable physical features. Acreage i jJJJJL 4.81 acres ad Lots 61 building&5 common/other lots City of Meridian Department Report III. Staff Analysis ■ Description Details Density 12.68 units acre(gross); 18.19 units/acre(net) Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. B. History This property was annexed in 2008 as part of Settler's Square(AZ-07-018, Ord. #08-1364)with the requirement of a Development Agreement(DA) (Inst.#108059803). In 2016, a modification to the DA was approved(H-2016-0074—Inst.#2016-097989). In 2022, another modification was approved to the DA,which replaced all previous DA's (H-2021- 0072—Inst. #2022-008733).Also in 2022, a Certificate of Zoning Compliance was approved for site improvements including an internal shared access drive-aisle with detached sidewalk& associated landscaping and storm drainage,which runs along the southern boundary of this site(A- 2022-0111 Settlers Square Site Improvements). In 2023, a CUP for a multi-family development consisting of 57 townhome-style dwelling units and a combined preliminary&final plat consisting of three(3)building lots(1 residential and 2 commercial) and one(1)other lot on 9.01 acres in C-C district was approved(H-2023-002 1). A final plat was recorded but the CUP expired because the use was never commenced. C. Site Development and Use Analysis Comprehensive Plan Policy#2.02.02E—Encourage the development of high quality, dense residential and mixed-use areas near in and around Downtown,near employment,large shopping centers,public open spaces and parks, and along major transportation corridors, as shown on the Future Land Use Map. 1. Existing Structures/Site Improvements (UDC 11-1): There are no existing structures or improvements on this site. 2. Proposed Use Analysis (UDC 11-2): UDC Table 11-213-2 lists townhome dwellings as a principal permitted use in the TN-R district. Townhouses are listed as a sample use and TN-R zoning is listed as a sample zoning appropriate in the MU-C designation. 3. Dimensional Standards (UDC 11-2): Compliance with the standards for all traditional neighborhood districts in UDC 11-2D-3 and the standards for the TN-R district in UDC Table 11-2D-6 is required. D. Design Standards Analysis Comprehensive Plan Policy#2.02.02D—Apply appropriate design and construction standards to infill development in order to reduce adverse impacts to existing development. 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): All townhome structures are required to comply with the design standards listed in the Architectural Standards Manual. 2. Qualified Open Space&Amenities (Comp Plan, UDC 11-3G): The standards for qualified open space and site amenities in UDC 11-3G are applicable to all new townhouse developments of five(5)acres or more in size. In the TN-R district, a minimum of 15%qualified open space is required. Because this site is below 5 acres at 4.81 acres,these standards do not apply. The narrative states 10.65% (or 0.51 acres) of qualified open space is provided within the development,however not all of area counted"qualifies"per the standards in UDC 11-3G-3. A dog waste station is proposed as a pedestrian-focused amenity. City of Meridian I Department Report III. Staff Analysis ■ As shown on the exhibit below,this site is close to Settler's Park to the east,which is approximately an 11-minute walk to the center of the park, and provides active and passive recreational opportunities, including sports fields,walking paths, children's play equipment and gathering areas. Additionally, a City community center is planned directly across Venable Ave. to the east,which is approximately a 6-minute walk,that will provide additional opportunities for recreation and amenities. .,.. _ t ■ G Pedestrian Access to Regional Park 3. Landscaping (UDC 11-3B): i. Landscape buffers along streets A 13' wide street buffer is required along Venable Ave., a collector street,per UDC Table 11-2D-6.A 10'+wide street buffer exists adjacent to the southern boundary of the site along the private street(Wind Drift Ln.). Landscaping is required within the street buffer per the standards listed in UDC 11-3B-7C as proposed. ii. Tree preservation Mitigation is required for all existing trees 4"caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of 100% replacement per the standards in UDC 11-3B-1OC.5. There are no existing trees on the site that require mitigation. iii. Stormwater integration An adequate storm drainage system shall be required in all developments in accord with the city's adopted standards, specifications and ordinances per UDC 11-3A-18. Design and construction shall follow Best Management Practice as adopted by the city. A GeotechnicalGeotechnical Investigation report was submitted with this application, included in the public record. iv. Pathway landscaping Landscaping is required along all pathways per the standards listed in UDC 11-3B-12C. Minimum 5' wide landscape strips are required on each side of all pathways with landscaping consisting of a mix of trees(one per 100 linear feet), shrubs, lawn, and/or other vegetative groundcover. The required number of trees with a mix of shrubs,lawn and other vegetative groundcover is proposed. However, a 5' wide strip of landscaping is not provided as required along City of Meridian I Department Report III. Staff Analysis ■ the north side of the pathway that runs along the front property lines of Lots 43-48; alternative compliance may be requested to this standard if the required landscaping is not desired in that location. 4. Parking (UDC 11-3C): Off-street parking is required per the standards listed in UDC Table 11-3C-6 for townhouse dwellings;the number of parking spaces is based on the number of bedrooms per unit. All of the units will have 3 bedrooms;therefore, a minimum of four(4) spaces are required per unit as proposed,with two(2)in an enclosed garage and two(2) on a parking pad in front of the garage. Six(6) additional spaces are proposed for guest parking off N. Buckstone Ave. at the north boundary of the site. 5. Building Elevations (Comp Plan, Architectural Standards Manual): Conceptual building elevations were submitted for the proposed 2-story townhome structures, included below in Section VII.E. Two (2)types of townhouses are proposed consisting of alley- loaded and front-loaded units,in accord with UDC 11-2D-6C; some of the alley-loaded units front a mew. Final design is required to comply with the design standards in the Architectural Standards Manual. Review for compliance with these standards will take place with the Design Review application,which should be submitted and approved prior to submittal of building permit applications. Compliance with the lighting standards in UDC 11-2D-6F is required.All dwelling units shall have a minimum of two(2)lights at the front of the unit. All dwelling units on alley accessed properties shall have a minimum of two (2)lights along the alley. All lighting required in this section shall prevent uplighting and shall be on a photocell that activates the lighting at dusk and turns it off at dawn. 6. Fencing (UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. A 6' tall tan vinyl fence is proposed along the north and west perimeter boundaries of the subdivision and a 5' tall open vision metal fence is proposed along the east boundary of Lot 26 and the south boundary of Lot 2 as shown on the fencing plan below in Section VII.H. 7. Parkways (Comp Plan, UDC 11-3A-17): An 8' wide parkway is required along the collector street(Venable Ave.)planted with Class 11 trees per UDC Table 11-2D-6 and 11-3A-17E as proposed. E. Transportation Analysis Comprehensive Plan Policy#3.01.O1A—Evaluate comprehensive impacts of growth and consider City Master Plans and Strategic Plans in all land use decisions(e.g.,traffic impacts, school enrollment, and parks). 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Access is proposed via N. Buckstone Pl., a local stub street at the north boundary of the site; and Wind Drift Ln.,a proposed private street along the south boundary of the site via N. Venable Ave., a collector street. Private streets and alleys are proposed for internal access. 2. Multiuse Pathways (UDC I1-3A-5): No multi-use pathways are depicted on the Pathways Master Plan on this site. City of Meridian I Department Report III. Staff Analysis ■ 3. Pathways (Comp Plan, UDC 11-3A-8): All pathways are required to be constructed per the standards in UDC 11-3A-8. A short segment of pathway is proposed in the internal common area along the southern boundary of the site in front of Lots 43-48 and a pedestrian connection is provided to the sidewalk along Venable Ave. A pedestrian plan was submitted that shows internal pedestrian pathways and sidewalks along streets, included below in Section VII.I. 4. Sidewalks (UDC 11-3A-17): Sidewalks are required along all streets per the standards in UDC Table 11-2D-6, 11-3A-17 and 11-3F-4C.2c. A 5' wide detached sidewalk is required within the street buffer along N. Venable Ave., a collector street, and a 5' wide attached sidewalk or 4' wide detached sidewalk is required along the proposed private streets.A 5' wide detached sidewalk exists along both sides of the proposed private street adjacent to the southern boundary of the development. The Applicant requests Director approval of a modification to the requirement along private streets on Lot 1,Block 1 to allow a 4' instead of 5' wide attached sidewalk. Such modifications are allowed if the Applicant can demonstrate that an alternative similar pedestrian path exists. The Director finds the proposed sidewalk provides a similar pedestrian path as required for a modification;therefore,the modification is approved. Staff recommends an attached 4'wide sidewalk is provided along the west side of Alley A for safe pedestrian access within the development in accord with UDC 11-3F-4A.2. 5. Private Streets (UDC 11-3P--4): The Applicant requests Director approval of two(2)27' wide private streets on Lot 1,Block 1 and one(1) existing 33' wide drive aisle proposed as a private street adjacent to the southern boundary of the property on Lot 2,Block 1,Driftwood Subdivision as shown below. "".CC1 pF MFvi Rf i GALECREST LN (P) k I I I 2 I Lu LU w -� -y CO WIND DRIFT LNJ(P) "S'�P` w1uXE � rvur� l J REV—PMENi CfVELOPMENf e EY UIXENS BY OSHERS � ' 11 City of Meridian Department Report III. Staff Analysis ■ sr-o" 2' n'-6' 3-1 SCOALA 2.00% SLOPE 2.00%SLOPE 5 54�E yPA GUI 3: k 3-N g40� S�ppA.CUT 4' OF Y," MINUS CRUSHED GRAVEL CONCRETE SIDEWALK PER ISPWC EICTEND BASE MATERAL 12' OF 6' DRAWING SD-709. (INSTALL SIDEWALK 6"BEHIND CURB(TYP.) 3'ROLLED CURB&GUTTER MINUS PIT RUN AS SHOWN IN PLAN), PER I5PWC SO-702-(BOTH SIDES) 2.5"OF ASPHALT PAVEMENT 27' PRIVATE ROAD"SKY BREEZE, GALECREST LANE AND PRIVATE C-2"STREET SECTION - NTS - 27'-0' 2' 11'-V 11'-6" 2' J•X s�k�E�[ 2.00% SLOPE 2.013 SLOPE 3 A pF4 4" OF-" MI CRUSHED GRAVEL EXTEND BASE IWiATERIAL 3' ROLLED CURB & GUfTER 12" OF 6" 6" BEHIND CURB (TYP-) PER ISPWC SD {BOTH SIQES} M US Pff RUN 2.5' OF ASPHALT PAVEMENT 27' PRIVATE ROAD "GALECREST LANE AND PRIVATE C-1" STREET SECTION R,O.W w aT-O" MIN 1• LEVEL LANDING BEHIND SIDEWALK(TYP) .7 2.DO%SLOPE 2.00%SLOPE- - 3.7 8•WIDE PUNTER STRIP(TYP) 14"OF 6" MINUS PIT RUN CONCRETE SIDEWALK PER E.YTEND BASE MATERIAL I6PWC SUPPLEMENTAL 6'BEHIND CURB MP) STANDARD VERTICAL CURB&GUTTER DRAWING SD-709(TYP) 3"OF ASPHALT PAVEMENT PER ISPWC SUPPLEMENTAL DRAWING SO-7D1 SP-3 0.50'MAX PG58-28 4'OF MINUS CRUSHED 6RAVEL PRIVATE ROAD-4T ROW SECTION WITH 33'STREET SECTION -NTS- A note should be included on the final plat that grants ingress/egress to all lots from Lot 1, Block 1. The Driftwood Subdivision plat includes a note(#5)for Lot 2,Block 1 that states the City of Meridian I Department Report IIl. Staff Analysis ■ lot is a common lot and private access which will be owned and maintained by the Driftwood Owner's Association and references a Declaration of Access Easement and Private Drive Access Easement Agreement. If the easement agreements provide for access to the proposed development,an additional easement is not required—a copy of the easement(s) should be submitted to the Planning Division with the final plat application.If the easement(s)don't provide for access to the subject property, a new recorded easement agreement should be recorded and a copy submitted with the final plat signature application. Private streets serving townhouse developments may be permitted at the discretion of the Director in cases where the project qualifies as an infill development,where compliance with the public safety and access requirements can be demonstrated, as set forth in UDC 11-3F-1. The Director finds the project complies with these standards. Residential private streets shall only be permitted at the discretion of the Director, subject to the standards listed in UDC 11-3174A. Compliance with the ACHD structural standards for streets,as shown on design and construction documents prepared and certified by a registered professional engineer is required. Private streets are required to comply with the design standards listed in UDC 11-3F-4B and construction standards in UDC 11-3F-4C. The private street connection at the northern boundary of the site to N.Buckstone Ave. and the connection of the private street(Wind Drift Ln.)to N.Venable Ave.is required to be approved by ACHD,per UDC 11-H-413.2. Staff recommends a condition of approval that prohibits the private street connections to public streets from being gated. The applicant or owner shall provide documentation of a binding contract that establishes the party or parties responsible for the repair and maintenance of the private street, including regulations for the funding thereof per UDC 11-317-313.3 with the final plat signature application. The Director approved the two(2)private streets within the development on Lot 1,Block 1 of the proposed subdivision with 4' wide attached sidewalks contingent upon City Council's approval of the preliminary plat; and the private street adjacent to the southern boundary of the development on Lot 2, Block 1,Driftwood Subdivision subject to completion of the tasks in UDC 11-317-3B in accord with the Findings below in Section V.C. These tasks shall be completed and documentation of such submitted to the Planning Division prior to City Engineer signature on the final plat. 6. Subdivision Regulations (UDC 11-6): i. Dead end streets The east and west ends of the northern drive aisle have an 80' long dead-end,which is allowed by the Fire Dept. without a turnaround. ii. Alleys All alleys should comply with the standards listed in UDC 11-6C-3B.5. Two(2)24' wide alleys,"Alleys A&B",are proposed to be constructed with asphalt pavement with rolled curb and gutter for access to the centrally located townhomes and the townhomes along the east boundary of the site facing N. Venable Ln. Per the required standards,a ribbon curb shall be constructed instead of a rolled curb,all alleys shall serve as fire lanes and the entrance to the alley from the public street shall provide a minimum 28' inside and 48' outside turning radius as demonstrated on the fire access exhibit below in Section VII.K.No parking shall be allowed on either side of the street within 50' of the alley entrance as measured from the centerline of the alley. City of Meridian I Department Report III. Staff Analysis ■ iii. Block face The proposed block faces comply with the standards for such in UDC 11-2D-3. 7. Proposed Off-site Improvements: As part of the project,the developer proposes to improve Venable Ave. as %2 of a 36' street section from Ustick Rd.,transitioning to a 3-lane roadway with a 46' wide street section to accommodate an exclusive northbound left-turn lane to serve the private road(Wind Drift Ln.) located 320' north of Ustick Rd.,transitioning back to a 40' street section north of the private road. Venable Ave. is proposed to be improved with curb, gutter, and a 7' wide attached concrete sidewalk abutting the site withing the existing right-of-way. Staff recommends a 5' wide detached sidewalk is provided instead of a 7' wide attached sidewalk in accord with UDC 11-3A-17C. The developer is also working with the Park's Dept. and ACHD regarding the improvements to the Venable and Ustick Rd. intersection. Settler's Park requires a signal at the Venable/Ustick intersection as part of their mitigation for the future Community Center to the east across Venable Ave. from the site. The developer has agreed to manage the construction for the signal as part of a Cooperative Development Agreement(CDA)that is in process. F. Services Analysis Comprehensive Plan policy 3.03.03G requires urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities. 1. Waterways (Comp Plan, UDC 11-3A-6): There are no waterways that cross this site. 2. Pressurized Irrigation(UDC 11-3A-15): An underground pressurized irrigation system is required with development to provide irrigation water to each lot within the subdivision as set forth in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system shall be required in all developments in accord with the city's adopted standards, specifications and ordinances. Design and construction shall follow Best Management Practice as adopted by the city. A Geotechnical Investigation report was submitted with the application, included in the public record. 4. Utilities (Comp Plan, UDC 11-3A-21): All utilities for an approved use should be installed at or below grade in accord with the City's adopted standards, specifications and ordinances. Street lighting should be installed in accord with the City's adopted standards, specifications and ordinances. All development should connect to the City water and sewer systems,unless otherwise approved by the City engineer. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. Development Agreement Modification: The new DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the modification. A final plat application City of Meridian I Department Report IV. City/Agency Comments& Conditions ■ shall not be submitted until the DA is signed and recorded. The DA shall, at a minimum, incorporate the following provisions: i. Future development of the subject site shall be substantially consistent with the conceptual development plans, including the site layout,pedestrian plan,renderings and elevations, and the provisions contained herein. ii. Future townhomes within the development shall comply with the design standards listed in the Architectural Standards Manual and in UDC 11-2D-6 for the TN-R district. iii. A Design Review application shall be reviewed and approved by the Planning Division prior to submitting any building permit application(s). iv. The developer shall continue to work with the Park's Dept. and ACHD regarding the improvements to the Venable and Ustick Rd. intersection. Settler's Park requires a signal at the Venable/Ustick intersection as part of their mitigation for the future Community Center to the east across Venable Ave. from the site. The developer shall manage the construction for the signal as part of a Cooperative Development Agreement(CDA)that is in process,as agreed. 2. The final plat shall include the following revisions: i. All alleys shall demonstrate compliance with the standards listed in UDC 11-6C-3B.5. A ribbon curb shall be constructed instead of a rolled curb, all alleys shall serve as fire lanes and the entrance to the alley from the public street shall provide a minimum 28' inside and 48' outside turning radius. ii. Include a note granting ingress/egress to all lots from the private street(s) on Lot 1,Block 1. iii. Comply with the ACHD structural standards for streets,as shown on design and construction documents prepared and certified by a registered professional engineer,per UDC 11-3F-4A.8. iv. Depict an attached 4' wide sidewalk along the west side of Alley A for safe pedestrian access within the development in accord with UDC 11-3F-4A.2. 3. The landscape plan submitted with the final plat application shall include the following revisions: i. A 5' wide landscape strip shall be provided along the north side of the pathway along the front of Lots 43-48 (depicted on the plat as Lots 44-49)with landscaping in accord with the standards listed in UDC 11-3B-12C or submit an application for alternative compliance to the standard(see UDC 11-5B-5 for more information). ii. Depict the location of the dog waste station. iii. Depict an attached 4' wide sidewalk along the west side of Alley A for safe pedestrian access within the development in accord with UDC 11-3F-4A.2. iv. Correct the lot numbers on the plan to match that on the plat. City of Meridian I Department Report IV. City/Agency Comments& Conditions ■ 4. All alleys shall comply with the standards listed in UDC 11-6C-3B.5. 5. On-street parking is only allowed on one(1) side of the 27' wide private streets. The other side shall be signed"No Parking". 6. No parking shall be allowed on either side of the street within 50' of the alley entrance as measured from the centerline of the alley; the curbs shall be painted red or"No Parking" signs erected in these areas. 7. The private street connection at the northern boundary of the site to N. Buckstone Ave. and the connection of the private street(Wind Drift Ln.)to N.Venable Ave. shall be approved by ACHD,per UDC 11-3174B.2. 8. The private street connections to public streets shall not be gated. 9. The private streets shall be constructed in accord with the roadway and storm drainage standards of the transportation authority or as approved by the City of Meridian based on plans submitted by a certified engineer,per UDC 11-3F-4C.2. 10. The Director approved the two(2)private streets within the development on Lot 1,Block 1 of the proposed subdivision with 4' wide attached sidewalks; and the private street adjacent to the southern boundary of the development on Lot 2,Block 1,Driftwood Subdivision subject to completion of the tasks in UDC 11-3F-3B. These tasks shall be completed and documentation of such submitted to the Planning Division prior to City Engineer signature on the final plat. 11. A copy of the existing Declaration of Access Easement and Private Drive Access Easement Agreement for Lot 2,Block 1,Driftwood Subdivision referenced in plat note#5 on the Driftwood Subdivision plat shall be submitted that grants access to the proposed development from the private street. In the absence of such access easement, a new recorded easement agreement shall be recorded and a copy submitted with the final plat signature application. 12. Compliance with the standards for all traditional neighborhood districts listed in UDC 11-2D-3 and the dimensional standards for the TN-R district in UDC 11-2D-6 is required. 13. All dwelling units shall have a minimum of two(2) lights at the front of the unit per UDC 11- 2D-2F. All dwelling units on alley accessed properties shall have a minimum of two(2)lights along the alley.All required lighting shall prevent uplighting and shall be on a photocell that activates the lighting at dusk and turns it off at dawn. 14. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. 15. 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 (2)years of the date of the approved findings; or obtain approval of a time extension as set forth in UDC 11-613-7. B. Meridian Public Works https://weblink.meridiancity.org/WeUink/Doc View.aspx?id=42 7936&dbid=0&redo=MeridianCit &y cry I C. Idaho Department of Environmental Quality(DEQ) https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=428444&dbid=0&repo=MeridianCit X D. Ada County Highway District(ACHD) https://weblink.meridiancitE.orglWebLinkIDocView.aspx?id=429879&dbid=0&repo=MeridianCit X City of Meridian I Department Report IV. City/Agency Comments& Conditions ■ E. Idaho Transportation Department(ITD) https:llweblink.meridianciU.orglWebLinkIDocView.aspx?id=428427&dbid=0&repo=MeridianCit X V. FINDINGS A. Rezone(UDC 11-513-3E) 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; The proposed map amendment from C-C to TN-R complies with the applicable provisions in the Comprehensive Plan. The TN-R zoning district is listed as an approved zoning district and the proposed townhouse dwellings are listed as an approved use in the MU-C designation. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The map amendment complies with the regulations outlined for the TN-R district and contributes to the mix of uses and is a compact development that facilitates the efficient use of services consistent with the purpose statement of the traditional neighborhood districts. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The map amendment shall not be materially 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 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. Comments were not received from the school district in order to determine if there would be an adverse impact to area schools. 5. The annexation(as applicable)is in the best interest of city. This finding is not applicable as the request is for a rezone. B. Preliminary Plat(UDC-613-6) In consideration of a preliminary plat, combined preliminary and final plat, or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; Stafffinds the proposed plat is in conformance with the Comprehensive Plan and will be consistent with the UDC if the Applicant complies with the above-noted conditions. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Stafffinds public services are available and are adequate to accommodate the proposed development. City of Meridian I Department Report V. Findings ■ 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 conformance with scheduled public improvements in accord with the City's CIP. 4. There is public financial capability of supporting services for the proposed development; Stafffinds 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 Stafffinds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that need to be preserved with this development. C. Private Streets In order to approve the application,the Director shall find the following: 1. The design of the private street meets the requirements of this Article; The Director finds the private streets meet the design requirements in UDC 11-3F-4B. 2. Granting approval of the private street would not cause damage,hazard, or nuisance, or other detriment to persons,property, or uses in the vicinity; and The Director finds granting approval of the private streets would not cause damage, hazard, or nuisance, or other detriment to persons,property, or uses in the vicinity. 3. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. The Director finds the use and location of the private streets shall not conflict with the comprehensive plan and/or the regional transportation plan. 4. The proposed residential development(if applicable)is a gated community that promotes infill, or is a planned unit development. The Director finds the proposed development is not gated or a planned unit development but does promote infill. VI. ACTION A. Staff: Staff recommends approval of the proposed MDA,PP and RZ applications. The Director has approved the proposed private streets contingent upon City Council's approval of the preliminary plat. B. Commission: Pending C. City Council: Pending City of Meridian I Department Report VI. 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Mill HIMnnn■rrn■■ I • 'iN+ii as%awta ♦raii�♦�rinu 1::::n■ur �"+� •1■ ■■ nu anon■oil ■r■■ r• ■r Ir r■i• aa'G_rr...f■m r ■ _=,I:r•r l• ■lya 1 1 nnn nnrrnAy�a■L upr d�:-■:Ir i)1:i►4►�r ■a/r'a*a_�: :�a■s leuuul_= ■■■::�aaa� �i y;a♦�, � _ urn rr��� u■ri■ nu■Sf■: •J�►■ �.•n•� - '• �lwnnul:= :■■■o7jr4 ra+� •q ___ / a I -i. 0 -lI i 5. Map Notes Nearby Recent Preliminary Plats(within last 5-years) H-2019-0060 H-2019-0094 H-2020-0081 H-2021-0027 H-2021-0040 H-2021-0071 H-2021-0102 H-2022-0026 H-2022-0096 H-2022-0093 H-2023-0021 H-2024-0017 H-2024-0035 Nearby Recent Conditional Use Permits(within last 5-years) H-2019-0109 H-2020-0112 H-2021-0071 H-2021-0102 H-2022-0005 H-2024-0050 H-2024-0073 City of Meridian I Department Report VII. Exhibits ■ B. Subject Site Photo +Ear City of Meridian Department Report VII. Exhibits ■ C. Service Accessibility Report PARCEL R1931270100 SERVICE ACCESSIBILITY Overall Score: 27 36th Percentile Description Location In City Limits Extension Sewer Trunkshed mains < 500 ft. fjorn pare GREEN Floodplain Either not within the 100 yr floodplain or > 2 acres GREEN Emergency Services Fire Response time 5-9 min. YELLOW Emergency Services Police Reporting District meets response time goals some of YELLOW the time Pathways Within 1/4 mile of current pathways GREEN Transit Not within 1/4 of current or future transit route RED Arterial road Buildout Status Ultimate configuration (#of lanes in master streets GREEN plan) matches existing (# of lanes) School Walking Proximity Within 1/2 mile walking GREEN Either a High School or College within 2 miles 0:%' a Schaal Drivability Middle or Elementary School within 1 mile drivin" GREEN (existing or future) Either a Regional Park within 1 mile OR a Come u.) Park Walkability Park within 112 mile DID a Neighborhood Park with;:) GREEN 1/4 mile walking Report generated on 02-M-2025 by MERIDIAN\sallen City of Meridian I Department Report VII. Exhibits ■ D. Existing Conceptual Development Plan&Building Elevations Included in Development Agreement Proposed to be Modified(dated: November 2021) 0 o o o Hos IDo n IHPerusTH° N ' raeHHaH,`Y"aHalvrsraN { ♦♦ rso ieo x � - — I SaRD VIShVfPNO.! RLLWC.I �eumen aixiicn i n � _ I }4 994 XRES RE40ENTAL MIILTIFPAIILY 1 C��Hs�H� ncvONU�YP9S � I � I sasamsrou Ma.z .,m�s w�re F��.�K 'a I - I mnww-+xi..i im;x:M wu 31,7 AC RES AMMECAL71945E - - I C&DAP S RINcs — I 3lHHIPISlON k0.6 YNPLlRlO 77 w M RD _ City of Meridian I Department Report VII. Exhibits ■ SETTLERS PARK C, aAl PRE PIT TOWN HOMES A2 MERIDIAN,IDAHO 57 SINGLE FAMILY UNITS SCALE:I'-2W 0' an 0 10 X a—m SMRy STORY12)- DI --- a)STORY -- ----- J2)S'ITRY 28. 0. BUILDING TYP 6 OUILUINGS 1 R4 UNITS QAaIJQ I AS COMMUNITY -5 13] I II B6 CENTER (2)STORY ---------- -- --------- Lu 0)STORY —----- m STORY C. (Z)STORY GUILDIN13 TVP V > BBUILDiWGSj24UNITS FUTURE COMMERCIAL I 2 BUILDINGS)6 UNITS IM STORY O ......................................... ............ .............. BUILDING TYP u I DULDiNGiZ WITS W.USTICK 0 ooa o a • I 000 0 ..... ..... ..... ...... City of Meridian Department Report V11. Exhibits E. Proposed Conceptual Development Plan& Building Elevations Proposed to be Included in Amended Development Agreement 10 r � - � f�fF'.iRf iT1V C1F MEf7AD1lLH � L 4 C CYKTEN - . ---_ E ` �- � 1YW6EMrFE�T - �: 1b71fjC74 :I r �f ETE OPME1 i Proposed: IndividualPlatted iSingleFamily Homes City of Meridian Department Report VII. Exhibits ■ TIN N T Paired Carriage Lane Accessed Homes 0 Paired Street Accessed Homes City of Meridian Department Report VII. Exhibits ■ F. Rezone Legal Description& Exhibit Map • IDAHO 9939 W Emerald 5t SURVEY Bofse, 10 83704 GROUP FXHIBIT A Phone; (208)846-8570 Driftwood Townhornes TN-R Rezone Boundary Description Project Number 25-012 October 7, 2025 A parcel of land situated in the southeast quarter of the southwest quarter of 5ection 36,Township 4 North,Range 1 West, Boise Meridian,City of Meridian,Ada County, Idaho,and being more particularly described as follows: Commencing at the south quarter-section corner of Section 36,Township 4 North, Range 1 West,Boise Meridian; Thence Nn0°27'20"E,351,16 feet along the east line of the southeast quarter of the southwest quarter to the POINT OF BEGINNING: Thcncc N89'32'54"W, 107.47 feet along the southerly boundary of tot 1 of Block 1 of Driftwood 5ubdivi5ion IBook 130 of Plats at Pages 21530 through 21534, records of Ada County, Idaho)and the easterly extension thereof; Thence N00°25'08"E,4.00 feet along the southerly boundary of Lot 1; Thence N89°32'54"W,57.05 feet along the southerly boundary of Lot 1; Thcncc 500°25'08"W,4.00 fact along the southerly boundary of Lot 1; Thence N89'32'54"W, 209.59 feet along the southerly boundary of Lot 1; Thence 52.76 feet on a curve to the left, having a radius of 130-50 feet, a central angle of 23°09'58",a chard bearing of 578'52'07"W, and a chord length of 52.41 feet,along the southerly boundary of Lot 1; Thence 567°1707"W 35.11 feet along the southerly boundary of Lot 1; Thence 28.10 feet on a curve to the right, having a radius of 69.50 feet,a central angle of 23°09'58", a chord bearing of 578°52'07"W, and a chord length of 27.91 feet,along the southerly boundary of Lot 1; Thence N89"32'54"W,9.50 feet along the southerly boundary of Lot 1; Thence N00°25'097,3.00 feet along the southerly boundary of Lot 1; Thence N89°32'54"W,40.00 feet along the southerly boundary of Lot 1; Thence 1400°25'08"E,36.50 feet along the southerly P boundary of Lot 1; Q CD Page ] of 2 ! iil -�fi4 ti u 5 City of Meridian Department Report VII. Exhibits 94 f IDAHO 9939 W Ernerald St ISGSURVEY Boise, 1L7 837104 GROUP Phone: {208}846-8570 Driftwood Touvnhornes TN-R Rezone Bouritlory Description continued... Thence N89"32`54"W,94.50 feet along the southerly boundary of Lot 1 to the southwest corner of Lot 1; Thence N00°25'08"E, 332.84 feet along the west boundary of Lot 1 to the northwest comer of Lot 1; Thence 588°47'16"F,655.24 feet along the north boundary of Lot 1 and the easterly extension thereof to the east line of the southeast quarter of the southwest quarter; Thence 500"27'20"W,313.50 feet along the east line of the southeast quarter of the southwest quarter to the POINT OF BEGINNING. The above-described parcel contains 5.01 acres,more or less. Qf n_ 1 4 Page 2 of 2 City of Meridian Department Report VII. Exhibits ■ C1/4 S.36 15' w•C. I I C I 1 If oodburrn West i Subdivision No. ? o - fn Woodburn Subdivision � C)� Z 89'4716"E 666-2d' - - Block 1 N Drifiwood Subdivision sn ,'. TH-R Zone n "7 4 p} t•1 N w 5.01 Acres Q' 0 0 T O cy W $ a o cm N o r�' M Paint of o 0 Beginning m z• L4 L2 L11 4 ' L5 L3 L1 J ��} I Q- L9 L7 L8 > t 1 �t ,I 1<V Ole: 1"=1 Der34K_A �i 0 25 50 10p 2f]C ` 0 4 j S.35 S.36 'DEL S. S.36 1/4 S.2 S.1 � � S88"42'42'E 2662.54' ~--— - -- ' �- S.1 W. Ustick Rd. Ada County Coordinate System a rnla9W moon—Awo 01a A—.C.—Lw idly 2075 x.2P.COP. IDAHO Exhibit "13" z56 08 5rwKn-Wa4 IsEeMsFOaA�S T Driftwood Townhomes Sheet No.RC&F.CHOAMRVE TN-R Rezone 1 of 2 GROUP, LLC 5Ruated M the SEif4 of the S%1f4 of Section M. Okyg. Date TAN.. R.1W., B-M-, City of#leridicn, Ado County, Idaho. 16f7f2fl25 City of Meridian I Department Report VII. Exhibits 96 Line Table Line Bearing Length Li NBS'32'54"W 107.47' L2 NOW25 WE 4.00' L3 N89'32'54"W 57.05' L4 S00'25'08-W 4.00' L5 N89'32'54"W 249.59' L6 567'17'07"W 88.11' L7 N89'32'54"W 9.50' L8 NOO'25'1)5'E 3.00' L9 N89'32'54"W 40-00' L10 NOT25'Og"E 36.50' L11 N89'32'54"W 84.50' Curve Table Curve Length Radius DOW Chard paaring Chord Length li'1 52.76' 130-50' 23'09'58" S76'52'07'W 52.4V C2 28.10' 69.50' 2"9'58" 578'52'07'W 27.91' r' r CQL. or ►°�' L S.9Qk F E.—Nq—25-C-b%a"9 I�J'I X—Erna it d.q C/7/FPN�2.28:22 FY IDAHO Ex�libit "B" sh Job a a � � 99nW EU ERA LU sY Driftwood Tvwnhornes FIO�E,cAW7S3714 $h rek Fip, ,ma1ea5,es79 TN—R Rezone 2 of 2 GROUP, LLC Situated in the 5E1/4 of the SW1/4 of Section 35. ❑wg. Data T.4N., R.1W. 9.M- City of Marl&ori. Ado Gounty, Idohm 1q{7/70$5 City of Meridian I Department Report VII. Exhibits 97 G. Preliminary Plat(dated: 12/9/25) ao CH VC I NVJOJ I]A NOISIAIMI� JOD-llLJI'� 9M-ZW-00"IV 2NIIOICI 7VD'lDNIOOICI 32l0=1313 0 nW Ail 34 c') - L < z8 o< ell I AM--n al L -Il I�uzu- ,,, � �§ —,��,• O � I o,' I 41 o O D i i"O o ®� a©A aI i Y. - - ..i o- ;lj 1�1111 T, T- 6. gi pig City of Meridian Department Report VIL Exhibits CHVCI 'NVIOIdlj'� iTd ,2VNINFI3ad NOISIAIOMS (IOCiMB a ✓�� �� ' € tl a Imo,� 0NR133NIgNJN3A G9%-ZK-009q iV 3NI101011HO'EJNIOUG 3NOJ38 Z y1- O y _ .. .. --- .YR'lf 491,Wl1S -- I� II I 4 Noma � I � re.: II z II II I ILL I^ 4 €P Y my e E (b� *me dig)****N g It J t �.. � I - 6�1 L e I�� ��P �" c` � I � r I I�•�q - a ----iJ i'-- City of Meridian I Department Report VII. Exhibits ■ H. Landscape Plan&Fencing Plan(dated: 10/24/2025) NVId UV'OSONVI i S3WOHNMOI 000MI31N0 =@ @ sluaan€€ .0 i E s€ 5 n0 , E s 3 3 3@-- ------ E iJw � § 3` 2 C 6� 3 5E ay S B �o IN a b: 8 ss Igo @k raw 5m °€ v 3 & a R �� s y c 3 �� € wP '' '� € a �' £ ir�:5=_ .a s�I ��: 4:a" @� @ 3 a 8@ EY a B�@ �v .6; sb y s _@E - a @�6e ..mL° -M M�a€IX;y gal � �$ppa.�e23� ,— _ - -- �_ _. - --i- - ---- - b tA I 'I Tim a II I e o� 4� I - _ I •I I `/ e ® ® e 5a�w € _1$ @�C ® s Jai 21 ����S �®, y l£pp E u o ® yy qq qq 9g'qq�. I I ® 0 I I® I n I F6 I uuvna I I.I NO� Wm ' A Quo '-I Ally p� Mil j s ^x LL o I � 3: _ ® m ® _ c 7G9� G � sa-ar I I 1 I I Y�\ Y I a ! I ® T'I n II UAL c 5 I o a I I• A os € z ° =3_ — j�, `I ..� B¢ il 5 4High City of Meridian Department Report VII. Exhibits 1 00 af f .s' sityna aNtl Wd 33N33 9� o 11 . '-�� s ai'NtlIa1k33W .�d�� ° • S3WOHNMOla00M1jliEa Arl "v ~ e W -------------- IeoaHWl-�„�a.�, e bb ® 4 - I I ® o 0 0 O ® ® e O � a a 1 5 Q l'. _ Y a r. . © � a O O O O O O O g O I wm we w City of Meridian Department Report VII. Exhibits Fl-ol 1. Pedestrian Plan � I i PRIVATE STREET e' �I � y r I � r L a l Attached 4-foot-wide ® Detached 5-foot-wide 1 a O U I � D I WIND DRIFT 57 I � a Internal Pedestrian Access City of Meridian Department Report VII. Exhibits 102 J. Development Agreement Legal Description ID HO -9939 W Emerald St SURVEY Boise, ID B3704 GROUP EXHIBIT A Phone: (208) 846-8570 Driftwoad Town harnes DA MOD Preliminary Plat Boundary Description Project Number 25-018 November 4,2025 Lot 1 of Block 1 of Driftwood Subdivision(Book 130 of Plats at Pages 21530 through 21534,records of Ada County,Idaho),situated in the southeast quarter of the southwest quarter of Section 36,Township North,Range 1 West,Boise Meridian, City of Meridian_Ada County.Idaho, and being more particularly described as follows: Commencing at the southwest corner of Section 36,Township 4 North,Range 1 West, Boise Meridian, Thence 589809'46"E,1996.71 feet along the south line of Section 35; Thence N OO'DV56"W,40.01 feet to the southwest corner of Driftwood Subdivision; Thence continuing N00`Q1'56"W,282.94 feet along the west boundary of Driftwood Subdivision to the southwest corner of Lot 1,the POINT OF BEGINNING; Thence continuing NOO"O1'S6"W,332,84 feet along the west boundary of Lot 1 to the northwest Corner of Lot 1; Thence 589'14'20"E,637.24 feet along the north boundary of Lot 1 to the northeast earner of Lot 1, Thence 500"00'16"W,313.99 feet along the east boundary of Lot 1 to the southeast corner of Lot 1; Thence N89°59'58"W,78-47 feet along the southerly boundary of Lot 1; Thence N40°o1'56"W,4.00 feet along the southerly houndary of Lot 1; Thence N89°59'58"W,57.05 feet along the southerly boundary of Lot 1; Thence SOO'O1'S6"E,4.00 feet along the southerly boundary of Lot 1; Thence N8}°59'58"VV,209.59 feet along the southerly boundary of Lot 1; Thence 52.76 feet on a curve to the left,having a radius of 130,54 feet,a central angle of 23"09'58".a chord bearing of 578"25'03"W, and a chard length of 52.41 feet, along the southerly boundary of Lot 1; Thence S66`50'04"W,86.11 feet along the southerly boundary of Lot 1; Thence 28-10 feet on a curve to the right,having a radius. , of 69.50 feet,a central angle of 23°09'58",a chord 4 Page 1 of 2 4 City of Meridian Department Report VII. Exhibits 103 IDAHO 9939 W Emeraid St SURVEY Boise, 10 51704 GROUP Phone. (208) 846.8570 Driftwood Townhomes DA MOD Preliminary Plat 8oundf7ry Description?continued_.. bearing of 578"25'03" , and a chord length of 27.91 feet, along the southerly boundary of Lot 1; Thence N89'59'58" ,9.50 feet along the southerly boundary of Lot 1; Thence N0C'01'56" ,1.00 feet along the southerly boundary of Lot 1; Thence N89"59'5S"W,40.00 feet along the southerly boundary of Lot 1; Then re N00'01'56"W,36.50Ieet along the southerly boundary of Lot 1; Thence N89'S9'58"W,84.50 feet along the southerly boundary of Lot 1 to the POINT OF BEGINNING. The above-described parcel contains 4.81 acres,more or less. f page 2 of 2 f_ ° 0� 4 ' City of Meridian Department Report VII. Exhibits 104 36 kA, t= o & o 25 g ,m 20 , Woodburn � \ West Subdivision . I | U Woodburn 2# ivvs��� 59120"E § g4 ^ 00 m -1 Mock 1 k q �ftuood Subdivision w � | «q Acres f 7�g 9 11 2\ b P § z , � � 2 Point of § eeƒnnhg P , § } 01 oL5 , ( } A L7 L _ §( � a: } �l §f ; OFk , m 1'56 S, - ®' K ukkk R± ---- 2¥ . IF & 1 &2 S , 96@. g/ 7 Zee/ '� /} \.lm- &1 Bosis of Becrings AHOExhibit SURVEY ��22_ DHRwood To■nhom _ Z In _,"M nwu Primmer m 1 g 2 GROUP, L[C Situated Hthe maw _ SMaaSec k . , :«, O'N, a-M, City wWdim. A4, �ty. *« ems , City oMenaaI Department Report Vt £xibG [105 K. Fire Access Exhibit _ t• T 'JIW�R718�CF lyJ SBSi'Z%•LU9'11Y�W @ TIVJ'`JN IDDIQ_j60j38 Y 'L4 Tleorv}' S ' r i xrne k. � 44 �r * ' 1 i r - i 1� i it anti�w v — � Tai+wr7— �- �.•� �� + TT City of Meridian Department Report VII. Exhibits 106 VIII. ADDITIONAL NOTES&DETAILS FOR STAFF REPORT 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 conditions, and on the other end Level F represents forced flow with stop and go conditions. These City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps,Tables,and Charts 107 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 Report Maps,Tables,and Charts 108 Development Application Transmittal Link to Project Application: Driftwood Townhomes Subdivision MDA, PP, RZ H-2025-0051 Hearin Date: February 19, 2026 Assigned Planner: Sonya Allen To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)_meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331 Email: cityclerk meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law. 1 09 E IDIAN;--- Applicant Presentation Driftwood Townhomes Preliminary Plat, Rezone , & Development Agreement Modification . Meridian Planning and Zoning Commission February 19 , 2026 -;- BRIGHTON Project Location G I L 0 IW zW W Ashhy f]r aAshb.y �r ashGy� W Ashby [7 1 # z y . ; • ... W Ashby Dr -W.Ash�y ps r fi r r. swim I ,. • .. _._ T j W Apple Pine St t� � n _ zwN W Ap•p� Pine St• � � � --1 n Settlers Park • W Wood*ne*St x a V a i Settlers Park ' is + r :: r � do zJ e m • • 1 , IL AF 4� QL vkk, Am W Ust•ick lR•dUstick Rd W U.stiek Rd W ustick Rd W Ust•ick R W Ust•ick Rd �' Suilding C> BRIGHTON Future • Use Future Land Uses Citywide - -- - --- - � Low Density Residential ' 4r Medium Density Residential 4i y : Med-High Density Residential High Density Residential - U z I Commercial � ■ Office LJ C' ■ Industrial CL 0 Civic W'USTJCr IC'R D Old Town Mixed Use Neighborhood Mixed Use Community Current > W Parksfone r =Ln. Mixed Use Regional W ParkstQne St ■ WMixed Use Non-Residential No changes proposed Mixed Use - Interchange 4 BRIGHTON Zonin . a I " ' ' .1�1JJJ Zoning Districts ar W Woodpine St-- V Commercial Districts z r Neighborhood Business [C-N] - W Crosswind �� Sty Community Business [C-C] Current x ' �` — General Retail & Service Commercial [C-G] + + �. Limited Office [L-O] Mixed Employment [M-E] 5 4 ■ High Density Employment[H-E] + + + i + + + 4 Traditional Neighborhood Districts * + Old Town [O-T] WUSTICK•RD Traditional Neighborhood - Center[TN-C] Traditional Neighborhood - Residential [TN-R] Proposed W Pebblestone 1� rFTM 11 fl ll 5 ProjectBRIGHTON Background SM 4 20"E W.24' vts 443t its++S w PLS M31 PLS i4.91 NC� PL4 1O]H7 PLS 1431 72Y —S3S_--.___217.a4'______ 67.,!'_ ,C0.76'_-- I b 2A27' I I I � I I � i I � I I I'I ---------. y v 7aar !�sa Cin ca*u I 2 S WAW -- x 3 2 W. Mina Drift St Eti West Wind Dritt Street D u P , to ,a r _us__r„ seo�'se a lal,vr_ asar # l - y �— I ,� (0" Jr r_sH919'SEt 124-K'_--s�` a i +, f`{�1 ftil fl I+ COMMERCIAL AREA NOTA PART � I � I I I � L--------------- 616.91 WAS �NOWI'76"W 4d01' � S4S'24'SYW - '• �- 5.36 1/4 .......... SingleRecorded Driftwood Subdivision Plat BRIGHTON Revised Proposal 61 buildable lots .15MLERS PARK .� • 5 common/open space l o t s ceosswlNosr. - I -- 12 .7 units per acre FUTVRECFTYOFMEPIDIAN • is COMMUNFTY CENTER ' I i fBYOTHER51 1. �I y� PRIVATE STREET �, � ` �Ir I I � r r m `I The expected density range in L*L : the Mixed-Use Community WINU 61ZIFT ST k UmC � designation ranges between 6 �* and 15 units per acre 'e v FUTURE FVTVRE .�V '}LI/{��S t I bEVELOPMEN7 DEVELOPMENT 1 BY OTHERS BYOTHERS /. Ar AddL Ui TIU PD. •.� BRIGHTON CONCEPTUAL,SUBJECTTO CHANGE 7 BRIGHTON Roadways TO SETTLERS — Internal private street FUTURE CITY OF MERIDIAN COMMUNITY CENTER i — (RYOTHERS) Alley ---------------- Center turn lane to Venable at the l der private street ,r p intersectionID J z USfICK PL. We will manage � _ _ t � 400 , Ustick and Venablew ` signal construction FUTURE FUTURE— ' i r1 a DEVELOPMENT FDEVELOPRMEINIT through C DA with I RYOTHERS YOTHERS , City and ACH D, not associated with development p - US TICK RD. 8 49111- BRIGHTON Condition Modification Request iv. The developer sha I I continue to work with the Park's Dept, and ACHD regarding the improvements to the Venah le and U stick Rd. intersection, Settler's bark requ i res a signal at the Vcnabl c/Usti ok in tcrsecti on ag part o F their m i 6 gation for the fuwrc Commute i ty Center to the cast across cr abl c A Y c, from the site, The dcvc1oper shal I tnanagL: the construction for the sign-al as part of a Coopemtive Dukeelopment Agreement (CDA) that is in process, a We respectfully request modification of Condition IV.A.Liv to read as follows: Settler's Park requires a signal at the Venable/Ustick intersection as part of their mitigation for the future Community Center. The developer will continue to pursue a Cooperative Development Agreement (CDA). If the City's Parks Department, ACHD, and the developer enter into a CDA, the developer will manage the construction of the signal. 9 ;- BRIGHTON Amenities & Open Space 4-Foot- Wide Attached Sidewalks 4S `. 5-Foot- Wide . Detached • Sidewalks Open --------------- 3 athering Spaces MEN . .• Dog Wash �:► — - ��� Station G G BRIGHTON Natural Transition • and Scale .1 ems:► � � �" � �:::..�....�, .. . , Single Family Homes Townhomes Commercial & Multi- • Can accommodate multi- • Transitional in land use and Family generational living lifestyle • Higher intensity uses • Private outdoor space • Opportunity for individual • Flexibility and affordability • Long-term residency, lower ownership • Options for residents not ready turnover • Residential zoning and setbacks or not needing ownership • Greater personal autonomy • Attached buildings at a • Shared indoor and outdoor within established guidelines neighborhood scale spaces • Low-maintenance outdoor space 11 -;� BRIGHTON Transition Between Existing Uses Single L_<1 Family D - t A +bytDr ` W�Appfe P;�� � • St Ir . L 1 I Woo pin..,qt 1 z, _ �• z Settlers Park o U � W LUstick Rd W lJstick Rd W llstick Rtl , ILr" Usti i -'i3uilrl try - Z �l C 1 .- � •tom *W _Stanhope .St— - + Wrangler St 4 �;- BRIGHTON Home Type A — Front Access RM: Sol on �7 o � BRIGHTON Home Type B — Carriage Lane Homes 49,11- BRIGHTON Conclusion We concur with the conditions of approval , with the requested modification of Condition IV. A . l . iv and request a recommendation of approval of the Preliminary Plat, Rezone, & Development Agreement Modification for Driftwood Townhomes . 15 Discussion -;- BRIGHTON Neighborhood Scale 'far � k - - n�•r.__- ii. air � �r✓�•'.. 7A �- A I, A. ,.tom 4., lr _*...- W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing continued from February 5, 2026 for Syringa Crossing Mixed Use Development (H-2025-0007) by Hawkins Companies, generally located at the northwest and southwest corners of S. Meridian Rd./US69 and Amity Rd. A. Request: Annexation of 62.43 acres of land with R-15 (9.76 acres), R-40 (18.01 acres) C-N (2.07 acres), C-C (9.12 acres) and C-G (23.47 acres) zoning districts. B. Request: Preliminary Plat consisting of 8 building lots on 24.46 acres of land in the proposed R- 40 and C-C zoning districts. C. Request: Conditional Use Permit for a multi-family development consisting of 322 residential apartment units on 16.35 acres of land in the R-40 zoning district. L� 110 COMMUNITY DEVELOPMENT C` fE IDIAN -- DEPARTMENT REPORT A"o HEARING February 19,2026 Legend DATE: Continuedfrom: 1211812025&215126 Project Location Area of Impact @ s TO: Planning&Zoning Commission = City Limits J�� FROM: Sonya Allen,Associate Planner Analysis -- 208-884-5533 sallen@meridiancity.org ; APPLICANT: Hawkins Companies SUBJECT: H-2025-0007 1 r. _J_I 1 I Syringa Crossing Mixed-Use - Development(aka Hawkins Syringa ; Crossing Subdivision)—AZ, CUP,PP \ LOCATION: Generally located at the northwest and I 1 southwest corners of S. Meridian Rd./SH-69 in the SE 1/4 of Section 25, T.3N.,R.1W and the NE 1/4 of Section 36,T.3N.,R.1 W. I. PROJECT OVERVIEW A. Summary The Applicant has submitted the following application requests: • Annexation of 62.43-acres of land with R-15 (9.76 acres),R-40(18.01 acres), C-N(2.07 acres), C-C (9.12 acres), and C-G(23.47 acres)zoning districts; • Preliminary Plat consisting of 8 building lots on 24.46 acres of land in the proposed R-40 and C-C zoning districts for Hawkins Syringa Crossing Subdivision; and • Conditional Use Permit(CUP) for a multi-family development consisting of 322 residential apartment units on 16.35-acres of land in the R-40 zoning district. B. Issues/Waivers Issues: The proposed conceptual development plan and C-G zoning is not consistent with the general mixed use and MU-C principles in the Comprehensive Plan for the following reasons: • The proposed development is not functionally integrated in holistic design and integration of uses per the design principles in the Plan(i.e. the uses function as individual components,not together, as desired). • The southwest corner(SWC) of the development is 72%residential with a gross density of 18.23 units per acre,which is 22%more residential than the maximum allowed of 50%and 3.23 units per acre over the maximum allowed density of 15 units per acre. Commensurate City of Meridian I Department Report 1. Project Overview ■ levels of employment and other non-residential elements supporting residents and reducing local vehicle trips are not provided due to the excess of residential area and density provided. • The proposed C-G zoning district on the northwest corner is too intense for the MU-C designated area for the following reasons: o The C-G district is not listed as a sample zoning district in the MU-C designation as it's a more intense district typically reserved for the largest scale and broadest mix of retail, office, service, and light industrial uses in Commercial and Mixed Use—Regional(MU- R)designated areas. o The C-G zoning district for the planned office and commercial areas doesn't provide for a transition in zoning and uses between the proposed commercial and multi-family residential development on the northern portion of the development area and future residential uses to the west. o The C-G zoning district allows a variety of more intense non-office uses,which may not be appropriate adjacent to residential uses and could limit the mix of uses in the development below that which is required. • A mix of three (3)different land use types(i.e. commercial, office,residential, civic and industrial)are required to be provided in each development area. The northwest corner (NWC)includes a mix of three(3)different land use types(commercial, office and residential),which if developed,meets the required mix of land use types. However, Staff is concerned if other non-office commercial uses develop in the C-G district,the mix of uses will not be adequate. The SWC of the development only includes a mix of two(2)different land use types (residential and commercial). • Community-serving facilities such as hospitals, clinics, churches, schools, civic buildings, or public safety facilities are not provided in either development,which increases service and transportation network impacts. • Supportive and proportional outdoor public and/or quasi-public spaces and places such as parks,plazas, outdoor gathering areas, linear open space and schools, do not comprise a minimum of 5%of the development area on the SWC. These areas are not located in spaces between residential and non-residential uses to provide integration and transition between uses in either development area. • The updated conceptual engineering plans for sewer and water service for the proposed development, submitted on February 13',have not yet been reviewed by the Public Works Dept. as of the date of transmittal of this report;therefore, it's unknown if this development can be serviced as proposed. Waivers: 1) The UDC 11-4-3-27C.8 states common open space areas in multi-family developments shall not be adjacent to collector or arterial street buffers unless separated from the street by a berm or constructed barrier at least four(4)feet in height,with breaks on the berm or barrier to allow for pedestrian access. The Applicant requests approval through the CUP for common open space areas in the multi-family development to be located adjacent to a collector street buffer without a berm or barrier separating it from the street. The reason for such is an enhanced interaction is desired between the street and 10' multi-use pathway along the collector street with a narrower street section and wider pathway adjacent to common areas. 2) The UDC(11-3H-4B.2a)prohibits new approaches directly accessing a state highway. City Council may consider and approve a modification to the standard upon specific recommendation of the Idaho Transportation Dept. or if strict adherence is not feasible, as determined by City Council. The Applicant is requesting Council approval of the proposed access; a recommendation has not yet been received from ITD on the access. City of Meridian I Department Report 1. Project Overview 112 C. Recommendation Staff: Denial Commission: Pending D. Decision Council: Pending II. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Northwest corner(NWC): Single-family residential, - vacant/undeveloped agricultural land. (There is an existing multi-tenant building with a church and office space and a transfer station for Northwest Pipeline Corp. along Meridian Rd.,which will remain and are included in the annexation but not the development area.) Southwest corner(SWC): Wholesale nursery(Victory Greens) Proposed Land Use(s) NWC: Commercial(grocery store,retail shops,restaurants and a bank,some with drive-throughs),office(i.e.medical office,gym,daycare,personal service,professional service),and multi-family residential(townhome-style& apartments). SWC: Commercial(restaurants,retail shops,drive-through establishments,fuel sales facility/convenience store)and multi-family residential. Existing Zoning RUT&LO in Ada County VII.A.2 Proposed Zoning R-15 (9.76 acres),R-40(18.01 acres),C-N(2.07 acres),C- C(9.12 acres),and C-G(23.47 acres) Future Land Use Designation Mixed Use—Community(MU-C) VII.A.3 Table 2: Process Facts Description Details Preapplication Meeting date 1/21/2025 Neighborhood Meeting 1/21/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway IV.J District • Comments Yes—The proposed development requires revisions to meet ACHD - Received policies. • Commission No - Action Required • Access Access is proposed via S.Meridian Rd./SH-69,W.Amity Rd.,W.Lyra - St., S. Solaris Ave. and S.Hermatite Ave. as shown on the concept plan and preliminary plat. • Traffic Level of Meets ACHD's LOS planning thresholds - Service(LOS) • TIS Required? Yes,mitigation is reuqired ITD Comments ITD is reviewing the TIS and working on a staff report. IV.L Received ME& A City of Meridian I Department Report II. Community Metrics 113 Meridian Public Distance to Mainline: See Public Works site specific conditions;Impacts IV.B Works Wastewater or Concerns: See Public Works site specific conditions Meridian Public Distance to Mainline: available at site;Impacts or Concerns:none IV.B Works Water School District(s) (Enter school district providing service) IV.I • Capacity of See Community Development School Impact Data III.I Schools Enrollment Capacity • Number of Mary McPherson Elementary School 526 550* Program Capacity - Victory Middle School 1094 1000 Students Meridian High School 1739 2075 Enrolled • Estimated#of This development could have 67 school aged children students See City/Agency Comments and Conditions Section for all department/agency comments received. Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:SM5449650 date Retrieved:2026 f 2 113 Parcel Count Parcel Acreage Infill Indicator: L535 869 Surrounding Area 41 % cmy ® City Limits 1,11c} Not City Household Change Household&Population Grovuth Households 132020 Population Change: 37.6°l0 Population ■Growth (Household and Population Change since 2410 Decennial) 5,000 10,000 15,000 Use Types Residential Addresses All Addresses ■ Single-family % 0% 6 is ® Multi-family is ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit (last 5-years) Proposed Proposed Pending Pending Approved PR Approved i I I I � I I I I 0 1000000 2000d0U 30OD0DO 4000000 0 201) 400 to ■ Single-family ® Multi-family, i City of Meridian Department Report II. Community Metrics ■ 2.00 1,500 Single-family N Residential 1.50 � 1,000 Parcel Diversity w 1.00 ip.27 13ParcelCount i 0.50 500 a 0 Average Acres 0.00 0 0 R-2 R-4 R-15 Average Single-family Density by Zoning Average 15.00 DensityResidential Net a 10.00 10.35 590 3.75 ./s.as 5.41 9-o0a.aa Dwelling Units i Acre R-2 R-4 R,g R-15 Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 2: ACHD Summary Metrics ACHD Planned Improvements 1. Capital Improvements Plan (CIP} Firm Year Plan (FYP): Amity Road Is scheduled in the FYP as the Amily Corridor A project to be widened to 5-1anes from SH-69 (Meridian Read) to Locust Grove Road with a construction year yet to be determined. * Victory Road is scheduled in the FYP as the Victory Corridor project to be widened 10 erthee 3-lanes or 5-lanes from SH-69(Meridian Road)to Locust Grove road with a construction year yet to be determined- . The intersection of Amity load and Margaret Avenue is scheduled in the FYP as part of the Amity Carridcr A project to be improved with a pedestrian crossing with a construction year yet to be determined- . The intersection of Amity Road and Locust Grove Road is scheduled in the FYP to he reconstructed as a rnulli-lane roundabout with 1-lane on the north leg, 1-lane on the south.2- lanes east, and 2-lanes on the west leg with a construction year yet to be determined, * Victory Road is listed in the CIP to he widened to 3•lanes from Linder Road to Meridian Road between 2031 and 2035. ■ Lake Hazel Road is listed in the CLP to be widened to 3-lanes from Linder Road to SH-69 (Meridian Road)between 2036 and 2040. * Linder Road is I isted in the CIP to be widened to 3-lanes from Lake Hazel Road to Amity Road between 2036 and 2040. Linder Road is listed in the CIP to be widened to 34alnes from Amity Road to Victory Road bel"en 2036 and 2040. * The intersection of Amity Road and 811-1-65(Meridian Road)is listed in the CIP to be widened to 6-lanes on the north leg, 6-lanes on the south, 7-lanes east, and Nanes on the west ley, and re-signalized between 2031 and 2035. ■ The intersection of Amity Road and Linder Road Is Bled in the CIP to be reconstructed as a single lane roundabout 4-lanes on the north leg, 4-lanes on the south. 2-lanes east. and 2- lane5 on the west leg between 2036 and 2040. * The intersection of Lake Hazel Road and SH•69 (Meridian Road) is listed in the CIP to be widened to 64anes on dsa north leg, 6-lanes on the south, 7-lanes east, and 7-lanes on the west leg, and re-signalized between 2036 and 2040. Note:Notice the timing of the above-noted planned improvements. City of Meridian I Department Report II. Community Metrics 115 Northwest Parcel: Level of Service Planning Thresholds 1_ Condition of Area Roadways Trarfir.Count is based on Vehicle5 per hour(VPH1 Roadway rrantage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of SINICa ***SH-69(Wrldlan 1,219-feat Principal Arterial 1,561 NIA Road 'Am ly Road 1,169-feet Minor Arterial 347 Better than"E' —Lyra Street 450-feet Oollector NJA NSA *Acceptable level of service for a two-lane minor arterial is"E"(575 VPH), �•Acceptable level of service for a two-Iano collector ig'D-(42:5 VPH), *"ACHO does not set level of service thresholds for State Highways_ 2. Average Daily Traffic Count(VDT) A mage daffy lyaffro counts are based-on ACHO s most carrenl tmffm coot;rtts. The averacje daily traffic Mount for SH-69(Meridian Road)south of Victory Road was 33.SM on October 71,2D21. The average daily lrafFic count for Amity Road between Linder Road and SH-69 (MendLen Road)was 7.602 belween October W"and Novernber 2114,2024. + There are no currerrt traffic counts available for Lyra Street, Southwest Parcel: 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-$91Meridian goad 1,263-feet Principal Arterial 1,798 NIA Amity Road 829-feet Minor Arterial 347 Better than"E" Acceptable level of service for a two-lane minor arterial is "E"(575 VPH). "ACH❑ does not set level of service thresholds for State Highways- 2. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for SH-691Meridian Road south of Amity Road was 39,548 on October Ss", 2024. • The average daily traffic count for Amity Road between tinder Road and SH-69lMeridian Road was 7,602 between October 161h and November 21", 2024. Notes: See VIII.B Additional Notes &Details for Staff Report Maps,Tables, and Charts. City of Meridian I Department Report II. Community Metrics 116 III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) Table 4: Proiect Overview Description Details History CPA-08-004/AZ-08-005/VAR-08-008-Meridian&Amity [an amendment to the FLUM was approved from Medium Density Residential (MDR)to Mixed Use—Regional(MU-R);Annexation with R-15,L-O,C- C and C-G zoning approved pending DA;variance for(3)accesses via Meridian/SH-69—withdrawn];MDA-11-010(2-year time extension to sign DA-approved);VAR-12-001 [(3)accesses via Meridian/SH-69— approved]Because the DA was never signed, the property wasn't annexed. Phasing Plan 1 phase of development is proposed for the preliminary plat at the SWC. Residential Units NWC: 101 multi-family units(mix of apartments and townhome-style)- conceptual SWC: 322 multi-family apartment units Open Space SWC multi-family development: 1.85-acres required/3.14-acres proposed Amenities SWC multi-family development:tot lot,swimming pool&spa,(2)dog parks,(3)pickleball courts,half basketball court,basketball court,(2) community gardens,and a shade structure Physical Features NWC:Carlson Lateral runs along west boundary of site;the Williams Northwest gas pipeline bisects the site. There is approximately a 10'grade difference on the site, sloping down from Amity Rd.to the north. SWC:The Carlson Lateral bisects the site in two(2)different locations. There is approximately a 25'grade difference on the site,sloping up from the northeast corner of the site to the center and sloping back down again to the south(see topography on Sheet PP2.0 of the plat). Acreage The annexation area is 62.43 acres,the preliminary plat area is 24.46 acres and the CUP area is 16.35 acres. Lots SWC: 8 building lots(6 commercial&2 residential)/0 common lots NWC:NA(plat is not proposed) Density NWC: 9.57 units/acre(gross)—Net density has not been provided SWC: 18.23 units/acre(gross)—Net density has not been provided A. History In 2010,the property at the NWC of Meridian/Amity received approval of an amendment to the Future Land Use Map (FLUM) in the Comprehensive Plan from Medium Density Residential (MDR)to Mixed Use—Regional(MU-R) and annexation with R-15,L-O, C-C and C-G zoning districts, contingent upon approval of a Development Agreement(DA)within 12 months. A concurrent application for a variance for three(3) access points via S. Meridian Rd./SH-69 was submitted but later withdrawn due to ITD's denial of the access. In 2011, a modification to the DA was approved,which allowed an additional two(2)years for the developer to sign the DA. In 2012, a variance was again submitted for the three(3)access points via S.Meridian Rd./SH-69,which was approved based on ITD's approval of the access due to policy changes. The DA was not signed within the required timeframe and the annexation approval expired. An amendment to the FLUM designation from MU-R to Mixed Use— Community(MU-C)was later approved with the Comprehensive Plan update in 2019. In 2021,the property owner of Parcel#R4622730010,Jessica Condominiums,Inc., entered into a Consent to Annexation agreement with the City,recorded as Inst. #2021-112368,and an Agreement for Provision of Water Service Outside Meridian City Limits,recorded as Inst.#2021- 112398. The Consent to Annexation agreement states the owner consents to annexation when such units are eligible for annexation and execution of such agreement is a condition of City's City of Meridian I Department Report III. Staff Analysis ■ commitment to provide water service to the property. The property is currently provided with City sewer and water service. B. General Overview Proposed development application summary: The Applicant proposes to annex a total of 62.43-acres of land located on the NWC and SWC of S. Meridian Rd./SH-69 and W. Amity Rd. with R-15 (9.76 acres),R-40(18.01 acres), C-N(2.07 acres—out-parcel with church/office uses), C-C(9.12 acres), and C-G(23.47 acres)zoning districts. At the request of Staff so as not to create County enclaves with the proposed annexation, the Applicant included the 1.59-acre property owned by Jessica Condominiums Inc. (Parcel #R4622730010),developed with a multi-tenant building with a church and office space;the 0.07- acre property owned by Intermountain Gas Co. (Parcel#S 1225449220)with utility infrastructure; and the 0.29-acre property owned by Northwest Pipeline Corp. (Parcel#S 1225449910)with a transfer station. A conceptual development plan is proposed for the overall annexation area, included below in Section V.E., showing how the property is anticipated to develop with 423 multi-family dwelling units consisting of 4-story podium apartments with parking on the ground floor, 3-story garden- style walk-up apartments and 3-story townhome-style units; 146,840+/- square feet(s.f.)of commercial space and 20,800+/-s.f. of office space. The property at the SWC is proposed to annex and develop at this time(i.e.Phase 1)with a preliminary plat and conditional use permit for a multi-family development. The NWC is only proposed to be annexed at this time(i.e. Phase 2)with a conceptual development plan. Both portions are eligible for annexation separately as each are contiguous to City annexed land. Phase 1 is proposed to consist of approximately 35,000 s.f. of commercial area anticipated to include restaurants,retail shops, a coffee shop and a gas station/convenience store in the C-C zoning district; and a 322-unit multi-family residential development in the R-40 zoning district. Commercial structures are anticipated to be a single-story in height;residential structures are anticipated to be 3 to 4-stories in height. Phase 2 consists of 30.6 acres of land proposed to develop with a 65,000+/- s.f. grocery store with retail shops,restaurants and a bank and 21,000+/- s.f. of office uses that could include medical office, a gym, a daycare,personal care services or professional services in the C-G zoning district; all structures are anticipated to be a single-story in height. A 101-unit multi-family residential development is proposed consisting of a mix of 4-story apartments and 2 to 3-story townhome-style units in the R-15 zoning district. A Preliminary Plat and Conditional Use Permit(CUP)are proposed for the SWC of the annexation area. The plat consists of 8 building lots(6 commercial&2 residential)on 24.46 acres of land in the proposed R-40 and C-C zoning districts and is proposed to develop in one(1) final plat phase. The CUP is for a multi-family residential development consisting of 322 apartment units on 16.35-acres of land in the R-40 zoning district,located on the southern portion of the SWC property.A mix of 1, 2 and 3-bedroom units are proposed for a variety of living situations. The Applicant requests the following be included in the development agreement to provide for flexibility to develop the commercial and residential areas in accordance with changing community preferences and values.All changes would remain in compliance with the Comprehensive Plan: (Staff's comments in italics) o Allowance for up to 15 dwelling units per acre across the residential area of the overall site for a total of 423 residential units.Because an arterial street bisects the project, the density is calculated on each of the mixed-use development areas and not the overall property; City of Meridian I Department Report 111. Staff Analysis 118 therefore, Staff is not supportive of this request. As proposed, the density of 18.23 units/acre on the SWC exceeds the maximum allowed of 15 units per acre by 3.23 units/acre; and the residential area (72%) exceeds the maximum allowed(50%) by 22%. o Allowance for a deviation of up to 15%(higher or lower)of total gross floor area within each use type and Phase(Office,Commercial,Residential). The general layout of the site will be consistent with the submitted concept plan. The MU-C designation only includes a minimum and maximum percentage of residential uses—there is no such requirement for office and commercial uses. To achieve the mix of uses desired to support residential uses by providing employment opportunities, neighborhood services and other non-residential supporting services within the development, which reduces vehicle trips, residential uses should not exceed the established 50%maximum. Staff is not supportive of any deviations to the provisions in the Comprehensive Plan that would increase the allowed residential area or density. o Cross-access to the existing church/office parcel shall be granted at such time when development plans are submitted for the northwest corner of the site. The reason is because the exact location for cross-access will be determined by the final configuration of the proposed development and the future use of the office and church space at the time when cross-access is provided. Staff is amenable to this request as access is currently provided via S. Meridian Rd./SH--69. Consistency with the Comprehensive Plan: This property is designated Mixed Use—Community(MU-C) on the FLUM contained in the Comprehensive Plan and is part of a larger enclave area surrounded by City annexed land. The purpose of the mixed-use land use designations is to provide for a combination of compatible land uses within a close geographic area that allows for easily accessible and convenient services for residents,workers,and visitors. The purpose of the MU-C designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential,and to avoid mainly single-use and strip commercial type buildings. Non-residential buildings in these areas tend to be larger than in Mixed Use Neighborhood(MU- N) areas,but not as large as in Mixed Use Regional(MU-R)areas. Goods and services in these areas tend to be of the variety that people will mainly travel by car to but also walk or bike to(up to three or four miles). Employment opportunities for those living in and around the neighborhood are encouraged. Developments are encouraged to be designed according to the conceptual MU-C plan depicted in Figure 3E. Functional Integration Development review for consistency with the Comprehensive Plan will consider the integration of use and holistic design sub-sections(below)in all mixed-use areas unless otherwise noted. To be successful,the principles outlined must be considered as interrelated features serving the basis of plan design. Contiguous Mixed Use identified areas that are bisected by an arterial or highway are considered separate and independent areas for use and design integration and will be evaluated independently of each other per the Plan(pp.3-14&3-16). City of Meridian I Department Report III. Staff Analysis 119 1 FA3. Mixed Use Community Concept Color Diagram with Markup Preference for I Retail•t5lfic�or s I I fronting units with Service Uses II' , on-street parking for Relail dnehgr new developments 91114pq Multi-family it t Neighborhood Residential a eC Connectivity . Neighborhood uses and integrated open space that _ "hold the corners"with LEGEND !"ward facing lotus. Points of Interest �` + I Support for a variety of Primary Loral Corridor tom? k community uses Clustered (Visual and Physical) ;�' around shared urban amenities Secondary local Corridar ~ (Visual and Physical) i Figure 3E: Mixed Use Community Concept Diagram Single family Residential Apartments, four-plexes - or Duplexes - Office, Local or Collector Road Day-care or Service Use a Integrated PlaraArea a 0 p Office or 0 Service Use 4 4 Retail the - 00 I 1 Arterial Road City of Meridian Department Report III. Staff Analysis 120 Integration of Uses—Review Successful projects reduce vehicle trips for nearby residents and/or visitors by having frequent, accessible and safe pedestrian connections. Residential and non-residential areas feel cohesive, as one neighborhood, even when developed across multiple properties over multiple years or by different developers. Consistent with the Plan Review Yes No N/A Design Principle& Review Design Principle: Mixed use projects are to be developed with an overall master or conceptual plan for the larger mixed-use area; during an annexation or rezone request, a development agreement will typically be required for projects with a Mixed Use,future land Q ❑ ❑ use designation. Review:A conceptual development plan was submitted for the overall annexation area. If the property is annexed, a development agreement (DA)will be required as a provision of annexation. Design Principle: Mixed use areas must include at least three land use types within a designation. Exceptions may be granted for Mixed Use designations smaller than 10 acres on a case-by-case basis. Individual projects within a large mixed use designation area may not warrant a mix of uses, provided compliance with a larger vision and integration of uses. Note:For the purposes of the Mixed- Use section, the City identifies five(5)different generalized land use types:commercial(includes retail, restaurants, daycares, etc.); Q Q ❑ office;residential;civic(includes both public and quasi-public open space for leisure, active play, or enhanced natural spaces);and industrial. Review:The NWC includes a mix of three (3) different land use types consisting of multi-family residential (apartment and townhome style units), office and commercial,which complies with this design principle.The SWC only includes two(2)different land use types consisting of multi-family residential (apartments) and commercial,which does not comply with this design principle.See the conceptual development plan below in Section V.E. Design Principle: High intensity residential (higher density or significant percent of an overall mixed-use area) requires commensurate levels of employment or other non-residential elements supporting residents and reducing local vehicle trips (see specific allowances of residential and non-residential within each Q Q ❑ sub-category). The specific allowance of residential is 20-50%of the development area with gross densities ranging from 6 to 15 units per acre;if transit is available, an additional 15%is allowed. Review: In the NWC, 34%of the 30.66-acre site is residential at a gross density of 9.57 units per acre based on 101 units on 10.55 acres of land,which complies with this design principle. In the SWC, City of Meridian Department Report 111. Staff Analysis 121 72%of the 24.45-acre development area is residential at a gross density of 18.23 units per acre based on 322 units on 17.66 acres of land,which is not consistent with this principle.The excess residential area and density limits commensurate levels of employment or other non-residential supporting elements that reduce local vehicle trips. Design Principle: Mixed use projects must inherently support intentional opportunities for neighborhood and community services such as recreation centers(e.g.—specialized gyms), daycares, and office (e.g. -professional offices). Some of these uses do not need prominent arterial road visibility to be successful but instead rely on strong connectivity and access nearer to residential and employment areas. Q Q ❑ Review: Office pads are proposed on the NWC as a transition between the grocery store and multi-family residential area that could house such neighborhood and community services in accord with this design principle; however,there is no guarantee these specific uses will be provided, especially in the C-G district, which allows the largest scale and broadest mix of retail, office, service and light industrial uses, unless restricted for such through the DA. No such uses are proposed on the SW portion of the development,which is not consistent with this design principle. Design Principle: Community-serving facilities such as hospitals, clinics, churches, schools, civic buildings, or public safety facilities are expected in most mixed-use developments thereby reducing extraordinary service and transportation network impacts. ❑ Q ❑ Review: No such facilities are included in the proposed development,which does not comply with this design principle and will have a negative impact on the service and transportation network.There is an existing church on the periphery of the NW portion of the site in the multi-tenant building oriented toward Meridian Rd./SH-69 that is not part of the proposed development. Design Principle:Supportive and proportional outdoor public and/or quasi-public spaces and places including, but not limited to, parks, plazas, outdoor gathering areas, linear open space, and schools are expected.These areas may be located in spaces between residential and non-residential uses to provide both Q Q ❑ integration and transition between uses. Outdoor seating areas at restaurants are not considered supportive public spaces unless integrated into shared open space, natural amenities, and interconnected with cohesive pathway elements. Review: On the NWC, a plaza area is proposed at the southeast corner between Pads A& B with a pathway connecting to a linear City of Meridian Department Report III. Staff Analysis F122] open space area adjoining Pads D & E; and another plaza area is proposed between the office buildings on Pads J & K,which complies with this design principle. On the SWC, a plaza area is proposed at the northeast corner of the development area but no other significant quasi-public areas are provided,which does not comply with this design principle. No schools are proposed. Neither of the quasi-public areas are located between the multi- family and non-residential uses for integration and transition of uses. Holistic Design—Review The uses and site elements of a proposed mixed-use project will be designed foremost around the idea of visible, attractive, and accessible destinations. The designer(s) must purposefully layout features to create focal elements that are visibly and physically linked within a development, to ensure that residents and employees have prioritized access to the places and services of most interest. Consistency with the Plan Review Yes No N/A Design Principle& Review Design Principle: Mixed use areas are to be centered around spaces that are well-designed public and quasi-public centers of activity. Spaces must be designed with community supportive purpose, incorporate permanent design elements with features to promote frequent use, and support amenities that foster a wide variety of interests ranging from relaxation to play.These areas must be strategically integrated into the overall development, interconnected with meaningful points of interest, prioritize pedestrian infrastructure, be highly visible and accessible, and designed to enhance both the adjacent uses and larger mixed-use area. Review: On the NWC, commercial building pads are arranged ❑ Q ❑ around a linear quasi-public space with pedestrian pathways and green space that connects to the plaza area at the southeast corner of the site that is highly visible. Only the commercial area is situated around the area,which doesn't meet this design principle as the larger mixed-use area is not centered around it and therefore doesn't provide an integration and transition of uses as desired. On the SWC,the plaza at the northeast corner of the site is the only significant quasi-public area and uses aren't centered around it, it's on the periphery of the development. Other common open space areas are part of the multi-family development,are private in nature and situated internal to the multi-family development,which does not comply with this City of Meridian Department Report III. Staff Analysis F123] design principle. Permanent design elements to promote frequent use and amenities that foster a wide range of interests are not identified other than pedestrian pathways and hardscape areas with planters. Design Principle: In developments where multiple commercial and/or office buildings are proposed, the buildings should be arranged to create some form of common, usable area, such as a plaza or green space. Review: On the NWC, commercial Pads D & E on the eastern portion of development are arranged to create a common, Q ❑ ❑ usable green space area; commercial Pads A& B are arranged to create a plaza area; and office Pads J & K are arranged to create a small green space area between the buildings, which complies with the design principle. On the SWC, commercial Pads C& D at the northeast corner of the site are arranged to create a plaza area, which complies with the design principle. Design Principle: Open space should be purposeful in supporting a visible community and utilized to enhance synergies between residential and non-residential uses. Review: Open space in the proposed development is not ❑ Q ❑ situated to enhance synergies between residential and non- residential uses—open space is provided separately in the residential and commercial portions of the development, which does not provide interaction between uses and does not comply with this design principle. Design Principle: Open space should be prioritized along natural or naturalized amenities (i.e. creeks and canals), integrated with pathways and pedestrian corridors, and located away from site features that may obscure visibility and attract dangerous or illegal behavior. Review:There are no natural amenities on this site—existing Q ❑ ❑ laterals are proposed to be piped. On the NWC,the commercial open space area is integrated with pathways, is highly visible and located away from site features that may obscure visibility, which complies with this design principle. On the SWC,the open space areas in the multi-family development are integrated with pathways and are highly visible from within the development and from the collector street, which complies with this design principle. Design Principle: Commercial drive aisles must contemplate a Q ❑ ❑ pedestrian friendly built environment with a minimal number of conflict points, and oriented so that aisle ingress and egress is City of Meridian Department Report III. Staff Analysis F124] generally parallel to multiuse pathways, sidewalks, and linear open space. Drive aisles supporting primary pedestrian connectivity for a site must feel safe and should include planted and/or hardscaped parkway treatment, or other enhanced separation with both aesthetic and safety benefits. Review:The proposed drive aisles contemplate a pedestrian friendly environment with landscaped parkways providing separation between adjacent drive aisles,with aisles generally parallel to pedestrian walkways, which complies with this design principle. Design Principle:All mixed-use projects should be accessible to adjacent neighborhoods by both automotive and alternative- vehicular transportation opportunities. Pedestrian circulation must be convenient and interconnect different land use types. Q ❑ ❑ Vehicle connectivity must not rely on arterial streets for neighborhood access. Review:The proposed projects are accessible to adjacent existing and future neighborhoods by streets, sidewalks and multi-use pathways, which complies with this design principle. Design Principle:A mixed-use project should be designed to support alternative transportation such as public transit stops, park-and-ride lots, other ride sharing services including auto, bike, or scooter, and/or other innovative or alternative modes of transportation. Alternative transportation improvements should ❑ ❑ Q be integrated as functional, convenient, and comfortable spaces. Electric charging stations for a variety of transportation modes is encouraged. Review: No public transit routes exist or are planned in this area, nor are ride share lots or other such services. Electric charging stations are encouraged. Design Principle: Non-residential buildings should transition to and complement adjacent residential buildings in mass and form, and include safe and meaningful mitigation for operational impacts such as loading docks, storage, and outdoor equipment. Review: On the NWC, single-story office buildings are planned Q ❑ ❑ adjacent to 2 and 3-story multi-family structures, which shouldn't have negative operational impacts and complies with this design principle. On the SWC, single-story commercial buildings are separated from 3 and 4-story multi-family residential buildings by a local street with landscape buffers on each side, which complies with this design principle.There shouldn't be any negative City of Meridian Department Report III. Staff Analysis F125] operational impacts from commercial uses on the adjacent residential development. Design Principle: New buildings on pad sites adjacent to existing single-family neighborhoods should be limited to no more than a 1-story disparity in building height (or floor height equivalent). Natural features, differences in grade, and other context Q ❑ ❑ sensitive neighborhood preservation design features should be considered with transitions. Review:There are no existing single-family neighborhoods adjacent to proposed pad sites. Proposed pad sites are anticipated to have single-story buildings. Design Principle:Transitions between different residential product types and dissimilar land uses should include the use of alleys, roadways with landscaped parkways, or highly connected open space.The use of barriers such as closed vision fencing or walls that limit connectivity and reduce visibility are typically not appropriate as transitions. Q Q ❑ Review: On the NWC, there is no such transition between the residential and non-residential portion of the development, which doesn't comply with this design principle. On the SWC,the proposed multi-family buildings are separated from commercial uses by a local street and landscaped parkways, which complies with this design principle. City of Meridian Department Report III. Staff Analysis F126] Mixed-Use Community(MU-C)—Review The purpose of this designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single-use and strip commercial type buildings. Non- residential buildings in these areas tend to be larger than in Mixed Use Neighborhood (MU-N) areas, but not as large as in Mixed Use Regional(MU-R)areas. Goods and services in these areas tend to be of the variety that people will mainly travel by car to, but also walk or bike to (up to three or four miles). Employment opportunities for those living in and around the neighborhood are encouraged. Consistency with the Plan Yes No N/A Design Principle& Review Design Principle: Development must comply with the Functional Integration Q Q ❑ principles for development in all Mixed-Use areas. Review: See above analysis. Design Principle: Residential uses are expected to comprise between 20% and 50%of the development area, with gross densities ranging from 6 to 15 units/acre (of the residential area). Review: On the NWC, 34%of the 30.66-acre site is conceptually residential at a gross density of 9.57 units per acre based on 101 units on 10.55 acres of Q Q ❑ land, which complies with the design principle. On the SWC, 72%of the 24.45-acre site is residential at a gross density of 18.23 units per acre based on 322 units on 17.66 acres of land,which exceeds the maximum allowed and does not comply with the design principle. Note: The density is not calculated cumulatively between the NWC& the SWC because the development is bisected by an arterial street. Design Principle: Supportive and proportional public and/or quasi-public spaces and places should comprise a minimum of 5%of the development area are required. Review: On the NWC, quasi-public spaces and places appear to comply with the minimum percentage of the development area required in accord with Q Q ❑ this design principle. On the SWC, quasi-public spaces and places do not meet the minimum percentage required in the commercial area and the open space areas in the multi-family development don't qualify toward this requirement since they're private in nature and meant for residents of the multi-family development, which does not comply with this design guideline. Design Principle: Where the development site has transit available or stops are planned, an additional 15% of the site may be dedicated to residential uses. Alternatively, this bonus may be applied where the development site is within one-mile of planned transit stops or an identified employment area, and where last-mile transportation features are incorporated into the site ❑ Q ❑ including thoughtfully located and integrated ride share parking, commensurate with potential trip capture. Other innovations to reduce traffic and/or parking impacts and capture local trips may be considered. Review: Public transit is not available in this area, no routes or stops are planned and no ride-share-parking exists or is planned in this area, thus making more neighborhood-serving uses essential in this area to capture local trips. Q ❑ ❑ Design Principle:Sample uses appropriate in MU-C areas include: All MU-N categories, community scale grocers, clothing stores, garden centers, City of Meridian Department Report III. Staff Analysis 127 hardware stores, restaurants, banks, drive-thru facilities, auto service station, retail shops, and other appropriate community-serving uses. Sample zoning includes: R-15, R-40,TN-R,TN-C, C-C, and L-O. Review:A 65,000 s.f. grocery store, restaurants, coffee shop, a bank, drive- through facilities, fuel sales facility/convenience store, retail shops, office type uses (i.e. professional/personal services, medical office, gym, daycare, etc.) and multi-family residential uses are proposed, which is generally consistent with the MU-C designation. Staff recommends the grocery store not exceed 65,000 s.f. to ensure a traditional community scale grocer. Based on the above-noted general mixed-use and MU-C design principles and analysis, Staff does not find the proposed development plan is consistent with the Comprehensive Plan and therefore,cannot provide a recommendation of approval on the annexation request and consequently the preliminary plat and conditional use permit requests.Additionally,the plans for extension of sewer and water service for this development area do not meet City standards as submitted and are not approved. If City Council determines the proposed annexation is in the best interest of the City at this time, Staff recommends the following modifications to the Applicant's request: • Removal of the NWC development from the annexation area until such time as development is proposed to ensure zoning isn't granted without a more firm plan in place for development that complies with the Comprehensive Plan. • The zoning of the office uses on the NWC of the development(i.e.Pads 1,J,K and L)is L-O instead of C-G for the following reasons: o The L-O district is less intense and provides a better transition in zoning and uses between the grocery store to the south and the multi-family residential development to the north and future residential to the west. o The hours of operation are limited from 6:00 am to 10:00 pm in the L-O district to ensure less impact on adjacent residential neighbors. The business hours of operation in the C-G district are limited from 6:00 am to 11:00 pm when the property abuts a residential use or district; extended hours may be requested through a conditional use permit. o The L-O district ensures a mix of uses is provided consistent with the Comprehensive Plan so the area doesn't end up developing with more commercial non-office uses. Note:All the anticipated possible uses in the office portion are allowed uses in the L-O district. However, a gym would require a CUP, whereas it's principally permitted in the C-G district, and a daycare center would be principally permitted, whereas it's a CUP in the C-G district. • The zoning of the commercial uses on the NWC of the development is C-C instead of C- G for the following reasons: o The zoning is a more appropriate and less-intense preferred zoning option in the MU-C designation as allowed uses in that district are a larger scale and broader mix of retail, office and service uses with access to arterials or non-residential collectors per UDC Table 11-2B-3. The C-G district is typically for the largest scale and broadest mix of such uses in close proximity and/or access to interstate or arterial intersections, which more closely aligns with the Commercial and Mixed-Use Regional(MU-R)FL UM designations. Note:All anticipated possible uses in this area are allowed as principle permitted uses or conditional uses per the specific use standards, as applicable, in either district. The hours City of Meridian I Department Report III. Staff Analysis 128 of operation are the same in either district. The only difference in the dimensional standards is the maximum building height, which is 65'in the C-G district and 50'in the C-C district, which shouldn't be an issue since all buildings are anticipated to be a single-story in height. o It provides a better transition to future medium density residential uses to the west and office uses proposed to the north in the recommended L-O zone. Note:All the anticipated possible uses in the commercial portion are allowed uses in the C-C district. A drive-through establishment requires a CUP in either district. Business hours of operation within either district are limited from 6:00 a.m. to 11:00 p.m. when the property abuts a residential use or district; a CUP may be requested for extended hours in either district. • The conceptual development plan for the SWC of the development should be revised to reflect residential uses comprising between 20% and 50% of the development area with gross densities ranging from 6 to 15 units/acre(of the residential area). Currently, 72%of the 24.45-acre site is residential at a gross density of 18.23 units per acre. • If the NWC property is annexed,the conceptual development plan for that development should be revised to include driveway(s) accesses to the out-parcels(#R4622730010, #51225449220&#51225449910) along S.Meridian Rd./SH-69 that currently take access via S.Meridian Rd./SH-69 for internal access from within the site. C. Site Development and Use Analysis Comprehensive Plan Policy#2.02.02E—Encourage the development of high quality, dense residential and mixed-use areas near in and around Downtown,near employment, large shopping centers,public open spaces and parks,and along major transportation corridors, as shown on the Future Land Use Map. 1. Existing Structures/Site Improvements (UDC 11-1): NWC: There is an existing multi-tenant building with a church and office space and an existing utility infrastructure for Intermountain Gas Co. and transfer station for Northwest Pipeline Corp. with associated improvements on three(3) out-parcels along S. Meridian Rd./SH-69 included in the annexation area. There is also an existing home and accessory structures on the west parcel that will be removed with redevelopment of the site. The remainder of the site is vacant/undeveloped agricultural land. SWC: There is an existing structure and accessory structures on the property that will be removed with redevelopment of the site. 2. Proposed Use Analysis (UDC 11-2): The proposed uses as shown on the proposed conceptual development plan and described in the application narrative are all desired uses in the MU-C designation, although the percentage and density of residential uses on the SWC of the project exceeds the maximum allowed. The proposed uses are all principally permitted in the proposed zoning districts except for multi-family residential,which requires conditional use approval, and drive-through establishments,which also require conditional use approval if they're within 300' of an existing residence or residential district. 3. Dimensional Standards (UDC 11-2): See UDC Tables 11-2A-7 and 11-2A-8 for dimensional standards of the R-15 and R-40 zoning districts,respectively;UDC 11-4-3-2713.1 for multi-family residential; and UDC Table 11-213-3 for dimensional standards of the C-N, C-C and C-G zoning districts. City of Meridian I Department Report III. Staff Analysis 129 4. Specific Use Standards (UDC 11-4-3): Staff has included links to the specific use standards below applicable to the identified uses for information purposes only. Staff is only including analysis on consistency with these standards for the multi-family residential proposed on the southwest portion of the SWC development with the CUP application. Analysis of the other use's consistency with these standards will take place with future Certificate of Zoning Compliance(CZC) and/or CUP application(s), as applicable. Restaurant—UDC 11-4-3-49 Financial institution—UDC 11-4-3-17 Fuel Sales Facility—UDC 11-4-3-20 Daycare Facility—UDC 11-4-3-9 Arts,entertainment or recreation facility,indoors and outdoors (i.e.gym) —UDC 114- 3-2 Drive-through Establishment—UDC 11-4-3-11 Multi-family Development—UDC 11-4-3-27 A CUP is only requested for the multi-family residential development on the SWC of the development;therefore,the following analysis only applies to that multi-family development and not the one proposed on the NWC of the development. Multi-family developments with multiple properties shall be considered as one(1)property for the purpose of implementing the standards set forth in this section.Note:Although two (2) lots are proposed for flexibility of ownership and financing/refinancing opportunities for the multi family development, the development will share all common areas, open space, amenities, and maintenance responsibilities and operate as a single development. A. Purpose 1. To implement the goals and policies of the Comprehensive Plan: a. Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. b. Require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools,and the incorporation of usable open space with quality amenities as part of new multi-family residential and mixed-use developments. 2. To create multi-family housing that is safe and convenient and that enhances the quality of life of its residents. a. To create quality buildings and designs for multi-family development that enhance the visual character of the community. b. To create building and site design in multi-family development that is sensitive to and well-integrated with the surrounding neighborhood. c. To create open space areas that contribute to the aesthetics of the community, provide an attractive setting for buildings, and provide safe,interesting outdoor spaces for residents. B. Site design 1. Residential buildings shall provide a minimum setback of ten(10)feet unless a greater setback is otherwise required by this title and/or Title 10 of this Code. City of Meridian Department Report III. Staff Analysis 130 Building setbacks shall take into account windows, entrances,porches and patios, and how they impact adjacent properties. The proposed structures comply with this standard. 2. All on-site service areas, outdoor storage areas,waste storage, disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street.All such areas should be depicted on the plans submitted with the Certificate of Zoning Compliance in accord with this standard. 3. A minimum of eighty(80) square feet of private,usable open space shall be provided for each unit. This requirement can be satisfied through porches,patios, decks, and/or enclosed yards. Landscaping,entryway and other accessways shall not count toward this requirement. In circumstances where strict adherence to such standard would create inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in Section 11-513-5 of this title. The open space exhibit states 80 sf. will be provided for each unit. The floor plans submitted with the Certificate of Zoning Compliance application should demonstrate compliance with this standard if the use is approved. 4. For the purposes of this section,vehicular circulation areas,parking areas,and private usable open space shall not be considered common open space.None of these areas are included in the common open space. 5. No recreational vehicles, snowmobiles,boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate, designated and screened area. Comply with this standard. 6. The parking shall meet the requirements set forth in Chapter 3, "Regulations Applying to All Districts",of this title. The proposed parking complies with these standards (see Section 111.1). 4 below for more information). 7. Developments with twenty(20)units or more shall provide the following: a. A property management office. b. A maintenance storage area. C. A central mailbox location, including provisions for parcel mail,that provide safe pedestrian and/or vehicular access. d. A directory and map of the development at an entrance or convenient location for those entering the development. The location of these items are required to be depicted on plans submitted with the Certificate of Zoning Compliance application if the use is approved. C. Common open space design requirements 1. The total baseline land area of all qualified common open space shall equal or exceed ten(10)percent of the gross land area for multi-family developments of five(5)acres or more.When multi-family is approved concurrently with single- family,the minimum open space requirements in Section 11-3G-3 shall apply to the gross land area of entire development. The proposed multi family development consists of 16.35 acres of land; therefore, the baseline requirement is 1.64 acres; a total of 2.28 acres is provided per the open space exhibit included below in Section V.M. City of Meridian I Department Report 111. Staff Analysis 131 2. All common open space shall meet the following standards: a. The development plan shall demonstrate that the open space has been integrated into the development as a priority and not for the use of land after all other elements of the development have been designed. Open space areas that has been given priority in the development design have: (1) Direct pedestrian access; (2) High visibility; (3) Comply with Crime Prevention through Environmental Design(CTED) standards; and (4) Support a range of leisure and play activities and uses. Irregular shaped, disconnected or isolated open spaces shall not meet this standard. b. Open space shall be accessible and well connected throughout the development. This quality can be shown with open spaces that are centrally located within the development, accessible by pathway and visually accessible along collector streets or as a terminal view from a street. c. The open space promotes the health and well-being of its residents. Open space shall support active and passive uses for recreation, social gathering and relaxation to serve the development. The proposed open space areas have been integrated into the development as a priority, are accessible by pathways and internal drive-aisles, are highly visible and incorporate a mix of active and passive uses as desired. 3. Alternative compliance is available for the standards listed in subsections(C)1 and (C)2 above,if a project has a unique targeted demographic;utilizes other place- making design elements in Old-Town or mixed-use future land use designations with collectively integrated and shared open space areas. 4. All multi-family projects over twenty(20)units shall provide at least one (1) common grassy area integrated into the site design allowing for general activities by all ages. This area may be included in the minimum required open space total. Projects that provide safe access to adjacent public parks or parks under a common HOA,without crossing an arterial roadway, are exempt from this standard. a. Minimum size of common grassy area shall be at least five thousand(5,000) square feet in area. This area shall increase proportionately as the number of units increase and shall be commensurate to the size of the multi-family development as determined by the decision-making body. Where this area cannot be increased due to site constraints, it may be included elsewhere in the development. b. Alternative compliance is available for the standards listed in subsections (C)1 and(C)2 above,if a project has a unique targeted demographic; utilizes other place-making design elements in Old-Town or mixed-use future land use designations with collectively integrated and shared open space areas. Several common grassy areas are provided that meet and exceed this standard. 5. In addition to the baseline open space requirement,a minimum area of outdoor common open space shall be provided as follows: City of Meridian Department Report III. Staff Analysis 132 a. One hundred fifty(150) square feet for each unit containing five hundred (500)or less square feet of living area. b. Two hundred fifty(250) square feet for each unit containing more than five hundred(500) square feet and up to one thousand two hundred(1,200) square feet of living area. c. Three hundred fifty(350) square feet for each unit containing more than one thousand two hundred(1,200) square feet of living area. All 322 units have between 500 and 1,200 square feet of living area. Therefore, a minimum of 1.85 acres of outdoor common open space is required—a total of 3.14 acres is provided, exceeding the minimum standard by 1.29 acres. 6. Common open space shall be not less than four hundred(400) square feet in area, and shall have a minimum length and width dimension of twenty(20) feet.All common open space areas counted toward qualified open space meet this standard. 7. In phased developments,common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units. The development is not proposed to be phased. 8. Unless otherwise approved through the conditional use process,common open space areas shall not be adjacent to collector or arterial street buffers unless separated from the street by a berm or constructed barrier at least four(4)feet in height,with breaks in the berm or barrier to allow for pedestrian access. The common open space adjacent to S. Meridian Rd./SH--69 will be separated from the street by a 3-4'tall berm and barrier. The common open space adjacent to S. Hermatite Ave. is proposed to not have a berm/barrier—the Applicant requests City Council approval of such through the CUP. 9. Buffer(s): One hundred(100)percent of the landscape buffer along collector streets and fifty(50)percent of the landscape buffer along arterial streets that meet the enhanced buffer requirements below may count towards the required baseline open space. a. Enhanced landscaping as set forth in Article 11-313,Landscaping Requirements; b. Multi-use pathways; c. Enhanced amenities with social interaction characteristics; d. Enhanced context with the surroundings. Because the landscape buffers along the collector street(i.e. S.Hermatite Ave.) and arterial street(i.e. S.Meridian Rd./SH--69) are both counted toward the required common open space, compliance with these standards is required. Ten- foot-wide multi-use pathways are proposed along both streets. D. Site development amenities 1. All multi-family developments shall provide for quality of life, open space and recreation amenities to meet the particular needs of the residents as follows: a. Quality of life. (1) Clubhouse (2) Fitness facilities City of Meridian I Department Report III. Staff Analysis 133 (3) Enclosed bike storage (4) Public art such as a statue (5) Dog park with waste station (6) Commercial outdoor kitchen (7) Fitness course (8) Enclosed storage b. Open space (1) Community garden (2) Ponds or water features (3) Plaza (4) Picnic area including tables,benches, landscaping and a structure for shade. c. Recreation (1) Pool (2) Walking trails (3) Children's play structures (4) Sports courts d. Multi-modal amenity standards. (1) Bicycle repair station (2) Park and ride lot (3) Sheltered transit stop (4) Charging stations for electric vehicles 2. The number of amenities shall depend on the size of multi-family development as follows: a. For multi-family developments with less than twenty(20)units,two (2) amenities shall be provided from two(2) separate categories. b. For multi-family development between twenty(20) and seventy-five(75) units,three(3) amenities shall be provided,with one(1)from each category. c. For multi-family development with seventy-five(75)units or more, four(4) amenities shall be provided,with at least one(1)from each category. d. For multi-family developments with more than one hundred(100)units,the decision-making body shall require additional amenities commensurate to the size of the proposed development. The amenity rendering included below in Section V.M depicts the following amenities from each category: Quality of life: Clubhouse,(2)dog parks Open space: Community garden, shade structure City of Meridian Department Report III. Staff Analysis 134 Recreation: Swimming pool and spa,walking trails, children's play structure and sports courts [(3)pickleball courts and a half basketball court]. If the use is approved,based on 322 units, Staff recommends the following additional amenities from the Multi-modal category: bicycle repair station and charging stations for electric vehicles.As part of the proposed amenities, waste stations in the dog parks and a picnic area,including tables,benches and landscaping are required with the shade structure.A detail of the proposed children's play equipment should also be submitted. 3. The decision-making body shall be authorized to consider other improvements in addition to those provided under this subsection D,provided that these improvements provide a similar level of amenity. E. Landscaping requirements 1. Development shall meet the minimum landscaping requirements in accord with Chapter 3, "Regulations Applying to All Districts", of this Title. Street buffer landscaping is required with development of the subdivision per the standards in UDC 11-3B-7C. Parking lot landscaping is required with site development per the standards in UDC 11-3B-8C and will be reviewed for compliance with these standards with the Certificate of Zoning Compliance application. 2. All street facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following minimum standards: a. The landscaped area shall be at least three(3)feet wide. b. For every three(3)linear feet of foundation, an evergreen shrub having a minimum mature height of twenty-four(24)inches shall be planted. c. Ground cover plants shall be planted in the remainder of the landscaped area. If the use is approved, the landscape plans submitted with the final plat and Certificate of Zoning Compliance, as applicable, should be revised to reflect compliance with these standards. F. Maintenance and ownership responsibilities. All multi-family developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development,including,but not limited to, structures,parking, common areas, and other development features. G. Police access under exigent circumstances. Multifamily developments with units that take access via secured common corridors shall install and maintain a keyless entry system,or suitable alternative,to provide police access to the common corridors under exigent circumstances. The keyless entry system or alternative shall be subject to review and approval by the Meridian Police Department. The developer should obtain approval by MPD for any such systems. D. Design Standards Analysis Comprehensive Plan Policy#2.02.02D—Apply appropriate design and construction standards to infill development in order to reduce adverse impacts to existing development. 1. Existing structure and Site Design Standards (Comp Plan, UDC 11-3A-19): Compliance with the structure and site design standards in UDC 11-3A-19 is required. The purpose of UDC 11-3A-19 is to encourage site design that provides an interconnected network of walkways,pathways, streets, and/or drive aisles that combined promote pedestrian and vehicular mobility within the development and connect to adjacent City of Meridian I Department Report III. Staff Analysis 135 developments; and to facilitate the efficient movement of traffic into, out of, and through a site,protect pedestrian and bicycle users, establish an aesthetically consistent street presence and limit the visual impacts of large parking areas on a site. NWC: There is an existing home and associated outbuildings on the west side of the development area and an existing multi-tenant building with a church/office space,utility infrastructure for Intermountain Gas Co. and a transfer station for Northwest Pipeline Corp. along the east side of the development area adjacent to Meridian Rd./SH-69. SWC: There is a wholesale nursery(Victory Greens) occupying the site. Future development is required to comply with the structure and site design standards listed in UDC 11-3A-19. 2. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G): The standards in this section are not applicable; see the standards in UDC 11-4-3-27C for common open space and site amenity requirements for multi-family developments addressed above in Section CA. 3. Landscaping (UDC 11-3B): i. Landscape buffers along streets Landscaped street buffers are required to be constructed as part of the subdivision improvements on the SWC of the site, as follows: • A 35' wide buffer is required along S. Meridian Rd./SH-69, an arterial street and entryway corridor; • A 25' wide buffer is required along W. Amity Rd., an arterial street; • A 20' wide buffer is required along S. Hermatite Ave. and W. Lyra St.,both collector streets; and • A 10' wide buffer(s)is required along local/private streets. Street buffers are conceptually proposed for the overall site as required. On the portion of the site being platted(SWC), all street buffers should be depicted on the plat in a common lot or on a permanent dedicated buffer easement,maintained by the property owner,homeowner's association or business owner's association. Landscaping is required within the buffers per the standards in UDC 11-3B-7C. Additional landscape design features are required within street buffers along entryway corridors per UDC 11-313-7C.3f,which may include berms of no less than four to one (4:1) slope to at a three-foot minimum height, decorative landscape walls(no greater than three (3)feet in height), decorative open vision fencing(no greater than four(4)feet in height), or design elements with a similar level of effort(Example: a dry creek design with river rock,boulders, etc.). Detached sidewalks within landscaped buffers are required along entryway corridors. On the SWC,in the southern portion of the street buffer along Meridian Rd./SH-69 adjacent to residential uses, a 3-4' tall berm at a 4:1 slope is proposed with a 10' wide detached sidewalk/pathway,trees, shrubs,vegetative groundcover and decorative boulders/rocks. In the northern portion of the buffer adjacent to commercial uses, a dry stream bed with river rock is incorporated into the buffer with a 10' wide detached sidewalk/pathway,trees, shrubs,vegetative groundcover and decorative boulders/rocks. ii. Parking lot landscaping Parking lot landscaping is required with development per the standards listed in UDC 11- 313-8C. Development of the area not included in the CUP application will be reviewed for City of Meridian I Department Report III. Staff Analysis 136 consistency with these standards with the Certificate of Zoning Compliance (CZC) application for future development. The landscape plan submitted with the CUP application generally complies with the required standards; a detailed review will take place with the CZC application. The "hatched"areas identified in the Plant Schedule as internal parking lot landscaping should be further defined to demonstrate compliance with the standards in UDC 11- 3B-8C.2d and 11-3B-5N,which requires planter islands to be covered with low shrubs,lawn,or other vegetative groundcover at a coverage of at least 70% at maturity. iii. Landscape buffers to adjoining uses A 20' wide buffer is required to adjoining residential uses in the C-N district and a 25' wide buffer is required to adjoining residential uses in the C-C and C-G zoning districts per UDC Table 11-2B-3, landscaped per the standards in UDC 11-3B-9C. Because the out-parcel proposed to be zoned C-N is already developed, Staff recommends a 20' wide buffer is provided on the subject property to buffer the proposed residential uses to the west in Building H. iv. Tree preservation Mitigation is required for all existing trees 4"caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of 100% replacement per the standards in UDC 11-3B-1OC.5. There are several existing trees on the SWC that will be removed with development, some in poor and some in good condition. The Mitigation Calculations shown on the landscape plan submitted with the preliminary plat included below in Section V.J, state 190 caliper inches are required for mitigation with 200 caliper inches provided, in accord with UDC standards. There are also several existing trees on the NWC that will be evaluated for mitigation requirements with submittal of a development application for that property. v. Stormwater integration An adequate storm drainage system shall be required in all developments in accord with the city's adopted standards, specifications and ordinances per UDC 11-3A-18. Design and construction shall follow Best Management Practice as adopted by the city. vi. Pathway landscaping Landscaping is required along all pathways per the standards listed in UDC 11-3B-12C. Minimum 5' wide landscape strips are required on each side of all pathways with landscaping consisting of a mix of trees(one per 100 linear feet), shrubs,lawn,and/or other vegetative groundcover. The landscape plan should reflect compliance with these standards.Because trees are not allowed within the Northwest gas pipeline easement on the NWC,an alternative compliance application should be submitted to UDC 11-3B-12C.2,which requires one(1)tree per 100 linear feet of pathway. 4. Parking (UDC 11-3Q: All parking spaces shall comply with the required stall dimensions in UDC Table 11-3C-5. i. Residential parking analysis Off-street parking is required per the standards listed in UDC Table 11-3C-6 for multi- family dwellings; the number of parking spaces is based on the number of bedrooms per unit. City of Meridian I Department Report III. Staff Analysis 137 SWC: Based on(116) 1-bedroom units, (168)2-bedroom units and(38) 3-bedroom units, a minimum of 656 spaces are required with 322 of those in covered carports or garages. A total of 693 spaces are provided,with 330 of those being covered in podium(129), carports (145)and garages(56),which exceeds the minimum standard by 37 spaces. NWC: Parking will be evaluated for compliance with these standards with future CUP and/or CZC applications. ii. Nonresidential parking analysis Off-street parking is required per the standards listed in UDC 11-3C-6B.1,unless otherwise required by the specific use standards for the use. Parking will be evaluated for compliance with these standards with future development applications for detailed site plan approval. iii. Bicycle parking analysis A minimum of one(1)bicycle parking space must be provided for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C. For the multi-family development on the SWC, a total of 693 vehicle parking spaces are provided; therefore, a minimum of 28 bicycle parking spaces are required—28 are provided. 5. Building Elevations (Comp Plan, Architectural Standards Manual): Conceptual building elevations were submitted for the single-story commercial Pad A at Plaza A building along with perspective drawings of Plaza A and B and the adjacent commercial buildings,included below in Section V.F.All commercial buildings are anticipated to be a single-story in height. Building materials consist of brick veneer, stucco and wood siding in neutral colors with flat roofs and parapets. Conceptual elevations were not submitted for the grocery store. The multi-family structures (Building F)at the NWC are anticipated to be 2 to 3-stories in height, depending on the number of bedrooms,with first floor garages similar to the photos below in Section V.O of the Broadstone project in Nampa. Building H is proposed to be of similar architecture to Building E on the SWC shown below in Section V.N. Elevations were also submitted for the 3-story garden-style and 4-story podium-style multi- family buildings with parking on the ground floor on the SWC, included below in Section V.M. Building materials consist of fiber cement siding variegated board&batten in a variety of colors and styles(8"clapboard, 10.25"vertical shiplap,lap siding), stucco and brick. All structures are required to comply with the design standards in the Architectural Standards Manual. 6. Fencing (UDC 11-3A-6, 11-3A-7): No fencing is proposed. The UDC (11-311-41))requires traffic noise abatement to be provided for residential uses adjoining SH-69 consisting of a berm or a berm and wall combination parallel to the state highway that meets the standards listed in UDC 11-3H-4D.A detail of such should be depicted on the landscape plan submitted with the final plat application. 7. Parkways (Comp Plan, UDC 11-3A-17): Detached sidewalks with landscaped parkways are proposed along all streets. The minimum width of parkways planted with Class II trees shall be 8'; the planter width for Class II trees may be reduced to 6' if there are root barriers that are a City of Meridian I Department Report III. Staff Analysis 138 minimum of 18" below subgrade adjacent to the sidewalk and a minimum of 24" below subgrade adjacent to the curb. The root barriers shall extend 2" above grade. Compliance with these standards is required. E. Transportation Analysis Comprehensive Plan Policy#3.01.01A—Evaluate comprehensive impacts of growth and consider City Master Plans and Strategic Plans in all land use decisions(e.g.,traffic impacts, school enrollment, and parks). The primary transportation considerations for this development involve the timing and coordination of required off-site improvements, access management along Amity Road and SH- 69, and completion of internal street and pathway connections needed to support a functional mixed-use neighborhood pattern. The project would add measurable traffic to a network that already experiences operational strain during peak hours,underscoring the need to align development phasing with programmed intersection and signal improvements. Because of its proximity to two major transportation corridors,the design must emphasize efficient site access, safe circulation, and continuous pedestrian and bicycle connections consistent with the City's adopted street and pathway standards. The Ada County Highway District's recommended conditions and findings addressing intersection mitigation, access spacing, and collector completion reflect these shared objectives and are consistent with the City's Comprehensive Plan and Unified Development Code policies for coordinated land use and transportation planning. While traditional traffic modeling evaluates vehicular capacity, it does not fully capture the pedestrian,bicycle, and access-conflict dynamics that accompany higher-intensity mixed-use and multi-family development.Within these contexts, design features—such as continuous multi-use pathways, clearly defined pedestrian crossings, separated sidewalks, and internal circulation loops—serve a critical safety function that extends beyond aesthetic or amenity value. The City's Comprehensive Plan and adopted Pathways Master Plan identify these elements as necessary infrastructure to ensure that residents and visitors can move safely and efficiently between uses without over-reliance on the arterial network. For this site, intentional design of frontage paths, internal connections,and collector stubs is essential to mitigating localized conflicts and supporting the overall transportation performance of the surrounding system. The City's mixed-use policies emphasize pedestrian-oriented design as the foundation for functional,higher-density development. These areas are intended to place walking and biking at the top of the circulation hierarchy,with vehicular access and parking designed to complement— not dominate—the public realm. As projects seek both greater residential densities and auto- attractive commercial uses,design quality must correspondingly increase to manage the intensity and ensure safe, direct, and convenient pedestrian movement throughout the site.Features such as continuous sidewalks,building-oriented pathways,compact block structure,and minimized driveway conflicts are integral components of this expectation. This approach aligns with the Comprehensive Plan's mixed-use and transportation policies,which direct that density and design be balanced through form, connectivity, and safety rather than by roadway expansion alone. The proposed site plan includes elements that are detrimental to this concept that should be revised if the application is approved. Additionally, as noted in the ACHD report under Traffic Impact Study—Summary and Findings, "The applicant has indicated that site is multi-use and that contributes to trip capture rate. While there are a mix of uses proposed on the site plan they are not integrated, as the multi- family is stand alone and separated from the commercial uses by parking lots with no clear vehicular access via drive aisles or dedicated pedestrian facilities. The commercial uses are oriented towards SH-69 and include auto-oriented uses(fast-food with drive-thru,drive- thru coffee shop,gas station, etc.).Because of the mix of uses,the layout of the site plan and City of Meridian I Department Report III. Staff Analysis 139 parking lots, and prior experience with trip capture,ACHD will not be accepting any trip capture for this development." 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Comprehensive Plan Policy#3.07.02B—Locate smaller-scale, neighborhood-serving commercial and office use clusters so they complement and provide convenient access from nearby residential areas, limiting access to arterial roadways and multimodal corridors. Comprehensive Plan Policy#3.02.01 G-Establish and maintain levels of service for public facilities and services, including water, sewer,police, transportation, schools,fire, and parks. 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. Access is required to comply with the standards listed in UDC 11-3A-3 and 11-3H-4 for state highways. The intent of these standards is to improve safety by combining and/or limiting access points to collector and arterial streets and ensuring that motorists can safely enter all streets. Access is proposed for the overall site(NWC& SWC)as shown on the conceptual development plan,included below in Section V.E. ACHD's Master Street Map(MSM) depicts a planned collector street along the west boundary of the NWC property connecting to W. Lyra St at the north boundary and S.Meridian Rd./SH-69. See the ACHD report for existing conditions, analysis of the project and improvements required with the proposed development(SWC). NWC: This portion of the development is estimated to generate 10,366 vehicle trips per day, 1,166 trips per hour in the PM peak hour,based on the Traffic Impact Study(TIS). The conceptual development plan depicts two (2) driveway accesses via W.Amity Rd. as well as a collector street(S. Hermatite Ave.)access at the west boundary of the site in accord with the MSM; one(1) driveway access via S. Meridian Rd./SH-69;two(2)accesses via W. Lyra St., a collector street; and two(2)accesses via S.Hermatite Ave., a collector street. South Solaris Ave. is proposed to extend into the site 45' from the north property line. ACHD only supports one(1) access via Amity located a minimum of 660' west of the Amity &Meridian/SH-69 intersection since the property will have access to a lesser classified street (i.e. Hermatite)—UDC 11-3A-3 supports this by limiting access to arterial and collector street to improve safety and ensure motorists can safely enter all streets. ACHD recommends this access is a temporary full access,restricted to a left-in/right-in/right-out when the Hermatite/Amity intersection is signalized in the future. This driveway may be further restricted in the future as traffic conditions warrant, as determined by ACHD or if the west leg of the Amity&Meridian/SH-69 intersection is widened beyond 5 lanes. Comments have not been received from ITD pertaining to the access via Meridian/SH-69. In 2012,the City granted a Variance(VAR-12-001)to UDC 11-3H-4B.2a,which prohibits new accesses to a state highway,to allow three(3)access points to SH-69/Meridian Rd. between Harris St. &Amity Rd., one of which lies on the subject property. This approval was based on ITD's approval of the access. All existing approaches should be removed. UDC 11-3A-3A.2 requires cross-access/ingress-egress easements to adjoining properties, either by recorded easement or as a note on the final plat.Additionally,UDC 11-3A- 3A.3 requires all subdivisions to provide local street access to any use that currently takes direct access from an arterial or collector street—this applies to the three(3) out- parcels along Meridian Rd./SH-69(i.e.Parcel#R4622730010,#S1225449220 and City of Meridian I Department Report III. Staff Analysis 140 #51225449910)—the existing accesses shall be removed with development of the site and sole access should be provided internally from within the development area. The access points depicted on the conceptual development plan are not approved and should be evaluated with a future subdivision application. SWC: This portion of the development is estimated to generate 6,378 vehicle trips per day, 551 trips per hour in the PM peak hour,based on the Traffic Impact Study(TIS). There are three(3)existing driveways via Meridian/SH-69—the use of these driveways should cease upon development, and the approaches should be abandoned and removed in accord with UDC 11-3H-4B. The conceptual development plan depicts one(1)driveway access via W. Amity Rd. and one (1)driveway/private street access via S.Meridian Rd./SH-69.A portion of a future collector street(Hermatite)via W. Amity Rd. is depicted along the southern portion of the west boundary of the site and stubs to the property to the south—the portion that connects to Amity Rd. is off-site on the adjacent property to the west and is not proposed to be constructed with this development. The collector street access is needed for emergency service providers to adequately provide service the multi-family development; therefore,the collector street should be extended from W.Amity Rd.to the site prior to issuance of the first Certificate of Occupancy within the multi-family development.Two (2)access driveways are proposed via Hermatite in the multi-family development. The UDC (11-311 4B.2a)prohibits new approaches directly accessing a state highway. City Council may consider and approve a modification to the standard upon specific recommendation of the Idaho Transportation Dept. or if strict adherence is not feasible, as determined by City Council.The Applicant is requesting Council approval of the proposed access; comments have not yet been received from ITD on whether they already have granted or will grant the access. A backage road generally paralleling Amity Rd. and Meridian/SH-69 is proposed for access to the properties fronting those roads in accord with UDC 11-311-413.3. As part of the development,the Applicant proposes improvements to the existing Amity& Meridian Rd./SH-69 signalized intersection. ACHD has modified these improvements to include widening of the west leg of the intersection to 5-lanes,with two(2)receiving through-lanes, one(1)left-turn lane, one(1)through-lane and one(1) shared through/right- turn lane,which will require adjustments to the striping on the east leg to reflect this configuration and any necessary modifications to the existing signal. Although ACHD cannot require the Applicant to improve/widen the eastern leg of the intersection, ACHD Staff recommends the Applicant improve/widen the eastern leg of the intersection to 5-lanes to match the west leg.If the proposed development is approved, City Staff recommends these off-site improvements are required as a provision in the DA. 2. Multiuse Pathways (UDC 11-3A-5): All multi-use pathways should be constructed in accord with the City's Comprehensive Plan, the Meridian Pathways Master Plan,the ACHD Master Street Map and Roadways to Bikeways Master Plan per UDC 11-3A-5. The Pathways Master Plan(PMP)depicts multi-use pathways along S. Meridian Rd. and along the Northwest gas pipeline corridor with a connection across the northwest corner the NWC property to the future north/south collector street to the west at the half mile between Meridian&Linder Roads. The conceptual development plan depicts 10' wide pathways in accord with the Plan. City of Meridian I Department Report III. Staff Analysis 141 All pathways should be located outside of irrigation district easements unless permission is specifically obtained from the governing irrigation district. For pathway segments and other improvements within the pipeline easement,the developer should work with Williams Pipeline Co.to secure the necessary permissions and approvals. Easements for the pathways should be a minimum of 14 feet wide(10' pathway+2' shoulder each side). Public use easements are only required to be dedicated for multi-use pathways that lie outside the public right-of-way. If this project is approved and if the developer can obtain permission from the property owners, Staff recommends a DA provision that requires the developer construct a 10' wide detached pathway across the frontage of the out-parcels (i.e.#R4622730010, #S1225449220 and#S1225449910) along Meridian Rd. for continuity and pedestrian safety. 3. Pathways (Comp Plan, UDC 11-3A-8): All pathways shall comply with the standards in UDC 11-3A-8. Internal pathways are proposed through common open space areas in the residential and commercial areas and throughout the development for pedestrian connectivity as shown on the exhibit below in Section V.G. 4. Sidewalks (UDC 11-3A-17): Sidewalks are required along all streets in accord with the standards listed in UDC 11-3A-17. Detached 10' wide sidewalks are required along all arterial and collector streets and 5' wide attached sidewalks are required along all local streets although detached sidewalks may be provided. The proposed plat depicts sidewalks as required. The proposed conceptual development plan for the NWC doesn't include 10' wide sidewalks along the collector streets (Lyra/Hermatite) and should. 5. Private Streets (UDC 11-3F-4): Private streets are not proposed but should be provided for addressing purposes in the locations shown on the exhibit below.A private street application should be submitted with the final plat application for approval of these streets and should be depicted on the final plat. The requirement for private streets on the NWC will be evaluated with a future subdivision application for that property. 14 i a.a City of Meridian Department Report III. Staff Analysis 142 6. Subdivision Regulations (UDC 11-6C): The design, location and widths of all street and street intersections shall comply with the requirements of the transportation authority,unless alternative standards are adopted by the City.All driveway openings in curbs shall comply with the requirements of the transportation authority. i. Dead end streets The proposed plat does not depict any dead-end streets. ii. Common driveways The proposed plat does not depict any common driveways. iii. Block face The proposed plat complies with the block face standards. F. Services Analysis Comprehensive Plan policy 3.03.03G requires urban infrastructure be provided for all new developments,including curb and gutter, sidewalks,water and sewer utilities. 1. Waterways (Comp Plan, UDC 11-3A-6): The Carlson Lateral runs along the west boundary of the NWC and crosses the SWC property in two(2)locations. The laterals on the SWC property are proposed to be relocated and piped with development in accord with UDC 11-3A-6B. Easements for such should be depicted on the plat; any development within the easements should be approved by the easement holder.The Applicant has secured agreements with the Bureau of Reclamation to relocate the easements as shown below. — ------ ICI' TE _ � a II � t t nY� a�..a wuaxic I I:rM B City of Meridian Department Report III. Staff Analysis 143 2. Pressurized Irrigation(UDC 11-3A-15): An underground pressurized irrigation system is required with development to provide irrigation water to each lot within the subdivision as set forth in UDC 11-3A-15. There is a 30-40' wide gravity irrigation easement on the commercial portion of the SWC proposed to be improved with a drivable rock dry stream bed for access when needed by Boise Project Board of Control vehicles(see exhibit in Section V.P below). Irrigation piping, trees, and large herbaceous shrubs are not allowed within the easement. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system shall be required in all developments in accord with the city's adopted standards, specifications and ordinances. Design and construction shall follow Best Management Practice as adopted by the city. A Geotechnical Investigation report was submitted with the application, included in the public record. 4. Utilities (Comp Plan, UDC 11-3A-21): Comprehensive Plan Policy#3.02.0IE-Phase-in developments in accordance with their connection to the municipal sewer and water system and the provision of other necessary infrastructure and services. All utilities for an approved use should be installed at or below grade in accord with the City's adopted standards, specifications and ordinances. Street lighting should be installed in accord with the City's adopted standards, specifications and ordinances. All development should connect to the City water and sewer systems,unless otherwise approved by the City engineer.ITD has granted conditional approval for this development to install a sewer line within the SH-69 right-of-way. Adequate fire protection is required in accord with the appropriate fire district standards. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division Staff is recommending denial of the annexation application and consequently the preliminary plat and conditional use permit applications; therefore, conditions of approval are not included. If the Commission and/or City Council determines the proposed annexation is in the best interest of the City with the proposed development plan,the project should be continued to a later hearing date in order for Staff to prepare recommended conditions of approval. B. Meridian Public Works The updated conceptual engineering plans for sewer and water service for the proposed development,submitted on February 13th,have not yet been reviewed by the Public Works Dept. as of the date of transmittal of this report; therefore,it's unknown if this development can be serviced as proposed. C. Meridian Fire Department Based on the review of the current Fire Access Exhibit provided by KM Engineering,the proposed access outlined for the Commercial Development is acceptable however the access for the Multi-Family Residential Development is only sufficient upon the completion of S. Hematite Avenue before being acceptable and meeting the criteria as outlined in the 2018 IFC,Appendix D for secondary access and remoteness. City of Meridian I Department Report IV. City/Agency Comments &Conditions 144 D. Meridian Police Department https://weblink.meridianciU.org/WebLink/DocView.aspx?id=420383&dbid=0&repo=MeridianC LU See Service Accessibility Reports below in Section V.B. E. Meridian Park's Department https://weblink.meridiancity.orzlWebLink/DocView.aspx?id=420384&dbid=0&repo=MeridianC iv F. Community Planning Association of Southwest Idaho(COMPASS) https://weblink.meridiancity.org WWebLink/DocView.aspx?id=421739&dbid=0&repo=MeridianC Lty G. Irrigation Districts Boise-Kuna Irrigation District https:llweblink.meridianciU.org WWebLinkIDocView.aspx?id=423842&dbid=0&repo=MeridianC Boise Project Board of Control https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=421301&dbid=0&repo=MeridianC hty H. Idaho Department of Environmental Quality(DEQ) https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=421645&dbid=0&repo=MeridianC hty I. West Ada School District(WASD) https://weblink.meridianciU.oLvlWebLinkIDocView.aspx?id=422248&dbid=0&repo=MeridianC Lty J. Community Development School Impact Data https://weblink.meridiancity.org/WebLink/DocView.aspx?id=420985&dbid=0&repo=MeridianC hty K. Ada County Highway District(ACHD) NW portion: https://weblink.meridianciU.org/WebLink/DocView.aspx?id=418302&dbid=0&repo=MeridianC Lty SW portion: https://weblink.meridiancity.org/WebLink/DocView.aspx?id=418301&dbid=0&repo=MeridianC Lty L. Idaho Transportation Department(ITD) ITD has not yet issued a staff report for this project. https://weblink.meridianciU.org WWebLink/DocView.aspx?id=422848&dbid=0&repo=MeridianC V. FINDINGS A. Annexation and/or Rezone(UDC 11-513-3E) 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: City of Meridian I Department Report V. Findings 145 1. The map amendment complies with the applicable provisions of the comprehensive plan; Stafffinds the proposed conceptual development plan associated with the map amendment to the R-15, R-40, C-N, C-C and C-G zoning districts is not consistent with the general mixed- use and Mixed Use—Community development guidelines in the Comprehensive Plan as noted above in Section III. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the proposed map amendment to the R-15 and R-40 zoning districts and conceptual development plan with a mix of multi family housing types (i.e. apartment and townhome-style units) complies with the purpose statement of the residential districts in that it provides for a range of housing opportunities. However, the percentage and density of residential uses on the SWC is greater than allowed in the MU-C designation; therefore, the map amendment with the proposed development plan is not consistent with the Comprehensive Plan. Stafffinds the proposed map amendment to the C-N, C-C and C-G zoning districts and conceptual development plan complies with the purpose statement of the commercial district in that it provides for the retail and service needs of the community. However, the percentage of commercial uses and public/quasi-public uses on the SWC is less than desired in MU-C designated areas. Therefore, the map amendment with the proposed development plan is not consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds the proposed map amendment with the traffic generation anticipated from the proposed uses and intensity of development will 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 map amendment may result in an adverse impact upon the West Ada School District as the 2024-2025 enrollment for Victory Middle School was over capacity and additional children from this development could further adversely impact services. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the annexation is not in the best interest of the City with the proposed development plan as it isn't consistent with the mixed use and specifically the Mixed Use—Community development guidelines as noted above in Section III. Further, the revised conceptual engineering plans for sewer and water service for the site have not yet been approved by Public Works so it's uncertain if services can be provided in accord with City requirements. B. Conditional Use(UDC 11-513-6E)—Multi-family Development on SWC Because Staff is recommending denial of the annexation application based on the proposed conceptual development plan,Findings analysis is not included for the associated conditional use permit request. C. Preliminary Plat(UDC-6B-6)—SWC Because Staff is recommending denial of the annexation application based on the proposed conceptual development plan,Findings analysis is not included for the associated preliminary plat request. City of Meridian I Department Report V. Findings 146 VI. ACTION A. Staff: Staff recommends denial of the proposed annexation based on the proposed development not being consistent with the mixed-use and MU-C development guidelines as discussed above in Section III. Consequently, Staff recommends denial of the associated preliminary plat and conditional use permit requests. B. Commission: Pending C. City Council: Pending VII. EXHIBITS A. Project Area Maps (link to Project Overview) 1. Aerial Legend fill Project Location �_.....aa73�f Area of Impact OAnalysis i Ail x III L m y d r`� City of Meridian Department Report VI. Action 147 2. Zoning Map Legend R7 Project Location _ 0 Area of Impact L4- OAnalysis R-4 R=8 S�LMA -t 1R=8 R1 RUT RUT 7� R-4 TN-R A` R-8 R1 R�6 FR=2 e R74 3. Future Land Use �R� � u�wwuweu Legend Project Location ff Area of Impact Low Density Residential OAnalysis _��_� Mecllum,Dens High Re denf�—rI Density Residential Med-High Density < Residential c --F- L] 2 MU-C ra City of Meridian Department Report VII. Exhibits 148 4. Planned Development Map Legend ® ff 0 Project Location 0"Area of Impact T= City Limits ^ ! Planned Parcels ® ® ® OAnalysis LLL , i City of Meridian Department Report VII. Exhibits F149] 5. Map Notes Northwest Parcels: Recent Area Preliminary Plats(last 5 years): H-2023-0033; H-2023-0041 Recent Area Conditional Use Permits: H-2018-0100 H-2018-0054 H-2018-0129 H-2019- 0129 H-2020-0067 H-2019-0150 H-2020-0117 H-2021-0021 H-2021-0036 H-2021-0087 H- 2015-0005 H-2019-0097 H-2022-0050 H-2023-0031 H-2023-0041 H-2023-0055 H-2024- 0014 H-2024-0022 H-2024-0067 Southwest Parcel: Recent Area Preliminary Plats(last 5 years): H-2023-0033; H-2023-0041 Recent Area Conditional Use Permits: H-2018-0100 H-2018-0054 H-2018-0129 H-2019- 0129 H-2020-0067 H-2020-0117 H-2021-0021 H-2021-0036 H-2021-0087 H-2019-0097 H- 2022-0050 H-2023-0031 H-2023-0041 H-2024-0014 H-2024-0022 H-2024-0041 H-2024- 0067 H-2025-0041 City of Meridian I Department Report VII. Exhibits 150 B. Service Accessibility Reports Northwest parcel: Southwest parcel: PARCEL S1225449650 SERVICE ACCESSIBILITY PARCEL S1236110060 SERVICE ACCESSIBILITY Overall Score: 8 2nd Percentile Overall Score: 8 2nd Percentile Location Within 1/2 mile of City Limits YELLOW Location Within 1/2 mile of City Limits YELLOW Extension Sewer Trunkshed mains<500 ft.from parcel Extension Sewer Trunkshed mains<500 ft.from parcel Floodplain Either not within the 100 yr floodplain or>2 acres Floodplain Either not within the 100 yr floodplain or>2 acres Emergency Services Fire Response time>9 min. Emergency Services Fire Response time 5-9 min. YELLOW Emergency Services Police Reporting District does not meet most response time Emergency Services Police Reporting results por ing District does not have enough data to report goals - Pathways Within 1/4 mile of current pathways Pathways Within 1/4 mile of current pathways Transit Not within 1/4 of current or future transit route Transit Not within 1/4 of current or future transit route ll ltimate configuration(#of lanes in master streets Ultimate configuration(#of lanes in master streets Arterial Road Buil dout Status plan)>existing(#of lanes)&road IS NOT in 5 yr work ■ Arterial Road Buildout Status plan)>existing(#of lanes)&road IS NOT in 5 yr work plan plan School Walking Proximity From 1/2 to 1 mile walking YELLOW School Walking Proximity From 1/2 to 1 mile walking YELLOW Either a High School or College within 2 miles OR a Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving ■ School Drivability Middle or Elementary School within 1 mile driving (existing or future) (existing or future) Park Walkability No park within walking distance by park type Park Walkability No park within walking distance by park type Report generahsi on 01-07-2025 by MERIDIAN15all- Report generated on 01-07-2026 by MERIDIAH1s 11- City of Meridian I Department Report VII. Exhibits 151 C. Site Photos NWC (looking northwest): �i. ,ate 6 SWC(looking southeast): .� -- City of Meridian Department Report VII. Exhibits 152 D. Annexation Legal Description& Exhibit Map lam E N G I N E E R I N G September 1,2023 Project No.23-151 Annexation Legal Description Exhibit A A parcel of land situated in a portion of the East 1/2 of the Southeast 1/4 of Section 25 and a portion of the Northeast 1/4 of the Northeast 1/4 of Section 36,Township 3 North,mange 1 West,Boise Meridian,Ada County,Idaho and being more particularly described as follows: BEGINNING at a found aluminum cap marking the Southeast corner of said Section 25,which bears 500°32'54"W a distance of 2,664.88 feet from a found aluminum cap marking the East 1/4 corner of said Section 25,thence following the easterly line of said Northeast 1/4 of Section 36,SOO'37'50"W a distance of 1,320.65 feet to the North 1/16 comer of said Section 3G; Thence leaving said easterly line and following the southerly line of said Northeast 1/4 of the Northeast 1/4, N89°13'03"W a distance of 893.66 feet to afound 5/8-Inch rebar; Thence NOQ"36'05"E a distance of 1,322.93 feet to the northerly line of said Northeast 1/4 of Section 36; Thence following said northerly line,N69"04'18"W a distance of 343.66 feet; Thence leaving said northerly line,ND6'15'42"E a distance of 1,4W.39 feet to a found 5/34rich rebar; Thence 552°04'27"E a distance of 240.08 feet to a found 5/8-inch rebar; Thence S89°15'25"E a distance of 274.79 feet to a found 5/8-inch rebar on the boundary of Stapleton Subdivision No.1{Beak I2O of Plats,Pages 18746-18750); Thence following the boundary of said Stapleton Subdivision No.1 the following six(6)courses: 1. 589°15'25"E a distance of 66.00 feet to a found 5/8-inch rebar; 2. 500`32'50"W a distance of 79.93 feet to a found 5/8-inch rebar; 3. S89°18'36"E a distance of 144.81 feet to a found 5/8-inch rebar; 4. 89.63 feet along the arc of a curve to the left,said curve having a radius of 300.00 feet,a delta angle of 17"07'04",a chord bearing of N82°07'52"E,and a chord distance of 89.30 feet to a found 5/8-inch rebar; 5. 98.89 feet along the arc of a curve to the right,said Curve having a radius of 3OO.00 feet,a delta angle of 16"58'30",a chord bearing of N82°03'35"E and a chord distance of 88.56 feet to a found 5/8-inch rebar; 6. 589°27'10"E a distance of 15617 feet to a found 5/8-inch rebar; Thence leaving said subdivision boundary,S89"271O1 a distance of 82.00 feet to the easterly line of said Southeast 1/4 of Section 25; Thence following said easterly fine,SOO°32'50"Wa distance of 1,280.20 feet to the POINT OF BEGINNING. Said parcel contains 62.432 acres,more or less,and is subject to all existing easements a KL L4 s and/or rights-of-way of record or implied. �51 �,�EHSFQ u4 All subdivisions,deeds,records of surveys,and other instruments of record referenced � � herein are recorded documents of the county in which these described lands are situated. Attached hereto is Exhibit B and by this reference is made a part hereof_ all 4F ti9 91r/7013 5725 North Discovery Way•Boise, Edaho 91713-208.639.61339• kmenGllp.cum City of Meridian I Department Report VII. Exhibits 153 EAST t/4 CORNER 25 30 SECTION 25 �� Unplatted Stapleton N o L2 O o vbdivision No. 1 L5 C. � L6 0 400 8OD 1200 L4 a ° Plan Seale: 1" =400' L7 LEGEND FOUND ALUMINUM CAP o I „} FOUND 5/8" REBAR r°x CALCULATED POINT �� CID N�� SECTION LINE ZD� � BOUNDARY UNE w CD nJ zo Annexation Area: ADJACENT BOUNDARY LINE 20: V 62.432± AC 0 0Lei POINT 0F' BEGINNING EDUTHEAST 1/4 CORNER SbUTH 1 f4 CORNER SECTION 25 SECTION 25 25 1398-77' W.Amity Rd. 29 3+3� _ _ 343.fi6' 394.34' 36 R N89'04'18"W — — y 36 311 N89'04'18"W 2636.77'— 1 3 w CURVE TABLE zz CURVE RAprLJS LENGTH DELTA CHORD BRG CHORD Rl C1 300.00' 89.63' 1707'04" N82'07'52"E 89,30' w 'r C2 3DD_DO' 88.88' 16'58'30" N82'03'35"E 88.56' w � � w LINE TABLE O LINE BEARING DISTANCE w Ll S5Z04'27`E 240.08 z L2 S59'15'25"E 274.79 L3 S59'15'25"E 65.00 L-4 S00'32'50"N 79.93 0 N99'13'03"W 893,66' t� L5 SB9'18'351 144,81 llnplatted LIS SB9'27'1O"E 156.27 L7 S89'27'10"E 82,40 rAST 1/4 CORNER SECTION 36 E N 0 1 N E E R I N G 36 3] 5775 NORTH DISCOVERY WAY 3015E,IDAHO 93723 PHONE[2VN 537-5939 Exhibit B Ian@nEllp c Annexation PATE: Srpt—b-7R)9 i'ROJEC: 23-151 SHEET: A portion of the E 112 of the SE 1/4 of Sec. 25 and a portion of the 1 OF 1 NE 114 of the NE 1/4 of Sec. 36, T3N., R1W., B.M., Ada County, Idaho City of Meridian I Department Report VII. Exhibits 154 km E N G 1 N E E R I N G February 25,2025 Project No.23-152 Rezone to R-15 Legal Description Exhibit A A parcel of land situated in a portion of the East 112 of the Southeast 1/4 of Section 25,Township 3 North, Range 1 West,Boise Meridian,City of Meridian,Ada Cc unty, Idaho and being more particularly described as follows; Commencing at a found aluminum cap marking the Southeast corner of said Section 25,u+hich bears 500'32'50"W a distance of 2,664.88 feet from a found aluminum flap ma rking the East 2/4 corner of said Section 25; Thence following the easterly line of said Southeast 1/4,N{)W32'50"E a distance of 910.29 feet to the boundary of the Plat of Jessica Condos Project Amendment No.1(Book 12.3 of Plats,Pages 19519-19522); Thence leaving said easterly line and following said subdivision boundary, N89"27'10"W a distance of 297.81 feet to the PAINT OF BEGINNING. Thence leaving said subdivision boundary,NB9°27'10"W a distance of 25.11 feet; Thence SOG 32'50"W a distance of 30.00 feel;; Thence N89"27'10"VV a distance of 177.12 feet; Thence S00D32'50"W a distance of 51.95 feet; Thence N89"27'10"W a distance of 655.57 feet; Thence N06`15'42"E a distance of 656.20 feetto a found 5/8-inch rebar; Thence 552°04'27"E a distance of 240.08 feetto a found 5/8-inch rebar; Thence S69115125PE a distance of 274-79 feetto a found 5/8-inch rebar on the boundary of Stapleton Subdivision No.1(Book 120 of Plats, Pages 18746-18750), Thence following the boundary of said Stapleton Subdivision No.1 the following six(6)courses: 1. 589015'25"E a distance of 66.00 feet to a found 5/8-inch rebar; 2 S00°32,50"W a distance of 79.93 feet to a found 5/8-inch rebar; 3. S89"18'36"E a distance of 144.51 feet to a foun d 5/3-inch rebar; 4. 899.53 feet along the arc of a curve to the left,said curve having a radius of 300.00 feet,a delta angle of 17°07'04",a chord bearing of N82°07'52"E,and a chord distance of89.30 feet to a found 5/8-inch rebar; S. 88.88 feet along the arc of a curve to the right,said curve havang a radius of 300.00 feet,a delta angle of 16°58'30",a chord hearing of N82°03'35"E,and a chord distance of 88.56 feet to a found 5/8-inch rebar; 6. S89°27'10"E a distance of156.27 feet to a found 5/8-inch rebar; Thence leaving said subdivision boundary,589°27'10"E a distance of 82.00 feet to said easterly line; Thence following said easterly line,500°32'50"W a dicta nee of 68.23 fleet; Thence leaving said easterly fine,N89'27'10"W a distance of 70.00 feet to the Northeast comer of said Plat of Jessica Condos Project Amendment No.-1; 57,Z5 North Discovery way• Boise, Idaho 53713 • 208.639.6939• kmengllp.com City of Meridian I Department Report VII. Exhibits 155 Thence following the boundary of said Jessica Condos Project Amend ment No. 1 the following two(2)courses: 1. S86°13'04"W a distance of 245.22 feet; 2. S02°49'51"E a distance of 283.67 feet to the POINT OF BEGINNING. Said parcel contains 9.762 acres, more or less,and is subject to all existing easements and/or rights-of--way of record or implied, All subdivisions,deeds,records of surveys,and other instruments of record referenced herein are recorded documents of the county iri which these described lands are situated. Attached hereto is Exhibit B and by this reference is made a part hereof, *A t. L A,ya v CD PAGE 12 City of Meridian Department Report VII. Exhibits 156 CURVE TABLE CURVE RADIUS LENGTH DELTA CHAR❑BRG CHORD C1 300.00' 39,63' 17'D7'04" N82'07'52"E 89.30' C2 300.00' 83,88' 15'58'3O" N82'03'35"E 88,56' p 230 5DO 750 Plan Scale: 1" 250' LINE TABLE z5 3O LINE BEARING P15TANU EAST 1/4 CORNER, SECTION 25 L1 S89'15'25"E 86.t}4 SS Unplatted Stapleton m L2 SQ6'32'50"IN 79.93 � 5ubdfvision No. 1 1 L3 589'18'36"E 144.81 2 C�p } ' S89"15'25"E L1 PO L4 SB9'27'1 Q"E 156-27 274,79' L3 C1 G2 L4 L5 a L5 S59'27'10"E 82.00 to cv qa Rezone Area:9.762±AC 58Gi 3'04"W L7 ❑o U ro L6 SOO 32'50'1N 6$.23 APN:S1225449650 z Z45.22' `10 L7 N89'27'10"W 70.00 Proposed Zoning: R-15 Jesslca Current Zoning: RUT 502 49'81"E Condos 253.67' 0 o Project (D N89'27'101Y 25.11 Amendment S00'32'50"W 30.00' No. 1 0 N89'27'10'W 177.12' 297.81' 5OQ'32'54"YV Naa,27'10' 51,96, N89'27'10"W 655.87' POINT OF BEGINNING Unplatted I LEGEND FOUND ALUMINUM CAP Q FOUND 5/8" REW _ Li CALCULATED POINT n 1 I+7 SECTION LINE , BOUNDARY LINE I a LOT LINE 34i -- ADJACENT BOUNDARY LINE t r-a liy POINT OF COMMENCEMENT SOUTHEAST CORNER, SECTION 25 JJ 25 30 — W.Amity Road — — ' E N G I N E E A I N G 5725 NOM DISOOV€RY WAY E015E,IDAHO 93723 PHOPMf 2081639-6939 Exhibit B kmang]Ip.wm Rezone to R-15 DATE: Fcurwary 2025 PROJECT: 28-151 SHEET: A portion of the E 1/2 of the SE 1/4 of Section 25, 1 OF 1 T.3N., R.1W., B.M., City of Meridian, Ada County, Idaho City of Meridian I Department Report VII. Exhibits 157 km E N G I N E E R IN G December20,2024 Project No.23-151 Rezone to CG Legal Description Exhibit A A parcel of land situated in a portion of the Southeast 1/4 of the Southeast 1/4 of Section 25,Township 3 North,Range iWest,Boise Meridian,City of Meridian,Ada County,Idaho and being more particularly described asfollows; BEGINNING at a found aluminum cap marking the Southeast comer of said Section 25,which bears 5D0.32'50"W a distance of 2,664.89feet from a found alum inum cap marking the East 1/4 corner of said Section 25; Thence following the southerly line of said Southeast 1{4of the Southeast 1/4,N89`U4'18"W a distance of 1,238.0D feet; Thence leaving said southerly line,N06°15'42"E a distance of 824,19 feet; Thence 589.27'10"E a distance of 655.87 feet; Thence NOD°32'50"E a distance of 51.96feet; Thence S89°27'10"E a distance of 177.12 feet?- Thence NOD°32'54"E a distance of 30.00 feet; Thence SB9°27'10"E a distance of 25.11 feet to the boundary of the Plat of Jessica Condos Project Amendment No.1(Book 123 of Plats,Pages 19519-19522,Records of Ada County,Idaho); Thence following said boundary,589'27'10"E a distance of 207.81 feet to said easterly line of the Southeast 1/4 of the Southeast 1/4, Thence leaving said subdivision boundary and following said easterly line,500"32'50,rW a distance of 910.29 feet to the POINT OF BEGINNING, Said parcel contains 23.470 acres,more or less,and is subject to all existing easements and/or rights-of-way of record a implied. Attached hereto is Exhibit Band by this reference is made apart hereof. �� tL L48 ¢ � a �lE 4 F 4p� t 202� 5725 North Discovery way•Boise, Idaho 83713 • 208.639.6939+ kmenglip.cam City of Meridian I Department Report VII. Exhibits 158 I 25 30 U 200 400 600 Plan Scale: V=200' EAST 1 f4 CORNER SECTION 25 1 i Jessica Condos i Project I 1 + Amendment S89'27'1a'E No. 1 ti i 25.11' Se 27'i 0"E 297.81 T Unplatted 5892710E . . NOI?'32'54 ' ' " "E N00'32'50'"E SW27'10°E 656.87' 51.96' 177.12' 30.04' i as Coo to �t4Z O Rezone Area:23.470±AC 1°ac= APN:51225449650,51225449910,51225449920 O1 Nm 04 Proposed Zoning:CG o o-0 in Current Zanfng:RUT NN— C LEGEND m a I z FOUND ALUMINUM CAP 1� CALCULATED POINT �— — — — SECTION LINE BOUNDARY LINE PARCEL LINE — — ADJACENT BOUNDARY LINE 25 — Id89'D4'18"W 1238.6D' w _ 3 31 T —N89'04'T�"V�1 2636.77'— -- SOUTH 1/� CORNE{ SECTpDN 25 W. Amity Road POINT OF 6EGINNING y SOUTHEAST CORNER SECTION 25 ``I zl�r7 r� E N G I N E E R I N G 5.725 h1QRTH DI 5COVERT vuAy 6015E.IDAH083713 OHDNE{2b8�699-6939 Exhibit 8 kmer3g11p.rom Rezone to CG DATE: oecern[xr1824 PRD1EC! 2i151 SHEET- A portion of the SE 1 f4 of the SE 1/4 of Section 25, 1 OF 1 T3N., R1W., B.M., City of Meridian, Ada County, Idaho City of Meridian I Department Report VII. Exhibits Fl 5-9 km E N G I N E E R I N G February 25,2025 Project No.23-151 Rezone to CC Legal Description Exhi bit A A parcel of land situated in a portion of the Northeast 1/4 of the Northeast 114 of Section 36,Township 3 North, Range 1 West,Boise Meridian,City of Meridian,Ada County,Idaho and being more particularly described as follows: BEGINNING at a found aluminum cap marking the Northeast corner of said Section 36,which bears NOQ"37'50"E a distance of 2,641.47 feet from a found aluminum cap marking the East 1{4 corner of said Section 36,thence following said easterly line,500°37'50''W a distance of 684.11 feet, Thence leaving said easterly line,N89'22'10"W a distance of 336.00 feet, Thence 51.84 feet along the arc of a curve to the right,said curve having a radius of 33.OD feet,a delta a ngle of 90'OD'00",a chord bearing of N44'22'10"W,and a chord distance of 46.67 feet; Thence N00°37'50"E a distance of 248.08 feet; Thence 235.62 feet along the arc of a curve to the left,sald curve having a radius of 150.00 feet,a delta angle of90'00'00" a chord bearing of N44'22'10"VV,and a chord distance of 212.13 feet; Thence N89°22'10"W a distance of 375,19 feet; Thence NOD°36'05"E a distance of 267.68 feet to the northerly line of said Northeast 114 of Section 36; Thence followi ng said northerly line,589"04'18"E a distance of 894,34 feet to the POINT OF BEGINNING. Said parcel contains 9.120acres,more or less,and is subject to all existing easements and/or rights-of-way of record or implied. Attached hereto is Exhibit B and by this reference is made a part hereof. l � NL LAN�s a � L5 v�o OF 0 5725 North Discovery Way• Boise, Idaho 83713 • 208,639.6939• kmengllp.com City of Meridian I Department Report VII. Exhibits 160 zz NORTH 1/4 CORNER SECTION 36 POINT OF BEGINNING . Amity Rd, NORTHEAST 1/4 CORNER SECTION 36 — —S89'04'I8'E 2636.77' — — — SBT04'18"E 894.34' 25 30 35 31% ni ^ CURVE TABLE w o CURVE RADIUS LENGTH DELTA CHORD BRG CHORD i b C1 33.04' 51.84' 90'DO'44" N44'22'10"W 46.67' v o m C2 150-00' 235.62' 90'D0'00° N44.22'10'W 212.13' c _ N89'22'10'W 375.19' L, LO C Rezone Area:9.2201+4C APN;S1236110060 Nm lf}WLL.— + Proposed Zoning:CC Current Zoning: RUT bin vi fl Q � Z Unplatted M 0 b I z LEGEND r N89'22'10"W 336,00' FOUND AI,UhAINLJhA CAP � L� CALCULATED POINT r. — SECTION LINE ova BOUNDARY LINE EAST 1/4 CORNER SECTION 36 ADJACENT BOUNDARY LINE 36 31 I a ISO 3010 450 ENGINEERING Plan Scale:1"=150' 5725 NORTH oiscovERV WAY EDGE.1DAHO 837L3 PHONE JZN8 39.Wn Exhibit$ kmenglrp.wm Rezone to CC DATE Fehruary2025 PROD EGT: 2 3-151 SHEET; A portion of the NE 1/4 of the NE 1/4 of Section 36, 1 OF 1 BIN., R1W., B.M., City of Meridian, Ada County, Idaho City of Meridian I Department Report VII. Exhibits 161 km E N G I H E E R 114 0 September 1,2023 Project No.23-151 Rezone to 13-40 Legal Description Exhibit A A parcel of land situated in a portion of the Northeast 1/4 of the Northeast 1/4 of Section 36,Township 3 North,Range 1 West,Boise Meridian,City of Meridian,,Ada County,Idaho and being more particularly described as follows- Commencing at a found aluminum cap marking the Northeast corner of said section 36,which bears N00"37'50"E a distance of 2,641.47 feet from a found aluminum cap marking the East 1/4 cornerof said Section 36,thence following the easterly line of said Northeast 1/4 of Section 36,500"37'SOr,W a distance of 694.11 feet to the PIOINT OF BEGINNING. Thence following said easterly line,S00'37'50"W a distance of 636.54 feet to the North 1/16 corner of said Section 36; Thence leaving sa id easterly line and followingthe southerly line of said Northeast 1/4 of the Northeast 1/4, N89`13'03"VV a distance of 893.65 feet to a found 5/8-inch rebar; Thence NOO°36'05"E a distance of 1,055.25 feet; Thence 589°22'10"E a distance of 375.19 feet; Thence 235.62 feet along the arc of a curve to the right, said curve having a radius of 150.00 feet,a delta angle of 90-00'00",a chord bearing of SW22'10"E,and a chord distance of 212.13 feet; Thence 500°37'50"IN a distance of 238.08 feet; Thence 51.84 feet along the arc of a curve to the left,so id curve having a radius of 33.00 teet,a delta angle of 90`00'00",a chord bearing of 544'22'10"E,and a chord distance of46.67 feet; Thence 589'22'10"E a distance of 335.00 feet to the POINT OF 6EGINNING. Said parcel contains 18.OID7 acres,more or less,and is subject to all existing easements and/or rights-of•way of record or implied. Attached hereto is Exhibit B and by this reference is made a part hereof. LANp S rye LOGE N 5 t^ a o 9p 0 F kaP 5725 North discovery Way + 6oise, Idaho 83713 *208,639.6439* kmenjllp.com City of Meridian I Department Report VII. Exhibits 162 0 200 400 600 -7 Plan 5ca'e: V'=200' I V ram,✓S W. Amity Rd. �F - _ — — 25 30 36 3 POINT OF COMMENCEMENT NORTHEAST 1/4 CORNER SECTION 36 � I 589'22'10'E 375.19' Rezone Area: 18.007f AC ' f ARN:5123611O46D Proposed Toning: R-40 oG i-- Unplatted Current Zoning: RUT N o rn ify 589'22'1 O"E Ln 336.0p' u� m LEGEND POINT OF BEGINNING �a w o FOUND ALUMINUM CRP } FOUND 5f8" REBAR o b CALCULATED POINT 'Z ct �- SECTION LINE M BOUNDARY LINE ADJACENT BOUNDARY LINE aaQ q� CURVE TABLE b o m+aj Lni CURVE RADIUS LENGTH DELTA EHoRD 6RG CHOPID I Cl 150,00' 235.62' 90'0O'OT S44'22'10"E 212.13' 02 33.00' 51.84' 90'01)'00" S4422'10"E 46.67' o f N89'13'03-W 893.56' iv• Unpiatted&am o I N r] EAST 1/4 CORNER SECTION 36 fl E NGIN EERI NG 3fi 31 5725 NORCM PLWQV[RY WAY NOISE,IDAHO erns r PMONE{2os)fin-l"19 Exh i b[t B kmengffpAc Rezone to R-40 Waif: 5eptem6w 2A29 PROJECT: 23-251 SH=: A portion of the NE 1/4 of the NE 1/4 of Section 36, 1 OF 1 UN., RlW., B.M., City of Meridian, Ada County, Idaho City of Meridian I Department Report VII. Exhibits Fl 63 krn E N G I N E E R I N G Novembers,2023 Project No.23-151 Rezone to CN Legal Description Exh i bit A A parcel of land situated in a portion of the Southeast 1/4 of the Southeast 1/4 of Section 25,Township 3 North, Range 1 West,Boise Meridian,City of Meridian,Ada County, Idaho and being more particularly described as follows; Commencing at a found aluminum cap marking the Southeast corner of said Section 25,which bears SW'32'50"W a distance of 2,664.Sa feet from a found a I uminum cap marking the East 1/4 corner of sa id Section 25,thence following the easterly line of said Southeast 1/4,N00°32'50"E a distance of 910.29 feet to the POINT OF BEGI NNING. Thence leaving said easterly line,N89°27'1D"W a distance of 70,O0 feet to the westerly right-of-way line of S. Meridian Road and being the Southeast corner of the Plat of Jessica Condos Project Amendment No.1(Book 123 of Plats,Pages 19519-19522); Thencefollowing the boundary of said Jessica Condos Project Amendment No.1 the fallowing three(3) courses: 1. 1189°2TXl V a distance of 227.91 feet; 2. NO2°49'51"W a distance of 253.67 feet; 3. N86°13'04"E a distance of 245.22 feet to said westerly right-of-way line; Thence leaving said subdivision boundary,5B9°27'10"E a distance of 70.00 feet to said easterly line of the Southeast 1/4; Thence fallowing said easterly line,500"32'50"W a distance of 301.69 feet to the POINT OF BEGINNING. Said parcel contains 2.072 acres,more or less,and is subject to all existing easements and/or rights-of-way of record or implied. All subdivisions,deeds,records of surveys,and other instruments of record referenced herein are recorded documents of the county in which these described lands are situated. Attached hereto is Exhibit B and by this reference is made a part hereof. �4*pL L A Np a . 0 5 a� �o g�f OF HY r.C11/4/2025 5725 North Discovery Way• Boise, Idaho 83713 • 208.639.6939• kmengilp.com City of Meridian I Department Report VII. Exhibits 164 25 30 EAST 1/4 CORNER SECTION 25 } 0 150(IN 300 450 I4 Pian Scale: 1" = 150' m� • I STAPLETON SUKIVISIO E W. 1 L .FNo. E 245.2Z L2U NP TATTED LEGEN❑ 7o.aa cc �rea:2.072 AC FOUND ALUMINUM CAP R4fi22730()CALCULATED POINT ed Zoning:CN a 0SECTION LINE nt Zoning: LO -NI 4 BOUNDARY LINELOT LINE A CONDOS Cn ADJACENT BOUNDARY LINE AMENDMENTo. 1 N89'27'10"w 227.81' L1 POI NT Of BEGINNING LINE TABLE LINE BEARING ❑157ANCE i f L1 N$9'27'1O'W 70.DD UNPLATTED .m L2 SB9'27'1O"E 70.00 o i f yin POINT Of COMMENCEMENT ���"n SOUTHEAST CORNER ~ SECTION 25 25 30 E N G I N E E R I KG 30 31 5725 NORTH DISCOVERY WAY 13015E.IDAHO S3713 MOW[ZN9 639-6939 Exhibit B kmergllpmum Rezone to CN DATE: Nuv mh".X23 PRCUECT: 23.151 SHEET: A portion of the SE 1/4 of the SE 1/4 of Section 25, 1 OF 1 T.3N,, R.1W., B.M, City of Meridian, Ada County, Idaho City of Meridian I Department Report VII. Exhibits 165 E. Conceptual Development Plan for Annexation Area(dated: 1/6/26) SYRENGA CROSSING MIXED-USE DEVELOPMENT PHASE 2 OPEN5PACE 4JMUL71-FALMLY `■COMMERCIAL OFFICE W. I�IRIA I � J 4rI. ➢ Pf � � � i OF IEJ �D . � -.� - �o YAl1L 4 I 2 x C G. f Ir H .... ` NOT A z + PART I � �I + I v i I CONCEPTUAL,SUBJECT TO CHAK k City of Meridian Department Report VII. Exhibits 166 SYRINGA CROSSING OPEN SPACE MULTI-FAMILY ■COMMERCIAL I -- - —-—. —= F AM FFY RQAQ rnuq „A vnutl - J I I F ## 1 R-40 . k. } ------------------- I 1 I � IIIIrI ... S9] !J5} �4- Y ., - EI , ,(;; - @IIAdHGEl.9 I r � -I tll.�lM11G1-13 �;I;' HVIL:V�L'., YllIl9HG ClA L J 1 °i' --- I I � �.r HIlII3JFlCa Ih1 u _' euuortG�a� i tee.:. I eU1011+G@] AUII�i4G&1 i AUIL7{V�C2.'] I I I � I @UIIAWG a7r6- i - -- e4niowc�, OW C4NCEPTUAI,5U JUECT Tp CHANGE City of Meridian Department Report VII. Exhibits Fl 67 =4. c I w.imAsmuT . •� � � w.waASTPEET I I I I I d I Y �Y r ' j I I I I vnol WDI PAOK PwL RS I 8�8� a l M i II � I Y i 5 a V . el .'3 PAOA I I I I S { I I I I I w,Nnm A'1W ————— W,:vniivm4o gp 9 SEESHEUEN1.0[WRCONTNUATION Hf RRRRttRR�___ gE ® ceG&�t YP RA. .� . � S F 6666�66 tl6Yp e R �� INp,. Lt Nn E 5 >aA&�S AMITY&MERMAN-NORTHWESTCORNER P�Isnus }[ � MERIDIAN,IDAHO 0 0 1 CONCEPTUAL SITE PLAN City of Meridian Department Report VII. Exhibits Fl 68 SEESHEET 1 FORCgryIIN UATION I ------ — ——— .en,rRow— J N •S `. i r II 1 Ti uT_V BWIA'NG1 Mwa 0 BA� fl r 4 q NEI lz o k'c y ztc II II II R Q II II FaY3P F�� 3 e'�9'�alfi 5'�#fi 0 a_ v'. ..f r I u II I [ p6 € ��� I - Its Wlnl gg I Iwom�9 A'e° - I a'Pioss.mj 131 g � Y S 14 € 9? '� �3flseuf5 n •nnn s $a,.a B n R�`B gg pp R z LAJ pill SrkWsese��- 5 � � S•' r5 GGK KKGGGGKev EAAa� 5� py tsR- � _ � 5 er:meals �a, 5 5` AMITY&MERIDIAN-SOUTHWEST CORNER ncwsnus MERIDIAN,IDAHO o ,9 FS� � CONCEPTUAL SITE PLAN Hill— 5� City of Meridian Department Report VII. Exhibits Fl 69 F. Conceptual Commercial Building Elevations&Perspectives for Plaza Areas :a F ozroseaai rvviaiaa�n � � N- ei $ to LE9al'35i0e'OOEb 15OVOMe MSSBOki NV10Ia3YY SSL6e- P�tfik � C") I € m� NVIflRI3W V AIM R, !p 5 i �$F 2'16 R! Y '1111101 1 11€¢'-" p I zl C9 NI r I Z .- I I I _ _ I � o � � pG pK City of Meridian Department Report VII. Exhibits 170 4 H RIL I C 1 Y 3 'SS#.I MIXED-USE DEVL�LOP?0. ENT ODKEPMAL.SuHAUT4liatGE COMMERCIAL PLAZA A A n - — -�.., W.LYRdSTREET 'a #'1 I i • L'� i .. r .. • # O� i O�q}. 'o �4. a a . , # �.. w B COMMERCIAL PLAZA I' P_.JL * � L ` Ob '"02j }' DININGLSTABLISHMENT r PLAZA 11 4 L �" ir1w" I�NMI 4 _ L r'{� 7JIplG6i Ill R4G 41� V� . To City of Meridian Department Report VII. Exhibits Fl 71 jj — 1 Er._ ---- iU lwo a 411- COMMERCIAL PLAZA A PERSPECTIVE 2 ME PAAB f - PLAZA A OMMERCIAL PLAZA A PERSPECTIVE + PAD B 5-MERIDfAN fipAp PLAZA A Y� City of Meridian Department Report VII. Exhibits F173] 1 PLA liBLISH ENT PAD. ER - PAD A r STABL6HMENT PLAZA City of Meridian Department �• �.^ �^rw��-,��-�' � p � .ram � 1 - I I f f� _ �•T I Report G. Overall Pedestrian Plan SYRINGA CROSSING QED-USE DEVELOPMENT T � ��..:,':�-,,...._-moo-.—- 1 ; '�• s ' W.LYRA SIRE R NOT APARTIE IE AV C-G IV ICT r J ''Ji• Ad - ;, 4400 � Y, 4D CA -1 - ........• y 1 .'llll4Yli...�XXX�yyy�, 1 I........•••..t.t•.......i..•....S1tl..�.....r.•P..1. ylt 3 3 A c;x " auranc Ra Am -- 11 i - I_ uno CONNECTIVITY LEGEND Qc... 5•6SIDEWALIC `:#LT,' auilmco-x ewLmxc�t ;.`:r•' ,i lCL-In s'51uEWALR "n"" v ILI— E CONCE PTUAL,SVHJ ECT TO CHA NG E City of Meridian I Department Report VII. Exhibits 175 H. Preliminary Plat(dated: 1/23/26) Ur ~z¢ z cn z = a a W �N O'n 00 00o py r•. W _ Z m �� _ �e ss ax sxsss 4b=_aa�sss a115 z Ln L Q O ¢ w a J w H w F 0 dZ > jOZj �_ o Z �� 0 F2�p G 4 `aix'o Q m = 6 9 gg �� apR G y E<� a gp �'a� do e F- 2pF H 0~_ h �� 'dd7 9 � 3B 11F11 3 V 2Z !S ;,z CL p Q ==z G S '� d ti C a 9 q _ ~ ° ��NI 4 g 00 x Q. 8, 1 12 66VIN: g � 4 Y �,6!g f S H10s[61g [A S a; �§�°g�g ��°1 J. o c 21 IT All- 0 a Mm '� 9 b Duos xupisow's I a s ati�.rw�a3wa �Ig 5.a w __` w xr ueure.wun T I 1 3 I ROB I 1 w I yl I 0.. - 1/nor � , 4®qs� I Ia I I i i �i p - u IIa w 1 1 I 1"+.w�a a� II I� ✓`.sl i I 1 � i I I II AY I I sl----------- —r Lr a II I �I i le_ III I rl I wmaio I I � I e 5 I f I of-sales w JI I I j I II I I I 'I IF _______ _________ _____ / I J— _ _— µ—_Nam_ �I City of Meridian I Department Report VII. Exhibits 176 m =mz `j5i�ID Q O R 4 V=1(.') O Q < d Z W Z j III II Q� m �=�a 500a Z ��z �i Nis s d w Q CCxz = a¢K O 9 ¢ z~ a 8 aF g sg t3 3 s a ® j a�= rr r — — r e — — — --- --- _----_---- `------- s �\--I� f I.pI �! i � � I rI�� IIIIII �� � �'/! 3�11 �f fIlrrrlrlrllr' I � II II f ! 1 1 I1l11 / 1 rllll I f l I I I ! 11 frlr I I I I 4/1 11 I , , 11 1lI 1 1 i t Ell City of Meridian Department Report VII. Exhibits 177 W (> z Q @ @ ® y m I� �_ 0 0 s g 4 4 �SylS 2 0- W w g Z � Z U �p gS' � 3� � � � "• } � o �Zzfr o W �illlllllallll!II � �_ Q [% � o? o �� iIIIIIIII00000 ��� Z N N Z r Q e $ o 4 w Y o a g � z�i a Q adz a Z i �46 in g ^I - - - - - - - - - - - - - - - - - - - - - - - - - - - - ------------- wi gV�o I it I �s I ms�9 I I I I 9s a�N II �� rl •���' J _ -- --- � � it 9 I I ! it Yy i1c k ICIj1( II'I 3 I 1 C II J ------------ J I it /N a I 11 I IIf I P City of Meridian Department Report VII. Exhibits Fl 78 I. Access Exhibits for Southwest Corner a a �� llalNx3ss3��vlvla3lad =��i�g � o I( s °^• �• ❑I'NVIGN3W m�� 1N3Wd011/00 NVIOIa3W ONVALIWV �S - - - - - - - - - - - - I I RTR f 1 I IR I I I I I I 1i i d Q` 11 I a I I I I � I I o I I I I nrmrnon arena al3<.oaaea �a I 13 I I� I i51 oa I I I 1 I I � I I _ City of Meridian Department Report VII. Exhibits Fl 79 $y SEE SX E 7 E](l A FOR CONTIN NARIO" 77—� _ '——————— ————————————————————�I III g�Ag �����€ 8g� �'°�sY:tiRF�N�1n']YkNHiah� .•,�•��giLG2P1G3i%S:ii°2F1°ii3�uw'LRf�X�Y� .._-. _ __ __ I �k��'� ���3�@ 0� p �. �` � x45°`�—`i--'t`'P-��•-``�--� �p-s�':t3"-'.3'a:a�-R83a i �aR � a RA gg € R 55 4�9� i4i 3R�X euAp16A 1 I I I • _ •� ! 1 9F b i 6 x �3i Lv q $` �....RL a ` •1 1 �I } Ir i I1 pp P {r i Akita p3OW QFQ'pp � II ate.JE _...�L'�•b� p x':Wre� _ w I.i.=f�", V�:ii - 1: •� I I PIN ii �i PP yZ ifi i3 gc E .�co �z ��C��l� tlC�GGCCCCCGGCggEEE�� E� �El�tltl•�� AMITY&MERIDIAN-SOUTHWEST CO RN ER MERIDIAN,IDAHO E is CONCEPTUAL SITE PLAN City of Meridian Department Report VII. Exhibits 180 J. Preliminary Plat Landscape Plan(dated: January 12,2026) 0 g Egli Ell �o NO � S l5 z s Pgk � 3tl3 _S �,8 }kg� - ------ U_ R HR s��' g• -n 5 �' i� z $ � � a a a a r g aS� n j� lea s"€ 8e Z F S N• @ lui 12 T - - - - - - - - - - r ...... - - = - - - F - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - @ I I' roles 1 i 9 q I I I $ 1 I AlIIr pT�� i g O Q Cv I � e. I � ahnh 1 f1 Q �g I I y r I Z t�3�3�F2 =8.,�° €§��xii� City of Meridian Department Report VII. Exhibits 181 1 � s I i li IE3 I III 1 a a. I 1 I I II 1 I I I I 1 ' I 1 it 1 I I 1 vi -A �• oil Eg ad I + •I`, I III I i' � i � �� �p"p� �� �� e° � �s� ���� �1 Jl�r 1* A Pt 5� a c e Ir 1 A. "Eat 1 I I g y= y 5� � 1 City of Meridian Department Report VII. Exhibits 182 u m oaf� a . , ° z_0 5 @ 9 s 1 0 �1 m I i g � a x 1 m s s R ao gc F� o:aa ' 4^1 0000 1 9"YHdliilli iii-illl H3LYW — — — — — — — — — — — — — — — ........................... .. 771!11� �` - _ — ------ --- ------ -- 1 � 1 i :1 p o � c 1 ' I _ I I 1 DVWJ33HS33S-3Wl HOLLVW City of Meridian Department Report VII. Exhibits Fl 83 u 0 - s � m ■ 1 oFlmd3�s3�-■inmdm m Fuu o€ 1 000000 �offi Ws $� n 1 II s Vet Wlo f 1 '1 3 3 ] 9 3 a e x 1 `1 E m 11,1� 1 In Y ■ @lap g4li � J€-A ioi � S"' C C Ud333N5335-3NI7 Helm IIIIIIIIII 1 II I 1 I I I 1 II I I 1 I I I I � 1 I I ❑ rill I I S I g�F ° ■ I gI _ I I I 1 I g 1 a' a bl w a 1 I I IIo cc I I I I II 1 }sa I I _ I I i I I 1 � I I a Zq f Lu City of Meridian I Department Report VII. Exhibits Fl 84 s si gg m �3� t� =�4 =a 4 O C O p Z�w _ Z Y w d � 2 t 0 � z c g a yy � s y s ggZ g qp ptlg �H — _ 1 l II } I I I I I V I I I I I J I I i 11 • annaa J I I I I I } I I O igar Imaa I II I ��� F I I� ' ��,,q k 3 F,..,af3-�,#aaTi�!f�" Y:rru�:,'-�'�.�kr:-:wsi..�t;c'tl:3vk�".z..c�,:<.c.xi..I;Y'fi4�N:`4•°.c�,c,...�A�.S;" City of Meridian Department Report VII. Exhibits Fl 85 K. Conditional Use Permit Site Plan for Multi-family Development(dated: 12/18/24) U3AOa-11YNU3d 3SnIMOLLIONO3 OVHdI•NVIOIU3W B " •s3f15 9N ISSOU�VDNIUAS SNIUMVH :@ Baas I g Q Y BBB 3 E A P; •tggP4 E " 4rEEF »333a 5�a G �9 � �ARA � R � � �� � ��•$ Will sa$ eaa$ � � p$g$gggqg Cam ggqq a � 3Y m��a ��� pppppppp pppppp pppppp pppppp m 1! .. � g� � yff s 9q 5�tl a=1:g5 'tl 8R3 Qee I Fl6 H WV' I •, _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ;;i.f--- - - - - - _—_- - - _ _ - - _ — — _ _ - - - - ----- -- - _ moMMA9tl3lV3 a � I 1�- I I III ,•-.% �.I - li.'. • - -") F9 I I qal ao�a •I - I1� ••11 1 m II{�.,� `�� I� I b bt R II � 99 / tl IJ1 I I - City of Meridian Department Report VII. Exhibits 186 NV1d 311S 03NOISN3W10-11WQd3d 3Sn WNOWONO1 W g!a=a o _ OVHOI'NVIOIN3W sMdsren 'qns ONISSOM VONINASSNIMMVH rl �OO�C�O00000� III I 1 — — — — — — — — — — — — — — — -- — — — — T� —- -- — lz 1 YOM— I ae@�h `�O T - w I.. 1 3' Jyv I _ 7 - � LI I f LLLLI l a. 1 m iopa� amm�rvudwxxs ' �n 3sloe vlo3w 3tivnb5rvMo1 —1 City of Meridian Department Report VII. Exhibits Fl 87 N, ld 311S03NOISN31NI(I-11WH3d 3Sn 17NO111UNW_ _ GVH01'NNIOIN3W srvask3a 'gns!)N ISSOM tl9NINAS SNINMVH :@ Jujj w 1 1 1 - - - - - - - - - - - - - - - - - - - - - - - 1 - - - - - - - - - - - - - - - - - - - - - - - 1 - - --- -- 1 ' - 1. •, w 1 1 - 1 u� a , - 1 I - LA 1 '9 1 A� City of Meridian Department Report VII. Exhibits 188 9NIH33NI9N3 AlIVNIV41 Id-llWtl3d 35f1 IVNOLLIaNO3 W OVHOI'NVICHOW s sn3u 91159NISSOI V9NIUASSNIJIMVH LIP 29 �es�e J a ee�g to 1 1 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -—u-- - 1 1 rl ge I ,1 Z. ,lo r�Mm sI�i 1 �F. , —' 1 (ry 9mmnP 77- III' II � IIII 1"— — im m 351DA YIRYI3JY(IOSNMOI / City of Meridian Department Report VII. Exhibits Fl 89 9NIH33N19N3 AQdVNIWI139d-11WN3d 3Sh IVNOLLI(INO:) 9 -i OtlHal'NtlI41N3W snusra• '9f159NISSONJ tl9NINA5 SNINMVH :@� ������ g °s�� s $� ¢a! yy gg as ®®a @a. � �P�° I IIIIIII• ��� ��� � t � �000 - - _ _ _ _ _ - - - - _ — LI~ ` —T- R. 1 —L, -IN .-� IA =g - °i—��•�� � I ' �R�, III: �' — u 1 • Ir • '/�1.. ;l I y III .��I I- I m •y�2 ... III l i 1 f I a� IIII ' �m 11 __— IME ' City of Meridian Department Report VII. Exhibits 1 90 L. Conditional Use Permit Landscape Plan for Multi-family Development(dated: 1/12/26) 3 Mild 3dVS5ONV9 dO7 W d § o OHV01�NVIOIH3W sr�dsn e w -am xJNI550H]tl9NIHAS SNIHMVH €I � n �� § d a n FI & P Y gaff y e $ se �- 5� N ss oi� sa R$ �� e G 2 5��� 'S �'�� as ffa (� w S �s z e.3s g. sa Ee B e g Yq yEY E a �B�FQb�9 s 93 V 1' gg 99 c id E �€�r F _2� m 3�� 8 E 9 � '�k �3� � b � ggF��{ � p��p@ ���❑ in $ O H W t e w a V ffin c 4�19 Ci:gESa = g ✓i r � e � � � ii V� P w � 'E� L� k�` �G 33�n� �3 F Y r z s s a w s R 3w z F �g • pd �e � �;3 r �,��tg�= aN 1 - .� II I l i � a m z R s z City of Meridian Department Report VII. Exhibits 191 1 M. Conditional Use Permit—Multi-family Development Open Space & Site Amenity Exhibits (dated: 1/12/26) LIUIHX33]VdS N3d4dn x OHVOI•NVIOIN3W ° sndsreu '9ns 9N I90'3 V9NINAS SNDIA&VH s @ »» sa r» a °86 86 c e 'e 8 6 86 9 8 e 8 8 86° a 2 8 6 as o 4 @4 ag a $ @4 Ha @4 g F ggHB a � �E.. gFgHgBg� 'y ww ��EH�H4 Ell pi ��� �!H H"g1 e�� ��4g ggw @»yBw gI � a e ` a .�� d as ���" a p dd33 �_� yH gg''gg q @ @ pj z 5§ � 6b.`^�6 68�kaa, Bbt aka a5 B��. I; `u B � a@@• T H I . I � I' R I — I f i Ogg P go OIL pFF� ry _ Z A§��s City of Meridian Department Report VII. Exhibits 192 L ---• .. K" ��'� z.�. ♦�tiR �� � r.t r �� .� aye• 42 m 11111VIhOEM .= r Sol Poo City ,M ' �.. t of MeridianDepartment Re 11Exhibits SYRINGA CROSSING MIXED-USE DEVELOPMENT PMENT COMMERCIAL GREENSPACE COKEPTLIh4 SUBJECT T404kiNGE C B p _ W.LYP.ASTREET 1110E q ,retie .`.1 i�1 A i 63 LL.—-W- " ij E A►iffYmain --- LMrrlr"D w&, am 4ka MULTI FAMILY ENTRANCE GREENSPACE MULTI FAMILY AMENITY I «max! J.k B GREENSPACE _ 407. +- ail [ ;v� �IGG 5 lI lOML6] ILLR4G 1.1 M0 . a # 4 f ..1-.- IN I�� I■.a ten. �# �.�auarc Imo, 96MOL F S City of Meridian Department Report VII. Exhibits Fl 94 N. Conditional Use Permit—Multi-family Building Elevations T Q :5 "+�-, I xs__rs� o c (el(�arsanr•� I I I I I I I I I A3.00A s — s 9 4 x 4 4 - 4 4 4 _ IN (f Y 4 T Y r I I I I I C A3-OOB City of Meridian Department Report VII. Exhibits 195 i I � �O IM I I I I I I I I �eeebxs�.�.e E�„nx rlewinwv�.soE E�e.nx., e A3.00C I a HN E E i� I � 4 — $gg rt�Fr#xe. i :�euwwc o.fimxr e�ee�mx r�avawxc o.awee�evanox.� .,„J1L_..,y � A3.aao City of Meridian Department Report VII. Exhibits Fl 96 eau, - - - - - - - - - - - - - -- A3.00E j j I I A� A3.00G City of Meridian Department Report VII. Exhibits Fl 97 I 7atun& VIEW 5 p z md VIEW 2 VIEW 6 z f N F G �q � o - VIEW 3 .- VIEW 7 'J OPMEAMW g E a VEW ® ® _ City of Meridian Department Report VII. Exhibits Fl 98 O. Conceptual Building Elevations for Multi-family Residential Buildings at NWC Building H: Anticipated to be of similar architectural style to Building E on the SWC Building F: Elevations will be modeled off of units at the Broadmore project in Nampa and will be 2 to 3-stories in height, depending on the bedroom count,with first floor garages, as follows: I ■P rii i it 1r rr loss F-r nr if 11 v ed City of Meridian Department Report VII. Exhibits 199 1 P. Schematic Gravity Irrigation Exhibit for 40'Wide Easement I �Tn N, 1, M r be 011 -i 21 15 LAl P i Mg w q V City of Meridian Department Report V11. Exhibits 200 00] VIII. ADDITIONAL NOTES & DETAILS FOR STAFF REPORT 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 is derived from enterprise application and GIS database, and exported in dynamic reporting. The system references the most recent available from a variety of sources including sewer main lines, sewer trunksheds, floodplain, fire service areas and response times,police crime reporting,pathway information, existing and planned transit, existing and planned roadway improvements, school proximity,park proximity, and other resources. The overall score represents the total points scored using weighted criteria(it is not a ranked order), and the percentile score is relative comparison value of the parcel being considered versus every other parcel in the City(the higher the better). This tool was developed as a City Council prioritized outcome of the 2019 Comprehensive Plan. 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 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 City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts 201 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 Report Maps, Tables, and Charts 202 Development Application Transmittal Link to Project Application: Syringa Crossing Mixed Use Development H- 2025-0007 Hearin Date: December 18, 2025 Assigned Planner: Sonya Allen To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)_meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331 Email: cityclerk meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law. F 03