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Home My WebLink AboutPZ - Narrative January 20,2026 City of Meridian Planning&Zoning 33 East Broadway Avenue Meridian ID RE: Application Narrative for North Meridian Fields+/-70-Acres at Chinden Blvd. Dear Planning Staff,Mayor,City Council, and Planning&Zoning Commission: We are pleased to present you with the applications for Annexation and Zoning for the +/- 70-acre mixed project situated along Chinden Blvd and Owyhee Storm Blvd. (the "Project"). Our team has prepared applications for Annexation and Zoning in compliance with the City of Meridian Comprehensive Plan and Fields Specific Area Plan. Please feel free to contact us with any questions or for additional information. I. Property and Background Information The Project is located on approximately +/-70 acres of undeveloped property at 7007 Chinden Blvd., Ada County(the"Property"). The Property is currently zoned rural urban transition in Ada County and is located within the City's area of impact and Fields subarea specific area plan("Fields SAP").The below vicinity map identified as Figure I shows the Property. The Property is approximately'/4 mile west of the future HWY 16 and Chinden Blvd interchange.The Property is immediately north of the future Cole Valley Christian School. The City of Star's city limits and area of impact are located north of Ustick and anticipated to be developed for commercial use. Figure I- Vicinity Map CITY OF STAR i se _ 1 '1 CDYOF MERIDIAN 1 II. General Comprehensive Plan and Specific Area Plan Alignment The Property includes future land use map (FLUM) designations of Mixed-Use Interchange (MU-I) and Medium Density Residential (MDR), depicted in Figure 2 below. The Project is designed to align with the City of Meridian comprehensive plan and Future Land Use Map by complementing surrounding planned development while providing residential, commercial and employment opportunities in northwest Meridian. Figure 2-Future Land Use Map I 1 } 1 Mal { r t� F 1 � The Project is consistent with the City of Meridian Comprehensive Plan by implementing a Mixed Use Interchange development pattern that integrates residential neighborhoods with employment and commercial opportunities in a strategic growth area. Situated directly north of the future Cole Valley Christian School,the Project includes approximately 48 acres of detached single-family residential development and 23 acres of commercial and employment uses,supporting a balanced mix of land uses consistent with the Future Land Use and Evolving Community policies. The residential (R-8) component advances the Premier Community—Housing goals by supporting a balance and integration of housing and well-designed neighborhoods (Goal 2.01.00). The Project provides detached single-family homes within a connected subdivision pattern that incorporates pathways, internal circulation, and proximity to services, consistent with Objectives 2.01.01 and 2.02.01, which emphasize neighborhood quality,connectivity,and access to amenities. The commercial and employment(C-N) component of the Project supports the Economic Excellence policies of the Comprehensive Plan by contributing to a diversified and sustainable economic base(Goal 2.06.00).The proposed mix of neighborhood-serving retail, office, and recreational uses aligns with Objective 2.06.01 by providing employment opportunities in close proximity to housing, while also supporting Objective 2.06.02 by helping attract and retain a local workforce through convenient access to jobs, services, and recreation. 2 The Project further advances the Evolving Community vision by directing growth to a planned mixed-use area where public services and infrastructure can be efficiently provided(Goals 3.02.00 and 3.03.00).Development will occur in coordination with City utility and transportation systems, supporting orderly growth, efficient service delivery, and consistency with the Future Land Use Map. Finally,the Project reinforces the Connected Community vision by encouraging internal connectivity between residential and commercial areas,reducing reliance on arterial roadways and supporting walkability,consistent with the Comprehensive Plan's transportation and land use integration objectives(Chapter 6). III.Annexation and Zoning The initial application requests Annexation and Zoning of the entire Property as set forth in Figure 3 and Table I below. Future preliminary plats and other required permits will be requested later to provide a more detailed review of proposed development. The Applicant expects to bring at least two (2) additional preliminary plat applications through the City at a future date.At that time,Applicant will provide public utility plans to align with the subdivision applications. The Applicant requests annexation of the Property into the City of Meridian under Idaho Code § 50-222(5) and UDC § 11-5B-3. The project proposes to rezone the Property to the R-8 and C-N zoning districts as depicted in Figure 3 to accommodate a mix of commercial uses along HWY 20/26 and adjacent residential neighborhoods. Figure 3 Table I Zoning Acreage C-N 23.64 R-8 47.81 Total 71.45 ddd C-H ZON IHG 3]3.fi0 ACRES I -- 77 — -- ----- --- ____— 1 � 1 r r r 1 I' R—NING L7 r 1 S17AI ACRES I 1 � L 1 3 Annexation of the Property is appropriate under Idaho Code because the owner has consented to annexation, the Property is contiguous to the current city limits,and it is within the City's Area of Impact.Annexation and zoning of the Property as requested is also appropriate because it meets the necessary criteria for a zoning map amendment under UDC §11-5B-3. First, the proposed annexation and zoning complies with the comprehensive plan. The development meets numerous objectives of the comprehensive plan as detailed above in this application narrative and overall provides a balanced mix of uses in an area targeted for growth. Second, the proposed zoning districts align with the purpose statements of those districts. The R-8 zone will accommodate housing in densities as allowed under the UDC, the C-N district will accommodate a broader mix of commercial uses offering employment and services to residents. Third, the annexation and zoning will be materially beneficial to the public health, safety, and welfare by extending infrastructure services to the area to facilitate development, increasing tax revenues, and providing needed housing. Fourth, annexation and zoning will not result in adverse impact of services by any political subdivision of the City. To ensure annexation and zoning do not result in adverse impacts to City services or other political subdivisions, the Applicant will not file applications for development approval or preliminary plat until City services are accessible to the Property. In addition,the Applicant will not submit development or preliminary plat applications until a Traffic Impact Study has been completed and reviewed by the appropriate agencies, ensuring that future development is supported by adequate infrastructure and transportation facilities. Fifth, annexation and zoning of the Property as detailed below is in the best interest of the City because it constitutes orderly development in accordance with the City's comprehensive plan and is consistent with the City's vision in the Fields SAP. Development Guidelines To ensure both residential and interchange commercial portions of the Project develop cohesively within the Fields Sub Area Plan,Applicant has prepared design guidelines to be incorporated into a Development Agreement binding the Property. North Meridian Building Design North Meridian Building Design Commercial Building Design Materiels Single Family Fber-cement Siding(smcolM1&boars-and-baltenl Arcbibet tCMrae[er.Singlefemilyh,— SNcco(tan,buff,wThe). wiR reflect a Modern Farmhouse.tyte, • Split-face CMU(buif,tan,orgmyl. cM1areclerized by clean arcM1ltec[ural lines, Cormgated mmal(galvanaed ormured color). • Tliin s[onevaneer(neutral[ones), gable ard.r.roof iorm...nd a balanced Woos-lookcomposke lsoffds,accents). mbu,tic—nsdnionalandcontemporary • Furyoses steel lawnings.trelgses), meteriaLs. WEN.- id.ng.b.....db...n.c..n.,.nd.l.pL. ®II ■ Mctedalaand Cebra.F#erioreleve—I wiLL orparate etementa.E ea-.ti el lap Mm detail.to create vf.ual inters—hue 'ningacaM1e.ive street...p Neutral Color Palette color palettes wnh contrastingtoneswill enhance the arcM1ltecmral corm antl Building-howls incorporates minimum of one t t sing development. Bases dAccent Tone: comp amen sarroce �s Basetones:tan,buff,mlaedsage,lightgn,.. F...ing.6'cleervision iron Mn-,or 6'c—d Accemtonea:segebrick,charcoal. Nelonvinytience Conceptual wood tons.:warm med is m emir. ConcepNel BuildingElevetio® .. 4 North Meridian Pathways Partway Designs iid.rtls The Project i tenureacomprehen`Ive Pathwry W.W. eeignetl nimegren wah the C4&Meridia `mating P` y - - �nenn a`�tw `am`�mtnegnbomooaan unity open`paces,creating a Two primary pathway rype`are pnpos`d mnagh—the tJ nganndeNe:ahii b canrtmcnd meccoNance wdh the wenp.M neat wee bi w haprimery eenceptuei ware.meywm .Maarrem enia�nWa ....,�4 tling both a comlornMetWHw for lied Ped conabtant edthtlMerWlene atreancape oecn�ve. etlge niighbo h.. o.E tonne Pst ntl vnLLreingalmm Sto 9leetln width,depending on-- Additionally,to ensure the C-N zoned property is developed in accordance with the SAP,Applicant proposes that the following high-traffic uses be disallowed for development within the C-N zone: • Fuel Sales • Convenience Store • Storage Facility • Carwash or vehicle washing facility The intent of the MU-I designation,as articulated in the SAP and supported by the broader Mixed-Use policies of the Comprehensive Plan,is to encourage integration of residential and compatible commercial/employment uses that contribute to a cohesive, vibrant community rather than high-traffic, single-purpose auto-oriented uses. Certain High-traffic uses such as fuel sales, convenience stores, car washes, etc. are excluded because they tend to generate significant traffic and conflict with the envisioned pedestrian-oriented,context-sensitive mixed use character for interchange areas in The Fields. By focusing commercial activity on neighborhood- serving retail, offices, recreation, and civic uses that are balanced with adjacent residential, the Project is consistent with the functional integration and mixed use objectives described in the Fields Sub Area Plan and the Comprehensive Plan's Mixed Use intent,promoting internal trip capture,walkability, and a balanced mix of uses that serve both residents and employees. Conclusion Thank you for your time and consideration of the enclosed applications. The Applicant team has thoughtfully designed The Project to provide excellent housing,commercial and employment opportunities for both current and future residents of the City of Meridian and looks forward to the opportunity to bringing forth additional applications in the future. Sincerely, 4i.4 Mark Bottles marW,markbottle s.com 5