HomeMy WebLinkAboutDriftwood Townhomes H-2025-0051 CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW C��(IEFI DIAN,-
AND DECISION& ORDER ,
In the Matter of the Request for a 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 for Driftwood Townhomes Subdivision,by Brighton Corporation.
Case No(s).H-2025-0051
For the City Council Hearing Date of: March 17,2026(Findings on March 24,2026)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of March 17,2026, incorporated by
reference)
2. Process Facts(see attached Staff Report for the hearing date of March 17,2026, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of March 17,2026,
incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of March 17,2026,incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use
Planning Act of 1975,"codified at Chapter 65, Title 67, Idaho Code(I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified as
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by
ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian,
which was adopted December 17,2019,Resolution No. 19-2179 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s)received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision,which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR DRIFTWOOD TOWNHOMES SUBDIVISION H-2025-0051
- 1 -
Community Development Department,the Public Works Department and any affected party
requesting notice.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of March 17,2026, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that:
1. The applicant's request for a modification to the Development Agreement, Rezone and
Preliminary Plat is hereby approved per the conditions of approval in the Staff Report for the
hearing date of March 17,2026, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat,combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two(2)years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat(UDC 11-613-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments,if submitted within successive intervals of two(2)years,may be considered for
final approval without resubmission for preliminary plat approval(UDC 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up
to two(2)years as determined and approved by the City Council may be granted. With all
extensions,the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension,the property shall be required to go through the platting procedure again(UDC 11-
6B-7C).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR DRIFTWOOD TOWNHOMES SUBDIVISION H-2025-0051
-2-
property owner(s)and returned to the city within six(6)months of the city council granting the
modification.
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six(6)month approval
period.
E. Judicial Review
Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho
Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight
(28)days after all remedies have been exhausted,including requesting reconsideration of this final
decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as
provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of
Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA.
F. Notice of Right to Regulatory Takings Analysis
Pursuant to Idaho Code §§ 67-652 1(1)(d) and 67-8003, an owner of private property that is the
subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory
takings analysis.
G. Attached: Staff Report for the hearing date of March 17, 2026
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR DRIFTWOOD TOWNHOMES SUBDIVISION H-2025-0051
-3-
By action of the City Council at its regular meeting held on the 24th day of March
2026.
COUNCIL PRESIDENT JOHN OVERTON VOTED
COUNCIL VICE PRESIDENT ANNE LITTLE ROBERTS VOTED
COUNCIL MEMBER DOUG TAYLOR VOTED
COUNCIL MEMBER LUKE CAVENER VOTED
COUNCIL MEMBER LIZ STRADER VOTED
COUNCIL MEMBER BRIAN WHITLOCK VOTED
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert E. Simison 3-24-2026
Attest:
Chris Johnson 3-24-2026
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By: _ _Dated: 3-24-2026
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR DRIFTWOOD TOWNHOMES SUBDIVISION H-2025-0051
-4-
EXHIBIT A
COMMUNITY DEVELOPMENT C�j�fERJDIANI,
DEPARTMENT REPORT I D A H O
HEARING 3/17/2025 Legend
DATE: Project Location
�..
TO: Mayor&City Council Area of Impact
�= City Limits
FROM: Sonya Allen,Associate Planner Analysis "l E
208-884-5533
sallen@meridiancity.org @ m y4
APPLICANT: Brighton Corporation
SUBJECT: H-2025-0051;A-2025-0152
EE
Driftwood Townhomes Subdivision -
LOCATION: Generally located north of W.Ustick Rd. ®I- ,
(Parcel#R1931270100),on the west side
Fa
TAM
of N. Venable Ave., in the SE 1/4 of FITF F
Section 36, TAN.,R.1W. �`'
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 (11-3F-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: Approval
D. Decision
Council: Approved
City of Meridian I Department Report L Project Overview
II. 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 IVX
• Comments Received Yes(H-2023-0021 Driftwood Subdivision) -
• Commission Action Required No L -
• 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.L
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 I None
School District(s) No comments were received IV.J
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 02020
Population Change:4.2%
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%
296
2%
® Multi-family $$
® Commercial
Preliminary Plats(last 5-years) Conditional Use Permit[last 5-years]
Proposed Proposed
Pendingi. Pending
Approved Approved
0 20D 400 600 No 0 10D 200 300 400
■ Single-family ® Multi-family
2.00 mu 3,500
Single-family i 3,000
Residential # 1.54 2,500 a
Parcel Diversity 1.00 2,400
CW 1,500
OParcel Count uN 4.54 1.400 �
0.15 12 fm
544
■Average Ac res � 4.04 [ 0
R-2 R-4 R_IB R-15
Average Single-family Density by Zoning Average
10.00
0 9.08 �
6.14
5.00 q ST
a .4
4.44 .aa Dwelling Units!Acre
R-2 R-4 R-B 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)l 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 Capital Improvement Plan (CIP).
• Venable Street is scheduled in the IFYVVP to be established as a new bikeway corridor with
wayfindinglbikeway 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 148 Better than 'M
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.
5irgle `
Farni:y Fulure Settlers
Dwellings • Community Park
9nieF r ;
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4
Multi Family rt
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w wt• —e 5 r frt7
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i� Future
--- Co-nmrsrri�i
Single '
Family
DwrelIinw Q 3 , -Fam9y
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.#108059803);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 _ 4.81 acres A
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-2023-0021). 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 11-2D-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 111. 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.
* yr
s Q
idle IPA
- 1f
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+ S
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 Geotechnical 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 VILE. 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#3.01.01A—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).
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 111. 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 11-3F-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.
(Li
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City of Meridian Department Report III. Staff Analysis
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PER I5PWC SO-702-(BOTH SIDES)
2.5"OF ASPHALT PAVEMENT
27' PRIVATE ROAD"SKY BREEZE, GALECREST LANE AND
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3"OF ASPHALT PAVEMENT PER ISPWC SUPPLEMENTAL DRAWING SO-7D1
SP-3 0.50'MAX PG58-28
4'OF MINUS
CRUSHED 6RAVEL
PRIVATE ROAD-47' 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 III. 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 11-3F-4A. 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 11-3F-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 11-3F-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 11-3F-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 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-1 S):
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. '
to the east aer-ess Venable Ave. from the site. The develeper-shall ma-mage thee-e4a'stmuret-i Aen
agFeed. Settler's Park requires a signal at the Venable/Ustick intersection as Hart of their
mitigation for the future Community Center. The developer will continue to pursue a
Cooperative Development Agreement(CDA). If the City's Park's Dent..ACHD. and the
developer enter into a CDA,the developer will manage the construction of the sib
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 11-3174A.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 11-513-5 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 11-3174A.2.
iv. Correct the lot numbers on the plan to match that on the plat.
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".
City of Meridian I Department Report IV. City/Agency Comments& Conditions
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 11-3F-4B.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 11-6B-7.
B. Meridian Public Works
https:llweblink.meridiancil y�org/WebLinkIDocView.aspx?id=427936&dbid=0&repo=MeridianCit
v&cr=1
C. Idaho Department of Environmental Quality(DEQ)
https:llweblink.meridianciV.orglWebLinkIDocView.aspx?id=428444&dbid=0&repo=MeridianCit
Y
D. Ada County Highway District(ACHD)
by s://weblink.meridianciV.org/WebLink/Doc View.aspx?id=429879&dbid=0&repo=MeridianCit
Y
E. Idaho Transportation Department(ITD)
https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=42842 7&dbid=0&repo=MeridianCit
Y
City of Meridian I Department Report IV. City/Agency Comments& Conditions
V. FINDINGS
A. Rezone(UDC 11-5B-3E)
Upon recommendation from the commission,the council shall make a full investigation and shall,
at the public hearing,review the application. In order to grant an annexation and/or rezone,the
council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
The City Council finds 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 City Council finds 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 City Council finds 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 City Council finds 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-611-6)
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;
The City Council finds 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 and are adequate to accommodate the
proposed development;
The City Council finds public services are available and are adequate to accommodate the
proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's capital
improvement program;
The City Council finds the proposed plat is in conformance with scheduled public
improvements in accord with the City's CIP.
City of Meridian I Department Report V. Findings
4. There is public financial capability of supporting services for the proposed development;
The City Council finds there is public financial capability of supporting services for the
proposed development.
5. The development will not be detrimental to the public health, safety or general welfare; and
The City Council finds 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.
The City Council 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,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:
The Meridian Planning&Zoning Commission heard these items on February 19,2026. At the
public hearing,the Commission moved to recommend approval of the subject PP and RZ
requests.
1. Summary of Commission public hearing_
a. In favor: Eli Benski and Mike Wardle,Brighton Corp.
b. In opposition:None
c. Commenting: Lisa House
d. Written testimony: Eli Benski,Brighton Corp.
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application:None
2. Key issue(s) public testimony
City of Meridian I Department Report VI. Action
a. Desire for the traffic signal to be completed prior to development of this property due to
the high level of traffic congestion already in this area.
3. Key issue(s)of discussion by Commission:
a. Concern there isn't adequate off-street parking provided on the site.
b. Concern pertaining to the transition in density to the development to the north.
c. The signal isn't warranted at this time but is proposed to be installed earlier than
warranted through a Cooperative Development Agreement(CDA)with ACHD,the City
Park's Dept. and the developer.
4. Commission change(s)to Staff recommendation:
a. At the request of the Applicant,the Commission modified DA provision#l.iv 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 Park's Dept.,ACHD, and
the developer enter into a CDA,the developer will manage the construction of the
signal."
5. Outstandingissue(s)ssue(s) for City Council:
a. None
C. City Council:
The Meridian City Council heard these items on March 17,2026. At the public hearing.the
Council moved to approve the subject MDA. RZ and PP requests.
1. Summary of the City Council public hearing:
a. In favor: Eli Benski,Brighton Corp.
b. In opposition: None
C. Commenting: None
d. Written testimony: None
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application: None
2. Key issue(s)of public testimony:
a. None
3. Key issue(s)of discussion by City Council:
a. Concern pertaining to the adequacy of parking within the development and parking
along Venable Ave.
b. Belief the proposed townhomes are a good use in this area and consistent with the
Comprehensive Plan.
4. City Council change(sl to Commission recommendation:
a. None
City of Meridian I Department Report 0.
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5. Map Notes
Nearby Recent Preliminary Plats(within last 5-years)
H-2018-0060 H-2019-0094 H-2020-0081 H-2021-0027 H-2021-0040 H-2021-0071 H-2021-0102 H-2022-0026
H-2022-0086 H-2022-0093 H-2023-0021 H-2024-0017 H-2024-0036
Nearby Recent Conditional Use Permits(within last 5-year5)
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
.,
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 street= 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
Reportgenerated 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)
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City of Meridian Department Report VII. Exhibits
SETTLERS PARK
FIRE FIT TOWN HOMES
At A7 r MERIDIAN I—In
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(2)STORY
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6 BUILDINGS 124 UNITS
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FUTURE COMMERCIAL 2 BUILDINGS i e UNITS
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City of Meridian Department Report V11. Exhibits
E. Proposed Conceptual Development Plan& Building Elevations Proposed to be Included in
Amended Development Agreement
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City of Meridian Department Report VII. Exhibits
..wn ..
Paired Carriage Lane Accessed Homes
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Paired Street Accessed Homes
City of Meridian Department Report VII. Exhibits
F. Rezone Legal Description&Exhibit Map
* I DAH O 9934 W Emerald 5t
SURVEY Boise, ID 83704
GROUP EXHIBIT A Phone: (208)846-8570
Driftwood Townhomes
TN-R Rezone
Boundary Description
Project Number 25-018 October 7,2025
A parcel of land situated in the southeast quarter of the southwest quarter of Section
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 N00'27'20"E,351,16 fleet along the east line of the southeast quarter of the
southwest quarter to the POINT OF BEGINNING:
Thence N89'32'54"W, 107.47 feet along the southerly boundary of Lot 1 of Block
1 of Driftwood Subdivision (Book 130 of Plats at Pages 21530 through 21534,
records of Ada County, Idaho)and the easterly extension thereof;
Thence N40'25'09"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;
Thence 500'25'09"W,4.00 feet 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 chord bearing of 578'52'07"W, and a chord length of 52.41
feet,along the southerly boundary of Lot 1;
Thence 567'17'07"W,86.11 feet along the southerly boundary of Lot 1;
Thence 23.10 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 NOO°25'09"E,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 NOO'25'08"E,36.50 feet along the southerly p
boundary of Lot 1;
Page l of 2
ygFi V 5
City of Meridian Department Report VII. Exhibits
IL7AHO 9939 W Emerald 5t
ISGSURVEY Boise, ID 83704
GROUP Phone: {208}846-857C-
Dr ftwood Townhomes TN-R Reron8 80ur)dcry Description continued...
Thence N89°32'54"W, 8 4.5 0 feet along the southerty 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 corner of Lot 1;
Thence 588`47'16"E,666.24 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,
Page 2 of 2 41.
City of Meridian Department Report VII. Exhibits
C1/4 S.36
15' W.C-
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Subdivisiuvt No. ? "
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Point of o a
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Ada County Coordinate System
a�rnl•9W faannq•.q flpr9r 35-bi$ke �j5.816 A•2en Eannrt.ea Id f7'b775 7.72.t8 Fu
IDAHO Exhibit "�" 25 0u.
8
5W6 W EMETNLDST Driftwood Townhomes Sheet No.
SURVEYRME.ICMH033794
IL091&4S9sTa TN-R Rezone 1 of 2
GROUP LLC 5ituoted M the SEi/4 of enr SW/4 of Section 36, owg. poke
Is TAN.. R.ONr B.M-, City of Meridian, Ado County, Idaho. 16f7f2fl25
City of Meridian I Department Report VII. Exhibits
Line Table
Line Bearing Length
Li N89'32'54"W 107.47'
L2 NOO'250VE 4.00'
L3 N89'32'54"W 57.05'
L4 S00'25'0$"W 4.00'
L5 N89'32'54"W 209.59'
L6 567'17'07'W 86.11'
L7 N&9'32'54"W 9.50'
L9 NO9'25'l)5'E 3.00'
L9 N88'32'54"W 40.00'
L10 NOD'25'08"E 36.50'
L11 N89'32'54"W 84.50'
Curve Table
Curve Length Radius Delta Chord 5eoring Chord Length
01 52.76' 130.50' 23`09'58" 576'52'07"W 52.4t'
C2 28,10' 69.5C' 23'09'58" 578'52'U7'W 27.91'
AP !€ °
i OF tO �ca
P�Ci ill"e8a —ft NgI"S TE R—he E.Fa it d, 'C/7.720S 3.72.12 PN
f� Exhibit PP8P1 �ofe
SURVEY eOME.ID HO8Y 5Y Driftwood Tvwnhames
.icxHoarnx Shlret H6.
aa;,esro TN—R Rezone 2 of 2
GROUP, LLC situhrded in the SEI/4 of the swi/4 of Section 35. nw9. oat.
0 'f=I T.4N.. RAW, B.M.. City of Narl&an. Ado Chunky, Idaho. 10/7/2D25
City of Meridian I Department Report VII. Exhibits
G. Preliminary Plat(dated: 12/9/25)
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City of Meridian Department Report V11. Exhibits
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City of Meridian Department Report VII. Exhibits
H. Landscape Plan &Fencing Plan(dated: 10/24/2025)
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City of Meridian Department Report VII. Exhibits
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City of Meridian Department Report VII. Exhibits
I. Pedestrian Plan
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City of Meridian Department Report VII. Exhibits
J. Development Agreement Legal Description
i5GID HO -9939 W Emerald St
SURVEY Boise, ID B3704
CROUP 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 houndary of Lot 1;
Thence S66'50'04"W,B6.11 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
IDAHO 9939 W Emerald St
Boise, IO 83704
SURVEYROl1P Phone: (208) 846.8570
Driftwood Townhomes DA MOD Preliminary Plat Boon dary Descriptior?continued.._
bearing of S78"25'03" , and a chord length of 27.91 feet, along the southerly
boundary of Lot 1;
Thence N89'S9'S8" ,9.50 feet along the southerly boundary of Lot 1;
Thence NOWOVS6" ,1.00 feet along the southerly boundary of Lot 1;
Thence N89'59'58"W,40.00 feet along the southerly boundary of Lot 1;
Thence NOTOV56"W,36.50 feet along the Southerly boundary of Lot 1;
Thence N99°59'58"W,84.50 feet along the southerly boundary of Lot 1 to the
POINT OF BEGINNING.
The above-described parcel contains 4.91 acres,more or less,
Cl?
W.jI 1,
Page 2 of 2 r # ' Of
City of Meridian Department Report VII. Exhibits
36
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GROUP, L[C ��_ Hr�a � SWwa � k U.T .
\ !«, R.1 , a, f Artdlg�, Ad, CQW,ty. Who. 10/71 ,
City of Meridian I Department Report V11. Exhibits
K. Fire Access Exhibit
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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. 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 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