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Home My WebLink AboutPZ - Narrative updated km E N G I N E E R I N G January 8,2026 Project No.:24-199 Mr. Bill Parsons Planning Supervisor Community Development Department 33 E. Broadway Ave. Meridian, ID 83642 RE: Durango Subdivision—W Ustick Rd.and N McDermott Rd.,Meridian,ID Annexation&Zoning—Preliminary Plat Dear Mr. Parsons, On behalf of &J Hess,LLC,we are pleased to submit this application for Annexation and Zoning with a Preliminary Plat for Durango Subdivision at the northeast corner of Ustick Rd and McDermott Rd. Site and Background Information The subject property includes 4 parcels identified as parcel numbers 50433346600,50433346650,50433346710, and 50433347115. Both Ustick Rd and McDermott Rd provide the approximately 36-acre property frontage. Currently,much of the property is farmed. In the southeast corner of the property,an existing rural residence sits with various outbuildings. The zoning designation of the property is Rural Urban Transition (RUT) within Unincorporated Ada County. Many of the properties surrounding the subject property contain both rural residential and agricultural uses within Unincorporated Ada County. An irrigation drain known as the Sky Pilot � - IL I5 ��'l l• �q U�►. 1 114 �'I t'h9 M« PNW t - .f hliA iy�..� •�•r: � dt ■ry■ r I � y' n. I I.,... i _ III.;I.- �V m A �.� _ 1+r� ' Y � •'�, ill-h'r ,'v+.� '*S' r '�; A I "� r I 4� � •� II1I44 rW I # r 1 5725 North Discovery Way • Boise, Idaho 83713 • 208.639.6939 • kmengllp.com Drain currently runs along a portion of the southwest corner of the property.The Eightmile Lateral runs along the entirety of the northern property boundary. Both the Sky Pilot Drain and the Eightmile Lateral are owned and maintained by the Nampa Meridian Irrigation District. Proposed Development The property owner,J&J Hess,LLC, is looking to develop their property for a mixed-use subdivision with a zoning of Medium Density Residential (R-8)and Limited Office(L-O).This subdivision is proposed to include various sized residential lots,ranging from 5,547 sq.ft.to 8,687 sq.ft. In total, 127 buildable residential lots are proposed.Amongst the residential lots will be 14 common lots which will accommodate landscaping buffers, pathways,common drives,and open space. In the northeast quadrant of the development will be the largest open space lot.This will be a 1.87-acre open space common lot.This open space area is designed for residents of Durango Subdivision to have an outdoor space to enjoy within walking distance,and without having to cross any collector or arterial roadways. In total,7.63 acres of qualified, useable,open space is provided for residents.Other amenities such as a multi-use pathway,open space pathway,and dog waste stations are provided throughout the development.Six, buildable office lots are proposed along the Ustick frontage.These lots will be able to accommodate various professional office and low-impact business uses. Either single users or multi-tenant style buildings could be supported on the corresponding lots.The following conceptual site plan shows how these lots could be developed. W I 50' I 5Q' 1 124' BLOCK 1 -T `' - LOT 4' 1nt. N 6,991 Sf . . 124' 299' 212' , N.OURAY STREET LOT 3 4' 32,9905F. '� - 72' ' < LOT 4 41,103 5F . BUDLINGA BLOCK 1 rc,9m ss BUILDING[ .I I ±7,5 SF 2�. BLOCK 2 .j } i •.•.•.V• Ml i 9 LOT2 0 ' L026 SF 4-4,974 SF DUIMNG ±s,9DDss ,LOT 27 _ JONI+ _ y BUILDING E m 361645E m - 'a -13'6 5F - - 504: LOT 1 BUILDING D O 5600 W. 31,0175E '-1,sossF N LOT3 z 47,7985F J BUILDING F ±9,075 SF 199' t80• {1] IS — LISTICK ROAD Vehicular access to the development will be available from Ustick Rd and McDermott Rd.As required by the Ada County Highway District and the City of Meridian,a north-south collector roadway will run from Ustick Rd through the proposed Springday Subdivision to the east, providing connectivity throughout the area and to Durango Subdivision and beyond to the north.As properties to the north and south of the subject property further develop,the collector roadway will be further extended.A local roadway access to the north/south collector will provide vehicles access into Durango Subdivision.The main access to the residential portion of the subdivision from McDermott Rd will be from a local roadway that will then connect to the local roadway Durango Subdivision-City of Meridian PAGE 12 network through the subdivision.The main access proposed on Ustick Rd for Durango Subdivision will align with the proposed access for Dayspring Subdivision directly adjacent to the south. In discussions with the Ada County Highway District(ACHD),we have been informed that the Ustick Rd access for Durango Subdivision must align with the Dayspring Subdivision access. Furthermore,an east/west commercial service drive is proposed to connect McDermott Rd to the southern main entrance road coming from Ustick Rd.This service drive will provide access for the single-family residential lots to the limited office portion of the subdivision and allow for greater traffic flow throughout the properties NW of the McDermott Rd and Ustick Rd intersection. This service drive will also allow access to the parcel at the northeast corner of Ustick and McDermott which has development plans for commercial uses.A cross-access entryway to the parcel directly to the east addressed as 5600 W. Ustick Rd. The previously mentioned Sky Pilot Drain that bisects the property makes the southwest corner of the property difficult to develop and integrate with the rest of the property.The property owner would like to get the most use out of the property as possible,and therefore rerouting and piping the Sky Pilot Drain north along the southern access road before traveling west under the service drive.Various meetings and coordination have taken place with Nampa Meridian Irrigation District(NMID)and ACHD to establish a route that works for all parties.The easement in which the drain will travel will be 100'wide as required by NMID and the origination point of the drain and the location in which it departs the property under McDermott Rd will remain.To provide NMID the access needed to their pipeline, no structures will be placed within the easement,and no trees will be planted. Annexation and Zoning To successfully develop this project,connection to the City of Meridian's Sewer and Veolia's water service will be critical.Connecting to these public utilities requires annexation into the City of Meridian.A path for annexation is possible since the property adjacent to the southeast,across Ustick Rd,is currently in the City of Meridian. Meridian's Future Land Use Map designates much of the subject property as Medium Density Residential and small portion as Office. The intent for Medium Density ; Residential is to develop properties withinrr - the density range of three to eight dwelling units per acre.The property 'O � •i r i • r owner's request is to zone the residential ? 7fi portion of the property as Medium �. Density Residential (R-8)to directly align with the Medium Density Residential designation.The small portion of the kLL. property designated as Office is in thesoutheast corner of the p p Yro ert . SIrm'iAn office designation is intended to i ° � support low-impact business uses.Said r;; J uses include professional offices,technology and resource centers,and ,r other ancillary commercial uses. No specific uses are proposed with this - --- application, however the Limited Office Meridian Future Land Use Map Durango Subdivision-City of Meridian PAGE 3 (L-O)zoning designation is proposed which will set the stage for future development. Durango Subdivision will also be providing office lots to the west of the of existing Office designation boundaries.To allow these additional commercial lots within the Medium Density Residential land use designation,we are requesting to float the Office designation west to allow for L-O zoning to be established across the frontage of Ustick.The City's comprehensive plan outlines that an adjacent,abutting land use designation may be used when approved via a public hearing for a land development application,and it shall not apply to more than 50%of the land being developed. In this case,where there is a portion of the property directly adjacent to the Office designation,and only approximately 16%of the entire development will be zoned as L-O,this guideline that permits the"floating"of a land use designation is permissible. To further expound on the need for Office uses on the subject property,the City envisioned office uses to develop at the intersection of Ustick Rd and the future north/south collector roadway.Given the Meridian City Council approved Springday Subdivision with the north/south collector roadway within the development, without requiring zoning that meets the Office designation,the area in which Office zoning can take place has been diminished. Moreover,the 1.3-acre parcel along the Ustick frontage between the proposed collector road and the subject property, is currently a residential property.There are no plans for this property to develop as office at this time.Without a plan for either Springday Subdivision or the 1.3-acre property to develop as office,floating the Office designation further west along the Ustick frontage and into the Durango Subdivision will in turn provide the City with more significant office space and opportunities. Durango Subdivision will provide the needed housing opportunities for this rapidly growing area.Completion of the State Highway 16 extension project to connect Hwy 20-26 to Interstate-84 is nearing completion,and with it will come an increase in development near the Ustick/Hwy-16 interchange. Mixed use development is proposed in this area,with varying levels of commercial development.The workforce in that interchange area will need nearby housing opportunities,which Durango Subdivision will offer. Nearby access to the interchange will also give residents in Durango Subdivision the opportunity to quickly get on the freeway. N Mllf AT a - - .. — o w 3s PHASE 2 n - I,- PHASE3 .. PHASE a 'BL(x13 W.Bflef mos- Y x3.. 15 w-RLIlIRIOE ST. ooao O 1% I @ O O ® O ® O O + O O 0 0 0 PHASE 1 'sxrnEmoRae'''' _ ..a . — Po se-Ixex Jf Ir � -- w c« o I I ssa wY�sni�oao � °1pIX1 3 :::;:: orsice la� � swv3ams m� „ Q 1 °L 'q,''' S600w uSi'fn rcliRi I _„J ` - 915 14R21 Durango Subdivision-City of Meridian PAGE 4 Preliminary Plat As mentioned previously,with the annexation and zoning of the property is a preliminary plat request.Included in the application submittal is the preliminary plat that meets all City,County,and State code requirements.All platted residential lots meet the dimensional standards for the R-8 zoning district.The commercial meets the zoning requirements and dimensional standards for the L-O zoning district. Density for the subdivision will be 4.48 dwelling units per acre. Residential lots will not be permitted to take direct access from Ustick Rd, McDermott Rd,or the north-south collector roadway to the east. Residential lots will be provided direct access off local roadways only. The commercial lots will also be accessed from the local roadways internal to the development, and direct access to Ustick Rd will be prohibited.This will be a phased development that will be completed in three separate phases.The limited office lots along with the residential lots in the most southeast quadrant will be included in phase 1 of development.A phasing plan has been included on the preliminary plat with the application submittal. Landscape Plan The enclosed landscape plan and open space exhibit detail the proposed perimeter and internal site landscaping adjacent to existing and future proposed roadways as well as neighboring properties.Ustick Road is categorized as an entryway corridor by the City of Meridian, and therefore landscaping an design is extremely important along the Ustick frontage of this development.A dry creek bed,with mature shrubs and trees has been provided in addition to the detached sidewalk and park strip. The following cross section provides further detail as to what can be expected along Ustick Road. 35' ENTRYWAY CORRIDOR LANDSCAPEBUFFER �USTICK Rp, E'W 2D' PARKSTRIP SIDEWALK PLANTING BED PER PLAN 0 DRY U CREEK PLANT p BED MATERIAL 0 1 111 1 ll1 I III I III I-I III l i' '1�-ll111W—u1- IIITII: 1TT- III II -iiT�III=�- ll,�,IIInT�� lli�,lli,��TffniiT= O �I USTICK RD. BUFFER FEATURE 1 NTS Staff provided a point of emphasis that screening be provided between the commercial zoned lots with the commercial service drive and pathway,and the residential lots directly to the north.The following cross section outlines the detailed landscaping and features that will be provided,while meeting Nampa Meridian Irrigation District's requirements that limit the type of landscaping allowed within the Sky Pilot Drain irrigation easement. I!�I PATHWAY5H I I PI_ANTiNG BEC �w 6' HEIGHT o VINYL PRIVACY FENCE 2 d&0 0 U � z w f mz rc �� U - 'Tri 111=1Ti=III-I II-II I-III-�-iTI-III-III-III-�-III-III-ITI-1Tf-IILIII-III-I I- I I-III-. = I-IIL--III-III-III-III-TT-I�-III-III-III-III=IILIII-III-III-III-Jll=lll-�-LI=W=IJI=III=Ill=)ll- - II I I I IJ I LI I I-I I IJ I I-III=�=III=1I I-III-�=1 I1=III=III III-I I1=LI=ll1=J1=ll1=1J1-LI-III 1=III-III-III=III-IiI- _III=III-III=III-III-III=III III !II-III-JLIT,111=fll=ll1-W-111=1=1LI- =1 I I I I I I I I_I I I I I I I I I I 111=I i. _IIll _III- 02 SKY PILOT DRAIN RESIDENTIAL BUFFER NTS Durango Subdivision-City of Meridian PAGE 5 As mentioned previously,a significant portion of the site will be set aside for open space. For this development 25.41%of the site will be qualified open space,which is more than 10%over the required 15%,as identified in Meridian's Land Use Ordinance. All landscaping meets code requirements, and no waivers or alternative compliance requests are proposed. Conclusion With the annexation and preliminary plat proposal discussed herein, we believe this project will complement surrounding existing and future uses. The proposal is consistent with the City's goals and will provide increased housing opportunities to this area that is rapidly changing and growing. Durango Subdivision will be an important development to this area and will help form how this area is shaped and will grow. If you have questions or require further information to process the application,feel free to contact me. Sincerely, KM Engineering,LLP Connor Lindstrom,CFM Senior Land Planner cc: J&J Hess, LLC Durango Subdivision-City of Meridian PAGE 6