HomeMy WebLinkAboutCC - Commission Recommendation and Department Report for 4-14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 4/14/2026 Legend
DATE: i_J Project Location
TO: Mayor& City Council Area of Impact
} City Limits
FROM: Bill Parsons, Current Planning O Analysis
Supervisor
208-884-5533 a r
bparsons@meridiancity.org L fie, "z
APPLICANT: Emily Mueller
SUBJECT: H-2026-0003
North Meridian Fields
LOCATION: Generally located at the southwest corner
of SH-16 and Chinden Boulevard in the
W'/2 of the NE 1/4 of Section 29, TAN.,
R.1 W.
I. PROJECT OVERVIEW
A. Summary
Annexation of 71.445 acres of land with the R-8 and C-N zoning districts. The R-8 zone consists
of 47.79 acres, and the C-N zone consists of 23.655.
B. Directors Determination
The Community Development and Public Works Directors made a director's determination to
allow for the annexation of the subject development without sewer services being available.
Currently,the city is installing a sewer trunkline in McMillan Road that will ultimately serve the
site.
C. Recommendation
Staff: Approval with a Development Agreement
Planning and Zoning Commission: Approval
D. Decision
City Council: Pending
City of Meridian I Department Report 1. Project Overview
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant/Agriculture in Ada County -
Proposed Land Use(s) Commercial and Residential -
Existing Zoning RUT in Ada County VII.A.B
Proposed Zoning R-8 (Medium Density Residential)and C-N
(Neighborhood Business District)
Adopted FLUM Designation Medium Density Residential and Mixed Use Interchange VILA.0
Table 2: Process Facts
Description Details
Preapplication Meeting date 1/13/2026
Neighborhood Meeting 1/15/2026
Site posting date 3/3/2026
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District IV.D
• Comments Received Yes; Staff Report -
• Commission Action Required No -
• Access N.Owyhee Storm Avenue off of Chinden Boulevard and -
McMillan Road,and Ersatz Place off of McMillan Road.
• Traffic Level of Service Star Road:F -
McMillan Road:Better than E
ITD Comments Received No -
Meridian Public Works Wastewater R
• Distance to Mainline Sewer Not Available at Site
• Impacts or Concerns Yes; Sewer is not available and won't be made available
until the city completes the trunk line in McMillan and a
developer pulls the sewer to the site.
Meridian Public Works Water IV.B
• Distance to Mainline Water Available at Site
• Impacts or Concerns None
Note: See section IV. City/Agency Comments&Conditions for comments received or see the public
record. Past the following link into your browser:
hgps://weblink.meridiancity.org/WebLink/browse.aspx?id=430059&dbid=0&redo=MeridianCitX .
City of Meridian I Department Report
Figure l: One-Mile Radius Existing Condition Metrics
Reference Parcel:S0429120006 Date Retrieved:2026/1/23
Parcel Count Parcel Acreage Infill Indicator:
804 1144 Surrounding Area
70% Not city
848 n- ® City Limits
497.3 ■ Not City
Household Household& Population Growth
Households 02020
Population Change:284.6°I°
Population ■Growth
(Household and Population Change
since 2010 Decennial) 2,000 4,000 6,000
City of Meridian I Department Report
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
The proposed annexation and development spans across 71.445 acres of land with the northern
half being designated as Mixed Use Interchange(MU-I) and the southern half being designated as
Medium Density Residential on the Future Land Use Map(FLUM). In addition,the subject
property falls within the Fields Sub-Area Plan located at the northwest corner of the City's area of
impact boundary. This area is bounded by Ustick Rd. on the south, Can-Ada Rd. on the west,
Chinden Blvd./US Highway 20/26 on the north, and McDermott Rd./SH-16 on the east.
In accord with the Fields Sub-Area Plan,the general character, design, and identity of this area
shall have a cohesive theme that is"modern rural,"which applies to housing, amenities,
streetscape/open space, and retail/commercial. Additionally, some of the other thematic design
elements that contribute to the desired character of the area should be adhered to such as lighting,
fencing(e.g. split rail),landscaping(e.g.tall fescues,dry creek materials,wildflowers, street
trees, etc.),public art,on-street bike lanes and/or off-street multi-use pathways, signage(e.g.
metal roof on sign), etc.—see the Character Framework—Amenities(pg. 3-12)and Streetscape
(pg. 3-13)in the Plan for more information. A high-quality design is expected in this area.
At this time,the applicant is requesting annexation into the city and intends to return at a later
date to amend the development agreement and further subdivide the property. It is important to
note that utilities are not currently available to serve the proposed development. However,the city
is in the process of constructing the Can-Ada Lift Station and extending sewer infrastructure
along McMillan Road,with completion anticipated in late 2026. Because municipal services are
not yet available,the applicant will be unable to develop the property until such services are in
place and a preliminary plat and development agreement modification are submitted and
approved. During that time,the applicant will be required to comply with the Field Sub-Area
Plan, Comprehensive Plan, and Unified Development Code.
Comprehensive Plan Policies:
- Encourage a variety of housing types that meet the needs,preferences, and financial
capabilities of Meridian's present and future residents. (Goal 2.01.02D)
The 47.8 acres of land designated as R-8 will include a variety of lot and house sizes that will
be in close proximity to the future Cole Valley Christian School. This will provide a different
type of housing than what is already approved in the immediate area.
- Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and
generous amenities that provide varied lifestyle choices. (Goal 2.02.00)
While the applicant did not depict lot sizes for the residential portion of the development, they
did depict open space and road layouts. The current layout depicts several different open
space nodes. However, with the future preliminary plat, the applicant shall provide more
north/south connections to the future school site.
- Jointly plan and site schools and subdivisions to ensure mutual benefits,neighborhood
identity,and community health. (Goal 2.03.01)
The Cole Valley Christian School has already been approved to the south of the proposed
project. This along with the approved subdivision directly to the east will provide close
connectivity to subdivisions and the future school site to provide neighborhood identity.
- Establish distinct,engaging identities within commercial and mixed use centers through
design standards. (2.09.03A)
This project falls within the Fields Subarea Plan and will be required to adhere to the design
standards listed in the plan. In addition, it will be required to comply with the Architectural
City of Meridian I Department Report
Standards Manual. Th intent of these design standards is to give the area a unique modern-
rural theme.
- Permit new development only where it can be adequately served by critical public facilities
and urban services at the time of final approval, and in accord with any adopted levels of
service for public facilities and services. (Goal 3.03.03F)
The Community Development Director and Public Works Director determined that even
though this property cannot be served by City sewer, that we can annex it due to it being
contiguous and the City is currently constructing the sewer trunkline in McMillan Road.
Table 4: Project Overview
Description Details
History N/A
Phasing Plan To be determined with a future development agreement modification and
preliminary plat.
Residential Units To be determined with a future development agreement modification and
preliminary plat.
Open Space To be determined with a future development agreement modification and
preliminary plat.
Amenities To be determined with a future development agreement modification and
preliminary plat.
Physical Features West Tap Lateral
Acreage 71.445 Acres
Lots To be determined with a future development agreement modification and
preliminary plat.
Density To be determined with a future development agreement modification and
preliminary plat.
B. Site Development and Use Analysis
A. Proposed Use Analysis (UDC 11-2):
The applicant has submitted a conceptual plan proposing single-family detached residences
on the southern two-thirds of the site and commercial development on the northern one-third.
At this time, detailed development plans have not been provided,however,the applicant
provided a road layout and open space layout for the larger development. This provides some
detail into the integration of the residential and commercial uses. Prior to any development,
the applicant will be required to further subdivide the property and complete a development
agreement modification.
In the applicant's narrative,the proposed R-8 portion of the site is described as single-family
detached residential. The C-N portion is proposed for commercial uses, and the applicant
proposed excluded the following uses including fuel sales facilities, convenience stores,
storage facilities, and vehicle washing facilities. As the Mixed-Use Interchange designation
is intended for low traffic generating uses,staff recommends further restricting
permitted uses by prohibiting drive-through establishments,vertically integrated uses,
and retail sales or stores exceeding 10,000 square feet for a single tenant. The primary
reason behind this is to not allow big box retailers as they will generate significantly
more traffic than the Mixed Use Interchange designation is intended for.
B. Dimensional Standards (UDC 11-2):
The development shall comply with the dimensional standards for the C-N and R-8 zoning
districts as listed in UDC Tables 11-2B-3 and 11-2A-6.
City of Meridian I Department Report
Direct lot access to the collector roadways are prohibited in the R-8 zone and access point off
the collector the C-N zoning will be limited as required in UDC 11-3A-3.
C. Design Standards Analysis
A. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19):
For mixed-use developments, at least 40% of the buildable street frontage must be occupied
by building facades or public space. The building footprints are not shown with this
application.
In addition,the applicant shall meet the requirement for no more than 50%of the total off
street parking is located between building facades and abutting streets in the proposed C-N
portion of the site.
Future development plans shall incorporate the following design elements with the
future MDA application.
- Include the following elements: Plazas between commercial and residential include a
main focal point,active and shared open space within the mixed-use designation and
neighboring uses,and 8-foot parkways with on-street parking and bulb-outs.
- In developments where multiple commercial and/or office buildings are proposed,
the buildings shall be arranged to create some form of common,usable area,such as a
plaza or green space.
- The applicant shall provide details to ensure the quality of the design is in accord
with the Fields Sub-Area Plan. The general character,design, and identity of this area
shall have a cohesive theme that is "modern rural,"which applies to housing,amenities,
streetscape/open space,and retail/commercial.Additionally,some of the other thematic
design elements that contribute to the desired character of the area shall be adhered to
such as lighting,fencing(e.g. split rail),landscaping(e.g.tall fescues, dry creek
materials,wildflowers,street trees, etc.),public art,on-street bike lanes and/or off-street
multi-use pathways,signage(e.g.metal roof on sign),etc.—see the Character
Framework—Amenities(pg.3-12) and Streetscape(pg.3-13)in the Plan for more
information.A high-quality design is expected in this area.
- New buildings on pad sites adjacent to single-family neighborhoods shall be limited
to no more than a 1-story disparity in building height.
- For mixed-use developments, a minimum of 40% of the buildable street frontage
must be occupied by building facades or public space.
- Transitions between different residential product types and dissimilar land uses
shall include the use of alleys,roadways with landscaped parkways, or highly connected
open spaces.
B. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
The landscaping will be evaluated with the future development agreement modification
and preliminary plat. A thirty-five(35) foot landscape buffer will be required along
Chinden Boulevard which is an entryway corridor. In addition, a twenty(20) foot
landscape buffer will be required along all future Collector roadways.
ii. Tree preservation
Per UDC 11-313-10,the applicant shall preserve existing trees four-inch caliper or greater
from destruction during the development.
City of Meridian I Department Report
Mitigation shall be required for all existing trees four-inch caliper or greater that are
removed from the site with equal replacement of the total calipers lost on site up to an
amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper
trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper
trees, or seven(7)three-inch caliper trees).Deciduous specimen trees four-inch caliper or
greater may count double towards total calipers lost,when planted at entryways,within
common open space, and when used as focal elements in landscape design.
A Tree Mitigation Plan should be submitted with the future development agreement
modification and preliminary plat detailing all existing trees and methods of mitigation
outlined by the City Arborist before any trees are to be removed as set forth in UDC 11-
3B-10C.5.
iii. Storm integration
Storm drainage is required to comply with the standards listed in UDC 11-3A-18.
iv. Pathway landscaping
Pathway landscaping is required to comply with UDC 11-3B-12. A minimum of 5 feet of
landscaping shall be provided on both sides of the proposed pathways.
C. Parking (UDC 11-3C):
i. Residential parking analysis
Future residential will be required to comply with the residential parking standards listed
in UDC Table 11-3C-6.
ii. Nonresidential parking analysis
Non-residential parking will be evaluated with future submittals and shall comply with
UDC 11-3C-6.
iii. Bicycle parking analysis
One bicycle parking space shall be provided for every 25 proposed vehicle parking
spaces. This will be evaluated with the submittal of certificate of zoning compliance and
design review applications.
D. Building Elevations (Comp Plan, Architectural Standards Manual):
The applicant submitted conceptual building elevations with this application. The submitted
elevations are for both the commercial and residential that is proposed on the site.At this
time,the applicant does not show any building footprints, so these elevations are subject to
change with the future development agreement modification. However,the building
elevations submitted provide a mix a material including fiber cement, stucco CMU, stone
veneer,wood composite,board and batten, and lap siding.
The elevations submitted with the future development agreement modification shall comply
with the Architectural Standards Manual,UDC,Fields Sub-Area Plan, and the
Comprehensive Plan.
E. Fencing (UDC 11-3A-6, 11-3A-7):
All fencing constructed on the site is required to comply with the standards listed in UDC 11-
3A-7.
City of Meridian I Department Report
D. Transportation Analysis
A. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
The applicant has depicted the primary access points for the development coming off the
future extension of N. Owyhee Storm Avenue, a collector roadway. This extension will lead
to a future signalized intersection with Chinden Boulevard. In addition,the applicant is
proposing to construct two(2) east/west collectors that would connect N. Ersatz Place with
N. Owyhee Storm Avenue.
The concept plan depicts one(1)access point off of Collector A to the C-N portion of the
site. This single access point aligns with the one on the south of Collector A leading in the
residential subdivision. In addition,a single access point is shown to Collector B,Owyhee
Storm Avenue, and Ersatz Place which is consistent with UDC 11-3A-3.
The applicant shall provide a cross access agreement from the C-N property to both Parcels to
the east(Parcel# S0429110001 and Parcel#R5743000010)to provide better future
connectivity and restrict direct access points on Chinden Boulevard.
Prior to any future final plat or certificate of zoning compliance application being submitted,
the applicant will be required to construct half plus 12 on all collector roadways on the site.
B. Pedestrian Connectivity(UDC 11-3A-51 UDC 11-3A-8, UDC 11-3A-17):
The applicant submitted a proposed pedestrian access plan as part of the concept plan. The
plan depicts ten(10)-foot multi-use pathways along N. Owyhee Storm Avenue,Future
Collector A, and Future Collector B, all of which are designated collector roadways.
However,the plan does not show a multi-use pathway along N. Ersatz Place, a partially
constructed collector located along the eastern boundary of the site. Prior to submitting future
applications,the applicant shall coordinate with ACHD to confirm the alignment of Ersatz
Place,which may require the installation of a twenty(20)-foot landscape buffer containing a
ten(10)foot multi-use pathway along the west side of Ersatz Place.
In addition,the applicant has proposed an internal pedestrian pathway within the residential
subdivision that runs north—south through the future development.Additional details
regarding pedestrian connectivity will be provided with future application submittals.
C. Subdivision Regulations (UDC 11-6):
The subdivision details have not been provided with this application. However,the applicant
will be required to comply with the standards listed in UDC 11-6C-3 with the future
development agreement modification and preliminary plat.
E. Services Analysis
A. Waterways (Comp Plan, UDC 11-3A-6):
The West Tap Sublateral bisects the property near the middle of the property. This waterway
shall be piped in accordance with UDC 11-3A-6.
B. Pressurized Irrigation(UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided to each lot within the
subdivision as set forth in UDC 11-3A-15.
C. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is 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 as set forth in UDC 11-3A-18.
City of Meridian I Department Report
D. Utilities (Comp Plan, UDC 11-3A-21):
Sewer service is not currently available at the site and will remain unavailable until
development extends it from Star Road to the subject property.Water service is available at
the site. The Community Development Director and the Public Works Director determined
that,because sewer infrastructure is actively being extended along McMillan Road,the
CanAda lift station is being installed, and the property is contiguous to the city limits,the
development may be annexed.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
A Development Agreement(DA)is required as a provision of annexation of this property. Prior
to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of annexation ordinance adoption, and the developer. Currently,
a fee of$611.47 shall be paid by the Applicant to the Planning Division prior to commencement
of the DA. The DA shall be signed by the property owner and returned to the Planning Division
within six(6)months of the City Council granting the annexation. The DA shall, at minimum,
incorporate the following provisions IF City Council determines annexation is in the best interest
of the City:
a. Future development of this site shall be generally consistent with the concept plan and
building elevations included in Section VIII and the provisions contained herein.
b. Any future development of the site must comply with the City of Meridian ordinances in
effect at the time of the development.
c. The following uses shall be prohibited in the C-N zoned portion of the property: Fuels
Sales Facilities, Storage Facilities,Vehicle Washing Facilities,Vertically Integrated
Residential Projects, and tiers 2 and 3 Drive Through Establishments.
d. Future development shall promote no-mow fescues,naturalized plants, dry creek
materials, split rial fencing,and other rural landscape elements in landscape buffers and
open space as listed in the Fields Sub-Area Plan.
e. Retail commercial uses shall be restricted to building sizes of 10,000 square feet or less.
f. Direct access to Chinden Boulevard is prohibited except at N. Owyhee Storm Avenue.
g. The applicant shall record a cross access agreement from the C-N property to both
Parcels to the east(Parcel#S0429110001 and Parcel#R5743000010).
h. No development shall commence on the property until sewer service is readily available
at the site and meets one of the following criteria:
- The connection to this City's sewer collection system is actively being installed by
the applicant; or
- Sewer has already been stubbed to the site
City of Meridian I Department Report
i. Prior to any future development and once sewer service is readily available at the site,the
applicant shall submit a development agreement modification, a preliminary plat to
further subdivide the entire property, and amend the concept plan to be consistent with
design elements outlined in the Field Sub Area Plan, Comprehensive Plan, and UDC.
B. Meridian Public Works
WjUmwaLer
+ DnddilfeIOSEWer WWffi'LaRavalEabl LO&1bl`
5ervkes
+ Sewer Shed
Estimated PwjKct See appicaOon
Sewer ERIf s
WRRr Llec.11nlag
Balance
Project COF&ANt TeL
wllh Ww MaLly
PEnn/Fsd PFam
Ilnpeetsfrnnaerits
+ 5ee Public Worlrs Site Spedfle Conditions
Water
Distance Li}Water water Available at Site
5e"Kes
Pressure Zone
+ Estimated Project See aNAwauon
Water ERU's
Water OWNLy Norse
Project GMLSISL,ent Yes
with Water Mauer
Plan
impact-gEOM&M None-
[VO -PLAT CONDITIONS
ruwt:WCWKxUFYAKFMF..n'r
S;le Spe6ICtCaddtiodg of ApWOAU
L. HLI LT nuL availahlk tU NLLE.PTUpK7LX 16 bL s Wd by fuhm m Ada 1A Station.IA Mdion Lu iw
cumplcLc aL LILc LnLd of 2i12&OLy wiLl;11w cSU.: n.rK1 LT7 line Ui SLar Ruad along McMillan
It Ll Runing YwiT along SIaT nLOLI�d uvkr GI Lh'Laud lu ruLLlLlm+pkTLy iYiLi'x hvjoL7 dnvcu_
2. 11K LX-�kp 's Enjq imv is to v[T'ify iftlium is a wkJL U irc and xlatk if it will I�L d W 3m-It
LN nut gumg In bk„1,..d i[In"FLU abandLmkd MT Oly and LOWR nquinrw-U!2-
.S. Eadl pbanc uf16L UIY 6ppn mi will maul in IK n.uiLL'Lcd ru WFify miTdlm n fire 1111w p�IN
maKntamLd.
1. 'l'IrLTk will 6Utwuw iL7 moons mining to Lbk silt fnnn ihrmwth(unual rJK xuuthmi livrrUkrnud
s�m[hwcxL curnLT).Nckd to LTgmL LL<rF I�w6 d.mmg L1Lk fmt p6awk un c+�� YxUt.
5_ F.nSum na sewer 9crvicas pass thmugh infiltration trcnchat.
6. Paiviik 20'1]UGLY ws fnf nran ,byrlran[IarcmLN and W.Ikl` 4L ii N—h1xL-r 7a'L sbuuld i'a LITMI
up ut Lhc LTLd of mainlh}r6mWwaLLT ncLLT and ltr hgrund iI'-
5. NiF pcemancnl RtnkcUL=(tress,hushes,huRdingp,car-parts,travh rmcptacic walls,fencL i,
infltration tFew Qt,light piles,etc.)La be built with al the uGlitymer eirt.
City of Meridian Department Report
Gereral[:orddGors of hpprowIll
L. Applrcml sball LmurduuLr walLT and srwLT roam xiu wpirnlliog wiLhllir Public WurLx
Ikparhrn L
2. PLT McTrdian Lily C96;(IACV; Lhr appbr,mLL shall bL:m mpLmmLhLL W mslall wcwLT amd waILT
mans Lu amd lhrcmgh[him drrrlaprrmmL ATg1Jiuin1 may 6u cl igrbly fire a mimburnmomL
agTmmmi Pin mCmNuuc[Loc carlLamxnrcmLlxr Mt'(-'ll 6 5.
3. The appli4mnL xhad prorLdc cwxcrrrmL(i)fur all public walLrAL'wLr rruuns 43LwNKk of public right of
way(iorl Lmk all waILT m 7*i=aril hyd=Lx). SLwLTlwn[cr caeclnnrnl inn L�&xmd3ng um mLnM LT
dLpLIL:Fewer U N tl dl'Lp rcquiTc a 30 R+urnncm,2U 35 R x'IU fL camLmm a,aril 25 30 fl a 15 lL
camLT7rL'oL 1'.muirc mu pLTmmvvl sUuLlmu.N(Vcrw,huNkm,kiklinp,carlrudm,Iraah TcmtVt clt
walls LrKx�infrLVaLim tmmvhrs,liylr[pubm crr.)arc bmik wilhim Zhu uLLiLy LalaTrrLTIL Sulx mit
an uccxuLud LaeunurL(m Lhr funn avaiLabk fmnn Public Wurlcsk a kFA dLSrr4ftmTu puLd by
ao Jdal.Lioue:J Land%,.y+n,whiLfr mmsl iMludc 1hr area u f Llrc Lav==L
{r Lcd iimi1BPP A)aod an SL{2"x I I"map wilkL buaro&s mddimtanrc�(13arkcvl 14XI IIHIF B)
furrcvicw.liulhcxhihLLsmuxL hl simlkA aip"midaind hya Pruflssmmul lauA%urrryur_LXl
N[YI'KhIX)Rlk
4. llrc CiLX mf MrsiLlian TL'iluirmi Ural prmmi Ld imgft6on syracmL;Ire srgq Kd by a ymm rLmml
swuce of wa[cr(UI1L 11 3 ES 5)_ThL applrran[m6uuld hr n.Nurn-A Iu rta any rxrmLing murfaur m
well.wa&r&n L6c primary a{Luror. if a.mrfacr or will muurLT:n mil axailAlr,a mingle pumL
curmuc[urn ui 7hrcul.inary wa[cusym[croslLmLl he rltLrurrnl.Ifa singkc puinLrLaurLrLiuo ix LIAL&IJ,
Lhc dc-wkgp 7 will.6c mmrxmimrblu fur Lhr payimml u P amsxmmmmu fur Lhr cunmrrlm arcam prior w
prior Ur rLa.-+Civim6 dl-'LalupmLTLL plan appvvxal_
S. Any mutewms Lhat an:anima L Lo TLTIL1nr whaLl Ix mubjL [Ur L�alualmm amd pus96Lc�igomuLL
of mmca.'L mLkkm-ping Lu bu in cumplimrl+r wiLb PALL.
6. All irrigalmmr diLLJ1Lw,LmxLJ3,ULTalx,ur dminx,cxclrmxc Lrf ma wal vrab,7wan iOLcTmxIxrW,
cT ingmr layingm4ammLand mmhgrmLmw mr L6L area beingsubdividcdshall buadLh-Lsw FL7
LJLX-'113A6_ brpcTfoimmg3mbwurk,7bcgVLiLmrl m xlLallun LJbh plywildnCxdu421207
aril any 4abL:rappliLoblu Law mrLSmLaLium_
7. Any w Lk 7haL will not camLmm Lu be usud nmL [hr pTgx7ly abandomxl a mdvrg to khL6 WLA1
{_unlink im Slmmiuds Rule adminm47LTr:ik by Lk-LdalrL DLparlrr crIL of WaLcr Rcmurmc=
{IUWR).Ilm ULvulupLT,UwnLT,mprujcxc Euhg a 7,wlLall pnrvuk a wra Lcw LntaLhlnwsing
w—h'-c'1Lhu Lhcrr are any cxim[inF,WLAIN rn Lhc&Yc6pprrmun,aald i f sir,how LhLy will.cuoLinur ur be
ML-4 ur pnrrrdr TL mnl of Lkxn mbmx1.ImnwmL J f wLA6 nrr Ur 6r alvzrxhma IhL:Fm4L�l owns m
Lhrir mTrLvwLTnaLrc mml cxmlarL Ihr 11]WR U"n dwnm:r Fmk'Imm SL 'Liuo(Aanm Xki- T,
ItydrogumlWis[20N 2K7-1972)111:10X1RE amy work is June Lo dmurmneaiun an cxim[ing well
JLZLm iP n im 6cliL.YLAthat11ho well n Loa than 1J4 R drag).ILmuf ufcummwn m6m wrLh IDWK
nruwL hl mubrnluxi Nr Lh:Ville priurw why wwk bcmgd mL:w dl'iirrmrrLlmlum Lhc wull.F'milmn:In
cummrmimmc wrLh IDWK TrLmy TLMIL inaddilivml.work ardcxpLTm lu Lk:ivmmnLxsicW Ibe Well—
K. Any cxislnrZsLp6o ymlLT within duxpmju—IahallbLmmovu llf wcrvrcrper{_illy(hdiimcC
.iLz Umr 4 14 arrd 9+1 K_ tirrrlacL[.LTrlral Iliabx[]IraIILT&rr abanJunmLTLI prrLXvhlnx amd
inmpL:l-Um {2tgl"5211.
9. All 4mymrunLxrlw rclalod Ur puhlrc lrfv,wafrLy mPLL hcuAh skal I Iw L uimplrlyd prom Lo wxupanLy
ofLhL 31nKLLum-
LO. Applrranl mkrall 6L m:yuimi w pay Publk W4W6 dcvc ULpnrnn plan r WLT,and UMLmLrucliimi
inspuikm(Lam,as dL:LCTrninLxl durimg LhL plan Tcvicw VaNam,prruQ W[Ire Lssumiax of;L pl;mi
nppruval kLILT.
11. hshaLl hl Lhc nMmmibility raf dLc applivZOL UrcnYLLTc LhdLall dcxclrymrmnl LaUu c m pJy WILli
Lh L'Aniu mmmx W3Lk Disabi Ltm:w An am]L'krr FZiT Jluusing AOL
12. ApjrJwml mhall hl rcwpLmrmilrlu fur applm:amnL and LNmmpbMur wrdL any 1cc64m-0U4 Jkmnking
LhaL may Irr mgLurLd by Lhc Army LkLrps arC I:nginoLTs.
City of Meridian I Department Report
13. L1LvckrpcT shall uLurditmLc millhux ImalxneLwiLb L6c MLTiduin Bow IHYiLY_
1S.Cur TacLi tin LLB[FLm l[ss1uL1 hL xulnnfaud lu 11ir MLTId]an Buildmig IkpanLrn fur al I lvmldjng
padsTUL1LIUrig L7L'UmLnA bark ill,whLTL'&tu[ing Would siL a[up rill 1L6YLL'rial_
1S_The duupi cuginxr shall 6c ruxluircal lu m-miPy diai Lhr sulx[rcraLTLinr ckvar ms am s-L a
mmimum or 3 fixl ahuvc IN;highLNl LmlaLhlishLd punk grumKLwaL-LT rlrt sLiuo. TUN is[u u=LFL"
LhaL 11hr 6uu=cicialion or Lhr LTawL wp2um of 6umLzs is aL k3&-A 1 fuix ahuvr-
16.11ic a1T&i Ls JLsigm L�Jg ML7 xhal I hL nislmnxihdr&lr iLmre Lism ofall impLiun:mdlur
drmmogc faLiLiLX wiLllln lhi}Tm}j L1rL LILaL Ilo TIdL full wkk7 Lbc jmnwJioliun uran nTigaLiuo daxviL-L
ua ACHD.'rho&sign LMVML7 shall TmaYidreLT13rKLWx9L"L L]tu faciliLim bare hour mLsmdLcd m
amu&nm wllb dIc NI]Mh4LTJ ihsign planx.11ux Lx:rLiriLOLiun will hr rU jiFL-AL k-furr a9Crlirxm[r
Of LK=tTaLLmy is LOULl&w any NEMOL ms W7Lhin Ih L'TmxjL L.
17. Al Lh:umm +i tii m uI Lhc pMijLY'l.[hc aTTlx:anl shall 6r m%Tmmsihlr LII sm6m L n rd drawing pLT
LhL:(,iiy ur MLrid.hulu�AD s[aoLiardx. '115csr rcL4wd drawings 1nus7 he nxcaicd;utd UPPM-fcil
pti-iLi ILL Llir L1mLdnP ufaourtirmaLim oro mpanry Lcm any Am Llim wilhinthr Tm)jccL.
19. h sum m Ii6hl plan will nod Lo be imrlui"m Lhr aril cxnm mLYxnL TrLmrs.%iUn L IighL pLm
rugauv K--mLsan;LiL;RA m mxlkm6 5 ul Lhc InTrorunLTLlSIalx6riN rur:3ir=Ughuug.A Lxlpy
of be smndaidx L=m lb.fuundaL hLLpllwww_lncriL6a iLy�&puhLic wui6..q.'?id-232.
19.1110 Ci Ly of ML7i bm Tcyuima Lhal Lhc uwnLT pull W Lhc Uily a pLr&mnanor Nuray mu im Lk aLmL
of 125%mflhu L+Lhd cimLs Lruclum cost 6m all im Frg4uk s. r,wa1LT and mi a m&T NE JL[um
Tmiu lu Gtml plmLsignalurr_Mix s Ly will hr vcTiricd by a Linr ilun LlSd cslimalc pruridud by
Ihu uwricr trf 1bL'l_iLy_ I he amn:Ly can hL"p mLLd in 11hr farm of an mTi:*iK:L1rIL"Lc LILT of cTL"d1L,L3xh
dgmPsil urhund l4TrplKML mhLLNL Pik m uMdxmLiim&n sunay,whinccm hL fimind m dw
f:urmnusily IkMcltTmusL D.pallnlLnL Wdnilr_ Pk2m cunlacL hand lhrultipmLml Sur iLi far
more irL&unrmlium aLRR7 2211.
20.The Lily of MLTiiham mmyuims doL LIM uwncr This[Lu Lk-Uily a warranLy sul Ly in Lhr turxnmil of
0%of Lhr UAJ LYm%LnKLLuo oLis[&R LxAL unit lL7LYlNLW-LT,wa1LTand M?w-In rmu'Ltc[im.for
dl 61I0 u P Lwo years_I hls YunfLy Will 6L YL riff Yl by a lim iLL utiYL L�Lilmaw rWV3dud by Zhu
uw1tLT ILl Lbc{:11y_'1111'surLLy CM bu Txiiwd io Lbc&min of an LuLvL1LahIu ILVLT of mlVdii,mm%h
&-rxw[ur lmnd.lygrlx:an[times[No ao 3Tli4Wi4m bur NUrAy,wlLirlL can 6L fULLmd Lm Lk
tunnnumily Dvvvluji=m Ikpunl n wcbsilr_ Plcww cuxlacL land DLL lupin l 9vii im for
mun:ildbu aum al 887 2211.
City of Meridian I Department Report
C. Meridian Park's Department
ha t
IrnTk%Ilnd Rexrrutinn
Iter;rtmer: Kim Warren/PaLhwaysPro*d ManLLg%r
Fbrwrr►m*rsmll: NirkNipoli
Pmjns*14hc Fkrlh Meridian Fldds Fiel/oc14-202 COBI—p,g DAM 2112a26
The rdbwir!g will bL rcclurod for daolopmenk of the propam!d project:
COMMONS OFAPPRIYVAL-PATHWAYS
1. ThL prLiptA dLeclamr shall deign and coraru t nwliimu •PuOrwayo-mnvstent wilh the location Lod
1pmfiratiurLs xr ILrh in Lhc Meridian kml-w.hya Master Plan Map and Ibk-rst Lr Ratlwaya Flan Dcwun LMM
CkLpLor 3k Amypr::p:::,00 A.u•.lmenls to pLMhway aligrrrerl shall bee=dnatud Lhrough Lhc Palhwags
Pnyect MLrnegLr. .. .. ... -'.an 4"Fs NfLw,CrlY 4Ye•h�r!r.
2- Prnr to Fnal piaL apprcr l Lhc applk: L shall dedoLe a public acmes caSemLMM for a detached,W wide
mulfi-raw plthwayvaithin Lhc I:n&AwL buffer along Sfi•14wl-ere iL fronts the project.
1Q'wide dct:xkiyArnulLkm. Palhrrls 31"1al5olxruquiradalongbothsidm44Lhacm&riQra dtragtxA
rnn thepmrcL
+ kblii" paofiwa y¢ mcnLs shall bL a minimum of IX rrdc(10F paLhwaK«2•shotider Lad`
!ide).
+ All paLhrw2WshalbakPM Ld002idealirri.S3Lk)nck6trWLascmerdsunksspermesionisspcciiwlfk
ohtairodhorn thcgwerningirrigationdinlrkL
+ FolowA134Dgukkgine&rwdodioLionctFca.orncnbwp!thw-ap;dj:x nmLoACIIDrigMsvf-wary.
We standard City ierrrPktlr:far pubic oas OmEwrWa 3tbtrif d emvvletr�orrice l'lrolr�r fi"dtvrt�
Ara F4rME
3- Cunstnrt mdtrux puthw.rys pLr pumnS stcLwn koed on masurtg sdL mwWitiorLs as remmmcnded by
project mil mgintoer in aawrd wiLh UGC ii-3A-9 and Prior Lo Final approval the applicant'!
mginaerskslprovidewriltmdoeurrKx"ionIlLanpcdplayadcp ggr=mmondL•d paving s¢tkw1[d%A
the puAhwayscentw.trscon r,ryedpethermornnwndwdspmficawwLti.
A- The ewrrcr Im representAivc ass Liam of the propQAY affected by each pubic aoxsa�t shill
hmw an ongoing oblijpAon to nxmnumn the Frwld-u:c p:rLFw"-
5- 9hoopLmuWonrencingskslbeiratallLdbemeenpathw.rya and(IivuOvrMerirrjgai3nonds and laLurafs
as de:rlLd in the Moidian PaLhw:sp Mamar Flack.CF&VtLT 3,p:LgeM,All oLhLrILmdewLperLIM11-
3A-7-
C, Pmry'cridn kpershallbempo ilok-Fwuht:hinrnglit. :gnemcnL and othcrpmTnLL ionF5[: required
fur ouru ruLting wilhin irrigaLiundisitricLoasmYents-
7- Rmuld wry dxrcpunLrmjsAbetwmnthmcLvrttiLkwn.arapprwulwdlhLrrqtircnxds all Lhcinigakn
dd rw±,the-de4LkpLr shill work with Rkhways Pwimt kkmagcr La Lw=lw c a paLhwary dojgn lhal nxuF
buth{ity and irrigation disLrk:t olq¢tiv City mquina nts Ln ALAS shall not Inor arL they intmdod lof
mmn-ida lhLxw rli Lhc irrigation dslricL h:rAng orisdktiun Lwcr lhL prelorL area.
Riv u�ur�5
City of Meridian I Department Report
D. Ada County Highway District(ACHD)
wi.wb{#d,rhxildw�
ACHD k^.7.n xcF{�rrrry,Cc+nmscvw`r
� pasrua HNacor.Cammlralrrns
Date; Fkwuary24,20M
YcE Emily MwAter
Staff Corr l(araLE:igh Troyer,Planner
ProJ[[l CIMSUlptlOrX North Mendlarh Flpdds
Trip Gffw,�Kiorti Trip generation vAO deUvrninedas Part of a$rtwei�ewloprne,nt
gppllcant,t)awd on olOwDr the Iuirtuto of TranUnrtw ot+Enginaer*Trlp Erna airon
Manual,12"ednior+or"itaffic unpack stuc�r.
r
'Cornrrlfhr,ga The tablos abovo list the eeesling€oriallior-is of th8 iurrourldling
roadways wit Flout the proposed develapmerrt as this application ir.for annexation
and rezone onry.With a future devei0pirrrent appkaubm dilssbrrnmarywlil he
updated to+eflect 1 he development and its lmpe t.
connecting you to more
edo pp,rrry uio-my t4r a-UM rr momAw iwvw-balm 0-6ET7i-ara 7463gF-�VP Fx i+k�S74- r,'.
V. FINDINGS
A. Annexation(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:
A. The map amendment complies with the applicable provisions of the comprehensive plan;
The Community Development and Public Works Directors made a determination that since
the city is installing a sewer trunkline in McMillan Road and this property is contiguous to
city limits, that we can annex the property. The subject development will not be able to apply
for further applications or do any development until sewer is available at the site or the
City of Meridian I Department Report
applicant is actively extending sewer to the site.As a result, the Commission finds the
proposed map amendment complies with the comprehensive plan designations of Mixed-Use
Interchange and Medium Density Residential. The applicant will be required to come back at
a later time with a development agreement modification and preliminary plat to show
conformance with the comprehensive plan design elements.
B. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds the proposed map amendment complies with purpose statements for
the Mixed-Use Interchange and Medium Density Residential designations. The Mixed-Use
Interchange designation is meant to have low traffic generating uses which is why the C-N
zoning with the further restriction of uses such as drive throughs, and gas stations is
compatible with the FLUM designation. In addition, while the applicant has not provided a
plat with a density for the residential portion of the site, they are requesting the R-8 zoning
district which is our medium density zoning designation.
C. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The Commission finds the proposed map amendment should not be detrimental to the public
health, safety and welfare as the proposed uses will be compatible with the current and future
uses in the area.
D. 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 Community Development Director made a determination to allow for development to be
annexed when sewer extensions are in progress. As a result, the Commission finds that the
proposed zoning amendment will not result in any adverse impact upon the delivery of services
by any political subdivision providing services to this site.
E. The annexation(as applicable)is in the best interest of city.
The Commission finds the proposed annexation is in the best interest of the City.
VI. ACTION
A. Staff:
Staff recommends approval of the proposed annexation with the requirement of a Development
Agreement per the provisions in Section IX in accord with the Findings in Section X.
B. Commission:
The Meridian Planning&Zoning Commission heard these items on March 19th, 2026. At the
public hearing,the Commission moved to recommend approval of the subject annexation request.
1. Summary of Commission public hearing_
a. In favor: Emily Mueller
b. In opposition: Darcy Hart
C. Commenting
d. Written testimony:None
e. Staff presenting application:Nick Napoli
f Other Staff commenting on application: Bill Parsons
2. Key issue(s) testimony
City of Meridian I Department Report
a. Darcy Hart: Concerns regarding the lack of detail provided with the application,no traffic
impact study, density beingtoo high, and design not adhering to the Fields Sub Area Plan
3. Key issue(s)of discussion by Commission:
a. -The amount of detail that was provided with the application was the primary discussion
from Commission. However,with the director determination from the Community
Development and Public Works directors,the Commission felt comfortable moving
forward with an approval.
-Whether a development agreement modification should be required with future
submittals was another topic of discussion. The commission agreed with staff that a
development agreement modification to prove up on design standards,density, and mixed
use standards should be required with the future preliminm plat application.
-In addition,the Commission discussed the restrictions on Drive Throughs and ultimately
decided to recommend a change to the staff report to allow for Tier 1 drive throughs.
4. Commission change(s)to Staff recommendation:
a. The Commission amended provision C of the Development Agreement to allow for Tier 1
drive throughs.
5. Outstandingissue(s)for City Council:
a. -Timing of the development in relation to sewer services.
-Whether a development agreement modification should be required prior to any future
development.
C. City Council:
Pending
City of Meridian I Department Report
' 1 1
.r -
Pill
_ T- -- CHINDEN
u
L-
t -
1 1•
y �1
W
- - MCM1LLAN
CHINDEN
*._ 1111111
1111t-1' ���Mll�o
11611 liio= '
1�11111=�•..111111���^s.
uln
= �1� W 1i111���1 ■1 �1111 11{II
111 { rr{ IIN111 11{{{{{f
cf Iltllllllllf 41111111�IUIIIIIII'1111111111l1�
■■— -� = V I IIIIr11nI11Iltu11� luul�llnllu(1=
,. I Ilmm�uu min p��ulln nunuu=
1 nsm �Lluutonuuuuil
�. M�MTLLAN,:�:r�ar�r1rR',Z._.� iuilri nnnuln+nnlaly
C. Future Land Use
Legend `•._,�l, � '
i_ Project Location
Area of Impact
OAnalysis t ,
.'r
ields
Mixed Use, MU-RG
Su bmw Interchange
Plan
4HE1Medlum Density:
Low Density l Residential
Residential `
�Med-High I�
Density 1r�
Residential Civic HEM
Fielig Subarea Plan ,
D. Planned Development Map
Legend
`.
� Project Location
'P"Area of Impact
T=' City Limits
r ,
Planned Parcels r'
O Analysis
1
HEM
1
1 q
1 �
1
1
1
1
1 -^ ----- I-�:•is'.-'� i'I I�
1
1
1
1
4 1
City of Meridian Department Report
B. Subject Site Photos
City of Meridian Department Report
C. Service Accessibility Report
PARCEL S0429120006 SERVICE ACCESSIBILITY
overall Score: Q 1 st Percentile
Description
Location Within 112 mile of City Limits YELLOW
Extension Sewer Trunkshed mains > 2,000 ft_from parcc RED
Floodplain Either not within the 100 yr floodphain or > 2 acres GREEN
Emergency Services Fire Response time 5-9 min. YELLOW
Reporting District does not have enough data to report
Emergency Services Police RED
results
Pathways Within 1/4 mile of future pathways YELLOW
Transit Not within 114 of current or future transit route RED
Ultimate configuration (#of lanes in master streets
Arterial Road Buildaut Status plan) > existing (#of lanes) & road IS NOT in 5 yr work RED
plan
School Walking Proximity From 112 to 1 mile walking
Either a High School or College within 2 miles OR a
School Drivability Middle or Elementary School within 1 mile driving GRE
(existing orfuture)
Park Walkability No park within walking distance by park type RED
City of Meridian I Department Report
D. Concept Plan (date: 1/16/2026)
`I
i
City of Meridian Department Report
E. Building Elevations(date: 1/16/2026)
North • Bultding Design
Commercial Building Design
Materials
Fiber-cement siding(smooth&hoard-and-batten)
r Stucco(tan,huff,white).
Split face CMU(huff,tan,or gray).
Corrugated metal(galvanized or muted color).
Thin stone veneer(neutral tones).
* Wood-look composite(soffits,accents).
_ • Exposed steel(awnings,trellises).
Colar Palette
Buildings should incorporatea minimum of one
Base and Accent Tone:
Base tones:tan,huff,muted sage,GghgM..
f • Accenttones:sage,brick,charcoal.
Wood nines:Warm medium stain.
Conceptual Buildingl=levartam
► r l< 1 11 E 1 : r 1 � _ �
Single Family
Architectural Character. Single family homes
will reflect a Modern Farmhouse style,
characterized by clean architectural lines,
gable and shed roof forms,and a balanced
combination of traditional and contemporary
materials. �I
Materials and Colors.Exterior elevations will
incorporate elements such as horizontal lap
siding,hoard and batten accents,and simple
trim details to create visual interest while
maintaining a cohesive streetscape. Neutral
color palettes with contrasting tones will
enhance the architectural form and
complement surrounding development. + +
■
Fencing.5'clearvisicn iron fence,or 6'cLosed
Vision"I fence Conceptvaf
Elevations
mir'7�
{�,I
City of Meridian Department Report
North •
Pathway Design Standards
The Project will feature a comprehensive pathway system
designed to integrate with the City of Meridian's existing pathway
network.The internal circulation system establishes clear,
connected routes between residential neighborhoods,
commercial centers,and community open spaces,creating
safe and convenient alternative to vehicular travel.
Two primary pathway types are proposed throughout the
development,which shall be constructed in accordance with the
following standards:
• Macro Pathways.Macro pathways will serve as the primary
circulation routes and will he constructed as 10-fact-nude Conceptual
multi-use paths.Where these pathways run adjacent to
public.roadways,they will he separated from the curb by a
lawn parkstrip,providing both a comfortable buffer for
pedestrians and cyclists and an enhanced landscaped edge ti
consistent with Meridian's streetscape objectives. 1
• Micro Pathways.Micropethways will function as secondary }
neighborhood connectors and will range from 5 to 8 feet in
width,depending on context.
City of Meridian I Department Report
F. Annexation Legal Description& Exhibit Map
uesenphan tar
Annr,xppan
'+wry 20.2026
A pinion of the Norlhearl 114 of Suction 29.Tawnehip 4 North.Range 1 West
Bails Meridian.Ada County,Idaho.more pert+cularly descnted safollawa:
C-Dmrwr,dnq al The 114 corns common to Sections 20 and 24 T 4N.R 1W.
B M horn whi-,h the Setrion tamer wmmon to Somns 20.21.20 and 29.T 4N
R 1W.B ht.gear%SoulN N'15'11"Ea1't.M7 241ee1 thence on the nort++boundary
line td sad Seellon 29.South a9"15'11"E*SI.709 00 Fpe1 to the PQElr of
BEGINNING
therm continuing.5auth 013'15'11'Epps,$25Aa feet to the Elko W a oomw
cammen is said Se dears 24 and 29.
theme leaving Said north boundary line,South Q13'55'39'Weyt,1,316.79 reel in
the Northeast 1116 corner of said Section 29;
thence on the nortli b nwil ry Ind of thff MutheeM 114 of the NorWeaN Vill cl
said 20.South 96'i8'61'EA1t,25 00 feet to th•C' Hilims of N.Rutz Plea
theme leaving said narth boundary line an said€enteehne.tteing parallel we.h
and 25.131)feel east or the weal Uour4ary lm*of the 5otj h"5j'A Of the Ngrthe;l#1 V4
of said Sa76o3 29,South 0p'5599'West 1.316 76 Feet tc the south boundary line of
the Sculheesi T rdii of the Now•thseei 1A-of said Sedan 20;
Hwnce 4-awing said wierlins on said swh boundary line,Ncslh 89'22'31"
West 25.00fee.to the Cemer-Essi V16 comer of said Section 29:
Ihemx Ir.,gwing said sgclh bourriaey line,tJorth 09 22'31'1Nest, 1,320 05 feel is
the Center 114 tamer of said Section 29;
Ihenoe an 1he rrarlh-sawh C*n*1r**r wio Sild iM 2g.Norlh 00'51'09'EUL
2.090 39feat;
1henpe leaving$Xd rwrth-south centcriinc.South 89'15'11'East.703 00 poet
thence N"D13'6 1 TY't est �416 LID lees in the PVl1Tr OF BEGFNNTNG
Curtaining 72.201 sues,more or less.
EM of �L t 4.%,
xCENs ---
11779
t1
*C OF x
k"atrc 1 aFF 1
City of Meridian Department Report
.................. [jups OF Umrings
524
P 4}+k 4{
I 9igV.nNq
I ?. link �4h aLk49 E
n
p SIt'r1�v9�4n kp
S
i
m
W
O
"+ MEI 0�6
x Acrem
Line T#151e
lirF■ 8"-g Ledi�pih
25-
IDAHO Amaxation EKhlbit far 26.r�n
i
SURVEY ,{��;;�" 7007 Chinden OIvd. "IL''a
3. GROUP, LLB •awuR ffl,,•„F'!+m
1 w, K-V.u u ho-0 c-0.,�r� Ivma }{}b}'e7h
City of Meridian I Department Report
description for
C-N Zane
January 22. 2026
A portion of the Northwest 114 of the Northeast 114 of Sacaion 29, Township 4
North, Range 1 West. Boise Meridian,Ada County. Idaho, more particularly described
as follows.
Commencing at the 114 Corner Common loSeotions 20 and 29.T.4N R 1VV.,
B M.from which the Section comer common to Sections 20.21, 28 and 29,T.4N.
R.74V., B.M.,bears South 89'1611"East, 2657.24 fleet:thence on the north boundary
line of said Section 29, South 891511"East, 703.00 feel to the POINT()F
BEGINNING;
thence oorKtinuing_South 0941611"East.625.49 feet to the East I M 6 corner
common to said Sections 20 and 29;
thence leaving wid north boundary line on the east boundary line of the
Norttwmst 114 of the Northeast 114 of said Section 29,South 00'55'Ur West, 1,D66.34
feet:
thence leaving said east boundary line, North 89'W51"West, 1,327.09 feet to
the north-south centiedne of said Sectian 29;
thence on said north-south centerline,North 00°51'09"East,517.89 feet;
thence leaving said north-south carTleriine.South 89 15'11''East,703:00 feet;
thence North 00'51'09"Easl,W.00 feet to the POINT OF BEGINNING.
Ccotainirrg 23.655 acres, more or less.
End of Cesuiption.
yP1 LAND
C6 143ce_'F
ji7 a°
rnr ,o
0 ?, of: % V,
Pauc 1 of 1
City of Meridian Department Report
Basis of Bearings ...................
589'15'11'E 2657,24'
_ 1/4 5.20 l_D3.U0 625-49' 1328.7S 5.2d 5.21
S 29 44. h�den Ivd E1 p s __ S-29 S,28
Paint of
Eipginning 10 -6
i o
i ch .J
# * Mint Ranehettes s
G 09 SuDdMaiah No. 1 � r
4 w
U9'15,11'E
703A4'
Ln
-03
o m 23,555
Acres `'
v
r N'W51'w 1327.09'
ron
nl I^
yy I cd
w
o �
i
LAB
-
i
#1 7
lPA �rRO
OF
�#CCK
Scale: ,".40D'
'•.>x -an x ao--;,y�x--�[ate G rty Ir�,xas +a x+� o ,do 3m 100 Imo
Job No.
II)AHO Exhibit Map for �-on
SURVEY C—N Zone
e=ise oaa_asro+ Sheet Na.
,auinw�s,o 1
GROUP, LLC n parhloo M the Hwl/4 od ,he HEif4 o-r Sc loon 29- 4wg. Data
TAH., R.W., B.M., Mu €wnt Idaho 1/2V2026
City of Meridian I Department Report
D*scrlp'tichn for
R-8 Zone
January 22, 2026
A porlon of the West 1!2 of the Northeast 114 of Secbon 29,Township 4 North,
Range 1 West, Boise Meridian,Ada County, Idaho,more parlickilarly described as
follows:
Commeming at the 1Y4 mmef common to Sections 20 and 29.T 4N R IVV„
B-M.from which the Section comer common to Sections 2A 21, 28 and 29,TAN.
R,1W. B.M ,bears South$0015 11"East_2557.24 feet:thence on the north-south
centerline of said Section 29_South 00`61'00"West. 1.063.89 feet to the POINT OF
BEGINNING;
thence leaving said north-south centerline, South 89'W51"East, 1.327.09 feet
to the east boundary line of the West 1t2 of the Northeast 114 of said Seefian 29;
thence on said easl boundary line. South 00'$$'39"VVest, 1,a97,23 Feet to the
Center-East 1116 oornrer of eaid Section 29:
thence North W2211"Vilest, 1.326.05 feat to the Center 114 corner of said
ectlon 29:
thence on the north-south centerline of said Section 29.North 0015T0T East,
1.572.50 feat to the POINT OF BEGINNING
Containing 47.790 aces, more or less.
End of Description.
wL «INS
` cr r*s
VA
ai 11779
OF O
Q J4#ev,
Page II of f
City of Meridian Department Report
Oasis of $earings
S89*15'11"E 2657.24' 1
1f S.2♦] 132S.49' 132a 5' 5.26 5.1�1
:S 29 ——— —— Ik, Chlnden $Ivd, El f16 S.PB S.26
rc
�� 1� 41ink Rgnph9ti65 1
rj I M SWbdfArion No. 1 E I
A m I
� 3
G �
ua I I
SE9'ae'S1'E 1327-Oe'
Poini ni
Begrnning
f 4 7,79b
Acres #
vs in
5 �
O
2
--- L,+ D
C'I N69'22'31"w 1S2S-45' C—E1/16
I
1779
166 FP� 01F
MOO
�f
Sale; i"=4p4'
Q 100 200 4N Soo
IDAHO Exhibit Mop for N-p11
SURVEY R-8 Zone
GROUP, LLC A parLiw al th■ Y1/2 al the Ngi/4 m Sactkn 29, 4wq data
TAN- R,141., B.M.- ACM Cuwlty, Uaho Ala=
City of Meridian I Department Report
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 conditions usually represent peak hour driver experience. ACHD
City of Meridian I Department Report
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