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Hearing Date: May 7, 2026
Assigned Planner: Linda Ritter
Project Name: The Fields - AZ, CPAM, PP H-2025-0057
Request(s): Annexation and zoning of approximately 480.26 acres from RUT in Ada County
to the proposed zoning districts of Community Business (C-C) (42.87 acres), Neighborhood
Business (C-N) (45.63 acres), Medium Density Residential (R-8) (194.44 acres), Medium-
High Density Residential (R-15) (100.63 acres), Traditional Neighborhood Residential (TN-R)
(45.05 acres), and Light Industrial (I-L) (51.64 acres);
Preliminary Plat consisting of 985 total lots on approximately 200.06 acres. This includes
899 residential lots (602 single-family detached units and 297 single-family attached units)
and 72 common lots, and 14 common drive lots. The development is proposed within the
R-8 (157.48 acres) and R-15 (44 acres) zoning districts; and
Comprehensive Plan Map Amendments for approximately +45.63 acres of land in the SE
part of the development to be designated as Commercial (29.09 acres) from Mixed-Use
Community and Medium High Density Residential (16.54 acres) from Medium Density
Residential and designate +45.63 acres of land to Civic from General Industrial for the
future City park by Idaho Holdings.
Location: South of McMillan Road, north of Ustick and between Can Ada Road and Owyhee
Storm Avenue, located in the N 1/2 of Section 31, T.4N., R.1W and the W 1/2 of Section 32,
T.4N., R.1W
Planning Division
HEARING APPLICATION
Type of Review Requested
Hearing
H-2025-0057
File number:
Linda Ritter
Assigned Planner:
Related Files:
Applicant Information
EMILY MUELLER
Applicant name:Phone:
839 S. BRIDGEWAY PL, EAGLE, ID 83616emily@markbottles.com
Applicant address:Email:
OWYHEE HOLDINGS
Owner name:Phone:Fax:
PO BOX 397, EAGLE, ID 83616
Owner address:Email:
STEPHANIE HOPKINS
Agent name (e.g. architect, engineer, developer, representative):
KM ENGINEERING, LLP.
Firm name:Phone:Fax:
5725 N DISCOVERY WAYshopkins@kmengllp.com
Address:Email:
Contact name:Phone:Fax:
Contact address:Email:
Subject Property Information
Location/street address:
S0431110200
Assessor's parcel number(s):
Township, range, section:
Project Description
Project/Application Name:
The Fields - AZ, CPAM, PP
Annexation and zoning for approximately 480 acres for a future mixed use development south of McMillan
Road, north of Ustick and between Can Ada Road and Owyhee Storm Avenue in Northwest Meridian.
Description of Work:
Preliminary Plat incorporating approximately 200 acres in the SE portion of the overall project.
Comprehensive Plan Map Amendments for a portion of land in the SE part of the development and for the
future 40-acre park. Narrative uploaded with additional information.
33 E Broadway Avenue, Suite 10283642
Phone: (208)884-5533208) 888-6854
1
Application Information
APPLICATION TYPES
Annexation and Zoning - AZ:
CHECKED
Comprehensive Plan Map Amendment - CPAM:
CHECKED
Is this City Initiated?:
No
Preliminary Plat - PP:
CHECKED
ADDRESS VERIFICATION
Address Verification Permit Number:
LDAV-2025-0981
TYPE OF USE PROPOSED
Residential:
CHECKED
Commercial:
CHECKED
Employment:
CHECKED
Industrial:
CHECKED
Single-Family Detached:
CHECKED
Single-Family Attached:
CHECKED
Townhouse:
CHECKED
Multi-Family:
CHECKED
PROPERTY INFORMATION
General Location:
Northwest Meridian - Fields District area
Current Land Use:
Undeveloped
Total Acreage:
480
Prior Approvals (File Numbers):
n/a
Traffic Study Required per ACHD:
Yes
Has a traffic study been accepted by ACHD:
Yes
ZONING DISTRICT(S)
R-8:
CHECKED
R-15:
CHECKED
C-N:
CHECKED
C-C:
CHECKED
I-L:
CHECKED
TN-R:
CHECKED
PROJECT INFORMATION
Site Plan Date (MM/DD/YYYY):
12/12/2025
Landscape Plan Date (MM/DD/YYYY):
12/02/2025
Elevations Date (MM/DD/YYYY):
12/1/2025
Percentage of Site Devoted to Building:
tbd
Percentage of Site Devoted to Landscaping:
tbd
Percentage of Site Devoted to Paving:
tbd
Who will own and Maintain the Pressurized Irrigation System in this Development:
Owner
33 E Broadway Avenue, Suite 10283642
Phone: (208)884-5533208) 888-6854
2
Irrigation District:
NMID, Pioneer, BOR
Primary Irrigation Source:
Surface
Square Footage of Landscaped Areas to be Irrigated by City Water Connection:
tbd
Minimum Square Footage of Ground Floor Area for Multi-Story Units:
tbd
Proposed Building Height:
tbd
Number of Single Family Residential Units:
901
Minimum Square Footage of Living Area (Excluding Garage):
tbd
Gross Density:
4.54
Net Density:
6.4
What was the date of your pre-application meeting?:
12/09/2025
Pre-Application Permit Number (ex PREAPP-2021-0001):
PREAPP-2025-0154
What was the date of your neighborhood meeting?:
12/04/2025
PUBLIC WORKS INFRASTRUCTURE
Does this project require the extension of public infrastructure?:
Yes
Have you applied for a separate Land Development Subdivision permit?:
No
I understand I have to apply for a separate Land Development Subdivision permit:
CHECKED
Land Dev Subdivision permit will be applied for after Public Works Comments have
CHECKED
been addressed:
I understand to address all Public Works Comments prior to avoid repeat
CHECKED
corrections needed:
PROPERTY POSTING
I agree to comply with the Commitment of Property Posting regulations per UDC 11-
CHECKED
5A-6D:
AZ / RZ ONLY
R-8:
CHECKED
Acreage - R-8:
194.44
R-15:
CHECKED
Acreage - R-15:
84.09
C-N:
CHECKED
Acreage - C-N:
44.26
C-C:
CHECKED
Acreage - C-C:
59.41
I-L:
CHECKED
Acreage - I-L:
51.64
TN-R:
CHECKED
Acreage - TN-R:
45.05
PROPOSED FLUM DESIGNATION(S)
Commercial:
CHECKED
Acreage - Commercial:
59.41
Civic:
CHECKED
Acreage - Civic:
44.26
33 E Broadway Avenue, Suite 10283642
Phone: (208)884-5533208) 888-6854
3
MULTI-FAMILY
Total Number of Units:
0
Number of 1 Bedroom Units:
0
Number of 2-3 Bedroom Units:
0
Number of 4+ Bedroom Units:
0
PLATS ONLY
Number of Building Lots:
901
Number of Common Lots:
85
Total Number of Lots:
986
Minimum Lot Size:
2160
Average Lot Size:
4000
Area of Plat:
200
Plat Date (MM/DD/YYYY):
12.12/2025
QUALIFYING OPEN SPACE
Open Grassy Area (min. 50' x 100'):
CHECKED
Community Garden:
CHECKED
Plaza(s):
CHECKED
Additions to Public Park:
CHECKED
Collector Street Buffer(s):
CHECKED
Arterial Street Buffer(s):
CHECKED
Parkways:
CHECKED
Acres of Qualified Open Space:
43.41
Percentage of Qualified Open Space:
22
QUALIFYING SITE AMENITIES
Clubhouse:
CHECKED
Fitness Facilities:
CHECKED
Additional 5% Open Space:
CHECKED
Dog Owner Facilities:
CHECKED
Swimming Pool:
CHECKED
Sports Courts:
CHECKED
Pedestrian or Bicycle Circulation System:
CHECKED
Walking Trails:
CHECKED
PLAN REVIEW
Verified submittal standards and checklist items:
CHECKED
Verify that all drawings/documents will be uploaded in Project Dox as Individual
CHECKED
PDFs:
APPLICATION DISCLAIMER
I have read and accept the above terms:
CHECKED
Your signature:
Emily Mueller
33 E Broadway Avenue, Suite 10283642
Phone: (208)884-5533208) 888-6854
4
MISC
Is new record:
No
33 E Broadway Avenue, Suite 10283642
Phone: (208)884-5533208) 888-6854
5