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Home My WebLink AboutNorth Meridian Fields H-2026-0003 Findings CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW E IDIAN� AND DECISION& ORDER A In the Matter of the Request for 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.,by Emily Mueller. Case No(s).H-2026-0003 For the City Council Hearing Date of: April 14t'`,2026 (Findings on April 21", 2026) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of April 141}i, 2026, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of April 14',2026, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of April 14t'', 2026, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of April 141}i, 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 Community Development Department,the Public Works Department and any affected party requesting notice. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) - I - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of April 141, 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 annexation is hereby approved per the conditions of approval in the Staff Report for the hearing date of April 14t1i,2026, attached as Exhibit A. D. Notice of Applicable Time Limits 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 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 §§ 67-6521(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 April 141h, 2026. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) -2- By action of the City Council at its regular meeting held on the 21 st day of April,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) John Overton, Council President 4-21-2026 Attest: Chris Johnson 4-21-2026 City Clerk Copy served upon Applicant, Community Development Department, Public Works Department and City Attorney. By: _ _Dated: 4-21-2026 City Clerk's Office EXHIBIT A FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) -3- COMMUNITY DEVELOPMENT E IDIAN DEPARTMENT REPORT HEARING 4/14/2026 Legend DATE: Project Location TO: Mayor&City Council Area of Impact �= City limits FROM: Bill Parsons, Current Planning O Analysis Supervisor 208-884-5533 bparsons@meridiancity.org -� APPLICANT: Emily Mueller SUBJECT: H-2026-0003 North Meridian Fields LOCATION: Generally located at the southwest corner - - m of SH-16 and Chinden Boulevard in the W '/2 of the NE '/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: Approval FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -4- II. 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 VII.A.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 IV.B • 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: https://weblink.meridiancioy orga ebLink/browse.aspx?id=430059&dbid=0&repo=MeridianQV . FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -5- Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:SO429120006 ❑ate Retrieved:2026/1/23 Parcel Count Parcel Acreage Infill Indicator: 804 1,144 Surrounding Area 7 0% Not city 40 E] City Limits 497.3 ■ Not City Household Change 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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -6- 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-1) 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) -7- - 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 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: Proiect 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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -8- 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 11-213-3 and 11-2A-6. 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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) -9- 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 11-3B-10,the applicant shall preserve existing trees four-inch caliper or greater from destruction during the development. 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 I I- 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 11-313-12. 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) - 10- 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. D. Transportation Analysis A. Access (Comp Plan, UDC I1-3A-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-1 S): Underground pressurized irrigation water is required to be provided to each lot within the subdivision as set forth in UDC 11-3A-15. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) - It- 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. 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#R5 743 0000 10). 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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) - 12- 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 WdhLe}wa Lei + L7lstante'IJ5Sewel Sewer notaaall�blercts�a.' 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Iad h plh Nr uf'Ihc tk-r 6Tr -rol will nv l Lrt he roudel A W,rcnf+y oninuoum fire flow;.•Y+•m-IN morn urkcd. 4. -11 c will 6c Lwu w Lcr,mon%uuming to the mbc fawn 76r mmtrh(rmu al dre auuA=L cvrrncr nod mw hwc%L cumLT).Nmd Iu aumuc4 Lu With A nng dw fink pbawc im cormrmul". 5_ Rhmix no sewer services pass Ihrrrtgh infillradmr tmwlw!�L b. Pm AL 20'18wumcoLx 111 rff nmk hydbr r latcmk and WAkF 1 TViO"-lasxneurtw sl,uuldcxlcTd Lilt lrt Lhr and of maimllry+6atdlwaL&o Lcr soul itr hcptmd IL 5. Neu permamemi slruwnrcR(trc3�;a,bushes,hulldings,carports,tmgh rwaepwk watk f m'm EnFdtration benches Eight piAcs,etc.)[a he builitwilhin the utility ctRcrncnt. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) - 13- GeaervC80dtlwsaf App"V21 I. ATgWiic nLskull rourdlrmau waILT and srwLT tram siu and rmhumg wIL11.111c Itublie Yiurls Ikpae[nL L �. 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Su1wn11 am u xbiLcd L=W1111 01I(1nL div furl"L'Lblc frwn Pubhr Wvrkm] a kp%d dumrrijAmii Imparvll k3y m JrI.iY,LiLx rdl 14urc mat I and Smvcyiu,wlmfl mmxL includr 1br arcs u I HIS_LTLm&L11ILaLL f."jixtimn'A)and ao 8 Lr'2"x 1 1"i1Lg0 wilb Irl vine's mid JLsl�(13u1"- fiXU 111311'11) fur rcviLw.11Lllhcxhl6LLs mnsL bL.,xLex1l silo"mLLdjLLxL by a PrufisspNvsl I� W Lsiurul:yur_U(I WYI'IR ODOM- 4. d'hc Oly of MLTu im reyuims Thal prL%NL iud rmga[um syLdcim bu Nupgo"by a yi:W f cmd slml u f wakr(I.111E 11 3Ei EI)_'Ibr aplAl k should liu mormaJ 1ci u amy r:rsLing sLmfa 1w wd1l wOELr bur IhL jwiiimLcy smmu . 1fay facuorwc11 suurrc u MOLOrallahlL,a sulglc pu1nL cmmuL:eiun w Lbrcollnary waeLrsys&-mshall he"usn:4L Ifmsinglc pomEulmo wLiun rs uLihwd, Lbr&wllrper will bL resrAmimblu fur 1hvTmy3mmL111 H.d N%l11LT[Y fill LbL:cLmulx)u arcs pnur Lu pnet hPnxcilnog dL-VLAupmraLp92n appawal_ 5. AnysLnmmm Lhanmi alLimw L Lorum m x6dl 6L wbimi w L,mluat.L Lmd pmmhle�g®LaLL vfsotmLuktimmsing lu br ncumplimmL with MCC. A. All IrrigplrLm Jiwfii h cwm Ls,EaLuni k.w denim,cxcbmIve u f-.Elul walilxayu,rnLLLTmx1ui& crui;singut LayingMlya TLAlld LKndggmWN w L6L aria LtinL�MbdW]&d'Hull11LOd11R sc''d FL 11M 11 3A-5_ bl Txrfurmmg urh wurk,1br allpLlcam shall cLnnply w11b Idaho 01de 42 12U? aril a y ulliLTapPlul 11 law sir rL uImLiLm_ 7. A-my vlclls Uid Will not camlimm lu br mmA musl br TmWly abamdoT A aceumJuig Lu Ldalrrp Wr11 (_urLxWchLm SIm-l-im RmbLs adminu LL7id by Ilk I{lalsip DLTurlmcmL of WOLcr RCsmmCizN (II)WK). 11w U) vu"lrgxT,thw ,m Tpj ct li4nLY7,Amll pnw6L1L'a!umb 1 ml ax1111esslmg WJLCLIWT 16L'rr WE mLV Cxeir111g WOLIN In[bc dcvcl4MpmL1r L,mil irsup him lh Ly will L'nnLlmm;Lu INC nlrQ sir pnlvidr n -ti d of Lllcir abmuliam nmL 1 f wL$x Ore Gr bL ahaoLLo m4 IhL jm6iL L owner sir Lb L1r rL1Lrox7da vc minl cordaeL dLL JDWK L]rurmdwak-r PujkL'Lnm Ypizdirm(Amun WLmmLT, I{ydnp"dLtgisL 20M 297 4472)H"ii*tr%aaty work eL&mu L1p JL<urmluavun m caLN[ing w l I (i:'LT I f n Is 41 lk-'L.LL Ulan Lll L-well 6 ILA Lf1an LJI H deL-P).Pn f ufcummim lmum wide 113WR mum hL mbnuluxi Eu Lhe L'Ily pmLn Lu any wwk hung dkiaK:Nr doLummuwum Lhr wrll.fail=Lu cummmliwLC w1dl.IDWR may mL IL nL addLU1a1m1 wurL.mulcxPLTxr Eu&Luivimiusirim Lhc wcl!_ II. Anp L'xlsmry,SM6V SX`itt:M wiLhiu LJux Fimjco Aba11 k-mmmmd film 5L'rvic L"[Pu Lay{1rduLWWC `{Lx:liun 4 14 a1x19 4 R_ {artlacL[.11Ltral 1listrrc1 IlLallh fiw abmulunulLTl pnllxvhmcs m1d mspcl L11ALR(ZM)375 52 k 1. 9. AIJ im1wu-iiimmmu rcla LLTl III puldic JLIL_uk Ly arrl bcakii 1ILal I be L4mVIL:Lui1 pnlR LIP ixcupan Ly of lhL 3bL -Iwo LU. AiP11d1cml shall bL mquinvl to pax PubJec'iP446dcrc 6u1n1L11L pl.n rrLai:�,ami L LNtirwuwl inspermm lug as drLLT iinLxL a iimmg dic plan tcvkw pnricim,prnQ hp She i,:.m ncc of a Plan appmral IcLim L E. IL shall hL[bL nxpweabilily Laf IIY;applimmiL Lip crourc Lbal aLL&-Vcl1plwmrlL f muima cupwly WILIt Ibr Ar1rL>• um wldL DLcklpililiia AL Laid LILL Vair Ilunxing AcL L 2. A3gr11canl shall Ik MLgNWNiiA"fur 2FPIKa[1L96 and LYMKIP13 ml WILh O y Xl Lltm 404 PLmil11ng dial may hL rNu3 d by Lk-Army Ompii of Vrigim xm FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) - 14- 13. IILvtlupLT shall wordy Lc rromAmix 1U mi ms wuh Lht MuTd=Pad 1)yY - kd.CunVatLiuo LoA n;.vLdlu Nhal I bL xulmniuud lu lhu MLrA m Hri Idmg 17LFoxlxTeL7Ll fr r atl bwld;og TP2&TL.LL'147ng LmWrw A far ldill,whim kJC9i3Lg wnnLld Rii at81r rill 1LLawrial- 15.11r1 dlsrga cmgji�Shall 6L rvquuud Lu=Ci fy LhaL Llic sUn c muLL71.i nr ckYairL mx me mt a mmimum iof 3-feet ahuvt thr highest L—LhlishLxL ixxk'arL wplwoLLT rlrua6L3n. l'hLL�ix to umffu than AL;butu m L'Lcraiiilm ALP dBc !IT2wI Si cL-.j-F1 hurnum iR aL"q 114KLf a+puvr- 16. 1 6L applL L%&mgm L-r�rr 7 slral 16L nngmnsdidu bn sogL rum oPA im6muun mwvm Lh3Lkrzgc faLiLily widno Lhil gm)jrCL LhilL do rw1L PAIL LLrxiz ILrL JLLLasdiL L nL of an nT+i.6aLimn daxViL,L Ln,4L;kiLS.'fhrJlxign LT,g1ULLT xhall pruMdriLYuficirxm LIuLL Llr fati6Lu�hart mLYT malallid m aLowthrmL w A Lk aggmpv.Ti dLsign pkamm.'llux c ni IivuLiun wal I k rax1LUMd hlrun:a"-Mfxa[t o Ummpo cy cl imucd P,R any strmauii4 widum 1hr Pm LL'L. t 7- AL Lhc LzurgduLwrn of L6L pnyL4.1,Lk apgrdwml shall 6L nspLmsrblr LLL xuhmu MLVLd LkawMtigs PL7 L1r(,i y Uf MLTidum AuhAAD%Lamd r&. 'fhLZL 3VLWd dT-swil LLFN inm%L iK-ruLwrtd mwl aprmp A pnur to LkL Lmumrc Ufa 0i4-tLrWZ1i4m allUM(NM y f ff any UMLILULS unLhm Lhr TUUJta'L 1 K. A suca hghl plan wW rKmA Lo 6L imchrkw}in Lho uri I uoimtmLSLon pL..Luir L Lght pL. rvq L&crnpm L%arc LiL"in mxlkm 6-5 Lrf Lht logmmmnLTl%LmxLm!6 fur Nm?a L�ghbei&A nlpy of L6L wAn anIN ran 6r fiemuiaL h4lp4+fWwyr-imLndrarxrLr�ur�vpuhLiu-wcrrks.aegrx'fid-.272. 19-'Ilk Wily Uf MLT dtithan mqulres thmL c uwnLT punt lu IILL Cily Lk pL6v mew Lx NEu L7y in Lht aunnunL .f I n%ufthr IA"ix LrwAi m a L kV all smunVILIL yrwir,wALr amd fin mfraslrL Lum prior dt fnrai pLaL signdhL llns s Lyr will hr r fled by a I inr r LLam Lxm c5rwmmLr pruruL-�d hX Ilur owrxrirrlh L-{_rLy-'I13c mrKLytan he pmaxi In'Lhu furor 1}f&n orL%-LK7a Irlr I{L1L-r of LTnk,cmh dgxccrt m Land.ApiIAK mi must Nir m agrlAl Lion bur smn:iy,w6iA tui 6L fmad Lrrr drl 03mlmumnly DL YL-ILrpRm nL LKTaxlx7wnL wchNwrr. Pk2m L'Lm1aL'L land DI;YCILupn1LmL��'f'LT4a Lx.Inc mmrr LnkUMALILm al KK3 22k1. 24.11m Cily mf Mkzltbm n`quirci LIWL Lhc urnLT p4rsl W Lh.-Vily a warren L3r xurt y in Lho iumpw l of rof Ilk 10W LwmxLtuLLlmm Mk%t PlLrAlL Lxim daod]L.wcT,waLTmd mme mlrasLmc me bur drw.Limm mftwo x.a.a-1'6k sun:Ly wilt 6L rLzi god 6.y a lim iL T List�lunalr pnrrLdod by thr owhL7 Lu LhC{fly-11vL san-Ay udn ho pn kA im Lhe ktrm of an irr L-vuc hdr Ic LILT of miLd4 L-amb dopueit La GnffkL ApplLlamt DKLPoE iidr m appliLvLilm kir surLiy,which tam 1rc fraurxl m LIW {,umumumlly 17r4L-IUfI[ILTL LkpyrlrrrLTL wibxll� PkaL'4L'iVlYlatL 1-an li l.k 4l:ImP ULaLl:f eava Lx'fmr uLore iuLlLrnLLLLLm 81 KK3.22 L 1. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) - 15- C. Meridian Park's Department Pur1a uod 1 r"rr.Lm.M Aeriewer Kim Warren I Pathways ProjLTL Mamhgur PLhmnLc Amigmd: Nick kapari Ptoject Nw Nerlh hkridian Fldds Fie N rj.l-202G-0W3-AZ Dahc 2-17JM6 The Iolkn%irtg will beroquired rar IYoekLpment or the proposol project: CONDITIONS Of APP19OVAL-PATHWAYS 1- TP a pwjod rkwdopor shall cosign and aru w multi-Lae PaUrwaw awWsirne with Lhc hrmban arrd spMirfl0Lkw s seL lurch in Lhr.MkYidian RAhways Masiar Plan klap and Maser Pathlwaya Plan Dotimntw. Os2pla 3,k,.,Arry pnopu 4 ad'pLstmenLs to mghway aligru A shin be¢*urdrolud Lfirough LFi PLAFways Psojo:t Manage-fvo if FY.IfFYvp`Feri:v.i L.!Y WA-, . 2- Prior to rrkd piaL approval Lhe applit;rchL shall deAULe a public acerss cau--rrma for a detached,NT wide mulfi e-pit-rLw fvriLhin Lhe Ian&ape buffer Jong St EYGvdhL D IL fronts the pruje L WwidedULxhOdrnIiy paLhSwshillulsobemquiredakx-Lgbothsid ofLhccmfbdorroaduravdLt ooases Lhe c p oy L + MJki-use paLlmw oaer u shall 6r a minim or W vrido(10r paLhwuy+Y shudclLr c cb stile). + All paLhwaLs sir:Jl Lc khoLcd outside of irrigaLkM distrid cusemLmis unka pL mhe km aspL ifiwlly obtairod hix the Boy mg irrtpLielrl dishid. i FulowA0lDguiicWine.For dedimLionofaamnwnts Far pghwarpadlaoclNLoACHUrighLs-0E-ww. Usr srandold City iengpforr for pubic noam,mvemenL 3ehbvhil d eusemehh�arise lrron h GErterr's A�firm! 3. Consenic mdR�wthwala per pLmng mmm bused o edsting s Le mnditic u us return TKFod by pmjo:t cMI wWgncer in accord vrU UDC 11-3"and 11-3121r12.Prior Lo rmd approval the applicant's mgioL-crshaf provide wnftm dmorrnd:tion fsianped plane dL.T"nmuww tended pavingia"wnl that the potFrwvy:m�twos LmwzL lrL MN thertto ndcdwmliiertiLru. d- The arner jor rWTmLTfiztiac aswdaLknF ar the proprrty arlccicd by cudh pubfc aa=m&o7 ant shad Furs un or gmrw ohl pbm to rrshrnL. Lh a aulLrL paLhrway- 5- E'F"$hopun vision henmhgdmA be i zUkLd b&K "hwuyo-ancl lIhOw.def'vr*ban mr"N WIP laLmah wdetallrd m Lhr hiofcim PathwapMaahrPlan ChWELr1,page3 x hlI otherkiwrdetailsper 110{11' 3Ar7- f. Prate dLnrekpu 31-a be reapansible Forabtaininx IlaaLse agret Land attar poTnL nlsr as roqurimd lnr mn9xLK2irhg vAtNn h*Lkw1 dlslncL easomenLs- k- Shmildam&samparlLyelodl6etNV lh�mniliiLkL orappn l and lhrnpuremeMsolLhciniphon dislsid,the dLvckpm shall work vrith Patkwaya Prujod MR agm to adic a paLhwal clmjg thaL r Later both LitV"iripLkm diwid objerti City requiron2a&L,&s alb shall rat Ina arethcy intmdmd iaf override those ofLheirrkpEi damnhw rlgjrnuiktiL+rlm Lbcp:ojecLaaea. Qrv.va.u1..; FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) - 16- D. Ada County Highway District(ACHD) AM111c Mite .We R.s1A•nx '00A ACHDw.,r uwwns•.,<a..l,..wlaria Dwl"M ".r m rnrx:aax,•r Pair"Nftw%ca l"*"J� Date, February 24,2026 To Emily Mueller Staff Contact. Karal-elgh Troyer.Planner Project Description North Meridian Fields Up Generation Trip generation emit be determined as part of a future development applicant.based on elther the institute of Transportation Engineers Trip Generation Manual,12'edition or the traffic Impact study is Transit Available? i I IT Comment& The tables above list the existing conditions of the surrounding roadways without the proposed development as this application is for annexation and rezone only.With a future development appllcat,on,this summary will be updated to reflect the development and its Impact. connecting you to more &d4C4U1*ylllFQINR-tarJO M M!x••I�4nV eWf.e IO t4nS-oM 70F 7R=i100 tx}�}7•.yp•r�wwAdlYlw•axy V. FINDINGS A. Annexation(UDC 11-511-3E) 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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) - 17- for further applications or do any development until sewer is available at the site or the applicant is actively extending sewer to the site.As a result, the City Council 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 City Council 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 FL UM 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 City Council 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 City Council 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 City Council 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 19`h,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 C. Commenting.None d. Written testimony:None e. Staff presenting application: Nick Napoli FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) - 18- f Other Staff commenting on application: Bill Parsons 2. Key issue(s)of public testimony a. Darcy Hart: Concerns regarding the lack of detail provided with the application,no traffic impact study, density being too 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 preliminary 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)ssue(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: The Meridian City Council heard these items on April 14t1'.2026.At the public hearing.the Council moved to approve the subject annexation request. I. Summary of the City Council Dublic hearing: a In favor: Emily Mueller b. In opposition: Josh Leonard C. Commenting:None d� Written testimony:None -e- Staff presenting application:Nick Napoli f. Other Staff commenting on application: Bill Parsons,Dave Miles.Bill Nary 2. Key issue(s)of public testimony: a Josh Leonard: Concerns over lack of details provided with the plan that was submitted,not opposed to the application but feels it is not the right time. 3. Key issue(s)of discussion by City Council: a Initially City Council had significant concerns with the lack of details provided with the annexation request. In addition,there were concerns about the growth pattern, school capacities, and road infrastructure. However, after discussion with the applicant and staff. the city council learned that it is possible that properties that are not contiguous to city limits in the Fields Sub Area Plan may decide to be serviced by Star Water and Sewer District and develop in the county. The council determined that the risk of not having these properties annexed and serviced by the new Can Ada lift station was more significant than they originally=, tght.As a result.the City council determined they were in support of the project with the requirements in the development agreement that specifically call out the requirement for a future development agreement modification and that the property cannot FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) - 19- submit any additional applications until sewer is readily available or being made readily available by the applicant. 4. City Council change(s)to Commission recommendation: a. None FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) -20- VII. EXHIBITS A. Project Area Maps (link to Project Overview) A. Aerial Legend ® Project Location «, Area of Impact OAnalysis ' py 4 •P� k /� H FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -21 - B. Zoning Map Legend 0 R-4 . Project Location Area of Impact R-15 0 Analysis ,r t � MI s�Rl 4° R-8 RUT R-4 v - - R-15 a - RA -____-._.. C. Future Land Use Legend - Project Location Area of Impact 0 Analysis MU- T l'ds _ - MU-RG -T Mixed Use// S1iea , Interchange'7 /a an r'- I Me Orn Density. esi Low Density E Residential Residential g HIM Med-High Density Residential = Civic Fief Subare 1 71 _ FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -22- D. Planned Development Map Legend Project Location 1 Area of Impact i 'T_' City Limits , - Planned Parcels 1� 1 OAnalysis 1 1 1 1 ® 1 1 1 1 1 a FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -23- B. Subject Site Photos r FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) -24- C. Service Accessibility Report PARCEL SO429120006 SERVICE ACCESSIBILITY overall Score: U 1st Percentile Deirription Location Within 1/2 mile of City Limits YELLOW Extension Sewer Trunkshed mains } 2,000 ft.from parcel Floodplain Either not within the 100 yr floodplain or > 2 acres Emergency Services Fire Response time 5-9 min. YELLOW Emergency Services Police Reporting District does not have enough data to report M results Pathways Within 1/4 mile of future pathways YELLOW Transit Not within 1/4 of current or future transit route Ultimate configuration (# of lanes in master streets Arterial Road Buildout Status plan) > existing (#of lanes) & road IS NOT in 5 yr work plan School Walking Proximity From 1/2 to 1 mile walking YELLOW Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving (existing orfuture) Park Walkability No park witKn walking distance by park type FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) -25- D. Concept Plan(date: 1/16/2026) ---—---—---—---- lL ----------- - l .jf7= km l��l � FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) -26- E. Building Elevations (date: 1/16/2026) North • Building Commercial BuRcI ft Design Materials • Fiber-cement siding(smooth&board-and-batten) • Stucco(tan,buff,white). • Split-face CMU(buff,tan,or gray). • Corrugated metal(galvanized or muted color). • Thin stone veneer(neutral tones). • Wood-look composite(soffits,accents). • Exposed steel(awnings,trellises). e Color Palette Buildings should incorporate a minimum of one Base and Accent Tone: / __ • Base tones:tan,buff,muted sage,light gray. • Accent tones:sage,brick,charcoal. • Wood tones:Warm medium stain. Conceptual Building Elevations North • Building Design 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 +ow materials. IP 1L Materials and Colors.Exterior elevations will incorporate elements such as horizontal lap siding,board and batten accents,and simple trim details to create visual interest while maintaining a cohesive streetscape. Neutral v��1 color palettes with contrasting tones will p u Pq lt� On enhance the architectural form and complement surrounding development. h I+ Fencing.6'clear vision iron fence,or 6'closed _ Vision vinyl fence Conceptual Elevations FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -27- MeridianNorth 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, j- 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 fallowing standards: AL • Macro Pathways.Macro pathways will serve as the primary circulation routes and will be constructed as 10-foot-wide Conceptual rnuLti-use paths.Where these pathways run adjacent to ' public roadways,they will be separated from the curb by a Lawn parkstrip,providing both a comfortable buffer for pedestrians and cyclists and an enhanced landscaped edge consistent with Meridian's streetscape objectives. Micro Pathways.Mi cropathways will function as secondary neighborhood connectors and will range from 5 to 8 feet is width,depending an context. i FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -28- F. Annexation Legal Description& Exhibit Map l0esenplm tar Fcbn y 20.20026 A po.flon of the Norlhaaal 114 of Sedwn 20,'ownshlp d North.P.YW I`,Vest 60w Meridian,Ad*County,Idaho more perbcularl�deaaabed an faikms- Cjrrmmmvmnj�ap 1ho I A currier cammm w Sectiolm 20 and 29.T 4N.R 11^f.. 5 M hvm wsr.h 1hq S#chon corner common w Sedwm 20.21.20 ar4 2I7,T#N R 1W.15 M.baprb S"115r'15'11'Epot.2WA 2410al ttlanA on tho rlolth boundary liwe 0 z6od$edldl-I 29,$Wth Q@"1 S<1" 703 00 NW!o rhr PAINT 4F 9EGINNIIitG [hrmee canbmwrg.:Seum 813'llb1l'F!iW,f;,2B 49 Fast b�-ihb FAIq 1�16 Ctww mmnivi is wid-genora 20 and 2§ thence aeaving Said north boundary line,South DD`55'39'weer,1,316 79 reel In me Northeeat 1+i6 oomer of said Sarmn 22; thrence antM nartl%bKrtlmyIm of Vre E;outheadi 114 of the Neflr~lid Qt Mid 36CW 29,$40M 96's8'51-V-9W.2L5 00 feet 10the a nWgria of N.EMOU Fl" thence leaving geld nortD boundary line an acid eenterine.berg parallel wkh end 25.+bb feed east cr the west b�unrdary Ime or the Soultiea6l';4 yr the No14?)aa31 11d of said STi kpo 29.South 43'55'39'Wass, 1.3113 73 feet tc the 6outh boundary line of the Soulheesl 1 A of the Numheeet 114 of said S@atIOR 29; ftr*u fea++ing Paid w1urline on card south houndary line,North 82'22'31' West.25.00 fee;la the Caner-East 1116 comer&said Section 2E IMr..nrb lex;Wing soi-I".1h bQvmdary Hne.Nnrlh W'22131'West, 1.325 05 reed io the Center 114 m er of said Section 29; Irieryce 2p.F onh Qp'51'W E*M 2.020 39feet, ihcnCb Idsiving UW n811h.aouth ecntcdlm. ,6oultl 69'15'11"Ebkt,793 00 root lhenoe P&M DD'SIPY'1:BW M6 DD 1¢re1141tW PAINT OF IDEGI7IFFINC, Contamnim 72.2C1 awes.mare ar loss. Eri0orGmmoton 0,hL LAjj&tr,Erla - -e 1177J }Z1.r- ? m Cr, I'ukc 1 1�f S FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -29- ... Bona of Bearings ...................... S89'15'11'E 2657 24' 1/4 'S,20 703 00' 625.49' 1375,75' 5 20 S 2t s 20 QtMlden fS.a, L' 5.22 s ze Poi-t of I t3•ghnhq �8. S W.. t8 y� +bt&,iyOn N. h J in 703.00' s e n in J 0 1 Y tAcres 1 16 Line Table Lot Dow" Length� i1 569't ll'St'[ =b t10' / L? he972'3t'M IS00' r pNµ LA C1/4 T ►4W72'31-W 1325.0V C-Et/16 L2 `.' Na - a 11779 cep pyrE OF y'k NcGf+M'J u tx. •w nx •IDAHO J Amexatlon Exhblt for x m' SURVEY ,;;„�`w 7007 Chinden Blvd. t GROUP, LLC •o•N. xr/�m 1rne. rt. c-r iwt. tw,r1r.,rw •..care ., I/XAOM FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -30- aesc�fiptian for G-N Zone Janamy 22. 2026 A portion o6 Me Northwest 114 of the Northeast 1 A of SachDri 29, Tmurmhip 4 North, Range 1 WeSt, Boise Merrdien,Ada County, Idateo, more particularly described as fOWN. Commenclog at the 114 corner w4wrion to Sections 20 and 21),TAN R.i W„ B M.from which the Section Tamer❑amman tiD 5ectlona 24,21, 28 and 29,TAN. FLAW.S.M..team South 89*1611-East, 2657.24 feet,thence on the north boundary line of said Section 29. South 89°i 5'11"East, 703.00 feel to the POINT OF EEGINiVNG= thence coMinuing. South 89'1611"Earl,625.49 feet to the East V16 cornier carnmon to said 5.actions 20 and 29; thence leaving sago north boun#ary line on the east boundary line of the Norttnvent 14 of the Northeast V 4 of said Section 29,South 00"55'39`West, 1,066.34 feed ftnm leaving sald earl beurndery line. North BVW51"West. 1,32109 feet tD the north sou(h cenleriine of said Section 29; thence on tad north-sDuth centerfine,North 00°51'09"Earl, $171a fee#; thence leaving said north-south centerline. South 89'15'11 East,703.00 fact; thence North 04'51'09"Eaal,W.00 feet to the POWT OF BEGINNING. Contalning 23.655 acres, more or less. End of Description. pL LAhO J1779 �'I! iUcGP� Page 1 of 1 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -31 - . . sasr2i af Bearings ----- ----.. . y� .. . . . . . § '1E 97 24 _ ,a 's 3 �_!�_.p_' E r 1320.15, S 20 S.21 &k ¥2 Gm91¥ Dom, . . .� 5L29 5.28 PAt@ ■A.m � Z , _ ] � ^ M* o«.e ( . 2 v3 & anSO 97 m,7 \ / Ln $ f 2 s& § Acres z � O e» ,32 . � §� �\ / » p §� ") | ,g - - - �V/6 eeB . � 11/79 Iz�&� a ■gFt fj m 2 .m 1DAHO E±bR p for2 SURVEY / c-N Zone m\ SROUP. LLC AW_ W _ _a � _ awS�_ 27 o a_ T _, _ ,_o v m. FINDING OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER k(NORTH MERIDIAN FIELDS-x mk-m) -32- ❑ascription for R$Zone JaRLOry 22. 2026 A p0ion of the West 1a of the Norihea3t I of Section 29.Township 4 North, Range 1 West, Boise Meridian,Ada Cotrrity,Idaho,more peknicklWriy de6critmd a$ follows Command at the 1l4 Wmef cornmon t0 Sedwe 20 W 20,T AIN R IW., [1110-farm which the SecGan comer cornman to Secbcins 20. 21, 28 and M TAN R.IVV. D.M .hears South W15'11"East. 2657.24 feet: thence on the north-south cwedlne of said S2cliori 29 South DO'S V09"West. 103. feet to the POINT OE BEGINNING: thence leaving said north-south oernerline, South 69OW51"East. 1.327.09 feet to the east boundary line of the We91 112 of the Naftheast 114 of said Sedbrh 29- thence an said earl bymMary line. South 00"55'39"V&5w. 1.567 23 feet to the Canter-East if16 oorrw of said Section 29, thence North 80`22 V West, 1,326.05 feet to the Center 1A corner of said Section 2SI thence an ft north-south cenlerline of sapd Section 29,Nadh 00"51'OT East. 1.572.50 feet to lfle POINT OF BEGINNING Containing 47 790 acres, more or less. End of Description. p1 L A Vb Jf + id al O or- % tiICGP 1 Page I of t FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS—H-2026-0003) -33- Basis of 9-uarings I S891TWE 2657,24' 1328.49' __ 132,,. 5.29 - -- -- Vu Inden Blvd, 1:1/1-0 5.24 S 28 rc a'{4%3I- 4fzlt Rmichet', FI M S;.bd:,A&lon Hq 1 I � J 0 � 4 S'7' i in 5S9'ae'$1•E 1327.Og' Pine at Beginning pj Vt "a w t4 ,7 AGrBS p ui 1n p C3p c Z O etfd N$9'22'3,"w ,sas.a5' C�E1f,6 177 1 cp�l z1/6p'-"6 S€alq- t"-qpp' do mp n 1 rt 10400 �00 $44 �IJ�4HO Exhibit Mop for mG Q1 ,SURVEY •,,.,,e.,�,.p R--S 'Zone GROUP. LLC a portion 430 ,h■ Wlfj ol ,Yw NEl 4 Dr ScrWan 29, org boti TAN.. R,ri, BIi_ AEo G��9Yi qaH; +/2x/202G FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) -34- 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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) -35- 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(NORTH MERIDIAN FIELDS-H-2026-0003) -36-