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HomeMy WebLinkAboutPZ - Narrative Updated 0V11%%LN6L THE FIELDS December 15,2025 Revised April 10,2026 City of Meridian Planning&Zoning 33 East Broadway Avenue Meridian ID RE: The Fields Annexation,Zoning, Comprehensive Plan Map Amendment and Preliminary Plat Dear Planning Staff, Mayor, City Council, and Planning&Zoning Commission: We are pleased to present you with the applications for Annexation, Zoning, Comprehensive Plan Map Amendment and Preliminary Plat for the+/-480-acre mixed use,master planned community referred to as "The Fields." The Preliminary Plat included in the application encompasses 200 acres of the 480-acre project.Additional preliminary plats will be requested in the future for later phases of development. Our team has carefully designed The Fields to include a balance of accessible commercial services,a variety of housing types aimed at serving Meridian's growing population, industrial and flex space for Meridian's business community, and centrally located park and open spaces. The Applicant team's investment in this 480-acre property presents a unique opportunity for the City to participate in the long-term planning of a high-quality,cohesive development within a prime growth area. Thank you for your time and consideration of this project.Please feel free to contact us with any questions or for additional information. Sincerely, 7�,ZA_V4 Mark Bottles Idaho Holdinip www.idahoholdings.com The Fields Page 1 of 17 I. Property and Background Information The Fields is located on approximately 480 acres of undeveloped property west of Owyhee Storm Ave. and south of McMillan Rd (the "Property"). The Property is currently zoned rural urban transition in Ada County and is located within the City's area of impact and Fields subarea specific area plan("Fields SAP"). The Property includes future land use map (FLUM) designations of community mixed use (MU-C), medium high density residential(MHDR),medium density residential(MDR),and general industrial(GI). The below vicinity map identified as Figure I shows the Property. The Property is adjacent to existing residential development in northwest Meridian. Owyhee High School and single-family residential subdivisions Gander Creek and Chukar Ridge to the east are all zoned R-8 in the city of Meridian. Approximately 70 acres of land north of McMillan Road is zoned R-15 to accommodate a future Cole Valley Christian School location. Nampa's city limits and area of impact are located south of Ustick Road where the land use is anticipated to be community mixed-use. Figure I- Vicinity Map -- �Mid !! i PROJECT II .. Meridian City Limits ' .d1 - v - USTICKRD Nampa City Limits u The Applicant and development team have coordinated for over two years with city departments,reviewing agencies including ACHD,ITD, and the Pioneer Irrigation District,property owners in the area, and other community stakeholders in preparing this application. Three neighborhood meetings have been held, with discussion centered around planned residential development densities, configuration and style of homes, the commercial components, impact to existing development, and anticipated traffic. The Fields Page 2 of 17 II. Proposed Proiect The Fields is a 480-acre mixed use,master planned community with residential,commercial,and industrial uses strategically dispersed throughout the project. Overall, the master planned project layout aligns with the City's vision for a holistically designed, integrated, pedestrian-oriented mixed-use community with high-quality building materials, cohesive architectural character, and a clear sense of place. The project's concept plan in Figure 2 ("Concept Plan") below provides conceptual site layouts for the development within each planning area ("PA") of the project. This Concept Plan will be included in a development agreement and will act as a guide to future development of the project. Figure 2—Concept Plan First Preliminary Plat outlined in black Uwe= . PA16 PA14 2J _ ..... PA11-� ? MR PA 14 j PA 15 W — - PA 17 PA 9 L — PA 8 IL nd PA 7 ' PA 4PA 3 FIEL PA 6 I � ifs ■■ PA 1 !, �.._ .s..., ..:i. cd+cErruu-wexcrra rwNr,E Residential Uses The residential portions of The Fields are comprised of single-family detached and attached units and multi- family housing within the R-8,R-15 and TN-R districts. ■ Detached Detached Single-Family(PAs 3,4, 6, 7, 9, 15, 16)Family(PAs 3,4, 6, 7, 9, 15, 16) Traditional single-family detached units are proposed within the central part of the preliminary plat, with smaller single-family attached units placed on the periphery in alignment with the Fields SAP. Two future planning areas(PA 15& 16),west of Star Road,are proposed to include detached single- family lots and will be included in a future preliminary plat. The Fields Page 3 of 17 ■ Attached Single-Family(PAs 2, 8, 10, 14) Attached single-family lots have been strategically located to provide a variety of housing options and a transition in density near planned commercial,multi-family and transportation corridors. ■ Multi-Family(PAs 5, 11, 13) Multi-family, garden-style apartments are proposed in three areas of the Project. Multi-family buildings will be 2 or 3 stories in height and will be designed to comply with the Fields Design Guidelines. Each multi-family area will be subject to specific use standards found in UDC 11-4-3- 27 and subsequent approvals based on zoning district. Commercial Uses Two commercial centers are planned within The Fields: ■ "Owyhee Center"(PA 1 &PA 5): The commercial portion of the project referred to as"Owyhee Center"includes approximately 45 acres of C-C zoning in the southeast corner of the site,west of Owyhee Storm Avenue and north of Ustick Road. Located next to Owyhee High School, Owyhee Center provides a mix of needed community services such as fast casual restaurants, professional office space, and other retail along with an anchor grocery tenant. The site is organized around a comprehensive pedestrian circulation system that provides safe,direct, and frequent connections between residential and non-residential uses,reducing local vehicle trips and reinforcing internal neighborhood cohesion. Architectural design across commercial, office, and residential buildings utilizes complementary materials and consistent facade treatments to establish a unified visual character and support appropriate transitions between use types. Landscaped open spaces and linear pathway corridors are incorporated to enhance visibility,promote community activity,and strengthen synergies between land uses. ■ "McMillan Marketplace" (PA 12): Approximately 13.8 acres in the northern part of the development, east of Star Road and south of McMillan Road, McMillan Marketplace is proposed to include neighborhood-serving commercial uses. Inspired by the Fields SAP, the site is organized around a"pedestrian-first main street"with expansive paved sidewalks linking residential neighborhoods, the Ten Mile pathway system, planned plazas, linear open space, and community-serving commercial destinations to reduce vehicular trips and foster functional integration between uses. Community-serving uses such as restaurants, retail, banking, neighborhood services, and opportunities for office or daycare are intentionally located within walking distance of both multi-family and single-family residences, supporting local employment and reducing regional traffic impacts. The commercial component has been designed to integrate vehicular and pedestrian connections with the planned multi-family development located within PA 11 to the east. Industrial Area PA 18 includes approximately 51.64 acres of industrially zoned property to accommodate future development east of Can Ada Road adjacent to the Intermountain Gas facility. The industrial lots are accessed via one point of access to Can Ada Road.Applicant intends to bring a preliminary plat application in the future to subdivide this planning area in accordance with the Concept Plan. Any future potential tenants will be required to obtain planning approval prior to construction or establishing specific uses. It is The Fields Page 4 of 17 the intent that uses proposed within PA 18 will orient any associated loading docks and roll-up doors away from Can Ada Road and will adhere to project-specific design guidelines. This industrial planning area also includes a one acre sewer lift station facility that will be donated by the Applicant to the City. City Park PA 17 includes 40.82 acres for a future park to be owned by the City of Meridian. Based on its size and anticipated uses,the site will likely be classified as a large community park. This future park is a key component in ensuring that residents west of Highway 16 have access to public recreational opportunities and open space.The park will focus on amenities that accommodate larger groups and community events, while also supporting local residents. Adequate parking will prevent impacts on surrounding neighborhoods. While the park does not have a final design,potential park amenities may include(but are not limited to): • Destination playground • Dog park • Sports field&open turf areas • Pickleball,basketball, and other courts • Multi-use pathways • Public art installations • Amenities such as picnic tables,benches,bike racks,drinking fountains,and restrooms • A potential partnership with the YMCA Utilities and Infrastructure The Fields will include street improvements and new public roads within the development to complete transportation corridors and connect existing and planned areas of development. The timing and nature of traffic mitigations will be determined in conjunction with traffic agencies consistent with the traffic impact study. The submitted TIS included the entirety of the master planned community as well as the specific Westveil Subdivision preliminary plat included in this application submittal. To facilitate the future provision of water to the larger Fields project and in the area, the Applicant will be donating a +/- 24,422 square foot well site in PA 10. In coordination with the City's public works department,applicant has agreed to indicate the well site on the project's second preliminary plat and donate the site concurrent with recording of the applicable final plat thereafter. The City of Meridian is constructing new sewer lift station on a 1-acre site donated by Applicant in the southeast corner of McMillan and Can Ada Road. Once the lift station project is complete (expected to be in December 2026), sewer will be available to the Property at the intersection of McMillan and Star Road. Open Space and Connectivity The project includes numerous landscaped areas and pedestrian walkways throughout the development that integrate multiple uses and promote interconnectivity.Micropathways(5'section)and macropathways(10' section) will provide active amenities for residents to safely walk and bike around the entire community. The Teeter and Sky Pilot Drains will be left open to provide a natural amenity with adjacent pathways. Five Mile Creek,which bisects the entire Fields development,will also be left open and used as an amenity when The Fields Page 5 of 17 possible.A 10-foot multi-use pathway will be included along the north side of Five Mile Creek throughout the eastern portion of the development. Passive amenities such as raised garden beds,shade structures,wayfinding signage and seating are proposed adjacent to pathways and within pocket parks. Design Guidelines In conjunction with the Concept Plan, Applicant proposes that all future development of the project be guided by and required to comply with project-specific design guidelines, which will be incorporated into a future development agreement. The design guidelines will adhere to UDC design requirements while ensuring development of the project embodies the"modern rural"thematic vision of the Fields SAP. Figure 3—Design Guidelines THE FIELDS I .____....� ,...... .--•�+.. �`�+ �r��� .�_-_ � T ____ - - _,ram_ -- . ka R.. III. General Comprehensive Plan and Specific Area Plan Alignment Comprehensive Plan The Fields is designed to align with the City of Meridian comprehensive plan by complementing surrounding existing and planned development while providing residential,public, industrial, commercial and employment opportunities in northwest Meridian. The planned residential component of the development fulfills several objectives within the Housing section of the comprehensive plan. In alignment with Action Items 2.02.01A and 2.02.01F, the Applicant has coordinated with the Parks Department to donate a portion of a future 40-acre park centrally located within the development,and the project been designed with interconnecting active linear open space and pathways. A mix of attached and detached single-family and multi-family living options are anticipated, supporting Goal 2.01.00, Objective 2.01.01, and Action Item 2.01.01G. Regional and neighborhood-serving commercial nodes and the planned industrial area within the western part of The Fields support policies within the Economic Excellence section of the comprehensive plan.The location of these commercial and employment areas has been strategically placed in proximity to planned The Fields Page 6 of 17 transportation corridors based on the future land use map to enhance and diversify Meridian's economic base,as is outlined in Goal 2.06.00 and Objective 2.06.01.The diversity of housing,recreation and mobility options support economic opportunities and employment options for the area aligned with Objectives 2.06.02 and Action Item 2.06.02D. The comprehensive plan recognizes that Meridian is a growing and evolving community with increasing infrastructure needs. The Fields will contribute to the extension of sewer down McMillan Road from the west and water infrastructure from the east, supporting Goals 3.02.00 and 3.03.00 of the Growth and Population section of the comprehensive plan. The Applicant is proud to have the opportunity to partner with the City's Parks and Recreation Department to provide acreage necessary for a community park in northwest Meridian, supporting Goals 4.01.00 and 4.02.00 of the Parks and Pathways section of the comprehensive plan. Open space areas, pathways, and integrative linear open space are designed to link commercial and industrial areas with the residential and public park components of the project, supporting Objectives 4.03.02,4.04.01,4.04.02, and 4.04.03. The Fields is meticulously designed as a premier, vibrant community that fosters a sense of place aligned with Chapter 5 of the comprehensive plan.The project brings a mix of housing types to support Meridian's diverse housing goals by balancing single-family attached lots, medium density detached lots, and larger single-family home lots with multi-family nodes in strategic areas. The neighborhood-serving commercial portion of the project south of McMillan Road will support planned residential while also providing neighborhood serving uses to the area currently unavailable west of Owyhee Storm Ave. The planned regional commercial area west of Owyhee High School, north of Ustick, will include uses that will serve the larger northwest Meridian area. Fields Specific Area Plan In 2019, after the adoption of the overview comprehensive plan update, the City The Fields will accommodate a series of great prioritized the Fields area for detailed neighborhoods for the City,focused on a community planning that would make the area oriented,mixed-use center and connected by an development-ready, recognizing the amenitized 9reenway and pathway system, and importance and opportunity the area increasing the City's job base through a range of provides.The Applicant worked within employment areas the initial steering committee and was part of the stakeholder group that developed many of the components contained within the Fields SAP.The Applicant remains committed to fulfilling and promoting the intent of the Fields SAP with this application's proposed zoning districts and community design. The Applicant's intent is to develop The Fields into a distinct and well-designed community with diverse residential opportunities adjacent to complementary commercial and open space areas with nearby employment opportunities, all cohesively integrated to support existing and planned development. The Fields has been designed in alignment with the general land use types outlined in the Fields SAP as shown in Figure 4. The Fields Page 7 of 17 Figure 4-Fields SAP Ll - Nlghir grwCrduil � Haunng ��, � Nrrgtl»rltadi �'� gxisrnr� v h1cMILLMJ FkD F M11ww Ran , H xht1 C+ow r Hauling C+ !. +•+ 'r7kA General Use Types Residential Neighborhoods H 51ng Future-�Iemenr,r�'`— Higher Density Housing i. Nrw Laiirrmr.6'0 �''' r NEW( ;roar B Industrial Area tr{f Mixed Use Centers Z�„�,I' t. ) vn `~ vdenwl F Business Park LPl Y !^I. ! a E geighbarhaads 00yhtr `�{• Ir ,Ergr'.pilr.PalhnF W = Nrgh kHrool Potential Civic Site (school, church,etc) Parks and Greenways } Busi��+rf+rk I i^ Historic Site r Highri omsslX Hight 4rnulr ��`}'t eelri Housing KongUsilrA Haasing�llarg Usuc# llrKr has Uty of Nampa Area of City Impa'ct IV. Applications The initial applications request a comprehensive plan FLUM amendment, annexation and zoning of the entire Property consistent with the zoning map in Figure 7 on page 13, and an initial preliminary plat for the Westveil subdivision covering 200 acres of the total site. Future preliminary plats, conditional use permits and other required permits will be requested later to provide a more detailed review of proposed development. The Applicant expects to bring at least four (4) additional preliminary plat applications through the City at a future date. 1. Comprehensive Plan FLUM Amendment The Applicant requests approval of a comprehensive plan FLUM Amendment in two areas of the project to facilitate a mix of uses better aligned with area needs. i. MDR and MU-C 4 Commercial and Medium High Density Residential First,Applicant requests to designate approximately 45 acres of property at the northwest corner of Ustick Road and Owyhee Storm Avenue in the southeast corner of the development from MDR and MU-C to Commercial and Medium High Density Residential as depicted in Figure 5. The Fields Page 8 of 17 Figure 5—Proposed FLUMAmendment I �,.-------------i ell-------------- f 1 J I + i ' MHDR MDR � E I I I 1 1 E I 1 1 E I MU—C COMMERCIAL CURRENT FL UM PROPOSED FLUM Amending the FLUM here creates the amount of commercial area necessary to support a large anchor tenant and a functional mix of commercial uses to serve the planned residential development in the area. The site is located directly across from Owyhee High School and has immediate access to Ustick Road and the new State Highway 16 interchange.These factors make it a strong fit for regional-focused commercial and other commercial-compatible uses.This amendment supports the City of Meridian's planning goals by expanding commercial services on a major transportation corridor. The amendment also enables the 15-acres north of the commercial shopping area to be developed for multi- family housing, promoting efficient land use, providing opportunities for housing near schools, employment, and major transportation routes. ii. General Industrial --> Civic. On behalf of the City's Parks and Recreation Department, Applicant respectfully requests a FLUM amendment for the city-owned, 40.82-acre future community park site. The proposed amendment would change the FLUM designation from General Industrial to Civic. The Civic designation is the most appropriate and consistent classification for public park land and will better reflect the intended long-term use of the Property. The proposed amendment is aligned with the Fields SAP's requirement that this area within the safety buffer of the Intermountain Gas facility be developed only with non-residential uses. The site is planned for development as a large community park designed to serve both nearby neighborhoods and the broader Meridian community.The park includes sufficient acreage to accommodate a variety of recreational needs, support community gatherings and events, and provide amenities that contribute to a high quality of life.Adequate on-site parking will be an essential component of the design to ensure accessibility for all users. The Fields Page 9 of 17 Figure 6— Civic Proposed Map Amendment 0McMillan Rd McMillan Rd Ce Ce Z Z Q I U 1 U X Xf Usti Rd Ustick Rd CURRENT FL UM PROPOSED FL UM These two comprehensive plan FLUM amendments meet the appliable approval criteria under UDC § 11- 5B-7(D). First, the proposed amendments are consistent with the other elements of the comprehensive plan. The amendment to change MDR and MU-C designations to Commercial is intended to create a larger and more intensive commercial area in an area designated for significant future residential development that would benefit from convenient and diverse employment and commerce opportunities. This new commercial area will reduce long vehicle trips and ensure that commercial uses can be sustainable,aligned with the Growth and Population and Land Use elements of the comprehensive plan. The proposed amendment is also consistent with the vision of the Fields Subarea Plan, which envisions a mixed-use area here to accommodate retail and office space to ensure a local supply of family-wage jobs and a balance of non- residential to residential acreage. This amendment supports the Fields SAP's goal of ensuring continued expansion of the City's economy and job base. The redesignation of the General Industrial area to Civic to build a public park is aligned with the Character, Design and Identity element of the comprehensive plan because it will add to already planned park acreage to the east for a larger community amenity in the area.It is also aligned with the Park and Pathways element by providing additional park land to meet future demand.Aligned with the Fields SAP, this park is in an area where park lighting will be adjacent to industrial uses to the west and civic uses to the south and east rather than solely residential uses. The civic use of this parcel will also help to mitigate the potential nuisances of the Intermountain Gas facility to the west of the site. Second, the proposed amendments provide an improved guide to future growth and development of the city. The project is the first proposed development in the Fields SAP area, which was designed to be a well- balanced neighborhood that grows the employment base consistent with population growth. The proposed amendments do not replace non-residential uses with residential uses and instead align commercial intensity with future Highway 16 interchange accesses at a major intersection,and civic uses where they are adjacent to other civic uses and where they can act as a buffer between industrial and non-industrial development. The Fields Page 10 of 17 Third, the proposed amendments are internally consistent with the goals, objectives and policies of the comprehensive plan. The amendments are aligned with multiple goals, objectives, and policies of the comprehensive plan. The commercial area redesignation is aligned with the following comprehensive plan goals and objectives: 2.08.00 Proactively recruit and attract new The proposed amendment updates the future businesses to the area. land use to better leverage future Highway 16 interchanges and allows for a broader diversity of commercial uses. 2.09.00 Create positive, vibrant, and The proposed amendment creates an accessible commercial activity centers within opportunity for 45-acres of a vibrant the community. commercial center serving the new residents of the Fields SAP and other residents in the area. 3.06.0113 Monitor and adjust the amount and The proposed amendment allows for more mix of industrial, commercial, and office variety of commercial and office development areas needed to meet the employment needs adjacent to recent and anticipated residential of the City. growth. The civic area redesignation is aligned with the following comprehensive plan objectives: 4.02.01 Continue working toward the park The proposed amendment increases potential land level of service goal of four acres/ 1,000 park and civic areas designated in the Fields persons and a 0.5 mile service area radius SAP and serves more people with public from residences. space. 4.02.01D Look for opportunities to add parks The proposed amendment adds potential park and pathways in new growth areas. space in the new Fields SAP area. Fourth, the proposed amendment is consistent with the Unified Development Code. Compliance with these criteria ensure the proposed amendments comply with the UDC, as will future development applications and accompanying development agreement. Fifth, the amendment will be compatible with existing and planned surrounding land uses. The proposed Commercial and Civic land use designations are compatible with planned surrounding civic and residential land use designations. The Civic designation adjacent to the industrial designation to the west also buffers nearby residential uses from potential incompatible industrial development. Sixth, the proposed amendment will not burden existing and planned service capabilities. Increasing allowed commercial use with the Commercial designation will contribute to economic development and job growth without increasing service needs like police and fire, as these needs are lower with commercial development. The project will extend municipal utilities to the development as part of the development process from where it is available in nearby public right-of-way. While services are available adjacent to the proposed Civic designation area and will be extended with development by the Applicant,the proposed Civic designation and contemplated open space use requires little in terms of infrastructure or public service need. Seventh, the proposed map amendment(as applicable)provides a logical juxtaposition of uses that allows sufficient area to mitigate any anticipated impact associated with the development of the area. The proposed Commercial designation area is located strategically near a major transportation corridor for adequate transportation access and the 45-acre space provides ample area to ensure potential uses will have sufficient parking,landscaping,and buffering to nearby residential.The Civic use area is located near residential areas The Fields Page 11 of 17 that will use it while acting as a buffer to industrial uses to the west. It is also of sufficient size to ensure that potential impacts like lighting and noise from recreational amenities can be spaced away from area residents. Eighth, the proposed amendment is in the best interest of the City of Meridian. The amendments facilitate balanced growth by expanding potential commercial uses with the Commercial designation and reserving additional land for civic uses so that new residents in the area have even better access to parks and recreation. The amendments remain consistent with the intended vision of the Fields SAP. 2. Annexation and Zoning The Applicant requests annexation of the Property into the City of Meridian under Idaho Code § 50-222(5) and UDC § 11-513-3. The project proposes to rezone the property to the R-8, R-15, TN-R, C-C, and I-L zoning districts as indicated in Table 1 and depicted in Figure 7 on page 13, to accommodate a mix of single-family detached and attached lot types,commercial and industrial uses and a future community city park.Each of the five requested zones are consistent with the Fields SAP and have been strategically placed to provide a variety of housing options, accessible commercial uses, and centralized open spaces. Table I Zone Acres C-C Community Business 42.87 C-N Neighborhood Business 45.63 R-8 Medium Density Residential 194.44 R-15 Medium High Density Residential 100.63 TN-R Traditional Neighborhood 45.05 I-L Light Industrial 51.64 TOTAL 480.26 The Fields Page 12 of 17 Figure 7 -Zoning Map mus __� nacaas L ---- --------- ------------- ----------------------- Annexation of the Property is appropriate under Idaho Code because the owners have consented to annexation,the Property is contiguous to the current city limits, and it is within the City's Area of Impact. Annexation and zoning of the Property as requested is also appropriate because it meets the necessary criteria for a zoning map amendment under UDC §11-5B-3. First, the proposed annexation and zoning complies with the comprehensive plan. The development meets numerous objectives of the comprehensive plan as detailed throughout this application narrative and overall provides a balanced mix of uses in an area targeted for growth.The project also meets the specific objectives of the Fields SAP as detailed below. Second, the proposed zoning districts align with the purpose statements of those districts. The R-8 and R- 15 zones will accommodate housing in densities as allowed under the UDC, the TN-R district will accommodate a traditional neighborhood mix of residential uses, the C-C district will accommodate a broader mix of commercial uses and potential multi-family residential (with a conditional use permit) to help sustain viable commercial, and the I-L district will accommodate clean and quiet light industrial offering convenient employment options for area residents. Third, the annexation and zoning will be materially beneficial to the public health, safety, and welfare by extending infrastructure services to the area to facilitate development, increasing tax revenues, providing needed housing, and building a master planned community in an area that has been planning to grow as envisioned by the Fields SAP. Fourth, the map amendment will not result in adverse impact of services by any political subdivision of the City. City utility services will be extended to the Property via McMillan Road and the project includes land donations for a city park, a sewer lift station, and a well site to facilitate future development. The comprehensive TIS,under review by transportation agencies, indicates numerous street improvements the The Fields Page 13 of 17 development will be required to provide that will benefit future city residents and improve overall connectivity. Fifth, annexation and zoning of the Property as detailed below is in the best interest of the City because it constitutes orderly development in accordance with the City's comprehensive plan and is consistent with the City's vision in the Fields SAP. 3. Preliminary Plat—Westveil Subdivision The Applicant requests a preliminary plat for approximately 200 acres of the total 480-acre project for an area called the Westveil subdivision. The proposed Westveil preliminary plat includes a variety of single- family detached and attached lots and open space within the R-8 and R-15 districts. The preliminary plat includes 899 total developable lots, with 602 buildable single-family detached and 297 single-family attached(townhome) lots. The preliminary plat also includes 69 common open space and amenity lots, 14 common drive lots, and 3 common lots for alleys. Preliminary Plat Details Single Family Detached Lots (R-8) 602 Residential Lots Lot Sizes: 4,089— 10,610 SF Average Lot Size: 5,741 SF Single Family Townhome Lots(R-15) 297 Residential Lots Lot Sizes: 2,160—4,592 SF Average Lot Size: 2,400 SF Gross Density 4.5 du/acre Qualified Open Space 43.41 acres or 22% (29.72 acres or 15%required by UDC) The Fields Page 14 of 17 The range in lot sizes will provide a variety of housing types within the development, consistent with the comprehensive plan and Fields SAP. Larger single-family lots within the development have been placed centrally within the subdivision with attached townhome units located near planned commercial and transit corridors as directed in the comprehensive plan. LEGEND Ilf .01 INSPIRATION IMAGERY !s rre la WESTVEIL .pxE w. Amenities and Open Space Overall, Westveil includes approximately 43.41 acres of qualified open space for a total of 22% of the preliminary plat, exceeding the City's required 29.72 acres(15%). Landscaped areas and pedestrian walkways are specifically designed within Westveil to connect all of the proposed uses within the development. Micropathways (5' section) and macropathways (10' section) will provide active amenities for residents to safely walk and bike around the entire community.The Teeter and Sky Pilot Drains will be left open to provide a natural amenity with adjacent pathways. Five Mile Creek, which bisects the entire Fields development,will also be left open and used as an amenity when possible. A 10-foot multi-use pathway will be included along the north side of Five Mile Creek throughout the eastern portion of the development. Passive amenities such as raised garden beds,shade structures,wayfinding signage and seating are proposed adjacent to the subdivision's pathways and within pocket parks. A community clubhouse and pool are centrally located within the subdivision near proposed pathways and residences.Active amenities such as dog parks, sports courts, and a pollinator garden are strategically placed to provide a variety of options for future residents. All common space within Westveil will be owned and maintained by the homeowner's association. Access and Connectivity A traffic impact study(TIS) for the broader Fields project as well as for the Westveil subdivision has been accepted by ACHD and ITD and is under review. The Applicant will comply with the street improvement mitigations required by these agencies. For access to the Westveil subdivision, two points of access are The Fields Page 15 of 17 proposed to Ustick Road via Echo Ridge Street and Star Road,which will be improved with development. Two local streets,Malibu Ridge Street and Bear Creek Street,are proposed to serve as access to Star Road. Three points of access are proposed to Owyhee Storm Ave, with two local roadways, Echo Ridge Street and Black Butte Street,and most of the new proposed east-west collector,Achievement Street.The internal road network is designed to provide efficient movement, incorporating frontage and backage roads to alleviate traffic experienced on adjacent collector roadways. Public Utilities Water infrastructure is currently located in Owyhee Storm Ave and McMillan Road, both of which Applicant will access to provide water to the Westveil subdivision. The City of Meridian's new sewer lift station on the 1-acre site donated by Applicant in the southeast corner of McMillan Road and Can Ada Road will provide sewer to Westveil as well as the broader Fields development area. Westveil Phasing Westveil is proposed to be constructed in 7 phases, as estimated with the schematic schedule below. If approved,the Applicant plans to begin construction in the Spring of 2027. It is estimated that one phase will occur each year thereafter. The timing of subsequent phases will be market-driven; the current anticipated construction timing is summarized below. Phase# Planning Area Estimated Construction Start Date* * Dependent upon market demand — dates are estimated and subject to change. Phase 1 PA 9 2027 Phase 2 PA 8 2028 Phase 3 PA 7 2029 Phase 4 PA 6 2030 Phase 5 PA 4 2031 Phase 6 PA 3 2032 Phase 7 PA 2 2033 The proposed preliminary plat meets the applicable approval criteria under UDC § 11-613-6. First, the plat is in conformance with the comprehensive plan and is consistent with the Unified Development Code. The MDR land use designation contemplates a gross residential density of 3 to 8 dwelling units per acre and the Westveil project proposes a gross density in the heart of that range at 4.27 units per acre. The preliminary plat provides two different housing types aligned with UDC requirements and the comprehensive plan's residential land use guidance.Proposed densities,lot sizes,and product types comply with the R-8 and R-15 zoning district standards and the preliminary plat complies with open space and amenity requirements. Second, public services are available or can be made available and are adequate to accommodate the proposed development. The proposed Westveil project will extend water and sewer services to the subdivision area. Westveil will contribute impact fees for additional fire and police equipment and will The Fields Page 16 of 17 generate property taxes to pay for additional police and fire personnel.Applicant will coordinate with the West Ada School District and other service providers where possible to mitigate impacts to services. Third, the plat is in conformance with scheduled public improvements in accord with the city's capital improvement program. Applicant has provided a lift station site to accommodate needed expansion and extension of sewer via McMillan Road, in accordance with the city's schedule for service in northwest Meridian. Fourth, there is public financial capability of supporting services for the proposed development. Impact fees and property taxes, as well as infrastructure improvements facilitated by the Developer, will benefit the community and supplement financial assets to support services for the proposed development. Fifth, the development will not be detrimental to the public health, safety or general welfare. The Westveil subdivision is aligned with the Fields SAP's intended future development goals and will create a thoughtfully integrated planned community to an area where the city is anticipating and planning for growth. This preliminary plat is part of the broader Fields project that will include a mix of residential, commercial, employment, and civic uses as envisioned by city planners and elected officials and desired by residents in the area.Westveil will involve no noxious uses incompatible with residential development. In all,this subdivision will offer quality community living with significant amenities designed for safe and comfortable multi-modal transit to, from, and within the property. Sixth, the development preserves significant natural, scenic or historic features. Westveil preserves the numerous irrigation ditches and natural drains that run through the property and turns them into nicely landscaped community amenities that facilitate both recreation and pedestrian and bicycle transit. No historic features are present on the property. Conclusion Thank you for your time and consideration of the enclosed applications. The Applicant team has thoughtfully designed The Fields as a premier and comprehensive master planned community that will provide excellent housing, recreation, and commercial opportunities for both current and future residents of the City of Meridian and looks forward to the opportunity to bring this community to the City. The Fields Page 17 of 17