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HomeMy WebLinkAboutPZ - Department Report for 5-7 COMMUNITY DEVELOPMENT WE PI DEPARTMENT REPORT HEARING 5/7/2026 Legend DATE: ® Project Location TO: Planning&Zoning Commission :::Area of Impact = City Limits FROM: Linda Ritter,Associate Planner O Analysis 208-884-5533 11 1 L N fritter@meridiancity.org • APPLICANT: Emily Mueller, Idaho Holdings ( SUBJECT: H-2025-0057 The Fields—AZ,CPAM,PP LOCATION: South of McMillan Road,north of Ustick ` and between Can Ada Road and Owyhee Storm Avenue, generally located in the N ; 1/2of Section 31, T. 4N., R.1 W and the W '/2 of Section 32, TAN.,R.lW I. PROJECT OVERVIEW A. Summary • Annexation and zoning of approximately 480.26 acres from RUT in Ada County to the proposed zoning districts of Community Business(C-C) (42.87 acres),Neighborhood Business(C-N) (45.64 acres),Medium Density Residential(R-8) (194.44 acres),Medium- High Density Residential(R-15) (100.63 acres), Traditional Neighborhood Residential(TN- R) (45.05 acres), and Light Industrial(I-L) (51.64 acres); • Preliminary Plat consisting of 985 total lots on approximately 200.06 acres. This includes 899 residential lots (602 single-family detached units and 297 single-family attached units), 70 common lots, 2 private alley lots, and 14 common drive lots. The development is proposed within the R-8 (157.48 acres)and R-15 (44 acres)zoning districts; and • Comprehensive Plan Map Amendment for approximately+45.63 acres of land in the Mixed- Use Community and Medium Density Residential to Commercial(29.09 acres) and Medium High Density Residential(16.54 acres)AND approximately+45.64 acres of land from General Industrial to Civic for the future City park. City of Meridian I Department Report 1. Project Overview B. Issues/Waivers Sewer - Sewer service is not currently available to the site. - Service is anticipated upon the completion of the future lift station and gravity trunkline in the McMillan corridor which is currently expected by the end of 2026. C. 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. D. Recommendation • Staff recommends approval. E. Decision City of Meridian I Department Report I. Project Overview 11. COMMUNITY METRICS Table 1•Land Use Description Details Map Ref. Existing Land Use(s) All the parcels are vacant except for parcels S0432336251, - SO432223400 and SO432223120 Proposed Land Use(s) Residential,Commercial,Industrial,Public Park - Existing Zoning RUT VILA.2 Proposed Zoning R-8,R-15,TN-R,C-C,C-N,I-L Adopted FLUM Designation Medium Density Residential,General Industrial,Medium- VII.A.3 High Density Residential,Mixed-Use Community Proposed FLUM Designation Commercial,Civic,and Medium-High Density Residential Table 2: Process Facts Description Details Preapplication Meeting date 12/9/2025 Neighborhood Meeting 12/4/2025 Site posting date 4/17/2026 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.K • Comments Received Yes/Staff Report - • Commission Action Required No - • Access N.Owyhee Avenue and N. Star Road/Existing Collector - and Arterial Roads • Traffic Level of Service Not applicable at this time - ITD Comments Received No Comment /.L Meridian Fire No Comment Meridian Police No Comment Meridian Public Works Wastewater IV.B • Distance to Mainline Sewer service is not currently available to the 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 the site • Impacts or Concerns No—will need to provide a well lot School District(s) West Ada School District IV.J • Capacity of Schools Pleasant View Elementary—625 (Program Capacity) I - Star Middle School- 1000 Owyhee High School- 1800 • Number of Students Enrolled Pleasant View Elementary-747 - Star Middle School- 1014 Owyhee High School- 1887 — Note: See section IV. City/Agency Comments &Conditions for comments received. The Fields AZ, CPAM, PP H-2025-0057(copy this link into a separate browser.) City of Meridian I Department Report II. Community Metrics Figure 2: ACHD Summary Metrics Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service McMillan Road NIA Minor Arterial 494 Better than 'E" Star to Owyhee Storm Star Road 31000-feet Minor Arterial 362 Better than "E' Ustick to Achievement "Ustick Road 1,270-feet Principal Arterial 1,323 "F" Owyhee Storm Avenue 1,775-feet Collector 405 Better than "D" "Ustick Road is currently under construction to be widened to 5 lanes. This is a joint project with Nampa Highway District and will support ITD's SH-16 extension. Ustick Road is anticipated to operate at an acceptable level of service planning threshold after the widening project is completed. • Acceptable level of service for a two-lane principal arterial is "E"(690 VPH). • Acceptable level of service for a three-lane principal arterial is"E" (880 VPH). • Acceptable level of service for a two-lane minor arterial is"E"(575 VPH). { Acceptable level of service for a two-lane collector is"D" (425 VPH). 2. Average Daily Traffic Count(VDT) Average daily traffic counts are based on ACYD's most current traffic counts. • The average daily traffic count for McMillan Road west of Owyhee Storm Avenue was 6,074 on 5/15/2024. • The average daily traffic count for Star Road north of Ustic Road was 8,149 on 5/15/2024. ■ The average daily traffic count for Ustick Road east of Can Ada Road was 24,219 on 5121/2025. ■ The average daily traffic count for Owyhee Storm Avenue was north of Ustick Road was 5,087 on 5/15/2024. City of Meridian I Department Report II. Community Metrics ACHD Planned Improvements 1. Capital Improvements Plan (CIP)l Five Year Plan (FYP): ■ Ustick Road is scheduled in the FYP to be widened to 5-lanes from the Phyllis Canal to Owyhee Storm Avenue in 2026. ■ Ustick Road is scheduled in the FYP to be widened to 5-lanes from McDermott Road to Black Cat Road in 2027. ■ The intersection of Ustick Road and Can Ada Road is scheduled in the FYP to be widened to 5-lanes on the north leg, 5-lanes on the south, 6-lanes east and 6-lanes on the west leg and signalized in 2028. ■ Star Road is listed in the CIP to be widened to 3-lanes from Ustick Road to McMillan Road between 2041 and 2045 (Project#1190). • McMillan Road is listed In the CIP to be widened to 3-lanes from Star Road to McDermott Road between 2041 and 2045 (Project#0950). • The intersection of Star Road and Chinden Boulevard (US 201US 26)is listed in the CIP to be widened to 7-lanes on the north leg, 7-lanes on the south, 9-lanes east and 8-lanes an the west leg between 2031 and 2035 (Project#0260). Notes: See V11I. Additional Notes&Details for Staff Report Maps,Tables, and Charts. City of Meridian I Department Report II. Community Metrics Traffic Impact Study The purpose of the study was to provide a planning level roadway and intersection analysis for the full build out of The Fields and to highlight roadway and intersection improvements due to site generated traffic of the master plan at full build out. The traffic impact study area for The Fields master plan includes adjacent roadways and intersections and was extended to beyond those to allow for analysis of all the traffic impacts. The study area included 8 intersections and 8 roadway segments as shown below. + M} }.f�A/r� L.�YIII�rIL err,.l llr-• +'�+j _ ' 4 C .r 6'�IYILYYi1.u�. .. CANYOio Art k ti k..%g-call EIfl�Ml Fib vi'`5 ` lab r jU dP ,., FJ,Ir11G:.1 r i.tr+.eipt lAhllMJit 4 1 ` CONK'Wr sleml Mow Ark-tial � I As noted above,the study evaluated the developments impact on the study area intersections and roadways for the build out year 2040. The traffic impact study also provided an evaluation of what improvements may be needed beyond those planned in ACHD's CIP. The tables below include the intersection and roadway segments in the traffic impact study and note existing travel lanes and intersection configurations,what improvements are planned in the CIP and MSM, and what improvements would be needed beyond those in the CIP/MSM to mitigate the total traffic impacts of The Fields in 2040. City of Meridian I Department Report II. Community Metrics Fields Subdivision-Roadway Segments W40 total Traffic) Lane Configuration Roadway Location Existing CIP/MSM TIS Needs 1 Can Ada Rd W Star Rd 2 3 2 2 *McMi Ilan Rd Sta r Rd to Owyhee Storm Ave 2 313 5 3 Ov4yhee Storm Ave to McDermott Rd 2 313 3 4 US 20/26 to McMillan Rd 2 315 5 5 McMillan Rd to Collector St A 2 315 3 Star Rd 6 Collector St Atc Ustick Rd 2 315 3 7 Ustick Rd to Cherry Ln 2 WA 51NA (Canyon County) 8 Owyhee Storm McMillan Rd to Ustick Rd 2 NIA 5 Ave 'McMillan Road is show as a future 3 lane roadway on the MSM,however ACHI3 is preserving 1 DO-feet of right-of- way(5-lane)aiang the McMillan Road corridor. Fields Subdivision-Intersections W4O Total Truf6c) Build-Out Total {Minimum needed Existing for ACHD Intersection Configuration CIP Configuration Thresholds) 1 Can Ada Rd/U5 20/26 3 x 2 TWSC No CIP Improvements 8 x 4 Signal 2 Star RdIUS20/26 7x4Signal 819x7Signal 919x7Signal SH 16 SB-Ram 5f7 x 4 p{US 20/25 Signal No CIP Improvements 8/9 x 4 Signal 3 (Under Construction) 5H 16 NB-Ramp/US 20/26 0 x 4 Signal No CIP Improvements 7/8 x 4 Signal (Under Construction) Star Rd{McMillan Rd 3 x3 Signal 2 x 2 RAB 3/5 x 6/5 Signal r Owyhee Storm Ave/ 213 x 3 Signal No CIP Improvements 3/3 x 3 Signal 4J McMillan Rd Black Cat Rd I McMillan Rd 2 x 2 Signal 2 x 1 RAB 3/4 x 5 Signal2 x 2 RAB Ustick Rd/SH 16 SB-Ramp 7/8 x 3 Signal No CIP Improvements 7/8 x 4 Signal {Under Construction} Ustick Rd{SH 16 NB-Ra mp 8�7 x 3 Signal No CIP Improvements 8/7 x 4 Signal (Under Construction) Franklin Rd I SH 16 7 x 4 Signal No CIP Improvements 7 x 4 Signal (U nd er Construction) City of Meridian I Department Report II. Community Metrics West Ada School District West Ada School District(WASD)uses a Student Generation Rate(SGR)to determine what impact future development will have on enrollments. Using WASD's SGR,the following is City staff s assessment: The SGR for Pleasant View Elementary School is 0.49 for single-family and 0.20 for multi- family. Based on the submitted application materials,the proposed project will contain 899 single family units and 0 multi-family units resulting in approximately 442 school-aged children across all grade levels. The proposed project is within the following school boundaries, currently,and approval of the project may affect enrollments at these schools: School Capacity of School Number of Students Enrolled Pleasant View Elementary 625 (Program Capacity) 747 School Star Middle School 1000 1014 Owyhee High School 1800 1887 The School Generation Rate for Pleasant View Elementary School is 0.49 for single-family and 0.20 for multi-family. Portions of the project outside the preliminary plat do not have current proposed units. Using the Comprehensive Plan allowed density ranges, Staff is estimating low and high dwelling unit totals outside the proposed Preliminary Plat(see table below). Staff completed a projection for student generation in the remainder of the project. The total project area, including the preliminary plat(899 units),can allow a maximum count of 1210 single family units and 645 multi-family units,resulting in approximately 722 school-aged children across all grade levels. The proposed project is within the following school boundaries, currently, and approval of the project may affect enrollments at the schools listed in the table below. Future Land Use Map Acres Projected Dwelling Projected Dwelling Unit(Min) Units (Max) Medium Density Residential 38.66 116 309 (3.0—8.0 DU per acre) Med-High Density Residential 53.73 161 645 8.0— 12.0 DU per acre Total(Excluding Preliminary Plat 92.39 277 954 Preliminary Plat Proposal 201.48 901 901 Project Total(Including 293.87 1178 1855 Preliminary Plat) City of Meridian I Department Report II. Community Metrics III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The proposed annexation and development spans across 480 acres of land with the future land use map(FLUM)designations ranging from Medium Density Residential,Medium High Density Residential,Mixed-Use Community and General Industrial. The applicant is proposing zoning designations of Neighborhood Business District(C-N),Community Business District(C-C), Light Industrial District(I-L), Traditional Neighborhood Residential District(TN-R),R-8 and R- 15.NOTE: Some of these zones are predicated on the Council approving the concurrent Comp Plan Amendment, specifically the C-N zoned property and the area located at the NWC of Owyhee Storm and Ustick. -��--- ; w1�[>&s .� � -— j6S.C3 KAFS _ r 11 1� d� -- - I 1 ----.- �! ! 'I C15 Q }i9.#AOFS 1 City of Meridian Department Report 111. Staff Analysis Zane 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 proposed project falls within the Fields Subarea Plan and will be required to adhere to the design standards listed in the plan. It is important to note that sewer is 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 or early 2027. 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. Water is available along Ustick and McMillan Roads,west to Owyhee Storm Avenue. Portions of Owyhee Storm have mainlines installed,though extensions west will be required to serve additional areas. The developer is required to provide a well lot measuring at least 140 by 140 feet, located along Five Mile Creek,near or west of Star Road. Water service to the site will be extended from an existing system to the east,within Owyhee Storm Avenue. Depending on the timing and phasing of this and nearby developments, additional offsite water improvements may be necessary.Access to the site must be provided via an easement from the road to the north. In coordination with the City's Public Works Department,the applicant has agreed to indicate the well site location with the project's second preliminary plat application and donate the site concurrent with recording of the applicable final plat thereafter. Because not all municipal services are not yet available, a final plat will not be accepted unti 1 such services are in place. The applicant will be required to comply with the design elements in the Field Sub-Area Plan, Comprehensive Plan, and Unified Development Code. The applicant is proposing a Comprehensive Plan Map Amendment to change the FLUM designation for parcel#SO432346751 from Mixed-Use Community and Medium Density Residential to Commercial and parcel#SO431131200 from General Industrial to Civic. The concept plans submitted with the annexation application,excluding the Westveil plat, are intended for illustrative purposes only. They depict how the property could potentially develop and integrate with the overall Fields development. A more detailed review and analysis is provided for the proposed Comprehensive Plan Map Amendment and the Westveil preliminary plat. All other Planning Areas, once sewer service is readily available at the site,will be required to submit a modification to the development agreement,a preliminary plat(if further subdivision is proposed),and an updated concept plan consistent with the design elements outlined in the Field Subarea Plan. City of Meridian I Department Report III. Staff Analysis The following are the current and proposed Future Land Use Map(FLUM)designations associated with this application: Industrial • This designation allows a range of uses that support industrial and commercial activities. Industrial uses may include warehouses, storage units,light manufacturing, flex, and incidental retail and offices uses. Sample zoning include: I-L and I-H. Civic • The purpose of this designation is to preserve and protect existing and planned municipal, state, and federal lands for area residents and visitors. This category includes public lands, law enforcement facilities,post offices, fire stations, cemeteries,public utility sites,public parks,public schools, and other government owned sites within the Area of City Impact. Mixed-Use Community(MU-C) The purpose of the Mixed-Use Community designation is to allocate areas where community- serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single-use and strip commercial type buildings. In reviewing development applications,the City will consider the following items in MU-C areas: • Development must comply with the Functional Integration principles for development in all Mixed Use areas. • Residential uses are expected to comprise between 20%and 50%of the development area, with gross densities ranging from 6 to 15 units/acre(of the residential area). • Supportive and proportional public and/or quasi-public spaces and places should comprise a minimum of 5%of the development area are required. • Where the development site has transit available or stops are planned, an additional 15%of the site may be dedicated to residential uses. Alternatively,this bonus may be applied where the development site is within one-mile of planned transit stops or an identified employment area, and where last-mile transportation features are incorporated into the site including thoughtfully located and integrated ride share parking,commensurate with potential trip capture. Other innovations to reduce traffic and/or parking impacts and capture local trips may be considered. • Sample uses appropriate in MU-C areas include: All MU-N categories, community scale grocers,clothing stores, garden centers,hardware stores,restaurants,banks, drive-thru facilities,auto service station,retail shops, and other appropriate community-serving uses. Sample zoning includes: R-15,R-40, TN-R, TN-C,C-C,and L-O. Medium Density • This designation allows for dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. Medium High Density Residential • The Medium Density Residential is designation allows for a mix of dwelling types including townhouses,condominiums, and apartments. Residential gross densities should range from eight to twelve dwelling units per acre. These areas are relatively compact within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents. Developments need to incorporate high quality architectural design and materials and City of Meridian I Department Report 111. Staff Analysis thoughtful site design to ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and a project identity. Comprehensive Plan Policies to support the proposed development: • 2.01.01 G-Avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City. • 2.01.01H-Locate higher density housing near corridors with existing or planned transit, Downtown, and in proximity to employment centers. • 2.01.02D -Encourage a variety of housing types that meet the needs,preferences,and financial capabilities of Meridian's present and future residents. • 2.02.01A-With new subdivision plans,require the design and construction of pathways connections,easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities. • 2.02.01 C-Require all new residential neighborhoods to provide complete streets, consistent with the Transportation and Land Use Integration Plan. • 2.02.01D-Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity. • 2.03.01 -Jointly plan and site schools and subdivisions to ensure mutual benefits, neighborhood identity, and community health. • 3.03.03F--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. • 3.07.01A-Require all new development to create a site design compatible with surrounding uses through buffering, screening,transitional densities, and other best site design practices. • 3.01.01 C-Require appropriate landscaping,buffers, and noise mitigation with new development along transportation corridors(setback,vegetation, low walls,berms, etc.). • 5.01.02C-Promote area beautification and community identity through context sensitive building and site design principles,appropriate signage, and attractive landscaping. • 6.01.01H-Require pedestrian access connectors in all new development to link subdivisions together and to promote neighborhood connectivity as part of a community pathway system. 0 6.01.02C-Require new development to establish street connections to existing local roads and collectors as well as to underdeveloped adjacent properties. Table 4:Proiect Overview Description Details History RUT Ada County Phasing Plan 7 Residential Units 899 i Open Space Required: R-8—23.62 acres/Submitted: 33.62 acres Required: R-15—6.14 acres/Submitted: 9.79 acres Amenities Required—40 points Submitted- h. Physical Features Teeter Drain, Sky Pilot Drain,Fivemile Creek,Williams Pipeline Acreage 200.06 EMMF- Lots 985 (602 single-family detached,299 single-family attached,70 common lots,and 2 private alley lots) Density 4.27 du/acre City of Meridian Department Report I1I. Staff Analysis B. Comprehensive Plan Map Amendment The applicant is proposing a Comprehensive Plan Map Amendment to change 40-acres(parcel no. S0431131200) from General Industrial to Civic. This parcel is owned by the City of Meridian and staff believes a 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 Subarea Plan 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 applicant is also proposing a Comprehensive Plan Map Amendment to change 45-acres (parcel no. S0432346751)at the northwest corner of W.Ustick Road and N. Owyhee Storm Avenue from Medium Density Residential and Mixed-Use Community to Medium High Density Residential and Commercial. The applicant states the amendment 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. The applicant believes 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 multifamily housing,promoting efficient land use,providing opportunities for housing near schools, employment, and major transportation routes. Staff s analysis of the CPAM requests is as follows: 1. Alignment with Existing Uses: Parcel No. S0431131200 • The public and private parks within the Civic designation are principally permitted. • Under the General Industrial designation,public and private parks require a Conditional Use Permit. 2. Alignment with Existing Uses: Parcel No. S0432346751 • For residential zoning districts,multifamily is only allowed in the R-15 and R-40 districts with the approval of a Conditional Use Permit. • R-15 would be at the high end of the Medium Density Residential designation for units per acre not allowing the density needed to help support the commercial portion of the property. • Mixed-Use Community requires 20%to 50% of the development to be residential. This would limit the amount of commercial development for that area. The Commercial designation with the C-C zoning allows the entire portion to have a variety of businesses for the area. 3. Compatibility and Planning Goals: Parcel No. S0431131200 • C-N Zone Characteristics: Suitable for the small scale convenience with limited hours of operation with access to an arterial or collector. • Surrounding Zoning: The properties surrounding the parcel are zones as follows: City of Meridian I Department Report III. Staff Analysis o West—Rural Urban Transition(RUT)proposed to be annexed in and zoned Light Industrial (I-L). FLUM designation of General Industrial. o East-Rural Urban Transition(RUT),FLUM designation of Medium High Density Residential. o North-Rural Urban Transition(RUT)proposed to be annexed in and zoned R-8. FLUM designation of Medium Density Residential. o South-Rural Urban Transition(RUT),with a FLUM designation of General Industrial. Parcel No. S0432346751 • C-C Zone Characteristics: Suitable for a larger scale and broadest mix of retail, office, service, and light industrial uses, especially near interstate or arterial intersections. • Surrounding Zoning: The properties surrounding the parcel are zones as follows: o Nortb/West-Rural Urban Transition(RUT)proposed to be annexed in and zoned R-8 and R-15. FLUM designation of Medium Density Residential. o South-Rural Urban Transition(RUT), outside of the City's area of impact. o East—Owyhee High School currently zoned R-8 with a FLUM designation of Civic and Mixed-Use Community. 4. Site Design and Community Impact: Parcel No. S0431131200 • The nearest existing public parks in the area are Seasons Neighborhood Park or Keith Bird Legacy Neighborhood Park which are both outside a preferred half-mile walkability radius. • The general placement of the park serves as a buffer between the Intermountain Gas Facility and neighborhoods. Parcel No. S0432346751 • The Medium High Density Residential designation, along with the R-15 zoning,will increase the number of rooftops,helping to support the commercial portion of the property. • Changing the FLUM designation to Commercial and the zoning to C-C will support the proposed businesses within the Owyhee Center. Given the proximity to the Intermountain Gas Facility and it is a requirement of the Fields Subarea Plan to place a park in this location staff finds that the requested Civic FLUM designation and C-N zoning is appropriate for this location for Parcel No. 50431131200. Parcel No. S0432346751 currently carries two different FLUM designations(Medium Density Residential and Mixed-Use Community) and is bisected by the Sky Pilot Drain. Given these conditions, staff finds the proposed Medium High Density Residential and Commercial FLUM designations, along with the corresponding R-15 and C-C zoning, appropriate for the site. The Medium High Density Residential designation supports a higher residential density,which in turn helps sustain and complement the adjacent commercial uses. C. Fields Specific Area Plan The project is located within the Fields Subarea Plan,which is bounded by Ustick Road, McDermott Road, Chinden Boulevard(US Highway 20/26), and Can-Ada Road. The Fields Subarea Plan was adopted on December 21,2021,by Resolution No. 21-2302. The Fields Subarea encompasses approximately four square miles in the northwest portion of Meridian and represents one of the City's final major growth areas. The plan provides a City of Meridian I Department Report 111. Staff Analysis framework to guide development in a manner that is consistent with the vision of the Meridian Comprehensive Plan by supporting expansion of the employment base while integrating high- quality neighborhoods,parks,pathways,and schools. The area is adjacent to the City of Star's impact area to the north and the City of Nampa's impact areas to the south and west. The vision for the Fields Subarea is to create a series of interconnected, community-oriented neighborhoods organized around a central mixed-use activity center. This center is planned at the intersection of Star Road and McMillan Road and is envisioned as a pedestrian-oriented"Main Street"environment featuring a central green,integrated civic and commercial uses, and direct connections to the Five Mile Creek pathway.A variety of residential types including vertically integrated,live-work, and medium-to high-density housing will support and activate this core area. The plan emphasizes connectivity through an enhanced greenway and pathway system. Several waterways including Five Mile Creek and its feeder,the Phyllis Canal,the West Tap Sublateral, and the Sky Pilot Drain are anticipated to include pathways along their corridors. These improvements will allow the Fields Subarea to connect to the broader Meridian pathway network, with regional linkages extending west into Nampa and north into Star and the Boise River system. Educational facilities are also integrated into the plan. Owyhee High School is located at the southeast corner of the Subarea,just south of a planned elementary school site. Two additional school sites have been identified on the Future Land Use Map in coordination with the West Ada School District,though final siting has not yet been determined. Infrastructure planning is ongoing to support future development. Historically, sanitary sewer service extended only as far west as Owyhee Storm Avenue. Development further west will require construction of the Can-Ada Lift Station, along with associated pressure lines and gravity trunk lines,which are anticipated to be completed by the end of 2026/early 2027. Water service is currently available along Ustick and McMillan Roads,extending west to Owyhee Storm Avenue. While portions of Owyhee Storm Avenue have existing water mainlines, additional extensions will be necessary to serve future growth. An additional well will also be required to adequately serve the full Subarea. In addition to the central mixed-use core,the Fields Subarea Plan identifies the Fields Business Park at the northeast corner of Can-Ada Road and Ustick Road as a hub for light industrial and flex uses. This area will benefit from access to SH-16 while also incorporating walkable connections to surrounding neighborhoods and the regional pathway system. Mixed-use commercial areas are planned along Ustick Road and Chinden Boulevard to take advantage of high-visibility locations. These areas are intended to generate lower traffic volumes than more intensive commercial corridors and to provide uses that complement rather than compete with the smaller-scale neighborhood services located within the central mixed-use core. 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. When developing this area, the City should be cognizant of entitlement impacts and encourage efficient growth east to west or provide the right partnerships to improve the efficiency/benefit. The Fields Subarea Plan discourages leapfrog development closer to the future lift station but further from other City services. City of Meridian I Department Report 111. Staff Analysis Star McMillian Mixed-Use Center j�ff U�d Nousmg.�r.g. 5tarfMcMillan Center Character u _ w s.moans,[nfn� e , ,gyp 3 ,r^ a 6•°� I - aa Pug'ng J - R k's,deowi 01 to ►_ ' ► , a Parking. •, _. ' � Jr . 14 max. 1k" - +� f • a � c �r••- i Feue�ecolcoormnrcj 6egi l Pad Spam �r The Star and McMillan mixed-use center is intended to be focused around a traditional main street and highly integrated pedestrian-oriented environment. As evidenced in the Star/McMillan Center Schematic Concept(Fields SAP 3-16)the"main street"is intended to run east-west between Star Road and Owyhee Storm Avenue. Buildings are intended to orient towards the main street consistent with a traditional main street environment. The center should be internally oriented,with the main street being the center of focus. Main street-style mixed use buildings should front on the east-west collector,with on- street parking. The area should be pedestrian oriented with ground floor buildings transparency that enriches the pedestrian experience by allowing people to see activity inside and outside of the buildings. Buildings with auto-oriented activity separating the pedestrian from the building activity are not consistent with this vision. Staff are not opposed to the general layout of the north-south connection as shown in Exhibit VIL O;however,this is not considered the planned main street element of the Center. Further alignment with the Fields Plan is needed to enhance the east-west planned traditional main street. See page 3-19"Star/McMillan Center Character"for reference. The applicant submitted a concept plan for the proposed annexation area with emphasis on the McMillian Center(Star/McMillian Center),Owhee Center(Mixed-Use Center), and the Westveil Subdivision Preliminary Plat, showing how these planning areas will develop. City of Meridian I Department Report III. Staff Analysis The concept plan for the McMillan Center(Star/McMIllian Center) features a north/south entrance from W. McMillian Road with two(2)drive thrus along the west side of the entrance road. This does not meet the intent of the Fields Subarea Plan as this area is supposed to be focused around the proposed main street and be a highly integrated pedestrian-oriented environment. Drive thrus along the main street deos not support a pedestrian-oriented environment. The McMillian Center(Star/McMillian Center)will be prohibit drive thrus along the main street. Drive thrus in this area shall be limited to tier ones such as a bank or pick up order drive thru. The proposed concept plan will need to be revised to show how the commercial portion integrates with the residential units. The applicant is proposing this area be zoned Traditional Neighborhhood Residential(TN-R) which has a minimum density of 6 dwelling units per acre. Per UDC 11-2D-6, in the TN-R district,a minimum of two(2)housing types, including,but not limited to, single-family dwellings with attached garages, single-family dwellings with detached garages, single-family dwellings with alley loaded garages, single-family dwellings with alley loaded garages facing a mew,townhouses,and multifamily dwellings, shall be required on any subdivision submittal or planned unit development application. The proposal will also need to meet the requirements outlined in UDC 11-4-3-27 for multifamily. If approved,the Development Agreement shall be modified and a new Development Agreement shall be created to govern this area. - 3 �C 1 Lill 1_dN Ro ' f rxr alu g expacr a Greenrrar Am was MiNed Usc Urban Housing(e,g, Parking aparrneits,condos,loftsi r Co-mme Pafkingreial tD ND.b $T6_E' MiK7 JA � � fp Urban Housing Pzrk nk apartments.oondoi,loftsi Greerwxy-Criemee ��Hixed•Ilse� Potential: - lye'Mik Cretlt C ric Sire(e.g:ecrearion;,� ummuniry�c Mter,library) •Higher Density. 'Gmanw-0nent Nigher Density,ed Higher pensi y, JL Greseway-0nented g Greenway.orienned. ottsin HQWing — Housitg As stated in ACHD's staff report date April 9, 2026 for the Annexation and Comprehensive Plan Amendment,the Fields Subarea Plan identifies a new east/west roadway extending between Owyhee Storm Avenue and Star Road,two(2) entry roundabouts, and north/south roadways to intersect McMillan Road to provide access to the site. City of Meridian I Department Report III. Staff Analysis L< Ln Ll _ 1 The applicant's concept plan includes a north/south roadway cross section(red)extending from McMillian Road south to the east/west main street style roadway(blue). STREET SECTION A SEATING CROSS PLACEMAN,NG r SHOP FRONT {LEAK NODE5 OONIECTMIS PARKING CLEAR ACCFCS yam, WALRRIG I- - - -- - -A wALRINO 2011E I zonE DRIMTHROIGH PLANT PEOESiHIAN BIKE TRAVEL MEDIAN TRAVEL FLEX TREE PEDESTRIAN LANE WFFIR ZONE LANL5 LANE LANE ZONE PLANTER MINE 2Y ill Is, $ 10' $ 12, 12' 12' B.5' W, 13.5 CONCEPTUAL-5UI71ECT TO CIAMUL Based on the proposed street section above,ACHD has safety concerns specific to the transitions of the separated two-way bike lanes to the adjacent bike facilities and the width of the planter strips/buffers proposed. ACHD is recommending and staff concurs a wider pedestrian zone is needed which includes bike facilities, and all planter strips/buffers will need to be a minimum width of 8-feet and landscape medians will need to be minimum width of 12-feet for street trees. Bulb-outs will need to be designed to align at the intersection and provide a minimum pavement width of 24-feet,measured from back of curb to back of curb. The east/west main street roadway(blue) should be constructed as a local commercial street with 10-foot wide multi-use pathways or concrete sidewalks.ACHD will coordinate the street section and amenities desired by the applicant and the City as part of their review of the preliminary plat for this phase of the development. Mixed-Use Center(Owyhee Center) The concept plan for the Mixed-Use Center(Owyhee Center) shows retail at the southeast corner of Owyhee Storm Avenue and Ustick Road. The concept plan shows a driveway onto Ustick Road and a local street network that will provide access to commercial development. Ustick Road is classified as a principal arterial roadway that will provide direct access to SH-16. ACHD and the City's policy prohibits direct lot access to an arterial if the site has frontage on a lesser classified roadway. In this case the site will is proposing frontage on Owyhee Storm Avenue, a collector roadway, and a new public street,Echo Ridge Street. Because the site will have access to two(2) lesser classified roadways direct access to Ustick Road for the Owyhee Center shall be prohibited. City of Meridian I Department Report III. Staff Analysis THE FIELDS OWYHEE CENTER IIJ R.II Ai J„. is r .b p�rwwrY ! : I X. PLUA P r a+ �r r rr - r• _ /MlwclrkeFruw�l The concept plan also shows a multifamily development on the property north of the Sky Pilot Drain. The multifamily development shows a pathway connection along Echo Ridge Street leading to the commercial development with benches along the pathway. The multifamily development will be required to meet the specific use standards requirements outlined in UDC 11-4-3-27. The applicant is required submit a revised concept plan which meets the elements of the Fields Subarea Plan for the mixed-use center and modify the development agreement to create a new development agreement to govern the development in this area. Fields Design Guidelines The applicant is proposing design guidelines for the development of the proposed annexation area.All future development of the proposed annexation area shall be guided by and required to comply with project-specific design guidelines. This guideline will be incorporated into the current and future development agreements. The design guidelines will adhere to UDC design requirements while ensuring development of the project embodies the"modern rural"thematic vision of the Fields Subarea Plan. City of Meridian I Department Report III. Staff Analysis The design guideline manual states the guidelines are intended to ensure high-quality commercial and residential buildings, along with thoughtfully designed site development and landscaping that: embrace the area's history using enduring,high-quality building materials and design practices; foster a pedestrian-friendly, connected environment that supports a vibrant mix of business, living, and recreation; and enhance long term investment and property values for residents and businesses. THE FIELDS i ■ ==_-- __ map*• T.• � .r'J. ,�v Overall Development Program Residential Commercial Land Use Designation Approx. Allowable Density Total Units Range Aver Approx. FAR 5F Acreage Low High Low High agli Acreage Htdium-fligh Density Residential 180 8 12 1,440 2,160 1,800 Medium Density Residential 800 3 8 2,400 6,400 4,400 Low Density Residential 70 0 3 40 60 SO Parks&Open Space 225 - - - - Schools Civic 125 - - - - - Mixed-Use Community 30 6 15 180 450 315 40 0.35 610,000 Mixed-Use Regional 10 6 40 60 400 230 40 0.25 436,000 Mixed-Use Interchange - - - - - - 70 0.15 458,000 Mixed-Use Nan-Residential 60 0.10 262,000 Industrial 160 0.05 349,000 ® r r ® x tra Notes:The table above is intended to show approximate ranges of land uses that can he anticipated in the area.The table reflects residential density ranges adopted within the Comprehensive Plan.Assumptions for commercial values are based an typical averages from uses supported within designation types.Because mi.ed use areas vary,the fallowing assumptions are used within the context of future land use purpose text and descriptions The Star! McMillan Center and StarlUstick renter assume 40%residential;(burden centers assume 20%residential.Commercial uses are braken down as follows:MU-C and MU-R assumes 90%commercial and 10%governmemallother;MU-MR assumes SO%office,401A office/flex,and IOV other;and MU-1 assumes SO%office,30%governmemallother,and 30%flex. The Development Program is intended to provide an estimate for understanding service needs and general allocation and balance of uses. Because these are for broad land use areas, and generalized,these are not prescriptive standards intended for case by case review.As shown above, estimated square footage for retail and office uses are expected to take nearly 50 years to fully build out,while industrial and flex space markets could be built out in only 15 years. The City should consider the aggregated commercial impacts of development proposals and monitor near-term residential demand and development to preserve opportunities for the lagging, long- term employment demand. Overall balance of residential and non-residential uses is essential. The subject application accounts for 480.26 acres of the total Fields Specific Planning area. The development program from the Fields Plan is outlined in the table above. The table herein is City of Meridian I Department Report III. Staff Analysis intended to provide a reference point for the project's general alignment with the anticipated development program of the Fields Plan.Not included in the table are the well site nor sewer lift station. Dwelling units have not been provided in the table as multiple phases of the project are conceptual at this stage. Please refer to other sources in the record for estimated residential dwelling units within the project area. Key takeaways: • The project encompasses the entirety of the Mixed-Use Community(MU-C) area planned for the Fields Area. Should the Comprehensive Plan Land Use Map amendment be approved the MU-C area will be reduced by 29.09(more or less)acres and replaced by Commercial land use.When totaling the estimated building square footage the estimated commercial building area,in both the MU-C and proposed Commercial area,is 322,447 sq. ft. in the MU-C area. The anticipated range for the MU-C area was 610,000 sq.ft. (40acres X 0.35FAR=610,000) over the full buildout of the plan. • The proposed commercial element of the MU-C area,including the proposed amended Commercial area,provide for two flex spaces, six drive-throughs, a big box and mid box,and multiple commercial strip style buildings. • The majority of the pad sites are drive-thru,for the entire area and then also more importantly,for the neighborhood center. For the neighborhood center,the applicant does not control the mid box anchor,with 3 of the remaining 5 structures being drive-thru. In the neighborhood center,there are only two buildings fronting the east-west street,both drive- thru,and 2 of the 4 buildings on the north-south street are drive-thru. Quantifiably, and never mind the other analysis done,they are neither demonstrating a main street or a neighborhood focused mixed use area as proposed. It is auto focused which was and is the antithesis of the neighborhood center and heart of the Fields Plan. • Development in the Star-McMillian center should support the neighborhood center through siting,layout, enhanced connectivity,centralized shared spaces,that promote the Mainstreet concept. The Center itself should be internal facing, and not a typical commercial development oriented around arterial-facing big-box retail and supporting uses. The incorporation of density and verticality of uses that create an active pedestrian-oriented environment as a central feature of the center is strongly encouraged. • A missing major non-residential component of the center is the east-west main street,with mixed use buildings and on-street parking. The buildings along the main street nearer Star Road should blend innovative and historical design thematic and include opportunity for retail and office and the ground level,with residential above. (pg. 3-15) City of Meridian I Department Report 111. Staff Analysis D. Williams Pipeline and Intermountain Gas Facility There is a high-pressure natural gas pipeline that runs through the north-west and south-west areas of Meridian. This pipeline,which is operated by the Williams Pipeline Company, carries pressurized natural gas. There is typically a 75-foot-wide easement that is associated with the pipeline. Future development is required to comply with the Williams Pipeline Developer's Handbook. (hgps://www.williams.com/w -content/uploads/sites/14/2020/04/2020-Developers- Handbook-FINAL-20200722-1,pdfl ffuturel I �� � bk#4njs.o Rd rerl -firs Mile lretklllra MDR 4 M-HDR Fiv K rain five Hi Fanfiry r r "" M-HDR F'arpc Area � � •.,� MrFa�dtA min Ewsun" 6cd and — -� 10 `Year flaodplain Area Eight Mile Lateral r MDR t MDR :. MUNR ddk _ MU_( - ? . ,. Coupled with the gas transmission pipeline,there is an existing Intermountain Liquefied Natural Gas(LNG)Plant located in the northwest part of the Area of City Impact, at 4014 N. Can-Ada Road. The storage tank which was constructed in 1974 and underwent maintenance in 2022 has a capacity of 7.35 million gallons. The facility continues to operate at design capacity. City of Meridian I Department Report III. Staff Analysis LNG is primarily methane in liquid form and is considered a cryogenic fluid. LNG is not flammable in liquid form and begins to rapidly return to its natural state as a gas(methane)upon exposure to the atmosphere. As the LNG warms a"vapor cloud"is created and the methane will rise due to it is lighter than air and will begin to mix with the air. Should there be a sudden escape of LNG from the tank,the concern would be the outer edge of the vapor cloud with the right mixture of air/gas that could be ignited by an irrigation water pump,vehicle,power line or other spark or flame. As shown on the map above,the area within the Intermountain Gas facility and safety buffer has a future land use designation as industrial so that residential uses aren't allowed within the buffer area of the LNG tank. Therefore,residential dwellings should not be permitted within 1,500 feet of the LNG tank to address the worst-case scenario evaluated in the 2005 Fire Study and Prevention Plan. E. Site Development and Use Analysis 1. Existing Structures/Site Improvements(UDC 11-1): The property at 4410 N. Star Road and 7870 W. Ustick Road consists of one home, and several outbuildings. All structures will be removed, and existing wells and septic systems will be abandoned as required. 2. Proposed Use Analysis (UDC 11-2): The applicant is proposing a preliminary plat with single-family detached and attached dwellings which are listed as a principal permitted use in the R-8 and R-15 zoning districts in UDC Table 11-2A-2. The future land use map identifies this area as medium density residential. This designation allows for dwelling units at gross densities of three (3) to eight (8) dwelling units per acre. All other areas that are part of the annexation and Comprehensive Plan Map Amendment shall,prior to any future development and once sewer service is readily available at the site, submit the following for review and approval: a development agreement modification to create a new development agreement, a preliminary plat to further subdivide the property if required, and amend the concept plan to be consistent with the Field Sub Area Plan, The Fields Design Guidelines, Comprehensive Plan, UDC and the City's Architectural Standards. City of Meridian I Department Report I1I. Staff Analysis 3. Dimensional Standards (UDC 11-2): The preliminary plat and future development are required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 and R-15 zoning districts. All proposed lots and public streets appear to meet UDC dimensional standards per the submitted preliminary plat. This includes minimum lot sizes of 2,000 -4,000 sq. ft. and required street frontages of at least forty(40) feet. The subdivision is proposed to develop in seven(7) phases as depicted in Exhibit VII.J. Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3. The applicant is proposing a minimum lot size of 3,984 sq. ft.,maximum lot size of 10,610 sq. ft. and an average lot size of 5,725 sq. ft. Fourteen(14)common driveways are proposed with this subdivision. The applicant has provided common drive exhibits which demonstrate no more than three(3)units are served whereas a maximum of 4 units are allowed. The common driveway meets the minimum width of twenty(20) feet and does not exceed the maximum length of one hundred and fifty (150)feet. Solid fencing adjacent to common driveways is prohibited,unless separated by a minimum five(5)foot wide landscaped buffer. F. Design Standards Analysis The proposed preliminary plat is required to comply with the dimensional standards listed in UDC Table 11-2A-6 and 11-2A-7 for the R-8 and R-15 zoning districts. The proposed lots comply with the dimensional standards of the above-mentioned districts. The remainder of the properties being proposed for annexation shall be required to amend the Development Agreement to create a new Development Agreement to govern development. 1. Structure and Site Design Standards (Comp Plan 2.02.00, Comp Plan 2.02.0IB, Comp Plan 3.07.OIA, UDC 11-3A-19): In regard to the preliminary plat, all the property except parcel No(s). S0432223400 and S0432336251 are vacant. The structures are proposed to be removed and any existing wells and septic systems will be abandoned as required. The site shall be designed to meet the requirements of the UDCfor the R-8 and R-15 zoning requirements.As noted above, the applicant submitted their own design guidelines which will be a requirement of approval as well as the Fields Subarea Plan, UDC and ASM. Comprehensive Plan policy 3.07.0 encourages compatible uses and site design to minimize conflicts and maximize use of land. Comprehensive Plan policy 3.07.0IA requires all new development to create a site design compatible with surrounding uses through buffering, screening, transitional densities, and other best site design practices. 2. Qualified Open Space &Amenities (Comp Plan 2.02.00, Comp Plan 2.02.0IB, UDC 11-3G): Based on the standards in UDC Table 11-3G-3,a minimum of 15% (or 29.75-acres) of qualified open space is required to be provided within the development. An open space exhibit was submitted as shown in Section VILF,that depicts 22%(or 43.4-acres)of open space that meets the required quality and qualified open space standards. Based on the standards in UDC 11-3G-4A, a minimum of forty(40)amenity points are required to be provided. The amenities proposed are clubhouse,picnic area,fitness course, open space commons, open space commons shelter,dog park, dog waste station, outdoor fire ring, swimming pool changing facilities and restrooms,paved sports courts,pedestrian and bicycle circulation,multiuse pathways, and a bicycle repair station.All common open space areas are required to be landscaped with one deciduous shade tree for every 5,000 square feet of area and include a variety of trees, shrubs,lawn or other vegetative groundcover per UDC 11-3G- 5B.3. City of Meridian I Department Report III. Staff Analysis The applicant needs work with the irrigation district and enter into a license agreement to provide some type of landscaping other than gravel in the open space area on the southern part of the property. The applicant will need to revise the landscape plan accordingly with the understanding that trees will not be allowed in the area, but grass and shrubs may be allowed to be negotiated within the agreement if maintained by the homeowner's association. If landscaping is not allowed within the irrigation easement, the applicant shall provide five (5)feet of landscaping outside of the irrigation easement to meet this requirement. Comprehensive Plan policy 2.02.00 requires the applicant to plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. Comprehensive Plan policy 2.02.01B requires the applicant to evaluate open space and amenity requirements for consistency with community needs and values. 3. Landscaping (UDC 11-3B): a. Landscape buffers along streets UDC 11-2A-6 requires a twenty-five (25)foot wide buffer along arterials (N. Owyhee Storm Avenue and W. Ustick Road), a thirty-five (35)foot wide buffer is required along entryway corridors (N. Star Road), twenty(20)foot wide buffer along collector roads and a ten (10)foot wide buffer is required along local streets. The landscape plan shall reflect the requirements of the UDC for landscape buffers along streets. R/W CL R/W 72.0' RIGHT-OF-WAY 2' 2' 10' 8' 18.5, TE18.5' SI _1_0 K LANDSCAPE CENTER-TC-BACK CENR-TO-BACK 2.00% LANDSCAPE SI EWALK 3:1 MAX. 1.75% 2%� 2.00% 1.75% SLOPE .. 1' MINA-�' FLAT LANDING / 1 MIN 6" VERTICAL CURB k GUTTER FLAT LANDING PER ACHD SUPPLEMENTAL STANDARD DRAWING SD-701 3"SP-3, 0.50 INCH (1/2' MIX, PG 58-28 TWO AND A HALF(2 1/2') INCHES THICK 4-OF 3/4"-MINUS CRUSHED AGGREGATE BASE 20" OF 6-INCH MINUS PR-RUN SUBBASE TYPICAL COLLECTOR ROAD SECTION VERTICAL CURB DETACHED SIDEWALK NTS b. 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 City of Meridian I Department Report III. Staff Analysis 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. The applicant shall add a mitigation section to the landscape plan for trees that are removed meeting the criteria above. c. Storm integration Per UDC 11-3B-11,the applicant shall meet the intent to improve water quality and provide a natural, effective form of flood and water pollution control through the integration of vegetated,well designed stormwater filtration swales and other green stormwater facilities into required landscape areas,where topography and hydrologic features allow if part of the development. Development will be required to meet UDC 11-3B-I1 for stormwater integration. d. Pathway landscaping Landscaping for pathways shall meet the requirements outlined in UDC 11-3B-12. Staff finds the landscape plan shows the applicant needs to make revisions for the pathway landscaping. The landscaping will be required to meet UDC 11-3B-12 for pathway landscaping. 4. Parking (UDC 11-3C): Off-street parking is required to be provided for each home based on the total number of bedrooms per unit as set forth in UDC Table 11-3C-6. On-street parking is also available on the proposed streets. e. Residential parking analysis Off-street parking is required to be provided for each home based on the total number of bedrooms per unit as set forth in UDC Table I1-3C-6. On-street parking is also available on the proposed streets. 5. Building Elevations (Comp Plan 2.01.01 C,Architectural Standards Manual): Conceptual building elevations were submitted for the proposed subdivision as shown in Section VII.N. Buildings along the collectors or arterials shall be designed with elevations that create interest through the use of broken planes, windows, and fenestrations that produce a rhythm of materials and patterns. Design review is not required for single-family detached structures. Staff recommends a DA provision requiring those elevations incorporate articulation through changes in two or more of the following: modulation (e.g.projections, recesses, step-backs, pop-outs), bays, banding,porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from adjacent public streets. Single-story homes are exempt from this requirement. Design review is required for single-family attached and townhomes. Design review will have to meet the requirements outlined in the City s Architectural Standards Manual. Comprehensive Plan policy 2.01.01 C encourages the applicants to maintain a range of residential land use designations that allow diverse lot sizes, housing types, and densities. To support this policy staff recommends the applicant provide additional housing options (i.e. townhomes, single family attached) in the development. 6. Fencing (UDC 11-3A-6, 11-3A-7): All fencing constructed on the site is required to comply with the standards listed in UDC I I- 3A-7. City of Meridian I Department Report III. Staff Analysis 7. Parkways (Comp Plan 3.07.01 C, UDC 11-3A-17): Per the UDC the minimum width of parkways planted with Class II trees shall be eight(8) feet. The width can be measured from the back of curb where there is no likely expansion of the street section within the right-of-way;the parkway width shall exclude the width of the sidewalk. Class 11 trees are the preferred parkway trees. The applicant has designed the local streets with 60 feet of right-of-way which includes an 8- foot-wide landscape area and a 5-foot-wide sidewalk. applicant is proposing parkways along the local streets of the subdivision. The parkways will be required to meet the requirements of UDC 11-3A-17. Comprehensive Plan policy 3.07.01 C requires appropriate landscaping, buffers, and noise mitigation with new development along transportation corridors (setback, vegetation, low walls, berms, etc.). G. Transportation Analysis 1. Access (Comp Plan 6.01.02B, UDC 11-3A-3, UDC 11-3H-4): Access to the preliminary plat is via Malibu Ridge Street and Bear Creek Street via N. Star Road; W. Black Butte Street, W.Achievement Street and Echo Ridge Street via N. Owyhee Storm Avenue; and Echo Ridge Street via W. Ustick Road. Comprehensive Plan policy 6.01.02E requires the applicant to reduce the number of existing access points onto arterial streets by using methods such as cross-access agreements, access management, and frontage/backage roads, and promoting local and collector street connectivity. 2. Multiuse Pathways (UDC 11-3A-5): Multiuse pathways shall be constructed in accord with the city's comprehensive plan, the Meridian Pathways Master Plan, the Ada County Highway District Master Street Map and Roadways to Bikeways Master Plan. A ten (10)foot wide detached pathway is reflected along W. McMillian Road, N. Star Road, N. Owyhee Storm Avenue, W. Ustick Road which is consistent with the alignment shown on the Pathways Master Plan. There is a ten (10)foot wide detached sidewalk along Echo Ridge Street, Sky Pilot Drain and the Teeter Drain which connects to the various pathways throughout the development. Several micro pathways are reflected providing connectivity to internal portions of the development.As mentioned in the Comprehensive Plan analysis above, to improve more direct pedestrian connectivity, staff is recommending additional micro pathway connections. 3. Pathways (Comp Plan 2.02.0IA, Comp Plan 3.07.02A, Comp Plan 4.04.0IA, UDC 11-3A-8): Several micro-pathways are reflected providing connectivity to internal portions of the development. All pathways should be constructed in accord with the standards listed in UDC 11-3A-8. A pathways plan is included in Section VII.J that depicts all pathways proposed within the development. Comprehensive Plan policy 2.02.OIA requires that new subdivision plats, require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities. Comprehensive Plan policy 3.07.02A requires pedestrian circulation plans to ensure safety and convenient access across large commercial and mixed-use developments. City of Meridian I Department Report 111. Staff Analysis Comprehensive Plan policy 4.04.OIA ensures that new development and subdivisions connect to the pathway system. Together, these policies ensure that all new projects prioritize safe pedestrian access and integrate seamlessly with existing. 4. Sidewalks (UDC 11-3A-17): Five-foot detached sidewalks are proposed along internal local streets in accord with the standards listed in UDC 11-3A-17. Ten- oot detached sidewalks will be required along all arterial streets, and the following collectors shall have five (5)foot wide sidewalks except for a 10 ft. wide pathway along one side of Echo Ridge Street. Staff support the sidewalk widths being proposed. R/W R/W 60.0'RIGHT—OF—WAY 0.' 0.5' 5' 8' 16.5' 16.5' 8' S' S LANDSCAPE CENTER—TO—BACK CENTER—TO—BACK LANDSCAPE S EWALK OOR 3:1 MAX, 1.75% 2. —2R 29.— 2.00R1.75% SLOPE i 1'MIN �� FLAT LANDING 1'MIN 3"ROLLED CURB k GUTTER FLAT LANDING PER ACHD SUPPLEMENTAL STANDARD DRAWING SD-702 2.5"SP-3,0.50 INCH(1/2-)MIX,PG 58-28 TWO AND A HALF(2 1/27 INCHES THICK 4'OF-'—MINUS CRUSHED AGGREGATE BASE 14"OF 6—INCH MINUS PIT—RUN SUBBASE TYPICAL LOCAL ROAD SECTION ROLLDED CURB DETACHED SIDEWALK NTS R/W R/W 72.0'RIGHT—OF—WAY 2' 2' 10' e' 18.5, 1 B.5' 8' 5' SIDEWALK lA1JDSCAPE CENTER—TO—BACK CENTER—TO—BACK lNDSCAPE 51 EWALK 3:1 MAX. 1.75% �2% 2%— 2.00% 1.75R SLOPE 1'MIN W11 FLAT LANDING 6"VERTICAL CURB do GUTTER FLAT LANDING PER ACHD SUPPLEMENTAL STANDARD DRAWING SD-701 3"SP-3,0.50 INCH (1/27 MIX, PG 58-28 TWO AND A HALF(2 1/27 INCHES THICK 4"OF�4-MINUS CRUSHED AGGREGATE BASE 20' OF 6—INCH MINUS PR—RUN SUBBASE TYPICAL COLLECTOR ROAD SECTION VERTICAL CURB DETACHED SIDEWALK NTS 5. Subdivision Regulations (UDC 11-6): f. Dead end streets No streets or series of streets that ends in a cul-de-sac or a dead end shall be longer than five hundred(500) feet except as allowed in subsection(b)of this section. The City Council may approve a dead-end street up to seven hundred fifty(750)feet in length where an emergency access is proposed; or where there is a physical barrier such as a steep slope,railroad tracks, an arterial roadway, or a large waterway that prevents or City of Meridian I Department Report III. Staff Analysis makes impractical extension; and where a pedestrian connection is provided from the street to an adjacent existing or planned pedestrian facility. Cul-de-sac streets may serve a maximum of thirty(30) dwelling units. The applicant is proposing four(4)dead-end streets that do not exceed the maximum five hundred(500)feet in length. g. Common driveways Per UDC 11-6C-3D,common driveways shall serve a maximum of four(4) dwelling units. In no case shall more than three(3)dwelling units be located on one (1) side of the driveway. The applicant is proposing fourteen (14) common driveways that meet the dimensional requirements as outlined in the UDC. h. Block face UDC 11-6C-3-regulates block lengths for residential subdivisions. Staff has reviewed the submitted plat for conformance with these regulations. The intent of this section of code is to ensure block lengths do not exceed 750 ft,although there is the allowance of an increase in block length to 1,000 feet if a pedestrian connection is provided. In no case shall a block face exceed one thousand two hundred(1,200)feet,unless waived by the City Council. Exceptions. Although block face lengths are allowed to exceed the maximum length as set forth below,it is anticipated that most blocks will not exceed the requirement. a. Where a pedestrian connection is provided,the maximum block face may be extended up to one thousand(1,000)feet in length in residential districts; and up to seven hundred fifty(750) feet in length in the TN-C and TN-R Districts. The pedestrian connection shall provide access from within the subdivision to one (1)or more of the following: a qualified open space as defined in subsection 11-3G-3.B of this title, a street, or a common open space area or public meeting area within an abutting development. b. The City Council may approve a block face up to one thousand two hundred(1,200) feet in length where block design is constrained by site conditions such as. an abutting arterial street or highway, a limited access street,railroad tracks, steep slopes in excess of ten (10)percent, an abutting urban project with no adjoining alley or street connections,a public or private education facility or park, a large waterway and/or a large irrigation facility. c. Where an applicant proposes block faces that exceed seven hundred fifty(750) feet in a residential district, or five hundred(500) feet in the TN-C and TN-R districts,the applicant shall provide written justification as to why explicit compliance is not feasible or the proposed block layout is equal to or superior to the block face requirements of this section. d. A ninety-degree turn in a roadway may constitute a break in the block face,however, overall pedestrian and vehicular connectivity will be considered when evaluating the appropriateness of block lengths greater than seven hundred fifty(750) feet in length. Where an applicant proposes a ninety-degree turn to break up a block face, additional pedestrian and/or roadway connections may be required. Several roads exceed the 750 ft block length, however; the blockface does not exceed 1,000 feet in length. Staff has no objection to the block face lengths being proposed for the following streets: • Wild Ridge Street(south side) 793 feet • Lake Champion Street—839 feet City of Meridian I Department Report III. Staff Analysis • W. Achievement Street(north side)—962 feet • Sagefield Street(south side)—951 feet • Bear Creek Street(south side)—978 feet • Teton Trail Street(west side)—984 feet • Tava Street(north side)—997 feet Several roads exceed 1,000 ft block length but include a pedestrian connection per UDC 11-6C-3.F.a. Staff have no objection to the blockface lengths being proposed for the following streets: • Tankersley Street—1039 feet(abutting Ustick Road, an arterial road) • Echo Ridge Street(south side)—1046 feet • Boulderado Street(north side) - 1049 feet(lots are along the Teeter Drain) The following road exceeds the 1,200 ft block length and requires a Council waiver. Staff are requiring the applicant to provide traffic calming measures for this roadway because of the excessive block length. • W. Achievement Street(south side)— 1323 feet H. Services Analysis 1. Waterways (Comp Plan 4.04.02C, Comp Plan 4.05.OID, UDC 11-3A-6): All irrigation ditches crossing this site shall be piped or otherwise covered as set forth in UDC 11-3A-6B.3. Per the applicant's narrative, the Teeter and Sky Pilot Drains will remain open to provide a natural amenity with adjacent pathways. The Five Mile Creek, which bisects the entire Fields Development, is proposing to be left open and used as an amenity when possible. The applicant will need a Council waiver to keep the Teter Drain and the Sky Pilot Drain open. Per UDC 11-3A-6E, in Residential Districts, irrigation easements wider than ten (10)feet shall be included in a common lot that is a minimum of twenty(20)feet wide and outside of a fenced area, unless otherwise waived by City Council. Comprehensive Plan policy 4.04.02C requires the applicant to continue partnerships with area irrigation districts to continue to expand pathway system along existing waterways. Comprehensive Plan policy 4.05.OID requires improving and protecting creeks and other natural waterways throughout commercial, industrial, and residential areas. 2. Pressurized Irrigation(UDC 11-3A-15): The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required.If a single point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 3. 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.A Geotechnical Evaluation and geotechnical groundwater monitoring report was submitted with this application. City of Meridian I Department Report IIl. Staff Analysis 4. Utilities (Comp Plan 3.03.03G, UDC 11-3A-21): Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development.All utilities are available to the site. Water main,fire hydrant and water service require a twenty foot(20) wide easement that extends ten (10)feet past the end of main, hydrant, or water meter. No permanent structures, including trees are allowed inside the easement. 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 in Owyhee Avenue adjacent to 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. Comprehensive Plan policy 3.03.03G requires urban infrastructure be provided for all new developments, including curb and gutter, sidewalks, water and sewer utilities. IV. CITY/AGENCY COMMENTS& CONDITIONS A. Meridian Planning Division Submit revised plans based on ACHD and Staff s comments fifteen(15)days prior to the City Council public hearing for review and approval.If plans are not received within the established timeframe,the project may be continued to extend the review period. • Revise the plat to reflect ACHD's requirements for the roadways. • Remove lot 19,Block 35 from within the Williams Pipeline easement. Development Agreement 1. 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. A final plat will not be accepted until the Annexation ordinance and development agreement are approved by City Council and sewer improvements have been completed. 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: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan,phasing plan,design guidelines,conceptual plan and building elevations for the single-family dwellings included in Section VII and the provisions contained herein. b. All other areas that are part of the annexation and Comprehensive Plan Map Amendment shall,prior to any future development and once sewer service is readily available at the site, submit the following for review and approval: a development agreement modification to create a new development agreement, a preliminary plat to further subdivide the property if required,and amend the concept plan to be consistent with the Field Sub Area Plan,The Fields Design Guidelines, Comprehensive Plan,UDC,and the Architectural Standards Manual. City of Meridian I Department Report IV. City/Agency Comments &Conditions c. The applicant shall provide a+/-24,422 square foot well lot within Planning Area 10 with an access easement from the proposed road to the north and a 20' easement along the eastern boundary for a flush line and 480-volt power brought to the site. d. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the development. e. The following uses shall be prohibited in the C-C zoned property within Planning Area 12 and 13: Fuels Sales Facilities, Storage Facilities, and Vehicle Washing Facilities. Drive Through Establishments shall not front the main street coming in from W. McMillian Road,nor any future east-west Mainstreet. This area is intended to be a pedestrian-oriented environment,therefore; drive-thru establishments shall be limited to a tier 1 drive thru or front W.McMillian Road.No more than one drive-through may be located in this area. In any case where adjacent to the main-street,drive-through circulation should be designed in such a way that it does not separate the primary pedestrian walk-way from the adjacent building fagade. f. 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. g. The applicant shall provide the following amenities: a clubhouse,picnic area, fitness course,open space commons,open space commons shelter,dog park, dog waste station, outdoor fire ring, swimming pool changing facilities and restrooms,paved sports courts,pedestrian and bicycle circulation,multiuse pathways,and a bicycle repair station.All common open space areas are required to be landscaped with one deciduous shade tree for every 5,000 square feet of area and include a variety of trees, shrubs,lawn or other vegetative groundcover per UDC 11-3G-5B.3. 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. i. Future development shall comply with the Williams Pipeline Developer's Handbook. j. A TIS shall be required with all development applications that include a change to The Fields master plan planning area that may alter traffic impact projections, at the sole discretion of ACHD. k. An update to the TIS shall include the following items: • Updated traffic counts for the impacted roadway segments and intersections listed in the previous TIS; • Information from the built development to date, including actual traffic counts and actual measured trip capture; • Projected trip generation,trip distribution and assignment, and anticipated trip capture for the current phase under consideration(preliminary plat application), based on development of the applicable land uses; • Necessary mitigation measures for the current phase; • Updates to all analysis, conclusions and recommendations found to be out of date or in need of correction based on the updated information; and City of Meridian Department Report IV. City/Agency Comments &Conditions • Meet all ACHD policy requirements for a TIS at the time of submittal. 1. The rear and/or sides of 2-story homes facing N. Owyhee Storm Avenue,N. Star Road and the collector streets(i.e. W.Achievement Street,Bear Creek Street, and Echo Ridge Street) shall incorporate articulation through changes in two or more of the following: modulation(e.g.projections,recesses, step-backs,pop-outs),bays,banding, porches,balconies,material types,or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public streets. Single-story homes are exempt from this requirement. m. The Final Plat shall be recorded prior to submittal of any building permit applications for the commercial or residential portion of the development and prior to issuance of any Certificates of Occupancies within the commercial portion of the development. n. Provide a road trust deposit for 1/2 of the crossing for the future extension of the Mapleton Street stub street across Five Mile Creek Feeder and Five Mile Creek. The exact amount of the road trust deposit will be determined during plan review. o. Install a PHB with intersection lighting at the Owyhee Storm/Achievement intersection. Enter into a signal agreement with ACHD to ensure that the PHB is installed. The signal agreement shall note that the applicant is responsible for all costs associated with the hardware, design, and installation of the PHB, and that this improvement is not eligible for reimbursement by ACHD. The applicant will need to order and purchase the signal hardware as ACHD does not have these materials available for this project. p. In order to ensure the PHB with intersection lighting at the Owyhee Storm/Achievement intersection is installed,the following items must be in place prior to plans acceptance for the final plat. • Signal Agreement •Full design and approved plans for the intersection s. Direct lot access to N. Star Road,N. Owyhee Storm Avenue,W. Ustick Road and W. McMillian Road is prohibited. Westveil Subdivision Preliminary Plat 1. The preliminary plat included in Section VII, dated 4/l/26, shall be submitted for review and approval with the following revisions prior to final plat approval: • All utility easements reflected on the utility plan shall be included on the final plat. • All pathways and micropathways shall be within a separate common lot or easement as required per UDC 11-3A-8. • Direct lot access to W. McMillan Road,N. Star Road,N. Owyhee Storm Avenue and W. Ustick Road is prohibited. • Tankersley Street shall terminate at Cedar Hollow Street and a common driveway shall be constructed to provide access to the lots east of Cedar Hollow Street. • Constructed Tankersley Street as a 24-foot wide minor local street,then Cedar Hollow& Teton Trails south of Campaigner Creek shall be constructed as standard 33-foot wide street sections with curb,gutter, and 5-foot wide concrete sidewalk on both sides of the roadway. • Redesign W.Achievement Street with traffic calming measures per ACHD standards if Council grants the block length waiver. City of Meridian I Department Report IV. City/Agency Comments &Conditions • Add a ten(10) foot wide multi-use pathway along the south side of the William's Pipeline per the Merdian Pathways Master Plan Map and Master Pathways Plan Document. 2. The Landscape Plan included in Section VII, dated 4/l/26, shall be submitted for review and approval with the following revisions prior to final plat approval: • Provide measurements for the landscape buffer along the streets ensuring they meet the requirements of UDC 11-2A-6 and 11-2A-7. • Revise your landscape plan to ensure that the pathways outside of the pipeline easement have the required landscaping. • A landscape strip a minimum of five(5) feet wide shall be provided along each side of the pathway.If landscaping is not allowed within any of the irrigation easements, the applicant shall provide five(5)feet of landscaping outside of the irrigation easement to meet this requirement. • The landscape strips shall be planted with a mix of trees, shrubs,lawn,and/or other vegetative ground cover. There shall be a minimum of one (1)tree per one hundred(100) linear feet of pathway. If this calculation results in a fraction of five(5)or greater,round up to an additional tree; if the calculation results in a fraction less than five(5),round the number down. • Add a mitigation section to the landscape plan for trees that are removed meeting the criteria per UDC 11-3B-10. • The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B, as applicable. Incorporate some split rail fencing around the open space areas per the Fields Subarea Plan and provide fencing details. 3. The development shall comply with standards and installation for landscaping as set forth in UDC 11-3B-5 and maintenance thereof as set forth in UDC 11-3B-13. 4. The Five Mile Creek,Teter Darain, and Sky Pilot Drain shall comply with the provisions for irrigation ditches,laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. The applicant shall obtain Council waiver to leave the Teter Drain and Sky Pilot Drain open as proposed. 5. Pathway and adjoining fencings and landscaping shall be constructed consistent with the standards as set forth in UDC 11-3A-7A7, 11-3A-8 and 11-3B-12C. 6. Prior to signature on the final plat by the City Engineer,the applicant shall submit a public access easement for the multi-use pathway along N. Star Road and N. Owyhee Storm Avenue to the Planning Division for approval by City Council and subsequent recordation or unless required by ACHD. 7. The development shall comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,including but not limited to driveways,easements,blocks, street buffers,and mailbox placement. 8. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. 9. All common driveways shall meet the requirements of 11-6C-2-D including a perpetual ingress/egress easement being filed with the Ada County Recorder,which shall include a City of Meridian I Department Report IV. City/Agency Comments &Conditions requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. 10. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the proposed clubhouse and pool area prior to the submittal of a building permit application. The design of the site and structures shall comply with the standards listed in UDC 11-3A-19;the design standards listed in the Architectural Standards Manual. 11. A Design Review application shall be submitted and approved for the single-family attached and townhomes. The design of the structures shall comply with the standards listed in the Fields Design Guidelines and the Architectural Standards Manual. 12. The Applicant shall have a maximum of two (2)years to obtain City Engineer's signature on a final plat in accord with UDC 11-613-7. 13. The Applicant shall comply with all conditions of ACHD. 14. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. B. Meridian Public Works Site Specific Conditions of Approval 1. Well site needs the following: -Access easement from road to the north(we don't want to come off of Star Rd). -A 20'easement along the eastern boundary for a flush line -480 V power brought to the site. General Conditions of Approval 1. Applicant shall coordinate water and sewer main size and routing with the Public Works Department,and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2. Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 3. The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A) and an 81/2"x 11"map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface City of Meridian I Department Report IV. City/Agency Comments &Conditions or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 5. All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 6. All irrigation ditches,canals,laterals, or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42- 1207 and any other applicable law or regulation. 7. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources(IDWR). The Developer, Owner, or project Engineer, shall provide a statement addressing whether there are any existing wells in the development, and if so,how they will continue to be used, or provide record of their abandonment. If wells are to be abandoned,the project owner or their representative must contact the IDWR Groundwater Protection Section (Aaron Skinner, Hydrogeologist 208-287-4972)BEFORE any work is done to decommission an existing well(even if it is believed that the well is less than 18 ft deep). Proof of communication with IDWR must be submitted to the City prior to any work being done to decommission the well. Failure to communicate with IDWR may result in additional work and expense to decommission the well. 8. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 9. Street signs are to be in place, sanitary sewer and water system shall be approved and activated,road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 10. A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing,landscaping,amenities, etc.,prior to signature on the final plat. It. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 12. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 13. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 14. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 15. Developer shall coordinate mailbox locations with the Meridian Post Office. 16. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. City of Meridian I Department Report IV. City/Agency Comments &Conditions 17. The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 18. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 19. At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 20. A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at htlp://www.meridiancily.org/public works.aspx?id=272. 21. The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 22. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. Meridian Park's Department https:llweblink.meridianciV.ory WWebLink/Browse.aspx?id=438760&dbid=0&repo=MeridianCit X D. Community Planning Association of Southwest Idaho (COMPASS) Click or tap here to enter text. E. Irrigation Districts 1. Nampa&Meridian Irrigation District Click or tap here to enter text. 2. Settler's Irrigation District Click or tap here to enter text. 3. Boise Project Board of Control Click or tap here to enter text. F. Central District Health Department Click or tap here to enter text. City of Meridian I Department Report IV. City/Agency Comments &Conditions G. Idaho Department of Environmental Quality(DEQ) https:llweblink.meridianciU.orglWebLinkIBrowse.aspx?id=438760&dbid=0&repo=Meridian Cit X H. West Ada School District(WASD) or Other District/School Click or tap here to enter text. I. Ada County Highway District(ACHD) https:llweblink.meridiancily.org/WebLink/Browse.aspx?id=438760&dbid=0&repo=Meridian Cit X J. Idaho Transportation Department(ITD) Click or tap here to enter text. City of Meridian I Department Report IV. City/Agency Comments &Conditions V. FINDINGS A. Annexation (UDC 11-5B-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: l. The map amendment complies with the applicable provisions of the comprehensive plan; The Community Development and Public Works Directors made a determination that since the city is installing a sewer trunkline in McMillan Road and this property is contiguous to city limits, that we can annex the property. The subject development will not be able to apply for further applications or do any development until sewer is available at the site or the applicant is actively extending sewer to the site.As a result, the Director finds the proposed Comprehensive Plan Map amendment complies for the following:Industrial to Civic, Medium Density Residential to Medium High Density Residential, and Mixed-Use Community to Commercial. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the proposed map amendment comply with the purpose statements for the General Industrial, Civic,Mixed-Use Community, Medium Density Residential, Commercial, and Medium High Density Residential designations. The General Industrial designation accommodates a range of uses that support industrial and related commercial activities, including warehouses, storage facilities, light manufacturing,flex space, and incidental retail and office uses. The Civic designation is intended to preserve and protect existing and planned municipal, state, and federal lands for area residents and visitors, and the proposed City park is consistent with the Future Land Use Map (FLUM) designation. The Commercial designation supports a full range of uses serving residents and visitors, with the C-C designation allowing for a broader mix and larger-scale retail, office, and service uses. The Mixed-Use Community designation provides for areas where community-serving uses and residential development are integrated into the urban fabric. The TN-R zoning designation allows a variety of residential types, including attached and detached single- family homes, duplexes, townhouses, and multifamily development, while incorporating open space and promoting pedestrian-oriented design through well planned streetscapes that also accommodate safe and efficient vehicular movement. The Medium Density Residential and Medium High Density Residential designations are typically applied to compact areas within larger neighborhoods and are often located near mixed-use or employment centers to provide convenient access to services and jobs. The R-8 and R-1 S zoning designations permit residential development at gross densities as low as three dwelling units per acre to twelve dwelling units per acre,providing an appropriate transition in intensity between higher-density residential areas and adjacent commercial or industrial uses while supporting a cohesive and well-integrated development pattern. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds annexation with I-L, TN-R, C-N, C-C, R-8 and R-I5 zoning designation will not be detrimental to public health, safety, and/or welfare. City of Meridian I Department Report V. Findings 4. 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 Director 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. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the annexation of the site is in the best interest of the City. B. Comprehensive Plan(UDC 11-513-71)) 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 a amendment to the Comprehensive Plan,the Council shall make the following findings: 1. The proposed amendment is consistent with the other elements of the comprehensive plan. Stafffinds the proposed amendment to Civic, Medium High Density Residential, and Commercial designations consistent with the Comprehensive Plan. The proposal supports a logical transition of uses, stepping from higher-density residential areas to commercial development and a City park, thereby contributing positively to the character and functionality of the surrounding area. 2. The proposed amendment provides an improved guide to future growth and development of the city. Stafffinds that the proposal to change the FL UM designation from Medium Density Residential to Medium High Density Residential, Mixed-Use Community to Commercial, and Industrial to Civic will allow a transition in uses. The proposal supports a logical transition of uses, steppingfrom higher-density residential areas to commercial development and a City park, thereby contributing positively to the character and functionality of the surrounding area. 3. The proposed amendment is internally consistent with the goals, objectives and policies of the Comprehensive Plan. Stafffinds that the proposed amendments are consistent with the Goals, Objectives, and Policies of the Comprehensive Plan as noted in Section III. 4. The proposed amendment is consistent with this Unified Development Code. Stafffinds that the proposed amendments are consistent with the Unified Development Code. 5. The amendment will be compatible with existing and planned surrounding land uses. Stafffinds the proposed amendments will be compatible with abutting existing residential uses in the near vicinity. 6. The proposed amendment will not burden existing and planned service capabilities. The Community Development and Public Works Directors made a determination that since the city is installing a sewer trunkline in McMillan Road and this property is contiguous to city limits, that we can annex the property. The subject development will not be able to apply for further applications or do any development until sewer is available at the site or the applicant is actively extending sewer to the site.As a result, the Director finds that the proposed amendments will not burden existing and planned service capabilities in this portion of the city. City of Meridian I Department Report V. Findings 7. 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. Staff finds the proposed map amendments provide a logical juxtaposition of uses and sufficient area to mitigate any development impacts to adjacent properties. 8. The proposed amendment is in the best interest of the City of Meridian. For the reasons stated in Section V and the subject findings above, Stafffinds that the proposed amendments are in the best interest of the City. C. Preliminary Plat(UDC-613-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; Staff finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section IV. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; The Community Development and Public Works Directors made a determination that since the city is installing a sewer trunkline in McMillan Road and this property is contiguous to city limits, that we can annex the property. The subject development will not be able to apply for further applications or do any development until sewer is available at the site or the applicant is actively extending sewer to the site. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The Community Development and Public Works Directors made a determination that since the city is installing a sewer trunkline in McMillan Road and this property is contiguous to city limits, that we can annex the property. The subject development will not be able to apply for further applications or do any development until sewer is available at the site or the applicant is actively extending sewer to the site. The Director finds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City's Capital Improvement Program. 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Staff finds the proposed development is not detrimental to the public health, safety, and general welfare. 6. The development preserves significant natural, scenic or historic features. Staff finds the development is preserving the Phyllis Canal, Five Mile Creek, Teeter Drain, Sky Pilot Drain by keeping them open as a natural feature. City of Meridian I Department Report V. Findings VI. ACTION A. Staff: • Staff recommends approval of the proposed annexation with the requirement of a Development Agreement per the provisions in Section IV in accord with the Findings in Section V. • Staff recommends approval of the proposed preliminary plat with the requirement of a Development Agreement per the provisions in Section IV in accord with the Findings in Section V. • Staff recommends approval of the proposed Comprehensive Plan Map Amendments per the provisions in Section IV in accord with the Findings in Section V. B. Commission: Pending C. City Council: Pending City of Meridian I Department Report VI.Action ' 1 1 c Ola f. ctLocation 111 Analysis -- of Impact MCNIII�LLAN = C a H U W Legend Project Location Area of Impact 0 Analysis a I , • 1 i . 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II.11:--:.• Q �' , • � 'O��:uuWu:.\n111ri►i�jl.nn nnn,l■nl �� IIIIIII -_ foil I. ` �rLlll_I IIIII\IIIII/: •IIIIIIIr• .IIIIIIIIIIO 1111 Z _�1111n I IIIIIIII�U� p n111111111 Q =Yillli e _= II111.11 I' Irr �1. ��jI1II11I1`` —= U i 1/111/1110 C-� i11_ 111n11I1n 1 IIIII I, - __ _ IUISiuo• I r,;,,,_ W.inm �uu�����iu� rol Ilu��•1111 �1uNnIn11___ 1 N•..1,,. V./��=mmn;0,nm e_:_IIIII 'll IIIIU'llYllll III-C ICI;;;II�,1�Ic:1��{:IG:1- 1•11 IOI E �Illlllljp i��riri �� i111111■ Kill _vuiin°uim"__Imrtnnnl., _,I.Inm nnm Illyllllllri?:3 "�� _IIIIIIIIII 1. ■ , --- _�_ � nihnfi�iuli, USTIGK- 11����lv���l�l�r!�/01111111111 IIIIIII Y ,�„1Y � IIIIIIIIII II - I - ur�- now II3=ii%4�I^U:.n n.1� �I- numlr�•. •��: 1 . nni F.�1nu. B. Subject Site Photos Parcel No. SO432223400 Parcel No. SO432336251 1. r Monona t , City of Meridian Department Report VII. Exhibits C. Service Accessibility Report PARCEL S0432234050 SERVICE ACCESSIBILITY Overall Score: 11 3rd Percentile Criteria Description 1 . Location Within 112 mile of City Limits YELLOW Extension Sewer Trunkshed mains > 2,OOO ft. from parcel RED Floodplain Either not within the 100 yr floodplain or ;,, 2 acres GREEN Emergency Services Fire Response time < 5 min. GREEN Reporting District meets response time goals some of Emergency Services Police YELLOW the time Pathways Within 114 mile of future pathways YELLOW Transit Not within 1/4 of current or future transit route I RED Ultimate configuration (#of lanes in master streets Arterial Road Buildout Status plan) 3 existing (# of lanes) & road IS NOT in 5 yr work RED plan School Walking Proximity Within 112 mile walking GREEN Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Park Walkability No park within walking distance by park type RED Repot gene•ated an 0'-22-2026❑y MERMAN\,ter City of Meridian I Department Report VII. Exhibits A Site Plan(date: 12/12/2025) •ups � I�� '--acecros ------------------------ it \ Liwima„msmn i I m,-Icasl exo WESTVElL5U601VISION �I-mYw City of Meridian Department Report VII. Exhibits E. Preliminary Plat(date: 12/2/2025) PRELIMINARY PLAT SHOWING e_— WESrVEILSU&DIVISION 91IVAlF ° ¢ _ I..—__ ......: eT°°.,.,"" ES1QINA P9FTI0N 9F 1HEWE5f L2 e •.....w..d. __ �...i..... .� �.. aPs+1W .AOI5EMEAIbIAN.tINdF®°a. —___e<r,.x_-- _ ____MERIDA°N,ADACCUM,IDAHO ' ECEMUER - ° '�'� b I •- a il' ��.���e. MIS I s71 1LV I� sSm.: fI IIEEEss • aI km - 1. s ° r ' ram- ° °h I. '�T •�. 'S14SmamomslanulPssc— '-'^a9ower�as= zmvrv..w,.n In o �� ��� I •IIt I l i � �'� W ii• � ��I City of Meridian Department Report VII. Exhibits f -- -------- ... s . . . - I` i fl .................. .... ....... am ®: Emu= "Em OWN RE MS.- 1.1 oil 11111 111"Hum"Mum mi i 1d0AA �1� 9 Roll 1� _. ---------------------------------------------------------- ---------------------------- -- ----- r r , ;•j� - , _ ;;1;11 fS -451. -- g;l ill C` eel:; ,il d'eldw§§l':.51 - I$ n� I r I , ,➢ __�mmn. - —1-� -.--93_y�i 1�'- a�k�l 9 4E 4�aL i^ � 'I km Flu Lm ---___--�' --i—�-_•`���-]� ---- __ it -fir , ij ::i :•1 Ig s' City of Meridian Department Report VII. Exhibits j�IL aF �. t aa� iaiE � wcsysasueavrioN _ WPAUAN,INIMO PRELIMINARY EMGINES41W City of Meridian Department Report VII. Exhibits F. Landscape Plan (date: 4/1/2026) gyp 1 1 — eurr I .M. (�IIIII I I �- PRELIMINARY PLAT LANDSCAPE COVER 1 " T S••a-z7 YJ PO-CT- CGS? !J€3 f- 0 0'D 1 s 1 V 6 1 F Gan- km 1 I 1 .... v �.e.��..e 1 PRELIMINARY PLAT LANDSCAPE PLAN City of Meridian I Department Report VII. Exhibits 1 M 1 1 1 A� ------- --- is g1 -. -r ♦ N ' \ - --- 1� krn Ii I i I �F I Ne _ 1 x PREDMINARY PIAT LANDSCAPE PUW sTr - ---- —- '�. .��� � --- ------------------------------ 1: V 1 0 ,1 '1 1 14 1 1 4 1 d ;1 1 1 s Lei✓ 1. 1 a 1 -- ---- 1 Y �� ♦e 1 II ♦II � ,.-„- QPRELIMINARY PLAT IANDSCAPEPM City of Meridian Department Report VII. Exhibits 02-- 12- ...................— km City of Meridian Department Report VII. Exhibits 1_1 - y o IGYYrGMYY�GC�Ylirinrii��r rrrrruy sr�Sri OCY I s� r ir=i Q � �4 rr�r=a OEM k§11 iui �>. �a Via© Inrr�iiin nr ,"I' CCCCa�Cmmr __� �Y1fYY��Y rrrririil�ry��y ��� , v.om KIM o� 0o Q QQQ11yO o0 0© o a. ao oA o = Q�doCooCccmo� �mm����000coCoo��� oo„ „� �CCI�DI ,CJC���0001 IN 0101:1 Ccola o �Paz MUCCIM M Iloilo�a�o OECD �o 0o Qo �� o d���Q�l a o RIM Q� Q o aka ��� non o o � � OWN 0o a0 0 a000 �ool a o,� Qn 0 0 � o0®�II�©QCI�CC� �CCCC��J �coc6 cccl go's i � ��0000ac� tooadQ I�Ei��momCCCI �CmCCCcp� . I@C7mL'1��1 IGCP�ImmC� Col�m ' �,,,uIIgIUMrr,,,,.. ■rr 0©00000111100001 00000000000©00000000000000000EEE©o0000000000100011001A_ - 109Eo000EC00■00� o00o00000900090000900E910oC000010010009001�1000oCOG009 MINIMUM 000990G00C��00�0000�000C�DOOC�O@0��000C00oG�00�000@�C� = III 11119I1110111111:111111: 1011:11:1111111111211:OPEN S.ACE EXHIBIT IIIIIIIOII111 �101100@OIl00lllll 001000@IQ@o0111001010�9@IIIl000110111101111010101111010 H. Preliminary Plat and Site Amenities(date: 12/15/2025) 1111111_IIIIh,. 1 ` z IIIHIIIIII■lnlllll nuns: flfflw == ==f '� -'=��'"iuiuililiwlml, 2WPOCKErPARKS 6 IY �: = 2 --y Y,ulillllllllf 3 7 IIIYY{ �� IIIWIIIIIJ- I-- INSPIRATION Ir1111rI11r11 �11111111111� _ wj F� PRELIMINARY PLAT SUBJEZTTO CHANCE City of Meridian I rIIIr4� +n''Im u � '1IN111111W!r�,IlAllllll?' - Ix111mnunnnr� 5 Departmentpo Fields 1 Identified I • 71 City of Meridian Department Report V11. Exhibits + # Y � 1 , r I - I W Y r, 3 � w }i. � t' �: i �r h•� '� 'ICJ• �' C - z a 4 � w r� r L Pathway Exhibit(date: 12/2/2025) W Mc LIAN RD. jF� BARN n.... 1` \\\ ................. Iz z \ ....... i. ..., ' .... � � �{ •• W i 'E s D T slo UADIVCAENK•. ' �'•�. � •••TEETER RAIN I� ` \ II ' E II I ; Q • y1II THE FIELDS I ::.:.:::::.......... OW CHOOI H +I, MAP KEY: clTYmuLV F—RETMRS Q RF NR nGREEN SPKE i \: -_ - RECRunorvnRu ____ —- - - _,• PILOT D/tAl IE.. ......... E•,sK >:•-. .........cownurvlrn oEsn rvnnory " sloEwuxcorvrvErnorvs ..... ^ ......... i -DIVISIONSIOEWALK �_ I 7 UiTa--�I —CE—A WBJECTIOC—GE City of Meridian Department Report VII. Exhibits J. Conceptual Phasing Plan �I O , O fl I Y pp i R+ I ''p e m ID o b gp ® - H . 7-I I li I - R-IS Y , ,i s WE5TVEIL SURDIVISIO N MERIDLAN,IDAHO CONCEPTUAL PHASING PLAN City of Meridian Department Report VII. Exhibits !.1 "` Ilill�I�II�I� `� 1�1111111111111�11�I1111�1111lII �1111111 � �_� � � �'� �IIIIIIIIIIIIIIII�II , -1 -- 11 1111111111 I i -_� il11111111Q111111111 ; 11111111 � � i IIIIItlll111s'rt�lil��r����► B �dn �111111111 I111111111111- I�i�i I�� ` ' 1���11�11�I i�11�1■I■I ■� 1■ �I�I�� I I111 1 No S ., ■1�11 �11■11�� I� � 111111111111p �µ 1■IIi �m11l11■�I IIIIIIIII , 1 ■I■11■III � � I �� `�� = Em. ONNONE C C �,� ' � ■1I I11■I�II;I I11 1 �' 11111111 � �, 1111111� 11.� �11111�� ��IIII - � 1 111lII I � 1111111 1111 -111' 1111111 �Illllli1.1111i 1MEN � . _ 'llllllllllllll 11111111111 III Il I III I IIII�I � Illlllll Illlllllllllllllllllll IIIIIIIII°i ® - L. Typical Street Section Exhibit hbM' 1. HE11:Hr 9F LDw wAU NEN EX 1-5 A m;-VMEEr R hTmZ moE'Fauki dEh N wu TH%VAH TFE AuAn)h ar 7._l.0 %3 Am TFE TML—Ao e'MLE �x.7nA nS F�RUAn U91P1° XA iF FL STAR RD_TYPICAL-STREET SECTION EEa 25' L*139DWE E06FFER II -I- n• +11. Wiwi, kG I'!1lIC•TIl1' JJ11SY I.W701: MEL II�I� 7ts m W. USTICK RD_TYPICAL STREET SECTION WIS x.; Wl"�-�E nIIFFER � --I n io' k -MYH E LAM r:3 C.^.NCWEErkV +wE rvdIw1LEa��.r I� a ala 1•i`l Ifir0 N. IDWYHEE STORM AVE.. TYPICAL STREET SECTION rrs City of Meridian I Department Report VII. Exhibits M. Common Drive Exhibit(date: 4/1/2026) Z as wm N� o 0 i >rJUS o-, f° 4y f Q 3 o m rc 2 SIDED � SIDE 1 LOT 32 IS ANON-BUILDABLE COMMON LOT ®ugwyq' WITH A BLANKET INGRESS/EGRESS EASEMENT © 3 n ® 12' '.1 O IN FAVOR OF LOTS 33-35.BLOCK 2 20 T3 > SIDE 1 12' 1 1 20' —!_ SIDE BUILDING ENVELOPE,TYP. p TSIDE� `� DRIVEWAY FOR LOT 36 BLOCK 2 TO . T i E Nt. INN. R.I NYG BE LOCATED ON THE OPPOSITE SIDE IcyW+ ry ® 12' Pwni jzuls�d3P OF THE SHARED COMMON DRIVE 4� -�- SIDE PROPERTY LINE \TAVA STREET•• •:.I ` 20' EX2.0 COLLECTOR BUFFER LOTS B-NM BLOCK 2 �P�,OFlDgy 30'WHEN PRINTED AT 1-17' * yam,yf IT e t >a .ITT a 4 �9NDSCAFEP 20' COLLECTOR BUFFER DRIVEWAY FOR LOT 12 BLOCK 3 TO BE �, r"20 LOCATED ON THE OPPOSITE SIDE OF T � 12• SHARED COMMON DRIVE PROPEM LINE SIDE O SAGEFIELDSTREET SIDE }— � < < T 0 12' NZ >O om 20' —+ SIOEJ J O LOT I)IS A NON-BUILDABLE COMMON LOT © SLOE — � - ♦F 3 m WITH A BLANKET INORES$/EGRESS EASEMENT 20' O • ELF". IN FAVOR OF SOTS 13-16,BLOCK 3 12 BUILDING ENVELOPE,TYP. +_ SIDED Z - �© �l j 12 O SIDE¢q © &� 12' 20' —� SIDED ENGINEERING —————————————— — EX2.1 ®LOTl l E 6 RB T 1-17• 'cy yf q�'o * e 2 16 TT (W �gNOSCAQEP City of Meridian Department Report VII. Exhibits 20' COLLECTOR BUFFER �. IN I I of I •• BUILDING ENVELOPE.ttP. O Q K N� ® SI ® �S ® I S� S. I I (•• yl6 ms BLOCK 3 5'�..._ -+IS• ® I ® I '• •• >awc 0 p _ 20* I IN I �� I I �5. :z •. � 3 E I I`20 I I DRIVEWAY FOR LOT 86 BLOCK 3 /� M� I I TO BE LOCATED ON 20'THE o ry I ly i�•: O OPPOSITE SIDE OF THE SHARED COMMON DRNE PROPERTY LINE .,�_. . LFRONi GA21 G UST PRWDE SP�CE FOR COMMON c ® VEHICLE LOT 90 ITO TURN AROUND.I.AYOUTA PIONEER DRIVE IS SHOW AS TRAMPLE. CRY TO R PASS STREET :'i.'• APPROVE ACTUAL LAYOUT AS A PART OF LOT 90 CONSTRUCTION PLANS.. LOT 90 IS A NON BUILDABLE COMMON LOT WRH A BLANKET E N G I N E E R I N G -- INGRESS/EGRESS EASEMENT IN FAVOR OF LOTS 87-89.BLOCK 3 LOTS 81-89,BLOCK 3 . !EX2.2 a ®'=30�WHEN PRINTED AT 11•%17' �PTEOFIpgy * v¢A YE O* Z e >X 4 03 JJ Q7. �gA'pSCAVEP —�— SIDE DRIVEWAY FOR LOT 9 BLOCK 11 TO BE O —20' LOCATED ON THE OPPOSITE SIDE OF THE 12' SHA RED COMMON DRNE PROPERTY THE SIDE _ IL 10 7- � m BUILDING ENV0.0PE.tt & P.��'I } SIOE I z I O= W m 1 I >a 12' OO CANYONVIEW STREET F 20' m2F > p 11 T- ® © I/=1 Q O..I I SIDE J_ O 0 O I T S1DE I� on 3 O m _ I LOT 13 IS A DN-BUILDABLE COMMON 12'y�-I © T 10 - LOT WITH A BLANKET INGRESS EGRESS FAVOR EASEMENT IN OF LOTS 10-12, I a® BLOCK 11. SIDE BLOCK 11 T_ � i 12 © T10,20. LOT 12 MUST PROVIDE SPACE FOR n T VEHICLE TO TURN AROUND.LAYOUT ® IS SHOW AS AN ENAAIPLE. CITY TO APPROVE ACTUAL LAYOUT AS A PART P__sDE OF LOT 12 CONSTRUCTION PUNS. ENGINEERING aWV>s Imo:EX2.3 �. . . . . . . +Vzl—xzl_W.AC •HIEVEMENTSTREET_MZ1 _ I �P'fE0F1OgH Y O ®LOTS 9-12EN,BLOCKAT 11 11 p e 30 WH PRINTED %1J ry Q3 JJ `C• �'NDSCAVEP City of Meridian Department Report VII. Exhibits ' 20' SIOE� a DRNEWAY FOR LOT 10 BLOCK 15 TO BE • �''® BLOCK IS LOCATED ON THE OPPOSITE SIDE OF THE 2' F SHARED COMMON DRIVE PROPERTY UNE Z I 11 I BUILDING ENVELOPE.TYP. p m m lo' LSIRE-_—1_— >Q w J SIDE —F Ja ox 0' ?> u © z G� mo pm 1_2aJ T „1 LOT 14 IS A NON-BUILDABLE Q T I COMMON LOT WRH A BLANKET INGRESS/EGRESS EASEMENT IN FAVOR z [ ® OF LOTS 11-13.BLOCK 15. z O p 20' U � SIDE 1 LOT 13 MUST PROVIDE SPACE FORA (- VEHICLE TO TURN AROUND.LAYOUT SIDE r IS SHOW AS AN IXYOUT CITY TO APPROVE ACTUAL LAYOUT A PART 10, OF LOT 13 CONSTRUCTION PLANS. ENGINEERING 20'y ® T I �.w�t Wks 3vW —A- -- -- ----•- EX2.4 . . . E.n . . . . . . �P�EOFTDgy —W ACHIEVEMENT STREET—- * y5u`YB D* e 2 ®LOTS 10-13 BLOCK 15 " W 1 =30 WHEN PRIMED AT 11 1] �� -16)) aC 0 03. 4 � �NpSLpPEP ry� W.ACHIEVEMENT STREET 6 • Y • �. co i e � � �� �T � p O H REAR T -1 IR. T RE4R T R_l_T N- >p aQ o' • BUILDING ENVELOPE,TYP. w C O it 3� om 75 51 II•� -�•II �•IS' DRNE'MAY FOR LOT 3 BLOCK 16 TO BE 11 3 LOCATED ON THE 20'+I t-.E 0' 20' LF 20' Z OPPOSITE SIDE OF �II— FROM( FRONT— FRONTTHE SHPRED COMMON DRIVE PROPERTY LINE ry ry • ' f COMMON LOT 6 MUST PROVDE SPACE FOR A DRIVE 5 SHOW TO ILE TURNTµ EXMIPIE. CITY TO LOT T IS A NON-BUILDABLE APPROVE ACTUAL LAYOUT AS A PART COMMON LOT WRH A BVV _ OF LOT 6 CONSTRUCTION PLANS. E N G I N E E R N G INGRESS/EGRESS EASEMENT IN •.•••'•. .. . CLUB RIDGE STREET "" A FAVOR OF LOTS 4-6,BLOCK 16. COLLECTOR BUFFER-4--I ®LOTS E WH 3" BLOCK T I EX2.5 30 E= N PRIMED AT 1 X1] �PlEOF1D,yy * y56A Y8 O+ Z -16]] .03. LS 'Z- SCAFEP City of Meridian I Department Report VII. Exhibits LOT 22 MUST PROVIDE SPACE FOR A LOT 21 IS A NON-BUILDABLE COMMON LOT VEHICLE TO TURN AROUND.IAYOW WITH A BLANKET INGRESS/EGRESS EASEMEM IS SHOW AS AN EXAIAPLE. CITY TO IN FAVOR OF LOTS 22-24.BLOCK 16. APPROVE ACTUAL UYOM AS A PART OF LOT 22 CONSTRUCTION PLANS. 20' COLLECTOR BDFFER SILVER CLIFF STREET Is ...•.•... . - IV x COMMON BLOCK 36 XN ® DR E < DRNEWAY FOR LOT 25 BLOCK a +�_,-.N -.fi• "''• 7 Z K 16 TO BE LOCATED ON THE _ + 9. op SIDE OF THE SHARED - - ,'r,'• j 0 Z COMMON DRNE PROPERTY LINE FRO �M o �Nf a p y F^ j u 20' 1 0 I— CAE - E OJ 20 N ,_• FO 3 C m �20' 5 '�" I 5- .�. 51~ � 1 j: 6 ® +5' I ® 6I ® 51 t _ _ BUILDING ENVELOPE.TYP. E" 1 J L 1 J LEAK 1_A Lr _L_J km�. rxoxa HWbm�aa�a ECHO RIDGE STREET LOTS 22-2"BLOCK 16 EX2.6 30'WHEN PRIMED AT 11 17 �P�EOFIpgH O -16 77 .03. 0 SCAPF'P BLOCK 17 1 1 � 1 RE4R I 1 I EAR T RFOR T T REAR T g r j Q X H BUILDING ENVELOPE.M. m I] I > 5.1� 1 5.1 yJS. l I I < ° '15' zw o� m IW I IW III- GARAAGE 20 E GARAGE I� �2CPRAGE OR7 TO FOR LOT 30 BLOCK rr N� M 'R I N 1J TO ID LOCATED ON THE L L COMMON SIDE OF THE SIWLW COMMON DRIVE PROPERTY LINE OMMON C LOT 27 MUST PROVDE SPACE FOR A • + + ® VEHICLE TO TURN AROUND.LAYOUT DRIVE IS SHOW AS AN OK MPLE. CITY TO �•'+ APPROVE ACTUAL LAYOUT AS A PART OF LOT 2]CONSTI2UCTON PUNS. WILD RIDGE STREET km E N G I N E E R I N G LOT 17 IS A NON-BUILDABLE COMMON LOT 'j 1 iiia 4Y WITH A BLANKET INGRESS/EGRESS EASEMENT IN FAVOR OF LOTS 27-29.BLOCK 17. nW,las mLOTS 27-30,BLOCK 17 rl"EX2.7 33 \\[w,�// =30'WHEN PRINTED AT 11'%17- �PTEOFIpgH O w 16]] .a6. �z 0 ty��pOP City of Meridian I Department Report VII. Exhibits ry o W.ACHIEVEMENT STREET BUILDING ENVELOPE.TIP. { r y Z m 00 tm — >x w m BLOCK21— � -- -- — -- -- 00 ~ T REPRI F N REARI r T Z T } I T R R� Q Q N I I I I. O m I I IW �5ols B•I♦ 0 IS o " 3.1_ o A.IIn �I I I I I j I 5 I 1 I I 20' —20•� 20' 20'�1 GARAGE FRONT, —FRONT. FRONT, T —=FRRJ ��o J uw g T LOT 9 MUST PROVIDE SPACE FORA VEHICLE TO TURN AROUND.LAYOUT COMMOIVEN IS SHOW AS AN I.AYOULE. A PTO ® DR APPROVE ACTUAL LAYOUT AS A MT OF LOT 9 CONSTRUCTION PLANS. LOT 10 IS A NON-BUILDABLE CLUB RIDGE STREET COMMON LOT WITH A BLANKET INGRESS/EGRESS EASEMENT IN FAVOR OF LOTS 7-9,BLOCK 21. `�,•i' •' . EX2.8 DRIVEWAY FOR LOT 6 BLOCK 21 TO BE LOCATED ON THE OR SIDE OF THE ED COMMOIN DRIVE PROP TE ER LINE *'Sp•0OF YP v ! Z ®LOTS BLOCK TT Ew 30'WHEN WHEN PRINTED ATT I1 1] .03.�gNOSCAVEP b. w� W.ACHIEVEMENT STREET Z � 00 =m �= wrmi BLOCK 21 ry b >Q _ �_ _ 0� >� r IREAR T IRFAR—_�— IREOR S Q D O I T p �I I oI I N Z� BUILDING ENVELOPE,TP. j 0 U 0 si ® i s•I ® s•� ® I r� ® �{s• IN to GARAGE �J L 2GgRAG L Imp E L �-20 LOT 29 MUST PROVIDE SPACE FOR A ry ry N ,FIEONT ry VEHICLE TO TURN AROUND.LAYOUT J � 15 SNOW AS AN E%AMUN CITY TO APPROVE ACTUAL LAYOUT AS APART OF LOT 29 CONSTRUCTION PUNS. COMMON LOT WITH IS A NON—BDILD COMMON DRIVE ® LOT WITH A BLANKET INGRESRES S/EGRESS . . . . . . . . . . . . . . . . ... EASEMENT IN FAVOR OF LOTS 29-31, DRIVEWAY FOR LOT 32 BLOCK BLOCK 21 21 TO BE LOCATED ON THE "r OPPOSITE SIDE OF THE SHARED -' - [N G I N F F R I N G CLUB RIDGE STREET COMMON DRIVE PROPERTY LINE � '�' snsxomxmrwurw<. '� nnMkw�13� onrz.. wN4ts mLOTS 29-32,BLOCK 21 �EX2.9 :i>v t" 30'WHEN PRINTED AT 11"X1]' EOFIpgH O LB n w .03. �9NOSCAeF'P City of Meridian I Department Report VII. Exhibits DRIVEWAY FOR LOT]BLOCK 27 TO BE LOCATED ON THE OPPOSTE SIDE OF THE SHARED COMMON DRIVE PROPERLY LINE $ILVERCLIFFSTREET © \ O• o® S BLOCK 27 -• - •// / ,�0 LOT 10 IS A NON-BUILDABLE COMMON O \\ m WITH A BLANKET INGRESS/EGRESS EASEMENT ® \ H Z O N IN FAVOR OF LOTS B-9.BLOCK 21 p, / / \J Q ® / O it,�w 20 LOT 9 MUST PROVIDE SPACE FOR A VEHICLE TO TURN AROUND.LAYOUT IS SHOW AS AN EMML LE. CRY TO p, MPROVE ACTUAL LAYOUT AS A PART /) OF LOT 9 CONSTRUCTION P S. / \y� / BUILDING ENVELOPE,TYP. \ // km X NE W EX2.10 ®1' 30?WH9ENBPRON ED ALCK271 1] * yy YEOFe 9 p* e m >M -16 TT a .03. 4 �9�DS('APF'P I SIDE T BUILDING ENVELOPE, 12' J_ © 10' LOT 32 MUST PROVDE SPACE FOR A VEHICLE TO TURN AROUND.LAYOUT IS SHOW AS AN E%AMPLE. CIW TO F MPROVE ACTUAL LAYOUT AS A PART Z 1p OF LOT 32 CONSMUCRON PLANS. vi 00 X m 1Q w� O SIDE T ttt222 20' D Z K T o ® LOT 31 IS A NON-BUILDABLE COMMON < cp LOT WITH A BLANKET INGRESS/EGRESS Ja ZO x EkSEME IN FAVOR OF LOTS 32-34. 0 U BLOCK 28, o' g0 o — ---SQE 0? 3 om 2,0, Z SIDE———�— —&� 0U 11I LL BLOCK 28 12' 10• 7 ypT 20 — —1_ sIOE N2 ® G ~ km SIDE N� •- ENGImmNFFRI NG 12• I wmrur9 r 10• nW,lx 20' EX2.11 SIDE ENTNY CORRIDOR BUFFER I DRIVEWAY•FOR LOT 35 BLOC PT60FfpgHO TED ON ME OPPOSITE SID28 TO BE E OF THE HARED * e,A¢AY LOTS 32-31P BLOCK 28 COMMON DRIVE PROPERTY LINE s 1' 30'WHEN PRINTED AT 11 16]] .05. e �9hDSCAQF'P City of Meridian I Department Report VII. Exhibits MALIBU RIDGE STREET BLOCK 31 m 156E O a s w LOT 11 MUST PROVIDE SPACE FORA w VEHICLE TO TURN AROUND.LAYOUT Q IS SHOW AL EXAMPLE. CRY TO 20,+T O I m j M PROVE ACTCT UAL LAYOUT AS A PART T h -O OF LOT 11 CONSTRUCTION PLANS. �,2 Z ® `V SIDE rcJ J m O x Z� 20 LOT 10 IS A NON-BUILDABLE COMMON LOT 1 SIDE 3 O m WITH A BINKET INGRESS/EGRESS EASEMENT T IN FAVOR OF LOTS 11-13,BLOCK 31 ® 1 20' O 10' SIDED_ J Z - Ow _ o >-y. 20' o� ® 1 p �,' 10 IDE BUILDING ENVELOPE,TYP. rc S rc km THISTLE TRAIL STREET• 8 T SIDE�I DRNEWAY FOR LOT 14 BLOCK 10G Iw ® 1 E N G I N E E R I N G 31 TO BE LOCATED ON THE ��11 OPPOSITE SIDE OF THE SHARED COMMON DRNE PROPERLY LINE 20n� \"t\ EX2.12 ®LOTS 1 1 BLOCK �PTEOF/pqy =30 WHENHEN TE PRIND AT 1 it XiJ �yE. O r * e m +aA -16 TTC .03. �gA'DSCAPEP MALIBU RIDGE STREET BLOCK 36 SIDE 33 Z m a® 0 0 s m^ � LOT 58 MUST PRWIDE SPACE FOR A c S w N 12,i ® � 20 VEHICLE TO TURN AROUND.LAYOUT >Q 10• IS SHOW AS AN EXAMPLE. CLIP TO g I APPROVE ACTUAL LAYOUT AS A PARTLAN H Z O L —SIDE JCJ OF LOT 58 CONSTRUCTION PS. Q p b �o Ox 20' BUILDING ENLOPE,TP. SIDE n �� N OJ •..} I VE m 12'F- ® G ® LOT 59 IS A NON-BUILDABLE COMMON 3 U LOT WITH A BLANKET INGRESS/EGRESS Y EASEMENT IN FAVOR OF LOTS 56-58. g& BLOCK 36 _+—SIDE �LL 10'SIDE F 20' Z 2'� r ® 0 — —�_ SIDE_J 1G' s� DRIVEWAY FOR LOT 55 BLOCK HAR rS16E T a 36 TO BE E SILOCATED E ED ON THE iOE SHARED II T 2 COMMON DRNE PROPEM LINE km 12� O o 10 EN G I N�f E R IVN0 JSIDE« ® THISTLE TRAIL STREETso�puy t 20' � warokm.3g ENTRY CORR DOR BUFFERT�~� EX2.13 ®LOTS—WHEN P BLOCK 36 �Pg60F TOWHEN P1pgy = RINTED AT 11"X17 * vssA ye O* e s +MA -16 TT .03. T P Sc P City of Meridian Department Report VII. Exhibits N. Building Elevations(date: Click here to enter a date.) FIELDS DISTRICT 60'STANDARD PRODUCT CBH —- 7T T "�' i I 1 0 U 9 J ®8 — . iAhj ' 41- FIELDS DISTRICT 50'STANDARD PRODUCT cBH —,s PPR �� ® T�■ �al �� e City of Meridian Department Report VII. Exhibits FIELDS DISTRICT 40'STANDARD PRODUCT ceH --s FIELDS DISTRICT 4-UNIT ALLEYTH PRODUCT CBH I.IES o w q71117 w�jIN q . , �r-� ��' IJJ ° �J J J IJ ❑ City of Meridian Department Report VII. Exhibits FIELDS DISTRICT 3-UNIT ALLEY TH PRODUCT cBH °MEs FIELDS DISTRICT 4-UNIT FRONT LOAD TH PRODUCT cBH oMEs ■ A ■ , MM 1 i_; MM FIELDS DISTRICT 3-UNIT FRONT LOAD TH PRODUCT cBH °MEs �r� rr = r City of Meridian Department Report VII. Exhibits O. Conceptual McMillian Market Place Rendering OVA All NkNL THE FIELDS MCMILLAN MARKETPLACE WMgRAMLIPMO AiML STREET PLANTERSUFFER _ RESTAVRANT ANTEREUFFER -- EXTENDED - PAVER SIDEWALK T ?REE GRATES RIME PLANTERRVFFER TWO WAYVMr. CROSS MIKE LANE CONNECTION I EXTENDED SIDEWALK .. FLEE.ZONE: PARALLEL PARKNG 5F0.TINr.N4PF5 SHOPFRONT RESTAURANT A{{E55 PATIO DINING 1A ]k r � ' 5EATPi4 LI4DES AN TRAFFIC-CAIAVN 5 I r 4ft STREETS ECTION A SEATING 0*35 FLAKEFAAKINGI SHOFFRONT CLEAR NODE5 "MNECTI4NS PAyyR,,,�KK�I,,.NG CLEAR ACCESS WALKING f- - -4t.- - -� •�l"J WALKING LONE ZQME I u ♦ S � DIIWE-THROUGH PLANT PEDESTRIAN MMBE TRAVEL MEDIAN TRAVEL FLEX TREE PEDESTIININ LANE BUFFER ZONE c LANES r LANE LANE SANE PLANTER ZONE �l' T1• 16, Ia, T 12 12• 12 8.5' 14' k1.5 CMKEPTUAL-SUIUICT TO CHAN41 City of Meridian I Department Report VII. Exhibits 4 law MLLUW W F • Y� li.. � Y � dw 1 i I S ■ 1 City of Meridian I Department Report VII. Exhibits P. Conceptual Owyhee Center Rendering �� THE FIELDS OWYHEE CENTER _ ce, r_ _ _ ...1 3 ti 0 ID t _ ELF J r #'1 j$u al IH7EGRA7IYE � - � •e.n PATHWAY [ENTRY, •+- AXIS `` j - INTEGRATIVE PATHWAY GIC PATHWAT5 TTPICALoil -- _ ' ' 77 7. _ 1.. PATN14AY5 L k l'SilY1 -r .}`�'#rt� t4 r - IpRNCIPFL ARYEEFItiu LNimROAL PMU0P%ENT ML LTLFAWLv PEVE"MEXT LW EN SWUM CENTRAL AXIS COHIJEC7IONFOR SINGLE FAMILY LIVING L�LTEHPEO fARRIP4R � - [AHHE{TWNTB - H_OWTHEEST05M AVF WAY-FINaING NODES Is,ELL" �a- -e. - SEATINGNO E SELL" ve:is an 11 e.1.1+1 REW.H gAIINfi - LONHECTION 7U AaE21tTYNa13 � -� iOMMERCIAL AREA UW1PTuAL-"J1Li Ta iRAH61 City of Meridian I Department Report VII. Exhibits Q. Annexation Legal Description& Exhibit Map I= E N G I N E E R I N G 0ecern ber 11,2025 Project No.23-162 Westveil Subdivision Exhibk A Legal Description for Annexation A parcel of land situated in a portion of the North 112 of Section 31 and the West 112 of section 32, Township 4 North,Range 1 West,6.M-,Ada County,Idaho and being more particularly described as follows: BEGINNING at an aluminum cap marking the South 1/4 corner of said Section 32,thence Following the southerly line of the Southwest 114 of said Section 32,N89'18'02"W a distance of 2,652.12 feet to an aluminum cap marking the southwest corner of said Section 32; Thence leaving said southerly line and following the westerly line of said Southwest 1/4,NQO'43"15"E a distance of 7,530.56feet to and aluminum cap marking the west 1/4 corner of said Section 32, Thence leaving said westerly line and fallowing the northerly line of said Southwest 1/4,S89'19'37"E a distance of 568.21 feet to a 5/8-inch rebar; Thence leaving said northerly line,NOD'37'32"E a distance of 801.91 feet; Thence N89'19'37"W a distance of 568.21 feet to the westerly line of the Northwest 1/4 of said Section 32; Thence following said westerly Ilne, N00"37'32"E a distance of 974.35 feet; Thence leaving said westerly line,N89'22'28"W a distance of 798.53 feet; Thence SDO`37'32"W a distance of 648.58 feet to the northerly right-of-way line of the Five Mile Draw.- Thence following said northerly right-of-way line the following two(2)courses: 1. 589"23'29"W a distance of 429.60 feet to a 51$4nch rebar; 2. N72'54'31"W a distance of 403.09 Feet to the westerly right-of-way line of the Phyllis Canal; Thence leaving said northerly right-of-way line and fallowing said westerly right-af-way line, 500'36'32'W a distance of 238.39 feet to a 1/2-inch rebar; Thence leaving said westerly right-of-way line,S29'41'06"W a distance of 32.07 feet to a 1/2-inch rebar; Thence N36'09'08"W a distance of 14.22 feet to a 1/2-inch rebar; Thence NO2'2tY45"E a distance of 38.66 feet to a 1/2-inch rebar; Thence N46"34'40"W a distance of 68.82 feet to a 1/2-inch rebar; Thence N46'41'23"W a distance of 64.20 feet to a 1/2-inch rebar; Thence 500'05'41"W a distance of 365.72 feet to a 1/2-inch rebar; Thence 537'40'24"'F a distance of 157.07 feet to the centerline of said Phyllis Canal; Thence fallowing said centerline the following three�3)courses: 1. S&O.06 feet along the arc of a curve to the right,said curve having a radius of 705.59 feet,a delta angle of 47'Ob'09",a chord bearing of S52'5017"W and a chard distance of 563.86feet; 2. 577'46'13"W a distance of 73.99 feet; 3. 582'33'29"w a distance of 274.92 feet; Thence leaving said centerline N07'26'31"W a distance of 50.00 feet to a 5/8-inch rebar; 5725 North DlscovPry way• Boise,Idaho 83713•208,635.6930*kmengllp.00m City of Meridian I Department Report VII. Exhibits Thence 124.23 feet along the arc of a curve to the left,said curve having a radius of 56650 feet,a delta angle of 12'33'53",a chord bearing of N42'52'4VW and a chord distance of 123.98 feet to a 5/8-inch rebar; Thence N49'09'42"W a distance of 761.22 feet to a 5/8-inch rebar; Thence 192,98 feet along the arc of a curve to the right,said curve having a radius of 533.50 feet,a delta angle of 47'06'09",a chord bearing of N40'26'04"W and a chord distance of 192.24 feet to a 5/8-inch rebar; Thence N85'05'08"W a distance of 1,931,97 feet to a 5/8-inch rebar; Thence N$5'05'OS"W a distance of 33,09 feet to the westerly line of the Northwest 1/4 of said Section 11; Thence following said westerly line,N00'41'25"E a distance of 1,443.08 feet to the centerline of the Five Mile Drain; Thence leaving said westerly line and following said centerline the fallowing four(4)courses: 1. 581"24'38"E a distance of 194,97 feet; 2. 565"03'47E a distance of 1,118.48 feet; 3. 144.59 feet along the arc of a curve to the left,said curve having a radius of 400.00 feet,a delta angle of 20°4242",a chord bearing of 575'2YWE and a chard distance of 143.81 feet; 4. 585"4629"E a distance of 503.33 feet; Thence leaving said centerline,NOD'10'59"E a distance of 582.74feet to the northerly line of said Northwest 1/4; Thence fallowing said northerly line,S89'12'41"E a distance of 699.93 feet to an aluminum cap marking the North 1J4 corner of said Section 31; Thence leaving said northerly line of the Northwest 1J4 and following the northerly line of the Northeast 114 of said Section 31,589'12'34E a distance of 2,297.D1 feet to a 518-inch rebar; Thence leaving said northerly line,500'3732"W a distance of 247.50 feet; Thence 589'12'34"E a distance of 352.00 feet to the easterly line of said Northeast 114{westerly line of the Northwest 114 of said Section 32); Thence following said easterly line{and said westerly fine),S00'3732"W a distance of 64,50 feet; Thence leaving said easterly line(and said westerly line),S89'22'26"E a distance of 300,03 feet; Thence NOM'36'20'E a distance of 145.20feet; Thence N89`22'26"W a distance of 299.98 feet to the westerly line of said Northwest 1}4 of Section 32 (easterly line of the Northeast 114 of said 5ectian 31); Thence following said westerly line(and said easterly line),NDO'37'32"E a distance of 166.80 feet to an aluminum cap Marking the Northwest corner of said Section 32(Northeast corner of said 5ectlon 31); Thence leaving said westerly line(and said easterly line)and fallowing the northerly line of the Northwest 1/4 of said Section 32,S89'22'26"E a distance of 2,316,41 feet to a 5/8-inch rebar; Thence 500°36'41"W a distance of 330.00 feet to a 5/0-inch rehar; Thence 589'22'26"E a distance of 330.00 feet to a 5/9-inch rebar on the easterly line of the Northwest 1/4 of said Section 32; Thence following said easterly line,5WW36'41"W a distance of 2,302.95 feet to an aluminum cap marking the Center 114 corner of said 5ecti❑n 32; PAGE12 City of Meridian I Department Report VII. Exhibits Thence leaving the easterly line of said Northwest 1/4 and following the easterly line of the Southwest 1/4 of said Section 32,SQp°36'38"W a distance of 2,631,79 feet to the POINT OF BEGINNING. Said description contains a total of 484.26 acres,more or less. Attached hereto is EKNbit B and by this reference is made a part hereof. o�°r� 5 T 1P 1 29 o L. rL •/f.ZC ME 3 City of Meridian I Department Report VII. Exhibits NW CORNER SECTION 31 NE CORNER SECTION 31 N 1/4 CORNER NW CORNER SECTION 32 N 1/4 CORNER SECTION 31 SECTION 32 W.McMillan Rd. L27 1e9't2'34'E 2297.01' SSW22'28"E 2311_41' J m L25 L3# 1.29 L32 L30 L33 L3 Ls L31 y C4 L- L13 La r E 1 193t.97' L1214 L7 � 58503'(we L15 L9 L3 b m ( L11 L10Lie +n 1 C2 05 L17 _ L1 2 L19 W 1/4 COR14 R n W 1/4 CORNER SECTION 32 S SECTION 31 (EAST 1/4 CORNER -O mC1 SECTION 31) W 3 t2 W� n � � z s> ax W.Ustiek Rd, }t G 5 N89 1 @'q2'y 2652.12' BASIS of BEARING $ Annexaklan Area:480.2GAU POINT OF 6EUNNING o APN: 50431222200,S0431131200,50431120700, g 1/4 CORNER 50431110200,SM32223120,%432212400,SO432223400, SECTION 32 50432234050,SO432233950,SD432244244,50432244220, SO432244400,S4432346730,SD432346750,SO432325555, &SU432336250 2 0 i E b 3 000 4 Ko Plan Scale:1"=1,540' s E N G 1 N E E R I N G _ 5?2BnORTHPL9 VIAVW_ EDISE.IDN408}713 a+cMEl#40h639as3s Exhibits-Annexation Westveil Subdivision � OJI3E: Oecamba 74t5 PROJECT: Z�162 SE:5T: Situated in a portion of the North 1/2 of Section 31 and the West 1/2 of 1 OF 2 Section 32,Township North,Range 1 West, B.IM.,Ada County, Idaho City of Meridian I Department Report VII. Exhibits LINE TABLE LINE TABLE LINE BEARING DISTANCE UNE BEARING DISTANCE Li S89'19'37"E 568.21 L19 N0726'31'W 50.00 L2 N00'37'32'E 601.91 L20 N49'09'42"w 761.22 L3 N89"19'37"W 568,Z1 L21 N85'05'D8"w 33.C9 L4 N00'37'32'E 974.36 L22 1400'41'26"E 1443.0E L5 N69'22'28"W 795.53 L23 S81'24'38"E 194.97 1.6 Soo'37'32"w 548.56 L24 S6503'47"E 1118-48 L7 S89'23'29'W 429.60 L25 565'46'29"E 503.33 LB N72'54'31"W 403.09 L26 No0'10'59"E 582.74 L8 SOW36'52'V 238.39 L27 SW12'41"E 690.93 0 L10 5u9.41'06"W 32.07 L28 50037'32w 247-50 L11 N3609'08'W 14.22 L29 s89'12'34"E 352.00 L12 N0720'45"E MXG L30 SOD37'32"W 64.50 L13 N4S34'40'W 68.82 L31 S89'22'28"E 300.03 0 L14 N46'41'23"W 64.20 L32 N=36'20"E 145.20 m o L15 SOo'U5'41'W 355.72 L33 N09'22'26 W 299.98 L16 53740'24'E 157.07 L34 NOW37'32'E 186.80 L17 S77403V 73-99 L35 S00'36'41"W 330.00 3 L18 S8233'29'W 274.92 L36 589'22'25"E 330.00 p2 Fd CURVE TABLE CURVE RADIU5 LENGTH DELTA CHORD BRG CHORD Cl 705,59' 58U.06' 47'06'09" 552'50'17-W 563,85' C2 566,50' 124.23' 12'33'53" N42'52'45 W 123.98' C3 633.50' 192.95' 17'27'15" N4(Y26'041k 192,24' C4 400,00' 144.59' 2942.42" S75'25'C8"E 143.81' 1? 3 E H G 1 N E E R I N G 572$MORTH INSMWE"war E015E.IDAHO 6.3713 PHONE INA)6394939 Exhibit 6-Annexation kmergllmom Westveil SUhdIV15IOn ORTE= pFpern6er 103i Pp41ECl: 2-L16] SHEET: Situated in a portion of the North 1/2 of Section 31 and the West 1/2 of 2 OF 2 Section 32,Township 4 North, Range 1 West, B.M.,Ada County,Idaho City of Meridian I Department Report VII. Exhibits 699-93 2297.01 23 05.41 a cifx89°1241'e a89°]734"e ,+ 589°2226e 17 + aw.)a n89°2276"w 799.53 F^ m � M 3 n85°05 S-W 1931,97 {' &per A9°��sry p� sac� u n ea9°iv3r. n99°I S"G2� 2552,12 Title: Wesweil Annexation Date: 12-12-2025 Scale: 1 inch=1000 feet File: Tru1 1: 480.264 Acres: 20920318 Sq Feet Claque=s4S.4624w 0.00 Feet Precision>11999999; Perimeter 31N7 Feet 001TS9.1802w 2652.12 017=s00.0541w 365.72 033=s00.1059e 582,74 002"ng0.4315e2630.56 018-07-4024e 157,07 034-s89.124le6WL93 o»003=s89.1937c 568.21 xcx-us. ienwtad4 035=sN.1234e 2297.01 aa-�a.wi�r,�Cha-3sf�a 004=n00.3732e 801.91 020=$77-4613w 73.99 036=91)0.3732w 247.50 005=n89.1937w 568-21 021=s82.3329w 274-92 037=SR9.1234e 352.00 006=n00.3732e 97436 022=07,2631w 50.00 038=s00.3732w 64.50 007�89.222Sw 798.53 ezt=LI,x-sr.saexe�-n,tts 039=s89.2226e 300.03 Bra�a.534Yr, 123.96 008=s00.3732w 649.59 024-r44.0942w 761.22 040=e00.3620e 143.20 009 89,2329w 424.50 ° � tt,d°e�igi' 041--n$9.2226w 299.93 410=02.5431w403.09 026--n85.0508w 1931.97 042=n00.3732e 166.80 011=s00.3632w 238.39 027=05.0508w 33.09 043=s89.2226c 2316.41 012=s89.4106w 32.07 028=n00.4126e WIN 04+--s00.3641 w 330.00 013-n36A908w 14.22 029=981.2438c 194.97 045=s89.2226e 330.00 014--a02.2045e 38.66 030 s65.0347e 111$-48 046=00.3641 w 2301.95 eU 015=n46.3440w 68.82 Z a=T eirl I 047=s00.3638w 2631.79 016-n46.4123w 64.20 032-s85.4629e 503.33 City of Meridian I Department Report VII. Exhibits R. C-C Legal Description&Exhibit Map I= ENGINEERING December 12,2025 Project No.23-162 Exhibit A Legal Descrlp6on for Rezone to C-C Westveil Subdivision A parcel of land situated in a portion of the Southwest 114 of Section 32,Township 4 North,Range 1 West.,B.M.,Ada County,Idaho and being more particularly described as follows: BEGINNING at an aluminum cap marking the South 214 corner of said Section 32 which bears S89'18'02"W a distance of 2,652-12 feet from an aluminum cap marking the Southwest corner of said Section 32,thence following the southerly line of said Southwest 1/4,N89'18'02"W a distance of 1,346.12 feet; Thence leaving said southerly line,N00.36'38"E a distance of 1,189.76 feet Thence 471-24 feet along the arc of a curve to the right,said curve having a radius of 300.00 feet,a delta angle of 90"00'00",a chord bearing of N45'36'38"E and a chard distance of 424.26 feet; Thence 589.2112"E a distance of 1,046,12 feet to the easterly line of said Southwest 1,14, Thence following said easterly line,SW36'38"W a distance of 1,491.85 feet to the POINT of BEGINNING. Said description contains a total of45,63 acres,more or less. Attached hereto is Exhibit B and by this reference is made a part hereof. 12459 4 w A -V IV OF .6. $&'� l2.•iz•Z'OaS 5725 North Discovery Way Boise,Idaho 83713•208.fi39.6939 kntengllp.eom City of Meridian Department Report VII. Exhibits CENTER 1/4 CORNER SECTION 32 Unplatted �9 h 6 N SOW23'221 1046.12` CURVE TABLE CURVE RADIUS LENGTH I DELTA CHORD RRG CHORD Cl 3p0-ga'1 471.24' 98'DD'00" N45'35'39"E 424,26' ni d APN: SU432346750,5O432336250{Portion}, 4 ^_ S0432325555(Portion)&S0432346730(Portron) m Current Zone:RUT n Proposed Zane:C-C Rezone Area:45.63 Arrest s Z � � Sr7tS a L 'a +u 4 31 32 1306.04' TaN R1w Nag le'42Yf 1346.12 5 5 T3N RIw W. Ustick Rd. • • • • • Sd9'1a'02'E 2652.12'• SOUTHWEST BASIS OF B E A h I ro G . • • • • • • • • • GORNER SECTION 32 POINT OF BEGINNING 5 1/4 CORNER SECTION 32 zkmSCALE: V=300' $ E N G I N E E R I N G s Z yHOKrnoisoavErcr WAY T Docsc,W104137M PHOMNE D91 9-999 Exhibit B-Rezone to C-C Dop Westveil Subdivision DATE' De bff2WI PAMECT 22-Ml SHEET: Situated in a portion of the SW 1{4 of Section 32, 1 OF 1 Township 4 North,Range 1 West, B.M.,Ada County, Idaho City of Meridian I Department Report VII. Exhibits 1 1046,12 s69°23 22"e 3 00 � g� S +D a0 n m p �e � M n84°I RY12"u• 1348.12 Tide: Rezone to C-C Date; 12-12-2025 Scale: 1 inch=300 feet File.- Tract 1: 45.626 Acres: 1997497 5q Fcck Closm-rt44.1749w 0.00 Feet: Precision>11999999: Perimeter=5545 Feet t}O1�r89.1802w 13d6.12 003:FA Ras� 101w�zndu 0000 005=s00.363$w 1491.95 002= 00.3638e 1189.76 044-s89.2322e IN6.12 City of Meridian I Department Report VII. Exhibits km EN G IN E E R ING Decemher12,2025 Project No.23-162 Exhibit A Legal Description for Rezone to C-C westveil subdivision A parcel of land situated in a portion of the Northwest 1/4 of the Northwest 1/4 of Section 32,Township 4 North,Range 1 West, B.M.,Ada County,Idaho and being more particularly described as follows: BEGINNING at an aluminum cap marking the Northwest corner of said Section 32 which bears N89'22'28"W a distance of 2,646.41 feetfrnm an aluminum cap marking the North 1/4 corner of said Section 32,thence fallowing the northerly line of said Northwest 114 of Section 32,S89'22'26"E a d 1 stance of 880.00 feet; Thence leaving said northerly line,SDD'37'34"W a distance of 649.95 feet; Thence N89'22'26"W a distanceof 286.91 feet; Thence 119.02 feet along the arc of a curve to the left,said curve having a radius of 200.fl0 feet,a delta angle of 34'0548",a chord bearing of S73'3439"W and a chord distance of 117.27 feet; Thence 556'31'45"W a distance of 203-89 feet, Thence 119.02 feet along the arc of a curve to the right,said curve having a radius of 200,00 feet,a delta angle of 34*05'46",a chord bearing of 573°34'38"W and a chord distance of 117,27 feet; Thence N89'22'28"W a distance of 200.00 feet to the westerly line of said Northwest 1/4; Thence following said westerly line,N00'37'324E a distance of 520.02 feet; Thence leaving said westerly line,SS9'22'26"f a distance of 300.03 feet to a 5/8-inch rebar; Thence N00'36'20"E a distance of 145.20feet; Thence N89'22'26"W a distance of 299.98 feet to said westerly line of the Northwest 1/4; Thence following said westerly line,Nd0'37'32'E a distance of 166.80 feet to the POINT OF BEGINNING, Said description contains a total of 13.78 acres,more or less. Attached hereto is Exhibit B and by this reference is made a part hereof. G1 S`!s 12459 8 0 4� L, 12.1Z 2a�S 5725 North Discovery way r Boise,Idaho 91713•208.539.6939• kmenglip.cam City of Meridian Department Report VII. Exhibits (T� POINT Or BEGINNkNG NORTHWEST CORNER SCALE;2"=200' SECTION 32 MIAS OF BEARING . .• •• • •• • • .•••• • . .N5V22'26* 2646.41'. .. .. W,McMillan Rd. N 1/4 CORNER , 3O 't9 SECTION 32 _ S89'22'26'E B80.00' 31 32 1706.41' NW37'32"E a T60.80' He9.22'z6tir g m U '� Nota Part N 4] Y unplatted o SB9'22'26'E O MOM' � Z APN: 50432223120, &SO432223400(Portion) Current Zone:RUT&R1 8 ¢ Proposed Zone:C-C a 4 Rezone Area:13.78 AereS± CL ry L'i' 17 M Z Oti N8922'261Y 286.91' Q3 Z N99'22'2B'W Gx 0 200.00, Unplatted M1 b = O � a W 1/4 CORNER SECTION 32 CURVETABLE CURVE RADIUS LENGTH DELTA CHORD BRG CHORD C1 200.00' 119.02' 34*05'48' W534'39'1Y 117.27' C2 200-00' 1 19.02' 34'05'46- S73'34'38"W 117,27' g E N G I N€ E K I N G g� 5726 Wnum aICMvE a WRY BARE,IWNO&rn PHONE 1206)09-5999 Exhibit B-ReMne to C-C 4 kmP"""`— Westveil Subdivision tAw December 2025 PROJECT' SHEET, Situated in a portion of the NW 1/4 of the NW 1/4 of Section 32, 1 OF 1 Township 4 North, Range 1 West,R.M.,Ada County,Idaho City of Meridian I Department Report VII. Exhibits 880.00 s&9°22'26"t � o �x��xz'26^w 299.98 a '9 30u_03 N a a89°22'26"e „' s� 3 u ri * n11Y°22'�4'w 286.91 �5� s`d'�pS49 oR9°22'2$"w 200.Ou Title- Rezone to C-C Date: 12-12-2025 Scale: 1 inch=200 feet File: Tmct 1: 13.776 Acies; 600104 S4 Feet:Closure=s61.0501w 0.01 Fect: Provision-1J4296Vi Fcfimckr=3890 Feel 001=s89.2226e880.00 ao�i�x-zooa M-PIP", tiiY`�j.74389r,4'L�11v.27 011=rt$9.2226w 294.98 002=s00.3734w 64S.95 007=n89.2228w 200.00 012--TM.3732e 166A 003-n89.222Gw 296.91 008=n00.3732e 520A2 ova,rLe-�naao o�L-3i.nsa: 00Y-s89.2226t:300.03 a.�r�x=n,..L3�F11737 005-06.3145w203,89 01o=n00.3620e 145.20 City of Meridian I Department Report VII. Exhibits S. C-N Legal Description&Exhibit Map km E N G I N E E R I N G oecember 12,2025 Project No.23-162 Exhibit A Lcgal Mmcripti❑n for Rezone to C-N Westveil Subdivision A parcel of land situated in a portion of the East 1/2 of the Northwest 1/4 and a portion of the West 1/2 of the Northeast 1/4 all in Section 31,Township 4 North,Range 1 west:,B.M.,Ada County,Idaho and being more particularly described as follows: Commencing at an aluminum cap marking the North 1/4 corner of said Section 31,which bears S89°12'41"E a distance of 2,549.69 feet from an aluminum cap markingthe Northwest cornerof said Section 31,thence following the northerly line of said Northwest 1/4 of Section 31,N89°12'41"W a distance of 660-25 feet; Thence leaving said northerly line,SRO"47'19"W a distance of 584.73 feet to the centerline of Five Mile Creek and being the POINT or BEGINNING. Thence following said centerline the following five(5)courses: 1. 585°46'29"E a distance of 611.47 feet; 2. 101.55 feet along the arc of a curve to the right,said curve having a radius of 150,O0 feet,a delta angle of 38'4714",a chord bearing-of 566"22'51"E and a chord distance of 99.62 feet; 3. S4659'14"E a distance of 1,151.22 feet; 4, 56D 37'31"E a distance of 80.57 feet; S. 76.55 feet along the are of a curve to the left,said curve having a radius of 150-00 feet,a delta angle of 79'14'27",a chord bearing of 575°14'44"E and a chord distance of 75.72 feet to the westerly right-of-way line of Phyllis Canal; Thence Leaving said centerline and following said westerly right-of-way line,SOR°36'S2"W a distance of 149.66 feet to a 1/2-inch rebar; Thence leaving said westerly right-of-way line,S89'41'06"W a distance of 32.07 feet to a 1/2-Inch rebar; Thence N36'09'08"W a distance of 14,22 feet to a 1/2-inch rebar; Thence NO2°20'45"E a distance of 38-66 feett❑a 1/2-inch rebar; Thence N46"34`40"W a distance of 68,82 feet to a 1/2-inch rebar; Thence N46°41'23"W a distance of 64,20 feet to a 1/2-Inch rebar; Thence 500"45'41"W a distance of 385.72 feet to a 1/2-Inch rebar; Thence S37"40'24"E a distance of 157.07feet to the centerline of said Phyllis Canal; Thence following said centerline the following three(A}curses: 1. 580.06 feet along the arc of a curve to the right,said curve having a radius of 705.59 feet,a delta angie❑f 47`06'09",a chord bearing of$52°50'17"W and a chord distance of 563.86 feet; 2. 577°46'13"W a distance of 73,99 feet; 3. 582'33'29"W a distance 0 274.92 feet; Thence leaving said centerline No7°26'31"W a distance of 50.00 feet to a 5/8-inch rebar; Thence 124,23 feet along the arc of a curve to the left,said curve having a radius of 566,5R feet,a delta angle of 12"33'53"0 a chord bearing of N42'S2'45"W and a chord distance of 123.98 feet to a 5/8-inch re bar; Thence N49"09'42"W a distance of 761.22 feet to a 5/8-inch rebar; 5725 North Discovery Way t Boise,Idaho"713•208.639.6939•kmengilp.com City of Meridian I Department Report VII. Exhibits Thence 192-98 feet along the arc of a curve to the right,said curve having a radius of 633.50 feet,a delta angte of 47°06'09",a chard bearing of N40'26'04"W and a chord distance of 192.24 feet to a 5/8-inch rebar; Thence 585'05'0 "E a distance of 42.40 feet to a 5/8-inch rebar; Thence 359-26 feet along the arc of a curve to the right,said curve having a radius of 600,00 feet,a delta angle of 34°18'25",a chord bearing of N16'5WI3"W and a chord distance of 353.92 feet to a 5/8-inch rebar; Thence 1400-10'.59"E a distance of 699.99 feet to the POINT OF BEGINNING. Said description contains a total of 45.64 acres,more or less. Attached hereto is Exhibit B and by this reference Is made a part hereof, tip 12459 �2. '12 PAGE 2 City of Meridian Department Report VII. Exhibits BASIS of BEARING W.McMillan Rd. 599'12'41'E 2549,69' 1$B9.d4 NOT12'411v eeo,25' S8912'34"E 2649,01' i W POINT OF COMMENCEMENT - y N 1/4 CORNER SECTION 31 arc SCALE:1"=300' 1 NORTHEAST CORNER SECTION 31 +`n ses4s'zs e 61 t.47' Unplatted 2 I c, POINT or cr BEGINNING m Urf " w N a Z m O C S6737'31'E m N L � a m APN: SD431131200 � Current Zane:RUT O2 SB505'48"E� 42-4U` Proposed Zoo@:C-N � o Rezone Area:45.64 Acrest L4 f I .� C� 590'U5i4111' 3s5-72' i2 Q r9 s37r'40'24"E d �9- 157,07, U nplatted $� Q n i g74.92' i NOT2B'311V� 50.40' ' S7r46'13 W kin E N G I N E E R I N G � sr�3rJort3r,oiscavenrwar = 001R,IWO ES733 PHONE[2D9I63%939 Exhibit B-Rezone to C-N kmrnmlp,wm Westveil 5ubdivision CAM December W25 PROJECT: 33-1d2 SHEET: Situated in a portion of E 1/2 of NW 1/4 and a portion of W 1/2 of NE 1/4 1 OF 2 of Section 31,Township 4 North, Range 1 West,B.M.,Ada County,Idaho City of Meridian I Department Report VII. Exhibits CURVE TABLE CURVE RADILIS LENGTH DELTA CHORD M CHORD C1 150.0O' 101.55' W47'1 4" 96622-51"E 99AV C2 150.00' 76.55' 2T14'27" S75'1 d'44"E 75.72' C3 705.5D' 580.06' 4706'09N 952'SO'l7 W 563.86' C4 Sfi6.5D' 124.23' 1733'53' N42'52'45"W 123-98' i CS 633.50' 192.98' 1727'15' N4O-26'043k 192.24' C6 fi00.00' 359.25' 34-18'25' N16'58'13 W 353,92' LINE TABLE LINE REARING DISTANCE 8 s Ll SW36'52'W 149.66 L2 589'41'06"W 32.07 L3 N36 09'05'W 14,22 � Ld NO2'20'45E 36.66 e L5 N46'34'4O"W 68.82 Lt N46'41'23 W 64.20 Ion 0 c 6 i F O F x 5 f E N G I N E E R I N G g725 NORM WrOVERY WAY BOKE,IpAHo6]7l3 PHONE g2O8j 639-6939 Exhibit B- Rezone to C-N d k—rLgllp[am Westveil Subdivision DATE; 0—b-=5 5 pNOIE[T: 2}SAI SHEET: Situated in a}portion of E 1/2 of NW 1/4 and a portion of W 1/2 of NE 1/4 2 OF 2 of Section 31,Township 4 North, Range 1 West, B.M.,Ada County,Idaho City of Meridian I Department Report VII. Exhibits 611_47 s83'4G'�g-� 0 a � h_ G f! a� #C r� 1 ry A f7 �g 'F f� 4 dt s82'33'34"w' 27d.92 Tide: Rezone to C-N Date: 12-12-2025 Scale: 1 inch=300 feet Filt Tract 1: 45.635 Acres: 1987956 Sq Feet:Closure=n87,1702e 0.02 Feet: Prrcisim=IM5093: Perimeter=6071 Feet. 001=s85.4629e 611.47 009=02,2045e 38,66 017-07.2631w 50,00 A07: 2r5j0, lklm-3ii.a74 PIS,L+.R- Peln-La335? 010=n46.3440w 68.82 aoe-�� 3w is L O03=s46.5414e 1151.22 011=n46,4123w 64.20 019-n49.0942w 761.22 on gN e-e3.50 alu-47.06M 004=s60.3731e 80.57 012- 00.0541w 365.72 z -ro�corw,ttwtv3�� oos= a-L50.d0 oettrxatre7 013=07.4024e 137.07 021-s85.0508e 42.40 814- R-7U6.5�4,6eLai7A604 oat:ML 3W W l/ein3FL823 UR6Fs04.3ff5aw 149,66 .wt7x.c,,o•scs.as s�-nL6.sstaw,�ass.5¢ 007=49.4106w 32.07 015=07,4613w 73.99 023=00.1059e 699.99 008=n36.09%w 14.22 016=s82.3329w 274.92 City of Meridian I Department Report VII. Exhibits T. I-L Legal Description &Exhibit Map Ion ENO ONE EIING December 12,2025 Project No.23-162 Exhibit A Legal De5cription for Rezone to T-L Westvell Subdivision A parcel of land situated in a portion of Government Lots 1 and 2,and a portion of the East 112 of the Northwest 1{4 all in Section 31,Township 4 North,Range 1 West,B.M.,Ada County,Idaho and being more particularly described as follows: Ccnarnencing at an aluminum cap marking the West,lf4 corner of said section 31,which bears SOO'41'26"W a distance of 2,648.22 feet from an aluminum cap marking the Northwest corner of said Section 31,thence following the westerly line of said Government Lot 2,N00'41'261E a distance of 1,170.92 feet to the POINT OF BEGINNING. Thence following the westerly line of said Government Lots 1 and 2,N00'41'26"E a distance of 1,443.08 feet to the centerline of Five Mile Creek; Thence leaving said westerly line and following said centerline the following four(41 courses; L. 581'24'38"E a distance of 194.97 feet; 2- %5°03'47"E a distance of 1,118.48 feet; 3. 144.59 feet along the arc of a curve to the left,said curve having a radius of 400.00 feet,a delta angle of 20'42'42",a chard bearing of 575'25'0$"E and a chord distance of 143.81 feet; 4. SS5'46'29,'E a distance of 536.92 feet, Thence leaving said centerline,s WVX59"W a distance of 699.99 feet to a 5/8-inch rebar; Thence 359.29 feet along the arc of a curve W the left,said curve having a radius of GD0.00 feet,a delta angle of 34'18'25'°,a chord bearing of S16'SB'13"E and a chord distance of 353.92 feet to a 518-inch rebar; Thence N85'05'08"W a distance of 2,007.46 feet to the POINT OP BEGINNING. Said description contains a total of 51.64 acres,more or less. Attached hereto is Exhibit B and bythis reference is made a part hereof. o IS-b 41 V ,12459 4 x'�A►L. 81��ti'� 11•[1•7e72r 5 57t5 North Discovery Way 'Bols@,Idaho 83713 208.639.6939+kmengllp.com City of Meridian I Department Report VII. Exhibits NORTMNEST CORNER SECTION 31 W.MCMillen Rd. _ — ,--- Unplatted S81'2a'38'E Ii�... �7f1e �k C1 55e '48 299E �t g APN: SO431223200 m ry Current Zane:RUT oProposed Zone:I-L c n = Rezone Area:51.64 Arrest =N qa O a g N 4 � o N c PDINT OF ga U BEGINNING a 2 +�85'05'98Mk 2007.46- P NW41'2B'E 1170.92' CnE) I POINT COMMENCEMENT Unplatted W 1/4 CORNER SECTION 31 0 Q i $_ CURVE TABLE CURVE RADIUS LENGTH ❑Et7A CHoaaBRG CHORD a C1 40p.00t 144.59' 20'42'42" WY25'09'E 143.81' &CM SCALE:V=300' 5 C2 600.00' 388.26' 34'18'25' S16'5B'13"E 1.35192P E N G I N E E R I N G 5725 NORTH DISCOVERY WAY x HONE I°AH°W-M Exhibit B-Rezone to I-L PHONE p�1 ua�-es�v k &'Com Westveii Subdivision DAM 11 11-1125 PRWKT: SHEET: A portion of Government Lots 1&2 and a portion of E 1/2 of IOW 1/4 1 OF 1 of Section 31,Township 4 North, Range 1 West,B.M., Ada County, Maho City of Meridian I Department Report VII. Exhibits I IyM.Oa 41•p� jkv,4. e 53d_42 �°'16'27c 0 1v 3 nBi°p$q8"w '607.46 Title: Rezone to I-L Date: 12-12-2025 Scale: I inch=300 feet File: Tmct 1: 51.642 Acres_ 2249523 Sq Feet,Closure=n83.0243w 0.00 Feet: Precision n I M9999 FerimAlcr=6505 Feet 001;Lk R-10n_00,0.11E-20.4D1E 007:ll.R�OOfJ6,rkla-31.LS25 001=nQ0.4126e 1443.08 rlog,rs.x9oea[�e L.S.si Buc-r�6,se� c�asa.n o02=s8t.2438e 194.97 005-585-4629e 536.92 008--e85.0503w M07.44S o03=s65.0347e 1119.48 006=00.1059w 699.99 City of Meridian I Department Report VII. Exhibits U. R-8 Rezone Legal Description&Exhibit Map I= ENGIN EI!RIK0 December 12,2025 Project No 23.162 Exhibit A Legal Description for Rezone to R-8 Westvell Subdivision A parcel of land situated in a portion of the Northeast 1/4 of the Northwest 1/4 and a portion of the West 1/2 of the Northeast 1/4 all in Section 31,Township 4 North,Range 1 West,B.M.,Ada County, Idaho and being more particularly described as follows; BEGINNING at an aluminum cap marking the north 1/4 comer of said Section 31,which bears N89'12'W"W a distance of 2,649.01 feet from an aluminum cap marking the northeast corner of said Section 31,thence following the northerly line of the Northwest 1/4 of the Northeast 1/4 of said Section 31,589'12'34"E a distance of 1,071.15 feet to the centerline of the Phyllis Canal; Thence leaving said northerly line and following said centerline,SOOMS'21"W a distance of 1416.48 feet to the northerly right-of-way line of Five Mile Creek; Thence following said northerly right-of-way line,N72.54'31"W a distance of 52.14 feet to the westerly right-of-way line of said Phyllis Canal; Thence leaving said northerly right-of-way line and following said westerly right-of-way line, S00"36'520W a distance of 88.74 feet to the centerline of said Five Mile Creek; Thence leaving said westerly right-of-way line and following said centerline the fallowing five{51 courses; 1. 76,55 feet along the arc of a curve to the right,said curve having a radius of 154.00 feet,a delta angle of 29'14'27",a chard bearing of N75'14'44"W and a chord distance of 75.72 feet; 2. N60'37'31"W a distance of 80.57 feet; 3. N46959'14"W a distance of 1,15122 feet; 4. 101.55 feet along the arc of a curve to the left;,said curve having a radius of 150.DD feet,a delta angle of 38"47'14",a chord bearing of N66`22'51"W and a chord distance of 99.62 feet; 5. NBS'46'29"W a distance of 645.OS feet; Thence leaving said centerline,NOp•10'S9"E a distance of 582.74 feet to the northerly line of the Northeast 1/4 of the Northwest L/4 of said Section 31; Thence following said northerly line,589'12'39"E a distance of 699.93 feet to the POINT OF BEGINNING. Said description contains a total of 36.96 acres,more or less. Attached hereto is Exhibit B and by-this reference is made a part hereof. tio�' s 5T 12459 5725 North Discovery Way Boise,Idaho 93713•203,639.6939•kmengllp.carn City of Meridian Department Report VII. Exhibits NORTHEAST CORNER NORTHWEST CORNER POINT OF BEGINNING SECTION 31 SECUBI3N 31 N 1/4 CORNER BASIS OF BEARINC SECTION 31 N8712'34 W 2849.01' W.McMillan Rd. 589'I241-E 899.93' 5ff12'34"E 1071,15' 5W12'41"E ¢ 18491.76' ^ N®9 12'34"W efl 1577.8W + APN: 5043112070D `ml �+ Current Zane.RUT Proposed Zone:R-8 = Rezone Area:36.96 Acres± -— N85'46'79�{r 845.45' e9 C ♦ � _ Q n � Unplatted H7TW31 W 52.14' F 7 544'36'S2^N N60 37'31�h 08.74' S 00-57' s CURVE TABLE CURVE RADIUS LENGTH KLTA GHORD BRG CHORD F C1 150.00' 76.55' 29-14W2 N75'14'44"W 75.72' Q C2 150.DU' 101.55' 39-47'14" N66`22'51'14 99.62' SCALE;V=300' E N G 1 N E E R I N G SRS IgNTH ORCiS�RY WAY m BOM,IDMO 13773 PHONE 179E}¢ -4M Exhibit 13-Rezone to R-8 k—rq*.`" Westvell Subdivision GATE. Dxa t 2W5 PR91KT 2}157 SHEET: Situated in a portion of NE 1/4 of NW 114 and a portion of W 112 of NE 1/4 1 OF 1 of Section 31, Township 4 North,Range 1 West, B.M,,Ada County,Idaho City of Meridian I Department Report VII. Exhibits S a�i,ss ,br,,Is s89"t2'39"e s&4°i2'34"e r � 4 K fi45.gS e� Ir s� Title: Rezone to R-8 Date: 12-12-2025 Scale: l inch=300 feet File: Tract 1: 36_959 Aon:s: 1609904 sG Feet Closurc=n05.1922e 0.01 Feet; Precssim=1164230I: Perimeter 59CSfi Feet 001---54,1234e 1071.15 aas a�.x=isaoa. r "" e.�-d+s.iaaw,aa�ss.� 00O=n85.4629w 645.05 002=&00.0521 w 1416.48 00&—n60.373I w M37 610=rt00.1054e 582.74 003---n72.5431w 52.14 007=n46.5914w WI.22 011=a9.1239c 699.93 004=s00.3652w 98.74 MWO'E11 11,411a City of Meridian I Department Report VII. Exhibits km ENO IN EER IN G December 12,2025 Project No.23-162 Exhibit A Legal Description for Rezone to R-8 Westveil Subdivision A parcel of land situated in a portion of the West 2/2 of Section 32,Township 4 North,Range 1 West, B.M.,Ada County,Idaho and being mare particularly described as follows: Commencing at an aluminum cap marking the South 1/4 corner of said Section 32 which bears 500'35'38"W a distance of 2,631.79 feet from an aluminum cap marking the Center-1/4 corner of said Section 32,thence following the easterly line of the Southwest 1/4 of said Section 32,N0U'3(Y38"E a distance of 1,491.85 feet to the POINT OF BEGINNING. Thence leaving said easterly line,N89'23'22"W a distance of 1,046,12 feet; Thence 471.24 feet along the arc of a curve to the left,said curve having a radius of 300.00 feet,a delta angle of 90'0000",a chord bearing of 545'36'38"W and a chord distance of 424.26 feet; Thence S00'36'38"W a distance of 750.50 feet; Thence N89'23'22"W a distance of 1,30S.16 feet to a 5/8-inch rebar on the westerly line of said Southwest 1/4; Thence following said westerly line,N00'43'15"E a distance of 2,193-33 feet to an aluminum cap marking the West 1/4 corner of said Section 32; Thence leaving said westerly fine and following the northerly line of said Southwest 1/4{southerly line of Northwest 1f4 of said Section 32),589'19'37E a distance of 568.21 feettoa 5/8-inch rebar; Thence leaving said northerly line(and said southerly line),N00°37'32"E a distance of 801.91 feet; Thence N89'19'37"W a distance of 568,21 feet to the westerly line of said Northwest 1/4; Thence following said westerly line,N00"37'32'E a distance of 526.55 feet to the northerly right-of-way line of Five Mile Drain; Thence following said northerly right-of-way line the following three(3)courses: 1. N55'33`00"E a distance Df 433.57 feet; 2. 246.86 feet along the arc of a curve to the right,said curve having a radius of 390.00 feet,a delta angle of 36'16'02",a chord bearing of N73'41'01"E and a chord distance of 242.76 feet; 3. 588'10'58"E a distance of 542.23 feet; Thence leaving said northerly right--of-way line,547'15'46"E a distance of 114.25 feet; Thence 524'25'45"E a distance of 68.10 feet; Thence 543'22'45"E a distance of 135.61 feet; Thence 506'43'150E a distance of 51.25 feet; Thence 504'40'04"W a distance of 388.74 feet; Thence 305.15 feet along the arc of a curve to the left,said curve having a radius of 197.47 feet,a delta angle of 88'32'18",a chord bearing of$39'36'08"F and a chord distance of 275.68 feet; 5725 North Discovery Way•Boise,Idaho$3713•208.639.6939 s kmengllp.com City of Meridian I Department Report VII. Exhibits Thence 583 52'21"E ad[stance of 1,227.48 feet to the easterly line of sald Northwest 1/4; Thenoe following said easterly line,504°36'41"W a distance of 60O.09 feet to an aluminum cap marking the Center 1/4 corner of said Section 32; Thenoe leaving the easterly line of said Northwest 1/4 and following the easterly line of said Southwest 1/4,SOO'36'38"W a distance of 1,139.95 feet to the POINT OF BEGINNING. Said description contains a total of 157AS acres,mare or less. Attached hereto is Exhibit B and by this reference is made a part hereof. Isr a ,12459 o a og � LAy f�-l2.7�0�7 PAGE 2 City of Meridian I Department Report VII. Exhibits R=39o,00' W,McMillan Rd. e�#C. 4e.86 Unplatted IN1/4 CORNER p.3B'tB'fl2'CH ERG-N73'41'0l'E SS8'1 WrA l S0715'46% SECTION 37 CH=242,78` ; 1 35.81' 114.25542.23 R=F1 i9V7e,4✓7R ' ile QralnN55'33'00"E jrnV,,,,,S�CalnlM433.57' S2425'45E Fe6der 6&10' WIVE 15.5CA_E:V'' 600' S4Y22'45*F l— _ ARC-3M.15'Z In f Z 6=88'32'19' N69'19'37'7N CH WR SW36'08"E 56&2 T' CH-275.68' Unplatted $855221E 1,727.48 y� N . = CENTER 1/4 CORNER -- - 569'19'37"E SECTION 32 t r .k Q P W 1/4 CORNER E ' SECTION 32 APN: $0432233950,50432234050,50432244400, S0432325555&SO432345730(Portion) Current Zone:RUT W Proposed Zone:R-$ Rezone Area-157.48 Acres± O Cr " } 2 Unplatted POINT OF P o a BEGINNINGp n 0 � z n CH EIRG-545'35'36bf r brl CN-424.25' R 6 o NB9'23'2211f i395-1$' x x 5 W.Ustick Rd. ham POINT OF COMMENCEMENT 5 1/4 CORNER ENCrI N EF R I N G SECTION 32 5725 NORTH 015L9YEPV WAY 6019_IW"D& n PHONE VW16396909 Exhibit B- Rezone t0 R-8 wengllp.mm Wtestveil Subdivision DATE: 0e m of 2025 PMKr mlfQ SHEET: Situated in a portion of the West 1/2 of Section 32, 1 OF 1 Township 4 North,Range 1 West,B.M.,Ada County,Idaho City of Meridian I Department Report VII. Exhibits r sax.r3 titi a88°]ll'SB'c c 1 e3�5.ds a uB9°19'37"w 56821 y 172a,a8 s83"SZ 11"a N g i682] s89°19'37•e 3 M M a q n89°13'21°w "' c ti IOSb_12 a m a84 23'22'4u 13[i5.kh Title: Rezone to R-8 ❑ate: 12-12-2025 Scale: 1 inch=600 feet File; Tract I: 157.4S5 Acres: 6860063 5q Fcct:Clasurc=n82.4628w 0,01 Feet Precision}11999999: Perimewr= 13495 Fat 001=n89.2322w 1046.12 009---nW3732e 526.55 017=04.4004w 389.74 Ua2: R-3DOAU�eha�S6A9Gq 4la=L R-194.47 a�&8.3213 one s�ds36iex,thd•aza26 010-n55.3300e433.57 I .awaa,ci,a•:nes 003=s00.363Sw 750.50 ° e i+ioi 2e76 019-s$3.5221e 1227AS 004-n$9.2322w 1305.16 012=s88.105Se 542.23 020-.00.3641w 600.09 005=n00.4315c 2193.33 013=s07.1546e 114.25 021=s00,3638w 1139.95 OW-A9.1937e 59.21 014=s24.2545e 68.10 007mn00.3732e 801.91 015=03,22 c 135.61 008=n89.1937w 569,21 016=s06.4315e 51.25 City of Meridian I Department Report VII. Exhibits V. R-15 Rezone Legal Description& Exhibit Map an Z N G I N E E R I N G December 12,2025 Project No.23-152 Exhibit A Legal Description for Rezone to R-15 WesNeil Subdivision A parcel of land situated in a portion of the Northeast 1/4 of Section 31,Township 4 North,Range 1 West,B.M.,Ada County,Idaho and being more particularly described as follows- Commencing at an aluminum cap marking the Northeast corner of said section 31 which hears 589'12'34"E a distance of 2,649,01 feet from an aluminum cap marking the North 114 corner of said Section 31,thence following the northerly 11ne of said Northeast 1/4,N89"12'34"W a distance of 352.00 feet to a 5/8-inch rebar and being the POINT OF BEGINNING. Thence leaving said northerly line,SW37'32"W a distance of 247.50 feet; Thence 589"12'34"E a distance of 352.00 feet to the easterly line of said Northeast 1/4; thence following said easterly line,540'37'32"W a distance of$05.02 feet; Thence leaving said easterly line,N89'22'28"W a distance of 798.53 feet; Thence 500'37'32"W a distance cf 649.58 feet to the northerly right-of-way line of Five Mile Creek; Thence following said northerly right-of-way line the following two(2)courses: 3. 589'23'29"W a distance of 429.60 feet; 2. N72'54'31"W a distance of 350.95 feet to the centerline of the Phyllis Canal; Thence leaving said northerly right-af-way and following said centerline,N00'05'21"E a distance of 1,416,48 feet to the northerly line of said Northeast 114; Thence following said northerly line,589'12'34"E a distance of 1,22525 feet to the POINT OF DEGINNING. Said description contains a total of 40.09 acres,more or less. Attached hereto is Exhibit IS and by this reference is made a part hereof. 113 a . 12459C 0 F L. f Z-1X-?0'z.5 5725 North Discovery Way+Boise,Idaho 83713•208.639.5939+kmangllp.cont City of Meridian Department Report VII. Exhibits POINT OF COMNENCEMENT NORTHEAST CORNER N 1/4 CORNER SECTION 31 SECTION 31 EA515 OF BEARING S69'12'34E 2549.01'• ... .. . .. .. . .. .. .. W.McMillan Rd. NW12'311-14 sa 29 1071.1,5' S6712'34"E 1225.56' POINT OF 35100, 31 32 BEGINNING p ry � 569'12'34�E 352-06' ry G [L APN; SO4311102M _ m Current Zone:RUT _ Proposed Zone:R-15 f Rezone Area:40.09 Acresi a P a W R d � g O N8T22'2B'* 798.53' e � a tiaq n v, Sa9-23'2914 425-60' Five Mile Creek Unplaned 1 is E 1/4 CORNER SECTION 32 = SCALE:1'=300' . km S r= ENGINEERIr+1O - �725 rvPATH 61i[6VERY WAY s BOISF,IOAHO63733 PHONEIMIE8E9N Exhibit B-Rezone to R-15 '""f'o.o.c" Wesweil Subdivision r EPA1E_ DNW4ww7i f*WK11 29-262 SHEET: Situated in a portion of the Northeast 114 of Section 31, 1 OF 1 Township 4 North,Range 1 West, B.M.,Ada County, Idaho City of Meridian I Department Report VII. Exhibits ' 122#-86 aB4"12'3a"e 3 m � M 3i2.00 sS9°12'3J"e 3 M� F .n �r n89°2223'w 796.53 3 m f- 1S�.9s w �9°2329'w 429.60 Title: Rezone to R-15 Date: 12-12-2025 Scale: 1 inch=300 feet File: Trw(1, 40-092 Acres: 1746415 Sq Feet:Clmre=n49.5503w OXI Feet; Precision=UW*852: Pairncter=6076 Fee[ 001=00.3732w 247-50 005=s00.3732w 648.38 009-989.1234e 1225.86 002=sS91234e 352.00 006--s89.2329w 429.60 003=00.3732w 606-02 007=02.543Iw 350.95 004--R89.2228w 798.53 008=".0521c 1416.48 City of Meridian I Department Report VII. Exhibits km December 12,2025 Project No.23-162 Exhibit A Legal Description for Rezone to R-15 Westveil Subdivision A parcel of land situated in a portion of the Northwest if4 of Section 32,Township 4 North,Range 1 West, 3-M.,Ada County,Idaho and being more particularly described as follows: Commencing at an aluminum cap marking the North 1/4 corner of said Section 32 which bears NW36'41"€a distance of 2,631.95 feet from an aluminum tap marking the Center 1/4 corner of said Section 32,thence following the easterly line of said Northwest 1/4 of Section 32,SOT36'41"W a distance of 1,007.42 feet to the POINT OF BEGINNING. Thence following said easterly line,SO0'36'41"W a distance of 1,024.44 feet; Thence leaving said eas#erly line,N83'52'21"W a distance of 1,227.48 feet; Thence 305.15 feet along the arc of a curve to the right,said curve having a radius of 197.47 feet,a delta angle of 88'32'18",a chord bearing of N39`36'08"W and a chord distance of 275-68 feet; Thence N04'4Q'04"E a distance of 388.74 feet; Thence N06'43'15"W a distance of 51.25 feet; Thence N43'22'45"W a distance of 135_61 Peet; Thence N24'25'45"W a distance of 68,10 feet; Thence N07"15'46"W a distance of 114.25 feet to the northerly right-of-way line of Five Mile Drain,- Thence following said northerly right-of--way line the following two(2)courses: 1. S88"1U'S8"E a distance of 1,416.37 feet; 2. N82'22'02"E a distance of 102.49 feet to the POINT OF BEGINNING. Said description contains a total of 30.86 acres,more or less. Attached hereto is Exhibit 6 and by this reference is made apart hereof. �1 a. 12459 0 0t' 4 L. 572S North Discovery Way.Baisre,Idaho$3713•208.639.6939+kmengllp.com City of Meridian Department Report VII. Exhibits W. McMillan Rd. SCALE:Y=300' POINT Or COMMENCEMENT N 1/4 CORNER SECTION 32 EV n ♦ d ro Kl Unplatted POINT OF o. BEGINNING --- SBB'10'S8'E 1416-37' H07'15'45"kY Five Mile Drain 114.25' N24FW45*R N43'22'4VW Phyllis Canal Feeder MZ22'02'E 0 66,10, 135.61' 102A9' N06'43'15V N 51.25' LM APN: SO432244220,SO432244240, U Noa 40'04'E N n, 3E}8 74,� &50432223400[Portion] X o � � CUrrent Zone:RUT Proposed Pone:R-15 �4 Rezone Area:30.96 Acresf 0 .;.n R-197,47' a ARC-305.15' L = D-RF32*18' } CH HFrC—N39'36'087V CH-275,58' E � N83 52'z 1 yf 1227,48- - W Unplatted 0 z CENTER 1/4 CORNER SECTION 32 f 0 EN GINEEItING. — 53P5 M[IXT11915CdufkY wAY t BdiE,IOAXO B331i PWME JZQ)G3L9-5M Exhibit B- Rezone to R-15 kmpn&Am Wes#vei 15uhdivision p0.TE: December 2D25 rROlE4T: 21.162 s SHEET: Situated in a portion of the Northwest 1/4 of Section 32, 1 OF 1 Township 4 North,Range 1 West,B.M.,Ada County,Idaho City of Meridian I Department Report VII. Exhibits a 1436.37 s68°!0'S8"e � a p A M p n Asa°szzrw J 2z7Aa Title; RezonetaR-15 Date: 12-12-2025 Scale: 1 inch=300 feet File: Tract 1: 30.863 Acres: 1344412 Sq Feet:Closure=n47,28Ne 0,00 Feet: Precision>il999999: Perimeter=4834 Feet 0a1=00.3641w 1024.44 005=n06.4315w 51.25 009=s$S.1058e 1416.37 002=n83.5221w 1227.48 o06=M3.2245w 135.61 010=n82.2202e 102.49 04e 9 ice:��o-°` 121 a 007=n24.2545w 68.10 004 0aOM004e W-74 008=n0?.1546w 114.25 City of Meridian I Department Report VII. Exhibits km E N G I N E E R I N G December 12,2025 Project No.23-162 Exhi bit A Legal Description for Rezone to R-15 Westveil Subdivision A parcel of land situated in a portion of the South 1/2 of the Southwest 1/4 of the Southwest 1/4 of Section 32,Township 4 North,Range 1 West,B.M.,Ada County, Idaho and being more particularly described as follows: BEGINNING at an aluminum cap marking the Southwest corner of Said Section 32 Whlch bears N89'28'42"W a distance of 2,652.12 feet from an aluminum cap marking the South 1/4 comer of said Section 32,thence following the westerly line of the Southwest 1/4 of said Section 32,NOD'43'15"E a distance of 437.23 feet; Thence leaving said westerly line,S89'2322"E a distance of 1,305.16 feet; Thence S00°36'SVW a distance of 439.26 feet to the southerly line of said Southwest 1/4; Thence following said southerly line,1489'1V02"W a distance of 1,306.00 feet to the POINT OF BEGINNING. Said description contains a total of 13.14 acres,more or less. Attached hereto is Exhibit B and by this reference is made a part hereof. �GJ T 4 � 12 59,c, m 4 � 41t �4 L. 8� 5725 North DiscoYery Way•Boise,Idaho 83713•202.639.6939•krnengllp.rorn City of Meridian Department Report VII. Exhibits N SCALE:V=aoo' W 1/4 CORNER SECTION 32 1 n r$ Unplatted v r = � Z SB9 23'22"E 1305.16' d} w +� N a _ N t� L o —° •'` APN: SO432336250(Portion) 1A o Current Zone:RUT Proposed Zone:R-15 z ReRone Area:13.14 Acres± i "CORNER O 31 32T4NF?lg F169'1$'42"'M 1306.00' 6 5 raN R1W W.Ustick Rd. POINT Of IIEGINNINO SOUITHWEST CORNER •W9'18'02'V 2652.12'SECTION 32 + " BAU5 OF 6E4RWI • + " SECTION 32 I I z 6 Y O E 2 $ E N G I N E E R I N G 5725 moKrm Plv0v1RY WRV = RU5F,VAHd 62233 PHQNE OU)M-6M Exhibit 6-Rezone to R-15 h—gllpxem Westveil5ubdivision DATE D o-b-MG MWIM; 25-162 SHEET: Situated in a portion of the S 1/2 of the SW 1/4 of the 5W 1/4 of Section 32, 5 1 OF 1 Township 4 North,Range 1 West, B.M.,Ada County,Idaho City of Meridian I Department Report VII. Exhibits 13as.14 s89°23'22"e M y4y � pv rt p 8� 4 44CC A u89°1$+QZ"w 1306.OD Tide: Rezone to R-15 Dates 12-12-2025 Scale: I inch=3d0 feet File: Tract 1: 13.135 Acres: $72163 Sq Feet:Closwc=n33.0144w O.OI Feet Precisloo=11620783: Perimeter-3488 Feet 001-00.4315e 437.23 003=s0O.3638w 439.26 OO2-09.2322e 1305.26 004--S9.l802w 1306.00 City of Meridian I Department Report VII. Exhibits W. TN-R Rezone Legal Description&Exhibit Map ENGINE ER INU December 12,2025 Project No,23-162 Exhibit A Legal Description for Rezone to TN-R Westveil Subdivision A parcel of land situated in a portion of the North 1/2 of the Northwest 114 of Section 32,Township 4 North,Range 1 West,B.M.,Ada County,Idaho and being rnore pa rt icu la rly descri bed as follows: Commencing at an aluminum cap marking the Northwest corner of said Section 3Z wh[ch bears N89"22'26"W a distance of 2,646.41 feet from an aluminum cap marking the North 1/4 corner of said Section 32,thence following the northerly Ilne of said Northwest 1/4,589'22'26"E a distance of 880.00 feet to the POINT OF BEGINNING. Thence following said northerly line,589"22'25"E a distance of 1,436.41 feet to a 5/9-inch rehar; Thence leaving said northerly line,504036'41"W a distance of 330.130 feet to a 5/8-inch rebar; Thence S89'22'26"E a distance of 330-00 feet to a 518-inch rehar on the easterly line of said Northwest 1/4; Thence following said easterly Ilne,S00'35'41"W a distance of 677.42 feet to the northerly right-of-way line of Five Mile Drain; Thence fallowing said northerly right-of--way line the following four(4)Courses: 1. 58Z'22'02"W a distance of 102.49 feet; 2. N83'14'58"W a distance of 1,958.&0 feet; 3. 246-86 feet along the arc of a curve to the left,said curve having a radius of 390.D0 feet,a delta angle of 36°16'02",a chord bearing of 573'4V01"W and a chord distance of 242.75 feet; 4. S55'33'00"W a distance of 433.57 feet to the westerly line of said Northwest 114; Thence leaving said northerly right-of-way Ilne and following said westerly line,NOD'37'32"E a distance of 469.30 feet; Thence leaving said westerly line,589'22'28"E a distance of 200.00 feet; Thence 119.02 feet along the arc of a curve to the left,said curve having a radius of 200.40 feet,a delta angle of 34'05'46",a chord bearing of N73'34'38"E and a chord distance of 117.27 feet; Thence N56'31'45"E a distance of 203.89 feet; Thence 119.02 feet along the arc of a curve to the right,said curve having a radius of 240.00 feet,a delta angle of 34"05'48",a chord bearing of N73'3439"E and a chard distance of 117.27 feet; Thence W9°22'26"E a distance of 286.91 feet; 5725 North Discovery Way.Bolse,Idaho 95713+208.639,6939 a kmenglip.com City of Meridian I Department Report VII. Exhibits Thence NOO°37'34"E a distance of 648.95 feet to the POINT OF BEGINNING. Said description contains a total of45.05 acres,more or less. Attached hereto is Exhlibk B and by this reference is made a part hereof. Sti9T * G 2 59 , % PAGE12 City of Meridian I Department Report VII. Exhibits (4) SCALE 1'=400' POINT OF COMMENCEMENT N 1/4 CORNER NORTHWEST CORNER SECTION 3F SECTION 32 BASIS OF BEARING •• • •,• • •• •• •• •NB9'22'2fi'W 264S.41. • • • ••• • .•• •. • •• • . 3o t9 . W. McMillan Rd. 31 32 S89'22'26E 880-00' SS9'32'26�E 1436.41' 330 00' m POINT OF o BEGINNING sOb3fi'4i'W �a 5�5�� Sw2-2-'2fi"E Unplat[ed n 334.04' AP N: 504322124017, Ix $ &SO43222340a(Portion) * E_ m CUrKentZone:RUT ,^ $ � S69 22'28� 200.00' 3 58922'26� PfopoSed Zone:TN-R n �/ G 285.91' Rezone Area:45 XIS ACrest a C2 ¢ N5G31'45"E raj 203.89' SW22'021W no N66'10'58'1v t963.B0' 1024g' G1 Five Mile Drain Phyllis Canal Feeder Unplaned t C TER 1/4 C4RNElt SECTION 32 S CURVE TABLE CURVE HADIU5 LENGTH DELTA CHORD 611G CHORD C1 390.00' 246.86' 3&16'02" 573'41'01'W 242.76' C2 200.00' 919.02' 34'05'48" N73'34'38'E 117.27' Z 03 200.00' 119.02' 34'05'4✓9" N7334'39E 117.27' f 4 3 f c Ikm E N G I N E E R I N G Z N15 NOKTH OISODMI WAY PHOONE{ ��g Exhibit B- Rezone to TN-R bnenop,cpm I Westveil Subdivision 3y DATE; O-1—2025 q W[OIECr_ ?.I-H3 SHEET: Situated in a portion of the N 1/2 of the NW 1/4 of Section 32, 1 OF 1 Township 4 North,Range 1 West, B.M.,Ada County,Idaho City of Meridian I Department Report VII. Exhibits I 1436,41 ASy'22'26"e 3 330M � � s89°22'2G"e c a 296.91 �� s89°2Ylfi"r M w�a si9R2�F�e S4 5 Title: Rezone to TN-R 7Date- 12-12-2025 Scale: I inch=QO feet File: Tract 1: 45L51 Acres: 1962413 Sq Feet:Clasure=n40,1528e 0.02 Feet: Precision=11425975: Pniukder=7562 Feet 067: R-SA1 QelorX1602 413: H-&OQ i aostis D01�s89.2226e 143¢.41 ex" aalai°0cro��+za� aoc }.anx, 002=00.3641w 330.00 OO�s55.3300w 433.57 014=s$9.2226e 2$R.91 003—s89.2226e 330.00 009-n00.3732e 469.30 015=n00.3734e 649.93 004 s00.3641w677.42 010=s89.222$e20a.00 d]I=11 rymo.00.oda-s�.ueae 005=s82.2202w l02.49 a�-.�y3uen mo-u�Yr 001r—n8&1058w 19580 012-n56.3145e 203.89 City of Meridian I Department Report VII. Exhibits X. Preliminary Plat Legal Description& Exhibit Map Ion E KOINE EPCJNG April 7,2D26 Project No.23-162 Legal description for wasbmill subdivision A parcel of land situated in a portlon of the West 112 of Section 32,Township 4 North,Range 1 West, B.M„Ada County,Idaho and tieing more particularly described as follows, BEGINNING at an aluminum cap marking the Southwest C4Fner of said section 32,thence following the westerly line of the Southwest 1/4 of said Section 32,NOO'43'15"E a distance of 2,630.56 feet to an aluminum cap marking the West 1/4 corner of said Section 32; Thence leaving said westerly line and following the northerly line of said Southwest 1/4,S89139`37"E a distance of 568.21 feet to 5/8-Inch rebar, Thence leaving said northerly line,NOT57'32'E a distance of WI-131 feet; Thence N89'IW37'W a distance of 568.21 feet to the westerly line of the Northwest 1/4 of said Section 32, Thence following said westerly line,NOD'37'32"E a distance of 52655 feet to the centerline of Flve Mile aee k; Thence leaving said westerly line and following said centerline the following three(3)courses: 1, N55'33'OOr E a distance af433.57 feet; 2, 246.a6 feet along the arc of a curve to the right said curve having a radius of 390.00 feet a delta angle of 36`16'02",a chord bearing of N73'41'01"E and a chard distance of 242,76 feet, 3, 588°10'58"E a dlstanceof 542.23feet, Thence leaving said centerline,SD7`15'46"E a distance of 9L02 feet; Thence S87°55'25"E a distance of 1,505.37 feet to a 518-inch re bar on the easterly line of said Northwest 1�4 Of 5ectla n 32; Thence following said easterly line,S00°36'41"W a distance of 1,510,00 feet to an aluminum cap marking the Center of said Section 32; Thence leaving the easterly Ilne of said Northwest 114 of Section 32 and Following the easterly line of sa id-Southwest 1/4 of Section 32,SDO°36'38"W a dlstanre of 1,175.95 feet; Thence leaving said easterly line,N8923'22"W a distance of 1,D46.12 feet; Thence 414.69 feet along the arc of a curve to the left,said curve hawing a radius of 264.00 feet,a de Ita angle of 90"t70'00",a chord bearing of S45'36'38"W and a chord distance of 373.35 feet; Thence 500°36'38"W a distance of 216.43 feet; Thence N86'24'39"W a distance of 15,02 feet to the easterly line of the West 1/2 of sold Southwest 1/4 Of Sect Ion 37; Thence following said easterly line,500°39'57'W a distance of 974.14 feet to a 5/8-inch rebar marking the west 1f 16 turner of said 5ectio n 32; Thence leaving Said easterly line and following the southerly IIne of said West 1/2 of the Southwest V4.N89"18'02"W a distance of 1,326,06 feet to 1110 �V3 POINT OF BEGINNING. GIST 4D Said parcel rontains a tota I of 204-06 acres,more or less. A. ea 12 459 � aw 0? 5725 NortM OiFc mary Way-liaise,Idaho 93713•200.639,6939•kmenjllp.cam City of Meridian I Department Report VII. Exhibits 1 ekrkvar. y lspS,37 nA 19']�'w �$ 556�1 �a n ea SE8.21 y8]°l9'F7�c � a ri n r- °i n89°2#�2'w h 08'9°1$G2"w �x15 13#6.85 Tide'. Daw 14'09- 6 Scale,- 1 inch=800 feet File: 7Yaet 1. 200-061 Acres S714-670 Sq Feet Closure n45.5346w 0.01 FM; NtriSiOn>119%999: Perimeter=14594 FW OW-nD0A3 t 5e 2630.56 0091-x8S.1458e 542.23 01 3=;sOD_3638w 216.43 (102---r8).1937e 568.11 OD-s07.1546c 92.02 016-M6.2439w 15.02 003=nOG 373ac 801.91 010=s 7.5525c I5D5.37 017-00.3957w 974.i4 OD4-409.1437w56821 011-900.3641w 1510.00 018-n69.1002w 1326.06 ODS-n003732e526.55 012--sOO.3638w 1175.95 0*--n5S3304e 433.57 01I-n89.2322W t046.12 9 re7:Aknl Q bt343.76 �1dLK 9,I'h 3T33S City of Meridian I Department Report VII. Exhibits Y. CPAM Exhibit Map Parcel(General Industrial to Civic) Date: 02/27/2026 o 500 °F°E)t Adopted Future Land Uses MCMILLAN_ I II Mzft 1 1 • - 1 •% (I I Legend `% ` Area of Change 1 ~ N i Area of CRY Impact 1 uture Land Use Map %k 1 tywide • Low Density Residentie I • f Medium Density Residential 4 / Med-High Density Residential r ry High Density Residential t Commel irl 1 I E HCice Industrial r Gvic 0 Old Town ®Mixed Use Neighboihacd Proposed Future Land Uses Q Mixed Use Community Mixed Use Regional Mixed Use No Residential A+fChM1ILLAN ®Mixed Use-h temhange LL Ten Mile*ecifc 0 Low Density Employment Lifestyle Center High Density Employment •� 0 Mixed Employment Q Mixed Use Residential ,% 0 Mixed Use Commeixial 1 t` L r?C 1 d I ~ ` 1 w � 1 I V, f v dor � r X I I . X X X X 1 1 1 I x xxx 7rx City of Meridian Department Report VII. Exhibits Z. CPAM Exhibit Map Parcel(Medium Density Residential and Mixed-Use Community to Medium High Density Residential and Commercial) Date: 02/27/2026 goo 1,000 R Feet Adopted Future Ladd Uses nu LIU • u ! I Legend CZAre.of Change i iPretl of City Impnck Future Land Use Map j OtMide Lowy Density Residential �4 Medium Density Residential Med-High Density Residential I (' -- ------ Density Residential Cnmrnercw Office InaLbial avk ❑Id Town 0 Mixed UseNeighhorhood Proposed Future Land Uses Mixed Use Community - Mixed Use Regional Mixed Use Non-Residential —� ® Mixed Use-tnterdwnge Ten Mile Specific 0 Low Density Employment Lifestyle Center High Density Employment 0 Mixed Employment 0 Mixed Use Residead.1 0 Mixed Use Commercial �� r__________: LEU I � � N 4 I City of Meridian Department Report VII. Exhibits ADDITIONAL NOTES &DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS (link to Community Metrics) AA. 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). BB.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. CC. 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. DD. ACHD Roadway Infographic Notes The Ada County Highway District utilizes a number of planning and analysis tools to understand existing and future roadway conditions. • Existing Level of service(LOS).LOS indicator is a common metric to consider a driver's experience with a letter ranking from A to F. Letter A represents free flow conditions, and on the other end Level F represents forced flow with stop and go City of Meridian I Department Report 0. Additional Notes&Details for Staff Report Maps, Tables, and Charts 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. City of Meridian I Department Report 0. Additional Notes&Details for Staff Report Maps, Tables, and Charts