HomeMy WebLinkAboutCC - Commission Recommendations and Department Report Revised for 5-12 COMMUNITY DEVELOPMENT C��fEDEPARTMENT REPORT
HEARING 5/12/2026 Legend -
DATE: Project Location MIR
TO: Mayor& City Council Area of Impact
= City Limits
FROM: Bill Parsons,Planning Supervisor Analysis
0
bparsons@meridiancity.org }
Linda Ritter,Associate Planner ;_L �® ®�
lritter@meridiancity.org ®®
208-884-5533
APPLICANT: Laren Bailey, Conger Group
SUBJECT: H-2026-0001
® ®
Skybreak Rim MDA,PP,RZ _ --
LOCATION: Near the SEC of S. Eagle Road and
E. Lake Hazel Road, located in the eTul
NE 1/4 of the NE 1/4 of Section 4
Township 2N, Range lE Parcel#
S1404212755
I. PROJECT OVERVIEW
A. Summary
The Applicant requests approval of the following applications:
• Modification to the existing development agreement(Inst. #2021-042520)to create a new
development agreement;
• Planned Unit Development modification to remove the subject property from the boundary of
the approved Pura Vita Ridge Ranch Subdivision;
• Rezone of approximately 6.64-acres of land from the R-8 zoning district to the R-15 zoning
district;
• Preliminary Plat consisting of 38 single-family residential building lots, 5 common lots, 2
common drive lots, and 1 private street lot on 9.74-acres of land in the proposed R-15 district;
AND
:ssues/Waivers
Private Street to provide access to the proposed development.
B.
• Per UDC 11-3F-1 Common driveways.No common driveways shall be allowed off of a
private street unless the street section allows for parking on at least one(1) side of the street
or the development has designated adequate guest parking dispersed throughout,as
determined by the director. The applicant is providing parking on one side of the street as
required;however,the Commission and Council should also determine if adequate parking
has been provided.
City of Meridian I Department Report 1. Project Overview
• Per UDC 11-3F-4.B.4, states proposed gated developments shall serve no more than one
hundred(100) dwelling units. The applicant is proposing to construct private streets that tie
into the existing private street network approved with the Skybreak project. A gate is not
proposed with this development which means 38 additional homes will be using the two
existing gates approved with the Skybreak Subdivision. The Commission and Council should
carefully consider if the additional homes should be served by private streets. Planning staff
has coordinated with MFD to ensure there is no public safety concerns associated with the
request.
• Per UDC 11-3F-4.C.2.c states for private streets serving dwellings, a five-foot-wide attached
sidewalk or four-foot-wide detached sidewalk shall be provided on both sides of the private
street. This requirement may be waived modified by the decision-making body if the
applicant can demonstrate that an alternative, similar pedestrian path exists. The applicant is
requesting a Council waiver to construct a 5-foot sidewalk on one side of the street as
previously approved with the Skybreak project.
C. Recommendation
Staff recommendation: Approval with conditions
D. 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) Vacant -
Proposed Land Uses) Residential -
Existing Zoning -p R-8 VILA.2
Proposed Zoning R-15
Adopted FLUM Designation Medium High Density Residential VILA.3
Proposed FLUM Designation
Table 2:Process Facts
Description Details
Preapplication Meeting date 12/2/2025
Neighborhood Meeting 12/4/2025
Site posting date 3/30/2026
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District IVY
• Comments Received Yes/Letter -
• Commission Action Required No -
• Access S.Cascabel Lane,which is reached from E.Bingley Lane by way of S.Eagle Road/Existing Arterial/Local/Private
Streets
• Traffic Level of Service N/A r -
Meridian Fire See conditions of approval IV.0
Meridian Public Works Wastewater IV.B
• Distance to Mainline 300 ft to the south in Skybreak Subdivision 4
• Impacts or Concerns See conditions of approval
Meridian Public Works Water IV.B
• Distance to Mainline Available at the site
• Impacts or Concerns A vault to be located at the bottom of the hill right up
against the road so it can be accessed with a truck easily.
Vault to be our standard size T by 16'vault for a Water
Control Valve.Install the valves inside the vault and then
provide a straight DIP pipe between valves. City will install
the WCV at a later time
School District(s) No Comment
Note: See City/Agency Comments and Conditions Section and public record for all department/agency
comments received. Skybreak Rim Subdivision MDA,PP, RZ H-2026-0001 (copy this link into a
separate browser).
City of Meridian I Department Report II. Community Metrics
Figure 1: One-Mile Radius Existing Condition Metrics
Reference Parcel:S1404212755 Date Retrieved:2026/1/15
Parcel Count Parcel Acreage Infill Indicator:
1,095 834 Surrounding Area
® City Limits
1,255 792.3 ■ Not City
Household Household& Population Growth
Households
02020
Population Change:33.3°/°
Population ■Growth
(Household and Population Change
since 2010 Decennial) 5,000 10,000 15,000
Use Types Residential Addresses All Addresses
■ Single-family
Multi-family (90%
0%
® Commercial
Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years)
Proposed Proposed
Pending Pending
Approved Approved
0 1000 2000 3000 0 10 20 30 .0
■ Single-family ® Multi-family
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
City of Meridian I Department Report II. Community Metrics
Single-family y 2.00 1,500 H
1.50 +'
Residential 1,000
Parcel Diversity a 1.00 U
0 Parcel Count 0.50 0.69 500 L
m
Average Acres 0.00 19TO.13 0 a
R-2 R-4 8 R-15
Average Single-family Density by Zoning Average
10.00
�7.75 ResidentialDensity
Q
5.00 0 5.28
a
03.21 4.72
1.45
0.00 Dwelling Units 1 Acre
R-2 R-4 R-8 R-15
Figure 3: Service Impact Summary
Service Impact Tools
Ready
Margins Alp
Caution
°Rye ���t \ooa �\te °\`°e
L°�a °.0
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables, and Charts.
City of Meridian I Department Report II. Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates this property as
Medium High Density Residential(MHDR).
The MHDR 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 thoughtful site design to ensure quality of place and should also incorporate
connectivity with adjacent uses and area pathways,attractive landscaping and project identity.
The applicant is proposing to subdivide the property into 38 single-family residential lots at a gross
density of 5.72 dwelling units per acre,which is slightly lower than the density range envisioned
within the MHDR designation(8-12 dwelling units per acre).When calculating density for this
property, staff excluded approximately 3.1 acres of undevelopable land due to the slope and hillside
located on the northern portion of the site. This approach is consistent with staff s analysis during the
review of the Pura Vita Ridge Ranch project.
Although the proposed density is lower than anticipated in the MHDR designation,the property is
part of a larger MHDR designated area that is not yet fully built out,and future development is
expected to contribute to the overall density of the area.Additionally,this site was previously
approved for 30 single-family lots, and the current proposal increases the total number of lots by eight
contributing to a higher density in this area than the previous approval. Therefore, staff finds the
proposed density is generally consistent with the surrounding area.
Table 4:Proiect Overview
Description Details
History AZ,PUD PP(H-2020-0064);DA#2021-042520;FP-2021-0043;MFP-
2022-0001
Phasing Plan 1
Residential Units 38
Open Space 4.78 acres/49.1%
Amenities 1 required/the applicant is proposing a picnic area which includes tables,
benches,landscaping,and a structure for shade. The residents of this
development will also be able to utilize all the amenities within the
existing Skybreak Subdivision. These amenities include the following:
Clubhouse with pool,pickleball courts,fountain,play structure,dog parks,
walking trails,climbing rock and seating benches.
Physical Features Significant slope/hillside on east portion of the site
Acreage 9.74
Lots 46(38 building and 8 common)
Density Required: 8-12 du/acre Proposed: 5.72
B. History
In 2021,the subject property was included in a planned unit development(PUD)consisting of a mix
of residential housing types,including single-family detached, single-family attached,and townhome
units. The applicant is now proposing to remove this portion of the property from the PUD,rezone the
parcel to R-15 from R-8, add eight additional lots and develop it as a standalone subdivision.
To proceed with these changes,the applicant must amend the existing PUD to demonstrate that
removing the parcel will not negatively impact the integrity of the remaining development.
City of Meridian I Department Report 111. Staff Analysis
Additionally,the existing development agreement must be modified to exclude the subject parcel, and
a new development agreement must be established for the proposed standalone subdivision.
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
There are no existing structures on the site. The site will be developed as single-family
detached residential homes.
2. Proposed Use Analysis (UDC 11-2):
The applicant is proposing single-family detached dwellings which are listed as a principal
permitted use in the R-15 zoning districts in UDC Table 11-2A-2. The minimum lot size is
3,826 square feet with a average lot size of 4,543 square feet.
3. Dimensional Standards (UDC 11-2):
The proposed plat and subsequent development are required to comply with the dimensional
standards listed in UDC Table 11-2A-7 for the R-15 zoning district. The proposed lots
comply with the dimensional standards of the above-mentioned district.
4. Planned Unit Developments (UDC 11-7):
The applicant is requesting to remove the subject property from the boundary of the
previously approved Pura Vita Ridge Ranch Planned Unit Development(PUD). Upon review
of the prior approvals, the Pura Vita Ridge Ranch Subdivision included single-family
detached homes, single-family attached homes, and townhomes. The PUD approval also
included deviations from the dimensional standards of the R-15 zoning district to
accommodate the variety of housing types proposed within the overall development.
All of the R-8 lots were required to comply with the required dimensional standards. This is
the portion of the property that the applicant is proposing to rezone to the R-15 zone and
develop single-family detached homes similar to the previous approval. The rezone is desired
so the applicant can increase the number of residential lots from 30 to 38. Like the previous
approval, no deviations to the dimensional standards are requested or approved. Staff has
concluded that the portion subject to the PUD will still provide a mix of housing types as
required. Therefore staff is supportive of the applicant increasing the density and providing
all single-family detached homes within the proposed development.
The original PUD approval also established specific requirements for amenities and open
space to serve the overall development. Based on staffs review, the majority of the approved
amenities and open space areas are located on the remaining property that will continue to
be governed by the PUD. By removing the subject property from the PUD boundary, the
applicant is required to independently meet the City's current open space and amenity
requirements.
Based on the analysis above,staff is supportive of this property being excluded for the
boundary of the PUD.NOTE.Although not required, the applicant intends to have both
developments(Skybreak and Skybreak Rim)share amenities and open space.
D. Design Standards Analysis
1. Structure and Site Design Standards (Comp Plan 2.02.00, Comp Plan 2.02.OIB, Comp Plan
3.07.0IA, UDC 11-3A-19):
The property is currently vacant and zoned R-8. The applicant is proposing to rezone this
area to the R-15 zoning district.
City of Meridian I Department Report III. Staff Analysis
Comprehensive Plan policy 2.02.02C supports infill development that does not negatively
impact the abutting, existing development. Infill projects in downtown should develop at
higher densities, irrespective of existing development.
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 I-acre)for the R-15
zoning district of qualified open space is required to be provided within the development. An
open space exhibit was submitted as shown in Section VII.F, that depicts 49.1% (or 4.78-
acres) of open space that meets the required quality and qualified open space standards.
Based on the standards set forth in UDC 11-3G-4A, a minimum of one amenity point is
required, as the total project area is 6.64 acres.
The applicant indicates that amenities within the existing Skybreak Subdivision will be
accessible to residents of the proposed Skybreak Rim Subdivision, as it is intended to function
as an extension of the original development. In addition to shared access to these existing
amenities, the applicant proposes to provide on-site amenities within Skybreak Rim, including
a shade structure, seating areas, and enhanced landscaping. The proposed picnic area, as
defined in UDC 11-3G-4.B(includes tables, benches, landscaping, and a shade structure),
exceeds 5,000 square feet in size. As such, it qualifies for the maximum of two amenity points,
exceeding the minimum 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 2.02.0IB requires the applicant to evaluate open space and
amenity requirements for consistency with community needs and values.
3. Landscaping (UDC 11-3B):
i. Storm integration
Per UDC 11-313-11,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.
ii. Pathway landscaping
Per UDC 11-3B-12,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.
The applicant is required to revise the landscape plan to show how the landscaping for
pathways meets the requirements outlined in UDC 11-3B-12.
City of Meridian I Department Report III. Staff Analysis
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.
i. 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 11-3C-6. On-street parking is also available
on the proposed streets.
5. Building Elevations (Comp Plan 2.01.01 C,Architectural Standards Manual):
Ten (10) conceptual building elevations were submitted for the proposed subdivision as
shown in Section VII.G. The proposed housing products throughout the development are
single-family detached units featuring a variety of regionally appropriate designs.
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.
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 11-
3A-7. The landscape plan shows a six(6)foot tall solid vinyl privacy fencing along the
perimeter of the plat and a five (S)foot open vision fence along the common area on the
north and east side of the project. The applicant will be required to extend the open vision
fence up to six(6)feet in height.
E. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC I1-3H-4):
Access to the site will be provided via S. Cascabel Lane, which is reached from E. Bingley
Lane by way of S. Eagle Road.
2. Multiuse Pathways (UDC 11-3A-5):
No multiuse pathways were required with this development.
3. Pathways (Comp Plan, UDC 11-3A-8):
The previously approved plan showed a pedestrian connectivity plan was submitted that
depicts sidewalks along streets,pathways through internal common open space areas
providing connections to the multi-use pathway along the creek.A 10'wide multi-use
pathway is proposed along the east boundary of the Pura Vida Subdivision site adjacent to
the creek in accord with the Pathways Master Plan, a 5'wide concrete pathway is proposed
from Road 4 to Road 8 and at the top of the slope in Lot 40, Block 5, and dirt trails are
proposed within the unimproved slope area providing connections between the upper ridge
and the lower valley lots (see Section IX.G). These walkways provide pedestrian connections
to the shelters with picnic tables and benches proposed as amenities within the development.
No new multi-use pathways were required for this development.
The applicant is proposing a pathway on the north side of the property that connects to a
foothill trail descending the slope. This trail will be designed as a natural switchback along
the hillside, with disturbed areas reseeded and maintained in a natural condition.In addition,
a separate pathway is proposed within the open space area along the private road. This
pathway is standalone and does not directly connect to existing sidewalks or other pathway
systems.
City of Meridian I Department Report III. Staff Analysis
The applicant needs to update their pedestrian circulation exhibit to show how they plan to
connect the proposed pathway below the slope to Pura Vita Subdivision.
4. Sidewalks (UDC 11-3A-17):
For private streets serving dwellings,a five-foot wide attached sidewalk or four-foot-wide
detached sidewalk shall be provided on both sides of the private street. This requirement may
be waived or modified by the decision-making body if the applicant can demonstrate that an
alternative, similar pedestrian path exists.
The previous approval provided sidewalks on both sides of the public street connecting to the
proposed pathway network as seen in the exhibit below.
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The applicant is proposing a private street with a 5-foot sidewalk on the east side which does
not meet the requirements of UDC 11-3F-4.C.2.b. The applicant is requesting a waiver to
design the same street section and sidewalk configuration approved with the original
Skybreak Subdivision (see exhibit below).
City of Meridian I Department Report III. Staff Analysis
Pedestrian Connectivity Exhibit
Ej
1
Connection to
Pura Vida#1
I
'Foothill"Trail
i 5'Sidewalk
r .♦
' � H-tom � �v � • _._...�.__..�.___._.__.._.._._'�.7.
Connection to
Skybreak#1
As the private street section of the UDC was changed in 2025, the Planning
Commission and City Council should carefully consider whether the proposed
request meets the intent of the current UDC for sidewalks associated with private
streets.
5. Private Streets (UDC 11-3F-4):
The applicant is required to comply with the private street requirements outlined UDC 11-3.
To serve the 38-lot development the applicant is proposing private streets. In doing so, they
are proposing to utilize the existing private street network within the Skybreak development.
While the proposed subdivision does not include additional gates, the development will
connect to and rely on the existing private streets and gated entrances that currently serve the
Skybreak community.
The City Council previously approved the Skybreak development with 106 homes served by
private streets and two (2)gated accesses. The current proposal would add an additional 38
homes to the private street network.
Pursuant to UDC 11-3F-41 gated residential developments served by private streets shall
have no more than one hundred(100)dwelling units, unless a greater number of units is
approved through a planned unit development(PUD). The code in effect at the time required
City of Meridian I Department Report III. Staff Analysis
one gated entry for every fifty(50) dwelling units. Given that the previously approved
development already exceeded the 100-unit threshold and the applicant is proposing to add
an additional 38 homes to the existing private street network, the Planning Commission and
City Council should carefully consider whether expanding the number of homes served by
this private street system remains appropriate and consistent with the intent of the Meridian
City Code.
Additionally, in order to facilitate the proposed connection to the existing private street
network, the applicant is required to modem the existing Skybreak Subdivision plat.
Specifically, one of the buildable lots within Skybreak Subdivision (Lot 13, Block 1) must be
converted to a common lot to accommodate the connection and circulation associated with
the private street system. As a result, the applicant will be required to submit a final plat
modification for Skybreak Subdivision and a concurrent private street application to allow
the proposed connectivity. These applications must be reviewed and approved by the City
prior to submittal of the final plat for the proposed subdivision.
R-8Sirgle -
f Story, Two Story.
I Attached I it Single Family
R-15 Large Rim Lot
'-1 ("CEO Housing")
,I. ! - R 15 Gated Single
I - -Story,Single
f s -
f _ j R-8 Single Story, _ Family
Single Family �� I
R-15 Gated.
j Sirgle Family
Custom
6. Subdivision Regulations (UDC 11-6):
i. 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 two common driveways that meet the dimensional
requirements as outlined in the UDC 11-6C-3D. However, UDC 11-3F-4.B.6 states no
common driveways shall be allowed off of a private street unless the street section allows
for parking on at least one (1)side of the street or the development has designated
adequate guest parking dispersed throughout, as determined by the director. The
Planning Commission and City Council should consider whether or not the parking
showing is sufficient and meets the intent of UDC 11-3F-4.B.6.
ii. 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 by UDC 11-6C-3.
City of Meridian I Department Report III. Staff Analysis
There are no dead-end streets being proposed for this development. The Fire Marshal
has reviewed and approved a secondary emergency access for this development.
iii. 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.
As currently designed, the proposed plat meets the block face requirements.
F. Services Analysis
1. 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.
2. 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.
3. 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.
Comprehensive Plan policy 3.03.03G requires urban infrastructure be provided for all new
developments, including curb and gutter, sidewalks, water and sewer utilities.
City of Meridian I Department Report III. Staff Analysis
IV. CITY/AGENCY COMMENTS& CONDITIONS
A. Meridian Planning Division
1. Fifteen days prior to the City Council public hearing,the applicant shall submit the
following items to the city for review:
• Submit a Fevised pedestrian exhibit showing how the pathway from Skybr-eak Rim
eonnects to the pathways within the adjacent subdivisions.
• Submit an amenity exhibit showing the proposed pienie area amenity,ineluding
• Provide a rezone exhibit map showing the boundary of the property being rezoned.
2. Development Agreement Modification(Pura Vida Subdivision-Parcel S1404212755):
1.1 A new Development Agreement is required and shall be signed by the property
owner(s)and returned to the Planning Division within six(6)months of the City
Council approval of the rezone ordinance. The Development Agreement shall, at
minimum, incorporate the following provisions:
a. Future development of this site shall be generally consistent with the preliminary
plat, landscape plan, site plan, qualified open space exhibit, site amenity exhibit
and conceptual building elevations included in Section VIII of the Staff Report
attached to the Findings of Fact and Conclusions of Law attached hereto as
Exhibit"A"and the provisions contained herein.
b. No building permits shall be issued prior to the plat being recorded.
c. Any future development of the site must comply with the City of Meridian
ordinances in effect at the time of the development.
2. The applicant shall submit a final plat modification for Skybreak Subdivision and a
concurrent private street application to allow the proposed private street access. These
applications shall be reviewed and approved by the City prior to submittal of the final plat for
the proposed subdivision.
3. Lots shall meet the dimensional requirements of the R-15 zoning district per UDC I I-2A-7.
4. The Landscape Plan prepared by Jensenbelts Associates and stamped by Kimberly C. Slegen
Thaler, included in Exhibit Section VIIE, dated December 23,2025, shall be revised as
follows:
a. Revise the landscape plan to show the required pathway landscaping for Lots 16 and 38
of Block 1. The landscape strips shall be planted with a mix of trees, shrubs,lawn,and/or
other vegetative ground cover. A landscape strip a minimum of five (5)feet wide shall be
provided along each side of the pathway. The minimum width of the landscape strip shall
be two(2)feet to allow for maintenance of the pathway.
5. 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.
6. The development shall comply with standards and installation for landscaping as set forth in
UDC 11-313-5 and maintenance thereof as set forth in UDC 11-313-13.
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.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
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.
• Per UDC 11-3F-1 Common driveways,no common driveways shall be allowed off of a
private street unless the street section allows for parking on at least one(1) side of the street
or the development has designated adequate guest parking dispersed throughout, as
determined by the director. The applicant is providing parking on one side of the street as
required;the Commission and Council should also determine if adequate parking has been
provided.
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
requirement for maintenance of a paved surface capable of supporting fire vehicles and
equipment.
10. 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.
11. 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
Water(Per Public Works)
1. A vault to be located at the bottom of the hill right up against the road so it can be accessed
with a truck easily.Vault to be our standard size 7'by 16'vault for a Water Control Valve.
Install the valves inside the vault and then provide a straight DIP pipe between valves. City
will install the WCV at a later time. If you need a figure for the vault let me know.
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 I F 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.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(UDC 11-313-6). 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.
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.
11. 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
http://www.meridiancity.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 Fire Department
1. Secondary Access from Vantage Point Lane into the Skybreak Subdivision shall be fully
paved and capable of supporting 82,OOOlbs as there is a current section that is unpaved.
2. Signage shall be posted on Vantage Point Lane to indicate/navigate Responding Fire
Apparatus to Secondary Access "Fire/Emergency Access Only" as the current Signage on
Vantage Point indicates "Private Drive No Outlet".
D. Irrigation Districts
1. New York Irrigation District
https:llweblink.meridianci y.orglWebLink/Browse.aspx?id=430080&dbid=0&repo=Meridia
nCi
2. Boise Project Board of Control
https:llweblink.meridiancily.orglWebLinkIBrowse.aspx?id=430080&dbid=0&redo=Meridia
Lclu
City of Meridian I Department Report IV. City/Agency Comments &Conditions
E. Idaho Department of Environmental Quality(DEQ)
https:llweblink.meridianciU.orglWebLinkIBrowse.aspx?id=430080&dbid=0&repo=Meridian Cit
X
F. Ada County Highway District(ACHD)
https:llweblink.meridiancity.orglWebLink/Browse.aspx?id=430080&dbid=0&repo=MeridianCit
X
City of Meridian I Department Report IV. City/Agency Comments &Conditions
V. FINDINGS
A. Private Streets
In order to approve the application,the Director shall find the following:
1. The design of the private street meets the requirements of this article;
Commission finds if the applicant complies with all conditions of approval, the private streets
meets the standards, if Commission and Council find adequate parking and a singular
sidewalk is sufficient.
2. Granting approval of the private street would not cause damage hazard, or nuisance, or other
detriment to persons,property, or uses in the vicinity; and
Commission finds approval of the private street would not cause damage, hazard, or
nuisance, or other detriment to persons,property, or uses in the vicinity. Secondary access is
being provided to serve the proposed development consistent with MFD requirements.
3. The use and location of the private street shall not conflict with the comprehensive plan
and/or the regional transportation plan.
Commission finds the use and location of the private street does not conflict with the
comprehensive or any regional transportation plans. The applicant intends to connect to an
existing private street network to provide access.ACHD has commented on the plat and finds
no additional road improvements are required.
4. The proposed residential development(if applicable)is a gated community,promotes infill,
or is a planned unit development.
Commission finds the proposed development promotes infill by utilizing an existing private
street network and two (2) existing gates. The Commission and Council should determine if
this meets the intent of the private standards.
B. Rezone(UDC 11-511-3E)
Upon recommendation from the commission,the council shall make a full investigation and shall,
at the public hearing,review the application. In order to grant an annexation and/or rezone,the
council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Commission finds the proposed zoning map amendment to rezone the property from the R-8
zoning district to the R-1 S zoning district is consistent with the Comprehensive Plan.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Commission finds the proposed zoning map amendment complies with the regulations
outlined in the requested R-1 S zoning district.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Commission finds the proposed zoning map amendment should not be detrimental to the
public health, safety and welfare.
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
Commission finds the proposed zoning map amendment will not result in an adverse impact
on the delivery of services by any political subdivision providing public services within the
City.
City of Meridian I Department Report V. Findings
5. The annexation(as applicable)is in the best interest of city.
Not applicable
C. Preliminary Plat(UDC-6B-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;
Commission 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;
Commission finds public services can be made available to the subject property and will be
adequate to accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
Commission 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;
Commission 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
Commission finds the proposed development will not be detrimental to the public health,
safety or general welfare.
6. The development preserves significant natural, scenic or historic features.
Commission finds the proposed development preserves the natural topography(i.e. hillside)
on this property.
VI. ACTION
A. Staff:
Staff recommendation: Approval with conditions
B. Commission:
The Meridian Planning&Zoning Commission heard these items on April 16,2026.At the public
hearing,the Commission moved to recommend approval of the subject rezone,preliminary plat,
development agreement modification,planned unit development modification and private street
requests.
I. Summary of Commission public hearing_
a. In favor: Hethe Clark,representingthe he applicant
b. In opposition: Pete and Laurie Szobonva,Margaret and Robert Beckwith, Thomas
Grewe, and Danny Cafferty
c. Commenting: Pete Szobonva, Margaret Beckwith, Thomas Grewe, and Danny Caffertv
d. Written testimony: Margaret and Robert Beckwith and Pete and Laurie Szobonya
e. Staff presenting application: Linda Ritter
f. Other Staff commenting on application: Bill Parsons
2. Key issue(s)of public testimony
City of Meridian I Department Report VI.Action
a. Shared amenities,additional lots utilizing the existing private streets and gates, smaller
lots and smaller side yard setbacks, on-street parking and consistency with the Pura Vita
Ranch development.
3. Key issue(s)of discussion by Commission.
a. Parking,number of units proposed,number of units in the gated community,the need
for the applicant and Mr. Cafferty to meet and discuss his concerns.
4. Commission change, (s)to Staff recommendation:
a. None
5. Outstandingissue(s)ssue(s) for City Council:
a. The Commission supported the applicant's waivers finding there is adequate on-street
parking, sidewalk connectivity,and allowing additional homes to use the existing gated
private streets approved and constructed with the Skybreak Subdivision. The Council is
also asked to carefully consider these waivers.
C. City Council:
Pending
City of Meridian I Department Report VI.Action
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5. Map Notes
Nearby Recent Preliminary Plats(within last 5-years)
H-2019-0134 H-2020-0095 H-2021-0062 H-2022-0036
Nearby Recent Conditional Use Permits (within last 5-years)
H-2019-0123 H-2020-0009 H-2020-0030 H-2020-0035 H-2020-0064
H-2019-0134 H-2020-0127 H-2021-0046 H-2021-0086 H-2017-0068
H-2018-0043 H-2017-0129 H-2022-0036 H-2023-0047 H-2023-0050
H-2024-0023
City of Meridian I Department Report VII. Exhibits
B. Service Accessibility Report
PARCEL S1404212755 SERVICE ACCESSIBILITY
Overall Scare: 20 1 4th Percentile
Criteria Description
Location In City Limits GREEN
Extension Sewer Trunkshed mains � 500 ft.from parcel GREEN
Floodplain Either not within the 100 yr floodplain or 3 2 acres GREEN
Emergency Services Fire Response time < 5 min. GREEN
Reporting District does not have enough data to report
Emergency Services Police RED
results
Pathways Within 1/4 mile of current pathways GREEN
Transit Not within 1/4 of current or future transit route RED
Arterial Road Buildout Status Ultimate configuration (# of lanes in master streets YELLOW
plan) > existing (# of lanes) & road IS in 5 yr work plan
School Walking Proximity From 112 to 1 mile walking YELLOW
School Drivability Not within 2 miles driving of existing or future school RED
Either a Regional Park within 1 mile OR a Community
Park Walkability Park within 112 mile OR a Neighborhood Park within GREEN
1/4 mile walking
Report generated on 01-15-2026 by MERIDIAN bitter
City of Meridian I Department Report VII. Exhibits
C. Preliminary Plat(date: 12/23/2025)
4 MUNIIW4RY PLAT FOR
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City of Meridian I Department Report VII. Exhibits
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SKYBREAK RIM SUBDIVISIONJENSEtt
aE�Ts
PRELIMINARY PLAT LANDSCAPE PLAN MERIDIAN, ID .-.--W--.-
Single steel beam on the
back of project as middle
s post is required for privacy
,�. all attachment
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10'to bottom of rafters
14
Front side of pergola to
have double steel beams
--i —.�— - EEL a middle ost
(2)identical structures 14'x2O' MX= =XM:
Centered over concrete pads to
be poured prior to install I I
Core drill all footings 12xf2x24
Height to be 10'to bottom of
rafters 0
Privacy walls to be installed with
(7)2"x6.5,,mockwood boards
spaced evenly from ground to
knee brace height(TAT) _ _ rivacy wall on back of
_ _ trueture with 7 beards
paced evenly from ground
_ o knee braces
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I
............ ....................... .......................F.....
City of Meridian Department Report VII. Exhibits
O
City of Meridian I Department Report VII. Exhibits
E. Qualified Open Space Exhibit(date: 12/23/2025)
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OPEN SPACE EYNIBIT
9 \' TOTAL ARM.x9.79 AC
y QUALIFYING OPEN SPACE.W.78 AC(49.1%1
WAUN.0 OPE.SPAa
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BEVISION OATE'12f23/25 -v---
City of Meridian I Department Report VII. Exhibits
ElevationsF. Building d.
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City of Meridian Department Report VII. Exhibits
G. Common Drive Exhibit
I
1 rc y 1 3.00'SIDE I I
I I n I I I SETewcK TYP. I LOT 15 TAKES DIRECT STREET
1 BIOCK 1 ACCESS.DRIVEWAY LOCATED
10.TIUTY BACK/� I-� 1 1 I I 1
ESWTI I I ON EAST SIDE of LOT.
19 j I 18 1 17
14
So 13
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I
12X0'RTi36 j——— 21.00'
SETBACK ttP. SETBACK TYP-
LOT 21 TAKES DIRECT STREET 5 '21
ACCESS.DRVEWAY LOCATED
ON SOUTH SIDE OF LOT, g m 1 �%�.:4;•',.
22 N9 \
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26
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LOT 27 TAKES DIRECT STREET
ACCESS.DRIVEWAY LOCATED
ON NORTH SIDE OF LOT. 27
F
S 28
M
25.00'COMMON
L--�--- DRIVE
72.00•REARP
3.00•SIDE
SETBACK TYP g SETBACK TYP
29 i 31 �g� �
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L—— I �R 32 I 33 34 35
————— 20.00•FRONT BUFFER S.00 CP
BLOCK 1 SETBACK TYP 1 1
LOT 3]TAKES DIRECT STREET
30 I ACCESS.DRIVEWAY LOCATED
--------L— I -- ON FAST SIDE OF LOT
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ease,ms37m LOT 27-32 BLOCK 1 COMMON DRIVE EXHIBIT 3-'w'
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City of Meridian Department Report VII. Exhibits
H. Pedestrian Path Exhibit(date! 3/26/2020
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Foothill Trail
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connection and
{ sidewalk Existing Pathway
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City of Meridian Department Report VII. Exhibits
I. Parking Plan Exhibit
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City of Meridian Department Report VII. Exhibits
J. Emergency Access Plan Exhibit
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City of Meridian Department Report VII. Exhibits
K. Rezone Exhibit(date: 3/26/2026)
A Ak 5awtooth Land Surveying, LLC
7-1 P: (208)39,5-81 04 F: (208)398.81 05
2030 5.Wa5hington Ave.,Emmett, ID 83G 1 7
5kybreak Rim R-15 Zoning description
The following Describes a Parcel of Land being a portion of Government Lot 3 of Section 4,Township 2 North,
Range 1 East,Boise Meridian,City of Meridian, Ada County Idaho, and being Tax Parcel No.S1404212750,more
particularly described as follows:
COMMENCING at a found Aluminum Cap Marking the Northwest Corner of said Section 4; From which,the
North 1/4 Corner of said Section 4 bears,North 89'43'34"East, 2661.67 feet which is being Monumented
with a found"Illegible"Aluminum Cap;Thence along the Northerly Boundary Line of the NW 1/4 of said
Section 4, North 89°43'34" East, 1325.31 feet to the Northwest Corner of said Government Lot 3;Thence
leaving said Northerly Boundary line,and along the Westerly Boundary Line of said Government Lot 3,
South 00'1211"West, 803.83 feet to the POINT OF BEGINNING:
Thence leaving said Westerly Boundary Line, North 90100'00" East, 227.21 feet to a paint;
Thence.South 60135'33"East,280.04 feet to a point;
Thence, South 32019'11"East, 299.15 feet to a point;
Thence,South 00011'50"East, 159.31 feet to a paint on the Southerly Boundary Line of said Government Lot 3;
Thence along the Southerly Boundary Line of said Government Lot 3, South 89°43'59"West, 533.51 feet to the
Southwest Corner of said Government Lot 3 which is being Monumented with a found 518"Iron Pin Pi
"645"as Shown on Record or Survey No. 1485, Records of Ada County,Idaho,-
Thence leaving said Southerly Boundary Line,and along the Westerly Boundary Line of said Government Lai 3,
North 00112'11'"East, 552.57 feet to the POINT OF BEGINNING.
The above-Described Parcel of Land contains 6.64 Acres,more or less.
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R-15 Annexation.docx
Page 11
City of Meridian I Department Report VII. Exhibits
S. LATCH HAZEL ROAD as°ssvns.se•
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SKYBREAK RIM SUBDIVISION EMMETT,ID 83617
ry R15 REZONE EXHIBIT P.(208)348-8104 PROJEC#
_J THE NE114 OF THE N WI/4 F.(208)348-8105 125091
SECTION 4,T.2 N.,R.1 E.,8.M., r�Or
sf. necr� NTS AM COUNTY,IDAHO DATE: Lwx/��`u r LLG SHEET
n'�Y WWW.SAWTOOMIS.COM I0F1
VIII. ADDITIONAL NOTES &DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS
(link to Community Metrics)
A. One-Mile Radius Existing Condition Notes
This data is automatically derived from enterprise application and GIS databases, and exported
dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30-
days. Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel
based data excludes certain properties and represents land as it exists now. Properties considered
are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional
development, government,and quasi government facilities). The following values also constrain
included property acreage to reduce outliers and non-conforming instances from distorting
averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5;R-40<0.25.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals. Some approved entitlements,
and particularly older ones,may be constructed.
Decennial population counts and household counts are based on the most recent Decennial
Census. Current population and current household values are COMPASS estimates,usually for
the year previous, and are based on traffic analysis zone boundaries(TAZ's).
City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report
Maps, Tables, and Charts
B. Mixed Use Analysis Notes
This data is derived from enterprise application and GIS databases,and exported dynamically.
Data considered for analysis are only those areas overlapping the overall Mixed Use boundary
area. Mixed Use areas across arterial roadways are distinct, separate, and not considered as they
do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety,
transportation efficiency, etc.). Mixed Use parcel areas may be greater or smaller than the future
land use area designation boundary due parcel size,configuration,right-of-way, and other factors.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they maybe for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals.
C. Service Assessment Notes
This data represents existing conditions derived from our enterprise application and GIS database,
exported through dynamic reporting. The system references the most recent available data from
various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and
response times,police crime reporting,pathway information,existing and planned transit,
roadway improvements, school and park proximity, and other resources.
The tool provides context for project review,using multiple indicators consistently. Data from
similar topics may vary based on different levels of review.
The overall score is based on weighted criteria(not a ranked order), and the percentile score
compares the parcel to others in the city(higher is better). This tool was developed as a City
Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are
just one data point and should not be the sole basis for decisions.
D. ACHD Roadway Infographic Notes
The Ada County Highway District utilizes a number of planning and analysis tools to understand
existing and future roadway conditions.
• Existing Level of service(LOS).LOS indicator is a common metric to consider a
driver's experience with a letter ranking from A to F. Letter A represents free flow
conditions, and on the other end Level F represents forced flow with stop and go
conditions. These conditions usually represent peak hour driver experience. ACHD
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 VIII. Additional Notes&Details for Staff Report
Maps, Tables, and Charts