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HomeMy WebLinkAbout2026-05-07 PLANNING AND ZONING COMMISSION MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Thursday, May 07, 2026 at 6:00 PM MINUTES ROLL-CALL ATTENDANCE PRESENT Commissioner Jessica Perreault Commissioner Matthew Stoll Commissioner Dom Gelsomino Commissioner Jared Smith Chairperson Maria Lorcher ABSENT Commissioner Matthew Sandoval ADOPTION OF AGENDA Adopted CONSENT AGENDA \[Action Item\] Approved Motion to approve made by Commissioner Smith, Seconded by Commissioner Gelsomino. Voting Yea: Commissioner Perreault, Commissioner Stoll, Commissioner Gelsomino, Commissioner Smith, Chairperson Lorcher 1. Approve Minutes of the April 16, 2026 Planning and Zoning Commission Meeting ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] ACTION ITEMS 2. Public Hearing for Ustick Commercial (H-2025-0059 & H-2026-0007) by Hawkins Companies, located at 5900 W. Ustick Rd. Continued to May 28, 2026 A. Request: Comprehensive Plan Map Amendment to change the Future Land Use Map designation on 4 acres of land from Medium Density Residential to Commercial (H- 2025-0059). B. Request: Annexation of 4.31 acres of land with a C-C zoning district. (H-2026-0007) C. Request: Preliminary Plat consisting of four (4) building lots on 4 acres of land in the C-C zoning district for McUstick Subdivision (H-2026-0007) Motion to continue to May 28, 2026 made by Commissioner Stoll, Seconded by Commissioner Gelsomino. Voting Yea: Commissioner Perreault, Commissioner Stoll, Commissioner Gelsomino, Commissioner Smith 3. Public Hearing for 2026 City Initiated Future Land Use Map Amendment (H-2026- 0006) by City of Meridian Planning Division, located City Wide Recommend Approval to City Council A. Request: Comprehensive Plan Map Amendment (CPAM) to redesignate four (4) West Ada School District properties from Mixed-Use Community, Industrial, Old Town, and Medium Density Residential to Civic and three (3) City of Meridian properties from Low and Medium Density Residential to Civic for the purpose of reflecting existing and anticipated uses. Motion to recommend approval to City Council made by Chairperson Lorcher, Seconded by Commissioner Stoll. Voting Yea: Commissioner Perreault, Commissioner Stoll, Commissioner Gelsomino, Commissioner Smith, Chairperson Lorcher 4. Public Hearing for The Fields (H-2025-0057) by Idaho Holdings, located South of McMillan Rd, north of Ustick and between Can Ada Rd. and Owyhee Storm Ave. Recommend Approval to City Council A. Request: Annexation and Zoning of approximately 480.26 acres from RUT in Ada County to the proposed zoning districts of Community Business (C-C) (42.87 acres), Neighborhood Business (C-N) (45.63 acres), Medium Density Residential (R-8) (194.44 acres), Medium High Density Residential (R-15) (100.63 acres), Traditional Neighborhood Residential (TN-R) (45.05 acres) and Light Industrial (I-L) (51.64 acres). B. Request: Preliminary Plat consisting of 985 total lots on approximately 200.06 acres. This includes 899 residential lots (602 single-family detached units and 297 single- family attached units) and 72 common lots and 14 common drive lots. The development is proposed within the R-8 (157.48 acres) and R-15 (44 acres) zoning districts. C. Request: Comprehensive Plan Map Amendment for approximately +/-45.63 acres of land in the Southeast part of the development to be designated as Commercial (29.09 acres) from Mixed-Use Community and Medium High Density Residential (16.54 acres) from Medium Density residential and designate +/-45.63 acres of land to Civic from General Industrial for a future City Park. Motion to recommend approval to City Council made by Commissioner Smith, Seconded by Commissioner Stoll. Voting Yea: Commissioner Stoll, Commissioner Gelsomino, Commissioner Smith, Chairperson Lorcher Voting Nay: Commissioner Perreault ADJOURNMENT 9:16 PM Meridian Planning and Zoning Meeting May 7, 2025. Meeting of the Meridian Planning and Zoning Commission of May 7, 2026, was called to order at 6:03 p.m. by Chairman Maria Lorcher. Members Present: Commissioner Maria Lorcher, Commissioner Jared Smith, Commissioner Jessica Perreault, Commissioner Dom Gelsomino and Commissioner Matthew Stoll. Members Absent: Commissioner Matt Sandoval. Others Present: Tina Lomeli, Kurt Starman, Bill Parsons, Linda Ritter, Carl Anderson and Dean Willis. ROLL-CALL ATTENDANCE (Vacant) X Jessica Perrault Matthew Sandoval X Matthew Stoll _X Sam Rust X Jared Smith X Maria Lorcher - Chairman Lorcher: Good evening. Welcome to tonight's Planning and Zoning Commission meeting for May 7th. At this time I would like to call the meeting to order. The commissioners who are present tonight for this meetings -- evening's meeting are here at City Hall. We also have staff from the city clerk -- city attorneys and the city clerk's department, as well as the city's planning department. If you are joining us on Zoom this evening we can see that you are here. However, your observe -- you may observe the meeting, however, your ability to be seen on screen and talk will be muted. During the public testimony portion of the meeting you will be unmuted and, then, be able to comment. Please note that we cannot take comments until the public testimony portion of the meeting. If you have got a process question during the meeting please e-mail cityclerk@meridiancity.org and they will reply as soon as they can. If you simply want to watch the meeting we encourage you to watch it on our city's YouTube channel and you can stream that at meridian city.org/live. With that we will begin with roll call. Madam Clerk. ADOPTION OF AGENDA Lorcher: The first item on the agenda is the adoption of the agenda. There are no changes to tonight's agenda. Could I get a motion to adopt tonight's agenda? Stoll: Move to approve as presented. Gelsomino: Seconded. Meridian Planning&Zoning Commission May 7,2026 Page 2 of 52 Lorcher: It's been moved and seconded to approve tonight's agenda. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FIVE AYES. ONE ABSENT. CONSENT AGENDA [Action Item] 1. Approve Minutes of the April 16, 2026 Planning and Zoning Commission Meeting Lorcher: The next item on the agenda is the Consent Agenda, which are to approve the minutes of the Planning and Zoning meeting from April 16th. Could I get a motion to accept the Consent Agenda as presented? Smith: So moved. Gelsomino: Seconded. Lorcher: It's been moved and seconded to present -- or to accept the Consent Agenda. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FIVE AYES. ONE ABSENT. ITEMS MOVED FROM THE CONSENT AGENDA [Action Item] Lorcher: At this time I would briefly like to explain the public hearing process. We will open each item individually and begin with the staff report. Staff will report their findings on how the item adheres to our Comprehensive Plan and our Unified Development Code. After staff has made their presentation the applicant will come forward to present their case and respond to staff's comments. They will have 15 minutes to do so. After the applicant has finished we will open the floor to public testimony. Each person will be called only once during public testimony. The clerk will call the names individually for those who have signed up in advance on our website. You may come to the microphones in Chambers or you will be unmuted in Zoom. Please state your name and address for the record. You will have three minutes to address the Commission. If you have previously sent pictures or a presentation for the meeting it will be displayed on our screen and our city clerk will help you run the presentation. If you have established that you are speaking on behalf of a larger group, like an HOA, where others from that group will allow you to speak on your behalf -- on their behalf, you will have up to ten minutes. After all those who have signed up in advance have spoken we will invite any other people on Zoom or in Chambers to testify. You may press the raise hand button on Zoom, you may come to the microphone in Chambers, or if you are on a telephone please press star nine and wait for your name to be called. If you are listening on multiple devices, such as a computer and a phone, please be sure to mute those extra devices so we do not experience feedback and we can hear you clearly. When you have finished if the Commission does not have questions for you you will F Meridian Planning&Zoning Commission May 7,2026 Page 3 of 52 return to your seat in Chambers or be muted on Zoom and no longer have the ability to speak. And remember we will not call upon you a second time. After all testimony has been heard the applicant will be given another ten minutes to come back and to respond to public comments. When the applicant has finished responding to questions and concerns we will close the public hearing. The Commissioners will have an opportunity to discuss and, hopefully, make final decisions or recommendations to City Council as needed. ACTION ITEMS 2. Public Hearing for Ustick Commercial (H-2025-0059 & H-2026-0007) by Hawkins Companies, located at 5900 W. Ustick Rd. A. Request: Comprehensive Plan Map Amendment to change the Future Land Use Map designation on 4 acres of land from Medium Density Residential to Commercial (H-2025-0059). B. Request: Annexation of 4.31 acres of land with a C-C zoning district. (H-2026-0007) C. Request: Preliminary Plat consisting of four (4) building lots on 4 acres of land in the C-C zoning district for Ustick Subdivision (H- 2026-0007) Lorcher: The first item on the agenda is Item 2026-0007, Ustick Commercial at 5900 West Ustick Road for annexation, preliminary plat and a Comprehensive Plan amendment. I spoke with our city attorney today, because me personally as a citizen of Meridian, but also a member of this commission, I live at 6330 West Ustick, which is less than a quarter mile away from the proposed property and in the statute it does say that if there is an immediate or direct economic impact of any planned use for land that I need to recuse myself and because this may increase or decrease the value of my property being so close to this area, it's in the best interest of the city that I recuse myself. So, I'm going to hand this to Jared, who is the vice-chair, and he will take it from there and when this application is done I will come back. Thanks. Smith: Thank you, Madam Chair. We will just wait one moment and, then, we will begin with the staff report. Parsons: Thank you, Commissioners. Presenting the first item for you this evening as President -- or president -- Madam Chair Lorcher has mentioned the first item is the Ustick Commercial and Ustick Subdivision application before you. The request are a comp plan amendment, annexation and a preliminary plat. The reason why you see the applications broken up the way they are is because as you are aware with Comprehensive Plan map amendments the city processes those twice a year. This particular application was the -- the comp plan amendment was submitted prior to the December 15th, 2025, deadline and later the annexation and the preliminary plat came F Meridian Planning&Zoning Commission May 7,2026 Page 4 of 52 after that date. So, that's why you have a 2025 application number for the comp plan amendment and, then, a 2026 application number for the plat and annexation. You can see here on the screen that future land use designation for this particular property is currently medium density residential. It's currently in Ada county, zoned RUT and it's -- it does have a county residence on it and the site is approximately four acres and it's located at 59 -- 5900 West Ustick Road and that's roughly the northeast corner of McDermott bypass and Ustick Road. So, the first application I will spend some time on is the comp plan amendment and the reason why I want to at least spend the most time on this is, as you probably are aware, staff is recommending denial of this particular application. You can see here the applicant is proposing to change this four acres from MDR to commercial. As part of the application submittal the applicant did provide written justification as to why they felt commercial made more sense on this particular site. As part of the comp plan -- and I will get into the -- the -- their justification a bit in my presentation. As part of the Comprehensive Plan map change staff also requested that ACHD require the applicant to go through a full traffic study. Typically a development of this size -- we wouldn't do that, but because of the transportation impacts in the area or all the transportation improvements in the area we felt that it was warranted given the fact that our current Comprehensive Plan, as you can see on the excerpt on this slide, we are trying to minimize access to those -- to Ustick and we are also trying to minimize intensive land uses next to the State Highway 16 interchanges and so that's why it was critical for this applicant to provide justification. So, this graphic that I'm showing you now shows the -- the chip -- the trip generations between the proposed use and the current use. You can see based on numbers that ACHD provided to staff the commercial would have significant increase on the adjacent roadways in the area and that was one of the primary reasons why staff is recommending denial of this particular project -- or the comp plan amendment I should say. So, here is the -- the applicant's justification. Again this is -- is paraphrased from their narrative. The narrative itself contained five pages and it's part of the public record. You can see the applicant has three -- three themes to his justification of why commercial makes sense on this site. One is why, two is why residential doesn't work here and, then, timing of development. I think some of the Commission's also aware that there is an adjacent development next to this property, so the applicant has also been working with other developers in the area for the coordination of utilities to this particular property. I think the Commission is aware that ACHD is -- is currently or in the process of widening Ustick Road in conjunction with the Owyhee High School when it went in. That's one of their requirements and also with the State Highway 16 project. And so as you know when the new road is finished ACHD will limit the amount of curb cuts you can have under that road for the utility extension. So, when Dayspring Subdivision to the south of this particular development came in the developer was able to work with the city on a cooperative development agreement for the extension of the sewer -- the McDermott -- McDermott sewer trunk line from McDermott Road all the way down through Ustick to serve not only their site, but also other developments in this property and so the applicant wants to make sure that if that is happening that utilities can be provided to the site. Here you can also see in this graphic the Durango development, which is -- will be in front of you on May 28th. I won't go into too many details regarding that project, but in our staff report we did note that this does have an Meridian Planning&Zoning Commission May 7,2026 Page 5 of 52 impact as to why the -- the applicant is proposing commercial on this site is because they are coordinating with them in that effort as well. So, quickly, I -- I won't go into all of staff's reasons for denial, but basically primary reasoning -- reasoning is timing. As we mentioned in the staff report there is quite a few -- a lot of commercial planned in the area. There is a node next to Owyhee High School as part of the mixed-use regional area. It's about four acres as the applicant did note and that has not developed yet. The multi-family portion of it is nearing -- or under construction, but the applicant has no tenants or anybody slated for that particular development. As I mentioned to you there is Dayspring to the south of this development right along the same Ustick corridor. They were part of a mixed-use neighborhood on that side -- south side of the road. They had a commercial component as part of their development. Now, again, the reason why we don't see it is because sewer isn't available yet. That's really the -- the timing component of this. So, in staff's opinion waiting until all of this come to fruition and services are available is probably the best course of action from staffs perspective. And, then, of course, the applicant did provide a concept plan and I will get into that a little bit more, but a lot of the uses on those -- that concept plan are auto oriented uses. So, it didn't seem like it blended in well with the surrounding residential development in the area, given the fact that the comp plan does -- and the UDC limits access to those major highways -- major roadways like Ustick and trying to maintain the integrity of the interchange there at State Highway 16. So, as I mentioned to you, the applicant is -- if the comp plan amendment is not approved and, then, the annexation and the plat will also not be approved, because the project is predicated -- annexation and the preliminary plat are predicated on approval of the comp plan amendment. But I did at least want to highlight some of the -- the work that the applicant's provided on this application. So, again, commercial comp plan designation is what is being proposed and to go along with that is the annexation to rezone 4.3 acres of land to the C-C zoning district. This is the legal description that the applicant provided with the application. As part of that they were also required to provide a proposed concept plan. Again it shows the -- the potential for development of a C store and a fuel facility at the hard corner. The coffee kiosk and, then, an oil changing -- a lube facility located in this area here. And another drive-through business as well. So, again, you can see here a lot of drive- through activity and auto oriented type uses, which didn't seem to fit the vision for the property in our opinion. Additionally, as I showed you with Durango coming around this, there is a potential for a stub street to this property to the north. You can see here the applicant has provided a pedestrian connection there, but with the -- the width of the Sky Pilot Drain staff is unclear how that will provide adequate transition to the adjacent subdivision as well and so we don't believe that these uses are compatible with the adjacent subdivision or future development as well. Again here is the proposed preliminary plat. The applicant is proposing a four lot subdivision. You can see here one access is proposed off of McDermott bypass, which is currently under the jurisdiction of ITD and will -- staff does not know when ACHD will take jurisdiction over that roadway. And, then, you can see here the applicant is proposing a right-in, right- out onto Ustick to be shared with the adjacent property owner. Based on ACHD and city policies ACHD is not supporting the right-in, right-out access to ACHD, nor does our city policy allow for that access point. ACHD did state that they are open to the McDermott bypass access, because it's a lesser classified roadway than Ustick is. So, Meridian Planning&Zoning Commission May 7,2026 Page 6 of 52 this will be a future collector potentially is what this will be designated as and Ustick is an arterial. So, again, if the -- if and when ACHD gets this and the applicant is successful with their project, then, they would have to work with ACHD in the future as ITD has said no to the access currently. And, then, of course, with the development of the property the applicant will be required to put in landscape buffers along both Ustick and McDermott bypass roadway. The applicant's also provided conceptual building elevations for the proposed structures on the site. And I also wanted to step back to one -- that Durango graphic here, too, and also I wanted to mention that the applicant is required -- or would be required to -- is working with the developer to get cross-access across these lots here to tie into the local street network as well and that's why ACHD was supportive of that access and felt that this access alone could be supported by the commercial development if it's approved. So, I had a chance to look at the public record. Staff has not received any written testimony on this particular item. Again staff is recommending denial of the Comprehensive Plan map amendment. Therefore, that subsequently denies the annexation and the pre-plat. With that I will conclude my presentation and stand for any questions you may have. Smith: Commission have any questions for staff? Gelsomino: Mr. Chair-- Mr. Vice-Chair. Smith: Yeah. Commissioner Gelsomino. Gelsomino: Bill, quick question. Has ITD provided any written comments on the application yet? Parsons: Mr. Vice-Chair, Members of the Commission, they did after the print date. They are -- they are right -- their comments are in the -- in the record and, again, they said no access to the bypass, but they had no concerns with the development. Gelsomino: Thank you. Smith: Would the applicant like to come forward? And if you would, please, state your name and address for the record. Mansfield: Thank you, Commissioners. My name is Ethan Mansfield with Hawkins Companies. 855 West Broad Street, Boise, Idaho. 83702. 1 would love -- I just want to thank Bill for presenting kind of the nuts and bolts of the application. It certainly is auto centric and I'm going to spend a lot of my time tonight kind of explaining a little bit about why that is. So, as you know here is the project. It's located on the northeast corner of McDermott bypass and Ustick Road. It's about a third of a mile east of the State Highway 16 on ramp, between the on ramp and -- or, sorry, between McDermott bypass and the on ramp is mixed-use interchange and that's the area that the city has decided to reserve for non-intense uses. Just to be clear, that area is on the left side or west side of the McDermott bypass, not on the right side of the McDermott bypass. So, here is our conceptual plan and I do want to be clear, we have had interest from multiple Meridian Planning&Zoning Commission May 7,2026 Page 7 of 52 users -- more users than this site could support. So, what this Comprehensive Plan -- or concept plan shows is the most likely scenario for the development of this site and I will talk to you about why we chose these users momentarily. So, a couple notes. We do plan to add a landscape buffer per UDC 11-3B-9C along the south side of the drive aisle or north side of the development. We coordinated with Nampa Meridian Irrigation District. This is the way the easement has to look. They are okay with the road in there, but they will not allow vegetation other than grass and -- they won't allow trees. They will allow vegetation, not trees, in the easement. So, we thought this would be a good solution to allow them an access road and access to our development and we will put the buffer on the south side outside of the easement, so we can actually plant trees. And this is what we are proposing, Comprehensive Plan amendment to commercial, annexation and zoning to C-C, community commercial, and a four lot preliminary plat. Another thing I would like to add quickly before I move on is when we received the ACHD correspondence we are in agreement with the removal of that access to and from Ustick. So, access would be taken solely from the McDermott bypass and I have spoken with Kendrick extensively at -- at ITD and I have spoken with Don, Mindy and Kristy at ACHD and everyone's kind of rowing in the same direction with the transfer of the McDermott bypass to ACHD and it will begin in three -- the process will kind of begin in three or four months, which aligns perfectly with our timeline. We are not going to be able to start construction on this for quite some time. So, we are not concerned so much about the timing. We are -- we are very much aligned with ITD and ACHD about that. So, let's talk about the uses. So, we are proposing auto centric uses and we are proposing auto centric uses because State Highway 16 is an auto centric corridor. We -- we, the community, spent almost up to 700 million dollars in vehicular transportation infrastructure for this corridor. We are literally building a river for cars and we are expecting up to 110,000 vehicles a day by 2045 and I double-checked ACH -- or ITD study from 2020, 72,000 vehicles per day is expected in front of Ustick Road. So, like along IT -- along State Highway 16 on the Ustick bypass. So, 72,000 vehicles. In addition, we have Ustick Road. ACHD is widening Ustick to five lanes, two in either direction, with a single turn lane in the middle. Ten million dollar investment, again, in vehicular transportation infrastructure. The -- the stated goal of these -- these improvements is to move cars quickly from one place to another. It's -- it's -- it's to make commuting better. It's to make car driving a better experience. This is expected to serve 35,000 vehicles per day. So, I think about it kind of like this. If I'm building -- if I'm investing 600 million dollars in an office park, I'm anticipating office uses. If I'm investing 700 million dollars in a vehicular transportation corridor, it would make sense to anticipate vehicular uses along this corridor. Because cars require gas, they require lubrication, they require cleaning, they require -- people driving them require coffee and so if it were not for a 600 or 700 million dollar public investment in -- in this vehicular transportation infrastructure, this area probably wouldn't be under consideration for development at all. It probably wouldn't even be for sale and you will hear from the person who is selling about why they are choosing to put it up for sale and move. So, as I said, you know, it should come as no surprise, based on our priorities as a community and where we are investing our money, that this would develop with auto centric uses. In addition, neither ACHD, nor ITD, requested a traffic study for this project. It was requested solely by the City of Meridian and ACHD approved the project Flo Meridian Planning&Zoning Commission May 7,2026 Page 8 of 52 with standard conditions. Hawkins is planning to pay for the ten foot pathway -- detached pathway frontage improvements along Ustick and along McDermott and it's going to be constructed in concert with the Ustick Road widening. So, we will pay ACHD. We will pay the road trust deposit. ACHD says no mitigation is required and no alternative mitigation is required. Again it seems like we are all anticipating this sort of use along this corridor based on our investment priorities. So, next I would like to spend a little bit of time talking about auto centric and their impact on the -- on the surrounding road network. You know, the staff report suggests -- and I think there is a widespread assumption that auto centric uses means there is more congestion, more trips, increased vehicle miles traveled, more negative impact on the community and this simply isn't true. Like if you look at the -- the data you can see that 65 -- that's two- thirds of customers visiting this site, based on our traffic analysis, are pass-by trips. What that means is they are already driving past the site. They are already driving past the site. They are already on the roadway. They are already in the area and they are turning right into our development. Only a third of the trips are actually new trips added to the network as a result of this development on this corner. So, it's important to consider that, that while you might have 2,950 trips coming in and out of the driveways, 1,900 of those were already going to be on the roadway anyway. Another way to think about this is impact fees. Impact fees that are assessed by ACHD literally measure the impact of the development on the public roadways. Impact fees fund the construction of new or expanded roadway infrastructure needed to accommodate the traffic generated by the development. It's -- in other words, it's the proportional cost of roadway capacity that new development is expected to consume. So, when we look at impact fees it gives us a really really good idea about how impactful the development will be to the roadway network. So, what it does is it avoids double counting; right? So, we are not counting trips that start somewhere and end somewhere else, but just stop by and that's important, because those trips are going to exist anywhere -- somewhere at -- anyway; right? They are going to exist. Maybe just not on this particular place. But what that means, just really quickly, is that if they are not stopping here those trips are stopping somewhere else, which means, just inherently, just in the way people make decisions, they are traveling farther than they normally would. So, you are actually increasing vehicle miles traveled and I will explain that a little more in a minute with a map, but I would like to just talk about impact fees associated with our proposal, the Durango commercial and, then, the Dayspring commercial to the south, just so we can compare and understand the true impact. Our proposal is shown here. Here is the table of impact fees up at the top. Just so you know I'm not blowing smoke, our proposal would generate 191,000 dollars of impact; right? Impact to the surrounding roadway system. Per acre that's 47,750 -- 47,750 dollars. The Durango commercial, which includes no drive-throughs and a 32,000 square foot area of, you know, shops that could be restaurants, salons -- the important thing is it's retail without a drive-through. Per acre generates 104,493 dollars in impact per acre. Now, again, this isn't like revenue to ACHD, what this is is ACHD collecting money that reflects the impact of the development. So, if you look at Dayspring, which was recently approved to the south, they are proposing 60,000 square feet of shopping center. No drive throughs. No gas stations. 97,962 dollars per acre. So, truly -- truly based on math that ACHD engineers are doing, the impact on the surrounding community on the roads is double for those F-11 Meridian Planning&Zoning Commission May 7,2026 Page 9 of 52 uses. Here is a quick comparison between three different restaurant categories. In case you don't believe me ACHD is charging more for the impact of fast food with no drive through and fast casual than they do with food with drive through. So, again, these are just math equations that represent the anticipated impact of these different uses on the road. And because we are asking for a Comprehensive Plan amendment away from medium resident -- residential density -- medium density residential, excuse me, to our proposal, commercial, I just wanted to do a quick comparison there of the impact fees associated with each. Eight units per acre of medium single family homes is 46,424 dollars per acre in impact. Our proposal, barely more than that, and, again, that's because of the pass-by trips. That's because there is already going to be thousands and thousands of trips on this network that we are building to accommodate vehicles and you can see with this square -- this square outside of -- outside of this there are no -- I should say there are no gas stations inside of this square. There are no coffee shops with drive-through inside of this square. They are all on -- to the right on that name of that road escapes me, but they are not within this square. So, any trip any trip that originates or ends in this square and is driving to Highway 16 to get gas or driving to Highway 16 to commute, if they get gas anywhere but here they are increasing the vehicle miles that they would travel to do it. They are adding more stress to the roadway somewhere else. That's why you see gas station -- that gas stations at the intersections of state highways, state freeways, because that's where the most cars are getting on and off using the transportation infrastructure. It makes sense to put auto-oriented uses here, so you get fewer of them other places. So, let's just talk a little bit briefly about the impact of noise, light and odor on residential development. You know, medium density residential would suggest -- the current land use map which suggests that you should put medium residential up on Ustick. That's 35 feet. There is a 35 foot buffer requirement from the edge of Ustick pavement. There is 35,000 vehicles per day anticipated to be driving up and down Ustick. It truly may not be the most appropriate place for residential. Single family homes. Alternatively, we could put commercial here to the north, we could put residential. Those residences would be subject to 4,580 vehicles per day and they would be 61 feet from that with a buffer provided by the Durango Subdivision to the north and they would be 183 feet from our closest building. As you will see momentarily, as well as our -- as well as our landscape buffer here and you will see momentarily that this is reasonably common. Actually, this is much much farther than the distances provided in many other residential developments as a buffer. You know, here is Dayspring. You can see the nearest roadway is 31 feet from the fence. The nearest building is 65 feet from the fence. Here is a few other buffers. Eighty-four feet from car wash to building, 38 feet from coffee to building, 70 feet from building to Walmart, 140 feet from this building, but there is two drive-through lanes between it. Sixty feet from building to gas station. Fifty feet. Seventy-five feet. So, this is not -- it's actually -- it's a much greater distance than most of these. So, finally, you know, we are looking at, you know, where is the appropriate place to put residential. It's probably not on the corner where you have 35,000 vehicles stacking at a lighted intersection throughout the day and throughout the night. It's probably much farther north where you are buffered by commercial uses and -- and you can look and see that the number of vehicles is substantially similar -- there is a couple hundred more when you -- when you combine both ours and -- and Durango's, but not 12 Meridian Planning&Zoning Commission May 7,2026 Page 10 of 52 more than -- but not more than Dayspring to the south. So, I have done the market analysis. In summary, auto oriented investment drives auto oriented uses. The uses that we are proposing are less impactful to the roadway network than other commercial uses and similar in intensity to residential uses. Residential units on Ustick would be far more negatively impacted by noise, light and odor than where they are currently proposed and we have interest from more tenants than we can support on this site and each of these users has performed an extensive amount of market analysis to optimize site selection. So, with that I will just respectfully request approval -- or recommendation of approval for 2559 and 2607 to City Council. Thanks. Smith: Thank you. Are there any questions for the applicant or staff? Commissioner Perreault. Perreault: Thank you. So, I pulled up the city of Nampa's future planning and current applications and whatnot and I don't see that there is anything actively going on there on -- on the other side of McDermott -- on the west side of McDermott. Have you reached out to them? Do you have any idea kind of what the intention is? Because, obviously, we have Nampa, Meridian and Eagle that are all going to have access to 16 and be invested in Highway 16 financially and I'm just wondering, you know, if -- is this the place for this to go if-- if we have -- I mean should it be in the city of Nampa and not in the city of Meridian or, you know, and -- and Eagle, you know, the -- the -- where they are developing that's a little too far north for kind of the central area, but curious if you had looked into that or not. Mansfield: Yeah. Actually, Commissioner Perreault, Commissioner Smith, I -- we have actually spoken with the city of Nampa a little bit. This corridor is in a Highway 16 specific plan in Nampa and it is designated for mixed-use. I can't remember the exact terminology, but basically multi-family and neighborhood serving commercial uses. Does that -- Perreault: So, you didn't see any commercial designations? Mansfield: No commercial designations there. Correct. Perreault: Okay. Can you talk to us a little bit about the timing of this hearing versus waiting for the Durango hearing and why that decision was made? Mansfield: Yeah. Certainly. So, I did not schedule the hearing. So, I was hoping that we could be heard concurrently with the Durango. I actually recommended that to staff when we made our application, just because I thought it would be helpful to see how the two commercial areas interacted with one another. One of the reasons that Durango was deferred from June or July was because we brought to their attention a cross- access opportunity for their portion of the subdivision that was north of the Sky Pilot -- south of the Sky Pilot Drain. I'm sorry. So, that roadway that runs across there, that was originally proposed kind of to isolate our four acre piece and we said, well, why don't we just do a -- do cross-access so that it creates like a cohesive commercial 13 Meridian Planning&Zoning Commission May 7,2026 Page 11 of 52 corner that doesn't interact negatively with the residential. So, we were really hoping that they could come in together actually. Perreault: I didn't see on the concept plan for the commercial buildings any kind of pedestrian connection to the east. What would that look like if that develops as office right there directly to the east? What is -- is there anticipated to be coordination for movement? Mansfield: Commissioner Perreault, absolutely. So, we have a few connections to the east, as well as -- we have kind of committed to straight -- straightening out this connection to the north. It currently has like this little jog that looks like this. So, I just really quickly wanted to mention that we are committed to straightening that out to make it a real easy pedestrian connection into the neighborhood to become like a corner store amenity for that neighborhood. On the -- on the east side we have the main sidewalk that runs south of the drive aisle. We have one shown in the middle here and we have one shown south of Building D, as well as the ten foot pathway along the frontage that's going to be required of -- you know, it's going to be constructed with Ustick. So, we can absolutely commit -- and we have already started -- we are still very preliminary site planning; right? Because this is a hearing about use. But we have absolutely committed to planning for connectivity there. We are not going to build a sidewalk into the back of a building. Smith: So -- so, kind of following the question about Durango, Bill, we do CPAMs twice a year; is that right? So, I think, then, this is our first one this year. So, obviously, I understand the time value of money and you want to get things done sooner than later, but is there any reason why you have Durango getting pushed back? I -- I will kind of lay my cards on the table. I also agree that this doesn't -- I don't have maybe the same problems as staff might with automotive or commercial uses here, but I would like to see, you know, the existing commercial, how that's going to look first. I don't want to take anything for granted. All that kind of-- given all of that is there any reason why you didn't say, hey, let's wait for that second CPAM once Durango is through? Mansfield: Commissioner Smith, that's a great question. We wanted Durango to come in first, but they were held up because of the sewer and also because of this little cross- access situation that we -- we in a way kind of accidentally helped them up, because we wanted to have cross-access here. So, the sewer was the biggest thing, though; right? And so what we have done is we have chatted with Toll Brothers to understand the timing of the sewer. The timing is essentially now. They are starting to gear up to install it. So, really, the sewer access to this area is what is now triggering so much interest in it and the people who understood that sewer would be coming are the people who got ahead of it, tried to entitle it, worked on entitling it like Durango. So, really, I would be interested to know from staff why Durango hasn't been scheduled earlier, because we really truly wanted it to be scheduled with us. The reason we didn't wait is because we felt like it had already been submitted. Everything had been applied for. They weren't making changes to the application. As far as waiting to see how the area developed, I would like to just point really quickly to the regional mixed-use that Bill was F14] Meridian Planning&Zoning Commission May 7,2026 Page 12 of 52 speaking about and just talk a little bit about that development trajectory there. I think it's important. So, the regional mixed-use that Bill's referring to exists here. You can see that it is completely bisected by Highway 16; right? So, that's where -- I -- I was under the impression that that's where the city has communicated that they do not want intense uses to go as immediately adjacent to Highway 16. So, I'm a little confused by why the regional mixed-use exists over Highway 16. However, my main point is all of this, with the exception of a small, I don't know, maybe four acre piece has developed into residential. So, there is four acres of commercial. It has been -- we know the broker quite well. He is actually Bronson's brother. We have been communicating with them and we even looked at purchasing it. The access is so -- so challenging. It's literally the off ramp to that -- to -- to the -- from the State Highway 16. So, the access is -- is bad. When we speak about, you know, where do users want to go, we have seen so much interest in this corner and they have been trying to lease the mixed-use regional corner with bad access for two years. So, we know we can get leases on this one. Nobody wants to go on that one. To us that says something. To us that says this is the right place. That place may not be right. Smith: Commissioners, any other questions? Commissioner Stoll. Stoll: So, I would be interested in hearing from staff on the potential of hearing the Durango one at the same time as this one. Parsons: Yeah. Commissioners, happy to give you context on that. As applicant's mentioned, there is a lot of moving parts here. When the applicant first started working with us we actually introduced them I think to Durango and said, hey, if we are going to do something let's, let's work together and try to make it and piece it together. So, have to give the applicant kudos for reaching out to them and -- and starting those conversations, because they were in quite a lot earlier than what they had anticipated and so they went back to the drawing board, but part two of Ethan -- the applicant -- applicant is correct. The -- was the sewer. We met with the applicants -- Design Professionals for Durango. We said, you know, we can go forward, you are contiguous, there is nothing that says we can't annex you and do your plat, but more than likely until we know how this cooperative development agreement works out for sewer between Toll and the city, more than likely you may get a recommendation for denial, because you don't have services available to you. So, they were gracious enough to pause their application, go back to the drawing board, try to add more office to their -- their development, work with the applicant. Unfortunately, when the applicant had to meet their deadline to get a comp plan amendment in they were forced to meet that December 15th deadline and Ethan was very quickly reminded of that your pre-app said we wanted annexation and a pre-app to go concurrent and at that time his property wasn't contiguous to the city limits. He could not apply for annexation and so staff extended some grace to the applicant on this application and that agreement got recorded and to and behold Dayspring to the south was annexed in February -- mid February and at that time Durango wasn't quite deemed complete yet either. So, again, as you know, there is always a timing component and things required and, unfortunately, it got close, but we didn't get close enough. So, we were -- we were three 15 Meridian Planning&Zoning Commission May 7,2026 Page 13 of 52 -- three weeks apart and that's why we scheduled the special meeting for May 28th, because the likely -- there may be an opportunity to get Durango caught up to this applicant at City Council, but at this point that's kind of what's happened between the two applications and why they aren't coinciding or going together and that's why you have all of the comp plan amendments grouped up tonight, because we try to take all those together at one time. So, we are trying to -- to meet internal policy, also meet application requirements, deadlines and -- and also making sure things are happening and properties are contiguous. So, there is -- as you know, again, a lot of moving parts here to try to make that all work. Stoll: Mr. Chair? Smith: Commissioner Stoll. Stoll: Bill, just to confirm. So, May 28th we are going to be hearing Durango? Parsons: Yes, you are going to be hearing Durango. Stoll: Okay. Smith: Commissioners, any other questions? Stoll: Possibly one more. Smith: Commissioner Stoll. Stoll: Ethan, when did you -- you said the construction is going to happen somewhere in the distant future. When do you expect it to start? Mansfield: Yeah. This is a great question, Commissioner Stoll. It relies kind of upon infrastructure improvements arriving at the site, as well as our preliminary plat. So, I anticipate, you know, that we could start -- you know, if all goes well here could start moving dirt, you know, as early as this fall. I -- we would like to. But, again, there is so much contingent upon others and -- and the preliminary plat progressing through the system that -- I don't want to predict opening dates or anything. Stoll: That's fine. Smith: Any other questions? Mansfield: Thank you. Smith: At this time we will take public testimony. Madam Clerk, has anyone signed up to testify? Lomeli: Thank you, Vice-Chair Smith. I have Cory Thacker and he has a presentation. 16 Meridian Planning&Zoning Commission May 7,2026 Page 14 of 52 Thacker: Cory Thacker. 5900 West Ustick. Property in question. Lomeli: You can use the arrow on the keyboard to kind of toggle through your presentation -- Thacker: Okay. Lomeli: -- up on the screen. Thacker: I actually had an entire presentation with all of this, but Ethan did a pretty darn good job. The thing that I want you to take a look at -- this is what I bought. This is what happened in 2011. McDermott wasn't even next to my property. There was no Highway 16. There was no neighborhoods encroaching. It was -- it was heaven. It was exactly what I wanted. Property away from everything. Traffic was just minimal. Nothing there. Quiet. Then without asking people based -- I mean they had their hearings, but no one cares my opinion. They put in McDermott right next to my property. Then, of course, what they did is they put in Highway 16. Then what they did is -- you know, contrary to the Idaho State Constitution, ACHD used the 2005 U.S. Supreme Court to say now we are going to steal some of your property. I got six horses. The increase, the changes, what it's done to me. I have had one horse already killed by being hit by a car. I have had one horse, because of the -- the McDermott bypass, that -- that they sprayed something and it got into my pasture. I come home and she is laying down and she can't even move. I had to put her down. I had another horse, after the increase in traffic, that -- it had to be a bullet hole, because I can't explain what the hell it was. I have had all this kind of impact and now what -- if I'm forced to stay any longer -- if I'm forced to stay I'm confronted with -- out my front door a shopping center. I'm confronted with being surrounded by -- I think what is it 1,400 houses across the road, 700 houses behind my house, you know, it's just kind of one of those things where it's like I no longer have my peace. It's been taken from me. And so I sit there and go, hey, let's look at the other factors. It's like, all right, with Owyhee being built after I had bought that property -- well, in the mornings when Owyhee is in business basically I can't even get up my own -- my own driveway. There is a 300 foot code. If I build a house I have to have a driveway 300 feet away from the intersection. But, guess what, ACHD, they didn't care. My driveway is 242 feet. They built their intersection inside the code and their resolution is for me to take away more of my pasture by moving my driveway. What? Where is my rights? Where is my consideration? Who is asking me what -- what happened to me? Because I didn't ask for any of this. I wanted my -- I wanted my peace. My heaven. This. I wanted this. But I'm not going to have it. In a year or two I'm going to be just absolutely stuck, so if you guys don't actually give me what it is that I'm begging you for, make it commercial. It only makes sense that it's commercial. I just sit there and I watch the traffic every single day. I watch everything going on every single day. It's not a residential. Even if we put more houses on this it is not residential. It's not safe. This is a commercial property. The state has turned it into a commercial property. So, please. F17] Meridian Planning&Zoning Commission May 7,2026 Page 15 of 52 Smith: Thank you. Commissioners, any questions? Thank you very much. Madam Clerk, is anyone else signed up to testify? Lomeli: Thank you, Vice-Chair Smith. We have Rachel Thacker. Smith: And, then, likewise, if you could just state your name and address. R.Thacker: Good evening, Commissioners. My -- my name is Rachel Thacker. I reside at 5900 West Ustick Road, Meridian, Idaho. 83646. And I hear you all saying improvements. But, again, I -- I am on the same page. It's not improving my quality of life at all. When we bought our property 15 years ago it felt like an oasis. It was peaceful. Traffic was light enough that my now 18 year old was four years old and could walk safely across the road to our neighbor's house -- to Ralph and Julie Powell's house. This was the kind of community this was. It was safe and it was quiet and it was connected. Over the years, especially after Owyhee he was built, everything changed. Traffic has increased substantially. What used to feel like a rural residential area now feels like a dangerous corridor. Sorry. I had this part -- when my children rode the school bus I lost count of how many drivers ignored the flashing stop sign on the school bus and sped past the bus while my kids were trying to get on and off safely. Every parent here knows that moment of fear, wondering if today is the day that someone doesn't stop in time. This year is the first year I don't have someone driving the bus or riding the bus and it's been amazing, except now my teenagers are driving themselves to school. One of them turns left to go to Meridian. One goes to Owyhee. To turn left out of our driveway every morning I sit there and wonder if today's the day they are going to get smacked by a car that they didn't see coming, because the string of cars in front of our house in the morning -- insane. The traffic is already there. It is not coming. It is there. We invested -- we bought this property believing that it would be our forever home, like many families here. We intentionally chose not to live in the middle of the city or next to major traffic routes. We invested in peace, safety and quality of life, but little by little those things have been taken away. This is no longer the environment we purchased. It is no longer conducive to residential living. The safety of my family and our animals have been compromised more than once because of the increased traffic and development around us. That is heartbreaking for families who never intended to live in the middle of a high traffic commercial corridor. We built our lives here believing this was where we would stay and the hardest part is this. Many of us now feel like we are being pushed out of every -- out of the very homes we worked so hard to build our lives around. My kids have friends close. We have -- everything that we have -- it's all been right there. Growth is inevitable and we understand that, but growth without thoughtful planning, without consideration for the people already living here, comes at a cost and right now that cost is being paid by the families who called the area home. I'm asking you to remember that behind every road, every traffic study and every development plan are real people, families, children, homeowners who deserve to feel safe where they live, because the community should not grow at the expense of the people who are already a part of it. At this point the reality is that the only practical future use for this property is commercial and not residential. Placing the 18 Meridian Planning&Zoning Commission May 7,2026 Page 16 of 52 proposed businesses on this parcel will not increase traffic, it will simply serve and capture the booming traffic that is already here. Smith: Thank you very much. Any questions, Commissioners? Thank you. R.Thacker: Thank you. Smith: Madam Clerk? Lomeli: No one else has signed up. Smith: Is there anyone online that would like to testify? Is there anyone in the audience or room tonight who would like to testify? Okay. Then would the applicant like to come back forward. Mansfield: Thank you, Commissioner Smith, Commissioners. I guess just a couple points. You know, as you can see there is clearly the investment in vehicular travel impacts those on the corridor and I think, you know, it -- it makes sense to create uses there that capture some of the trips that are generated by places further afield. It makes sense to not be a destination, but a service pass-by. So, maximizing pass-by trips is actually probably one of the best things you can do for this corner, as opposed to either creating more houses immediately adjacent to some of the concerns these folks were mentioning or creating sort of destination commercial where people are trying to get to it and I think there is a very distinct difference between those -- those two types of commercial uses and as you saw by the traffic study these are very different things. This is much more of a pass-by use and I think that's truly what the city actually wants here based on their investment decision -- not the city's investment decisions, but the community's investment decisions in these major roadways and, then, I would also just like to just touch a little bit more on the coordination that we have done with Durango, since Bill mentioned it. I just want to stress that we have, in fact, really been coordinating very intensely with Durango. We share the same engineer, KM Engineering and Stephanie is here not representing anybody from Durango or us tonight, but she is with Cam and we love working with them. And I -- yeah. So, we have the same engineer. We are coordinating to pipe the canal. We have already spoken with ACHD extensively about the routing of the canal. Nampa-Meridian wants us to pipe the canal. The canal serves as a nice buffer between the residential uses and the commercial uses. There is just a lot of things that make sense here from a timing perspective. I think this truly is the right time. The roadway will be torn up while we are constructing utilities. We don't have to go back and cut into the five year pavement moratorium, which would happen if this was to wait three years, then, you go cut into a brand new roadway, you make a giant cut, not only is it more expensive, it's less efficient for the community, because you have to shut down roads. So, truly this is kind of the time when this area is initially developing to initially develop with it and we are really looking forward to that opportunity and we really would appreciate that opportunity and we can commit to providing something that I think the community can be really proud of. Thank you. 19 1 Meridian Planning&Zoning Commission May 7,2026 Page 17 of 52 Smith: Thank you. Commissioners? Perreault: Mr. Vice-Chair? Smith: Commissioner Perreault. Perreault: So, can you walk me through the buffering again there on the north side? If I remember correctly the intention is to have all that buffering on your property and, obviously, because nothing can be -- can be added to that easement, so can you kind of talk me through what you expect that to look like or is there going to be any actual standing structure or is it just meaning a fence, a wall, something or is it just space? Mansfield: So -- Perreault: Or distance. Mansfield: -- I will start -- Commissioner Perreault, this is a great question. I will start from the north side where the fence is at the neighbor's house and, then, kind of walk southwards so we can get a full cross-section. I think -- would that be helpful? Perreault: Yes. Mansfield: So, on the north side each of these homes will have fences, obviously, associated with them. You can see the residential buffer in this picture here. They -- the fence is on the edge of the canal easement. So, within that they can't build trees, but they have gotten permission to build shrub -- or to build -- to grow plant, shrubs, that are a max height of six feet, as well as some additional shrubbery in the seven foot planting bed. Then there will be a five foot pathway kind of right -- you know, basically seven feet from the fence and, then, there will be 38 feet of open space to the property boundary. Then there will be an additional whatever -- 38 plus five plus seven -- 61 minus 38 plus five plus seven is between the property boundary and our street. Then there will be a buffer -- like a landscape buffer, but no trees, a sidewalk, and that's where we can, then, plant trees and we are not considered -- we -- here is what I will say. If a wall or a fence -- if a fence is deemed appropriate we can construct that. What we don't want to do is give the feeling of like -- this like weird little fenced corridor with nothing in it. We -- we can still build a fence, but we just didn't want to like create like a road with two fences on either side of it. But we can if that's of interest. But the fence cannot be constructed within, it has to be constructed outside of the easement. We can also consider looking at placing evergreen shrubs in the easement, although I'm not sure exactly how close we can get to the pipe with those shrubs. Perreault: Mr. Vice-Chair? Smith: Commissioner Perreault. F20] Meridian Planning&Zoning Commission May 7,2026 Page 18 of 52 Perreault: Thank you for going over that again with me to get more clarity on that. So, has Nampa-Meridian Irrigation said anything about having a fence on -- I mean I assume there is going to be a subdivision boundary fence on the north and, then, if there were to be a fence -- or excuse me -- on the south of that -- of -- of Durango and there were to be a fence on the north side, is there concern that they would have in terms of like security, safety, access? Mansfield: Commissioner Perreault, I can't speak for them, but I would imagine that as long as that roadway was not obstructed by a fence between the road and the actual pipe they would be okay. Perreault: Okay. Thank you. Smith: Commissioners, any other questions? I have a question that I have learned my lesson not to close the public hearing and, then, reopen this. I have a question I guess for staff regarding the timing. Actually, before I even get there. Question regarding Durango. There is something you mentioned that do -- do they -- are they required to have a CPAM as well? They are not? Parsons: No. Commissioners, they are not. Smith: Okay. So, I guess my question is if we were to continue this, for example -- because I'm -- I'm not -- we -- we don't have the conditions for approval to -- written tonight. So, if we were to approve it we would need to continue. Ideally in my head -- and I'm asking this because I also would like your input based on what staff has to say, regarding the timing of getting the CPAM in, you know, before City Council. Like what -- what are the cutoff dates there? I'm thinking theoretically, if we are hearing Durango on the 28th, could we first week of June hear this with that additional context? Would that work in the timing? Oh, we don't have that meeting -- Parsons: Yeah. Commissioners, that -- that -- Smith: -- third meeting. Third week. Parsons: So, there is a couple things in code. One is the submittal of the application and, then, two, the Council has to act -- can act on them no more than twice a year. So, that's why we try to bundle them up and take them all at one time, so -- but the reason why we are having the May 28th hearing is because the June 4th has -- has to be cancelled due to Public Works Week and so the next soonest -- if this were to be continued, then, we would have to coordinate the other ones with -- with this one at City Council and, then, Durango would have to catch up with all of that as well. So, may not be impossible, but just know there is also a provision in code that we have to get applications from planning. If you make a decision on application we have to get that in front of City Council within 70 days is -- is what the code reads, so -- Smith: Within 70 days of-- 21 Meridian Planning&Zoning Commission May 7,2026 Page 19 of 52 Parsons: Your decision -- Smith: -- a recommendation or -- Parsons: -- your recommendation. Smith: -- it appearing? Parsons: Your recommendation I guess. Smith: Okay. Okay. So, is there a date, you know, the City Council has to act on a CPAM by or is it just we tend to phase it twice a year midway through the year? Parsons: Yeah. Commissioners, we try -- we try to phase them and keep them close together, like -- like we are doing tonight. That's the intent. And I guess regarding continuance on the process side, again, we -- we don't have the conditions of approval here. On the continuance side of things if -- you know, in the worst case scenario is there -- is there a substantive difference between when this could come back between if it gets recommended for denial or if it's continued and say the timing doesn't work out they can withdraw or pause. Is there a material difference for the applicant? I want to also be fair to -- to you, because it seems like we are all kind of in a bind here around timing. Smith: To be candid I guess where I'm at is I don't think there is a way that I could support approving this tonight without having staff have time to look over additional conditions and things like that. So, I'm trying to find the -- you know, trying to find the needle or thread the needle. Parsons: Yeah. Commissioners, I'm not trying to advocate one way or the other either. I'm just giving you kind of the lay of the land, but -- and certainly we want you to have -- know what you are approving if you were to go that direction. But just give you a peek behind the curtain, we do have draft conditions of approval drafted up just in case this were to change. So, we typically kind of think outside the box when that happens, because we just don't know where everyone's going to land on an application. So, it's -- we are writing staff reports, so we might as well do some of that extra work, too, just in case and be prepared for these types of situations. So, I don't want you to think that I don't want to circumvent your decision in looking at them. But, again, if you feel comfortable taking that approach you can certainly say work with staff on appropriate conditions of approval and, then, we could take those up with City Council. I know it's a little unorthodox for you guys to do that, but just want you to know that we do have something drafted up and we would certainly work with the -- the applicant. Smith: Would you -- do you have any comments or thoughts? Mansfield: Commissioner Smith -- 22 Meridian Planning&Zoning Commission May 7,2026 Page 20 of 52 Smith: Yes. Mansfield: -- I have a lot -- I always have a lot of thoughts. Thanks for asking. So, our strong preference would be not for a denial and, then, a reconceiving of this project. Our strong preference -- our strong preference would be for an approval and working with staff through conditions. If that is uncomfortable, then, I have no issues going with being heard at Planning and Zoning with Durango concurrently. I also have no issues with -- if it makes sense -- I mean that would be our second preference is to wait and be heard concurrently with Durango. Third, I don't think we would throw a fit if we waited until after Durango. I'm not sure how it works if the -- you know, with city process. I think city process is in place to protect everybody, but I think if we all mutually agree that it's -- if that makes sense. If it's either denial or it's just waiting a little bit longer to be heard in -- in -- in mid June or something that would be okay, too. But I think my preference would be to be heard concurrently with Durango, if not approved with working with staff with conditions, because, frankly, Bill's great to work with. Smith: Any Commissioners have any -- I guess questions specifically? Because we can discuss those in deliberation, but any questions before we close public hearing? Stoll: I have a question for Bill. Smith: Commissioner Stoll. Stoll: Thank you. So, Bill, you said you do have draft conditions if we were to recommend approval and so those could be added to the packet for the May 28th meeting to be held currently with Durango. There would be no other additional delays that would be necessary because of the hearing process if we continued? Parsons: Commissioners, that's -- that's one possibility to do it, yes. But just understand that as these other two applications go forward, depending on the outcome of tonight, then, we would have to play catch up at City Council sometime. But, again, I -- I still think we could probably get there. The other thing that I would also mention to the Commission is, you know, you also have the ability to tell us what you want to see as part of some of those conditions. So, I don't want you to think -- I know you don't have them in front of you, but, for example, if you didn't like two drive-throughs on this site you can say we want no more than one drive-through on the site or if there is something you want added to the site plan or better circulation or more buffering or landscaping, those are certainly things you can direct staff to add or incorporate as part of a recommendation, if that's -- if that's what you want. So, I don't -- I don't want you to just circumvent the process and think you don't have any input. You have a lot of input here. So, if that's something that you want -- you may want to think about, too. Again, I -- I don't know all the draft conditions off the top of my head and what they say. So, I can tell you something along the lines of no use -- no access to Ustick will definitely be one requirement and, then, the buffering, cross-access with adjacent properties, you know, our -- our typical conditions of approval. Put in the required landscaping and there is plat conditions that they have to record the plat. So, again, I don't know if the F23] Meridian Planning&Zoning Commission May 7,2026 Page 21 of 52 applicant intends on getting a building permit before the plat records. I mean there is a lot of different things here that would probably behoove us to discuss at a -- at another hearing. So, again, I know we don't try to -- to dictate that or have that discussion as we are doing the public hearing, we try to buy ourselves some time and come back. But certainly happy to -- possibly -- if -- if you want to continue this to the 28th certainly could put together a memo with some draft conditions for you guys' consideration. Stoll: Okay. Thank you. Smith: Thank you. Commissioners, any other questions? Great. Can I get a hearing to -- or can I get a motion to close the public hearing? Stoll: So moved. Gelsomino: Second. Smith: It's been moved and seconded. All those in favor say aye. Any opposed? MOTION CARRIED: FOUR AYES. ONE RECUSE. ONE ABSENT. Smith: All right. I guess I have kind of made my thoughts clear and you -- any other thoughts from other commissioners? Stoll: I -- Smith: Commissioner Stoll. Stoll: I lean towards continuing to the 28th -- I recommend -- I -- I lean towards continuing so that we can see what the conditions are for the approval to the 28th. Gelsomino: Mr. Vice-Chair? Smith: Commissioner Gelsomino. Gelsomino: I will concur with my colleague Commissioner Stoll. It's always important to have the full context, the full picture. Can't finish a puzzle without all the pieces. So, I would be in favor of a continuance to get a little additional more context on the picture. Smith: Thank you. Commissioner Perreault. Perreault: I feel like I have enough information to make the decision this evening, but I am not opposed to continuing it to a later date. Smith: Yeah. I think -- I think I have kind of fallen with the -- the -- the consensus this evening I think. Really my main concern -- again, it's -- it's one I appreciate, Mr. Mansfield. I -- I feel like you asked for some -- maybe some easier projects, but I also F24] Meridian Planning&Zoning Commission May 7,2026 Page 22 of 52 appreciate the -- the Thackers and -- and -- and I -- you know, I sympathize with what -- what you have gone through. It's always our hope and -- and sometimes we can get it right when development can -- you know, a rising tide can lift all boats and there is not a zero sum game and it's mutually beneficial. But sometimes, you know, the -- the mark isn't -- isn't hit and sometimes -- sometimes their -- you know, development can -- can have a positive and also could have a negative impact. So, I do -- I do feel for you. I -- I also don't necessarily think that this is a bad fit for -- for the location. I just really -- I wouldn't feel comfortable without it being heard specifically after Durango. So, can be on the 28th, but I would still prefer to hear Durango first. Just knowing that, you know, CPAM, we do it twice a year, there is just an extra care I want to make sure we give to kind of getting it right and having all the context we can -- we can. So, if someone wants to make a motion you can. Or I can make the motion. I will leave it as -- Starman: Mr. Vice-Chair, before -- you may be doing this, but we need to have a motion to open the public hearing again, number one, and, then, we can have a second motion to continue. Smith: Oh, I -- no, I thought -- I thought I did it right, but I didn't. Yeah, I guess we would need a motion to reopen the public hearing that I was trying to avoid. Stoll: Move to reopen the public hearing. Gelsomino: Seconded. Smith: Moved and seconded. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. ONE RECUSE. ONE ABSENT. Stoll: Mr. Vice-Chair. Smith: Commissioner Stoll. Stoll: I move to continue File Nos. H-2025-0059 and H-2026-0007 to the hearing date of May 28th for the following -- do I have to give -- nope. Okay. Gelsomino: Seconded. Smith: Moved and seconded. All those in favor say aye. Any opposed? All right. The motion carries. Thank you. MOTION CARRIED: FOUR AYES. ONE RECUSE. ONE ABSENT. Smith: I guess we can go get Chairman Lorcher and I can hand back over the packet. I guess in my last act as chair for the moment we will take a quick bathroom break for a few minutes if you want to get up and stretch your legs. F25] Meridian Planning&Zoning Commission May 7,2026 Page 23 of 52 (Recess: 7:16 p.m. to 7:21 p.m.) 3. Public Hearing for 2026 City Initiated Future Land Use Map Amendment (H-2026-0006) by City of Meridian Planning Division, located City Wide A. Request: Comprehensive Plan Map Amendment (CPAM) to redesignate four (4) West Ada School District properties from Mixed-Use Community, Industrial, Old Town, and Medium Density Residential to Civic and three (3) City of Meridian properties from Low and Medium Density Residential to Civic for the purpose of reflecting existing and anticipated uses. Lorcher: All right. We would like to open the next application, please. The next item on the agenda is Item No. 3, H-2026-0006, Citywide Comprehensive Plan Map Amendments, and we will begin with staff report. Anderson: Yes. Thank you, Madam Chair, Members of the Commission. My name is Carl Anderson, long range associate planner here with the City of Meridian. Tonight you have before you a city initiated Comprehensive Plan future land use map amendment, Case File H-2026-0006. The request before you contains two separate sections to it for a total of separate seven -- seven different areas. So, the first is to reflect existing anticipated land use -- uses for West Ada School District from their existing future land use map designations to a designation of civic and redesignate multiple City of Meridian owned properties also to civic. There are some minor amendments adjacent to some of these sites, which I will cover during my presentation and the total area for -- that's include -- included within this is approximately 77 acres, including right of way. So, the first site here is located on Locust Grove just south of Franklin. The property address is 33 -- 335 South Locust Grove. This is West Ada School District property covered by the area of change here that you see here going from an industrial and mixed-use community designation to a designation of civic. Staff are anticipating that the Commission will hear an application in the future for the West Ada School District CTE Center at this location at some point in the future. Of note as well, the industrial component of this was amended -- I believe sometime between 2020 and 2022 from the mixed-use community to industrial. Just would like to note that for the Commission as well. The next location we have here is at Meridian Elementary here in Old Town. From the existing designation for Old Town to designation of civic. Still Old Town there on the right. It's -- it would just be civic and not an Old Town civic for clarification. And, again, to reflect the existing land use here. Next we have the site at 1752 West American Fork Drive. The West Ada School District property. Two designations. A high density residential and high -- medium high density residential to civic as well. This area is 2.41 acres of the total parcel area of 11 and 50 -- .51 acres The next location here is south of Chinden, West of Black Cat, another West Ada School District site from medium high density to civic land use. You will note the school icon here reflecting the anticipated planned school site location in this area. This is to reflect the future anticipated use of the property. We are getting into the City of F26] Meridian Planning&Zoning Commission May 7,2026 Page 24 of 52 Meridian portions of this application. Bear Creek Park. You will notice on the left kind of have the square reflecting the park here. That square does encompass a few private residential parcels on the northern portion and where the corner of the square moves to the northeast those sections would be redesignated from their existing designations from civic to low density residential to match the full property. You can't really see it well here at scale as it's covered up in the area of change boundary, but that's a little bit of clean up that we are doing here. The little pathways you will note connecting to the residential neighborhood are all owned by the City of Meridian as well with low density residential designations and designated as civic. So, essentially, a clean up to reflect what's there currently. The -- the next application we have here is Fire Station No. 8 and North Meridian Police Station off of Owyhee Storm. This is cited as medium density residential, as well as a parcel owned by the HOA for their landscaping. This would be redesignating the site for mixed -- medium density residential to civic, again, reflecting what's there currently. And, finally, Fire Station No. 7 south of Lake Hazel. Medium density residential to civic as well. All notification requirements for this application have been met. It's being citywide. Courtesy notice has been sent to property owners whose parcels were included in the application for the cleanup as well. No public comments have been received on this application and we did receive four agency comments, which are included in the staff report packet. Staff recommends approval of the Comprehensive Plan Future Land Use Map amendment and happy to answer any questions Commission may have. Lorcher: Okay. So, since the city is the applicant here is there any else -- anyone else from the city that would like to make comments before we open anything else? We are good? Madam Clerk, do we have anybody signed up for any public testimony? Lomeli: Thank you, Madam Chair. No one has signed up. Lorcher: Commissioners, do we have any questions for staff before we close the public hearing? Okay. I will take a motion to close the public hearing. Stoll: Move to close the public hearing. Smith: Second. Lorcher: It's been moved and seconded to close the public hearing on H-2026-0006, Citywide Comprehensive Plan map amendments. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. ONE ABSENT. Lorcher: This seems pretty straightforward and logical since it is the time that we are reviewing the Comprehensive Plan and any changes. I don't see anything that's out of line, especially considering a lot of these are administrative adjustments of things that needed to be done. Commissioners, do you have any other comments in regard to this? F27] Meridian Planning&Zoning Commission May 7,2026 Page 25 of 52 Perreault: Madam Chair? Lorcher: Commissioner Perreault. Perreault: I just want to say I appreciate the staffs diligence to stay on top of these things. Obviously, as folks are moving into our community, the more accurate our map is the better for them, decisions they are making, especially regarding where schools are going to be. So, appreciate the diligence in doing that. Lorcher: All right. With that in mind, after considering all staff, who is the applicant, and public testimony, I move to recommend File No. H-2026-006 as presented during the hearing date of May 7th, 2026. Stoll: Second. Lorcher: It's been moved and seconded to approve H-2026-006. All those in favor say aye. Any opposed? Motion carries. Thank you very much. MOTION CARRIED: FIVE AYES. ONE ABSENT. 4. Public Hearing for The Fields (H-2025-0057) by Idaho Holdings, located South of McMillan Rd, north of Ustick and between Can Ada Rd. and Owyhee Storm Ave. A. Request: Annexation and Zoning of approximately 480.26 acres from RUT in Ada County to the proposed zoning districts of Community Business (C-C) (42.87 acres), Neighborhood Business (C-N) (45.63 acres), Medium Density Residential (R-8) (194.44 acres), Medium High Density Residential (R-15) (100.63 acres), Traditional Neighborhood Residential (TN-R) (45.05 acres) and Light Industrial (I-L) (51.64 acres). B. Request: Preliminary Plat consisting of 985 total lots on approximately 200.06 acres. This includes 899 residential lots (602 single-family detached units and 297 single-family attached units) and 72 common lots and 14 common drive lots. The development is proposed within the R-8 (157.48 acres) and R-15 (44 acres) zoning districts. C. Request: Comprehensive Plan Map Amendment for approximately +/-45.63 acres of land in the Southeast part of the development to be designated as Commercial (29.09 acres) from Mixed-Use Community and Medium High Density Residential (16.54 acres) from Medium Density residential and designate +/-45.63 acres of land to Civic from General Industrial for a future City Park. 28 Meridian Planning&Zoning Commission May 7,2026 Page 26 of 52 Lorcher: The next application before you is Item 2025-0057, The Fields, for annexation, zoning, preliminary plat and Comprehensive Plan Map Amendment. Again, I would like to state my address is 6330 West Ustick, which is on the east side of Highway 16. This proposed development of The Fields doesn't start until the west side of Highway 16. After consulting with the city attorney we feel that the distance, especially since the highway is in between the beginning of The Fields, which continues to go west and our small parcel would not be a conflict of interest. So, I am going to go ahead and participate in this application and we will begin with the staff report when you are ready. Ritter: Good evening, Commission. Linda Ritter. So, tonight we are talking about the -- The Fields project. It is an application for annexation, a Comprehensive Plan map amendment and a preliminary plat. So, this site consists of 480.26 acres of land. Is currently zoned RUT and it's located south of McMillan and north of Ustick between Can-Ada Road and Owyhee Storm Avenue. So, just to give a little bit of history on this. So, this property is located within The Fields Sub Area Plan, which is bound by Ustick Road, McDermott Road, Chinden Boulevard and Can-Ada Road. The Fields Sub Area Plan was adopted on December 21 st, 2021, by Resolution No. 21-2302. The Fields Sub Area 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 framework to guide development in a manner that is consistent with the vision of the -- of the Meridian Comprehensive Plan by supporting expansion of the employment base, while integrating high quality neighborhoods, parks, pathways and schools. So, this area is adjacent to the city of Star's impact area to the north and the city of Nampa's impact area to the south and the west. The vision for The Fields Sub Area is to create a series of interconnected community-oriented neighborhoods, organized around a central mixed-use activity center. The center is planned at the intersection of Star Road and McMillan Road and the -- is envisioned as a pedestrian oriented main street. The center is -- excuse me. And this environmental feature in the central green integrated civic and commercial uses and direct connections to the Five Mile Creek pathway, a variety of residential types, including -- which include vertically integrated live-work and medium high density housing will support and activate the core area. The plan emphasized -- emphasizes connectivity through the enhanced greenway and pathway system. There are several waterways, including the Five Mile Creek and its feeder, and the Sky Pilot Drain and are anticipated to include pathways along their corridors. These improvements will allow The Fields Sub Area to connect to the broader Meridian pathway network, work with regional linkage -- linkage, extending west into Nampa and north to Star and the Boise River system. So, in this Fields area we have the Intermountain Gas building and there is a buffer around it, which means that there is -- no residential stuff can be here and this area right here is our park location. The City of Meridian has purchased this property and, again, no residential stuff can be built on it. So, that's why it's perfect for the park. You have the Williams pipeline going through here. There are restrictions for building along the Williams pipeline. They do have a development manual that will have to be adhered to for this development. The applicant submitted a conceptual site plan for this area. So, at this time the conceptual plan is for illustrative purposes only as presented. We have -- we have not approved the conceptual plan. We are looking at planning areas two, three, four, six, seven, eight 29 Meridian Planning&Zoning Commission May 7,2026 Page 27 of 52 and nine, which is the preliminary plat for Westvale. All other planning areas within here and this conceptual plan will be reviewed with development applications and at that time with the development application the applicant will be required to submit for a development agreement modification to create a new development agreement for the development that they are proposing and they will also be submitting new conceptual plans that adhere to the sub area -- Fields Sub Area Plan. The applicant also created design guidelines to go with their application for development that happens within the annexed area -- annexation area. So, all development within that annexation area within The Fields area will be required to adhere to these development guidelines. The design guidelines as long -- as well as The Fields Sub Area Plan, the city's UDC code and any ASM standards that we have for design review. Sorry. Something clicked on here that wasn't supposed to. Okay. So, you had designed for commercial industrial, for residential. Signage. Pathways. So, this is like an overall development program that is part of The Fields plan and what we have here shows how this area is supposed to be developed with square footage residential units with The Fields Area Plan submission there was -- for the commercial area -- this does not include any residential. There is like 322,447 square feet of mixed-use area within here. This area was intended -- anticipated for a range of 610,000 square feet of mixed area over the full build out of this plan. So, based on what we have that's kind of half of the mixed-use community development for this area. We did not -- again we did not include the residential portion for this. It's just this is just kind of a snapshot of what is happening there. Again, a lot of the stuff that was proposed within this mixed-use area at -- currently does not adhere to The Fields Sub Area Plan, so some changes will need to be made prior to them coming in to submit for their development. And, again, I just wanted to call out the things that we are looking at tonight. We are looking at the annexation, comp plan map amendment. These two blue areas are for the comp plan map amendments and, then, the preliminary plat. A traffic impact study was done over this whole annexation area. The traffic impact study evaluated development impacts on the study area intersections and roadways for the build out year 2040. The traffic impact study provided an evaluation of what improvements may be needed beyond those plans and ACHD's capital improvement plan. So, the tables that you are looking at include the intersections and roadway segments in the traffic impact study and noted existing travel lanes and intersection configurations. What improvements are planned in their capital improvement plan and the master street map and what improvements would be needed beyond those in the capital improvement plan and the master street plan to mitigate the total traffic impacts of The Fields in 2024. So, as you can see there are areas that will have -- intersections are needed and all the improvements that ACHD is looking at for this area. Okay. So, let's talk about annexation. So, again, it's 480.26 acres going from RUT in the county to -- these are the zoning districts that they are looking at. We have 42.87 acres that they want to bring in for community business, which is the C-C zone. Neighborhood business, which is the C-N zone, that's 45.64 acres. Medium density residential, which is the R-8. They want to do 194.44 acres. Medium High Density residential, which is the R-15. They want to do 100.63 acres. And Traditional Neighborhood Residential, which is the TN-R, 45.05 acres and light industrial 51.64. This is the annexation and these are the zoning that they are requesting. So, staff did look at their annexation and what they are requesting and has F30] Meridian Planning&Zoning Commission May 7,2026 Page 28 of 52 no opposition to what they are proposing. So, now we will look at the Comprehensive Plan map amendment that they are proposing. So, they are proposing for this area, which is in the southwest corner of their annexation area adjacent to Owyhee Storm Avenue and Ustick Road. Currently it's medium density residential and mixed-use community. They would like to change it to high density residential and commercial. They are proposing the Owyhee Center in this location and in this location they want to do multi-family. This area is bisected by -- I think that is a Sky Pilot Drain that goes through there and as -- as it is currently they could build residential there and would not have to have it interact with the mixed-use community that is below it, because they are in two separate zones they have provided in their concept plan, but, again, there is still work to do. They are showing where there are connections from the residential to get to the commercial area. So, even though there is not a crossing on the Sky Pilot Drain, they are -- they have avenues that come along the roadway, sidewalks, pathways that come along the roadway that connect in to this area and, then, there are ten foot multi- use pathways that are along Owyhee Storm and they have access to this area also and there will be a ten foot multi-use pathway along the road along here, so there are lots of pedestrian connections along here. And the next one is the city's property that is currently general industrial, but because it will be a park we are requesting civic for that -- for the park. In reviewing the findings for this staff had no objection to this request to make these changes, because you are -- you have residential already, the medium -- I mean the high density residential will be there to support the commercial portion for the Owyhee Center. Now, we move on to the subdivision. This is the legal description for the preliminary plat. So, the preliminary plat and future development, again, that will be required to comply with our code for R-8 and R-15, they are -- the plan includes minimum lot sizes of 2,000 feet to 4,000 and they require -- sorry. So, the minimum lot size they are proposing is 3,984 square feet. The maximum lot size is 10,610 square feet and the average lot size is 5,725 square feet. They are proposing 14 common driveways with this subdivision. They provided common driveway exhibits that demonstrated that there were no more than three units served from a common driveway. So, based on what they are proposing here all the lots within this subdivision currently are vacant, except for the property that is located in the southwest portion. There is a -- it has existing structures on it that will need to be removed and meet the current standards for the city. They are taking access to this preliminary plat. There are several access points they are taking. They don't have direct access to Ustick Road, but there will be a road that is coming through here, which will allow them access into the subdivision. There is an access point off of Star Road. Currently the way -- this is Achievement Street. The way that it is designed the -- ACHD has asked them to -- instead of connecting it to stopping it at this parcel that is in the county, they have asked them to bring it around and connect directly to Star Road. So, that is the collector or -- that will be coming through here to access into the subdivision and, then, you have several access points off of Owyhee Storm Avenue to access the property and, then, they will be stubbing this road up here to the Five Mile Creek and they will be paying their portion to do a crossing along Five Mile Creek to get to the other side of this for development that is being proposed on that side. So, these are the street layouts they are proposing for Star Road, Ustick and Owyhee Storm. Owyhee Storm will be widened to three lanes. Ustick Road currently is in the process of being widened to five lanes. F31 Meridian Planning&Zoning Commission May 7,2026 Page 29 of 52 Currently it runs at a level of service of F, but once the widening has been completed it will perform at a acceptable level for ACHD and, then, Star Road they are required to provide additional right of way along Star Road for future widening. And these are just the streets within the subdivision as far as how they will be developed. Most of the streets will have a five foot sidewalk and an eight foot planter behind -- landscape planter behind them. Several of the streets will have the ten foot multi-use pathway along them with the planter behind them and most of the -- they are proposing lots of parkways along this development. There are several streets that extend the 750 block face length, but I'm reviewing it it says that the streets cannot be longer than a thousand feet in length. You have several roadways, as I have listed here, that don't quite meet the one thousand feet, but they are past the 750. Staff has no objection to these proposed streets being this length. Then you have several that exceed the one thousand foot -- feet, but they are not supposed to go past 1,200 without Council waiver. So, these don't quite meet that, so staff has no objection to these roads. They are working with ACHD to do some traffic calming along these streets, so that they don't become a raceway within the neighborhood. But there is one street, which is West Achievement, that does exceed that that they are requesting a Council waiver for. They exceed their open space requirements. They are well past the 15 percent that is required. These are the amenities that they are proposing for their preliminary plat and their -- the DA requires them to provide these amenities. They have 40 amenity points, which is -- yeah. They have 40 amenity points for this. So, tons of amenity, tons of pathways along here that will provide lots of entertainment for everyone there. You have the clubhouse, picnic areas, fitness court, common open space -- common open space with shelters, a dog park, dog waste station, outdoor fire rings, swimming pool, changing facilities and restrooms. A paved sports court. Pedestrian and bicycle circulation. Multi-use pathways and a bicycle repair station. This is the pedestrian connection. As you can see they are providing plenty of pathways along here as per The Fields Sub Area Plan. They are providing a multi-use pathway along the Five Mile Creek, along the Sky Pilot Drain. They were asked to continue this up to Star Road and they will also be providing a ten foot multi-use pathway along the Williams pipeline. It's not shown here, but that is a requirement that they have. As you can see there is lots of interconnectivity for people to walk through this area. These are the building elevations that were presented for this -- for the single family detached and attached three, four units and staff has put a provision that any houses that are along a collector or the arterial will need some articulation and different designs like bump outs and things to kind of provide better -- so -- so, it gives a little bit more design to it along those heavy traveled ways. This is their conceptual phasing plan. So, currently there is not sewer in the area. The city is building a lift station at the corner of Can-Ada Road and McMillan with -- and the trunk line goes all the way to Star Road and with that Star Road -- I mean McMillan Road has been -- is being widened to three lanes. At this point the applicant cannot submit for a final plat until sewer has been brought down to this area and that is a condition of their development agreement. Even though there is no sewer in this area there was a determination made by the Community Development director and the Public Works director that even though sewer is not there, but it is coming, that we could annex properties in, but they are not allowed to receive any kind of permits or anything until sewer is readily available at their site. So, that's why they are starting on 32 Meridian Planning&Zoning Commission May 7,2026 Page 30 of 52 this side, because they will have to bring sewer down from McMillan on Star Road to their project. So, we did not receive anything from the school district, but the city put together this table based on information from the school district site. So, it was generated -- so, in looking at this you can see that the elementary school is past its program capacity. The middle school is over capacity and so is the high school -- Owyhee High School. We hope to have something from the school district before we go to City Council. But these are the numbers. And, then, we did add in a section -- even though we didn't get a number of units in the other areas that will have multi-family in them, we did put together something estimating low and high dwelling units outside the preliminary plat and you can see that the maximum count is about 645 multi-family units. So, what, 12 -- 1,210 single family units and 645 multi-family units, which would result in approximately 722 school age children of all grade levels. So, even though we didn't have anything we use our estimates based on dwelling units per acre to come up with these numbers. Again, this is the property that has the existing home and outbuildings on it. So, I just wanted to point out a few of our development agreement provisions on this. Again, it's one of those -- all other areas that are part of the annexation and comprehensive plan map amendment shall, priority 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 Fields Sub Area Plans, the Fields development guidelines, our Comprehensive Plan and the UDC. Again, no development shall commence on the property until sewer service is readily available at the site and it meets the following: The connection to the city sewer collection is actively being installed by the applicant or sewer has already been stubbed to the site. The future development shall comply with the Williams pipeline handbook and ACHD may require a TIS with development applications if they feel that there is a change to The Fields master planning -- master plan planning area, they may alter traffic impact projections, so that will be at the sole discretion of ACHD. So, the final plat for this application shall be recorded prior to submittal of any building permit applications for the commercial or residential portion of development and prior to the issue -- issuance of any certificate of occupancies within the commercial portion of the development. And, again, we talked about the road trust that they will need to provide for the crossing of Five Mile Creek. And they have to install a -- a signal kind of like a HAWK signal at the intersection of Owyhee Storm and Achievement intersection. ACHD is requiring that and they need to meet ACHD requirements. And that is my presentation for tonight. I tried to break it up, because there was a lot to talk about and so that we wouldn't get confused, but I confused myself. It's been a long process and we are here tonight and so at this point I will stand for any questions you may have. Oh, my apologies. We did receive several public comments on this. There was about eight that we received and they -- the gist of the public comments hit on traffic -- the infrastructure not sufficient to handle all the traffic that will be generated in this area with this development. Schools being over maxed out, not having enough capacity for this development. Talked about individuals moving into this area to get away from what is now being proposed in this area. They moved to this area so they would not be around all the traffic and now all of a sudden it's coming to where they are and the traffic from Owyhee High School and, 33 Meridian Planning&Zoning Commission May 7,2026 Page 31 of 52 then, the -- with the development of Baratza at the Intersection of McMillan and Black Cat Road with the traffic from that development and, then, what's being proposed here, how McMillan doesn't have the capacity to handle all this traffic that is being generated. And, then, that our emergency services are not sufficient for what is being proposed, then, that there may not be enough of fire or police to service these areas. So, the -- I tried to provide you with the information from the comments in your handout there. So, those were the gist of the comments and so, again, at this time I will take any questions that you may have. Lorcher: Okay. Thank you very much. Would the applicant like to come forward? Mueller: Good evening, Madam Chair and Commissioners. Emily Mueller, 839 South Bridgeway Place with Mark Bottles Real Estate and we represent the applicant team tonight. There are eight different owners that make up this 480 acres and so it has been a long process with everyone. I want to thank staff. Our first pre-application meeting on this -- or pre-pre-application meeting was about two years ago. So, we have been collaborating with the city, both current planning staff -- I want to thank and long term planning staff -- really everyone. We have had multiple meetings with ACHD, with ITD, with the West Ada School District. So, this has been two years, but even before that I was here testifying when the specific area plan was adopted. So, we have been stakeholders in this area for a long time and are really excited to be here. And as -- I want to also start off by saying is that we agree with all of staffs conditions. We agree with all of ACHD's conditions. And have met with ITD. They didn't provide a letter for today, but we agree with all of their conditions as well. So, I want to start off by saying that. As staff mentioned, our applications tonight are for annexation and initial zoning with this DA for the full 480 acres, a Comprehensive Plan map amendment and, finally, a preliminary platform for Westvale Subdivision, which is about 200 acres of the project and before getting into the project I also briefly wanted to touch on the benefits of master planning. It allows for comprehensive public planning, enabling coordinated long range planning for transportation, parks, which we are excited to have donated half of the value of that park, schools, utilities, emergency services and other public infrastructure. It provides for an integrated community design, which is what the specific area plan envisions for this area. Providing cohesive land uses, coordinated access, shared design principles, pedestrian pathways and everything that really provides a sense of place. We provided design guidelines that we worked on as a group and with our agents to provide -- to make sure that this develops out with a sense of place and we are really proud of those design guidelines. Finally, it allows for future planning and predictable private investment. So, that is private investment. Those are employers coming in, retailers and also even on the individual level -- individual property owners who come in buying a home knowing what's going to be developed down the street. And so it really provides a predictable private investment at all of those levels and we can really look at other master planned communities in Meridian and around the area to see how once these goals are aligned early -- again this is a big project, 480 acres, but once goals are aligned early the city can absorb that project in a really seamless, well transitioned way. So, we have seen that proof of concept and those success stories. This is part of The Fields Sub Area Plan and as I mentioned I was here in 2021 F34] Meridian Planning&Zoning Commission May 7,2026 Page 32 of 52 testifying for that plan and we are really excited to see this vision come to life. The Fields Sub Area Plan is prefaced by saying that the measure of a comprehensive plan success is to see its vision implemented and to take actions to implement that vision. So, we are very excited to be here implementing that vision for this area. Again with the park, with the pathways, with the design principles and everything that we get to present this evening. In alignment with the future land use map we are requesting a total of six different zones across the 480 acres. This mix of zones provides a truly comprehensive master plan, including commercial, industrial, single family, multi-family and public facilities. As staff mentioned we -- for the entire annexed area -- for the 480 acres have a concept plan that we put together to envision future uses, densities and all of those things that make this comprehensive planning process worthwhile. We will be referencing that a lot and it's designated into planning areas and because we will be referencing it we printed out copies. I also for anyone in the room we have copies on the back table. So, people as we reference that tonight can follow along. Importantly -- a very important part that staff mentioned and I want to stress again is that a DA modification will be required for the majority of this project at future dates. That gives the city, this body, the City Council certainty and staff certainty that you will be able to approve exactly what gets developed. The -- the build out for this will be long. So, it makes sense to say, you know, in foresight this is probably going to need a development agreement in the future anyway and we agree with that. So, we want to have that certainty there that you will get another chance to look at this and approve exactly what is built. So, starting with the first area being annexed is the industrial area. It consists of 51 acres on the far western portion of the application on the southeast corner of Can-Ada and McMillan. The Blue Star indicated there is where we have donated area for the city lift station that is being constructed. This is really going to be a valuable industrial and employment asset within the city. It's small scale. It's set away from Highway 16, so it really lends itself to smaller scale industrial. It's going to be a great employment base for growing businesses within the city. Moving east is the park. Again, we were excited to donate -- I think the appraised value on that came about -- to be about 3.6 million dollars of land donation to the city for this park and it's large enough to accommodate a lot of community events. So, while the amenities are not planned for it yet, they envision that there will be sports fields, destination playgrounds, sports courts, restrooms, pathways that will all be connected. There is a little, you know, pedestrian pathway as well to be able to allow people to, you know, bike-walk to the park. Moving further east PA-12 is the McMillan center that staff touched on earlier. This is an important area of The Fields Sub Area Plan and is envisioned to be a -- kind of a mini main street of the area. When we were here five years ago we shared similar graphics here. This is a to scale picture of Bown Crossing in East Boise and we have designed it with the same street sections with oversized sidewalks, with pavers to really create a pedestrian feel, providing ample landscaping, bicycles, on-street parking, so, again, you get that mini main street feel where you are pulling in and pulling out as you grab a cup of coffee. This is an important area of The Fields Sub Area Plan that I know staff would like to work with us further as we refine the concept and we are excited to do that and in the meantime staff has requested that moving forward we don't have any drive-through shown. So, while in our design guidelines we provided a lot of information about how you can design drive-throughs to still create a pedestrian feel, we will 35 Meridian Planning&Zoning Commission May 7,2026 Page 33 of 52 acknowledge and accept and agree with staffs condition that we will not have any drive- throughs along this main street area going north-south or east-west. Moving, then, to the Owyhee Center. This area is referenced as PA-1 on Ustick and Owyhee Storm and this area, which is also a part of our Comprehensive Plan map amendment, is located near Ustick and the Highway 6 interchange -- Highway 16 interchange and is walking distance from Owyhee High School. So, this is a really important area of commercial use and I will talk about it with the -- the Comprehensive Plan map amendment, but the intention in this Comprehensive Plan map amendment really was to increase the amount of commercial. So, in a -- in a MUC designated area you would have needed by code to include 30 to 50 percent residential and we said we want this full 27 acres just to be commercial. We think that there is a need there. We were talking with West Ada School District last week and they said what tenants do you have lined up that we want -- we need some commercial in this area. So, we agree and we envision this area transitioning on the western side, which is where single family homes back up -- would be single story multi-tenant buildings. Perfect for an orthodontist or medical user and, then, as you transition further to the east -- and, again, along Ustick would be where we would have some drive-throughs, fast casual restaurants and things of that nature. The entire annexation includes three multi-family areas, PA's 5, 11 and 13 with R-15 and TN-R zoning. Future applications for these areas would include a CUP would be required for the R-15 zone, again, a DA mod and preliminary plat applications, if necessary there. So, we have provided design guidelines for these multi-family developments, along with pools and amenities and everything in this area and have been cited in areas that are near transportation corridors, pathways and will be integrated into the commercial throughout the rest of the project. The last part of what is just included in the annexation and part of the conceptual planning are the single family portions that are not yet platted. So, that includes PA 16, 15, 14 and 10 and these areas will be platted in the future with a development agreement modification again. These areas will include detached single family homes and townhomes, with densities that are consistent with the specific area plan. They will be developed subject to the proposed design standards and further important pedestrian pathways and connectivity throughout the area. Now, moving to the next portion of our application is the comp plan amendment. As I discussed earlier the main onus behind the Comprehensive Plan map amendment is that we wanted a larger commercial space in this Ustick Owyhee Center. We think that commercial is needed here and would be supported here. New commercial in this area will be important for internal trip capture, so to allow people to access some, you know, the drive-throughs that aren't really allowed anywhere else in The Fields area without getting on the highway or without getting on Chinden. So, it's really important for internal trip capture, for the high school and -- and so, again, we think that this area really lends itself to commercial. I do want to note that our application requested that, then, the MDR be changed to MHDR. I believe staff said at high density residential, but we are requesting medium high density residential and, again, the -- the original part of this was to still integrate some of the higher density residential next to the commercial as was originally intended with the mixed-use concept. The second Comprehensive Plan area, as staff mentioned, is the industrial area that we are requesting be redesignated to civic to support the park. Now, moving on to the third application is the Westvale preliminary plat, which consists of 200 F36] Meridian Planning&Zoning Commission May 7,2026 Page 34 of 52 acres, zoning of R-8 and R-15, with a gross density of 4.49 dwelling units to the acre. It consists of 899 homes in total with 602 single family -- single family detached, 297 townhomes. The average lot size in the R-8 is 5,741 and the average lot size in the R- 15 is 2,400. Including throughout this project we will be having roadway improvements, including expanding the pavement along Star Road and pedestrian facilities there, turn lanes, as well as widening Owyhee Road to a three lane road, installing a pedestrian crossing near Owyhee High School and constructing the new east-west collector through the middle of the site, which will also help reduce traffic off of McMillan. We are excited to be providing 43, 44 acres of open space within this plat, which constitutes 21.81 percent total open space, which is significantly above the 15 percent that's required. Westvale will provide an array of desirable amenities, including pool, clubhouse, extensive pathway system, amenitized -- the pathway system will be amenitized with pet waste stations, pollinator gardens, seating and outdoor fitness stations. The home renderings for the preliminary plat were included and comply with The Fields Sub Area Plan modern farmhouse aesthetic and sense of place that is designated in the specific area plan, including gabled roofs and slanted roofs, board and batten siding with neutral color palettes and natural accents. Finally, with Westvale we are proposing to develop the subdivision over seven phases with 167 homes in the first phase. If construction is able to start in 2027, the first home sale -- the earliest it would be would be, you know, July, late summer of 2028. So, this will not develop all out at once and really from, you know, now to the last home sale would probably be in 2035 at the earliest. So, a long -- a long lead time there. We are excited for this application for all of the reasons discussed in and of itself, but in addition to that we are proud of the contributions that the project is making to the community, including donating the one acre sewer lift station property, a portion it was a part sale part donation of that park with the donation valued at 3.6 million dollars, as well as a well lot on one of the sites. Westvale alone, just the subdivision, before the rest of it comes in, alone impact fees will be 16.4 million dollars an estimate. So, that contributes a significant amount towards city plans, fire, police, water, sewer and really significant contributions towards ACHD's improvements. So, as mentioned we are really grateful to staff for their recommendation of approval, are proud of this project, the community it's going to bring to north Meridian and would stand for any questions. Lorcher: Do the Commissioners have any questions for Emily before we ask for public testimony? Perreault: Madam Chair? Lorcher: Commissioner Perreault. Perreault: Thank you. So, is the -- is the park -- is the city park intended to replace the -- the park that was planned for Cherry Lane -- Cherry Lane or is that -- do you -- do you have any idea -- is that a conversation that you had with staff? Mueller: Madam Chair, Commissioner Perreault, I'm not aware of a Cherry Lane park. The -- the park that -- when we were discussing with staff, if I can go back to -- as F37] Meridian Planning&Zoning Commission May 7,2026 Page 35 of 52 shown on The Fields Sub Area Plan was on Star. There was a park along Star. If you can see here we controlled a small amount of that park and to get it to a larger size park -- and, actually, there is a lot of waterways and -- and kind of funky stuff going through where that park was planned. So, to get it on a contiguous piece of ground that's not all cut up -- so, that is the park. I don't know -- so, that -- I'm not aware of a Cherry Park. But this was the park in our discussions with staff that we talked about. Perreault: Thanks. Mueller: Yes. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: Kind of as a continuation of that. Kind of because of this kind of shifting westward of the park, I'm wondering what -- or, yeah, westward. I see in the -- in the rendering there is a kind of a connector to the north across -- I think it's Nine Mile Creek. What about connections -- are there any planned connect -- like pedestrian connections to what eventually I assume now will be housing going eastward? Mueller: Yeah. Smith: I know -- I saw there was a pedestrian map I think when -- in staff's report. I was looking for that in the -- Mueller: Madam Chair and Commissioner, I think I exited out of this. I wanted to bring up that pathways -- I don't know if you can help on there. Lorcher: Try the arrows. Mueller: Yes. I'm trying that. There we go. And so, Madam Chair and Commissioner Smith, there will be pathways all -- there will be a pathway all along connecting the park in -- in really multiple areas. It's going to be hard not to be able to access. Along the south portion of subdivisions all the way over to Star Road that path will, then, continue along Five Mile Creek and also jot down on the Teeter Drain and so there will be a lot of ways to access the park from pedestrian facilities. Did I answer that question? Smith: Yeah. Mueller: Okay. Thank you. Smith: I do have one more question, Madam Chair, on a different topic. Some -- you know, if anyone -- anyone the Commission can confirm that -- mixed-use is kind of a pet area of mine and so I see kind of a distinction between the -- the sub plan and kind of having two key mixed-use areas and I see here that one of them I think is already -- it's 38 Meridian Planning&Zoning Commission May 7,2026 Page 36 of 52 -- it's still listed -- it's not listed as mixed-use in the actual comp plan -- or in the -- in the actual FLUM, but I'm noticing this -- this bottom right one that's -- that borders Hawaii -- Hawaii -- Owyhee High School, the south -- southeast section. You are trying to change that from mixed-use to residential neighborhood commercial. Can you kind of go over the decision process? It seems like there is a little -- there is -- mixed-use is already kind of dwindling in the city and it seems like we are kind of a -- maybe excising a little bit of that here. So, could you speak to that concern? Mueller: Yes, Madam Chair and Commissioner Smith. Our original application left this as mixed-use community and really just floated the designation. So, it was mixed-use community and under code you can float a designation 50 percent before you require a comp plan amendment. I think we were within an acre of that float to where we -- again, we were trying to expand the mixed-use community area, saying here is the residential, here is how it connects. We are going to have these wayfinding elements and there is a Sky Pilot Drain in between it, which makes it -- the connection a little bit harder, but focusing on -- and -- and it's cut off of this screen, but some of the connectivity points. So, the original request was really just to expand that mixed-use commercial. After we submitted -- and so our original narrative actually had that as mixed-use -- mixed-use community, it was recommended that we just go ahead and designate them as -- as the two different future land use map designations that they are actually going to develop out as, which would be a medium high density residential and, then, just really a purely commercial product and that was the desire from the beginning was to have a more intensive commercial product on this, not live-work homes here. We think that this is a perfect place for commercial. Smith: Okay. And, then, that -- that kind of -- first half of that I -- is the Star-McMillan Center in this sub plan as is listed as kind of this northern little red spot. In the FLUM it's listed as medium high density residential, but I'm curious about that development as well, if you could expand on that. Mueller: Madam Chair and Commissioner Smith, to confirm this is the area on McMillan that you are discussing? Smith: Yes. Mueller: Yes. So, again, we have been able to manage this property since about 2019 1 want to say. So, we have been involved in the -- the specific area planning for this area and at the time we actually -- one of the bubble plans that our consultant had was put into the specific area plan. So, it's focusing on commercial on the hard corner, which we have here, with -- really our concept shows a neighborhood grocer we think would be perfect in this area. So, a smaller scale neighborhood grocer, not a big one. And, then, transitioning into that mini main street. And, again, our focus there was to really emulate Bown Crossing. It doesn't need to be huge, you know, really big, but it just needs to be designed right to attract the kind of use that you want and also I will go back, then, we have this really does need a little bit further revision again for the DA modification, because the area -- the green area in the south is designated on The 39 Meridian Planning&Zoning Commission May 7,2026 Page 37 of 52 Fields Specific Area Plan for maybe a type of civic use and we have brought that up in all of our pre-application meetings of, you know, this area is available if -- if the library needs something and we really haven't had any takers. So, we think that this is going to fill in or it could be park space or could be used to develop a little bit more of a east- west main street. But, again, we were leaving that open for us -- you know, some type of civic use where that can be developed. But from the beginning we really -- I mean almost the same slide was presented five years ago of showing a Bown Crossing and, then, transitioning over to the medium high density residential. I think in the specific area plan it shows urban housing is what it says. So, apartments, urban housing. Some of that got pushed over because the portion of the property on the far northwest corner was sold to Idaho Power for the development of their power station. So, we think it really meets the intent of the specific area plan and will be further refined, taking away the drive throughs, some of those things moving forward. Smith: That's helpful. Thank you. Mueller: Thanks. Okay. Lorcher: Thank you very much. Madam Clerk, do we have anybody signed up to testify? Lomeli: Thank you, Madam Chair. We have Carrie Hovey. She has a presentation. She's also indicated that she is representing an HOA. Lorcher: Carrie's not here? Okay. All right. Thank you. Lomeli: The next person is Eric Small. Small: There. That's good. Lorcher: Now, are you taking over for her to represent the HOA or are you just as a citizen? Small: No. We tried to get more people here. There probably is. But, no, I'm not representing the HOA itself. She is the HOA. Lorcher: Okay. So, if you can state your name and address for the record that would be great. Small: Eric Small. 5314 West Avila, Meridian, Idaho. 83646. Lorcher: Okay. Thank you. Small: So, I already went through that, but my name is Eric Small and I live at that address. But my wife and I are residents of The Oaks neighborhood, which is part of that HOA, which is the -- which is north of McMillan and east of Rustic Oak and west of F40 Meridian Planning&Zoning Commission May 7,2026 Page 38 of 52 Black Cat. We have lived there for three years now in the Toll community. But before I get started I want to ask by a show of hands, if you guys will do it, how many of you guys live in this area that they are proposing? And I think -- you are one of them. Lorcher: I'm -- I'm one of them and as a Commission we represent all parts of the city. Small: Right. Lorcher: So, I disclosed mine, but be rest assured that we -- we try to broaden that so that we all have some kind of input throughout the city. Small: That works. So, what is concerning to my wife and I and many of the neighbors is a lot that was brought up in the a-mails that she mentioned -- and I will probably be going through it again and what -- and the Mark -- the Mark Bottles plan of adding 899 homes to what they are calling The Fields. This is a situation I'm going to say you are putting the cart before the horse, because there is no infrastructure put into place whatsoever. Let's look at the new planned community. These homes will be built west of Owyhee High School or Owyhee Road, north of Ustick, south of McMillan. It will feed into Ustick, which currently is only a two lane road, but is getting expanded. I understand that, too. Whatever it is. To five. Then there is also Owyhee right now, which is only two, and to the north it's McMillan and it's only two and in her presentation she mentioned the widening of the -- the two streets, never once brought up McMillan Road at all. I know there is work on McMillan going east of Star Road to Can-Ada Road and it's currently being -- doing some piping and infrastructure that's going on down that road. So, let's put this project into some numbers. They say there is going to be 899 homes, but on her other presentation there was 985 on the agenda. But, anyway, let's just go with the 885. Let's add two cars average per household. That's 1,800 more cars on McMillan, the two lane road. This needs to be four lanes before any construction has started. I mean any construction. At last night's Highway 16 meeting they brought up the roundabout at Black Cat and McMillan, which was also mentioned here earlier, which will help move traffic in the future, but the budget constraints say that roundabout won't be built until 2028. So, much for infrastructure. You also brought up Ustick within the -- the proposal. I can't remember the number of cars that the guy said they were going to have, but I think you said something like 30,000. So, now we are going to add another, you know, bunch there and also the other homes that are -- that are planned in number ten, four and three. So, there is going to be a lot more homes being done in the future. What's going to happen when these 900 homes go in and the traffic gets backed up on McMillan even more than it already is? I mean you can probably look at the impact that it's already having at the intersection of Black Cat and McMillan right now. It's already backing up, because of the people at school. McDermott might be an option for people to go home, but if you go up McMillan you can't get to Chin -- you can't -- it's McDermott, you can't get to Chinden now. If it gets backed up anymore they are going to go up Rustic Oak and they already go up Rustic Oak -- speeding up Rustic Oak. If they don't like that method of transportation they are going to make a right-hand turn down going -- 41 Meridian Planning&Zoning Commission May 7,2026 Page 39 of 52 Lorcher: Your mic shut off, so -- I'm not sure what happened. If you could just wrap up and if you could check the bottom of your mic there should be a green light on it. No? At the bottom of the base of your microphone. Lomeli: The microphone. Lorcher: Microphone. Lomeli: There is a button on the other side. Small: Okay. There we go. Lorcher: Okay. If you would wrap up your comments. Small: All right. I will kind of-- Lorcher: Thank you. Small: Okay. Also probably about the state, but I -- I propose that this project not be approved at all until the -- if you want to approve it go ahead, but I think all the roads need to be in first no matter what. Lorcher: All right. Thank you very much. Madam Clerk. Lomeli: Madam Chair, the next person is Garrett Post. Post: Hello. Hello. Sorry about that. I do represent my local HOA. I live at 6600 West Windsor Street. Lorcher: Okay. And your name again. Post: Garrett Post. Lorcher: Garrett? Post: Yes. Lorcher: Okay. Thank you. Post: So, this is my first time speaking at this, so if I start rambling -- Lorcher: That's okay. Post: -- at a million miles an hour just throw a shoe at me. Lorcher: And which -- and which HOA do you represent? F42 Meridian Planning&Zoning Commission May 7,2026 Page 40 of 52 Post: Aviator Springs. Lorcher: Aviator Springs. Post: Yes. So, I have some of the similar concerns as the gentleman who spoke before me. Those roads already in the morning are a nightmare to deal with. Ustick gets backed up for a couple blocks. McMillan from -- all the way from Chinden gets backed up. Gets backed up down Star. There is -- it's already an absolute nightmare. And, then, when I see this plan I look at that and go, wow, that looks a lot like California, which, you know, unfortunately, is where I fled from to get away from this exact stuff. I understand there is a lot of money involved in this. We were kind of looking forward to some of the industrial stuff coming in like we are looking forward to maybe getting like, you know, coverage -- indoor-outdoor shopping mall, whatever was going to be put there, but there is not nearly enough commercial space in this. Like I understand they are going to put houses in, it is what it is, but 900 residents when all the schools, especially the high school are already full is not conducive to, you know, healthy community in my opinion. I have seen this happen so many times. But here is some questions that my HOA and I were talking about during the meeting, so if it's a little disorganized I do apologize. I did throw it together rather quickly. I wasn't anticipating speaking. Lorcher: Okay. Post: Would have worn a less political shirt, so I do apologize for that if that's against decorum. But, you know, we talked about the West Ada School District, they reviewed it and does nearby schools have the capacity for this many new residents, which considering already all full, hazard to guess no, and are they going -- they are rezoning all the schools, are they going to continue doing that? Have the police, fire and EMS been expanded to support this development? I don't know if you guys know, the police station that's across the street from the high school, they don't have any full-time officers there. It's basically just a satellite station. Excuse me. With this many new residents and commercial stuff coming in we are going to have a -- like -- you know, we are just going to get more crime stuff. It's -- it's going to happen. It's, you know, just reality and we need the services to deal with that. We have nine firefighters stationed at that fire station. There is three there at a time, which is one truck. That's not nearly enough to support what's being proposed here as well. You know, which I understand this will bring in a lot more money to support the growing, you know, police and fire stations. Just the other day we had to wait about two hours for an officer to come take a trespassing report at our pool at the HOA. So, I can't imagine how much worse that's going to be when you have 900 more residents and, I don't know, like six, seven, eight more HOAs individually that is being proposed here that we are going to have to deal with. So, I also -- I don't know if the boundaries are -- this is all proposed to be in Meridian or if it -- part of this is going to be in Nampa. If that's the case I don't know if you guys have talked to them and worked out how inner city cooperation would work with the emergency responses. That's something that I have thought of, too. And we also just kind of want to know what buffers, landscaping, fencing, setbacks will separate F43] Meridian Planning&Zoning Commission May 7,2026 Page 41 of 52 existing homeowners from the commercial and industrial. What protections are being put in place to reduce noise, lighting and late night commercial activity affecting the nearby homes and, then, we want to know how the traffic study was conducted and what does it -- and does it account for the future growth already approved nearby. Let's see. There is -- what specific road improvements are planned to handle, again, nearly 900 residential units and the commercial and industrial traffic. We already -- like I mentioned, the high school traffic is horrific as it is. I -- I do think there needs to be a light put in at Achievement and Owyhee Storm. That's something that would definitely benefit us, because we have one way in and one way out. I know you guys are putting in the second way. It looks like it's about to be finished. That road is definitely going to need some speed bumps on it, because teenagers are going to love to drive down a nice kind of little windy straight road. Can't blame them. Looks fun. But my house is right at the end of that road and I would prefer to not have some new holes in my house from cars coming flying around the curb. One of the other things is we already have to deal with a lot of parking issues in our community from high school kids parking in there and we need to know if we are allowed to put signs up or if we have to go through the city to do that for like residential parking only. I know that's not quite related to this, but it is something that does affect the community. We are also, you know, concerned about negative effect of our home property values if there is too much stuff that detracts from it. What's -- what do we also have? Yeah. We also need the ability to restrict our parking. Mention that. The other concerns are school, traffic and property value. I'm also curious in this development where the school zone is going to be -- if it's going to be expanded or just left where it is or if any of the new things are going to be considered part of the school zone. But, you know, that's just my opinion of this, which I know doesn't really mean a lot. You know, some of this looks nice, like having some industrial would be nice in the area; right? Currently if we want to go shopping we need to go to the Walmart on Ten Mile, five minute drive, not a big deal, but it is nice to have stuff close, it's just -- it will not be able to support 900 homes and figure an average of 1,800 people are going to be added into this area. It's just not enough infrastructure to support it. And like the gentleman said before me, these roads probably need to be doubled in terms of their size, especially with adding the freeway off ramp and the development from the first meeting today going in, like there is going to be 110,000 cars in 20 years coming through there daily. We -- we do not have the infrastructure for this unfortunately. It's just not in place and I get it. It was a rural area. Developments happen very rapidly in the last six years in the valley. Totally understand that, but that's just something that we as a community really need to consider in order to not get buried in traffic, because I have been buried in traffic. I can promise you it's not fun. But I won't take any more time. That's -- that's all I had to say and I -- I shared more time than I thought. So, thank you so much. Lorcher: All right. Well, thank you so much for coming to testify. Having your voice heard is very important. Post: And thank you so much for having us. Lorcher: Thanks. F44] Meridian Planning&Zoning Commission May 7,2026 Page 42 of 52 Lomeli: Madam Chair, the next person is Greg Thrust. Lorcher: Oh. Okay. Do you -- you are good? Okay. All right. Lomeli: Okay. We have Irina Hristov. Just work our way down the list. Diane Graham is here. Awesome. Thank you. Lorcher: Come on. You are good. Hristov: Good evening, Commissioners. My name is Irina Hristov and we own the property at 4190 North Star Road and how everybody was comment -- we are not against the growth or development, we just have the concern how that's going to change around us. The gentleman already mentioned the traffic. Right now it is -- it is bad. We take a time to take a left turn and we don't have anyone around us. And, again, we are not against the growth and development, will -- we support it. My family support it. We having concern also how transition between our existing RUT property and the new high density residential development plan around us, we would like to understand that type of buffer it is going to happen or the houses they are proposing exactly and the property line. That is one of the concern. The other one is the drainage plan and the irrigation. We have irrigation canal, which come into the upper property. We having concern about that. With that construction and how that's going to be -- bring that to us. We -- I did not -- maybe that's a detail in the development, but I just want to share that few concern and that's what it is. Lorcher: Okay. Thank you very much. Hristov: Thank you. Thank you again. Lorcher: Okay. Lomeli: The next person is Diane Graham. Lisa Brittane. Okay. John Lengval. Madam Chair, there is one person online. Their hand is not raised at this time. But no one else has signed up. Lorcher: Is there anybody else in Chambers that would like to make a comment to the Commission before we ask the applicant to come back up? Emily, would you like to come back up, please. Mueller: Madam Chair, thank you. And, yeah, thank you to the neighbors who come and testify. We have met with them -- several of them before on our neighborhood meetings and -- and really appreciate that collaborative process. Again when you do it for two years it's been great. So, I do want to pull my PowerPoint back up if that's possible. I will start with -- as it's loading talking about schools. We did talk with West Ada School District last week and we have spoken with them a couple times and I did want to make one correction to the record. They have said -- they didn't submit a letter, but they said that instead of going to Pleasant View Elementary School, West Ada, they F45] Meridian Planning&Zoning Commission May 7,2026 Page 43 of 52 -- they will be going to Ponderosa Elementary School. So, that was part of their recent redistricting proposal and we understand that schools experience strain, you know, we absolutely understand that and West Ada -- I did want to highlight a couple things that actually their CFO and COO highlighted. COO on the phone with us and, then, their recent Board of Trustees hearing -- was about House Bill 636 and if this Commission isn't already familiar with it, it's a really important piece of legislation that gives the school districts a lot of hope for the funding of future development and maintenance and how -- how schools will develop in the future. So, Owyhee High School, as we know, is -- is already -- was really built for this area. Owyhee High School has a lot of students coming in from Star and the next high school that West Ada School District plans to build is in Star. They already have the property for it. They don't have the funding for it. So, House Bill 636 amends the Idaho school district facilities fund. It allows eligible state dollars to be used towards lease purchase payments, which are a different mechanism than bonds. They are actually underwritten kind of like a bond is, but it's just a different mechanism for funding and this creates a path forward for capital projects without relying solely on voter approved bonds and, actually, when I was watching and listening to the school district hearing, the CFO stated, you know, he said maybe -- and it's a big maybe, but maybe we will never have to go back to voters again for bonds to fund these projects, which is just really exciting. So, that doesn't change, you know, when students might be enrolling from this application in 2028. This district has been able to do some redistricting, which we understand is not ideal to send kids further than what the closest school is to them, but the district does it really intentionally and really carefully and we just have a lot of respect for them. So, while certain areas of Meridian are experiencing surges and certain schools are experiencing capacity strains, overall the district actually has been decreasing in student enrollment, so there is capacity available, maybe just not at the closest school. So, again, in this instance kids would be going -- I think the bottom table here shows that students would be going to Ponderosa Elementary School, not Pleasant View Elementary School. So, that's just one example of how -- how the school district is being creative, lobbying the legislator to make sure that the West Ada School District continues to operate, you know, in the same manner this has always -- always happened is -- is growth happens and schools get a little strained and, then, a new school is opened. So, I did want to touch on that. I would love to talk about traffic. We -- as mentioned Owyhee and Star will be widened by our project by this first phase and I know that this Commission understands how traffic impact studies work, but for the gentleman that was up here testifying, our traffic engineer collaborates with ACHD on which intersections to study. They count the a.m. and p.m. peaks and the total traffic throughout the day. In our case the traffic engineer was instructed to study over eight intersections and eight roadway segments, expanding all the way up to Highway 20-26 and, then, all the way down to Franklin and the -- the good news here is that there are so many improvements coming. If you read ACHD's report it says that, you know, a lot of the needed mitigation is -- is coming -- is already planned for in our -- in either the city of Nampa's work plan with Ustick, up on Chinden and, then, with State Highway 16. So, with -- ACHD really provided us with two traffic impact study reports or two reviews of our traffic impact study. One was for the preliminary plat and those were the comments that I mentioned earlier, which is widening Owyhee, adding turn lanes -- I think two turn lanes additional on Owyhee, an F46] Meridian Planning&Zoning Commission May 7,2026 Page 44 of 52 addition to a through lane. Star Road adding widening pavement to 17 feet, adding a shoulder, sidewalk and turn lanes there. And, then, this -- this map here in the blue shows what is part of ACHD's CIP funding. So, I -- I understand and I, you know, live -- I live with traffic, too, and I understand that it is frustrating to see development approved ahead of when you think roads should be improved, but, again, as part of our --just this one plat that's -- that's how you fund those improvements. That's how the CIP -- ACHD's CIP funding is set up. So, as part of our mitigation and improvements -- this is a slide we prepared to show -- we will be providing our proportionate share of ITD improvement. So, those include improving or adding signals to -- along Highway 20-26, northbound-southbound ramps on State Highway 16, and additional improvements here. So, that's for our Westvale preliminary plat. We then -- the ACHD and our TIS also analyzed what traffic would be out -- would be with our full build out and that's not just our traffic, that includes background traffic, that includes all of the other COMPASS modeling for density and projected growth moving into -- into 2040. So, that does start to address and start to trigger those other improvements. So, that's when -- as our future plans come in -- so, if we come in with the commercial we will do another traffic impact study updating it. ACHD will review it and see if any of these highlighted items are triggered at that time. This is a really -- we had a project recently in Nampa and I just loved one of the commissioners comments of this is the way traffic impact studies should be done. Again, the comprehensive planning, because nothing slips through the cracks. If you just look at a preliminary plat and it accounts for four percent of traffic and, therefore, doesn't trigger mitigation, here our -- that four percent, which is just for our first plat, gets to 12 percent and, then, it triggers the mitigation. So, you don't count development that we do as background traffic if that makes sense. So, we end up probably doing more than we would if we came in with individual plats. This is a great way to do traffic planning and, again, those ACHD CIP funds are just going to continue to increase as we come in with more preliminary plats. For our neighbor to -- around us on Star Road, the Hristovs, we are -- we will be doing -- she commented about drainage. We will be doing that with our engineering plan. So, we don't do full engineering plans at this point, so -- but we will be coordinating with them as we start to develop and making sure those engineering plans are consistent with what their site needs. She talked about the transitioning. Right now they operate a storage facility that pretty much spans almost -- I think it's expanding, so I apologize if I'm misspeaking, but just got expanded to continue to run an outdoor storage facility. So, that's really operating as a commercial use and our densities and our -- you know, our -- our zoning around there is consistent with the Comprehensive Plan. So, that's what we have planned there. It's a big parcel. There is a big parcel it's going eventually to redevelop and so to -- to plan around that and is currently operating as a commercial use in the county. With that I think I hopefully covered most of the questions. Would stand for any other questions. Lorcher: Commissioners? Gelsomino: Madam Chair? Lorcher: Commissioner Gelsomino. F47] Meridian Planning&Zoning Commission May 7,2026 Page 45 of 52 Gelsomino: Just a quick clarification point. You showed in your presentation one of the -- sort of a timeline of phase by phase, you know, especially with the residential that starts, you know, in 2027, first home sale could be -- so, is this phase latter -- let's, for lack of better words, is this going to include the entire project or just residential? The -- the residential homes that will be -- will be built? Mueller: Madam Chair and Commissioner, this just includes residential. So -- but if I can maybe guess also at what you are wondering. Somewhere in here, probably sooner than later, once sewer gets a little bit closer, I'm guessing our next time before you will be bringing in that Owyhee commercial center. So, that will more -- more than likely than not develop somewhere in this timeline and potentially also the McMillan Commercial Center. So, this -- you know, we are not going to wait to do the other commercial only when this ends, it will be mixed in the middle. Gelsomino: Understood. Thank you. And, Madam Chair, just as a follow-up question. You -- we touched on West Ada a lot throughout the presentations and you mentioned that you recognize that -- there is the recognition of a strain on the enrollment and -- and the capacity of the schools. Have -- to the extent that we can, has there been any feedback -- any comments from teachers, because West Ada, yes, it's a body that represents the -- the school district, but it's our educators that also -- I -- I grew up in the California school system in southern California. I went to one of the -- the best high schools in southern California up until high school. Our capacity was always full. I went to a high school where there were 4,000 kids. My graduating class was a thousand kids. One of my government classes was over 80 students for one teacher. Have we had any feedback from teachers on this -- on this project? Mueller: Madam Chair, Commissioner, I have not talked with any teachers that these students -- that this -- the subdivision would filter to. So, no, I do not -- we haven't received any feedback from them. Gelsomino: Thank you. Lorcher: I will make one comment on that, Commissioner Gelsomino. Our high schools are designed only to hold 1,800 kids. They are not going to be the super mega big schools, because what happens is is that once our neighborhoods grow up not everybody leaves and so if you end up with a high school that has, you know, capacity for 4,000, yet you have parents and empty nesters and grandparents, you sit with a very large building that's very empty and West Ada has recognized that for a long time and the reason I have some authority on this is that I worked for the state Idaho PTA for about 16 years and have been in the school and I have also been substitute teaching for the last four or five months. So, I'm in the schools, including Owyhee High School. So, one of her maps showed that there is a future elementary school site adjacent to Owyhee High School. I also know that they own land at Black Cat and Ustick as a possible additional site and once those capacities start getting to a point where it starts getting really uncomfortable, then, that's when West Ada says, okay, it's time to build a new school and they work with developers to get, you know, land donated and if there is 48 Meridian Planning&Zoning Commission May 7,2026 Page 46 of 52 new mechanisms through the legislature to be able to fund that, then, it happens quicker, because it takes about -- it takes about three years to build a high school and a little over a year to build the middle school and -- and within a year for an elementary school. So, they can move fairly quickly, but I will make the comment now that I'm not really worried about enrollment, because their phase outs not until 2040 and a lot can happen with their development plans the way the market kind of shifts and how things go, that I think that assimilation will happen relatively naturally. So, we are never going to -- West Ada School District -- I can't speak of any other school districts, but will never have those kind of super schools. They are always designed just to have about 1,800, definitely under 2,000 people. Gelsomino: Thank you, Madam Chair. That brings a lot of ease to my mind. Lorcher: Yeah. Any other questions for -- I did have one. So, your phase one you are at McMillan and Star, but your preliminary plat that you are suggesting is that Owyhee and Ustick; is that correct? Mueller: Madam Chair -- no. So, our -- and just so I'm following, we are not quite touching McMillan here. So, we are just south of the drain. We are on Star Road where that first preliminary plat yellow is Star and McMillan. Sewer will be at Star and McMillan, so we will be pulling it down from there. Lorcher: Right. But I mean the preliminary plat that you are suggesting that we include in our applicant -- in your application tonight is it for phase one or was I looking at it upside down or was that more at Ustick? Mueller: This is the -- this is the entire preliminary plat. Lorcher: Oh. Okay. Mueller: So, the last phase would be down on Ustick. Lorcher: Got you. I got you. All right. So, it's the whole thing, not necessarily just one of-- one through seven; is that what you are saying? Mueller: Correct. Yes. The -- the application for the preliminary plat -- the 21.8 percent open space, that covers all one through seven here. Our TIS was done for all one through seven. It's all one preliminary plat just different phases. Lorcher: Okay. Very good. All right. Any other questions? All right. Thank you very much. Mueller: Thank you. Ritter: Madam Chair, wanted to address something that Commissioner Smith said. When you were talking about the Star-McMillan Center and the FLUM for that area and F49 Meridian Planning&Zoning Commission May 7,2026 Page 47 of 52 the zoning, so that is currently -- the future land use map shows it as mixed-use community. So, they are not changing anything there. They are just zoning a portion of it TN-R, which is allowed in that area. Smith: Thank you. I don't have it up anymore, but I must have just been looking at the wrong spot, which -- Ritter: Just wanted to make that clarification. Smith: Thank you. I appreciate that. Lorcher: May I get a motion to close the public hearing? Gelsomino: So moved. Stoll: Seconded. Lorcher: It's been moved and seconded to close the public hearing on The Fields. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FIVE AYES. ONE ABSENT. Lorcher: As somebody who lives in this general vicinity area, knowing that The Fields has been coming for, what, the last 20 years, it got approved as -- as a sub area in 2021. Owyhee Storm was built at the same time. When you build a school they come. And for those who live in the area that were unfamiliar with these growth plans, I'm sorry that you didn't hear about it. I have been in this area for about 15 years and I have always known about it. It's just a matter of time. So, the most important thing is can a developer come in and do something that's thoughtful, that can work with our agencies, not only our city, but our county and our state highway district. Infrastructure comes when rooftops come. It kind of all comes together. And, of course, during construction is just a mismatch and it's very uncomfortable. McMillan is restrained because of those high power utility lines. Those big power poles are not moving. I guarantee you that. So, McMillan is always going to be small. Ustick has always been planned for -- to parallel Highway 84 as a -- as an alternative road, including Overland, so that people can move east-west without necessarily being on the freeway. That's always been part of the plan and to have a developer come in and being able to, you know, phase houses in over the next, what, 20 years or so, working with our school districts, working with our municipalities and being able to do that, the most important thing is to collaborate with a developer who is going to do it in a thoughtful way. In my opinion -- and this obviously impacts, you know, the area of Owyhee Storm and everything else, this is a thoughtful development plan. It's overwhelming, because we are so used to just open farmland and, of course, we would love nothing to change and everything to just be wide open spaces, but these farmers have -- have sold their land many years ago and have retired and they have a right to be able to sell their land to a developer and a developer has a right to develop those lands. So, I think this -- for this portion of The Fields -- remember 50 Meridian Planning&Zoning Commission May 7,2026 Page 48 of 52 this is just one section of a four mile bigger thing, so there is going to be more coming -- is a good way to be able to do this. We know that Toll Brothers is doing the -- the Ustick portion of the sewer in 2027, along with those other road improvements and starting at the lift station at McMillan where that water already comes is -- is probably a smart way to go. Commissioner Smith. Smith: Madam Chair. Yeah. If-- try not to go on too long, but if -- if I'm -- if I'm allowed to soapbox a little bit. I also grew up in southern California. I don't know that I went to such a snazzy high school as Commissioner Gelsomino. I actually spent probably half of K through eight in -- in portable containers. I still remember that -- the sound stepping of -- walking up them. It's kind of burned into my brain. There are kind of two things -- two sayings that I think really stick with me a lot in life and -- and also in planning and one of them is you are not in traffic, you are traffic. And, two, there is no such thing as a free lunch. I think, yeah, someone who moved here to also kind of escape high costs and to be able to afford a house and to have a family, you know, the acknowledgement that I am someone who drills up housing prices for someone else and that's how the market works of supply and demand. I think it's important to understand that this -- you know, this is a plan to insure that Meridian can grow responsibility, to be, you know built for business and designed for living for native Idahoans, for people who move here in two years, in five years, in ten and 20 years and I think that this plan -- this -- this proposal accomplishes that. Regarding school funding and infrastructure funding, I -- I fully agree that we -- our -- our schools and our roadways are underfunded. I'm glad to see some movement in the legislature, but, you know, when we each ran a levy in 2023 to pay for two new schools in West Ada and to expand existing schools it failed. You know, we have some money getting caught back from ITD and from schools to help cover, you know, shortfalls due to tax cuts and none of this is to say that's good or bad, but this is just the reality that our school districts are -- are facing, you know, an increased demand, but not enough in our roadways as well or increased demand, but not enough funding to cover, you know, increased costs, increased student attendance and so I understand the need -- need for -- for funding these things and I think this actually -- while it can't solve every problem that are -- you know, that we are facing with growth and with our infrastructure, I think this could be part of the solution. I think the impact fees can help go to, you know -- we have seen ACHD pushback a number of projects due to rising construction costs, due to material and labor. These kinds of projects and the impact fees that come from them go a long way to make sure that we can continue to improve our transit corridor. While -- while we can't push impact fees to schools in Idaho, this can hopefully help, you know, move -- move the needle on the transit network and, again, like I said, I'm excited to see some of the impacts of the legislation coming out that allows maybe some -- some better funding for schools with those leases. But I'm in support of this. Mueller: Thank you. Gelsomino: Madam Chair? Lorcher: Commissioner Gelsomino. F51 Meridian Planning&Zoning Commission May 7,2026 Page 49 of 52 Gelsomino: My -- my colleague Commissioner Smith took a lot of the words right out of my mouth and I do remember those portable rooms as well and, then, walking up the ramp. I will say I -- I do sympathize and -- and understand the concerns of the public around the -- the discussion and the funding of -- funding for both infrastructure, the lack thereof, as well as for the school -- school districts. I will say that as I have been here for the last 16 years and I have had experience from -- at the state level and at the city level and I will preface this that this is not a statement to, you know, be on a political soapbox whatsoever, but it is an observation as someone who has studied, you know, governance and -- and public policy, it is my hope that the public will be as sympathetic to us as a city, as a body, as we are to their concerns, because we are also members of this city, we are also citizens. We are your neighbors. We are your friends. That we as a city have also been put in a difficult position by a legislature who tends to punt their responsibility off onto the lower municipalities, because they may not deem it a priority for their body, but it, then, ends up on our lap and whether -- and so it is my hope that the public will continue to be sympathetic that we are doing the best we can with the mindset that we are doing the best for their interest in holding their best interest and the city -- the city's best interest at heart and mind in the decisions that we take and in the votes that we -- we place in this Commission and City Council does in their body, but that we are also doing what we can under the -- under the unfortunate circumstance that -- circumstance that a higher legislative body tends to choose to not address or prioritize projects that they could have a greater influence on, but for this project I -- I do agree with my colleague Commissioner Smith that it is my hope that this project will be a part of that solution. Lorcher: Okay. Thank you very much. Perreault: Madam Chair? Lorcher: Commissioner Perreault. Perreault: Thank you. Unfortunately, I am not in agreement with my fellow commissioners. Lorcher: That's why we have these conversations. Perreault: Yep. So, we learned from -- as some of you know I have been making decisions with the city on land use for -- for about ten years now and just seeing this entire area grow -- grow from -- from The Fields out probably starting at Meridian Road, actually, and I -- I have lived out in this area for that time and one thing we learned with the Ten Mile Area Plan was that what was originally envisioned didn't -- did not come to be. So, that has changed significantly and, unfortunately, the addition of the district at Ten Mile is straining the -- the transportation and the resources significantly and so we have to learn from those things and do something different next time when we have a specific area plan and so, hopefully, we will -- we will learn from that and -- and bring in those lessons in -- in this situation. Yes, it does make planning easier. The larger project that you have, the -- the -- the earlier you have a concept plan, the earlier you F52] Meridian Planning&Zoning Commission May 7,2026 Page 50 of 52 have your plats, in that sense it's easier to kind of control the outcome. However, what we also learned in Ten Mile is that things significantly change over 15 years' time and -- or ten years' time and so for that reason I'm not in favor of approving a preliminary plat that is going to take ten years to build out. I also know that the city has 40 acres that it's owned -- and it's public information. They own approximately 40 acres near McDermott and Cherry Lane that's intended to be a regional park and the city doesn't have funding to build that out. So, I don't know how the city would, then, be able to build out another 45 acre park not quite two miles away and generate the funding for that. Yes, there will be impact fees, but those impact fees aren't going to cover -- even close to cover the -- the cost of those two parks and those impact -- impact fees, obviously, don't get collected until all these homes are sold and so we are a long time out from getting funding for -- for that park that's in this plan and, then, our other park that is planned there on Cherry Lane. So, I -- I'm hesitant to agree to comprehensive map amendment for that park, because we already are hearing so much that we are short on industrial in the City of Meridian and so I don't take lightly losing industrial for a park area when we have a regional park that's close enough to -- to access from this area. As far as the -- The Fields Sub Area Plan, I -- I had the opportunity to be a part of that development. Lots and lots of hearings, lots of meetings and conversations, and just really excited to see how that was going to play out, because it's been in conversation for so long and the whole idea -- and what I believe is -- is stated in our Comprehensive Plan is for this to look and feel different than the rest of Meridian and I don't think this looks or feels different than any of the rest of Meridian and the -- the element of placemaking that's really unique to The Fields Area Plan, I just don't see it here. I -- I don't see a Bown Crossing. I don't see a Harris Ranch. You know, Section 12 that has the -- the little main street, that's -- that's 12 acres. It's a very small part of this. That -- that isn't being replicated throughout and they are -- they are really to me -- and what -- what I see are not centralized areas in the residences -- in the residential area there is not centralized sort of community areas where people are meeting. There is not centralized sort of parks and plazas. I think there is a lot of reliance on this larger park instead of implementing those spaces in -- into the residential area. Yes, the -- the percentages look great, 20 percent open space, that looks fine, but that's all broken up in a bunch of different areas and it's not sort of centralized and having sort of this -- this main street feel that The Fields Area Plan is intended for. There is supposed to be somewhat of a main street on the north side, but a majority of the residential can't even access that by foot. It's just too far away. And so all -- the three different sort of projected concepts that are in the Comprehensive Plan for what The Fields area was intended to look like, I don't -- I don't really see that here. I see parts of it. I see sections of it. But given this significant amount of space, significant amount of residential, I'm not getting that this is meeting the intention of what The Fields Area Plan has and so that's my opinion as a Commissioner, having been involved as a decision maker in our Comprehensive Plan, having been involved as a decision maker in our Fields Area Plan, I just don't see this meeting the intent of that. I just see this being additional subdivisions just like we already have. We already have a regional park that we have land for. We will be losing industrial that -- that so many developers are saying that we need. So, for me this -- I'm not in agreement with this as it stands. I do want to say that I understand and -- I don't say any of the lightly, because I understand and appreciate the incredible amount of F53] Meridian Planning&Zoning Commission May 7,2026 Page 51 of 52 time and man hours and money and coordination with our staff and ACHD staff and ITD that goes into this, so I don't say any of those things lightly and I'm not -- I'm not saying that I don't think that there are parts of this that look -- that look really great. I'm just super hesitant to bite off this amount of -- of annexation and this amount of -- of homes and -- and 200 acres of-- of residential development at one time. I just would really like to see this come in a little bit slower, a little bit more phases, so that we have that opportunity to adjust over ten years' time and so we don't have a project that looks entirely different than it was originally intended to be. Lorcher: Thank you. Stoll: Madam Chair? Lorcher: Commissioner Stoll. Stoll: Join into the comparison of graduating classes and stuff. I proudly say I graduated in a class of 175 people and I was very happy with that. No portables. I also moved into this area in 1993 when the City of Meridian was a little over 10,000 people and my real estate agent at the time told me you don't want to move into Meridian, because the property value is not going to increase like it will in Boise. We held off and we actually bought in west Boise at the time. Lived there for nine years and, then, we quickly moved into east Meridian in an area that we said we weren't going to move into because we didn't want to see farmland being developed and we -- we enjoyed running along the roadway and -- but we quickly recalculated our decision and bought a house that we have lived there for over 26 years and have watched Meridian grow and blossom. During that time period I also witnessed the development community coming to Ada Planning Association, ACHD and the City of Meridian, with a north Meridian growth plan of how they would develop and put in the adequate infrastructure needed for north Meridian and all the bodies said no, because they didn't have a desire to grow in that area and what we ended up with was a lack of comprehensive planning and investment into the north Meridian area, because we didn't agree with what was coming our way and yet we knew what was coming our way and, then, so we ended up with smaller developments that -- it's kind of like plaque in the artery, it just starts building up in your arteries and eventually you are going to have a heart attack. This is not ideal, but it is a fairly large piece of property where we know what investments are going to be made in the transportation system and I have grave concerns if we say no that it's going to be bite sized developments that will be worse for the traffic that we have, because our revenue system for transportation is reactive to growth and that's an artifact of state law and how our system is set up. We can't -- we are not going to put in the roadway system before the development comes in. Some people would argue that the impact fees are too high. I would argue that they are too low and they need to be higher, but that's not going to change at the legislature and until we get additional revenue we are going to be much more reactive to the transportation needs of the region and of the state. But I think this is a good proposal that we have adequate -- it will be phased over time, it will be adequate infrastructure coming into place. What we do see with ACHD and their impact fees program is that they do use it judiciously, it's just not enough 54 Meridian Planning&Zoning Commission May 7,2026 Page 52 of 52 money coming into them and they will get the improvements to the targeted spots that are most crucial as soon as they can and with that I will stop. Lorcher: Okay. All right. Thank you very much. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: After hearing all applicant, staff and public testimony, I move to recommend approval to the City Council of File No. H-2025-0057 as presented in the staff report for the hearing date of May 7th, 2026, with no modifications. Gelsomino: Seconded. Lorcher: It's been moved and seconded to approve The Fields for annexation, zoning and preliminary plat. All those in favor say aye. Any opposed? Perreault: Opposed nay. Lorcher: So, it's three yes and one no. Motion carries. Stoll: Four. Lorcher: Oh. Excuse me. Four ayes, one nay, motion carries. MOTION CARRIED: FOUR AYES. ONE NAY. ONE ABSENT. Lorcher: That's it. Okay. All right. Motion carries. Period. Just a reminder for this month, Commissioners, we have a meeting on the 21 st and the 28th, not June 2nd. So, please make sure that's in your calendars and I will take one more motion. Stoll: Move to adjourn. Smith: Second. Lorcher: It's been moved and seconded to adjourn. All those in favor say aye. Any opposed? Motion carries. Thank you very much everyone. MOTION CARRIED: FIVE AYES. ONE ABSENT. MEETING ADJOURNED AT 9:16 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED 5 121 12026 MARIA LORCHER - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK F55] E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve Minutes of the April 16, 2026 Planning and Zoning Commission Meeting 4 Meridian Planning&Zoning Commission April 16,2026 Page 21 of 21 Perreault: Second. Lorcher: It's been moved and seconded to adjourn. All those in favor say aye. Any opposed? Motion carries. Thank you very much. MOTION CARRIED: FOUR AYES. TWO ABSENT. MEETING ADJOURNED AT 7:09 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED 5 11 126 MARIA LORCHER - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK F25 E K IDIAN:--- iuAn Planning and Zoning Presentations and outline h2 Planning and Zoning May 7, 2026Commission Meeting FLUM Aerial MapZoning Map Excerpt from the Plan: Uses adjacent to SHvicinity of the interchange to other, nearby areas.generating uses away from the immediate -vicinity of the interchange from traffic conflicts and shift the high trafficI area, or as individual use types. The intention is to protect the immediate -aggregated over the larger planned MU16 interchange areas, are not intended for high volume trips, either - Justification for Commercial Development urrounding it.t sentitle, design, permit, and construct any development on this land, there will already be significant residential developmene it will take to Because of the tim-By the time the commercial development is constructed, there will be significant development surrounding it property needs to occur now in conjunction with the adjacent and future developments.xtension to the Extending utilities after the widen of Ustick Rd. is problematic and utility e–Five year pavement cut moratorium on Ustick Rd. ent.Coordinated utility services to serve the proposed commercial developm–Coordination with Durango Subdivision and Toll Brothers Current owner is ready to sell now.-Seller is selling now Timing of development mercial uses.The economic expectation of the seller is that this property will be developed with com-Economic expectations not in alignment fice uses to the east. As part of our coordination with Durango Subdivision, our commercial uses integrate with the of-Illogical location for housing concerns.sure, and safety Residential units at this location would be subject to noise, light pollution, vehicular exhaust expo-Quality of life concerns The intersection is expected to be extremely busy, with up to 35,000 vehicles daily.-Traffic and safety risks Justification against residential at this location quieter residential neighborhoods.heavy traffic and Commercial developments along busy intersections can create a beneficial transition zone between the -Buffers residential area The development is expected to create new jobs and generate sales, property, and income tax revenue.-Economic benefits Only 4 acres of the 37 acres parcel is dedicated to commercial.–MUR to the west is primarily residential ure Valley.There is an imbalance in commercial vs. residential construction in the Treas-wide -Meridian’s retail vacancy rate was 1.15%. -Fills community demand to drive elsewhere for daily needs, helping to manage traffic and reduce pollution.eed for residents Placing essential services between Highway 16 and residential developments will decrease the n-Reduced vehicles miles traveled 95,000 vehicles by 2040.accommodate Highway 16 is a $600,000,000 taxpayer investment in enhanced automotive travel and is estimated to-Location adjacent to HWY 16 The proposed development plan is entirely autooriented uses.-Additionally, their concept plan did not include autoThe Dayspring project on the south side of Ustick includes commercial uses that haven’t been realized yet. owith adjacent future residential uses and is not compatible.The proposed commercial uses, associated business hours of operation and site design will create conflicts othrough lines.-traffic and vehicles idling in drivewhich will negatively affect air quality in the Meridian and Treasure Valley airshed due to added vehicular oriented commercial development will not improve air quality or reduce air pollution, -The proposed autoouses;buffering the future residential uses to the north from noise, lighting, and odor impacts from the proposed There is no landscape buffer and/or wall proposed along the northern boundary of the site to assist in oimmediate area; future residential uses to the north, which negatively impacts quality of life for those living in the There is no transition in uses, zoning or buffering provided between the proposed commercial uses and oThe proposed development is not consistent with key policies in the Comprehensive Plan as follows:Ustick/McDermott interchange area. none of which are desired in such close proximity to the –will create traffic conflicts in this area oriented and the uses will create a high volume of trips, which - FLUM Aerial MapZoning Map approximately 200.06 acres. Preliminary Plat consisting of 985 total lots on Comprehensive Plan Map Amendment (CPAM)Annexation and zoning of approximately 480.26 acres The Concept Plan is for agreement. create a new development development agreement to development applications reviewed with a future planning areas will be application. All other reviewed with this preliminary plat, is being 3, 4, 6, 7, 8 and 9, for the presented. Planning Areas 2, as not approvedand illustrative purposes only Comprehensive Plan Preliminary PlatMap Amendment AcresTotal480.26L)-Light Industrial (I51.64R)-Traditional Neighborhood (TN45.05Residential15 Medium High Density -R100.638 Medium Density Residential -R194.44N)-Neighborhood Business (C45.63C)-Community Business (C42.87Zone 1323 feet–W. Achievement Street (south side) of the excessive block length. are requiring the applicant to provide traffic calming measures for this roadway because The following road exceeds the 1,200 ft block length and requires a Council waiver. Staff 1049 feet (lots are along the Teeter Drain)-Boulderado Street (north side) 1046 feet–Echo Ridge Street (south side) 1039 feet (abutting Ustick Road, an arterial road)–Tankersley Street following streets:3.F.a. Staff have no objection to the block face lengths being proposed for the --Several roads exceed 1,000 ft block length but include a pedestrian connection per UDC 997 feet–Tava Street (north side) 984 feet–Teton Trail Street (west side) 978 feet–Bear Creek Street (south side) 951 feet–Street (south side) Sagefield962 feet–W. Achievement Street (north side) 839 feet–Lake Champion Street Wild Ridge Street (south side) 793 feetfollowing streets: feet in length. Staff has no objection to the block face lengths being proposed for the Several roads exceed the 750 ft block length, however; the block face does not exceed 1,000 Number of Students Enrolled Project Total (Including Preliminary Plat)293.8711781855Preliminary Plat Proposal201.48901901Total (Excluding Preliminary Plat92.3927795412.0 DU per acre)–(8.0 High Density Residential -Med8.0 DU per acre)–(3.0 Medium Density Residential 53.7338.66161116645309Future Land Use Map AcresProjected Dwelling Unit (Min)(Max)Projected Dwelling Units Owyhee High School18001887Star Middle School10001014Pleasant View Elementary School625 (Program Capacity)747SchoolCapacity of School Architectural Standards Manual.Design Guidelines, Comprehensive Plan, UDC, and the plan to be consistent with the Field Sub Area Plan, The Fields subdivide the property if required, and amend the concept new development agreement, a preliminary plat to further approval: a development agreement modification to create a available at the site, submit the following for review and future development and once sewer service is readily Comprehensive Plan Map Amendment shall, prior to any All other areas that are part of the annexation and Pipeline Developer’s Handbook.Future development shall comply with the Williams Sewer has already been stubbed to the site.actively being installed by the applicant; orThe connection to this City’s sewer collection system is one of the following criteria:sewer service is readily available at the site and meets No development shall commence on the property until trust deposit will be determined during plan review.Creek Feeder and Five Mile Creek. The exact amount of the road extension of the Mapleton Street stub street across Five Mile Provide a road trust deposit for ½ of the crossing for the future Occupancies within the commercial portion of the development.the development and prior to issuance of any Certificates of permit applications for the commercial or residential portion of The Final Plat shall be recorded prior to submittal of any building ACHD.may alter traffic impact projections, at the sole discretion of include a change to The Fields master plan planning area that A TIS shall be required with all development applications that for this project.hardware as ACHD does not have these materials available The applicant will need to order and purchase the signal improvement is not eligible for reimbursement by ACHD. design, and installation of the PHB, and that this responsible for all costs associated with the hardware, The signal agreement shall note that the applicant is agreement with ACHD to ensure that the PHB is installed. Storm/Achievement intersection. Enter into a signal Install a PHB with intersection lighting at the Owyhee Changes to Agenda: Item #2: Ustick Commercial & McUstick Subdivision (H-2025-0059 & H-2026-0007) Application(s):  Comprehensive Plan Map Amendment  Annexation  Preliminary Plat Size of property, existing zoning, and location: This site consists of 4.31acres of land, zoned RUT in Ada County, and is located at 5900 W. Ustick Rd. Comprehensive Plan FLUM Designation: Medium Density Residential Summary of Request: Comprehensive Plan Map Amendment to change the Future Land Use Map (FLUM) designation on approximately 4 acres from Medium Density Residential (MDR) to Commercial. ACHD provided a trip generation analysis comparing the two land use designations. Additionally, the applicant provided justification for why commercial development is better suited for the property. The proposed development is inconsistent with several key Comprehensive Plan policies due to the lack of transition and buffering between the proposed auto-oriented commercial uses and future residential development to the north. The project does not provide adequate landscaping or screening to mitigate noise, lighting, and odor impacts, and the proposed uses are not considered compatible with adjacent residential neighborhoods. Additionally, the timing of the development is in question due to the fact the other commercial zoned properties in the area have yet to develop. Concurrently, the applicant submitted an annexation and preliminary plat application requesting C-C zoning. The preliminary plat consists of four commercial lots. A conceptual development plan submitted with the annexation request illustrates primarily auto- oriented uses on the property, including a convenience store and fuel facility, coffee shop with drive-through, and a lube facility. Access is proposed from both N. McDermott Bypass and W. Ustick Road. One full-access driveway is proposed from N. McDermott Bypass along the west side of the site near the north property boundary, and one temporary right-in/right-out access is proposed from W. Ustick Road along the east property boundary. The McDermott Bypass is currently under ITD jurisdiction but is anticipated to transfer to ACHD in the future. ITD has stated it does not support the proposed access from McDermott Bypass. Staff is not supportive of the proposed access from W. Ustick Road. ACHD stated the Traffic Impact Study (TIS) did not demonstrate a need for the driveway. Additionally, ACHD, consistent with City policy, requires access to be taken from lesser-classified roadways, which would be the McDermott Bypass once under ACHD jurisdiction as a collector roadway. Drive aisle stubs are proposed to the property to the east; however, no vehicular connectivity is proposed to the future residential development to the north. Conceptual building elevations were submitted for the proposed convenience store, fuel canopy, coffee shop and oil change facility as shown below in Section VII.J. All structures are proposed to be a single story in height. Written Testimony: None Staff Recommendation: Denial Possible Motions: Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Numbers H-2025- 0059 and H-2026-0007, as presented during the hearing on May 7, 2026, for the following reasons: (You should state specific reasons for denial) Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Numbers H- 2025-0059 and H-2026-0007, as presented in the staff report for the hearing date of May 7, 2026, with the following modifications: (Add any proposed modifications to conditions) Continuance I move to continue File Numbers H-2025-0059 and H-2026-0007 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance Item #3: City Initiated Future Land Use Map Amendment (CPAM) (H-2026-0006) Application(s): Comprehensive Plan Future Land Use Map amendment. Summary of Request: The City of Meridian Planning Division is applying for a Comprehensive Plan Future Land Use Map Amendment to redesignate four (4) West Adai School District Properties from Mixed-Use Community, Industrial, Old Town, and Medium Density Residential to Civic, and three (3) City of Meridian Properties from Low and Medium Density Residential to Civic. The purpose of the amendment is to reflect existing and anticipated land uses. The location is City wide. The applicant is the City of Meridian Planning Division. Written Testimony: None. Staff Recommendation: Staff recommends approval of the proposed Comprehensive Plan Future Land Use Map Amendment. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval of File Number H-2026-0006, as presented during the hearing on May 7, 2026, for the following reasons: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial of File Number H-2026-0006, as presented during the hearing on May 7, 2026, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2026-0006 to the hearing date of May 7, 2026 for the following reason(s): (You should state specific reason(s) for continuance.) Item #4: The Fields (H-2025-0057) Application(s):  Annexation  Comprehensive Plan Map Amendment  Preliminary Plat Size of property, existing zoning, and location: This site consists of 480.26 acres of land, zoned RUT, located South of McMillan Road, north of Ustick and between Can Ada Road and Owyhee Storm Avenue. History: 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 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. 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. Williams Pipeline 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. 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. 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. 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. 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. Overall Development Program 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 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. • 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) Comprehensive Plan FLUM Designation: General Industrial, Medium Density Residential, Medium High Density Residential, Mixed- Use Community Summary of Request: The applicant is proposing annexation, a Comprehensive Plan Map Amendment and a preliminary plat. The concept plans submitted with the application, excluding the preliminary 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. Traffic Impact Study The traffic impact 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 Capital Improvement Plan (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 Master Street Map (MSM), and what improvements would be needed beyond those in the CIP/MSM to mitigate the total traffic impacts of The Fields in 2040. Annexation 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). Design Guidelines As part of the annexation, 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. 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. 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. Preliminary Plat 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. Site Design 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. 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 UDC for 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. Open Space and Amenities 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. 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. 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. 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. Block Face Length Several roads exceed the 750 ft block length, however; the block face 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 • 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 block face 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 Waterways 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. Utilities 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 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 until 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. Building Elevations 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. 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 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. Written Testimony:  Brittany Williams – Some of the proposal sounds great such as parks, retail, restaurant, etc. but is not in favor of the application. The addition of 602 traditional homes and 297 townhomes is just not smart in any way. The number of homes already in the area is growing beyond the capacity for the roads to handle. Traffic is a disaster as is and this is before the homes that are currently being built are even fully occupied. The schools are maxed out, even with the recent boundary changes. Unless there is a plan to build another elementary, middle and high school within the next 2 years, adding more homes in this area is ridiculous. When will it finally catch on that we cannot allow more homes to be built unless the infrastructure and schools improve. Even if that were promised, it’ll take years of construction and traffic will remain an issue, school overcapacity will remain an issue. Moved to the area 6 years ago to get away from crowded streets and schools. Loved Meridian because it wasn’t that, along with so many other aspects. Please do not allow Meridian to become this way. and expressed concerns over the maxed-out schools and increased traffic. I would like to know that our community can go beyond emailing and calling to make sure our voices are heard.  Shawn Freeman – Does not approve of the rezoning of 44 acres to R-15 as it should be R-8. The 157 acres zoned R-8 should be zoned R-4. Medium High Density Residential should not be approved. The park acreage should be higher, and the residential and/or commercial zoning should be decreased to accommodate more acreage for the City park. Feels the development is in conflict with the City’s adopted strategic plan to promote responsible growth. Increased density will lead to overcrowding, strain on local resources such as schools and utilities, and a decline in the peaceful environment that makes this area a desirable place to live. Once the land is developed with high residential the City will never get the open space back.  Jana Parker - Not opposed to growth but would like to see responsible growth. West Ada is already strained; the roads are behind growth and trying to catch up. Before approving more homes, the City should require a clear infrastructure impact analysis that includes schools, traffic, public safety, utilities, and existing residential property values. I could see farmland from my backyard when I moved here years ago, adding a large amount of housing without adequate infrastructure can further weaken resale demand and damage the value of homes residents have already invested in. There are times that I must sit in a line of traffic so long that it takes 3 or 4 traffic lights segments to go through before I get to the intersection and wait again. The area lacks basic community amenities as families drive 6-9 miles to reach a movie theater, while everyday shopping and services are concentrated into limited corridors. Adding rooftops without proportional services creates congestion, not community. Asking the Council to pause or delay the application until the developer can show, with data, that schools, roads, traffic flow, public safety and community services can support it. At a minimum, approval should be conditioned on infrastructure being completed first, not years after residents are already living with the consequences.  Dave Bear – Lived with his wife in Boise for more than 3 decades, moved to Meridian because of the ridiculous development in Boise that didn’t take into consideration traffic or quality of life. Live near McMillian and McDermott and to his dismay another development project is considered that seemingly has zero significant concern for traffic, infrastructure, or quality of life for current residents. McMillian and intersecting roadways are very congested, taking multiple cycles to get through each and every traffic light. The roads are woefully insufficient as it is, the proposed project will make things significantly worse. Most residents aren’t necessarily against the development itself, but the infrastructure and roads must be addressed first. Please recognize the order of events must be to widen the surrounding road to at least 4 lanes and a dedicated turn lane at each light, then start construction of the homes and all the rest. Representing the homeowners seems like it should be a higher priority than accommodating the developers. These developments should have a large financial responsibility to complete upgrades to the infrastructure and roads prior to any construction of buildings are even considered. Please pump the breaks and don’t sell us down the river with yet another development that makes things worse.  Hayden Halpin – Not opposed to growth but would like to see responsible growth. West Ada is already strained; the roads are behind growth and trying to catch up. Before approving more homes, the City should require a clear infrastructure impact analysis that includes schools, traffic, public safety, utilities, and existing residential property values. My home dropped approximately $66,000 in value. With the understanding that market values fluctuate, adding large amounts large amounts of housing supply without adequate infrastructure can further weaken the resale demand and damage the value of homes residents already invested in. The area lacks basic community amenities as families drive 6-9 miles to reach a movie theater, while everyday shopping and services are concentrated into limited corridors. Adding rooftops without proportional services creates congestion, not community. Asking the Council to pause or delay the application until the developer can show, with data, that schools, roads, traffic flow, public safety and community services can support it. At a minimum, approval should be conditioned on infrastructure being completed first, not years after residents are already living with the consequences.  Janette Hertz- Oppose the Fields development including the Owyhee Center west of Owyhee High School. The current infrastructure, including McMillian, Star, Cherry and Ten Mile roads are already overcrowded. As a resident of the Oaks North community, I’ve seen Owyhee High School negatively impact the traffic on McMillian Road. Adding over 1,400 residents will significantly worsen this situation. The Black Cat roundabout has been delayed until 2028 due to budget constraints and is not scheduled until 2035. With Lennar homes development already breaking ground on 348 homes at the corner of Black Cat and McMillian, our community faces the reality of tremendous traffic nightmare. It took 40 minutes to get home from the Salmon Creek Retirement Home located at McMillian and Cloverdale Road at 3:45 pm which is 8.5 miles away. This will only get worse if the building doesn’t stop before the city does more to improve the current infrastructure. I urge you to halt these developments until the necessary road widening and infrastructure improvements are completed to support this level of growth.  Stephanie Mathis – Opposes the project. We have grown too fast and too much with little oversight from legislators and maximum profit from  Frank Vittorio – Concerned about the Fields development as in the last two years he has seen a certain amount of growth with what appears to be a lack of infrastructure to support the growth. There are a lot of one-way roads in the area where he lives that see heavy traffic during certain times of the day and especially on weekends. The Fields development is adding approximately 1100 homes that will cause a lot more traffic issues if the roads are not widened or updated. An Idaho Statesman article stated this development will put more pressure on the school system as well that the schools in the area are already at capacity. Can see issues with fire and police if these services are not expanded. The development at the corner of Black Cat and McMillian will put a strain on the current infrastructure as well. This area does not have a lot of good shopping or restaurants choices as those are pretty much across town on Eagle Road and by the freeway. Recommend cutting the number of homes and provide more commercial, school and other infrastructure be developed. Moved from an area that was one way a certain number of years and then became another after overdevelopment which caused traffic, dirty air, homelessness and crime. We don’t want to see this area become that. Staff Recommendation: Approval of the proposed Annexation, Comprehensive Plan Map Amendment and Preliminary Plat with the requirement of a Development Agreement per the provisions in Section IV in accord with the Findings in Section V. Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2025-0057, as presented in the staff report for the hearing date of May 7, 2026, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2025- 0057, as presented during the hearing on May 7, 2026, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2025-0057 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Ustick Commercial (H-2025-0059 & H-2026-0007) by Hawkins Companies, located at 5900 W. Ustick Rd. A. Request: Comprehensive Plan Map Amendment to change the Future Land Use Map designation on 4 acres of land from Medium Density Residential to Commercial(H-2025-0059). B. Request:Annexation of 4.31 acres of land with a C-C zoning district. (H-2026-0007) C. Request: Preliminary Plat consisting of four(4) building lots on 4 acres of land in the C-C zoning district for McUstick Subdivision (H-2026-0007) 26 COMMUNITY DEVELOPMENT �E IDIAN --- DEPARTMENT REPORT HEARING 5/7/2026 Legend @17-I N 0 DATE: L Project Location TO: Planning&Zoning Commission :::Area of Impactri i= City Limits FROM: Sonya Allen,Associate Planner Q Analysis 208-884-5533 sallen@meridiancity.org APPLICANT: Hawkins Companies SUBJECT: Ustick Commercial H-2025-0059 (CPAM); H-2026-0007 0 (AZT pp) LOCATION: 5900 W.Ustick Rd., in the southwest 1/4 of Section 33,TAN.,R.1W. I. PROJECT OVERVIEW A. Summary The Applicant has submitted the following applications: • Comprehensive Plan map amendment to change the Future Land Use Map(FLUM) designation on 4-acres of land from Medium Density Residential(MDR)to Commercial; • Annexation of 4.31 acres of land with a C-C zoning district; and • Preliminary plat consisting of four(4)building lots on 4-acres of land in the C-C zoning district for McUstick Subdivision. B. Issues/Waivers Staff is not in support of the proposed map amendment from MDR to Commercial for the following reasons: • The proposed development plan is entirely auto-oriented and the uses will create a high volume of trips,which will create traffic conflicts in this area—none of which are desired in such close proximity to the Ustick/McDermott interchange area. • The proposed development is not consistent with key policies in the Comprehensive Plan,as follows: o There is no transition in uses,zoning or buffering provided between the proposed commercial uses and future residential uses to the north,which negatively impacts quality of life for those living in the immediate area; o There is no landscape buffer and/or wall proposed along the northern boundary of the site to assist in buffering the future residential uses to the north from noise, lighting, and odor impacts from the proposed uses; City of Meridian I Department Report I. Project Overview ■ o The proposed auto-oriented commercial development will not improve air quality or reduce air pollution,which will negatively affect air quality in the Meridian and Treasure Valley airshed due to added vehicular traffic and vehicles idling in drive-thru lines. o The proposed commercial uses,associated business hours of operation and site design will create conflicts with adjacent future residential uses and is not compatible. o The Dayspring project on the south side of Ustick includes commercial uses that haven't been realized yet. Additionally,their concept plan did not include auto-dominated uses. C. Recommendation Planning Division: Denial of the proposed map amendment and consequently the proposed annexation and preliminary plat. Planning and Zoning Commission: Pending D. Decision City Council: Pending E. Table of Contents CommunityMetrics.............................................................................. II StaffAnalysis..................................................................................... III City/Agency Comments and Conditions...................................................... IV Findings............................................................................................ V Action.............................................................................................. VI Exhibits............................................................................................ VII II. COMMUNITY METRICS Table 1•Land Use Description Details Map Ref. Existing Land Use(s) J1 Rural residential - Proposed Land Use(s) Commercial(e.g. convenience store/fuel facility,coffee - shop,oil change facility,financial institution,or other commercial uses allowed in the C-C district) Existing Zoning RUT in Ada County VII.A.2 Proposed Zoning C-C(Community Business District) Adopted FLUM Designation Medium Density Residential(MDR) VILA.3 Proposed FLUM Designation Commercial Table 2: Project Overview Description Details History None Phasing Plan 1 phase Physical Features The Sky Pilot Drain lies on the northern boundary of this site;50' of the 100' easement for the drain lies on this property Acreage 4 acres Lots 4 building lots/0 common lots Table 3: Process Facts Description Details Preapplication Meeting date 12/2/2025 Neighborhood Meeting 11/19/2025 City of Meridian I Department Report II. Community Metrics ■ Table 4: A2ency Comments Agency/Element Description/Issue Reference Ada County Highway District _ IV.K • Comments Received Yes—Draft report - • Commission Action Required No - - • Access Full access driveway to McDermott Bypass and RIRO to - Ustick as temporary access if cross access isn't provided from the Durango development. • Traffic Level of Service Roadway Frontage Functional PM Peak Hour PM Peak Hour - Classification Traffic Count Level of Service Ustick Road 448-feet Principal Arterial 493 Better than"E" McDermott Bypass 363-feet Future Collector N/A '"N/A "Acceptable level of service for a two-lane principal arterial is"E"(690 VPH). ACHD does not set level of service thresholds for ITD roadways. • TIS submitted? Yes ITD Comments Received No comments received IV.L Meridian Public Works IV.B Wastewater • Distance to Mainline Sewer to this property is contingent on others extending the _ sewer from McDermott Rd. • Impacts or Concerns No Meridian Public Works Water IV.B • Distance to Mainline Water is available to the site. • Impacts or Concerns No Note: See section IV. City/Agency Comments&Conditions for comments received or see the public record. Paste the following link into your browser to access the public record: https:llweblink.meridiancily.orb/WebLink/Browse.aspx?id=435499&dbid=0&repo=MeridianCitX City of Meridian I Department Report II. Community Metrics ■ Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:S0433346925 Date Retrieved:2026/5/1 Parcel Count Parcel Acreage Infill Indicator: 848 Surrounding Area 1,547 0 49 /o rot city 976 ® City Limits 40 888.3 ■ Not City Household Household& Population Growth Households 02020 Population Change:82.4°I° Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 Use Types Residential Addresses All Addresses ■ Single-family ® Multi-family 1% 0% is 99% ® Commercial 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. History None B. General Overview The subject property is currently zoned RUT in Ada County and designated Medium Density Residential(MDR)on the Future Land Use Map (FLUM)in the Comprehensive Plan. The MDR designation allows residential dwellings at gross densities of three(3)to eight(8)units per acre. The adjacent property to the north and east has a development application(i.e. Durango Subdivision H-2025-0017)in process for annexation with R-8 and L-O zoning and a preliminary plat, scheduled to be heard by the Commission on May 28'. That property is proposed to develop with single-family detached residential homes and offices along Ustick Rd., as shown below. The configuration of the proposed Office area has shifted from the east to the west from that shown on the FLUM. t AIN. �: a The property directly to the south across W.Ustick Rd. (Dayspring Subdivision H-2024-0070) was recently annexed and is proposed to develop with neighborhood commercial non-auto- oriented uses along Ustick Rd. and single-family residences to the south. The McDermott Road Bypass runs along the west side of the property,which is currently under the jurisdiction of the Idaho Transportation Department(ITD). The Applicant proposes an amendment to the FLUM to change the future land use designation of this property from MDR to Commercial, annexation of 4-acres of land with a C-C(Community Business District)zoning district, and a preliminary plat consisting of four(4)buildable lots on 4- acres of land. Per the Comprehensive Plan,the Commercial designation provides for a full range of commercial uses to serve area residents and visitors and is the most intense of the commercial designations. Per the UDC (11-213-1),the purpose of the commercial districts is to provide for the retail and service needs of the community in accord with the Comprehensive Plan. The proposed C-C zoning district allows a larger scale and broader mix of retail, office and service uses with access to arterial streets than the C-N district but is less intense than the C-G district,which allows the largest scale of these uses along with industrial uses. City of Meridian I Department Report III. Staff Analysis ■ A conceptual development plan and building elevations are proposed with the annexation application that demonstrate how the site is proposed to develop with a convenience store/fuel sales facility,oil change facility,coffee shop, financial institution and/or other commercial uses as allowed in the proposed C-C zoning district. Four(4)building pads are proposed,two (2)of which have drive-through establishments. The proposed development plan is entirely auto-oriented,which is not desired in such close proximity to the Ustick/McDermott interchange. This area is not intended for high volume trips and is to be protected from traffic conflicts,which are created by high traffic-generating uses, thus the reason the MDR FLUM designation was determined to be the most appropriate for this site and the Mixed Use—Interchange (MU-1)designation most appropriate for across the street to the west adjacent to the interchange. As noted above,the adjacent development to the north and east of this site(Durango Subdivision) is not scheduled to be heard by the Commission until after the subject application is heard. If office uses aren't approved along the frontage of Ustick Rd. on that property,residential uses will likely develop in that area,which will abut the commercial uses proposed on this site making the use even more inappropriate due to incompatibility of uses. At the pre-application meeting, Staff requested the Applicant submit a market analysis to support the proposed change to the FLUM—the Applicant did not do so but their narrative does include their reasoning for why the property should be designated Commercial rather than Residential. The Applicant also recommended waiting until the project to the east(Durango) obtains entitlements before submitting an application for this property—that application as noted is in process but scheduled to be heard by the Commission after this application. Beyond the desire for low intensity uses to be located in close proximity to the interchange area, Staff is concerned about the negative impact approving the proposed development might have on nearby planned retail and restaurant uses in Commercial and Mixed-Use designated properties in the nearby area. Therefore, Staff is of the opinion the existing entitled and designated commercial uses should develop first in order to determine if the market will support additional commercial uses beyond those planned in this area. C. Comprehensive Plan Policies (Staff analysis in italic text) • 3.07.01 A—Require all new development to create a site design compatible with surrounding uses through buffering, screening,transitional densities, and other best site design practices. There is no transition in uses or zoning between the proposed commercial uses and future residential uses to the north, which negatively impacts quality of life for those living in the immediate area. No landscape buffer and/or walls are proposed outside of the 50'wide Sky Pilot drain easement along the northern boundary of the site to adequately buffer/screen the proposed commercial development from the future residential development to the north. • 5.01.0117—Minimize noise, lighting, and odor disturbances from commercial developments to residential dwellings by enforcing city code. The UDC limits business hours of operation in the C-C district adjacent to residential uses and zoning from 6 am to 11 pm to minimum these disturbances; however, extended hours may be requested through a conditional use permit as set forth in UDC 11-2B-3B. It's anticipated extended hours will be needed for the fuel facility and drive-through uses. • 6.01.01J—Encourage new development to include buffered sidewalks,a sidewalk separated from the motor vehicle lane by a planter strip, especially on collector and arterial roadways. The proposed sidewalks along the arterial streets (McDermott Bypass & Ustick) are separated from the motor vehicle lane by a planter strip. City of Meridian I Department Report 111. Staff Analysis ■ • 3.07.0213—Locate smaller-scale,neighborhood-serving commercial and office use clusters so they complement and provide convenient access from nearby residential areas, limiting access to arterial roadways and multimodal corridors. The proposed convenience store/fuel facility, drive-through establishments and oil change facility uses are larger scale and more intense than neighborhood-serving uses listed in the Comprehensive Plan with direct access to adjacent arterial roadways and no vehicular connectivity with the future residential neighborhood. • 4.06.00—Improve air quality and reduce air pollution in the Meridian and Treasure Valley airshed. The proposed development would negatively affect air quality for adjacent residential uses due to added vehicular traffic and vehicles idling in drive-thru lines. • 3.01.01 A—Evaluate comprehensive impacts of growth and consider City Master Plans and Strategic Plans in all land use decisions(e.g.,traffic impacts, school enrollment, and parks). The existing FL UM designation for this property in the Comprehensive Plan is MDR, which has a much lower traffic impact than the proposed development plan.As noted in the Applicant's narrative, the McDermott Bypass/Ustick intersection is expected to be extremely busy—the proposed uses will exacerbate traffic in this area where low traffic generating uses are desired. The study that went into the FL UM determined that residential use was the best use for this property with higher intensity/traffic generating uses located further away from the interchange area. • 3.07.00—Encourage compatible uses and site design to minimize conflicts and maximize use of land.Residential uses as currently planned on this property which are more compatible with future adjacent residential uses and the nearby interchange area than the proposed commercial uses. Residential uses will create less traffic than commercial uses, which is more appropriate and will create less conflicts in this area. The proposed commercial uses, associated business hours of operation and site design will create conflicts and is not compatible with adjacent residential uses. • 3.07.01 —Proactively address potential conflicts between incompatible uses. The proposed convenience store/fuel facility, drive-through and vehicle service uses and associated hours of operation will likely conflict with future residential uses due to impacts pertaining to lighting, noise and air quality, which are not proposed to be buffered and/or mitigated. D. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): There is an existing home and accessory structures on the property that will be removed with development. 2. Proposed Use Analysis (UDC 11-2): The proposed convenience store& fuel sales facility and restaurant(coffee shop)are principal permitted uses in the C-C district, subject to the specific use standards in UDC 1I- 4-3-20 (and 11-3A-16 if applicable)and 11-4-3-49 (and 11-4-3-11 Drive-through Establishment if applicable),respectively. The proposed vehicle service(oil change facility) use requires conditional use permit approval in the C-C district, subject to the specific use standards in UDC 11-4-3-38. A financial institution is a principal permitted use in the C-C district, subject to the specific use standards in 11-4-3-17 (and 11-3A-16 if applicable). See UDC Table 11-2B-2 for additional uses allowed in the C-C district. City of Meridian I Department Report 111. Staff Analysis ■ 3. Dimensional Standards (UDC 11-2): Compliance with the dimensional standards of the C-C zoning district in UDC Table 11-2B-3 is required. E. Design Standards Analysis 1. Structure and Site Design Standards (UDC 11-3A-19): All structures and site design is required to comply with the standards listed in UDC 11-3A- 19. The conceptual development plan depicts an interconnected network of walkways and drive aisles that promote pedestrian and vehicular mobility within the development and to the adjacent development to the east; a pathway is proposed to the future residential development to the north for pedestrian access and connectivity,no vehicular connectivity is proposed. For lots with frontage on a public street, a minimum of thirty(30)percent of the buildable frontage of the property shall be occupied by building facades and/or public space per UDC 11-3A-19B.2b. A drive aisle is proposed along the frontage of the property adjacent to Ustick Rd.,which separates the buildings from the street—parking is proposed at the rear of the buildings. If the proposed development is approved,compliance with this standard is required.A revised conceptual development plan should be submitted that demonstrates compliance with this standard. Pedestrian pathways are proposed from the perimeter sidewalk to the main building entrances. Where the pathway crosses vehicular driving surfaces,it is required to be distinguished through the use of pavers,colored or scored concrete,or bricks,per UDC 11-3A-19B.4b. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets UDC Requirement Proposed/Analysis Entry Way Corridor: W.Ustick Rd.—the proposed buffer width is 35',which 35 Feet complies with this standard Arterial Road:25 Feet N.McDermott Rd.Bypass—the proposed buffer width is 26',which complies with this standard Landscaping must comply with the standards in UDC 11-3B-7C. Lawn and other grasses requiring regular mowing shall comprise no more than sixty-five(65) percent of the vegetated coverage of a landscape buffer; calculations demonstrating compliance should be included on the plan.Because W. Ustick Rd. is an entryway corridor, additional landscape design features are required within the buffer as set forth in UDC 11-3B-7C.3f. The additional design features consist of a dry creek bed with river rock and boulders as shown on the cross-section below and on the landscape plan below in Section VII.H. City of Meridian I Department Report III. Staff Analysis ■ 35' ENTRYWAY CORRIUOR LANOWAPE BUFFER {35' REQ) 5' 1 p' 19' �USTIOIt RD.— LAWN CONCRETE —LANDSCAPE BEd PARkSTRIP WALKWAY PER PLAN I DRY CREEK BED PLFNT M&ERLAL —II III— —II I I I I *7- USTICK RD. LANDSCAPE BLIFFER SECTION r Y DRY CREEK BED REFERENCE IMAGE ii. Parking lot landscaping Landscaping is required to be provided in all parking areas with future development per the standards listed in UDC 11-3B-8. Analysis of the plans for consistency with these standards will take place with the Certificate of Zoning Compliance and/or Conditional Use Permit application, as applicable. iii. Landscape buffers to adjoining uses A minimum 25-foot-wide buffer is required adjacent to residential land uses in the C-C district in accord with UDC Table 11-2B-3 landscaped per the standards in UDC I I-3B- 9C. Where the adjacent property is vacant,the FLUM designation determines use. Although no residential land uses currently exist on the adjacent property to the north and east,the FLUM designation on that property is MDR. With the pending Durango Subdivision application for that property,residential uses are proposed to the north and office uses are proposed to the east. Because there is a 50' wide easement for the Sky Pilot Drain along the north property boundary,which prohibits trees/shrubbery,the buffer should be placed outside of the City of Meridian I Department Report III. Staff Analysis ■ easement. The width of the buffer may be modified by City Council at a public hearing with notice to surrounding property owners if requested by the Applicant. iv. Tree preservation Per UDC 11-3B-10,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). There are existing trees on the site that will be removed with development. Mitigation should be assessed prior to removal of any trees from the site and information should be included on the landscape plan that demonstrates compliance with the standards in UDC 11-313-10C.5. v. Storm integration An adequate storm drainage system shall be 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. A geotech report was submitted with this application for Durango Subdivision; a report for the proposed subdivision and not the adjacent subdivision should be submitted. vi. Pathway landscaping A minimum 5' wide landscape strip is required along each side of al I pathways landscaped per the standards in UDC 11-3B-12C. 3. Parking (UDC 11-3C): i. Nonresidential parking analysis UDC Requirement Proposed/Analysis Commercial: 1 Parking Future development should comply with this standard. Stall per 500 Square Feet of Gross Floor Area Specific Use Standards: Future development should comply with this standard. Restaurants: 1 Parking Coffee shops are considered a restaurant. Stall per 250 Square Feet of Gross Floor Area ii. Bicycle parking analysis A minimum of one(1)bicycle parking space must be provided for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C. Review of compliance with parking standards will take place with future Certificate of Zoning Compliance and Conditional Use Permit applications, as applicable. 4. Building Elevations (Architectural Standards Manual): Conceptual building elevations were submitted for the proposed convenience store, fuel canopy,coffee shop and oil change facility as shown below in Section VII.J.All structures are proposed to be a single story in height. Final design is required to comply with the design standards in the Architectural Standards Manual(ASM). City of Meridian I Department Report III. Staff Analysis ■ 5. Fencing (UDC 11-3A-6, 11-3A-7): No fencing is proposed on the landscape plan. 6. Parkways (UDC 11-3A-17): Parkways are required to comply with the standards in UDC 11-3A-17. F. Transportation Analysis 1. Roadway Improvements(FYWP&CIP): Ustick Road,between McDermott and Black Cat, is planned to be widened to 5-lanes(2-thru lanes in each direction with center medians and turn pockets where appropriate)in 2027 per the adopted North Meridian Neighborhood Plan&the Capital Improvement Plan(CIP). The project includes adding multi-use pathways. State Highway 16 and an interchange at Ustick/McDermott Roads are currently being constructed'/4+mile to the west. A Traffic Impact Study(TIS)was submitted to ACHD for this development at the request of the city. The TIS included trip generation information for the current MDR designation and the proposed commercial designation as follows: and Use Typ �erage Daily Trips W PM Peak Hour Trips Residential 4e7 27 Commercial 3,703 396 Increase in Trips 3,236 369 Percent Increase 693% 1,367% 2. Access (UDC 11-3A-3, UDC 11-3H-4): One(1)full access is proposed via N. McDermott Bypass on the west side of the site at the north boundary; and one(1)right-in/right-out temporary access is proposed via W. Ustick Rd. at the east boundary of the site. The McDermott Bypass is currently under the jurisdiction of ITD but is expected to be turned over to ACHD at some point in the future. ITD has stated they won't support access via McDermott Bypass. Staff is not supportive of an access via W. Ustick Rd.ACED states that the TIS did not demonstrate a need for this driveway. Further ACHD, like City policy,requires access to be taken from lesser-classified roadways,which is McDermott Bypass; a collector roadway once under the jurisdiction of ACHD. Drive aisle stubs are proposed to the property to the east but no vehicular connectivity is proposed to the future residential development to the north. If approved, Staff recommends a drive aisle connection be provided to the north for interconnectivity with the residential neighborhood.Cross-access/ingress-egress easements are required between all lots in the subdivision and to adjoining properties either by recorded easement or as a note on the final plat as set forth in UDC 11-3A-3A.2. City of Meridian I Department Report 111. Staff Analysis ■ 3. Pedestrian Connectivity(UDC 11-3A-5, UDC 11-3A-8, UDC 11-3A-17): A 10' wide detached sidewalk/multi-use pathway is required on this site along W.Ustick Rd. per the Pathways Master Plan; and a 10' wide detached sidewalk is also required along N. McDermott Road Bypass,as proposed. All pathways should comply with the standards in UDC 11-3A-8. If any portion of the multi-use pathway lies outside of the adjacent right-of-way,it shall be included in a public use easement as required by the Park's Dept. G. Services Analysis 1. Waterways (UDC 11-3A-6): The Sky Pilot Drain lies along the northern boundary of this site within a 100' wide easement, 50' of which lies on this property. The drain is proposed to be relocated and piped by the developer. 2. Pressurized Irrigation(UDC 11-3A-1 S): An underground pressurized irrigation system is required to be installed in the development for each lot as set forth in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required for this development in accord with the City's adopted standards, specifications and ordinances per UDC 11-3A-18. Design and construction shall follow Best Management Practice as adopted by the City. 4. Utilities (UDC 11-3A-21): All utilities for an approved use shall be installed at or below grade in accord with the City's adopted standards, specifications and ordinances. Street lighting shall be installed in accord with the city's adopted standards, specifications and ordinances. The development shall be connected to the City of Meridian water and sewer systems in accord with the standards in UDC 11-3A-21C. Toll Brothers, the developer of the adjacent Dayspring and Springday developments to the south and east, recently reached an agreement with the City to extend sewer service from the north down McDermott Rd. and east on Ustick Road to serve their projects earlier than the City project to do so. This extension of services is planned to occur at the same time as the Ustick Rd. widening project and would also provide service to this development if approved. This development is subject to the Oaks lift station&West Ada School District reimbursement agreement: https.Ilweblinkmeridiancity.orQ/WebLink/Doc View.aspx?id=178931&dbid=0&repo Merid ianCi Adequate fire protection is required in accord with Fire Dept. standards. An emergency access plan is included below in Section VII L IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division Staff is recommending denial of the comprehensive plan map amendment application and consequently the annexation&zoning and preliminary plat applications; therefore, conditions of approval are not included. If the Commission and/or City Council determines the proposed map amendment is in the best interest of the City with the proposed development plan,the project should be City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ continued to a later hearing date in order for Staff to prepare recommended conditions of approval. B. Meridian Public Works https:llweblink.meridianciiy.or lWebLinkIDocView.a,y x?id=435509&dbid=0&redo=MeridianC hty Site Specific Conditions of Approval 1. If a Well is located on the site it must be abandoned per regulatory requirements and proof of abandonment must be provided to the City. 2. Ensure no sewer services pass through infiltration trenches. 3. Provide 20'Easements for mains,hydrant laterals and water services. Easements should extend up to the end of main/hydrant/water meter and 10'beyond it. 5. No permanent structures(trees, bushes, buildings, carports, trash receptacle walls, fences, infiltration trenches, light poles, etc.)to be built within the utility easement. General Conditions of Approval 1. Applicant shall coordinate water and sewer main size and routing with the Public Works Department. 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). Sewerlwater easement vanes depending on sewer depth. Sewer 0-20 ft deep require a 30 ft easement, 20-25 ft a 40 ft easement, and 25-30 ft a 45 ft easement. Ensure no permanent structures(trees, bushes,buildings,carports, trash teceptacle walls, fences, infiltration trenches, light poles,etc,)are built within (he utility easement. Submit an executed easement(on the form available from Public Works),a legal description prepared by an Idaho Licensed Professional Land Surveyor, which trust include the area of the eascrncint (marked )~XHIBIT A)and an 81/2"x I I"map with bearings and distances (marked I XIIIBIT B) for review. Both exhibits must be Sealed,signed and dated by a Professional Land Surveyor_ DO NOT RECORD. 4_ The City of Meridian requires that pressurized irrigation systems be supplied by aycar-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. S_ Any structures that are allowed to remain sliall 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 I 1-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and anv other aonlicabie law or reLtulation. City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ 7. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rulcs administered by the Idaho Department of Water Resources (IDWR). The Developer, Own er, or project Engineer, shall provide a statement addressing whether there arc 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, Hydrogeo log]st 208-2874972) BEFORE any work is done to de Qum mission an cxiSung wCII (even if it is believed that the well is less than 18 ft deep)_ Proof of corn munic ation with IDWR must be submitted to the City prior to any work being done to decommission the well. Failure to communicate with 1DWR inny 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 H cal th for abandonment procedures and inspections (208)375-5211. 9. All Improvements related to public life, safety and health slral I be completed prior to occupancy of the structures. 10. 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. 11. 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_ 12. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may 1x required by the Army Corps of Engineers. 13. Developer shall coordinate mailbox locations with the Meridian Post Office_ 14. Compaction test results shall be submitted to the Meridian Building Department for ail building pads receiving engineered backfi11, where footing would sit atop fill material. 15. 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. 16. 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 bccn installed in accordance with the approved design plans. This cettification will be required before a certificate of occupancy is issued for any structures within the project. 17. At the completion of the 1)rojcct, 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_ 18. A street light plan will need to be included in the civil construction plans. Street light plan requirements ate IIstcd in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridianciiy.orB,�public works.aspx?id=272. 19. 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 infi-astructure 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, casts 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 587-2211. 20. The City of Meridian requires that the owner post to the City a warranty surely in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration oftwo 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 987-2211. City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ Click or tap here to enter text. C. Meridian Park's Department https:llweblink.meridiancily.orglWebLink/DocView.aspx?id=435517&dbid=0&repo=MeridianC iv D. Idaho Department of Environmental Quality(DEQ) https:llweblink.meridiancily.orglWebLink/DocView.aspx?id=436100&dbid=0&repo=MeridianC ity E. Ada County Highway District(ACHD) See public record. V. FINDINGS A. 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. Staff finds the proposed amendment is not consistent with key elements of the Comprehensive Plan pertaining to compatibility and transition of land uses and other elements, as noted above in Section III.C. 2. The proposed amendment provides an improved guide to future growth and development of the city. Staff finds the proposed amendment will not provide an improved guide for future growth and development of the city and that the existing MDR FL UM designation is more appropriate for this property and should remain. 3. The proposed amendment is internally consistent with the goals, objectives and policies of the Comprehensive Plan. Staff finds the proposed map amendment is not consistent with the goals, objectives and policies of the Comprehensive Plan, including but not limited to, compatibility and transition of land uses, as noted above in Section III.C. 4. The proposed amendment is consistent with this Unified Development Code. Staff finds the proposed map amendment is not consistent with UDC 11-5B-7, which requires the amendment to be compatible with existing and planned surrounding land uses. The proposed land uses will not be compatible with the adjacent Ustick/McDermott interchange area and future residential uses to the north as discussed above in Section X. 5. The amendment will be compatible with existing and planned surrounding land uses. Stafffinds the proposed map amendment to Commercial will not be compatible with abutting planned residential uses to the north. 6. The proposed amendment will not burden existing and planned service capabilities. Staff finds the proposed amendment will burden existing and planned transportation capabilities in this area due to the increase in traffic a map amendment from MDR to Commercial will create. 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 amendment does not provide a logical juxtaposition of uses that allows sufficient areas to mitigate any anticipated impact associated with the development of the area. 8. The proposed amendment is in the best interest of the City of Meridian. Stafffinds the proposed map amendment is not in the best interest of the City for the above- noted reasons. B. Annexation and/or Rezone (UDC 11-513-3E) Because the proposed map amendment request is recommended for denial,the proposed annexation&zoning request is also recommended for denial because the proposed development plan isn't consistent with the FLUM designation in effect for the property. Therefore,no findings analysis is provided for the associated annexation&zoning request. C. Preliminary Plat(UDC-613-6) Because the proposed map amendment request is recommended for denial,the proposed annexation&zoning and preliminary plat requests are also recommended for denial because the proposed development plan isn't consistent with the FLUM designation in effect for the property. Therefore,no findings analysis is provided for the associated preliminary plat request. VI. ACTION A. Staff: Staff recommends denial of the proposed Comprehensive Plan Map Amendment for the reasons noted above in Section III. Consequently, Staff recommends denial of the associated annexation &zoning and preliminary plat requests because the proposed development plan isn't consistent with the MDR FLUM designation in effect for this property. B. Commission: Pending C. City Council: Pending City of Meridian I Department Report VI.Action ■ VII. EXHIBITS A. Project Area Maps 1. Aerial Legend Project Location . . : Area of Impact i 0 Analysis •,- �r,w, 111i I i R _ k . r - I 1 R � r 7 sir>L� �.: OF 4 City of Meridian Department Report VII. Exhibits ■ 2. Zoning Map Legend Project Location Area of Impact 0 Analysis „- Li 0 R-40 R-1�5 C-N C-C . A, TN-R RUT R-8 3. Future Land Use Legend Project Location A T Area of Impact Medium-Densi ty' 6 Analysis Resldentlal Hf MU-N Mixe l2 Inte c' a - e ?� Office .. Plan City of Meridian Department Report VII. Exhibits ■ 4. Planned Development Map Legend E9 Project Location City Limits Planned Parcels Area of Impact rrj 0 Analysis + y Pw y _.. ..F _ r r + r r � rrxrTr*T'r^ _ City of Meridian Department Report VII. Exhibits ■ B. Service Accessibility Tool(Existing Conditions) PARCEL S043334 925 SERVICE ACCESSIBILITY verall score: 1 2 nd Percentile Criteria Location Within 1/2 mile of City Limits Extension Sewer Trunkshed mains > 2,000 ft.from parcel Floodplain Either not within the 100 yr floodplain or > 2 acres Emergency Services Fire Response time < S min. Emergency Services Police Reporting District meets response time goals some of the Pathways Within 1/4 mile of future pathways Transit Not within 1/4 of current or future transit route Arterial Road Buildout Status Ultimate configuration (-#of lanes in master streets plan) School Walking Proximity From 1/2 to 1 mile walking School Drivability Either a High School or College within 2 miles OR a Park Walkability No park within walking distance by park type Report generated on 44-11-2Q2b by MERIDIAM&AEn City of Meridian I Department Report VII. Exhibits ■ C. Aerial View of Property/Site Photos dW f � IG y - ..,,r-apt` L x t9: City of Meridian Department Report VII. Exhibits ■ D. Adopted vs.Proposed Future Land Use Map Date: 03/19/2026 0 500 1,0D0 Feet Adopted Future Land Uses Legend UTICIC+ _ Area oif Change ■ Future Land Use Map tywide ' Law Drns'ty Residential Medium density Re-4dential Med-High density Residential High Density Residential Cammerddl Proposed Future Land Uses Offiae 7rdustria! Civic r-Ad Town Mixed Use Neicgh6arhecd Mixed Use Community { rr Mixed Use Regional Mixed Use Non-Residential Mixed Use-Interdtidnge ' Ten Mile Specific Law Density Employrrt Lifestyle Center High Density Empbyment it it it Mixed Empbymenk UST IC,I( Mixed Use Residential rE Mixed Use Commercial r 1 r City of Meridian Department Report VII. Exhibits ■ E. Conceptual Development Plan 1 �LW rl haw 15 i � I Y I I L1..1 0 h I _ 1-r+ LU D 1 I k I � I� I < [1 ua o Mow W. I I � J I � r I ❑} r,I I I I ssudAa IIOVC3n7w . a City of Meridian Department Report VII. Exhibits ■ F. Concept Plan with Durango Subdivision WW ILItTon"nHa: L1OV4414PF4!Olin ---------- -------- - -------------- 4■ II J1. ---------- F City of Meridian Department Report VII. Exhibits G. Preliminary Plat(dated: 12/15/2025) � a -�g F a z o z avZO � Q ° weg p y6`l�B¢� spy 9 'Pip, k 7 6E11- U ¢w o Y ¢Fp I ¢ 9in O Y5 @!°F x z W z �' a O Jill W r c 4 I A I r y i � I i I 1 »I � I•r ��$g � �� � I 1 � Y i i 1 I I• I - � I I I 1 I I I I I I I• I ••w.r a 1 f � ; i I011e x� .ovra Irs pt-.{.'_ •�E s -- — ---- --- fLYN9llpYHiP�IY N RYAII LLOYIIWTY'll 1 Ih a _— __--_— —_--__ _ I �� Ir City of Meridian Department Report VII. Exhibits ■ H. Landscape Plan (date: 12/15/2025) ifs f ff J � T + � I � � I r I r r f. + w I � I N � I d I � LLJ U CO Y I � 1 r r z I , :.1W auowa]mw City of Meridian I Department Report VII. Exhibits ■ rJ 1.4 51 il 66 71 h,I TT. I .rr- yy 1! -7' P Ell 99 Lu City of Meridian Department Report V11. Exhibits \| � \�\ )§) �)\ | � )§( §�§ s§a /R | � .§ | 4■ � � , . $■ k r g . � , •I �/ g ) UN �� ■ �� ' � � � d\ / � q $§� _ � � ■ � � �� Ln kc City of Meridian Department Rep o4 yJ. Exhibits � I. Fire Access Exhibit LIHIH)2 SSK)N 3V1 ��# x OH V01'NVIOIa3 W 9V071)OLLSf1'M 006S e � r i G� I i o - lit v low 77 .rc ....:. .....:. r.•.y{:::..:�..:..: ....ray .. ....:r::{. - I� I � 6Ydt ypyi�y N I I I ' I /1 I City of Meridian Department Report VII. Exhibits ■ J. Conceptual Building Elevations Afl IMM: An r. E City of Meridian Department Report VII. Exhibits I I I I I I HOHS Y Go l _ I I I li � II I � I I J I I W I I I I � I I I J I M I I I I I I I I s 1 V � E 111H y @ ap Leo H"I �s 3 pp�g$ S � pp �e �� xx 7q qr Sq pT Jq_ p�k!! W E - e C� FI tylI rl 1 a Do o a o 1 °I ga kl -11 I I I ^I I I I I I j I I I I I I I I I I I I I I I I I I I = Ij W I II W I N I a � I I I I I I I I I I I I I I I I I I I �J I I I I I _ I �. I J k l Eq City of Meridian Department Report VII. Exhibits ■ dOHS='u- SNOMI-W CN E3E)NVHO 110 2J § /) � � F | ) | |� | � § | A | ) � |�� � § �q �n ]§ ƒ| �� b &| &| �§ ��e �n q§ El. El EJ EJ a. I:]- El El H- 0- 11, , , J ( { El I? . ' ) � � a \ Nil C), D- EP- City of Meridian Department Report V11. Exhibits VIII. ADDITIONAL NOTES &DETAILS FOR STAFF REPORT MAPS, TABLES,AND CHARTS (link to Community Metrics) A. One-Mile Radius Existing Condition Notes This data is automatically derived from enterprise application and GIS databases, and exported dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30- days. Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel based data excludes certain properties and represents land as it exists now. Properties considered are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional development, government,and quasi government facilities). The following values also constrain included property acreage to reduce outliers and non-conforming instances from distorting averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. Some approved entitlements, and particularly older ones,may be constructed. Decennial population counts and household counts are based on the most recent Decennial Census. Current population and current household values are COMPASS estimates,usually for the year previous, and are based on traffic analysis zone boundaries(TAZ's). B. 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 trunk sheds, 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. C. 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 ■ Development Application Transmittal Link to Project Application: Ustick Commercial H-2025-0059 TWO LINKS Ustick Commercial H-2026-0007 Hearing Date: May 7, 2026 Assigned Planner: Sonya Allen To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331Email: cityclerk(a)_meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law. F60 E IDIAN;--- Applicant Presentation H May 7, 2026Planning and Zoning Commission SubdivisionMcUstick0007-2026-0059 & H-2025- Location Map ramp-16 on-rd 1/3•BypassUstick and McDermott 4 acres on NE corner of •2 Concept Plan 1b-9C.1a-3B-11Plan to add landscape buffer per UDC but sod and plants will be allowed.No trees will be allowed in the easement, •location.NMID supports access/maintenance drive •NMID prefers drain to be piped.•100’ wide easement whether piped or not.•NMID Coordination4 lots–Prelim Plat •(Community Commercial) zoneC -Annexation and Zoning to C•CommercialComprehensive Plan Amendment to •Request: •3 Auto vehicles per day by 2045Up to 110,000 •in vehicular transportation infrastructure700 million investment -$600•84)-44 to Interstate-State Street (SH–16-SH•4 centric Private Investment-centric Public Improvements Drive Auto- 5 centric Private Investment-centric Public Improvements Drive Auto-Auto vehicles per day35,000 -28,000•in vehicular transportation infrastructure$10 million investment •Widening to 5 lanes; signal at McDermott & Ustick Rd.•Black Cat to McDermott Rd.–Ustick Road • 6“No mitigation is required … ; no alternative mitigation is required”•constructed with Ustick widening.–Hawkins to pay for frontage improvements •ACHD approved this project with standard conditions.•We provided a TIS at the request of City of Meridian.•Neither ACHD nor ITD requested a Traffic Study for this project.•oriented Uses” don’t drive “more” trips, pollution, congestion, or VMT-“Auto “Autonew trips or truly diverted Only 33% of trips to the site are either •Traveled.Vehicle Miles reduceof the customers visiting our site, these uses will 65%For •7 oriented Uses” don’t drive “more” trips, pollution, congestion, or VMT- 8 oriented Uses” don’t drive “more” trips, pollution, congestion, or VMT-“Auto counting trips.-Avoids double•by and captured trips. Only counts new and diverted trips.-Removes pass•development is expected to consume.proportional cost of roadway capacity that a new Impact fees measure the •.that developmentexpanded roadway infrastructure needed to accommodate the traffic generated by fund the construction of new or time charge assessed on new development to -One•Impact Fees can tell us a lot about… impacts!• 9$724,920 (per acre = $97,962)----------------------------------$12,082 ): 60 x thrusShopping Center (60,000SF, no driveDayspring Commercial (7.4 acres immediately South)$386,624 (per acre = $104,493)----------------------------------$12,082 ): 32 x thrusShopping Center (32,000SF, no driveDurango Commercial (3.17 acres immediately east)oriented Uses” don’t drive “more” trips, pollution, congestion, or VMT-“Auto$191,000 (per acre $47,750)----------------------------------Gas Station: 10 x $13,144Coffee Shop: 1 x $2,940Food: 2 x $24,646FastOil Changer: 2 x $4,312 OUR PROPOSAL “Autooriented Uses” don’t drive “more” trips, pollution, congestion, or VMT- “Auto$185,696 (per acre $46,424)----------------------------------$5,803Family Homes (8 du/acre): 32 x -32 SingleDensity Residential-Medium$191,000 (per acre $47,750)--------------------------------- -Gas Station: 10 x $13,144Coffee Shop: 1 x $2,940Food: 2 x $24,646-FastOil Changer: 2 x $4,312 OUR PROPOSAL oriented Uses” don’t drive “more” trips, pollution, congestion, or VMT- 12 oriented Uses” don’t drive “more” trips, pollution, congestion, or VMT-“Auto of existing and new residents.These uses will be “on the way” for thousands Impact of “noise, light, and odor” on Residential Development?: 2,951+ 1,629 = 4,580 Vehicles Per DayMcUstick: 4,337 Vehicles Per DayMcHurtreyUSTICK: 35,000 Vehicles Per Day 13 14 Impact of “noise, light, and odor” on Residential Development? 15 Impact of “noise, light, and odor” on Residential Development?1b-9C.1a-3B-11Plan to add landscape buffer per UDC How do other buffers compare?nearest commercialbetween home and of distance rd 1/3 Dayspring Subdivision Commercial 16 17 McMillan and Locust Grove Rd How do other buffers compare?Pine & Ten Mile Rd 18 Fairview and Venture140’McMillan and Linder Rd How do other buffers compare? Impact of “noise, light, and odor” on Residential Development?: 2,951+ 1,629 = 4,580 Vehicles Per DayMcUstick: 4,337 Vehicles Per DayMcHurtreyUSTICK: 35,000 Vehicles Per Day 19 Impact to Residential Development?.residentsfutureoflifeofqualityonimpactnegativedramaticabewouldtheresite,subjecttheondevelopedwerehomesIf•.proposedcurrentlyaretheywherethanodorandlightnoise,byimpac tednegativelymorefarbewouldRdUstickonUnitsResidential•20 Market Analysis?Value Permit Commercial Total in Million 391$•ValuePermitResidentialTotalinBillion1.1$•Permits Commercial 118•PermitsResidential462,4•:ValleyTreasuretheforReportMarketLand20253QTOK’sP er•.optionsretailmoreforneedthehighlightingpermits,commercialtoresidentialofratiohighawithValley,Treasuretheinconstructionresidential.vscommercialinimbalanceanisThere:wide-ValleyUnderbuiltisDevelopme ntCommercial•.selectionsiteoptimizetoanalysismarketofamountextensiveanperformsuserstheseofEach.sitethisonsupportcanwethantenantsmorefrominteresthaveWe•.TenantsCommercialforsensemakesthatlandfindtoisJ obOur•21 Summary.selectionsitetomarketofamountextensiveanuserstheseofEach.sitethisonsupportcanwethantenantsmorefromhaveWe•.currentlyaretheywherethanodorandlightnoise,bynegativelymorefarbewouldRdUstickonUnitsR esidential•.du/acre8atUsesResidentialtointensityinsimilarandusescommercialotherthannetworkroadwaythetoimpactfullessareproposingareweusesThe•.uses-autodrivesinvestment-Auto•22 Thank you!Questions?0007 to City Council.-2026-0059 & H-2025-Please recommend approval of Hand future residents of Meridan.For these reasons, a CPAM to accommodate our proposed uses benefits current 23 Commercial Land Availability and Surrounding FLUM Landuse Regional -Lack of availability of Mixed 24 25 oriented Uses” don’t drive “more” trips, pollution, congestion, or VMT-“Auto 4300 Fairview AvenueValvoline and Human Bean Coffee Shop at parked on site near GreenbeltGreen Acres Impact Fee: 3x Food Trucks Thru Coffee Impact Fee example-Green Acres Food Truck Park vs. Drive• 26 supportednotbendsdegree90•”48betoanticipatedsizePipe•.allowedbewillplantsandsodbuteasement,theinallowedbewilltreesNo•locationdriveaccesssupportsNMID•pipedbetodrainprefersNMID•.notorpipedwhethereas ementwide’100•Coordination with NMID C E IDIAN�-- Public Presentation(s) 5900 W USTICK RD83646MERIDIAN, ID MY PERSONAL HEAVEN 2 2011- WHAT HAS BEEN DONE TO ME SO FAR?3 THEY WILL BE STEALING MY PROPERTY 4 FOR THIS WIDENING WHAT ELSE DO I HAVE TO LOOK 5 FORWARD TO…. CODE STIPULATES 300’ THEY MOVED THE 6 INTERSECTION TO 242’ OF MY DRIVEWAY COMMON SENSE COUNTERS TO STATED development. and Hawkins have been in close contact to ensure appropriate ditch. Plus, the other design separation. Durango developers There is a natural separation of a 100’ Easement over the drain •Meridian to demonstrate the same impact that already exist. use just to the East… Plus, I have several examples from around across McDermott, Commercial use across Ustick, Commercial Land all around is already set for commercial use. Mixed use •traffic, not create destination traffic. projected impact best. These businesses capture existing “Traffic Experts,” you would presume they would know ITD and ACHD have both evaluated, and approved, the plan. As •7 ISSUES COMMON SENSE COUNTERS TO STATED residential growth.concerns of the lack of commercial in this area to attend to the In multiple meetings I have attended, I have heard about the •in place to develop appropriate ingress/egress. place to plan for commercial access. Plans have already been put Discussions with sewer & water development have already taken •built around this commercial development.going into an existing neighborhood, the neighborhoods will be next to the sewer treatment plan, they knew… It isn’t like this is existing business, who holds the responsibility. Those that bought If a person buys a house and they knowingly do so next to an •denied for this reason?thru’s-Are all drivedriving to access other businesses further away reducing pollution. The traffic already will exist. If anything, it will prevent further •8 ISSUES BUSINESSES LIKE THOSE PROPOSED EXIST ALL OVER 9 Locust Grove & WilsonLocust Grove & Fairview MERIDIAN BUSINESSES LIKE THOSE PROPOSED EXIST ALL OVER 10 McMillan & EagleCherry & Crestmont MERIDIAN BUSINESSES LIKE THOSE PROPOSED EXIST ALL OVER 11 10 Mile & PineMain & E State MERIDIAN BUSINESSES LIKE THOSE PROPOSED EXIST ALL OVER 12 10 Mile & ChindenLinder & Cherry MERIDIAN ISSUES IMPACTING ME existing traffic. My ability to navigate has been significantly altered due to •My land is being taken from me. •My peace and quiet has disappeared because of the changes.•My kid’s lives have been put in danger. •was shot, I blame the changes. I have had two horses killed by the changes. I have one that •what is around them when they buy. even here yet; at least they will knowingly be able to choose We are so concerned about hypothetical people that are not about, what the changes would do to impact my way of living. peace, it was my heaven. Nobody asked me, or was concerned I bought this property in the middle of farm ground. It was my •13 HELP ME GET THE 14 heaven. out of something done to me and my Make it a commercial use, help me get resident to be living right on this corner. is a nightmare for the prospect of a perfect for a commercial designation. It Logically speaking, this property is DODGEHELL OUT OF V IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for 2026 City Initiated Future Land Use Map Amendment (H- 2026-0006) by City of Meridian Planning Division, located City Wide A. Request: Comprehensive Plan Map Amendment(CPAM) to redesignate four(4) West Ada School District properties from Mixed-Use Community, Industrial, Old Town, and Medium Density Residential to Civic and three (3) City of Meridian properties from Low and Medium Density Residential to Civic for the purpose of reflecting existing and anticipated uses. F61 COMMUNITY DEVELOPMENT (�E DEPARTMENT REPORT REPORT �✓ �r HEARING DATE: 5/7/2026 TO: Planning&Zoning Commission FROM: Carl Anderson, �■ �■i Long-Range Associate Planner �■�■■ __� 208-884-5533 cnderson@meridiancity.org APPLICANT: City of Meridian ■����� Planning Division -� ••�•� SUBJECT: H-2026-0006 "Legend Comprehensive Plan Future Land County Li Future e ure SH Use Map Amendment-2026 16 aocl LOCATION: Citywide s I. SUMMARY A. Summary The City of Meridian Planning Division is applying for a Comprehensive Plan Future Land Use Map(FLUM)Amendment. The proposed Comprehensive Plan Map amendment(CPAM) is intended to reflect existing and anticipated West Ada School District school sites by amending the FLUM to reflect a"Civic"land use designation, as well as redesignate multiple Meridian owned properties. See Section III for a detailed overview of the request. B. Issues/Waivers None C. Recommendation Staff recommends approval of the proposed Comprehensive Plan Future Land Use Map Amendment. City of Meridian I Community Development Department—Long Range Group Page 1 of 10 ■ II. COMMUNITY METRICS Table 1: Process& Notification Details Description Details Planning&Zoning City Council Posting Date Posting Date Preapplication Meeting date 1/27/2026 - Neighborhood Meeting N/A N/A Site Posting date N/A N/A Agency Notice 3/19/2026 Notification Published in Newspaper 4/21/2026 Notification mailed to property N/A N/A N/A owners within 300' Courtesy notice to property owners 03/24/2026 Nextdoor PSA 4/16/2026 III. STAFF ANALYSIS A. Project Overview&Request The City of Meridian is initiating a City-wide amendment to the Meridian Comprehensive Plan (Plan)to amend the Future Land Use Map(FLUM). The proposed amendment involves multiple parcels of land that are located in different locations throughout the City. Each of the proposed amendments are further described in sections IIIA.1 —IIIA.4. Each amendment primarily involves either property owned by the City of Meridian or West Ada School District(WASD), with some adjustment to adjacent property FLUM boundaries. See Table 2 for a full breakdown of parcels included in this request. Each request proposes to modify the existing FLUM designation of the subject-site to aligns with a"Civic"land use designation, except as otherwise detailed further in this report. See Section C.1 for a description of the"Civic"future land use. A.1 Amend the Plan to reflect existing and anticipated West Ada School District sites by amending the FLUM to reflect a"Civic"land use designation. The proposed amendment reflects many,but not all school district properties which have a FLUM designation other than"Civic". The WASD sites have been identified by staff as having existing school facilities or are anticipated to have school facilities in the near future. The identified locations are: • 335 S Locust Grove Road—Requested CPAM from"Industrial"&"Mixed-Use Community"to"Civic". • 1035 NW 1st Street-Requested CPAM from"Old Town"to"Civic". • 1752 W American Fork Drive-Requested CPAM from"High Density Residential"& "Medium High Density Residential"to"Civic". • W. Chinden Boulevard&N Blackcat Road(Parcel No. SO428131201)-Requested CPAM from"Medium Density Residential"to"Civic". 335 S Locust Grove Road—Pending West Ada CTE Center; (Parcel No. R4833780200, S1118110071,& S1118110090) The property located at 335 S Locust Grove Road is owned by the West Ada School District (Joint School District No. 2 per County Assessor)and is anticipated to undergo a remodel to facilitate the use of West Ada CTE Center. Staff anticipates that WASD will submit the necessary applications for entitlement, at which time all applicable standards and findings will need to be met to establish the use. The request is to modify the FLUM from the existing"Industrial"and "Mixed-Use Community"designations to"Civic". The existing FLUM designation of "Industrial"on parcel no. R4833780200 was established in 2022 when the property was annexed and the FLUM was amended at that time from"Mixed-Use Community"to"Industrial". The two City of Meridian I Community Development Department—Long Range Group Page 2 of 10 ■ remaining parcels(Parcel No. S 1118110071 & S 1118110090)are not yet annexed into Meridian City limits. ( See Exhibit A.2"CPAM: 335 S Locust Grove RD"detailing the existing and proposed FLUM designations. 1035 NW 1 st Street—Meridian Elementary School; (Parcel No. R6066001200) The property located at 1035 NW lst Street is owned by the WASD and is the existing location of Meridian Elementary School. The request is to modify the FLUM from the existing"Old Town" designation to"Civic". See Exhibit A.2"CPAM: 1035 NW St Parcel No. R6066001200" detailing the existing and proposed FLUM designations. 1752 W American Fork Drive; (Parcel No. R8048710070) The property located at 1752 W American Fork Drive is owned by the WASD and is currently undeveloped. The request is to modify the FLUM from the existing"High Density Residential" and"Medium High Density Residential"designation to"Civic". The amendment is consistent with the existing"Civic"designation on the remainder of the subject parcel. See Exhibit A.2 "CPAM:1752 W American Fork Dr"detailing the existing and proposed FLUM designations. W. Chinden Boulevard&N Blackcat Road(Parcel No. SO428131201) The property(parcel no. SO428131201)located south-east of the intersection of W Chinden Blvd and N Blackcat Rd is owned by the WASD and is currently undeveloped. The request is to modify the FLUM from the existing"Medium Density Residential"designation to"Civic". See Exhibit A.2"CPAM: W Chinden BLVD Parcel No SO428131201"detailing the existing and proposed FLUM designations. A.2 Amend the FLUM designation from Low Density Residential(LDR)to Civic located at the Bear Creek Park,located at 2400 S Stoddard Road.(Parcel No.R0855010650, R0855030360,R0855030310, & R0855030250) and from Civic to LDR for adjacent residential parcels (Parcel No.R0855030400,R0855030390,R0855010640,R0855030330, & R0855030320) The City is proposing to"clean up"the FLUM associated with Bear Creek Park,located at 2400 S Stoddard Road. The requested CPAM is from"Low Density Residential"to"Civic"and aligns with the underlying City of Meridian parcel boundaries,including adjacent City owned property. The"Civic"designation is also being extended to the centerline of W Christopher St, S Stoddard Rd, and W Kodiak Dr where generally adjacent to the proposed amendment. The CPAM will remove a small portion of the"Civic"designation from five abutting residential parcels and amend them to"Low Density Residential"(LDR),consistent with the majority designation of LDR for each parcel. See Exhibit A.2"CPAM:2400 S. Stoddard RD.—Bear Creek Park" detailing the existing and proposed FLUM designations. A.3 Amend the FLUM designation from Medium Density Residential(MDR)to Civic located at Fire Station No. 8 and Northwest Meridian Police Station,located at 4350&4232 N Owyhee Storm Avenue. (Parcel No.R3030121800&R3030121780) The City is proposing to"clean up"the FLUM to reflect the existing land use for Fire Station No. 8 and Northwest Meridian Police Station, located at 4350 &4232 N Owyhee Storm Avenue. The requested CPAM is from"Medium Density Residential"to"Civic". The CPAM will also remove the"Medium Density Residential"designation from the adjacent Landscape buffer lot(between the Fire Station and Owyhee Storm Avenue),owned by the Gander Creek South HOA, and amend it to"Civic". See Exhibit A.2 "CPAM:4250 N Owyhee Storm Ave."detailing the existing and proposed FLUM designations. City of Meridian I Community Development Department—Long Range Group Page 3 of 10 ■ A.4 Amend the FLUM designation from Medium Density Residential(MDR)to Civic located at Fire Station No. 7,located at 6343 S Recreation Avenue. (Parcel No. S1405212421) The City is proposing to"clean up"the FLUM to reflect the existing land use for Meridian Fire Station No. 7 located at 6343 S Recreation Avenue. The requested CPAM is from"Medium Density Residential"to"Civic". See Exhibit A.2"CPAM: 6343 S Recreation Ave."detailing the existing and proposed FLUM designations. B. Summary of Future Land Use Changes Table 1. Summary by Future Land Use Area Change Type Current Designation Proposed Designation Acres Amend FLUM to Civic Low Density Residential(LDR) Civic 73.4 Amend FLUM to LDR Civic LDR 0.1 + Total Acreage 73.5+ Total ROW 3.6+ Total Area Amended 77.1 + Table 2.Area Amended on the Future Land Use Ma FLUM -Summary by Parcel Parcel I Acres Current FLUM Proposed FLUM 335 S Locust Grove Road R4833780200 3.43 Industrial Civic S1118110071 0.85 Mixed Use Community Civic S 1118110090 0.17 Mixed Use Community Civic 1035 NW 1st Street R60660012001 13.00 Old Town Civic 1752 W American Fork Drive R8048710070 1 2.41 +of 11.51 Med.-High&High Density Residential Civic W. Chinden Boulevard&N Blackcat Road S04281312011 27.99 1 Medium Density Residential Civic 2400 S Stoddard Road-Bear Creek Park R0855010650 18.34 Low Density Residential&Civic Civic R0855010640 0.02+of 0.29 Low Density Residential&Civic LDR R0855030400 0.03 +of 0.26 Low Density Residential&Civic LDR R0855030390 0.01 +of 0.28 Low Density Residential&Civic LDR R0855030360 0.04 Low Density Residential Civic R0855030330 <0.01+of 0.24 Low Density Residential&Civic LDR R0855030320 0.03 +of 0.24 Low Density Residential&Civic LDR R0855030310 0.01 Low Density Residential Civic R0855030250 0.09 Low Density Residential Civic 4350&4232 N Owyhee Storm Avenue R3030121780 0.27 Medium Density Residential Civic R3030121800 3.61 Medium Density Residential Civic 6343 S Recreation Avenue S14052124211 3.11 Medium Density Residential Civic Total Acreage 73.42+ City of Meridian Community Development Department-Long Range Group Page 4 of 10 ■ C. Comprehensive Plan Analysis CA Future Land Use Map Designation (hgps://meridiancity.or lcommunity-development/plannin /comprehensive plan/future-land- use-ma l) Staff Review: This application does not include any annexation,rezones,or new entitlements. As such,no site specific analysis is provided for the proposed changes. The following future land use designations with descriptions are copy and paste from the Comprehensive Plan and are included in the application for reference. Low Density Residential: This designation allows for the development of single-family homes on large and estate lots at gross densities of three dwelling units or less per acre. These areas often transition between existing rural residential and urban properties. Developments need to respect agricultural heritage and resources,recognize view sheds and open spaces, and maintain or improve the overall atmosphere of the area. The use of open spaces,parks,trails, and other appropriate means should enhance the character of the area. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. Medium Density Residential: Medium Density Residential(MDR): 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. Civic Land Uses: 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. C.2 Policies (hgps://meridianciU.or limplementationtable.aspx) Staff Review: The following policies are found to be relevant to the proposed amendment: 2.05.00 Plan for a multi-generational city with adequate public services and health care resources for existing and future residents of all ages. 2.05.01 Cooperate with other agencies and service providers around the Valley. 2.05.01D Coordinate planning efforts and strategic growth of the City with other service providers and local decision-makers. Staff Review: The City of Meridian regularly endeavors to coordinate planning efforts and strategic growth of the City with other service providers. The proposed amendments to the Plan further support this policy through ensuring the future land use map is up-to-date to reflect the"Civic"designation for existing and anticipated school sites. The update also reflects the"Civic"use of the established Bear Creek Park, as well as Meridian Fire Stations 7& 8,and the Northwest Meridian Police Station. 3.01.00 Recognize that Meridian's population will continue to grow and positively foster Meridian's continued growth. 3.01.01 Provide facilities and services that maintain a premier level of service commensurate with growth. 3.01.0113 Update the Comprehensive Plan and Unified Development Code as needed to accommodate the community's needs and growth trends. Staff Review: The update to the Plan as proposed serves to accommodate the community's needs and growth trends. The proposed amendments to the Plan serve to ensure that the City of Meridian I Community Development Department—Long Range Group Page 5 of 10 ■ FLUM remains consistent with existing and anticipated City and partner agency services including public schools, fire stations, law enforcement facilities, and public parks. These services provide for the community's needs and continued growth trends. 3.04.00 Shape the future of the City through implementation and coordination of long range planning efforts. 3.04.01 Advance, support, and promote development of City planning tools, including the Comprehensive Plan, City ordinances,plans, and other guiding documents that execute the City's vision. 3.04.01B Maintain and update the Unified Development Code and Future Land Use Map to implement the provisions of this Comprehensive Plan. Staff Review: The update to the Plan as proposed serves to maintain and update the FLUM thereby further implementing the policies of the Comprehensive Plan. The proposed amendments to the Plan serve to ensure that the FLUM remains consistent with existing and anticipated City and partner agency services including public schools, fire stations,law enforcement facilities, and public parks. See additional related policies highlighted within this report. 3.06.00 Ensure a variety and balance of land uses within the Area of City Impact. 3.06.01 Plan for periodic review,monitoring, and updating of land uses within City limits and Area of City Impact. 3.06.01A Maintain the Future Land Use Map to reflect existing facilities. Staff Review: The proposed amendments to the Plan serve to ensure that the FLUM remains consistent with existing and anticipated facilities including public schools, fire stations,law enforcement facilities,and public parks. D. Unified Development Code(UDC)Analysis Comprehensive plan amendments-Title 11 Chapter 5B Section 7. Staff Review: The following contains a review of Meridian City Code, Title 11,Chapter 5B Section 7 which requires all Comprehensive Plan Amendments to be processed as detailed below. The following are not exhaustive of the aforementioned standards and contain only those standards found to be relevant to this request. 11-5B-7 11-511-7. C. Process. 1. Comprehensive plan amendment initiated by the city. The Planning and Zoning Commission may propose to amend the comprehensive plan following notice and public hearing procedures in article A, "general provisions", of this chapter and the hearing procedures in Idaho Code § 67- 6509. Staff Review: A request to amend the City of Meridian Comprehensive Plan has been submitted and is subject to the notice and public hearing procedures outlined in Article A "general provisions"of the required chapter and the hearing procedures of Idaho Code § 67- 6509.Note: A Neighborhood meeting is not required and has not been held on this request, due to the request being Citywide.While not required, and the changes will have no impacts or implications except to WASD and the Locust Grove property, staff have sent courtesy notice to those property owners whose properties are included within this request. See Table 2 in section B for a breakdown of properties included in this request. 3. The City Council shall not consider amendments to the land use map of the adopted comprehensive plan more than twice per calendar year. The application deadlines for amendments to the land use map component of the comprehensive plan shall be June 15 and December 15 of every year. City of Meridian I Community Development Department—Long Range Group Page 6 of 10 ■ Staff Review: The subject application was submitted on January 30',2026. As the request is City-initiated,it is staff s practice that they a CPAM may be initiated by the City at any time. Staff are working to ensure that the subject application is heard by Council concurrently with separate on-going applications. 4. Amendments to the text component of the Plan may be submitted at any time.Amendments to the text of the comprehensive plan may be recommended by the Commission consistent with section 11-5A-6 of this chapter. Staff Review: An amendment to the text component of the Plan is not being proposed as part of this request. 5. The commission,prior to recommending the adoption, amendment, or repeal of the comprehensive plan to the Council, shall conduct at least one(1)public hearing in accordance with article A, "General Provisions", of this chapter and in accordance with the procedures in Idaho Code § 67-6509. Staff Review: As part of their review and prior to recommending an amendment to the Plan, a public hearing has been noticed for the May 07, 2026, Planning&Zoning Commission meeting. 11-513-7.D. Required Findings. Staff Review: The required findings may be found in Section V"Findings"of this staff report. IV. CITY/AGENCY COMMENTS & CONDITIONS Comments from outside agencies and City of Meridian Departments associated with this application and received by April 22,2026,are summarized below and may be found within Exhibit C. Any additional agency comments received after April 22,2026,may also be found on Laserfiche at the link below: https:llweblink.meridianciU.orglWebLinkBrowse.aspx?id=430055&dbid=0&repo=MeridianCitX A. Meridian Public Works • Wastewater Modeling Review:No changes in public sewer infrastructure shown in record.Any changes must be approved by Public Works. • Water Modeling Review: Distance to Mainline—Water available at site; Impacts of Concerns—No changes to public water infrastructure shown in record.Any changes must be approved by Public Works. This includes hydrants or the abandonment of water mains. B.Idaho Department of Environmental Quality(DEQ) • The Boise Regional DEQ Administration has no comments at this time. C. Ada County Development Services • Ada County has no comments on this application. Ada County looks forward to working with the City to update the City's current Comprehensive Plan and Future Land Use Map (FLUM)upon completion of the City's process and action in accordance with Title 9 of the Ada County Code. D.Meridian Parks & Recreation Department • The Parks and Recreation Department is in support of the Memo Request Item#2 to "Clean Up"the FLUM by changing certain parcels from Low Density Residential to Civic,in accord with the underlying City of Meridian Parcel. And, also,to remove the partial `Civic' designation from certain residential parcels adjacent to Bear Creek Park. The Parks and Recreation Department's priority is that the entirety of Bear Creek Park and the connecting parcels that encompass micro-paths all read as one consistent `Civic' designation. The proposed changes accomplish this objective. We are in support City of Meridian I Community Development Department—Long Range Group Page 7 of 10 ■ of the proposed changes to the Future Land Use Map. Please note that we have no comment on other proposed changes to the Map that do not pertain to park properties. V. FINDINGS A. 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 an 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. Staff Finding: Stafffinds that the proposed amendment is consistent with the elements of the 2019 Comprehensive Plan, as amended. Stafffinds the proposed amendment maintains consistency within the Plan by ensuring the FL UM more accurately reflects existing and anticipated conditions. There are no changes to the policies within the plan being proposed. Evidence includes the application, supporting materials submitted, and the staff report with all exhibits for case file H-2026-0006. Evidence also includes the 2019 Comprehensive Plan and all associated policies, studies and plans as proposed to be updated. 2. The proposed amendment provides an improved guide to future growth and development of the city. Staff Finding: Stafffinds that the proposed amendment as described herein provides an improved guide to the future growth and development of the City by facilitating the continued provision of services to the Community. The proposed amendments to the Plan serve to ensure that the FL UM remains consistent with existing and anticipated City and partner agency services including public schools,fire stations, law enforcement facilities, and public parks. Evidence includes this application, supporting materials submitted, and the staff report with all exhibits for case file H-2026-0006. Evidence also includes the 2019 Comprehensive Plan and all associated policies, studies and plans as proposed to be updated. 3. The proposed amendment is internally consistent with the goals, objectives and policies of the Comprehensive Plan. Staff Finding: Stafffinds the proposed amendment is consistent with the goals, objectives and policies of the Comprehensive Plan. Maintenance of the Plan is directed by policy within the Plan and the State of Idaho. Evidence includes the application, supporting materials submitted, and the staff report with all exhibits for case file H-2026-0006. Evidence also includes the 2019 Comprehensive Plan and all associated policies, studies and plan as proposed to be updated. 4. The proposed amendment is consistent with this Unified Development Code. Staff Finding: Stafffinds the proposed amendment is consistent with the Unified Development Code. No policies in the Comprehensive Plan are being modified. The subject request is for an amendment to the FL UM only. Anticipated "Civic"uses herein referenced will need to submit the necessary applications for entitlement, ensuring that future development is consistent with the Unified Development Code. Evidence includes the application, supporting materials submitted, and the staff report with all exhibits for case file H-2026-0006. Evidence also includes the 2019 Comprehensive Plan and all associated policies, studies and plans. 5. The amendment will be compatible with existing and planned surrounding land uses. Staff Finding: Stafffinds the proposed amendment is compatible with existing and planned surrounding land uses, as the amendment modifies the FLUM to reflect either existing or City of Meridian I Community Development Department—Long Range Group Page 8 of 10 ■ anticipated "Civic"uses. Existing and anticipated City and partner agency services include public schools,fire stations, law enforcement facilities, and public parks. These services serve to provide for community needs and continued growth trends. New and/or expanded uses that have not yet been established must submit all necessary development and entitlement applications, during which time compatibility with existing and planned surrounding land uses are anticipated to be further evaluated. Evidence includes the application, supporting materials submitted, and the staff report with all exhibits for case file H-2026-0006. Evidence also includes the 2019 Comprehensive Plan and all associated policies, studies and plans as proposed to be updated. 6. The proposed amendment will not burden existing and planned service capabilities. Staff Finding: Staff finds that the proposed Plan will not burden existing and planned service capabilities. Evidence includes the application, supporting materials submitted and the staff report with all exhibits for case file H-2026-0006. Evidence also includes the 2019 Comprehensive Plan and all associated policies, studies and plans as proposed to be updated. 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 Finding: Stafffinds that the proposed amendment provides a logical juxtaposition of uses to allow for sufficient area to mitigate anticipated impact associated with the development of the area. The proposed amendment ensures that the FL UM remains consistent with existing and anticipated City and partner agency services including public schools,fire stations, law enforcement facilities, and public parks.Anticipated "Civic"uses herein referenced will need to submit the necessary applications for entitlement, at which time anticipated impacts associated with the development shall comply with all applicable standards and findings will need to be met to establish the use. Evidence includes the application, supporting materials submitted, and the staff report with all exhibits for case file H-2026-0006. Evidence also includes the 2019 Comprehensive Plan and all associated policies, studies and plans. 8. The proposed amendment is in the best interest of the City of Meridian. Staff Finding: The proposed amendment is in the best interest of the City as it facilitates the provision of services to the Community and ensures that the FL UM remains relevant and up- to-date. The proposed amendment to the FL UM modifies all subject parcels to the "Civic" FL UM designation. The existing and anticipated City and partner agency services including public schools,fire stations, law enforcement facilities, and public parks. Evidence includes the application, supporting materials submitted, and the staff report with all exhibits for case file H-2026-0006. Evidence also includes the 2019 Comprehensive Plan and all associated policies, studies and plans as proposed to be updated. VI. ACTION A. Staff: Staff recommends approval of the proposed Comprehensive Plan Future Land Use Map Amendment. B. Commission: Pending C. City Council: Pending City of Meridian I Community Development Department—Long Range Group Page 9 of 10 ■ VII.Exhibits: A.Application Packet& Supporting Materials A.1 Application A.2 Memorandum-Amended: March 17, 2026 B. Supplemental Documents B.1 Pre-Application Meeting: January 27,2026 C.Agency/Department Comments Received by: April 22,2026 C.1 Meridian Public Works Department: February 03 & 05,2026 C.2 Department of Environmental Quality(DEQ): March 24,2026 C.3 Ada County Development Services: March 24,2026 CA Meridian Parks&Recreation Department: April 22,2026 City of Meridian I Community Development Department—Long Range Group Page 10 of 10 ■ Exhibit A Application Packet & Supporting Materials P&Z Hearing: May 7, 2026 F72 Exhibit Al ETT Planning Division IDIA `� �' HEARING APPLICATION C�Z- DAiit3 Type of Review Requested Hearing File number: H-2026-0006 Assigned Planner: Carl Anderson Related Files: Applicant Information Applicantname: CARL ANDERSON, CITY OF MERIDIAN Phone: Applicant address: 33 E. BROADWAY AVE., MERIDIAN, ID 83642 Email: canderson@meridiancity.org Owner name: Phone: Fax: Owner address: Email: Agent name(e.g.architect,engineer,developer,representative): CARL ANDERSON Firmname: CITY OF MERIDIAN Phone: Fax: Address: 33 E. BROADWAY AVE. Email: canderson@meridiancity.org Contact name: Phone: Fax: Contact address: Email: Subject Property Information Location/street address: 33 E BROADWAY AVE Assessor's parcel number(s): R5672000010 Township,range,section: Project Description 33 E Broadway Avenue,Suite 102 a— Meridian,Idaho 83642 Phone:(208)884-5533 a— Facsimile:(208)888-6854 a— Website:www.meridaincity.org 1 0 Project/Application Name: 2026 City Initiated Future Land Use Map Amendment- CPAM Hearing Date: May 7, 2026 Assigned Planner: Carl Anderson Project Name: 2026 City Initiated Future Land Use Map Amendment Description of work: Request: Comprehensive Plan Map Amendment(CPAM)to redesignate four(4)West Ada School District properties from Mixed-Use Community, Industrial, Old Town, and Medium Density Residential to Civic, and three (3) City of Meridian properties from Low and Medium Density Residential to Civic for the purpose of reflecting existing and anticipated land uses. The request is being initiated by the City of Meridian Planning Division. Location: Citywide 33 E Broadway Avenue,Suite 102 a— Meridian,Idaho 83642 Phone:(208)884-5533 a— Facsimile:(208)888-6854 a— Website:www.meridaincity.org 2 74 Application Information APPLICATION TYPES Is this application exempt from fees?: Yes Comprehensive Plan Map Amendment-CPAM: CHECKED Is this City Initiated?: Yes ADDRESS VERIFICATION Address Verification Permit Number: LDAV-2026-0046 TYPE OF USE PROPOSED Other Type of Use Proposed: Civic PROPERTY INFORMATION General Location: City Wide Current Land Use: Varies Total Acreage: 77.14 Traffic Study Required per ACHD: No Has a traffic study been accepted by ACHD: No PROJECT INFORMATION What was the date of your pre-application meeting?: 01/27/2026 Pre-Application Permit Number(ex PREAPP-2021-0001): Preapp-2026-0012 PUBLIC WORKS INFRASTRUCTURE Does this project require the extension of public infrastructure?: No PLAN REVIEW Verified submittal standards and checklist items: CHECKED Verify that all drawings/documents will be uploaded in Project Dox as Individual CHECKED PDF's: APPLICATION DISCLAIMER I have read and accept the above terms: CHECKED Your signature: Carl Anderson MISC Is new record: No 33 E Broadway Avenue,Suite 102 a- Meridian,Idaho 83642 Phone:(208)884-5533 a- Facsimile:(208)888-6854 a- Website:www.meridaincity.org 3 ■ Exhibit A2 NARRATIVE E IDIAN;--- COMMUNITY DEVELOPMENT DEPARTMENT March 17, 2026 TO: Mayor&Council Planning&Zoning Commission CC: Dave Miles, Community Development Director Caleb Hood, Deputy Director Brian McClure, Long Range Planning Supervisor FROM: Carl Anderson, Long Range Associate Planner RE: Comprehensive Plan Future Land Use Map Amendment- 2026 Request: The City of Meridian Planning Division is applying for an amendment to Comprehensive Plan Future Land Use Map (FLUM).The proposed Comprehensive Plan Map amendment(CPAM) is intended to accomplish the following: 1) Reflect existing and anticipated West Ada School District school sites by amending the FLUM to reflect a "Civic" land use designation. The amendment reflects many, but not all, school district properties. The WASD sites have been identified by staff as having existing school facilities or are anticipated to have school facilities in the near future.The identified locations are: • 335 S Locust Grove Road—Requested CPAM from Industrial&Mixed-Use Community to Civic. • 1035 NW 1st Street- Requested CPAM from Old Town to Civic. • 1752 W American Fork Drive - Requested CPAM from High Density Residential & Medium- High Density Residential to Civic. • W. Chinden Boulevard & N Blackcat Road (Parcel No. SO428131201) - Requested CPAM from Medium Density Residential to Civic. 2)"Clean up"the FLUM associated with Bear Creek Park, located at 2400 S Stoddard Road.The requested CPAM is from Low Density Residential to Civic and aligns with the underlying City of Meridian parcel.The CPAM will remove the Civic designation from certain adjacent residential parcels and redesignate them to Low Density Residential, consistent with the majority of each parcel. 3) "Clean up" the FLUM to reflect the existing land use for Fire Station No. 8 and Northwest Meridian Police Station, located at 4250 N Owyhee Storm Avenue. The requested CPAM is from Medium Density Residential to Civic.The CPAM will also remove the Medium Density Residential designation from adjacent landscape buffer lot and redesignate it to Civic. 4) "Clean up" the FLUM to reflect the existing land use for Meridian Fire Station No. 7 located at 6343 S Recreation Avenue.The requested CPAM is from Medium Density Residential to Civic. Community Development. 33 E. Broadway Avenue, Meridian, ID 83642 76 Phone 208-884-5533 . Fax 208-888-6854 . www.meridiancity.org Consistency with the 2019 Meridian Comprehensive Plan: The proposed amendment is in alignment with the following goals, policies and action items of the 2019 Meridian Comprehensive Plan: Civic Land Uses: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. 3.04.00 Shape the future of the City through implementation and coordination of long range planning efforts. 3.04.01 Advance,support,and promote development of City planning tools, including the Comprehensive Plan, City ordinances, plans, and other guiding documents that execute the City's vision. 3.04.0113 Maintain and update the Unified Development Code and Future Land Use Map to implement the provisions of this Comprehensive Plan. 3.06.00 Ensure a variety and balance of land uses within the Area of City Impact. 3.06.01 Plan for periodic review, monitoring, and updating of land uses within City limits and Area of City Impact. 3.06.01A Maintain the Future Land Use Map to reflect existing facilities. Supporting documentation and materials are included as part of this request in the attachments and may be further detailed in the subsequent staff report. Please do not hesitate to reach out should you have any questions. Sincerely, Carl Anderson I Long Range Associate Planner City of Meridian I Community Development Department Phone: 208.489.0328 cnderson@meridiancity.org Exhibits: 1. CPAM: 335 S Locust Grove Road 2. CPAM: 1035 NW 1st Street 3. CPAM: 1752 W American Fork Drive 4. CPAM: W Chinden Boulevard 5. CPAM: 2400 S. Stoddard Road - Bear Creek Park 6. CPAM:4250 N Owyhee Storm Avenue 7. CPAM: 6343 S Recreation Avenue 8. Parcel Summary Page 2 77 1 111 �comm er jiA 1 j�j - ■■M"T ene�ral� ' � MU-C Low • � 1■■■■■■� Residential � i � �� Medium�Density ■ �� • � � �� Residentia; ■ t + + . zoo/ r���� ���_ III ■�� �.� . . . 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I♦ I . Parcel Summary Table 1. Summary by Future Land Use Area Change Type Current Designation Proposed Designation Acres Amend FLUM to Civic Low Density Residential(LDR) Civic 73.4 Amend FLUM to LDR Civic LDR 0.1 + Total Acreage 73.5+ Total ROW 3.6+ Total Area Amended 77.1 + Table 2.Area Amended on the Future Land Use Ma FLUM -Summary bDv Parcel Parcel I Acres Current FLUM Proposed FLUM 335 S Locust Grove Road R4833780200 3.43 Industrial S1118110071 0.85 Mixed Use Community Civic S 1118110090 0.17 Mixed Use Community Civic 1035 NW 1st Street R60660012001 13.00 Old Town Civic 1752 W American Fork Drive R8048710070 1 2.41 +of 11.51 Med.-High&High Density Residential Civic W. Chinden Boulevard&N Blackcat Road S04281312011 27.99 1 Medium Density Residential Civic 2400 S Stoddard Road-Bear Creek Park R0855010650 18.34 Low Density Residential&Civic Civic R0855010640 0.02+of 0.29 Low Density Residential&Civic LDR R0855030400 0.03 +of 0.26 Low Density Residential&Civic LDR R0855030390 0.01 +of 0.28 Low Density Residential&Civic LDR R0855030360 0.04 Low Density Residential Civic R0855030330 <0.01+of 0.24 Low Density Residential&Civic LDR R0855030320 0.03 +of 0.24 Low Density Residential&Civic LDR R0855030310 0.01 Low Density Residential Civic R0855030250 0.09 Low Density Residential Civic 4250 N Owyhee Storm Avenue R30301218001 0.27 Medium Density Residential Civic R30301217801 3.61 Medium Density Residential Civic 6343 S Recreation Avenue S14052124211 3.11 Medium Density Residential Civic Total Acreage 73.42+ 85 Exhibit 8 Exhibit 6 Supplemental Documents P&Z Hearing: May 7, 2026 F86 Exhibit B1 Planning Division I E DIAN PREAPPLICATION MEETING DAHO Type of Review Requested Pre-Application Request File number: PREAPP-2026-0012 Assigned Planner: Scheduled Date: 01/27/2026 Scheduled Time: 10:30 AM Applicant Information Name. Address. Phone. Email: Additional Attendee(s) Subject Property Information Location/street address: 450 S MERIDIAN RD Assessor's parcel number R5670130010 (s): Township, range, section: Project Description Project/Application Name: 2026 FLUM Amendment Description of Work: Amended multiple WASD & City parcles to reflect a "CIVIC Use on the FLUM. Application Information APPLICATION TYPES Comprehensive Plan Map Amendment-CPAM: CHECKED Is this City Initiated?: Yes MEETING TYPE Do you plan to attend this preapplication meeting in person or In person virtually via Microsoft Teams?: PROJECT INFORMATION A neighborhood meeting is good for 3 months and is required prior CHECKED to application submittal: I acknowledge pre-app notes are good for 4 months: CHECKED I acknowledge that a Site Plan will be uploaded in the attachment CHECKED section: 33 E Broadway Avenue, Suite 102 a— Meridian, Idaho 83642 Phone: (208)884-5533 a— Facsimile: (208)888-6854 a— Website:www.meridaincity.org 1 87 PROPERTY INFORMATION Current Land Use: Varies Total Acreage: Varies TYPE OF USE PROPOSED Other Type of Use Proposed: Varies Review Type Reviewer Review Notes Building Plan Review Notes Kegan Aman No comments at this time MFD Plan Review Notes Carl Anderson Comment received during preapplication meeting captured under planning review. No additional comments received. MPD Plan Review Notes Carl Anderson No Comments received. Parks Plan Review Notes Carl Anderson No Comments received Planning Review Notes Carl Anderson Planning: Potential other locations for consideration: •ACHD storm drain facility • Fields School District • Fields future park location Symbol for future park • Settlers Park- School symbol • Location of future park in Fields needs to be amended • FLUM amendment consideration Fire • Fire station location 7 and 9 (McMillan and Owyhee Storm) for consideration to amend the FLUM. Public Works • No Significant impact on infrastructure 33 E Broadway Avenue, Suite 102 a- Meridian, Idaho 83642 Phone: (208)884-5533 a- Facsimile: (208)888-6854 a- Website:www.meridaincity.org 2 ss Exhibit C Agency/Department Comments Received by: April 21, 2026 P&Z Hearing: May 7, 2026 F89 Exhibit C1 Project Name: H-2026-0006 Project Description:2026 City Initiated Future Land Use Map Amendment-CPAM Review Comments List Date:4/21/2026 Wastewater Modeling Review, 2/5/26 1:17 PM, Info Only(old) Comment: No changes in public sewer infrastructure shown in record.Any changes must be approved by public works Water Modeling Review, 2/3/26 1:59 PM, Info Only Comment: Distance to Mainline -Water available at site Impacts or Concerns-No changes to public water infrastructure shown in record.Any changes must be approved by public works.This includes hydrants or the abandonment of water mains. 90 Exhibit C2 Charlene Way From: BRO Admin <BRO.Admin@deq.idaho.gov> Sent: Tuesday, March 24, 2026 9:02 AM To: Clerks Comment Cc: Jennifer Lahmon Subject: RE: Development Application Transmittals City Initiated Future Land Use Map Amendment (CPAM) H-2026-0006 ':'Xteirur:d: Sender der-Please use caution with links or attachments. The Boise Regional DEQ Administration has no comments at this time. Sincerely, Carlene Oberg Administrative Assistant I Idaho Department of Environmental Quality 1445 North Orchard Street Boise, Idaho 83706 P: (208)373-OSSO I www.deq.idaho.gov From: clerk@ meridiancity.org<clerk@meridiancity.org> Sent:Thursday, March 19, 2026 8:14 AM To: BRO Admin <BRO.Admin@deq.idaho.gov> Subject: Development Application Transmittals City Initiated Future Land Use Map Amendment(CPAM) H-2026-0006 CnAU 'INOIP' . This email originated outside the State of Idaho network. Verify links and attachments BEFORE you click or open, even if you recognize and/or trust the sender. Contact your agency service desk with any concerns. Development Application Transmittal 1 F91 Link to Project Application: 2026 City Initiated Future Land Use Map Amendment(CPAM) H-2026-0006 Hearing Date: May 7, 2026 Assigned Planner: Carl Anderson To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above.When responding, please reference the file number of the project. If responding by email, please send comments to comment()meridiancity.org,. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thankyou, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331Email: cityclerk _ meridiancity.org, Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention,and maybe released upon request,unless exempt from disclosure bylaw. 2 F92 Exhibit C3 Carl Anderson From: Charlene Way Sent: Tuesday, March 24, 2026 9:56 AM To: Stacey DuPuis; Clerks Comment Cc: Carl Anderson; Kristy Inselman; Michaella Owens Subject: RE: [EXTERNAL] Development Application Transmittals City Initiated Future Land Use Map Amendment (CPAM) H-2026-0006 Follow Up Flag: Follow up Flag Status: Completed Thank you, Stacey! Ghcvaevl,, Charlene Way, Assistant City Clerk 33 E. Broadway Suite 104 Meridian, ID 83642 Email: cway@meridiancity.org Phone: 208-888-4433 (Remote on Friday) From: Stacey DuPuis<sdupuis@adacounty.id.gov> Sent:Tuesday, March 24, 2026 9:55 AM To: Clerks Comment<comment@meridiancity.org> Cc: Carl Anderson <canderson@meridiancity.org>; Kristy Inselman<kinsel man @adacounty.id.gov>; Michaella Owens <mowens@adacounty.id.gov> Subject: FW: [EXTERNAL] Development Application Transmittals City Initiated Future Land Use Map Amendment (CPAM) H-2026-0006 External Sender-Please use caution with links or attachments. Good morning, Ada County has no comments on this application.Ada County looks forward to working with the City to update the City's current Comprehensive Plan and Future Land Use Map (FLUM) upon completion of the City's process and action in accordance with Title 9 of the Ada County Code. Thank you and have a great day! Stacey Dupuis Community&Regional Planner Ada County Development Services A 200 W. Front St., Boise, ID 83702 (208)287-7944 office (208)287-7909 fax 1 93 From: clerk@meridiancity.org<clerk@meridiancity.org> Sent:Thursday, March 19, 2026 8:14 AM To: Stacey DuPuis<sdupuis@adacounty.id.gov> Subject: [EXTERNAL] Development Application Transmittals City Initiated Future Land Use Map Amendment (CPAM) H- 2026-0006 CAUTION:This email originated from outside Ada County email servers. Do not click on links or open attachments unless you recognize the sender and know the content is safe.Verify the sender by mouse-hovering over their display name in order to see the sender's full email address and confirm it is not suspicious. If you are unsure an email is safe, please report the email by using the'Phish Alert' button in Outlook. Development Application Transmittal Link to Project Application: 2026 City Initiated Future Land Use Map Amendment(CPAM) H-2026-0006 Hearing Date: May 7, 2026 Assigned Planner: Carl Anderson To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application"will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment@meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thankyou, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331Email: cityclerk@meridiancity.org 2 F94] Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention,and may be released upon request,unless exempt from disclosure by law. 3 95 Exhibit C4 Carl Anderson From: Kimberly Warren Sent: Wednesday,April 22, 2026 2:20 PM To: Carl Anderson Cc: Steve Siddoway Subject: Park and Recreation Dept Comments-- City Initiated Future Land Use Map Amendment (CPAM) H-2026-0006 Follow Up Flag: Follow up Flag Status: Flagged Hi Carl— Regarding the City-Initiated Future Land Use Map Amendment (CPAM) H-2026-0006. The Parks and Recreation Department is in support of Memo Request Item #2 to "Clean Up"the FLUM by changing certain parcels from Low Density Residential to Civic, in accord with the underlying City of Meridian Parcel. And, also, to remove the partial `Civic' designation from certain residential parcels adjacent to Bear Creek Park. The Parks and Recreation Department's priority is that the entirety of Bear Creek Park and the connecting parcels that encompass micropaths all read as one consistent`Civic' designation. The proposed changes accomplish this objective. We are in support of the proposed changes to the Future Land Use Map. Please note that we have no comment on other proposed changes to the Map that do not pertain to park properties. Thankyou, Kim Warren Kim Warren,ASLA I Pathways Project Manager City of Meridian I Parks and Recreation 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.3579 1 Fax: 208.898.5501 fE ID� Meridian Parks and Recreation: Quality. Community. Fun. All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention,and may be released upon request,unless exempt from disclosure by law. 1 F96 Development Application Transmittal Link to Project Application: 2026 City Initiated Future Land Use Map Amendment (CPAM) H-2026-0006 Hearin Date: May 7, 2026 Assigned Planner: Carl Anderson To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)_meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331 Email: cityclerk meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law. 97 E IDIAN;--- Applicant Presentation 2026 City Initiated Future Land Use , 2026 th May 7Planning & Zoning Commission 0006-2026-H Map Amendment Overview less). including ROW is 77.1 acres (more or Total area included in the application amendment. properties associated with the Minor Amendments to Adjacent “Civic” to reflect existing uses. Meridian owned properties to Redesignate multiple City of 2.designation. to reflect a “Civic” land use school sites by amending the FLUM anticipated West Ada School District Intended to reflect existing and 1.Map Amendment: Comprehensive Plan Future Land Use  Areas of Change Proposed FLUM (4.45 gross acres)Existing FLUM (4.45 gross acres)335 S. Locust Grove Rd. – Areas of Change Proposed FLUM (13.00 gross acres)Existing FLUM (13.00 gross acres)St.st 1035 NW 1– Areas of Change acresof 11.51 Proposed FLUM (2.41 gross acres Existing FLUM (2.41 gross acres of 11.51 acres)1752 W. American Fork Dr. – Areas of Change Proposed FLUM (27.99 gross acres)Existing FLUM (27.99 gross acres)W Chinden BLVD. & N Blackcat Rd. – Areas of Change Proposed FLUM (18.58 gross acres)Existing FLUM (18.58 gross acres)2400 Stoddard Rd. Bear Creek Park– Areas of Change Proposed FLUM (3.88 gross acres)Existing FLUM (3.88 gross acres)Fire Station No. 8 and Northwest Meridian Police Station 4250 N. Owyhee Storm Ave.– Areas of Change Proposed FLUM (3.11 gross acres)Existing FLUM (3.11 gross acres)Fire Station No. 7 6343 S. Recreation Ave. – Notification & Comment Received Nextdoor PSA4/16/2026ownersCourtesy notice to property 03/24/2026owners within 300’Notification mailed to property N/AN/AN/ANewspaperNotification Published in 4/21/2026Agency Notice3/19/2026Site Posting dateN/AN/ANeighborhood MeetingN/AN/APreapplication Meeting date261/27/20-DescriptionDetailsPosting DateZoning Planning & DatePosting CouncilCity Ada County Development ServicesIdaho DEQMeridian Parks & Recreation DepartmentMeridian Public WorksAgency Comments: NonePublic CommentsPublic Notification Recommendation and Next Steps City Council Public Hearing Next Steps:proposed. Land Use Map Amendment as proposed Comprehensive Plan Future Staff recommends approval of the  W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for The Fields (H-2025-0057) by Idaho Holdings, located South of McMillan Rd, north of Ustick and between Can Ada Rd. and Owyhee Storm Ave. A. Request:Annexation and Zoning of approximately 480.26 acres from RUT in Ada County to the proposed zoning districts of Community Business (C-C) (42.87 acres), Neighborhood Business (C-N) (45.63 acres), Medium Density Residential(R-8) (194.44 acres), Medium High Density Residential(R-15) (100.63 acres), Traditional Neighborhood Residential(TN-R) (45.05 acres) and Light Industrial(1-L) (51.64 acres). B. Request: Preliminary Plat consisting of 985 total lots on approximately 200.06 acres. This includes 899 residential lots (602 single-family detached units and 297 single-family attached units) and 72 common lots and 14 common drive lots. The development is proposed within the R-8(157.48 acres) and R-15 (44 acres)zoning districts. C. Request: Comprehensive Plan Map Amendment for approximately+/--45.63 acres of land in the Southeast part of the development to be designated as Commercial(29.09 acres)from Mixed-Use Community and Medium High Density Residential(16.54 acres)from Medium Density residential and designate +/--45.63 acres of land to Civic from General Industrial for a future City Park. 98 G lG 00 V 01 U7 4h N s N o` ." ci �^ s 7V Ln T (A I � � TI a A � 1 , CL m td`, y CP CL c� N NQrQ _ . � oCA M Ul O r� Ln 0 0 0 WMI> .A c ®o d o) Lq A w N a� V Cl) C ID A � T N � t-F � . a. A � QrQ rD c N N Ln l� m Qo � O N 01 77 rt O rx o O aj 0 r = rrD OD m rr 0 o fD c �+ m ' N o oo a) cn .p w N N � N o N C1 n M O (ND Z 3 m CL a rF cr MEN< A 0 _ MM% CL M T Otto *Q Q Mol (D Z � . N V rl N w ` A _ CD (may. CL 3 m r+ `°77 N v v 0 O 0 aj rD 0 01 o (D O �; 01 ° O c . wo W 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 1 00 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 1 01 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 102 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 103 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 104 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 an the MSM,however ACHI3 is preserving 160-feet of right-rf- 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 105 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 106 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 107 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 108 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 1 09 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 1 10 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 112 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 113 Star McMillian Mixed-Use Center j�ff U�d Nousmg.�r.g. 5tarfMcMillan Center Character u _ w s.moans,[nfn� e , ,gyp 3 ,r^ - aa Pug'ng a - 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 115 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 71` 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 116 THE FIELDS OWYHEE CENTER RII Ai J„. is r .b RIRFGRii'iMF •} �'-`� � .ram ......w...r. Y ��-. p�rwwrY •r = rY ,} i ! : 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 118 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 119 1 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 120 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 121 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 122 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 123 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 124 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 125 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 126 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 127 • 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 128 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 129 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 130 • 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 131 • 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 132 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 133 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 134 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 135 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 136 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: 1. 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 [137] 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 [138] 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 [139] 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 140 ' 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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Subject Site Photos Parcel No. SO432223400 Parcel No. SO432336251 1. r Monona t , City of Meridian Department Report VII. Exhibits 143 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 F144] 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 145 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 146 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 149 j�IL aF �. t aa� iaiE � wcsysasueavrioN _ WPAUAN,INIMO PRELIMINARY EMGINES41W City of Meridian Department Report VII. Exhibits 150 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 151 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 F152] 02-- 12- ...................— km City of Meridian Department Report VII. Exhibits 153] 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� . 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Exhibits F1 56] L Pathway Exhibit(date: 12/2/2025) ._ —._... W Mc — 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—RETMIES Q RF NR nGREEN SPKE i \: -_ - RECRunorvnRu ____ —- - - _,• PILOT D/tAl IE.. ......... E•,sK >:•-. .........cownurvlrn oEsn rvnnory " sloEwuxcorvrvErnorvs ..... ^ ......... i -DIVISIONSIOEWAEK �_ I 7 UiTa--�I —CE—A WBJECTIOC—GE City of Meridian Department Report VII. Exhibits Fl 57 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 158 !.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' JJCIICSY 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 160 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 Fl 61 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 Fl 62 ' 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 Fl 63 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 Fl 64 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 Fl 65 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 166 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 * v ssA ye O* e s +MA -16 TT .03. T P Sc P City of Meridian Department Report VII. Exhibits Fl 67 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 F168] FIELDS DISTRICT 40'STANDARD PRODUCT ceH --s ■® � � .i 'eel � i FIELDS DISTRICT 4-UNIT ALLEYTH PRODUCT CBH I.IES o w q w� j - 1-7 IJJ ° �J J J IJ ❑ City of Meridian Department Report VII. Exhibits Fl 69 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 Fl 70 O. Conceptual McMillian Market Place Rendering OVA All NkNL THE FIELDS MCMILLAN MARKETPLACE WM IELLRb PMO AiML STREET PLANTERSUFFER _ RESTAVRANT ANTEREUFFER -- EXTENDED - PAVER SIDEWALK T ?REE GRATES RIME PLANTERBVFFER TWO WAYVMr. GROSS EIKE LANE CONNECTION I EXTENDED SIDEWALK .. FLEE.ZONE: PARALLEL PARKING 5F0.TINr.N4PF5 SHOPFRONT RESTAURANT A{{E55 PATIO DINING 1A ]k r � �' SEATPVG MOPES AN TRAFFIL CAUAING I r 4ft STREET SECTION A SEATING 0*35 FLACEFAAKINGI SHOFFRONT CLEAR NODE5 CONNECTIONS PAyyR,.,KK�I,�.NG CLERR ACCESS WALKING - - -4t.- - -1 riyJ WALKING IONS 1 ZQME 1 I DUNE-THROUGH PLANT PEDESTRIAN BMBE TRAVEL MEDIAN TRAVEL FLEX TREE PEDESTIININ LANE BUFFER ZONE c LANES r LANE LANE SANE PLANTER ZONE �l' T1• 16, 10, T 12 12• 12 8.5' 14' 13.5 COWIPTPAL-SUIUIKT TO CHAN41 City of Meridian I Department Report VII. Exhibits 171 4 law MLLUW W F • Y� li.. � Y � dw 1 i I S ■ 1 City of Meridian I Department Report VII. Exhibits Fl 72 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 173 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 h146'41'23"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 174 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 175 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 F176] 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 177 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 CURVETABLE 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 Fl 78 699-93 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"n00.4315e2630.56 018-07-4024e 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=06.3440w 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 179 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'oa5 5725 North Discovery Way Boise,Idaho 83713•208.fi39.6939 kntengllp.eom City of Meridian Department Report VII. Exhibits 180 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 Fl 81 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 182 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 183 (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 184 880.00 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: Tract 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 F185] 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$52°50'17"W and a chord distance of 563.86 feet; 2. 577°46'13"W a distance of 73,99 feet; 3. 582'33'29"W a distance 0 274.92 feet; Thence leaving said centerline No7°26'31"W a distance of 50.00 feet to a 5/8-inch rebar; Thence 124,23 feet along the arc of a curve to the left,said curve having a radius of 566,5R feet,a delta angle of 12"33'53"0 a chord bearing of N42'S2'45"W and a chord distance of 123.98 feet to a 5/8-inch re bar; Thence N49"09'42"W a distance of 761.22 feet to a 5/8-inch rebar; 5725 North Discovery Way t Boise,Idaho"713•208.639.6939•kmengilp.com City of Meridian I Department Report VII. Exhibits 186 Thence 192-98 feet along the arc of a curve to the right,said curve having a radius of 633.50 feet,a delta angte of 47°06'09",a chard bearing of N40'26'04"W and a chord distance of 192.24 feet to a 5/8-inch rebar; Thence 585'05'0 "E a distance of 42.40 feet to a 5/8-inch rebar; Thence 359-26 feet along the arc of a curve to the right,said curve having a radius of 600,00 feet,a delta angle of 34°18'25",a chord bearing of N16'5WI3"W and a chord distance of 353.92 feet to a 5/8-inch rebar; Thence 1400-10'.59"E a distance of 699.99 feet to the POINT OF BEGINNING. Said description contains a total of 45.64 acres,more or less. Attached hereto is Exhibit B and by this reference Is made a part hereof, tip 12459 �2. '12 PAGE 2 City of Meridian Department Report VII. Exhibits F187] BASIS of BEARING W.McMillan Rd. 599'12'41'E 2549,69' 1$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 188 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'17 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 Li 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 Fl 89 611_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 1 90 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 191 1 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 $_ CURVE TABLE CURVE RADIUS LENGTH ❑Et7A CHoaaBRG CHORD a C1 40p.00t 144.59' 20'42'42" WY25'09'E 143.81' &CM SCALE:V=300' 5 C2 600.00' 388.26' 34'18'25' S16'5B'13"E 1.35192P E N G I N E E R I N G 5725 NORTH DISCOVERY WAY x HONE I°AH°W-M Exhibit B-Rezone to I-L PHONE p�1 ua�-es�v k &'Com Westveii Subdivision DAM 11 11-1125 PRWKT: SHEET: A portion of Government Lots 1&2 and a portion of E 1/2 of IOW 1/4 1 OF 1 of Section 31,Township 4 North, Range 1 West,B.M., Ada County, Maho City of Meridian I Department Report VII. Exhibits Fl 92 I IyM.Oa 41•p� jkv,4. e 53d_42 �°'16'27c 0 1v 3 nBi°p$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 193 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 194 NORTHEAST CORNER NORTHWEST CORNER POINT OF BEGINNING SECTION 31 SECUBI3N 31 N 1/4 CORNER BASIS OF BEARJNC 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' c '� 1 544'36'S2^N 08.74' 00 57 n s CURVE TABLE CURVE RADIUS LENGTH KLTA GHORD BRG CHORD F C1 150.00' 76.55' 29-14'27" N75'i4'44"W 75.72' Q C2 15Q.W 101.55' 3a-47'14" N66`22'51'14 99.62' SCALL V=300' E N G 1 N E E R I N G ST251gNTH ORCiS�RY WAY m BOM,IDMO 13713 PrgNE12PB}43BE4lF Exhibit 13-Rezone to R-8 Westvell5ubdivision GATE. DiCim6M 2P3S PR91KT 2}y�7 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 195 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=rt00.1059e 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 196 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 197 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 198 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 Fl 9-9 1 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 F200] V. R-15 Rezone Legal Description&Exhibit Map I= 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 fallowing the northerly line 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,500'37'32"W a distance of$06-02 feet; Thence leaving said easterly line,N89'22'28"W a distance of 798.53 feet; Thence 500'37'32"W a distance cf 549.58 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. 5725 North Discovery Way+Boise,Idaho 83713•208.639.5939+kmangllp.cont City of Meridian Department Report VII. Exhibits 201 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 202 ' 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 0.01 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 203 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 chard 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$3713•208.639.6939+kmengllp.com City of Meridian Department Report VII. Exhibits 204 W. McMillan Rd. SCALE:Y=300' POINT Or COMMENCEMENT N 1/4 CORNER SECTION 32 EV n ♦ d ro Kl Unplatted POINT OF o. BEGINNING --- SBB'10'S8'E 1416-37' H07'15'45"kY Five Mile Drain 114.25' N24FW45*R N43'22'4VW Phyllis Canal Feeder MZ22'02'E 0 66,10, 135.61' 102A9' N06'43'15V N 51.25' LM APN: SO432244220,SO432244240, U Noa 40'04'E N n, 3E}8 74,� &50432223400[Portion] X o � � CUrrent Zone:RUT Proposed Pone:R-15 �4 Rezone Area:30.96 Acresf 0 .;.n R-197,47' a ARC-305.15' L = D-RF32*18' } CH HFrC—N39'36'087V CH-275,58' E � N83 52'z 1 yf 1227,48- - W Unplatted 0 z CENTER 1/4 CORNER SECTION 32 f 0 EN GINEEItING. — 53P5 M[IXT11915CdufkY wAY t BdiE,IOAXO B331i PWME JZQ)G3L9-5M Exhibit B- Rezone to R-15 kmpn&Am Wes#vei 15uhdivision p0.TE: December 2D25 rROlE4T: 21.162 s SHEET: Situated in a portion of the Northwest 1/4 of Section 32, 1 OF 1 Township 4 North,Range 1 West,B.M.,Ada County,Idaho City of Meridian I Department Report VII. Exhibits 205 a 1436.37 s68°!0'S8"e � a p A M p n Asa°szzrw J 2z7Aa Title; RezonetaR-15 Date: 12-12-2025 Scale: 1 inch=300 feet File: Tract 1: 30.863 Acres: 1344412 Sq Feet:Closure=n47,28Ne 0,00 Feet: Precision>il999999: Perimeter=4834 Feet 0a1=00.3641w 1024.44 005=n06.4315w 51.25 009=s$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 206 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 207 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 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 208 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 0.01 Feet Precisloo=11620783: Perimeter-3488 Feet 001-00.4315e 437.23 003=s0O.3638w 439.26 O02-09.2322e 1305.26 044--nS9.1802w 1306.00 City of Meridian I Department Report VII. Exhibits F209] 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 210 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 F212] 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 213 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 215 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 216 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 218 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 219 Development Application Transmittal Link to Project Application: The Fields AZ, CPAM, PP H-2025-0057 Hearing Date: May 7, 2026 Assigned Planner: Linda Ritter To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)_meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331Email: cityclerk(cD_meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received bV CitV of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and maV be released upon request, unless exempt from disclosure by law. F 20 E IDIAN;--- Applicant Presentation Meridian P&ZMay 7, 2026 East Ranch Subdivision(200 Acres)Westveil Subdivision for Preliminary Plat 3.Comprehensive Plan Map Amendment2.(480 Acres)Initial Zoning w/ DA and Annexation1.APPLICATIONS 2 East Ranch Subdivision Predictable 3.DesignIntegrated Community 2.Public PlanningComprehensive 1.BENFITS OF MASTER PLANNING 3 East Ranch Subdivision MDRIndustrialCommercial Mixed UseCommunity FIELDS SUBAREA PLAN 4 East Ranch Subdivision PROPOSED ZONING 5 East Ranch Subdivision SITE PLAN 6 East Ranch Subdivision DA MODIFICATION REQUIRED SITE PLAN 7 •18Can AdaMcMillanDA MODIFICATION REQUIRED INDUSTRIAL (IL)Future Applications: DA Mod, Preliminary Plat, CUPs•51 Acres•PA 18 •17DA MODIFICATION REQUIRED N)-PARK (C Restrooms, Picnic Tables•Sport Courts•Destination Playground•Sports Fields•community events such as:Amenities to focus on large groups and •40.82 Acres •12DA MODIFICATION REQUIRED STAR RD C): McMILLAN CENTER-COMMERCIAL (C DA, Preliminary Plat, CUPs •Future Applications: •Acres: 14•PA 12 COMMERCIAL (C 12DA MODIFICATION REQUIRED C): McMILLAN CENTER- COMMERCIAL (C 1DA MODIFICATION REQUIRED Future Applications: DA Mod; Preliminary Plat, CUP•Acres: 27•PA 1•C): OWYHEE CENTER- •51113DA MODIFICATION REQUIRED CUP; DA Mod; Preliminary Plat•Future Applications: •15-RR-TN15-R MULTI FAMILY R-Zoning: R15; TN•PAs # 5, 11, 13 •10151416DA MODIFICATION REQUIRED 8-R DA Mod; Preliminary Plat•Future Applications: •R-TN15-R Single Family, Townhomes and Detached R-Zoning: R8; R15; TN•PAs # 16, 15, 14, 10 COMP. PLAN MAP AMENDMENT PA #1, #5 COMP. PLAN MAP AMENDMENT PA #17 Westveil Preliminary Plat Roadway Improvements•2,400 SF 15 Average Lot Size: -R•5,741 SF8 Average Lot Size:-R•297 Townhomes•602 Single Family Detached•899 Homes•4.49 du/acreGross Density: •15-8 and R-RZoning: •Acres200 • •PRELIMINARY PLAT OPEN SPACE(15% required)Qualified Open Space 21.81% PRELIMINARY PLAT RENDERINGS TownhomesDetached Single Family PHASING STAR Phase 7: 2033 (90 homes)•Phase 6: 2032 (130 homes)•Phase 5: 2031 (97 homes)•Phase 4: 2030 (143 homes)•Phase 3: 2029 (136 homes)•Phase 2: 2028 (126 homes)•Phase 1: 2027 (167 homes)•Construction July 2028 First Home Sale: 7654321 East Ranch Subdivision ACHD•$ 5,228,503.00 Sewer Assessment •$ 4,875,311.00 Water Assessment•$ 1,364,114.00 Meridian Fire •$ 896,495.00 Meridian Parks•$ 3,711,219.00 Meridian Police•$ 362,202.00 Westveil Impact Fee Estimate: $16,437,844 Well Lot•Appraised Donated Value$3,659,413 Park: •Sewer Lift Station Propertyacre-1•Master Project Contributions 21 THANK YOU SUPPLEMENTAL MATERIALS RAB Roadway Improvements(EOY 2026)-5PHB OWYHEE 2027)(Improve Light 2028 Light Install Light Install McMILLANUSTICK RTLs)Lanes (add CL and Complete to 3 Turn LanesSidewalkShoulder, 17’ Pavement,3 Lanes Preserving ROW for 5–(2041) 3 Lanes 3 Lanes STAR ACHD IMPACT FEES > $5.22 Million Road Widening Improvements Build New Collector RoadACHD Intersection ImprovementsITD Proportionate Share Contribution Westviel Preliminary Plat Mitigation and Improvements STAR STAR)also in CIP(Road Improvements Build New Collector RoadACHD Intersection ImprovementsITD Proportionate Share Contribution Anticipated at Full Buildout (2040)Mitigation and Improvements STAR Achievement Realignment STAR Roadway Improvements STAR STAR Roadway Improvements STAR East Ranch Subdivision Roadway Improvements 30 East Ranch Subdivision bonds.approved -solely on a voterprojects without relying Creates a path for capital •purchase payments. -leasedollars to be used towards Allows eligible state facilities •District Facilities Fund. Amends Idaho’s School •HB636SCHOOLS 2026-2025 38.0k 31 East Ranch Subdivision Fields Subarea Development Program 32 East Ranch Subdivision33 C E IDIAN�-- Public Presentation(s) Za Ili # ]f•�y77 � 8 1. The Fields - 899 homes ' 46 2. Mcdermott Village - 81 Townhomes, 250 apartments '•+fir 3. DaySpring - 517 homes 7 4� +++�+ # �! w *■ 4. Springday- 170 homes 5. Quartet South 229 homes, 140 twnhomes wit 6 �� 6. Baratza - 348 homes pro7. Rockwell Greens-412 homes 8. N. Meridian Fields - 100+ homes 1 9. Pickleball Court- 14 homes 10.Durango - 127 homes ' + '} 11.Adero - 270 homes .4 2 10 4 5 Total Homes = 3500 + i (approved/pending in 3 years) i 3 r. n