HomeMy WebLinkAboutPZ - Department Report for 5-28 COMMUNITY DEVELOPMENT �E DEPARTMENT REPORT
REPORT
HEARING 5/28/2026 Legend 9
r ®FTR
DATE: Project Location �®
Area of Impact
TO: Planning&Zoning Commission i- City Limits
FROM: Sonya Allen,Associate Planner Q Analysis
208-884-5533 -- J.
sallen@meridiancity.org
APPLICANT: Benjamin Semple
SUBJECT: Starling Ridge Subdivision
H-2026-0009
e
LOCATION: Generally located 1/2 mile south of E.
Lake Hazel Rd., on the east side of S.
Eagle Rd.in the SW 1/4 of Section 4,
T.2N,R.IE.
I. PROJECT OVERVIEW
A. Summary
Annexation of 61.34 acres of land with R-4(25.62 acres) and R-8 (35.72 acres) zoning districts;
and preliminary plat consisting of 211 building lots and 26 common lots on 60.43 acres of land in
the proposed R-4 and R-8 zoning districts.
B. Issues/Waivers
- The applicant has provided building elevations; however,they would like additional
flexibility for the building elevations in the Development Agreement due to uncertainty
around which builders will be building in the proposed development.
- Block 11 along the Farr Lateral requires a City Council Waiver as the block exceeds
1,000 feet.
- A City Council waiver is requested to keep the Farr Lateral open.
- A City Council waiver is requested for access to Eagle Road labeled E.Via Roberto
Drive.However,staff is recommending that E.Via Roberto Drive be the access that
remains open and E.Vantage Point Lane be closed.
- This project is serviced by Kuna School District. Currently,Fremont Middle School and
KHS/SFHS High School are both over capacity.
- Sewer is currently not available at the site and won't be made available until the
adjacent development to the west(Reville Ridge)of S.Eagle Road extends it from the
western edge of Discovery Park and their development to Eagle Road. Currently,sewer
is approximately 3/of a mile away,however,engineering plans have been submitted for
the extension to this development but timing of sewer being available is unknown and is
a concern from staff and the City Engineer.
City of Meridian I Department Report 1. Project Overview
- Approximately half of the open space for the development is located on the east side of
the Farr Lateral. Staff has concerns about the placement of this open space as it is not
easily accessible and is not well connected throughout the development.Staff is asking
the Planning and Zoning Commission and City Council to carefully consider whether
the open space location is appropriate.
- The overall gross density is 3.49 dwelling units per acre,which is at the maximum
density permitted within the Low Density Residential(LDR)designation.However,the
applicant included approximately five(5) acres of open space on the east side of the
Farr Lateral which is not easily accessible for residents to use.When excluding these
five(5) acres from the density calculations the overall density comes out to 3.81 units
per acre. This over the allowed density in the LDR FLUM designation.In addition,it
does not meet the comprehensive plans vision for the LDR FLUM designation of larger
estate style lots.
- The proposed subdivision does not meet the fire code for secondary access.2018 IFC,
Section D107.2.Remoteness.is not being met and shall be revised to meet this
requirement.An alternative to this would be to fire sprinkler all of the homes within the
subdivision.
C. Recommendation
Staff: Approval with a Development Agreement and Conditions.
Planning and Zoning Commission: Pending
D. Decision
City Council: Pending
E. Table of Contents
Community Metrics.............................................................................. 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) Agriculture -
Proposed Land Use(s) Residential -
Existing Zoning RUT in Ada County VII.A.2
Proposed Zoning R-4 and R-8 Zoning
Adopted FLUM Designation Low Density Residential VII.A.3
Table 2:Project Overview
Description Details
History N/A M
Phasing Plan 6 Phases
Residential Units 211 Single Family Detached Units
City of Meridian I Department Report II. Community Metrics
Description Details
Open Space 9.31 Acres; 15,4%
Amenities Required 12 Points;Provided 14 Points.4 pet waste stations,2 outdoor fire
pits,playground,unpaved sports court,bocce ball court,bicycle repair
station,and pathways.
Physical Features Farr Lateral
Acreage 60.43 acres
Lots 211 Buildable Lots and 26 Common Lots
Lot Sizes Average Lot Size: 5,478 square feet
Density Gross: 3.49 units per acre;Net: 6.69 units per acre
Table 3: Process Facts
Description Details
Preapplication Meeting date 10/10/2025
Neighborhood Meeting 12/1/2025
Site posting date 5/18/2026
Table 4:Agency Comments
Agency/Element Description/Issue Reference
Ada County Highway District IVT
• Comments Received Yes;Staff Report -
• Commission Action Required No -
• Access Eagle Road:Arterial Roadway -
• Traffic Level of Service Better than"E" -
ITD Comments Received Yes;No Comment -
Meridian Public Works Wastewater IV.B
• Distance to Mainline Sewer is not Available to the site but is actively being
brought to the site.
• Impacts or Concerns Yes;See Public Works Site Specific Conditions
Meridian Public Works Water IV.B
• Distance to Mainline Available at Site
• Impacts or Concerns No
NOTE: SEE SECTION 0.
City of Meridian I Department Report 0. Note: See section 0.
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://weblink.meridiancity.org/WebLink/Browse.aspx?id=430475&dbid=0&repo=MeridianCity
City of Meridian I Department Report 0. Note: See section 0.
Figure 1: One-Mile Radius Existing Condition Metrics
Reference Parcel:R8970710025 Date Retrieved:2026/5/4
Parcel Count Parcel Acreage Infill Indicator:
345 1,145 Surrounding Area
67% Not city 6
® City Limits
1,088 560.6 . Not City
HouseholdHousehold& Population Growth
Households 02020
Population Change:38.2%
Population ■Growth
(Household and Population Change
since 2010 Decennial) 5,000 10,000
2.00 1,000
Single-family
41
Residential U 1.50
Parcel Diversity (A1.00 500 uo
O Parcel Count in 0.50 0.69
*Average Acres J 0.00 0.28 0.18 0.13 0 a
R-2 R-4 R-8 R-15
Average Single-family Density by Zoning Average
10.00
Residential Net 07.70 Density
Q O 5.69
� 5.00
0
p 3.58 4.91
O 1.45
0.00 Dwelling Units / Acre
R-2 R-4 R-8 R-15
Notes: See VTIT. Additional Notes&Details for Staff Report Maps,Tables, and Charts.
City of Meridian I Department Report 0. Note: See section 0.
Figure 2: ACHD Summary Metrics
1. Condition of Area Roadways
Traffic Count is based on Vehicles per hour i ./PH
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Eagle Road 1,330-feet Principal Arterial 629 Better than "E*'
Lake Hazel Road N/A Principal Arterial 433 Better than "E'"
Columbia Road N/A Collector 504 "E"
Gamely Avenue 37-feet Local N/A N/A
' Acceptable level of service for a two-lane principal arterial is `E" (690 VPH).
Acceptable level of service for a two-lane collector is "D" (425 VPH).
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
City of Meridian I Department Report 0. Note: See section 0.
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview and History
The subject development is designated as Low Density Residential (LDR)on the Future Land
Use Map(FLUM).
The LDR allows for the development of single-family homes on large and estate lots at gross
densities of three (3) 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.
The proposed single-family residential use is consistent with the recommended uses outlined in
the Future Land Use Map(FLUM) designation. The development includes two zoning districts:
approximately 25.62 acres zoned R-4 and 35.72 acres zoned R-8. The project proposes a total of
211 buildable lots and 26 common lots. The overall gross density is 3.49 dwelling units per acre,
which is at the maximum density permitted within the Low Density Residential(LDR)
designation. The applicant is proposing approximately 9.31 acres of open space throughout the
development. However,the applicant included approximately five(5) acres of open space on the
east side of the Farr Lateral which is not easily accessible for residents to use and will require
residents to walk to E.Vantage Point Drive to access this area.
It is important to note that during the pre-application meeting, staff and the applicant discussed
removing the large open space area from the density calculation so staff could more accurately
evaluate the project density. Additionally, staff recommended the project be annexed with both
R-4 and R-2 zoning designations to better align with the Comprehensive Plan. Therefore, staff
recommended the applicant modify the plan to incorporate R-2 lots along the eastern boundary of
the site and more R-4 lots to provide a better balance of larger estate style lots.
The applicant did not provide calculations showing the density without the large approximately
five(5) acre open space,however; staff calculated did this calculation and the overall density
comes out to 3.81 units per acre and open space falls below 10%. This over the allowed density in
the LDR FLUM designation and under the UDC requirement for qualified open space.
Staff is asking the Planning and Zoning Commission and City Council to carefully evaluate
whether this is adequate due to limited access to a significant portion of qualified open
space.
In addition, at the preapplication meeting held on October 10', 2025 staff relayed concerns
regarding the density,placement of the open space, and ability to meet the LDR description in the
comprehensive plan.As a result,staff is recommending the following changes to the
preliminary plat to be addressed 15 days prior to the City Council hearing:
- Modify Lots 14-23,25-30,32-34,Bock 11 to the R-2 Zoning district to provide larger
estate style lots along the Farr Lateral.
- Modify Lots 18-29,Block 4 to the R-4 zoning to provide a better transition of the Ada
County parcels to the south.
- Modify Lots 2-7,Block 13 and Lots 8-11, 13-15,Block 12 to the R-4 zoning to provide a
one(1)to one(1)transition to the proposed R-4 properties to the east.
- Remove Lots 2-4,Block 14 to incorporate additional open space west of the Farr
Lateral.
City of Meridian I Department Report III. Staff Analysis
Staff and the City Engineer have additional concerns about sewer not being available to the
site. Currently,the subject development is dependent on the adjacent development to the
west of S.Eagle Road(Reville Ridge)for sewer. This requires the adjacent developer to pull
sewer through Discovery Park and Reville Ridge stubbing to Eagle Road before this
development will have sewer available. Currently Reville Ridge has engineering drawings in
review for this extension but the timeline for this is not clear.
In addition,the Meridian Fire Department provided comments to staff that the subdivision
does not meet fire code requirements for secondary access.2018 IFC,Section D107.2.
Remoteness.is not being met and shall be revised to meet this requirement 15 days prior to
City Council.An alternative to this would be to fire sprinkler all of the homes within the
subdivision.
The applicant has indicated they plan to phase the development into six(6) different phases.
However,the phasing plan shall be revised to incorporate the main open space(Lot 7,Block 1)
with Phase one(1) of the development.Based on these factors and with the recommended
changes presented above, staff finds that the proposed preliminary plat and R-2, R-4, and R-8
zoning districts are generally consistent with the Future Land Use Map designation of Low
Density Residential.
The City may require a development agreement(DA)in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this
application, staff recommends a DA as a provision of annexation with the provisions included in
Section IV. The DA is required to be signed by the property owner(s)/developer and returned to
the City within 6 months of the Council granting the annexation for approval by City Council and
subsequent recordation.
B. Comprehensive Plan Policies
Comprehensive Plan Policy: Analysis:
"Encourage a variety of housing types that The proposed single-family detached
meet the needs,preferences, and financial dwellings with the recommended changes
capabilities of Meridian's present and future above will provide a mix of lot sizes and
residents." (2.01.02D) housing types to meet the needs,preferences
and financial capabilities of present and future
residents in the City as desired.
"Permit new development only where it can City water and sewer service is available and
be adequately served by critical public can be extended by the developer with
facilities and urban services at the time of development in accord with UDC 11-3A-21.
final approval, and in accord with any adopted
levels of service for public facilities and
services." (3.03.03F)
"Require all new development to create a site The LDR designation calls for larger estate
design compatible with surrounding uses style lots which are provided on the eastern
through buffering, screening, transitional third of the site. However, staff is
densities, and other best site design practices." recommending a further transition to the Ada
(3.07.01A) County Subdivision to the east and south of
the development which will result in the loss
of approximately 20 lots. The recommended
changes as noted above.
City of Meridian I Department Report 11I. Staff Analysis
"Require pedestrian access in all new A 10' wide multi-use pathway is proposed
development to link subdivisions together and through the site from the south to the north
promote neighborhood connectivity." boundary along the Farr Lateral. Other micro
(2.02.011)) paths and internal pathways are proposed for
pedestrian connectivity within the
development.
"Reduce the number of existing access points There is currently one(1) access driveway via
onto arterial streets by using methods such as S.Eagle Rd. for this property,which will be
cross-access agreements, access management, remain for an existing access to the Ada
and frontage/backage roads, and promoting County Subdivision to the east. The applicant
local and collector street connectivity." is proposing an additional access to Eagle
(6.01.02B) Road while also tying into the existing road to
the north and stubbing to the south. Staff is
not supportive of two (2) access points to
Eagle Road and is recommending that Via
Roberto be the primary access and Vantage
Point be closed off as emergency access only.
The applicant is requesting a City Council
waiver to keep both access points.
"Require urban infrastructure be provided for Currently, sewer services are not available at
all new developments, including curb and the site and are approximately 3/4 of a mile
gutter, sidewalks, water and sewer utilities." west of the site. An approved development
(3.03.03G) across Eagle Road is currently working on
engineering plans to pull this sewer to Eagle
Road for this development to use;however,
timing of this extension is uncertain. The City
Engineer has indicated this is a concern as the
subject development does not control when
sewer will be made available,which could
result in an annexed property that the city
cannot serve.
"Establish and maintain levels of service for The subject development has acceptable
public facilities and services,including water, levels of service for water,transportation,
sewer,police,transportation, schools,fire, and parks,police, and fire; however,there is
parks." concern with maintaining levels of service for
(3.02.01G) both sewer and schools. As noted above,
sewer is not available at the site and is reliant
on an adjacent developer to extend sewer
approximately 3/4 of a mile before it will be
available. In addition, staff received a letter
from Kuna School District which states
Fremont Middle School and KHS/SFHS High
School are both over capacity. Staff is asking
the Planning and Zoning Commission and
City Council to carefully consider whether
timing of the annexation in relation to these
services is in the best interest of the city.
City of Meridian Department Report III. Staff Analysis
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements(UDC 11-1):
The site currently is used as a sod farm and has no permanent structures on it.However, any
wells and sceptic systems on the subject properties shall be abandoned prior to City
Engineers signature of the plat.
2. Proposed Use Analysis (UDC 11-2):
The applicant is proposing single-family detached homes (211 lots), which are listed as a
principal permitted use in UDC Table 11-2A-5 and 11-2A-6 for the R-4 and R-8 zoning
districts.
However, as mentioned above,the Comprehensive Plan designates the Low Density
Residential designation as large estate style lots that provide a transition between existing
rural residential and urban properties. As a result, staff is recommending the following
changes to provide larger lots and provide transitions to rural county properties to the east and
south:
- Modify Lots 14-23,25-30,32-34,Bock 11 to the R-2 Zoning district to provide larger
estate style lots along the Farr Lateral.
- Modify Lots 18-29,Block 4 to the R-4 zoning to provide a better transition of the Ada
County parcels to the south.
- Modify Lots 2-7,Block 13 and Lots 8-11, 13-15,Block 12 to the R-4 zoning to provide a
one(1)to one(1)transition to the proposed R-4 properties to the east.
- Remove Lots 2-4,Block 14 to incorporate additional open space west of the Farr
Lateral.
- Move Lot 27,Block 12 to align with the proposed traffic calming and have it include a
10-foot multi-use pathway as indicated on the path master's plan.Extend the 10-foot
multi-use pathway through the east side of Lots 5 and 11,Block 15 to connect the
pathway with the pathway in Lot 24,Block 11.
With these recommended changes staff finds the proposed subdivision to meet the Low
Density Residential comprehensive plan policy and will bring the overall density of the
project closer to the true three(3)units an acre envisioned in the Comprehensive Plan.
3. Dimensional Standards(UDC 11-2):
The proposed plat and subsequent development are required to comply with the dimensional
standards listed in UDC Tables 11-2A-5 and 11-2A-6 for the R-4 and R-8 zoning districts.
The proposed plat complies with the dimensional standards of the R-4 and R-8 zoning
districts. If the City Council approves the development with the recommended changes listed
above, the applicant shall comply with the dimensional standards for the R-2, R-4, and R-8
zoning districts.
D. Design Standards Analysis
1. Qualified Open Space&Amenities (UDC 11-3G):
UDC Requirement Proposed/Analysis
Open Space: 15%for the 9.31 Acres; 15.4%
R-8 Zoning
Amenities: 1 Point for Quality of Life Amenities:
every 5 acres of gross - 4 Pet Waste Stations(2 points)
land area and multiple - 2 Outdoor Fire Ring(2 points)
Recreation Activity Area Amenities:
City of Meridian I Department Report III. Staff Analysis
UDC Requirement Proposed/Analysis
amenities from each - Playground(3 points)
category are required - Sports Court,Unpaved(2 points)
- Bocce Ball Court(2 points)
Pedestrian or Bicycle Circulation System Amenities:
- Multi-Use Pathway aligned with Farr Lateral
(2 points)
- Pathway aligned with Farr Lateral(1 point)
- Pathway aligned with linear open space(1
point)
Multi-Modal Amenities:
- Bicycle Repair Station(1 point)
Total points: 14 points
The proposed open space and site amenities exceed the requirements in the UDC.
However,it is important to note that the applicant is proposing approximately 5 acres or 50% of the
qualified open space on the east side of the Farr Lateral which will require residents to walk to E.
Vantage Point Drive to access this area. In addition,the applicant is proposing the open space on the east
side of the Farr Lateral to be"passive" open space. This means it will not have recreational activities
other than walking paths to provide a buffer to the existing residents in the existing Vantage Point
Subdivision. The applicant worked with the HOA to ensure there will not be any structures,courts,
playgrounds, etc.in this space. Staff is asking the Planning and Zoning Commission and City Council
to carefully evaluate whether this is adequate due to limited access to a significant portion of
qualified open space.
2. Landscaping(UDC I1-3B):
i. Landscape buffers along streets
UDC Requirement Proposed/Analysis
Arterial Road: 25 Feet The applicant did not specify the width of the landscape
buffer.However,it appears to be 25 feet in width.In
addition,the landscaping does not appear to meet the 70%
vegetation coverage requirement.These shall be revised
with the final plat.
Local Road: 10 Feet The applicant did not specify the width of the landscape
buffer.However,it appears to exceed the 10 feet required
along the local road on the north portion of the site.
ii. 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).
The applicant shall provide mitigation calculations with submittal of the final plat if any
trees are being removed from the property.
iii. 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.
City of Meridian I Department Report III. Staff Analysis
iv. Pathway landscaping
Landscaping is required to be provided along all pathways per the standards listed in
UDC 11-3B-12C.
A minimum of ten (10)feet of landscaping is required along pathways with no less than
two(2)feet on any one side. In addition, a mix of trees, shrubs, lawn, and other
vegetative ground cover shall be provided with a tree every 100 linear feet of pathway.
The applicant does not meet the pathway landscaping requirements and shall revise their
site and landscape plan to reflect compliance with these standards.
If the irrigation district does not allow for the applicant to plant vegetation in their
easement, the applicant shall revise their plat to allow for an additional five(S)feet
outside of the easement for the required vegetation.
3. Parking (UDC 11-3C):
i. Residential parking analysis
Off-street parking is required per the standards listed in UDC Table 11-3C-6;the number
of parking spaces is based on the number of bedrooms per unit. The applicant shall
comply with these standards. Each single-family residence will be evaluated at the time
of building permit submittal.
4. Building Elevations(Architectural Standards Manual):
The applicant has provided nine(9)conceptual building elevations for the proposed
subdivision as shown in Section VII.G. The proposed housing products throughout the
development are single-family detached units featuring a variety of regionally appropriate
designs. This includes single story and two(2) story designs with varying garage sizes and
materials.
The applicant has indicated that they intend to sell lots in the subdivision to different builders
and are asking for flexibility regarding the proposed elevations in the future. Staff has
apprehension towards this approach as elevations submitted with the annexation process are
tied to the development through the development agreement. Staff is asking the Planning
and Zoning Commission and City Council to carefully evaluate whether allowing
additional flexibility in building elevations for this development is appropriate.
Homes on lots that abut S.Eagle Road, an arterial street, will be highly visible; therefore,the
rear and/or side of structures on these lots (i.e.Lots 7, 9-11, 13-16, and 18, Block 4;Lots 7,
9-13,Block 3) should 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 street. Single-
story and existing structures are exempt from this requirement.
5. Fencing (UDC 11-3A-6, 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-6C and 11-3A-7, as
applicable. The landscape plan depicts a six (6)foot fence with a four(4) foot tall vinyl
section and a two (2)foot section of open vision paneling.
6. Parkways (UDC 11-3A-17):
An 8' wide parkway is required along S.Eagle Road planted with vegetation coverage per
11-3A-17E.
City of Meridian I Department Report III. Staff Analysis
E. Transportation Analysis
1. Access (UDC 11-3A-3, UDC 11-3H-4):
Two (2)public streets,E. Via Roberto Drive and E. Vantage Point Drive, are proposed for
access via S. Eagle Rd. Staff relayed to the applicant at the preapplication stage that we
would not be supportive of two (2) access points to Eagle Road. It is important to note that E.
Vantage Point Lane is currently a private street in Ada County, and the applicant is proposing
to convert it to a local street. Staff is supportive of the access point at E. Via Roberto Drive as
it aligns with the Future Collector Street on the west side of S. Eagle Road. Staff is
recommending the access point at E.Vantage Point Drive be restricted to emergency access
only where it connects with S.Eagle Road. UDC 11-3A-3 requires access points to be limited
along Collector and Arterial Roadways.
ACHD's staff report discusses the access points not meeting the offset requirements for local
streets intersecting a principal arterial roadway. However, since Vantage Point Lane exists as
a private street that serves both Vantage Point Subdivision and Sky Break Subdivision,
ACHD staff is supportive of having both access points to Eagle Road.
The applicant has requested a City Council waiver for access to Eagle Road via E.
Vantage Point Drive. The Planning and Zoning Commission and City Council shall
carefully consider whether both access points are warranted.
The applicant is proposing two stub streets to the south for future public street extensions
with future development.
Ada County Highway District required a traffic study for the subject development.In
ACHD's staff report,they are requesting traffic calming throughout the development where
block lengths are longer than their policy. In addition,ACHD is requesting a southbound turn
lane on Eagle Road at its intersection with Vantage Point Lane and a two-way turn lane on
Eagle Road at its intersection with Via Roberto Drive.This will provide a safer ingress
movements into the subject subdivisions that Vantage Point Lane and Via Roberto Drive
serve.
2. Pedestrian Connectivity(UDC 11-3A-5, UDC 11-3A-8, UDC 11-3A-17):
The applicant is proposing to construct a ten (10)foot multi-use pathway along S.Eagle Road
and the south side of the Farr Lateral. The multi-use pathway along the Farr Lateral shall be
revised to stub to the southern property and not stop short of the property line. In addition, the
applicant will be providing a five(5)foot sidewalk on both sides of all public streets
including the improvement to E.Vantage Point Drive as it is converted from a private street
to a public street. The applicant provided a micro-pathway through the development leading
towards the Farr Lateral and a micro-pathway in the open space to the east of the Farr Lateral.
As previously mentioned,the only way to access the open space on the east side of the Farr
Lateral is the sidewalk connection on E. Vantage Point Drive.
All pathways should be constructed in accord with the standards listed in UDC 11-3A-8. In
addition, all pathways not located in ACHD's right-of-way shall be placed in a pedestrian
access easement to the standards listed by our parks department in section IV below.
Staff is requesting the following change the pathways proposed to align with the pathways
master plan: Move Lot 27,Block 12 to align with the proposed traffic calming and have it
include a 10-foot multi-use pathway as indicated on the path master's plan. Extend the 10-
City of Meridian I Department Report 111. Staff Analysis
foot multi-use pathway through the east side of Lots 5 and 11,Block 15 to connect the
pathway with the pathway in Lot 24,Block 11.
3. Subdivision Regulations(UDC 11-6):
i. Dead end streets
The proposed subdivision does not contain a dead-end street other than the two(2) stub
streets to the southern property as discussed above.
ii. 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 unless alternative compliance is applied for.
The applicant proposes six(6)common drives within the development. Each common
drive has two(2) units taking access to them. In addition, the applicant complies with the
twenty(20)foot width requirement and five(5)foot landscaping requirement. However,
the applicant did not depict the driveways for lots adjacent to common drives. The
applicant shall revise the common drive exhibits to show the driveways on the opposite
side of the shared property line adjacent to the common drive.
iii. Block face
UDC 11-6C-3-regulates block lengths for residential subdivisions. 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.
The north side of Block 11 along the Farr Lateral requires a City Council Waiver as the
block exceeds 1,000 feet.All other block faces in the subdivision meet the standards in
UDC 11-6C-3.ACHD and City staff are requiring traffic calming on three(3)streets
within the development, Heather Hills Street, Horsham Street, and Tualatin Drive. The
traffic calming measures stated in ACHD's staff report discusses intersection crosswalk
bulb-outs approximately every 300 linear feet(or where pathways connect with the street
section).
F. Services Analysis
1. Waterways (UDC 11-3A-6):
The Farr Lateral exists along the eastern portion of the site within a 55-foot wide easement
(25-feet on the north side and 30-feet on the south side of the lateral's centerline).
All irrigation ditches and laterals crossing this site that aren't being improved as a water
amenity or linear open space as defined in UDC 11-1 A-1 are required to be piped or
otherwise covered as set forth in UDC 11-3A-6B.3,unless otherwise waived by City Council.
The Applicant requests a waiver from Council to leave the Farr Lateral open and not pipe it
as allowed in UDC 11-3A-6B.3a.
2. Pressurized Irrigation(UDC 11-3A-1 S):
Underground pressurized irrigation water is required to be provided to each lot within the
subdivision as set forth in UDC 11-3A-15.
City of Meridian I Department Report 11I. Staff Analysis
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
4. Utilities (UDC 11-3A-21):
Connection to City water and sewer services is required in accord with UDC 11-3A-21. Street
lighting is required to be installed in accord with the City's adopted standards, specifications
and ordinances. The Public Works Department and City Engineer provided comments that
sewer is currently not available at the site and is approximately 314 of a mile to the west.
Sewer will not be available until the adjacent development to the west pulls the sewer through
their site to S. Eagle Road. It is important to note that the adjacent development has
engineering drawings under review for this sewer extension; however, the timing for the
completion of this extension is unknown. The Planning and Zoning Commission and City
Council should determine whether annexation of the subject development is in the best
interest of the city at this time.
5. School Capacity(Comp Plan):
School District(s) Kuna School District
• Capacity of Silver Trail Elementary: 676 Students
Schools Fremont Middle:473 Students
KHS/SFHS High Schools: 1688 Students
• Number of Silver Trail Elementary: 611 Students
Students Fremont Middle:493 Students
Enrolled KHS/SFHS High Schools: 1755 Students
Fremont Middle School and KHS/SFHS High School are both over capacity.
City of Meridian I Department Report 0.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
15 Days prior to the City Council hearing,the applicant shall provide the following
revisions:
-Lots 1-6,Block 12 and Lots 18-29,Block 4 shall be revised to the R-4 zoning
district and dimensional standards.
-Lots 2-7,Block 13 and Lots 8-11, 13-15,Block 12 shall be revised to the R-4 zoning
district and dimensional standards.
-Lots 14-23,25-30,32-34,Block 11 shall be revised to the R-2 zoning district and
dimensional standards.
- Remove Lots 2-4,Block 14 to incorporate additional open space west of the Farr
Lateral.
-Move Lot 27,Block 12 to align with the proposed traffic calming along Horsham
Street and have it include a 10-foot multi-use pathway as indicated on the path
master's plan.Extend the 10-foot multi-use pathway through the east side of Lots 5
and 11,Block 15 to connect the pathway with the pathway in Lot 24,Block 11.
-Updated legal descriptions for the R-2,R-4,R-8 zoning districts.
- Receive approval from the Meridian Fire Department for secondary access or
provide a written letter that you will fire sprinkler the homes in the subdivision.
-Revised plat,landscape plan,and open space exhibit.
1. A Development Agreement(DA) is required as a provision of rezone 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 shall not be submitted until the DA and Ordinance is approved
by City Council and sewer has been extended to the property.
Currently, a fee of$611.47 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six(6)months of the City Council granting the annexation. The DA
shall, at minimum,incorporate the following provisions IF City Council determines
annexation is in the best interest of the City:
City of Meridian I Department Report IV. City/Agency Comments & Conditions
a. Future development of this site shall be generally consistent with the preliminary plat,
phasing plan,landscape plan,common open space/site amenity exhibit, and conceptual
building elevations included in Section VIII and the provisions contained herein.
b. Any future development of the site must comply with the City of Meridian ordinances in
effect at the time of the development.
c. Homes on lots that abut S.Eagle Road, an arterial street,-will be highly visible; therefore,
the rear and/or side of structures on these lots (i.e. Lots 7, 9-13, Block 3; Lots 7, 9-11, 13-
16, and 18, Block 4) should 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
street. Single-story and existing structures are exempt from this requirement.
d. Access to Eagle Road via Vantage Point Lane Shall be restricted to emergency access
only unless otherwise approved by City Council.
2. The final plat shall include the following revisions:
a. Add a plat note stating"direct lot access to S. Eagle Road is prohibited."
b. Revise the phasing plan to incorporate Lot 7,Block 1 with Phase One (1) of the
development.
c. Graphically depict the five(5)foot wide public utility,drainage, and irrigation easements
on the sides of all buildable lots.
d. Dimension the width of the landscape buffers/common lots.
e. The applicant shall revise the common drive exhibits to show the driveways on the
opposite side of the shared property line adjacent to the common drive.
f. The multi-use pathway along the Farr Lateral shall be revised to stub to the southern
property and not stop short of the property line.
3. The landscape plan submitted with the final plat shall include the following revisions:
a. Include mitigation calculations on the plan for existing trees that are proposed to be
removed in accord with the standards listed in UDC 11-3B-1OC.5. The Applicant shall
coordinate with the City Arborist(Kyle Yorita kyorita@meridiancity.org)to determine
mitigation requirements prior to removal of existing trees from the site.
b. The multi-use pathway along the Farr Lateral shall be revised to stub to the southern
property and not stop short of the property line.
c. If the irrigation district does not allow for the applicant to plant vegetation in their
easement,the applicant shall revise their plat to allow for an additional five(5)feet
outside of the easement for the required vegetation.
d. Provide vegetation coverage calculations for landscape buffers along streets to meet the
required 70%. Sod and other grasses cannot comprise of more than 65% of the vegetation
coverage.
4. The proposed plat and subsequent development are required to comply with the dimensional
standards listed in UDC Table 11-2A-5 and 11-2A-6 for the R-4 and R-8 zoning districts.
City of Meridian I Department Report IV. City/Agency Comments & Conditions
5. All waterways, except natural waterways,intersecting,crossing or lying within the area being
development are required to be piped unless used as a water amenity or linear open space, in
which case they may be left open as set forth in UDC 11-3A-6. If left open,fencing may be
required in accord with the standards listed in UDC 11-3A-6C.
6. Prior to the City Engineer's signature on the final plat, all wells and sceptic system shall be
abandoned.
7. Prior to submittal of the final plat for City Engineer signature, a 14-foot wide public
pedestrian easement shall be submitted to the Planning Division, approved by City Council
and recorded for the multi-use pathway along the Farr Lateral and any other pathways
required by the Park's Department in accord with the Pathways Master Plan that are outside
of public right-of-way. Include the recorded instrument number of the easement(s) along with
a depiction of the easement(s)on the final plat.
8. Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
9. Off-street parking is required to be provided in accord with the standards listed in UDC
Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit.
10. The preliminary plat approval shall become null and void if the applicant fails to either: 1)
obtain the City Engineer's signature on a final plat within two years of the date of the
approved findings; or obtain approval of a time extension as set forth in UDC 11-6B-7.
11. The final plat shall substantially comply with the approved preliminary plat as set forth in
UDC 11-6B-3C.
12. The applicant and/or assigns shall have the continuing obligation to provide irrigation that
meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping
as set forth in UDC 11-3B-5,UDC 11-3B-13 and UDC 11-3B-14.
13. The Applicant shall comply with all ACHD conditions of approval.
14. The Applicant shall have a maximum of two (2)years to obtain City Engineer's signature on
a final plat in accord with UDC 11-6B-7.
15. Staff's failure to cite all relevant UDC requirements does not relieve the applicant from
compliance.
City of Meridian I Department Report IV. City/Agency Comments & Conditions
B. Meridian Public Works
PRE-PLAT CONDITIONS
.:,,tewater
• Distance to Sewer Sewer not yet available to site.Please see site conditions of Approval
Services
• Sewer Shed
• Estimated Project See application
Sewer ERU's
• WRRF Declining
Balance
• Project Consistent Yes
with WW Master
Plan/Facili Plan
• Impacts/concerns •
• See Public Works Site Specific Conditions
Water
• Distance to Water Water Available at Site
Services
• Pressure Zone
• Estimated Project See application
Water ERU's
• Water Quality None
• Project Consistent Yes
with Water Master
Plan
• Impacts/Concerns None•Each phase of the development will need to be modeled to verify
minimum fire flow pressure is maintained
PUBLIC WORKS DEPARTMENT
Site Specific Conditions of:Approval
I. Sewer not yet available to Site.Sewer to come from the future Reveille Subdivision to the East.
Public works will not approve Starling Ridge Subdivision utility plans until Reveille acquires
bonds and surety to move forward with Development.or until Sewer becomes available to site by
other means.
2. Casings should extend to the boundaries of the Irrigation District Easement.
3. Each phase of the development will need to be modeled to verify minimum fire flow pressure is
maintained.
4. Engineer to verify if there is a well onsitc.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.Can be used
for Pressurized irrigation.
City of Meridian I Department Report IV. City/Agency Comments & Conditions
5 Pro%ide Mr I awooent•fist mAim h%drant Ixcnls anJ waster•cr%tcc•• Fawment•dwaJd ctwnd
up to the cad of mats hydrant water txtct anJ I bc%UTA It
6 No permxwnt unncture%Itnvt.buslw•%.build soy. saptsttc toath nvcriacle walk knee•
mfiltratiaa trenches,light pots-% ete s to be built withn the utility calmest I rcc•arc not allowd
to the('ter .I atcmcot
Gesrral Cosditists%of Appro%sl
I Appltcant hall eoordtnvc water and xuer maim stye and rouuny with the Public Norks
Wparimmi.and c%rcutc u.xitlanl kstmt of ca•incur%fin anv maim that are nqutr%d to pros idc
seer ice out-,ids;of a public nyhtof-wav \6nmum co%cr m cr aeu cr mama n t►rce feet.if coves
from top of pipe to sub.grade i%k-%s than three k%I than shernac materials shall be used in
conformance of City of Wood tan Public W orks Departments Standard Specsficaiom
2. Per Ncndtan( t.the applicant+full h rcsltwrhsible to install.ewer anf water
mails to and through this&%cloponest Applicant maxi be eligible for a reimbursement
altrevncot for tnftastrueture cnhane:mcnt pet WC 94t-5
3. The applicant shall pro%ide easemcmis)for all public water sewer mains cwtsidc of public nghtof
wa%tinclufc all waw•r+mists and h%diant%). Iltc cascnicra widtl%%Ul be 2(4txt w idc for a
singk uulty,sx 31i feet wide for two The cassntnit*hall ni.t t\Jdieat•A%ia this,plat.but
rather tkdi:atcd uubidc the plat ptuccas using this,('in of Wi Jian's+tandard forms, 11sc
catumi ni shall la graphically dcprctd sin the plat for mkicricc puihs•cs cuhnti an c%cvuwd
ea•ctns,nt ton the forts a%alable f o n Pubic Works1.a Icral"-npirtn mpsrcd by an Idaho
l.icrnscd Profasustnal I awl�unc%rst whKh mist iscludc the area of the cascm.•nt irsarkn!
EXHIHI I.AI and an x F. s 11'map with bearings and distances it wkd EXHIHI I B►for
rc% w Ibth c%hibits mtru be scaled •igncd aid dated Ina{hack%%tc.nal I arid Sunc%or DO
NOT RECORD Add a note io the plat rcfercncmg dws document. All easements must be
subatstied.rv%scwcd and apptosed prow io dc%cloprsent plan appio.al
a. The City of Mcndian requrrs that pressurized rmgatiott systems be supplied b%a vetr-rt trnd
sotmce of warn i('UC 11.1B-m The applicant should be required to use any cueing surface or
well water for the pnmary source. If a surfacc or wcU sotrce is sot a%ailadc.a singk-pomt
eomiccuon to t►c culinary w atcr system%►all be regtsrrd If a usglc-punt cunniecum i%uuhetd
the&-%cloper will be responsible for she Mment ofasscsstntats for the cvw.imm areas prior to
pnot to rt cn itnr dc%cluprucnt plan appio%al
5 All eusbng mncturrs that we rcyuircd to be ictso%d shad)be prior so signature on the final plat
by dw('it%Engineci Any utuctuics that are allow d so M1matn shall be+ubfoct to"Auxwxt and
portAle rcmmgnrnt�i of unvi addns%ing s)1-in cornpltaicc with WC
6. All ungation dsichet canal+.Laterals or drains.excltm%c of nxural watef%tays.interxvims.
con sung or Iaymg ad-,xi-no and coniqutus to Ill.-area Molt%uhJi%sdtd%lull Ix addn•.td p,i
C1X 11-3 A-6 In perf(xmtny such work.the applicant shall csstnpl%with Idaho l'odc 42-IN7
and anv oilier aptilicable law or rvgulaoum
7 Anv wells that will not cononue to be uvd raw be propirriv af%a%dmcd according to Idaho%%'ell
Construction%tatdard%Rides admimucrcd Ay the Idaho D.partrncni of N atcr Rc%ourccs
i1DWR1.The Dc%ebper.Owncr.or project Erignecr.shall pro%tdc a statement addressing
whether there we an%existing-elk in the de%cloprsent.and if so.{sow the%will xmunuc to he
used.or pro%idc record of their abandonment.If W ells arc to be aband rocd.the pro)co ouster or
thot npescntati%c must contest tic•IDNR(iroundwatet Holtvtiun S ctiors IAaun%kinner.
Hydiogeologim 20x-2x7-4a72i BEFORE any work is don;to decommission an existing well
ic%cs if it t%bclw%d that the well it fit%thin Is fl dccpl Pioof o(cornmtntcauwt with IDN•R
muM be submitted to List,City prior to any won►beinr dos to ds,comtoi>wn the well Failure to
eumnunwas,with ID1b•R may a%ult in atfditwiwal work and%;x n%e to dsionststsuaa the well
City of Meridian I Department Report IV. City/Agency Comments & Conditions
N Any-timing"ic ii owns widun this ponied shall be it-mi%ed from%n%we per City ordinance
section 9-1-0 and 9 4 X. Contact Ccatral Dususct Health for abandonment proeodurcis and
ncpar:udrss 12tnt fl7 c.}2 I I
9 Street sngm arc to be in place.tarutan sewer and water t�'stern shall be approscd and acti%atd.
road haw approy cd by the Ada County Ikghwas District and At Frail Pis kr this w(dotuon
shall be recorded,poor to apphing for budding permits.
11, \Icier of credo or cash wrcty in the amount of I llr.will be required fa all uncompleted
fencing.landscaping.arnrntim etc.prior no signatut On the fiwl plat
I I All mpnocmcats related to public life.sakty and health shall be complctcd prior to occulpanc-,
of the structures Where approsed by the City Engineer,an ouster may post a perforrunce surety
for such impros cmenb in order to obtain City Eeginccr ugnaturc on the final plat as set forth to
UDC I I•'C.3B
12.Applwant shall be required to pay Public 116ods dcsclopracni plan inicw.and anwwtwa
inspection fete.as deicrm.ncd during the plan u' iew plrko%.prior to the icaturwc of a plan
approy at letter
13 It shall Isc the iciptnwhility of ti<applicant io eneure that all des cloptricat features comply with
the Amerwans with Dicabwliti-s Act and the Fair Haainy Act
14 1pplwant.hall he mpsnuble fir application and tirnphince with any%evion 4414 Kimittmy
that may he requnad by the Army Corps of knenccn
I s Iki clolscr shall csivo dnalc mantels kwat.ons with if.Mmdtan Post OfrKc
Ih Compaction test resuks shall be suhrmtted to the Meridian Building Dkpatmcnt fir all building
pads ri vo%ng enysnccnid hac►fill,where fxtuag w vld wt atop till matenal
17 The design engineer shall be regturrd to ccnih that the sircct«merino ckyaisons arc set a
mininurn of 3•(cct ahsyc the hiSlicst cstabhshcd peak gnwndwatcr cicsatom This is to crisurc
that the bc4wm cloy anon of the craw I spxes of hones ism(cast I•fort abos c.
Ix nse applicants design cnirneci shall be responsible for inspection of all imgatwn and or
dnu"c facility within this prr+trct that do not fall under the iunsdicam o(an inigmion district
or ACHD nr-&-ani n-neitr-xr shall pros.&-certification that the facilities hayc bean nsulkd in
acoordancc with the appimcd design plant This ccnificatson will be requdred Iscforc a ccniftcatc
of oc-cupascy is tssticd loot any atructuies w ohm the p"ect
I V At the completion of the prolcici the applcant.lull tw rc%psnuNe ki submit n\tiled draw mge jie7
tic(tty of hlcndian AuwCAD atandmis Ibcsc icccrd dnw ings must be rcccsscd and appnncd
pMr k/11K 1\etiallY Uf a CefllflcaUin OflKitlpanc\'6i/ani NItwlUre\wllin Ihic pn.lc-1
20 A street light plan will need to be included in the civil construction plans Street light plan
requirements we Inwd in xctsoit A•e of the Improscncnl Statdanls for street Lighting A copy
of the standards can hfinned at bLIP- wwsi tttmdtancil_e%pubfli�•prks�scn td_�7,
21 the Ctly of Mcndias rrgiares that the owner post to the C ity a performance surciv to the amount
of I:s (,(the total construction cost for all incompkst uwer.water and reuse infrastructure
pia to final ptx sigismurc lhts wrcty will be ienticd by a line item cost-stoma-pros Wit b%
the owner to the Of% The suety can be posted in the form of an irrmocaNc lencr of cmdn.cash
deposit or bond Applicant must file an application fa surety,shich can be found on the
Commumts l)c%cloprnent Dcpannmi%-bait- Please contact land Ikyelopricnt[-nice for
more information at rcx?-__11.
22 The City of WiWian rcguirce that the oyiner post to tie Cin a warranty turcty in the anoint of
2U'.of the twal oanuuctwn cost I'or all cvmpkwd ssrsci.wain and reuse nfratructur-fur
duration of two ycan Tlrs surety will he icrifkd in a line item cost cstirnae pros sdcd by the
owner to the City The sixty d:ai be pu.tcd in the titan of an nnc%ticablc kttcr of cndit,cash
deposit or Ixnd Appkcam must file an application fa suray,shich can tr found cn the
l ismmuuty Dkyclopmcnt lhpanmcnt wcbute Please comet land M%clopmcnt son ncc fix
rikrc information at ax7•;:I 1
City of Meridian I Department Report IV. City/Agency Comments & Conditions
C. Meridian Park's Department
(:> E IDI� �
Isar A�.-I Nrcrranun
Revneswr. Kim Warren/Pathways Protect Manager
Planner Assigned Sonya Allen
Prefect Name:Starting Ridge Sub file No:H 2O2600D3`A7.PP Oro: 3 26 2026
T/w following will be trosnned for drvrlopmenx of the proposed protecl.
CONDITIONS OF APPROVAL-PATHWAYS
I The protect developer shall design and—,,struct rniltayse pathways consistent with the location and
specificabons set forth in the Meridian Pathways Master Plan Map and Master Pattways Plan Docurnem
Chapter 3). Any proposed adrntnrrts to pathway ailprswist slia8 be coordinated through the Pathways
Protect tanager. Sew tnterorrrt Porrrways Mop on C,fy Websire
7 Prior to final protect approval the applicant Char dedicate a pubic amen easement for the blip— g multi
use pathways:
• A 10'wide milts vse pathway along the south(wnt)side of the Fan laseral
• A multi-use pathway connection between the Fan lateral Pathway and the neighborhood at the
srautheast corn,of the development
• A 10'wide mutts-use pathway shall also be constricted wstM the landscape buffer along 5 Eagk
Rd for the length of the proposed protect
Easernerts shad be a rnownurn of 14'wide(10'pathway•2'shoulder each aside). A8 pathways shall be
located outside of ingation dtsdkt easements unless permission is spealically,obtained from the gow i ning
irrigation district.Easement need only be dedicated for nhsltt-uw pathways that he outside the pudic ROW
Follow A(HD easement rlCuirrnents for detached sidewalks along public roadways
Use standard City rempbte tor pubic access rosemrnt Submit ON comments online tnrorgn Cmrrn's
Aam fibefd.
3 Commict multi use pathways per prying sMion bned on existing site concMiom as recommended by
prefect civil engineer in accord with UDC 11.3A-8 and 11-3912.Prior to final approval the applicant's
engineer shalt provide writer docurnntaton(stamped plans depicting reconvnended paving section)that
the pathway segment was constructed per ttw recommended specification.
4. The owner lot representative Association)of the property affected by each pudic access easrnerit shag
have in ongoing obligation to maintain the mugs use pathway
S 6'hgh open iron fnxrhg shall be ontall d between pathways and level water irrigation cysah and laterah
as detailed in the Meridian Pathways Master Pas,Chapter 3,page 3-5. AN other fence details per UDC 1I-
3A)
6 Protect developer shall be responsibhr for obtaining kimw agfermert and other permissions)in rephred
for constructrig within irrigation disVKt easements.
7 Should any discrepancy exist between these conditions of approval and the repurements of the irrigation
district,the developer Mail wort with Pathways Protect Manger to achieve a pathway design that meets
both City and irrigation district oblecores City requreryientS as stated slsall not(nor are they intended to)
override those of the rftgation district having pwtsdicton over the protect area
R..w i6 aG
City of Meridian Department Report IV. City/Agency Comments & Conditions
D. Irrigation Districts
1. Boise Project Board of Control
!n=?YM B ist. PRWF:CT BOARD OF COXTROL
....Ana.or..cn
n14.lAr�ATrr11an11
..• ..v�un.�..�r. 1'OMalr Or V a NOlairAnO.i.alerl
qqr a rJlnr01 J�OYMO aar0
woad r.r.rwu O[a.sorsigi ww.reior.Os-wtT
ata.rw..yr.x r
triorrAa AnrwA.aa .Aaw w.wc•
Ar..w ro'u_•�.wr. rrA.ar�wnlr
w rir woad*
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stern►are ceiAna ni Ora M►r w.
.►erns►!V[•,A.. ua our ni.An
01 April 2026
City Clerk's oflicc RECEIVE[)
33 F.Bnnxhsay Asentir
Meridian 11).83642 AM 03 2026
CITYOFOW-iie sir
RL:Starling Ridgc Sub.Avila 1•.aglc!hove.LLC AZ.PP.H-202ti~ON9 02TYCLERKS OFFICE
Lal.e Ilarcl tend liaglr Rd.Meridian
New York Irrigation District NY-156401-00
Farr lateral 32.60.71.30
Sec.04.T.N.R I F BM.
Sonya Allen. Plactater:
The l lnucd%utcs Fier Lawral lies within the Nnindary of The atriivc•nxntianed hwation The
crowrw it for this canal and lateral is held in the name of the United Stases through the Bureau of
Rect.inuuon under the authority of the Act of August 30.1890. (26 Stat.391;43 U.S.C.915)if
appro-ovd.
I he 114me Mill ILurd,.f l'rraml as contracYaA to opu4a4 and inninuin thin cam[ We awort this 1 ederal
ca.ement of i0 feet Noth dimixtn.of the For l.aaecal omtahne. Whcrra din arcs is 4x the operation
gird mainrerimm of air taddit),rui actis it)should liindrit err ahtlit)ter d4i ut.
If the original landscape I.planned di Ise t%cavaled more than 10 feet(20%air 11 t degrees)
within ttl feet of the drone quoted federal tavemcnr. Bois Project will require that the
eanaVlateral to be pipecllcoacrNe lined bs the land.rencr or dene4grcr to include all required
hoe structure,and dcliserii•%within the project Imandarics. Piped canahAalcrals could get
a reduced ca.ctncnt if agreed upon M Boive Project and the landowncr,develaper.
The Boise 1'ro w does not appmvr I3nd%*r4(gravel onl))within its cawnsenus.as this will
certunls increase the cost of mainlcnrnce. the casrnirnt must rvitwn a flat drivable surface All
public nsadways trust be otxvidc of this raicincnt. I asenw'nl mull remain n flat driid le surface
No variarices will be granted.
Fencing.gates,pathway s and pressurized irrigation lines(as may be required)must be constructed
just of Ilhe lateral casement•to emir public vnlety and prevent cmroochrnetxs. No varunoes will
tic granted.
The conuructiori of any roadway cnxsings must use conducted only during the non-irrigation
season whim the lateral is dcwittend. In any caw no work shell tale place within the eascnsent
City of Meridian I Department Report IV. City/Agency Comments & Conditions
E. Kuna School District
(rccn a.. Kuna School District
Empowering students to lead productive Yves
Mile 41126
RI %tarlmir Ridge%uhilti,m m
Ikaf(tmrni—mcn and(it)(uun.d Mc'dnm
Kuru%c"Dwrici hA+res Ie1.e1I the AppINA11 n for Starling Ridge and pro.Idc%the folk1 mg cornnicnt%for y.mu
(tm.deratwn
Kuru%K-K.il I)-oml ha.c.perunccd rapid xrx-ih mci the lay ten)ear.Out'Itan'h:0:t Kid rnca.urc ui imTca.c
.tudcnt capacim did arm pass.Nc are currently ar or near dntnct capacity In many of our whook and tho.e pnlial.tntrn
..III-Ml1r rc 10 gniw giscn the current appro%ads the(it)of Kula.City of Wndian.and Counn agirmict hJ.c panted
To he abk it,.mi:then dc.cloprwrit.the Kuna Sc-N 4 I)iun:t&card of Tru.tcc.rryuc.tt that dcscl.W.ii-im the
uxpayem to mrtigatc thc.,wd of grcw.th through pane r.hip which can K in the form of a dtmution of land.rnoicy.or
m-kted facilm)work l hti,dcsclipincnt w ill lfkf.•J.0 the pufutarrm Of S11WI I tall I krll.mtar).F icn►nt Middle.and
KIdS\hllti Ihgh S.'drx/1s
nea0n Pont 494 421
t10Yd 299 282 7211
ian Cfeeh 322 281 hX
676 640
270 270
Tree 676 611
fw5 473 493
8 100 83 0311
766 701
120 120 100%
s a SFHS 16Ia 17i8 lax
otar by group SW7 $727
The N19(it)of Kwu(trnprchcriu,c flan,appro.cd h)the City(wrwd,pv.wfc.,at to relate.to whoob:'School
facilltin Mill cmwnd.as rmrdcd.to loop pwc umh Kuna't growing population'In order to expand.the Kira School
Ditamt rcyurr,y paitact.h.pi w Ali dc.ckgvt+andk term inipurlaall).hwd.
To rcducc yr rclwrwc on tknd,and ri pnrrrmc rca.tnahk growth Mithin our dmtrict.Mc gm-rally.cck panncnhip%with
rc.dcnital dctek>f+er. I'anncr.hrpi,with kscl.gs r.mitigate the imp it harric.Mill Iusc to the Kura 1clr.ol I)i.tn.t and
our ability to&b-,vr scr%wes without comprtnmmng the gealit)of scnicc dedncry to currm reudcan or unpoung
Sstparierw.dw�
AOaam 11brR1/
ColrvmneaNlorr Qrarb
711 E Poo to Ad. Kuna.kW*8" Phone (206)922.1000
City of Meridian I Department Report IV. City/Agency Comments & Conditions
F. Ada County Highway District(ACHD)
ACHD ���.A�
Nals Wkwvq,V"Pr•i/ OM
I+,•M CommWon•r
/ Da.o raiarr"Commuuor.•r
/ Pxr"NN•or%Ca--W rw
Date:March 18.2026
To Ben Semple.Rodney Evans and Partners,PLLC
Staff Contact:Sam Standal-Ass.stant Traffic Engineer
Project Description Staring Ridge
TrlpGeneration This development is estimated to generate 1.968vehicle trips per day.
191 vehicle trip per hour in the PM peak hour,bated on the Institute of Transportat ion
Engineers Trip Generation Manual.17"edition
Meets
Area Roadway Level of
service Proposed Development Traffic Impact Study Planned
Improvements
Yes
NO Livable Street
Performance Measures
Area roads will rT*et AC I
AC
the future with planned
_.
Yes X Is Transit Available?
NO
Comments
connecting you to more
b•CGu WV Hsgt l y OM Ci-StMO N rw••rvr A—-Sdfl.ID.•sn)-PH X0-7f74100-f%t4l-74&SO•M .K.'CIO.IO W q
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;
Staff finds annexation of the subject property with the recommended changes to the R-2, R-4,
and R-8 zoning districts is consistent with the Comprehensive Plan FLUM designations of
LDR for this site and the goals and policies in the Plan listed above in Section III.B.
City of Meridian I Department Report V. Findings
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds the proposed map amendment to the R-2, R-4, and R-8 districts comply with the
purpose statement for the residential districts in that it contributes to the range of housing
opportunities consistent with the Comprehensive Plan. The staff recommended changes to
lower density and meet the intent of the comprehensive plan for larger estate style lots.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds that the map amendment will not be detrimental to the public health, safety and
welfare with compliance of the conditions in section IV.
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
Staff finds the proposed map amendment will not result in adverse impacts if the applicant
complies with the conditions in section IV as required.
5. The annexation(as applicable)is in the best interest of city.
Staff finds the proposed annexation is in the best interest of the City if the property develops
in accord with the provisions in Section IV as required.
B. Preliminary Plat(UDC-6B-6)
In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the
decision-making body shall make the following findings:
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code;
Staff finds the uses and residential density proposed with the preliminary plat is in
conformance with the Comprehensive Plan and should generally conform 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;
Staff finds that public services are available or will be made available for the subject
development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
Staff finds the plat is in conformance with scheduled public improvements in a 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 financial capability of supporting services for the proposed development
with the conditions listed in Section IV.
5. The development will not be detrimental to the public health, safety or general welfare; and
Staff finds the subject development will not be detrimental to the public health, safety, or
general welfare.
6. The development preserves significant natural, scenic or historic features.
There are no significant natural, scenic, or historical features.
City of Meridian I Department Report V. Findings
VI. ACTION
A. Staff:
Staff recommends approval of the proposed Annexation and Preliminary Plat with the conditions
of approval listed in Section IV.
B. Commission:
The Meridian Planning&Zoning Commission heard this item on [date]. At the public hearing
the Commission moved to approve the subject request.
1. Summary of the Commission public hearing:
a. In favor:
b. In opposition: None
C. Commenting: None
d. Written testimony: None
e. Staff presenting application:
f. Other Staff commenting on application: None
2. Key issue(s)of public testimony:
a. None
3. Key issue(s)of discussion by Commission:
a. None
4. Commission change(s)to Staff recommendation:
a. None
C. City Council:
The Meridian City Council heard these items on [date].At the public hearing, the Council moved
to approve the subject [=] and [app]requests.
1. Summary of the City Council public hearing:
a. In favor.
b. In opposition: None
C. Commenting: None
d. Written testimony: None
e. Staff presenting application.
f. Other Staff commenting on application: None
2. Key issue(s)of public testimony:
a. None
3. Key issue(s)of discussion by City Council:
a. None
4. City Council change(s)to Commission recommendation:
a. None
City of Meridian I Department Report VI. Action
VII. EXHIBITS
A. Project Area Maps
1. Aerial
Legend
Project Location
k `
• -• of • •
Analysis
A
City of Meridian
'o+•,xgnu�ui �
y,
Departmentpo
2. Zoning Map
Legend ff�®m�
R-8m
Project Location * I R4
0
Area of Impact
oAnalysis
Ry2 �
®� R-15
RUT RSW
RR
M1
I �—I
3. Future Land Use
Legend
Project Location
Area of Impact
Me,d_"High
O Analysis Density Residential
CIVIC J
®� Medium
Density Residential
Low Density
Residential �
s .
City of Meridian Department Report VII. Exhibits
4. Planned Development Map
Legend
Project Location
'T_" City Limits �®
Planned Parcels
Area of Impact
® Analysis
�JOR.
MFU1 ®
REM
s .
City of Meridian Department Report VII. Exhibits
B. Service Accessibility Tool (Existing Conditions)
Overall Score: 7 12nd Percentile
Criteria Description
Location Within 1/2 mile of City Limits
Extension Sewer Trunkshed mains 500-2,000 ft. from parcel
Floodplain Either not within the 100 yr floodplain or > 2 acres
Emergency Services Fire Response time > 9 min.
Emergency Services Police Reporting District meets response time goals some of
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 Not within 2 miles driving of existing or future school
Park Walkability Either a Regional Park within 1 mile OR a Community
City of Meridian I Department Report VII. Exhibits
C. Subject Site Photos
AL
City of Meridian Department Report VII. Exhibits
D. Phasing Plan(date: 5/12/2026)
e
ESTIMATED PHASING SHO'AN-MAY BE ADJUSTED BASED ON MARKET CONDITIONS.
Phasing Map
0 400 800
FEET
City of Meridian Department Report VII. Exhibits
E. Landscape Plan(date: 3/10/2026)
t3 _ 'e I I; III •
o
i;
CO
OVERALL
PRELIMINARY LANDSCAPE PAN
_✓ —r L1.00
,•wsucc:taw uuanwm�
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/ • __-_-____ •�;: 2 —R N —V R PLANTING _ _...a ..
0 -
- o I .`:
yHR B PLANTING
1. _ __ __ _ _ __ _ ._ - .. __ .. ..�.•+�.
IRPRELIMINARV LANDSCAPE PLAN-AREA ONE
City of Meridian Department Report VII. Exhibits
Ao\ fe /T&N fe A-ON AO /0--> ft r�0
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NO
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----------------- ---------
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---------------
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PARCEL Rr70710M
3w C VArtALf POINTE LIN
AjST)N&VALME MOSS
PARCEL RNW10190
V 3689 E VANTAGE POINTE IN
AET
'PRELIMINARY PLAN-AFtEATHFIEE
City of Meridian Department Report V11. Exhibits
uuo■cv■uaw c+unlrw�.s.0.-=
Is .
• — EYN O&%
IN 0
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T PRELIMINARY LANDSCAPE PLAN-AREA FOUR "y -
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LIMINARV LANDSCAPE PLAN-AREA FIVE ,
}
City of Meridian I Department Report VII. Exhibits
= ----
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19 i ,`• \� i, `�� ,\
PRELIMINARY LANDSCAPE PLAN-AREA SIX
I MIT--
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------- ------i
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TPRELIMINARY LANDSCAPE PLAN-AREA SEVEN
City of Meridian I Department Report VII. Exhibits
--------------
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PRELIMINARY LANDSCAPE PLAN-AREA EIGHT
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AI.ELIK.1 LANDSCME PLAN-AREA NINE
..........
City of Meridian I Department Report V11. Exhibits
--------------
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A%PRELIMINARY LANDSCAPE PLAN-AREA TEN
----------
♦
N"
T CARRIM LAURA ROOM
PANEL R897D710130
3M E MIAM PM%IN
...........
..........
!46
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%
�"LIMINAIRY LANDSCAPE PLAN-AREAELEWN
City of Meridian I Department Report V11. Exhibits
TP.-w.
,. .... OAQouo MM E PuwnNc�_ W_ •2 CONIFEROUS TRff PLANTING
--•-•--••
City of Meridian Department Report VII. Exhibits
F. Common Drive Exhibits
EWAY LOTS 6-3+7-3 Camwn DrNaMay Accer Lepttd
I COMMON CRY -
'�COMMON pNEWAY 1OT812-3+13-0
' OVERALL PLAN __•_...�•_
u-T_
all-
77
,
I COMMON OgVC-WAY LOTS 8J+7J !LN COMMON DgYEWAY LOTS 16-4+19-4 7 COMMON OgYEWAY LOTS b@+8-12 COMMON DRIVEWAY L078 2242+2342
�--f-
DWA i
l
G. Qualified Open Space Exhibit(date: 2/11/2026)
LANDSCAPE LEGEND CITY OF MERIDIAN OPEN
SPACE REQUIREMENTS
a ®oPENaP.cE COMMON OPEN SPACE
Toro srtE—zLu.]s.sr.w u to ss
Rt]t 21 ACRFS
Rt YLtCREs
RFOWED OPFM SPttF PFRCFNTtGf
.lh
PNOv-61Q SF lPttF OENCENf.Cf
QUALIFIED OPEN SPACE
- '� auus,ED arEu aPACE
- tams
1 xl mNsr.
a+f 1lTP LF
C is C i♦TI:AEt99F
SITE AMENITIES
FERatcREs
t _ wno�am tcw.cs,.
N=DDcroTSTATIDNs-Da"PERST--
p)DurtnowrlREgN6-IPT POI BLSFFG.)Pr
tl _ tl gAYCAGM.l PTS PEN
„ - tl YONISCWNIL.UW.VFD.]PiL.PEN
tD(YF LOUlIS-]PTL
n n ri `ri - s,LYQE RF➢/JI6TtipN.,PT PER lTtftlN,PT
_. .. L; PEDESTRWN OR BRI'CYF CF1g1ATgN lvlTEN
ri ri ri � W14NNN:NEDWT,A WtIF:iWtY P1DNTT,ar CJ�Nal1,PF
,! 4i ,! -- W,EN 41DNED WIIN],ITEM DPFN 6PtCE IPtaF061-,PI.
,: n _ n p ' t! 1 tl 41RTILSF PATNNWv,LDUTN Or GV4L)]PTT
e
n r.
,! -• r
OVERALL OPEN SPACE EXHIBIT
STARLIN RIDGE SUBDIVISION I
S.EAGLE ROAD.MERIDIAN,ID 83642
IIi±!
City of Meridian I Department Report VII. Exhibits
H. Preliminary Plat(date: 3/5/2026)
PRELIMINARY PLAT FOR STARLING RIOOE SUBOIVI.SION _
{ITYAT{O IN N)OR TN{{W 4 OI...TION
{OI{{M{NIOIAN.AOA OOYNTV.IOANO -- - '•""'O
o■s Note
k. fs�r Ij Et "6 _. _ _ Vick*M �..
71 1 _ �� ,Common DrNw{y Aoosee �PeroaY kldlOsE Contacts_--
-. r' Keyed Notes
FW
Legend
41
` -
t
• • tl
z
l� ., cart ■ ���
• — aw v M d{e LOCO ev" 77/41 Loetl 9—-E V.nI.O.Ponce a. Q nlye M Me{e0
City of Meridian Department Report VII. Exhibits
I. Building Elevations (date: 5/12/2026)
Starling Ridge-City of Meridian
Example Elevations-2 and 3 car Garages
■ 1.
r
T", r 71 kill 't
City of Meridian Department Report VII. Exhibits
Starling Ridge-City of Meridian
Example Elevations-2 and 3 car Garages
in
City of Meridian Department Report VII. Exhibits
Starling Ridge-City of Meridian
Example Elevations-2 and 3 car Garages
City of Meridian Department Report VII. Exhibits
1 'f 11
DepartmentCity of Meridian po
Starling Ridge-City of Meridian
Example Elevations-2 and 3 car Garages
c.
0 .
Mud rr'
_ 1
City of Meridian Department Report VII. Exhibits
J. Annexation Legal Description & Exhibit Map
Legal Description
Starling Ridge Subdivision —R-8 and R4 Rezone
Parcels being in the N'/,of the SW Y.of Section 4 Township 2 North.Range 1 East Dose Meridian.
Ada County Idaho.and more particularly described as follows
R•8 Zone
Beginning at an Aluminum Cap monument marking the northwest corne•cf said N%of the SW/.of
Section 4 from which an Aluminum Cap monument marking the southwest corner of said SW/bears
S O'12'45'W a distance of 2653.35 feet.
Thence S 89'48'13'E a distance of 30 00 feel to the northwest cofnef of Lot 2 in Block 1 of Vantage
Pointe Subdivision as shown in Book 80 of Plats on Pages 8575 through 8576.records of Ada County.
Idaho.
Thence along the northerly boundary of said I of 2 r Block 1 of Vantage Pointe Subdivision tr4!
follovnng described courses
Thence S 89'48 13'E a distance of 1199.54 feet to a Y:diameter rebar with cap#4998 be rig
the northeast corner of said-ot 2 in Block 1 of Vantage Pointe Subdivision
Thence along the easterly boundary of said Lot 2 in Block 1 of Vantage Pointe Subdivrson the`ollarrn�
described courses
Thence S 0'11'4T W a distance of 11368 feet to a pant of extension from sad easterly
boundary
Thence S 45`17'24'W a distance of 222 09 feet:o a point
Thence S 44'42'36'E a distance of 178.87 feet to a point.
Thence S 45'17'24'W a distance of 30 54 feet to a point
Thenoe S 0'12 45'YV a distance of 904.29 feel to a point along the southerly boundary of sa,d Lot 2
in Block 1 of Vantage Pointe Suodiviwn.
Theno N 89'59'02'W a distance of 1177 00 feet to a 5/8'diameter rebar wdh cap*4998 being the
southwest corner of said N h of the SW'/.of Section 4 IS 1116 corner).
Thence N 0'12 45'E a distance of 1326 71 feet:o the POINT OF BEGINNING
This parcel contains 35.72 acres and is subject to any easements existiN of in use
R-42o
Commencing at a-)Aluminum Cap monument marking the northwest comer of said N'/,of the SW
'/.of Sect,on 4 from vonich an Alvninum Cap monument marking the southwest corner of said SWI.
bears S 0'12'45'W a distance of 2553 35'ce:
indSolutions Sonr9 Raq�suDOrnJob _ 2149
No
oseIaI
City of Meridian I Department Report VI1. Exhibits
I herce S 89'48 13'E a distance of 1229 54 feel to a Y:'diameter rebar with cap 94998 being the
nc-treast comer of Lot 2 in Block 1 of Vantage Pointe Subdivrson as shown in Book 80 of Pests on
Pages 8575 through 8576.records of Ada County.Idaho,
Therce along the easterly boundary cf said Lot 2 in Block 1 of Vantage Pointe Suhd vision
S 0'1 1 47'W a distanoe of 56 29 feet to I-A' d ar e+ter rebar with cap 04998 being the POINT OF
BEGINNING.
Thence continuing along the easterly bounca y o1 said Lot 2 in Block 1 of Vantage Pointe Subd.vision
the fc lowing described courses
Ihence a distance of 100 61 feet along the arc of a 100 00 foot radius curve fight Sad curve
njv'ng a central angle of 57.38'43'and a long chord gearing S 60'S8'S2'F a distance of 96 42
feet to a 518'diameter rebar with cap*4998 brng a point of tangency:
Thence S 32'09'30'E a distance of 68 90 feet to a 5W diamete•rebar%ith cap 94998 being
a point of curvature.
Thence a a stance of 171.03 feet along the arc of a 170.0 foot radius curve left.said cu ve
rtav rg a uentral anglu of 57'38'38' and a long chord bearing S 60'58 52' E a distance of
163.91 keel to a 5M'diameter rebar vnth cap fr4998 being a pant of tangency
Thence.S 89'48'13'F a distance of 15 00 feet to a point
Thence S 0'12'52-W a distance of 52 33 feet to a point.
Thence S 27'41'49'E a distance of 172 02 feet to a 5l8'diameter rebar with cap 94998
Thence S 56'09'30'E a distance of 23 85 feet to a"'diameter teow vnth cap rr499h
1 hence N 81'50 30`E a distance of 135 14 feet to a 112 diameter rebar with cap$4998:
Thence N 89'55 06'E a distance of 206 00 feet to a 172'diameter rebar with cap 27612:
Trence N 88'31 55"E a distance of 183 25 feet to a 112 a ameter rebar with cap 1117612,
Thence S 37'29'07'E a distance of 81 09 feet to a 1!2'diameter rebar w,th an illegible cap.
1 hence S 0'37'03'W a distance of 160 02 feet to a point.
Thence S 17'36'23'W a distance of 133 25 feet to a point.
Thence S 62'28'31'E a distance of 273 2' !eel to a pant of curvature:
Thence a distance of 26 76 feet along the arc of a 20.00 foot radius curve right saia curve
having a central angle of 76'3927' ana a long chord bearing S 38'5647'W a distance of
24 81 feet to a point of reverse curvature.
Thence a distance of 131 50 feet along the arc of a 45 00 foot radius curve left.said curve
having a central angle of 167'26 04 and a long choro bearing S 6'26'31'E a d stance of 89.46
feet to a 117 d!arreter rebar with an illegible cap.
Thence S 0'09'30'E a distance of 68 61 feel to a point
Le'1ndSolutions Su rrq 0.0pe SjbdwnXt Rcc-49
Pape 2 cr]
City of Meridian I Department Report VII. Exhibits
Then:*S 42'09'30'E a distance of 16 09 feet to a point.
Therce S 76'09'38'E a distance of 238.87 feet to a point
Thence S 0'37'03'W a distance of 150.97 feet:o a point being the southeast comer of said
Lc:2 n Block 1.
Thence along:he southerly boundary of said Lot 2 in Block 1 of Vantage Pointe Subdivision
N 89'59'02"W a distance of 1446 32 feet to a point.
Thence N 0'12'45'E a distance of 904 29 feet to a point
Thence N 45'17'24'E a distarce of 30 54 feet to a port
Thence N 44'42'36'W a distance of 178 87 feet to a point
Thence N 45'17'24'E a drstarce of 222 09 feet to a po nt
Thence N 0*11'4r E a distance of 57.39 feet to the POINT OF BEGINNING
This parcel contains 25.62 aces and is subject to any easements existing Cr in use
Clinton W Hanson.PLS Ht,L LA,j�
Land Solutions.PC �O S
REVISED March 10,2026 vt,rf F G94
P M
a 11118 z
N to
F ,0T 5o
ylOnr W. N��
l c7n d$OlutlOnS SWIM ROWS LCC.+sor-ne:YL`
rrj.;-01
City of Meridian I Department Report VII. Exhibits
STARLING RIDGE SUBDIVISION - RE-ZONE EXHIBIT
PORTIONS OF THE N1/2 OF THE SWIM OF SECTION 4,T2N R 1 E. BM, ADA
CPW NST 140 COUNTY. IDAHO
2019-091022 5 4 E LAKE HA2EL ROAD
Gl1RK TAKE
LK TAM
UK LEWIN KARIKG CJ RVE LENGTH WUS DELTA eEA►*4 CHORD
POINT OF n 10061' MOD' 573843- %O'S6'52'E 9642'
OOMMWEMENT Ll 5629' SO'tt'47ti
R-4 ZONING^ R C2 171 03' 170.00' 5T38'36' 560.36'52'E 16J.91'
POINT OF �, - 61590' S32T39'30'E
< C3 2676' 20ar 76'39'2r S38'%'47Y 2481'
BEGINNING = L,3 +5.00' Se9.4e'T3'E >.
R-8 ZONING I CA t3t50 4500 16726'C4' S626'31'E e946'
U 5233' S0'1252'M
cP0 1D777.5
+ POINT OF BEGINNING
NO 111064 589'4871A 1229.54' `� R-4 ZONING 1/4 SECTION Loc
E. VANTAGE POINT IN. (PRIVATE) '! VNITAM POPONTE 9 WWS M
`PFWA'E ROAD oy I LR ea►Ds e5»-854
EASE]AEIVT (2.11 AC.) \` 57 C? 3 L
�-30'R.O N E. VANTAGE POINT LK'
(0.91 AG) ceeEan �� \` L Le L9 ! \
PAAIfl RMTOTT402S d 1 `. �
N O S.EA4L ROAD \\ (►
00T 2 KK+VANTAGE PO lt) _ v a
N 0 S EAQE ROAD
••.� § (LOT 2.6Ut I vANTAGL PONIL)
^ N APEA.35. 22 ACRES
o r, AREA_25.62 ACRES !
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City of Meridian I Department Report VII. 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 VIIl. Additional Notes &Details for Staff Report
Maps,Tables, and Charts