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HomeMy WebLinkAboutPZ - Department Report for 5-28 COMMUNITY DEVELOPMENT �E IDIAN --- DEPARTMENT REPORT HEARING 5/28/2026 Legend DATE: ® Project Location TO: Planning&Zoning Commission :::Area of Impact City Limits - FROM: Sonya Allen,Associate Planner O Analysis r 208-884-5533 sallen@meridiancity.org APPLICANT: Connor Lindstrom,KM Engineering, ;- F LLP SUBJECT: Durango Subdivision—AZ, PP �3 H-2025-0017 LOCATION: 5630 W.Ustick Road, generally located -f at a portion of the SE 1/4 of the SW 1/4 of Section 33,Township 4N,Range 1W Parcel Nos. SO433346600, S0433346710, SO433346650 and SO433347115 I. PROJECT OVERVIEW A. Summary Annexation of 37.08 acres of land with R-8 (29.53 acres)and L-O (7.55 acres)zoning and a Preliminary Plat consisting of 127 residential lots, 6 commercial building lots and 14 common lots on 35.87 acres of land in the proposed R-8 and L-O zoning districts. B. Issues/Waivers Input Issues and Waivers Here. Link it to the Section of the report C. Recommendation Planning Division: Approval Planning and Zoning Commission: Click or tap here to enter text. D. Decision City Council: Click or tap here to enter text. E. Table of Contents Community Metrics.............................................................................. II StaffAnalysis..................................................................................... III City/Agency Comments and Conditions...................................................... IV Findings............................................................................................ V Action.............................................................................................. VI Exhibits............................................................................................ VII City of Meridian I Department Report I. Project Overview II. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant and Residential - Proposed Land Use(s) Residential and Office - Existing Zoning RUT VII.A.2 Proposed Zoning R-8 and L-O Adopted FLUM Designation Medium Density Residential and Office VII.A.3 Table 2: Project Overview Description Details History NA Phasing Plan 3 phases are proposed Residential Units 127 Open Space 25.41% Amenities 7 points required/8 points provided Physical Features Eight Mile Lateral and the Sky Pilot Drain Acreage +35.87 acres Lots 147 lots(127 residential/6 commercial/14 common lots) Lot Sizes minimum lot—5,547 s£/maximum lot—8,687 sf/average lot—5,864 sf Density 4.48 du/ac Table 3: Process Facts Description Details Preapplication Meeting date 4/7/2025 Neighborhood Meeting 1/8/2025 Site posting date 5/5/2026 Table 4:Agency Comments Agency/Element Description/Issue Reference Ada County Highway District IV.K • Comments Received Yes/Staff Report - • Commission Action Required No - • Access Ustick Road/Existing - • Traffic Level of Service Ustick Road—Better than"E" - ITD Comments Received ITD has indicated that they have no comments related to this application. Meridian Public Works Wastewater IV.B • Distance to Mainline Sewer not yet available to site. • Impacts or Concerns Extension of the McDermott Trunk line to Ustick and an additional 1700ft of 10-inch sewer main required to serve site.PW will not approve utility plan until sewer is made available. Meridian Public Works Water IV.B • Distance to Mainline Available at the site • Impacts or Concerns A maximum of 50 lots can be developed before a second water connection is required. City of Meridian I Department Report II. Community Metrics 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.meridianciU.or lWebLink/Browse.aspx?id=400842&dbid=0&repo=MeridianQ Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:S0433346600 Date Retrieved:2026/5/S Parcel Count Parcel Acreage Infill Indicator: 817 Surrounding Area 1,s11 0 44 /o .vot city ® City Limits 1,197 Not City HouseholdHousehold& Population Growth F Households El2020 Population Change:82.0% Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 Use Types Residential Addresses All Addresses Single-family Multi-family 191% 190% ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(Mast 5-yearn Proposed Proposed Pending Pending Approved Approved 0 1000 2000 3000 4000 0 100 200 300 ■ Single-family Multi-family City of Meridian I Department Report II. Community Metrics 2.00 QW 1,500 Single-family y 1.50 Residential M, 1,000 Parcel Diversity y 1.00 U 0 Parcel Count in 0.50 ® 500 L m Average Acres 0.00 ' O a 0.15 0 06_ 0 a R-2 R-8 R-15 Average Single-family Density by Zoning Average 20.00 15.00 �15.92 d' Density 10.00 p �6.56a�� 5.00 0 4.36 0.00o:ao Dwelling Units 1 Acre R-2 R-4 R-8 R-15 Notes: See VIII. Additional Notes&Details for Staff Report Maps,Tables, and Charts. 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 llstick Road 870-feet Principal Arterial 293 Better than "E" *Acceptable level of service for a two-lane principal arterial is"E" (690 VPH)_ 2, Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. + The average daily traffic count for Ustick Road east of McDermott Road was 5,505 on January 27, 2022. City of Meridian I Department Report II. Community Metrics ACHD Planned Improvements 1. Capital Improvements Plan (CIP)l Five Year Plan (FYP): • Ustick Road is scheduled in the FYP to be widened to 5-lanes from McDermott Road/Bypass to Black Cat Road in 2027. • Ustick Road is scheduled in the FYP to be widened to 5-lanes from Black Cat Road to Ten Mile Road in 2025_ The intersection of Ustick Road and McDermott RoadfBypass is scheduled in the FYP to be widened to 3-lanes on the north leg, 3-lanes on the south leg, 6-lanes on the east leg, and 6- lanes on the west leg in 2027. ■ The intersection of Ustick Road and Black Cat Road is scheduled in the FYP to be widened to 7 lanes on the north and south legs and 6-lanes on the east and west legs and signalized in 2025. • The intersection of Ustick Road and Owyhee Storm Avenue is scheduled in the FYP as an intersection improvement project to be widened to 3-lanes on the north leg, 6-lanes on the east leg, and 5-lanes on the west leg in 2025. • Black Cat Road is listed in the C I P to be widened to 5-lanes from Cherry Lane to Ustick Road between 2031 and 2035. ■ The intersection of Cherry Lane and Black Cat Road is listed in the CIP to be widened to 4- lanes on the north leg, 4-lanes on the south, 4-lanes east, and 4-lanes on the west leg, and signalized between 2031 and 2035_ Notes: See V111. Additional Notes&Details for Staff Report Maps,Tables, and Charts. City of Meridian I Department Report II. Community Metrics III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview This property is designated Medium Density Residential and Office on the City's Future Land Use Map(FLUM) contained in the Comprehensive Plan. The Medium Density Residential 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. The Office designation provides opportunities for low-impact business areas. These uses would include professional offices,technology and resource centers; ancillary commercial uses may be considered(particularly within research and development centers or technological parks). Sample zoning include L-O. The applicant proposes to extend("float")the existing Office land use designation west along the Ustick frontage to accommodate additional L-O zoned office lots within the overall Medium Density Residential designated property. The Comprehensive Plan allows adjacent future land use designations to be utilized through a development application process where the designation directly abuts the subject property, does not extend across a collector or arterial roadway, and does not exceed 50%of the land being developed. The applicant states that approximately 16%of the development area would utilize the floated Office designation and that the subject property directly abuts the existing Office designation. Based on these findings,the request appears consistent with the Comprehensive Plan's floating designation provisions. The proposed plat contains 127 residential lots on approximately 35.87 acres at a gross density of 4.48du/ac,meeting the required density range listed above. The applicant has also provided a conceptual layout for the office portion of the development. The plan depicts site parking,cross-access driveways to adjacent properties,and 6 office buildings,totaling approximately 51,255 sq ft. Staff finds that the proposed zoning,plat and conceptual office layout are consistent with the MDR and Office designations. 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 recommend 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 • 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. The proposed plat has an abundance of pedestrian connectivity throughout the proposed development. • 2.02.01C-Require all new residential neighborhoods to provide complete streets,consistent with the Transportation and Land Use Integration Plan. The internal street network meets ACHD standards. City of Meridian I Department Report III. Staff Analysis • 2.02.01D -Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity. The applicant proposes extending several walkways to other properties abutting this development. • 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.As noted above, sewer to this development is not in the immediate area. However, with the development of the Dayspring Subdivision, sewer will be extended in Ustick, which this development could utilize. The timing of the extension is unknown at this time. • 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. The applicant is coordinating the landscape design with the Ustick Commercial development to the west.Additionally, the office lots west off. Dayspring Way were located here to integrate with the property to the west and coordinate an appropriate transition between the two commercial developments and future residential lots north of the Sky Pilot Drain. • 4.05.01D -Requires improving and protecting creeks and other natural waterways throughout commercial, industrial, and residential areas. The Eight Mile Lateral runs along the northern boundary of the site and will remain in a natural state, enhanced with a multi-use pathway. 0 5.01.02C-Promote area beautification and community identity through context sensitive building and site design principles,appropriate signage, and attractive landscaping. Ustick Road is designated an entryway corridor. The applicant is proposing a dry creek bed with river rock and boulders as additional design features.Additionally, the applicant should enter into a license agreement with ITD or ACHD to landscape the surplus ROW located along McDermott Bypass, near the NWC of the property identified with phase 3. 0 5.01.0IF—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 L-O district from 6 am to 10 pm to minimize these disturbances. 0 6.01.02B -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. Cross-access is being provided to abutting properties. Direct lot access isn't proposed; however, the Ustick Commercial project did show RIRO access to Ustick to be shared with the property.ACHD and City staff are not supportive of any access to Ustick Rd. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): There is an existing structure on parcel S0433347115 that will need to be removed with development of the property. 2. Proposed Use Analysis (UDC 11-2): The applicant is proposing a mixed-use development consisting of 147 total lots, including 127 single-family residential lots, six(6) commercial lots and fourteen (14) common lots on 35.87 acres. The residential portion of the property is proposed to be zoned R-8 and is proposed to develop with single family detached homes. The office portion of the development may develop with 6 office buildings totaling 51,255 square feet. The subdivision is proposed to develop in three phases. City of Meridian I Department Report III. Staff Analysis 3. Dimensional Standards (UDC 11-2): This subdivision is proposed to include various sized residential lots, ranging from 5,547 sq. ft. to 8,687 sq.ft. In total, 127 buildable residential lots are proposed. Average lot size is 5,864 sq.ft. The office lots range in size from 31,017 sq.ft. to 47,798 sq.ft. The minimum lot size in the R-8 zone is 4,000 feet, and there is no minimum lot size for the L- O zone. Staff finds that the proposed development meets the dimensional standards of both zones. Any future homes and office buildings will also need to comply with the dimensional standards in UDC Table UDC 11-2A-6 and 11-2B-3. Lots 1, 2, 4, Block I should graphically depict the 35 foot landscape buffer along Ustick Road and a 10 foot landscape buffer along N. Dayspring Way. D. Design Standards Analysis 1. Structure and Site Design Standards (UDC 11-3A-19): All structures and site designs are required to comply with the standards listed in UDC I I- 3A-19. The conceptual development plan of the office area 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 west and east; a pathway is proposed to the future residential development to the north for pedestrian access and connectivity,no vehicular connectivity is proposed. Where the pathway crosses a vehicular driving surface(driveway that parallels the Sky Pilot Drain),the applicant should distinguish this pedestrian crossing through the use of pavers,colored or scored concrete,or bricks,per UDC 11-3A-19B.4b. Staff is supportive of the proposed layout with the noted modification. 2. Qualified Open Space&Amenities (UDC 11-3G): UDC Requirement Proposed/Analysis Open Space: 15%for the 7.63 acres or 25.41% R-8 Zoning Amenities: 1 Point for Dog waste station,open space commons,pathways for a every 5 acres of gross total of 11 points,7 points were required. land area 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 is proposing to construct a 10 foot multi-use pathway along the south side of the Eight Mile Lateral outside of the 50 foot easement. Landscaping along the pathways should comply with the standards set forth in UDC 11-3B-12C. Although the applicant exceeds the required amenities per the UDC, staff believes with this annexation the applicant should provide an additional amenity in one of open space commons lots.If these areas are for play for the residents, staff recommends the applicant construct a passive amenity such as an open space commons shelter in Lot 9, Block 3. 3. Landscaping(UDC 11-3B): i. Landscape buffers along streets City of Meridian I Department Report III. Staff Analysis UDC Requirement Proposed/Analysis Entry Way Corridor: A 35-foot wide landscape buffer is proposed along Ustick 35 feet Road. Collector Road: 20 feet A 20-foot buffer is proposed along a portion of the McDermott Bypass. The roadway is currently under the jurisdiction of ITD and is anticipated to be conveyed to ACHD in the near future. Staff recommends the applicant coordinate with the applicable transportation agency prior to submitting Phase 2 of the project and enter into a license agreement to incorporate the surplus right-of-way into the buffer area. Local Road: 10 feet or Eight-foot parkways are proposed along the internal streets 8 feet with detached consistent with UDC standards. The Sky Pilot Drain runs sidewalks along the east boundary of N.Dayspring Way which creates an exceptionally wide buffer in this area.If trees are not allowed to be planted in the easement,the applicant should add an additional five feet outside of the irrigation easement to plant the required trees. ii. 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 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. iii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-3B-8. The office portion of the proposed development will have to meet the parking lot requirements listed in UDC 11-3B-8 with the submittal of the Certificate of Zoning Compliance. iv. Landscape buffers to adjoining uses A minimum 25-foot-wide buffer is required adjacent to residential land uses in accordance with UDC Tables 11-2C-3, 11-2B-3, and 11-4-3-34F. The buffer shall be landscaped in compliance with the standards of UDC Section 11-3B-9C. The residential and commercial components of the development are separated by the Sky Pilot Drain and its associated 100 foot-wide irrigation easement. The applicant proposes to pipe the drain and improve a portion of the easement area with approximately thirty- eight(38)feet of open space that includes a five(5)foot-wide pedestrian pathway and a seven (7)foot-wide planting bed adjacent to the residential portion of the property. The other half of the easement is located on the commercial portion of the property providing the 100 foot buffer between the two uses. City of Meridian I Department Report III. Staff Analysis As trees are not permitted within the irrigation easement, an additional five(5)foot-wide landscape strip outside of the easement will be necessary to accommodate the required tree plantings and meet the landscape buffer requirements of the code. v. Storm integration 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. Development will be required to meet UDC 11-3B-II for stormwater integration. vi. Pathway 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. 4. 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. ii. Nonresidential parking analysis UDC Requirement Proposed/Analysis Commercial: 1 Parking This will be determined during the Certificate of Zoning Stall per 500 Square Feet Compliance application review. of Gross Floor Area iii. 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. Bicycle parking will be determined with the submittal of a Certificate of Zoning Compliance application. 5. Building Elevations (Architectural Standards Manual): Conceptual building elevations were submitted for the proposed subdivision as shown in Section VII.N. Single family homes along the collectors should 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 home 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 adjacentpublic streets. Single-story homes are exemptfrom this requirement. City of Meridian I Department Report III. Staff Analysis The office elevations will be subject to the design standards in the Architectural Standards Manual(ASM). 6. Fencing (UDC 11-3A-6, 11-3A-7): All fencing constructed on the site is required to comply with the standards listed in UDC 11- 3A-7. 7. Parkways (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 is proposing parkways along the local streets of the subdivision. The applicant has designed the local streets with sixty-three feet of right-of-way which includes an 8 foot- wide landscape planter and a 5-foot-wide sidewalk within a thirteen foot ACHD easement on each side of the thirty-seven-foot right-of-way. The parkways will be required to meet the requirements of UDC 11-3A-17. E. Transportation Analysis 1. Access (UDC 11-3A-3, UDC 11-3H-4): Access to the preliminary plat is via W. Ustick Road and N. McDermott Road. For the L-O portion of the development, the applicant is proposing cross access to the property to the west and east as required by UDC 11-3A-3. Direct lot access to Ustick is prohibited. 2. Pedestrian Connectivity(UDC 11-3A-5, UDC 11-3A-8, UDC 11-3A-17): The applicant has provided ten-foot-wide multi-use pathways and five foot-wide pathways as well as five foot-wide sidewalks throughout the development for pedestrian connectivity. 3. Subdivision Regulations (UDC 11-6): i. Common driveways Per UDC 11-6C-3D,common driveways shall serve a maximum of four(4) dwelling units. In no case shall more than three(3)dwelling units be located on one (1) side of the driveway. The applicant is proposing three (3) common driveways that meet the dimensional requirements as outlined in the UDC. ii. Block face Per UDC 11-6C-3.F.1,block face length in in residential districts shall be more than seven hundred fifty(750) feet in length without an intersecting street or alley,except as allowed in subsection(F)(3) of this section. The north side of W. Pagosa Street exceeds 750 feet in length requirement but does not exceed 1,000 square feet in length. Per UDC 11-6C-3.F.1.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. The applicant is proposing multiple pathway connections, including traffic calming as required by the UDC. Therefore, staff has no opposition to the extended block length. City of Meridian I Department Report 111. Staff Analysis F. Services Analysis 1. Waterways (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 Eightmile Lateral is proposed to remain open while proposing to reroute and pipe the Sky Pilot Drain north along the southern access road before traveling west under the service drive. Various meetings and coordination took place between the applicant, Nampa Meridian Irrigation District(NMID) and ACHD to establish a route that works for all parties. The easement in which the drain will travel will be 100'wide as required by NMID and the origination point of the drain and the location in which it departs the property under McDermott Road will remain. To provide NMID the access needed to their pipeline, no structures will be placed within the easement, and no trees will be planted. A waiver to keep the lateral open needs to be approved by City Council. 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. 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. 4. Utilities (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. Sewer is not yet available to the site. The extension of the McDermott Trunk line to Ustick Road and an additional 1700 feet of 10-inch sewer main is required to serve site. The Public Works Department will not approve utility plans until sewer is made available at the site. Commission and Council should determine if annexation of this property is in the best interest of the City. 5. School Capacity(Comp Plan): School Districts West Ada School District • Capacity of Hunter Elementary School-625 Schools Sawtooth Middle School- 1000 Owyhee High School- 1800 City of Meridian I Department Report III. Staff Analysis • Number of Hunter Elementary School-574 Students Sawtooth Middle School-844 Enrolled Owyhee High School- 1807 IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 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, conceptual plan and building elevations included in Section VII 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. 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. d. 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. e. Business hours of operation in the L-O zoning district shall be limited from 6:00 am to 10:00 pm. f. The development is subject to the Oaks lift station&West Ada School District reimbursement agreements. g. Direct lot access to W.Ustick Road is prohibited. City of Meridian I Department Report IV. City/Agency Comments &Conditions h. Homes on lots that abut McDermott Bypass and N. Avellino Way,both designated collector streets,will be highly visible; therefore,the rear and/or side of structures on these lots(i.e. Lots 19-25,Block 1; Lots 1-2,4-8, 31-36,Block 6 and Lots 5-12,Block 2) 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 street. Single-story and existing structures are exempt from this requirement. Preliminary Plat 1. The final plat(s) shall include the following revisions: a. Depict cross-access/ingress-egress easements 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. b. Add a note on the final plat(s)that states direct lot access is prohibited. c. Lots 1,2,4,Block 1 shall graphically depict the required landscape buffer widths along Ustick Road and N. Dayspring Way. 2. The landscape plan prepared by KM Engineering and stamped by Alyssa Ensen,included in Exhibit Section VIIE, dated January 5,2026, shall be revised as follows: a. A 20-foot-wide landscape buffer and 10-foot wide sidewalk shall be constructed within the right of way west of Lots 5-8,Block 6. Any surplus right of way outside of the 20-foot landscape buffer shall also be landscaped and the 10-foot multi-use in Lot 10,Block 6 shall connect to the 10-foot sidewalk. b. 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. c. 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. d. Mitigation information shall be included for all existing trees four-inch caliper or greater that are removed from the site as set forth in UDC 11-3B-10. e. 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. f. The applicant shall provide an open space commons shelter in Lot 9,Block 3.A detail of said amenity shall be submitted with the final plat application. g. Where the pathway crosses a vehicular driving surface(driveway that parallels the Sky Pilot Drain),the applicant shall distinguish this pedestrian crossing through the use of pavers,colored or scored concrete, or bricks,per UDC 11-3A-1913.4b. h. Additional design features consisting of a dry creek bed with river rock and boulders shall be included in the street buffer along W. Ustick Rd., an entryway corridor, as proposed,in accord with UDC 11-313-7C.3£ 3. The Eightmile Lateral 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 Eightmile Lateral open as proposed. City of Meridian I Department Report IV. City/Agency Comments &Conditions 4. 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. 5. 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 the Eightmile Lateral to the Planning Division for approval by City Council and subsequent recordation or unless required by ACHD. 6. 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. 7. 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. 8. All common driveways shall meet the requirements of 11-6C-2-D including a perpetual ingress/egress easement being filed with the Ada County Recorder,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. 9. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the commercial portion of the development 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. 10. The Applicant shall have a maximum of two(2)years to obtain City Engineer's signature on a final plat in accord with UDC 11-613-7. 11. The plat shall comply with the dimensional standards of the R-8 and L-O zoning districts per UDC 11-2A-6 and 11-213-3. 12. The Applicant shall comply with all conditions of ACHD. 13. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. B. Meridian Public Works 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 City of Meridian I Department Report IV. City/Agency Comments &Conditions 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 11-313-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 5. All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 6. All irrigation ditches,canals,laterals, or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42- 1207 and any other applicable law or regulation. 7. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's 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. 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. I t. 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 I I-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. City of Meridian I Department Report IV. City/Agency Comments &Conditions 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. 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://weblink.meridiancity.oYg/WebLink/Browse.aspx?id=400843&dbid=0&redo=MeridianCit X D. Community Planning Association of Southwest Idaho (COMPASS) https:llweblink.meridianciU.orglWebLinkIBrowse.aspx?id=400843&dbid=0&repo=Meridian Cit X E. Irrigation Districts 1. Nampa&Meridian Irrigation District https:llweblink.meridianeily.orglWebLink/Browse.aspx?id=400843&dbid=0&repo=Meridia nCi City of Meridian I Department Report IV. City/Agency Comments &Conditions F. Idaho Department of Environmental Quality(DEQ) https:llweblink.meridianciU.orelWebLinkBrowse.aspx?id=400843&dbid=0&repo=Meridian Cit X G. West Ada School District(WASD) or Other District/School https:llweblink.meridiancily.orglWebLinkIBrowse.aspx?id=400843&dbid=0&repo=MeridianCit X H. Ada County Highway District(ACHD) https:llweblink.meridiancily.orglWebLinkIBrowse.aspx?id=400843&dbid=0&repo=MeridianCit X I. Idaho Transportation Department(ITD) https:llweblink.meridianciU.orglWebLinkIBrowse.aspx?id=400843&dbid=0&repo=Meridian Cit X V. FINDINGS A. Annexation (UDC 11-513-3E) 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 the annexation of the subject site with the R-8 and L-O zoning districts will be consistent with the Medium Density Residential and Office FL UM designation. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds the proposed lot sizes and office layout will be consistent with the purpose statement of the residential and commercial zoning districts. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds annexation with R-8 and L-O zoning districts will not be detrimental to public health, safety, and/or welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The applicant is proposing the phase the development which should not have an inverse impact on any of the public services. 5. The annexation(as applicable)is in the best interest of city. Staff finds the annexation of the site is in the best interest of the City. 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: City of Meridian I Department Report V. Findings 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; Stafffinds 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 and are adequate to accommodate the proposed development; Stafffinds that water is readily available to property, however the extension of the McDermott Trunk line to Ustick and an additional 1 700 ft of 10-inch sewer main is required to serve site. Development of the subject property won't be allowed until sewer service is extended to the property as required by the Public Works Department. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Stafffinds proposed development is consistent with scheduled public improvements.ACHD is scheduled to widen Ustick Road next year, and the City has entered into a cooperative development agreement with a developer for the extension of the McDermott truck line to Ustick. The private developer is responsible for the remainder of the extension in Ustick Rd., which is anticipated to occur prior to the completion of the road widening. 4. There is public financial capability of supporting services for the proposed development; Stafffinds 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 Stafffinds the proposed development is not detrimental to the public health, safety, and general welfare. 6. The development preserves significant natural, scenic or historic features. Stafffinds the development is preserving the Eightmile Lateral and incorporating it into proposed subdivision by keeping them open as a natural feature. VI. ACTION A. Staff: Staff recommends approval of the proposed annexation and preliminary plat with the requirement of a development agreement containing the provisions in Section IV per the Findings in Section V above. B. Commission: The Meridian Planning&Zoning Commission heard this item on[date]. At the ublic hearing the Commission moved to approve the subject[app] request. I. 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: City of Meridian I Department Report VI.Action 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[app] and [app] requests. 1. Summary of the City Council public hearing: a. In favor. b. In opposition: None C. Commentin • 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 ' 1 1 S � * �+'I1I. 4 - T _ �• ... 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TTn L I I-1LQ km M PRELIMINARY PLAT SHOWING DURANGO SUBDIVISION A PORTION N OF THESE 1/4 OF THE SW 1/4 OF SECTION 33, I(TOWNSHIP 4 NORTH,RANGE I WEST,BOISE MERIDIAN, CITY OF MERIDIAN,ADA COUNTY,IDAHO mm 00 OO ID 00..... ...... @ a 8 El KUTES L;K F" wl �CD CD (D DUPANGO�SUBDIVISIONn MERIDIAN, IDAHO T City of Meridian Department Report V11. Exhibits , I -- __-- _ — DUANGIGSU N N ME OUNHIDAF O Ion �PP1.1»u _ r - -- EE .,. T l T �Y k' s 2s 4 4w. =7- - . g. ®§ i-:-:-:_ ::::::::.:.:.:.:.:::::::. - ----s ar h Egga: s� LEGEND DURANGoSUBDIVISio MERIN MERIDIAN,IDAHO FIon ® w am m City of Meridian Department Report VII. Exhibits e s a a J _ $§ §ox _ Ida fi ii_ 4 __i_F__ __-- ___A__ � __g_______ '_ _A_ _-g____— __-______ __ �� �s��' ��s�� §"� �' I���•:' °�� s§E A'§� g§� a§. 3§x a. a� a� W e z I �,a 3: - � :: ----------- �� :. i -- -- ----------------1--- ------------------ Ali �; --------- -- -------- DU RANGO SUBDIVISION vu' MERIDIAN,IDANO U.. u..wre i _ I - - - _ __-_ - - _ - ____--_—__—_-_-_-_----_- -- _-_ — . _- f1j}' .J• �_ w :: WID ID 0 LEGEND 1 0 1 it I — ® D DUMNG..... JISION ..NA? PIN ®�sr� ";JPP3a City of Meridian I Department Report VII. Exhibits -------1-- I -- 4y o o o :jo ---==FTIPP=�-- I -- ------------I{----------- ------ f m 0 i 1• e f --------------------------------- - - --t- o a. %11RI I ,o il ! ---------------a—LEGEND DURANGO SUBDIVISION � ■V■■ --- ME I101AN�IDAHO --- E.PP3.2 �e s"i� sw -- --- --- is I c`i SEWERALIGNMENTA F -sa gga 9 z•,.o sgE 'fi3—�8 -- j� I ii a io — =r`—---- l DU-NG.SUBDIVISION O ■V■■ ME1101ANo OAHO SEWERALIGNMENTA CONTINUED City of Meridian I Department Report VII. Exhibits 8 �� y♦ ell- ----------�f asa° rz r o a g{pii ____ p! drx3 l333 SEWER ALIGNMENT B e ea ii! "r ______________` xsw x5}5_ fil x x51q_ ag pp mSEWER ALIGNMENTD 33 da �S a d� �,.�.1� DUPANGO SUBD IDAHAH O ON -ws am wo .m r.m z,m MERIDIAN� a.n xm xm x vn Hiss •'zn SEWER ALIGNMENTC ����oN. �ri'.L^W�`r '.,,'. l 37'ROW TYPICAL LOCAL STREET SECTION f 37ROW LOCAL STREET SECTION-COMMERCIALANDENTRANCES DUUNGO SUBDIVISION ■ MMERIDIIDIAN,IDAHO �■■(\�i�■r�j■ PP3.4... City of Meridian Department Report VII. Exhibits ' I � mm� �oo _ `RRO�ReRR �OGeRGp ` A oo© moo oo©�000 eeee ee I� " �ooa®oo - m0000© oo0�mm nn fi4&i � _ poll ............„tea,..., oa0�m© a ;�. b� I o yf !� o 0 �. so ® I li o ® ® ® o ---- ---- -- --- --- ------ Imll- LANDSCAPE PLAN ym.W....n..W. DDRANGO SDBDNISION ova Cd�SS MERIDIAN,IDAHO 0. a...,.is•es�Q.i E�l1914T.6 CE L3.0 -_— ________ _---_—___—____—_ _—______--____ - O O O _ O 0 0 0 0 0 0 0 0 0 0 0 0 0 o 0 0 0 o� o 0 ® ® e ® ® ® ® © ® ® 0 04 Blom F N ® ® Q ® ® ® 0 05 Tfoo ® o © ® 0 ® ® —— -- -- ----------- ---------- o E ------ DDRANGo SDBDMSIDN LENCE PLAN d MERIDLWIDAXD i a City of Meridian Department Report VII. Exhibits LMSF F.W= 09 ma.aEE.nEo.EEE.EN E ME -- MW 07,.. ....... 10 W T .. 08 ID4H,ouPAH�osu ory MEPIUTANIOAHO 0,km DURANGO SUBDIVISION CONCEPTUAL,SUBJECTTO CHANGE i I ---------------- ----------- -- _ ' - - -- - --- w mOHIEY SN St. � J yf - s R 8 sn�o�Lal na�nn wo City of Meridian Department Report VII. Exhibits D. Qualified Open Space Exhibit(date: 1/5/2026) HALE o o 0 0 0 0 0 0 0 0 0 0 0� 0 0 k m ® o ---Wa=r o ® m o m mr®- ® -ALSrtE AMENrtl6 ____________________ fl (D 1 (D I � �1 i I I QPEN SPACE E%HI6IT I DDPAN60SU-SIDN MEPIDL4f!IDAMD f%1.0 City of Meridian Department Report VII. Exhibits E. Common Drive Exhibit(date: 1/5/2026) LOT MUST LOT 8 MUST PROVIDE SPACE FOR AI VEHICLE P TOVIDE TURNPACE FOR A VEHICLE TO TURN AROUND.LAYOUT IS SHOW AS AROUND.LAYOUT IS SHOW AS AN E%AMPLE. CItt TO -AN E%MPLE. CItt TO APPROVE ACTUAL LAYOUT AS A APPROVE ACTUAL LAYOIR AS PART OF LOT 31 A PART OF LOT 8 CONSTRUCTION PLANS. CONSTRUCTION PLANS. :.EIGHT MILE LATERAL J»:»::ii?i:•:r:ii.T.:: EIGHTMILE LATERAL --- — ... ... z L 0O x �SIbE7--1 >Q w �.ILI F -r SIDE 1 �12 N ® 8 20 2C' 31 '^ N Z > Oa 10' --EIDDE N_- Zz O __ __ LOT 9 IS A LOT 30 IS A ° SIDE - TIDE - NON-BUN DABLE 12'� BUILDING O $ NON-BUILDABLE f ® O BUILDING ® COMMON LOT WITH COMMON LOT WITH ENVELOPE. 0 U 12'"v� A BLANKET 20' 32 N TYPICAL. ENVELOPE. O7 20"" _ A BLANKET INGRESS EGRESS TYPICAL. v' INGRESS/EGRESS EASEMENT IN b L-- WE- 10 EASEMENT IN FAVOR OF 10' -- FAVOR OF LOTS 31,32.AND -_ TIDE---- 9 LOTS 8.BLOCK 6. 33 ----3 0 SIDE ® BLOCK 6. ®• 12'� 12'in © 20 W.PAGOSA ST. - 0 33 z PAGOSA ST. 11 L-_-SIDL_--- i' DRIVEWAY FOR DRIVEWAY FOR 1 C. --SIDE1- J 10 LOT 5 BLOCK LOT 34 BLOCK - f"-- -------7 8 MUST BE B MUST BE ---_ _-� LOCATED ON THE OPPOSITE ON THE OPPOSITE OS SIDE OF THE SIDE OF THE ... SHARED SHARED ;.: ON DRIVE COMMON DRIVE I L---_---_- a COMMPROPERTY PROPERTY a r 3 .._-______I BLOCK6 w uNE. uNE. .f 2 w E N G I IN E R I N G m LOTS 6-8 BLOCK 6 LOT 30-32 BLOCK 6 a Ex2.0 0 s0 100 150 0 0 00 150 Plan Scale:l"=50' Plan scaler=sp' P 9 S vgSAYP,y o* e s61 w -165 T 31/ �NpsCA City of Meridian I Department Report VII. Exhibits F. Building Elevations Conceptual Commercial Off-ice Building Examples - Linder & Goddard Creek AN 4LOW, u � AIL .41 bf Ji City of Meridian Department Report VII. Exhibits Conceptual r Office Building Examplesr Run ROpT5 re�txi W hinden Blvd — - ] _ cl - City of Meridian r.rtment ReroExhibits Conceptual Single-Family Residence Examples 1wi _ -' Jam= - E. i I City of Meridian Department Report VII. Exhibits G. Annexation Legal Descriptions & Exhibit Maps I= E N G 1 N E E R I N G March 19,2026 Project No.:24199 Durango Subdivision Exhibit A Legal Description for Rezone to L-0 A parcel of land being a portion of the Southeast 1/4 of the Southwest 114 of Section 33,Township 4 North,Range 1 West,B.M.,Ada County,Idaho being more particularly described as follows: BEGINNING at an aluminum cap marking the South 1/4 cornerof said Section 33,which bears S89°19'00"E a distance of 2,638.24 feet from an aluminum cap marking the Southwest corner of said Section 33,thence following the southerly line of said Southeast 1/4 of the Southwest 1/4, N89'19'00"W a distance of870.62 feet; Thence leaving said southerly line,N00"29'28"E a distance of 369.87 feet to the centerline of Sky Pilot Drain; Thence following said centerline,100.55 feet along the arc of a curve to the left,said curve having a radius of 220.00 feet,a delta angle of 26"11'15",a chord bearing of N76"34'28"W,and a chord distance of 99.68 feet; Thence leaving said centerline,S89°40'10"E a distance of 527.80 feet; Thence 500'41'00"W a distance of 50.18 feet; Thence S89'19'00"E a distance of 247.42 feet; Thence 78.54 feet along the arc of a curve to the left,said curve having a radius of 50.00 feet,a delta angle of 90°00'00",a chord bearing of N45°41'00"E,and a chord distance of 70.71 feet; Thence S89°19'00"E a distance of 142.50 feet to the easterly line of said 5outheast 114 of the Southwest 1/4; Thence following said easterly fine,SD0°29'07"W a distance of 393.92 feet to the POINT OF BEGINNING. Said parcel contains a total of 7.55 acres,more or less,and is subject-to all existing easements and/or rights-of-way of record or implied. Attached hereto is Exhibit B and by this reference is made a part hereof. a 1.24 9 . air �9 L. 13A�'y� 5725 North Discovery Way•Boise,Idaho 93113•20&639.6939• kmengllp.com City of Meridian I Department Report VII. Exhibits km E N G I N E E R I N G March 19,2026 Project No..24-199 Durango Subdivision Exhibit A Legal Description for Rezone to R-8 A parcel of land being a portion of the Southwest 1/4 of Section 33,Township 4 North,Range 1 West, B.M_,Ada County,Idaho being more particularly described as follows: Commencing at an aluminum cap marking the South 1/4 corner of said Section 33,which bears S89`19'00"E a distance of 2,638.24 feet from an aluminum cap marking the Southwest corner of said Section 33,thence following the southerly line of said Southwest 1/4,N89"19'00"W a distance of 870.62 feet; Thence leaving said southerly line,N00°29'28"E a distance of 368.87 feet to the centerline of Sky Pilot Drain; Thence following said centerline,100.55 feet along the arc of a curve to the left,said curve having a radius of 22C.00 feet,a delta angle of a chord bearing of N76"34'28"W,and a chord distance of 99.68 feetto the POINT OF BEGINNING. Thence following said centerline,N89'4(Y10"W a distance of 385.32 feet to the centerline of N. McDermott Bypass; Thence leaving the centerline of said Sky Pilot Drain and following the centerline of said N.McDermott Bypass the fallowing two(2)courses: 1. NOD'29'45"E a distance of 593.73 feet; 2. 419.07 feet along the arc of a curve to the left,said curve having a radius of 371.00 feet,a delta angle of 64°43'12",a chord bearing of N31'51'51"W,and a chard distance of 397.15 feet to the northerly line of the Southeast 1/4 of the Southwest 1/4 of said Section 33; Thence leaving said centerline and following said northerly line,589`18'42"E a distance of 1,566.45 feet to the Northeast Corner of said Southeast 1/4 of the Southwest 1/4 SCenter-South 1/16 corner); Thence leaving said northerly line and following the easterly line of said Southeast 1/4 of the Southwest 1/4,S00'29'07"W a distance of 922.93 feet; Thence leaving said easterly line,N89'19'00"W a distance of 142.50feet; Thence 78.54 feet along the arc of a curve to the right,said curve having a radius of 50.00 feet,a delta angle of 90°00'OO",a chord bearing ofS45'41'60"W,and a chord distance of 70.71 feet; Thence N89°19'00"W a distance of 247.42 feet; Thence N00"41'00"E a distance of 50.18 feet; Thence N89"40'10"W a distance of 527.80 feet to the POINT OF BEGINNING. Said parcel contains a total of 29.53 acres,more or less,and is subject to all existing easements and/or rights-of-way of record or implied. Attached hereto is Exhibit B and by this reference is made a part hereof. z a �,12459 0 5725 North Discovery way•Boise,Idaho 83713•208.639.6939• kmengllp.com City of Meridian I Department Report VII. Exhibits r r � r I1 0 rnp I _ Z;* rri 'Z _ u m L 70 NOO-29'45"E 593.73' 0) p/W I � I � o I m _Q o-a LM G O d p 0, � {{y m Z ti rt E C� 'rms co Worn o n a WA� rn ra IU Cc rrr 0 N C N SR A cc -P.Z 2 CA� N 7a a W! rrl p A n z M n N P o 0 o c oo E 00 NCO'29'28'E 368.87 ra TI ri1 In a rn Do Q m -a r CD Q z qq { •r Q] c O z 4 1p N Ln �W actin C �m sn = 0 � C OO rt oo Wru n C C �o fP v m Clm P, pDto cc V, :3 o CD O � �o CD m? > CLN DWWWrN W M ca -4 sicn �OtbCwl+ O Q O W W W W W [n W �' V 4l 4- 4- W A CAO a. v !+ > O � I-- I J Ol 0) V p Ui N m o A I--> I--+ cn C o OO T o O 0 as c I+ _ c7 W Q N O m o m y d - rn j rn = I co cn ❑ n O Qrq rn rn pq 4 x� r ta 393.92' 922.93' rn C SOU29'47"W 1316.85' eD CL w s � Z 2 e rn L a z m Exhibit B oa�� M 5-1 Rezone to R-8 & L-O 4° 8q b 9 O T 3 � R Durango Subdivision "W== e Sw 1/4 Sec. 33, T4N, RlW, EM, Ada County, ID R 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 VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts