Loading...
HomeMy WebLinkAboutPZ - Department Report for 6-18 City of Meridian | Department Report I. Project Overview HEARING DATE: 6/18/2026 TO: Planning & Zoning Commission FROM: Sonya Allen, Associate Planner 208-884-5533 sallen@meridiancity.org APPLICANT: SD Land Consulting SUBJECT: Blueberry Hills Subdivision – AZ, PP H-2025-0048 LOCATION: 4315 N. Ten Mile Rd., in the NE 1/4 of Section 34, T.4N., R.1W. PROJECT OVERVIEW A. Summary Annexation of 9.36 acres of land with R-4 (7.22 acres) and L-O (2.14 acres) zoning districts; and preliminary plat consisting of 24 buildable lots (20 residential & 4 commercial) and 12 common/other lots of 8.87 acres of land. B. Issues/Waivers None C. Recommendation Planning Division: Approval Planning and Zoning Commission: Pending D. Decision City Council: Pending E. Table of Contents Community Metrics…………………………………………………………………… II Staff Analysis…………………………………………………………………………. III City/Agency Comments and Conditions……………………………………………… IV Findings……………………………………………………………………………….. V Action…………………………………………………………………………………. VI Exhibits……………………………………………………………………………….. VII COMMUNITY DEVELOPMENT DEPARTMENT REPORT City of Meridian | Department Report II. Community Metrics COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Rural residential - Proposed Land Use(s) Single-family residential dwellings, office - Existing Zoning Rural Urban Transition (RUT) in Ada County VII.A.2 Proposed Zoning R-4 (Medium Low-Density Residential) and L-O (Limited Office) Adopted FLUM Designation Office along the Ten Mile Rd. frontage (2+/- acres) and Low Density Residential (LDR) (7+/- acres) VII.A.3 Table 2: Project Overview Description Details History • In 1982, a ROS #0964 was recorded that included the subject property as Lot 2. • In 2014, a property boundary was approved by Ada County that adjusted the property lines and created the current boundary of the subject property (Project #201400371-PBA; ROS #9814). • In 2008, an amendment to the FLUM was approved to change the designation on 11 acres of land from Mixed Use- Wastewater Treatment Plant to Office (2+/- acres) and Low Density Residential (9+/- acres) on the subject property (Res. #08-626 Kartchner Property). Phasing Plan 2 phases Residential Units 20 single-family detached homes Open Space 0.87 acres (or 12%) required – 1.07 acres (or 15%) provided (includes 50% of the arterial street buffer & the remaining open space area, which includes a pond) Amenities Picnic area, walking paths Physical Features The property is fairly flat Acreage 8.9 acres Lots 24 building lots (20 residential/4 commercial) & 12 common lots Lot Sizes Minimum lot size: 8,595 s.f. (or 0.20 acre); average lot size: 0.23 acre Density 2.77 units/acre Table 3: Process Facts Description Details Preapplication Meeting date 7/29/2025 Neighborhood Meeting 7/9/2025 Table 4: Agency Comments Agency / Element Description / Issue Reference Ada County Highway District IV.D • Comments Received Yes - • Commission Action Required No - • Access W. Belltower Cr. via N. Ten Mile Rd. - • Traffic Level of Service Better than “E” – meets LOS planning thresholds - ITD Comments Received No Error! Reference source not found. Meridian Public Works Wastewater IV.B • Distance to Mainline Sewer available at site City of Meridian | Department Report II. Community Metrics • Impacts or Concerns See Public Works site specific conditions in Section IV • Project consistent w/WW Master Plan/Facility Plan? Yes Meridian Public Works Water IV.B • Distance to Mainline Water available at site • Impacts or Concerns None – ensure no trees are located within 10’ of the water meter • Project consistent with Water Master Plan? Yes 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://weblink.meridiancity.org/WebLink/Browse.aspx?id=430141&dbid=0&repo=MeridianCity Notes: See VIII. Additional Notes & Details for Staff Report Maps, Tables, and Charts . Figure 1: ACHD Summary Metrics Notes: See VIII. Additional Notes & Details for Staff Report Maps, Tables, and Charts . City of Meridian | Department Report III. Staff Analysis STAFF ANALYSIS Comprehensive Plan and Unified Development Code (UDC) A. History In 1982, a Record of Survey (ROS) was recorded as #0964 that appears to have split a larger 10+/- acre parcel into two (2) properties (i.e. Lots 1 and 2); the subject property is depicted as Lot 2 in a slightly different configuration than it is today. In 2014, a property boundary adjustment was approved by Ada County that adjusted the property lines created by ROS #0964 and created the current boundary of the subject property (Project #201400371-PBA; ROS #9814). In 2008, an amendment to the FLUM was approved that changed the designation of the subject property from Mixed Use – Wastewater Treatment Plant (MU-WWTP) to Office and Low Density Residential (Res. #08-626 Kartchner Property). B. General Overview The subject property is part of a larger infill area surrounded by City annexed land. The City’s wastewater resource recovery facility (WRRF) is located within ¼ mile to the southwest of the site. The City also owns the abutting property to the west, the southern portion of which is planned to be an expansion area for the WRRF and the northern portion is designated Medium Density Residential (MDR) for residential uses. The property to the north is designated Low Density Residential (LDR) and the two (2) parcels to the south are designated Mixed Use – Non-Residential (MU-NR) due to proximity to the WRRF. The eastern parcel to the south is entitled to develop with a self-service storage facility and flex space uses along the frontage adjacent to Ten Mile Rd. The property to the east across Ten Mile Rd. is developed with office uses. The site is located within a half mile of a grocery store and other community-serving uses. The eastern 1.65+/- acres of this site along Ten Mile Rd. is designated Office and the western 7.25+/- acres is designated Low Density Residential (LDR) on the Future Land Use Map (FLUM) contained in the Comprehensive Plan. The Office designation provides opportunities for low-impact business areas. These uses would include professional offices, technology, and resource centers. The LDR designation 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. The Applicant proposes to annex 9.36 acres of land with R-4 (7.22 acres) and L-O (2.14 acres) zoning districts for the development of 20 single-family residential homes and four (4) office lots; and preliminary plat consisting of 24 buildable lots (20 residential & 4 commercial) and 12 common/other lots of 8.9 acres of land. A gross density of 2.77 units per acre is proposed which is consistent with that desired in the LDR designation. A minimum lot size of 8,595 s.f. (or 0.20 acre) is proposed with an average buildable lot size of 0.23 acre. A conceptual development plan was submitted showing how the property is proposed to develop, included below in Section VII.E. The plat is proposed to develop in two (2) phases due to the City’s inability to provide sewer service at this time to the western five (5) lots in Phase 2. The project lies within two (2) different sewer sheds – the White Drain trunkshed will provide service for Phase 1and Phase 2 will be served by the Black Cat trunkshed once sewer infrastructure becomes available. City of Meridian | Department Report III. Staff Analysis C. Comprehensive Plan Policies The following goals and policies in the Comprehensive Plan apply are supported by the proposed development: (Staff analysis in italics) • #2.02.02 – Maximize public services by prioritizing infill development of vacant and underdeveloped parcels within the City over parcels on the fringe. The proposed infill development will maximize public services. • #3.03.01E – Encourage infill development. The proposed project is an infill development. • #3.06.02A – Support the inclusion of small-scale neighborhood commercial areas within planned residential developments as part of the development plan, where appropriate. The proposed office development will provide a small-scale neighborhood commercial area within the proposed residential development. • #3.07.00 – Encourage compatibility uses and site design to minimize conflicts and maximum use of the land. The proposed residential and small-scale office uses should be compatible with each other and with adjacent existing residential and office uses in this area. • #2.02.02C – Support infill development that does not negatively impact the abutting, existing development. The proposed infill development should not negatively impact adjacent existing residential development. • 3.07.02B – Locate smaller-scale, neighborhood-serving commercial and office use clusters so they complement and provide convenient access from nearby residential areas, limiting access to arterial roadways and multimodal corridors. The proposed office uses along the frontage of the property adjacent to Ten Mile Rd. should complement nearby residential areas. No direct access to the arterial street is proposed for the office uses. • 4.05.01F – Preserve, protect, and provide open space for recreation, conservation, and aesthetics. A large open space area with a pond and picnic area is proposed. • 3.03.04 – Plan for transportation connectivity and the provision of adequate urban utilities and services for county enclaves. Public street access is provided to adjacent County out-parcels/enclaves for connectivity and public services. D. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): There is an existing home and accessory structures on this property that will be demolished with development. There is also an existing access easement and driveway from Ten Mile Rd. across proposed Lots 1-6, Block 1, that currently serves the home that will be removed and two (2) other properties, which will be vacated with the proposed plat and removed; access will be provided for the two (2) remaining properties via a common driveway proposed on Lot 6, Block 1. 2. Proposed Use Analysis (UDC 11-2): Single-family residential detached dwellings and office uses are proposed, both of which are principle permitted uses in the proposed R-4 and L-O zoning districts, respectively. 3. Dimensional Standards (UDC 11-2): Compliance with the dimensional standards in UDC 11-2A-5 and 11-2B-3 for the R-4 and L- O zoning districts, respectively, is required. City of Meridian | Department Report III. Staff Analysis 4. Out-Parcels: A conceptual redevelopment plan was submitted, as requested by Staff, for the two (2) out- parcels adjacent to this site that shows how they could possibly redevelop in the future, shown below and in Section VII.M. E. Design Standards Analysis 1. Structure and Site Design Standards (UDC 11-3A-19): Compliance with the structure and site design standards in UDC 11-3A-19 is required. The proposed development provides an interconnected network of walkways, streets, and drive aisles that provides internal connectivity as well as connectivity with existing and future development. A minimum of 30% of the buildable frontage of the office lots is required to be occupied by building facades and/or public space. In areas not occupied by building facades, a maximum of a single drive aisle with parking on one (1) or both sides is allowed between the building facades and abutting street – all other off-street parking areas should not be located between the building facades and abutting streets. A continuous pedestrian walkway that is a minimum of 5’ in width is required to be provided from the perimeter sidewalk to the main building entrance(s) of the office uses. If it crosses vehicular driving surfaces, it should be distinguished with pavers, colored or scored concrete, or bricks. The walkways shall have weather protection (including but not limited to, an awning or arcade) within 20’ of all customer entrances. 2. Qualified Open Space & Amenities (UDC 11-3G): UDC Requirement Proposed/Analysis Open Space: 12% for the R-4 Zoning Based on 7.22 acres, a minimum of 0.87-acres is required; 1.07 acres is proposed, which includes 50% of the arterial street buffer & the remaining open space area, which includes a large pond and linear open space areas, exceeding the minimum standard. Amenities: 1 Point for every 5 acres of gross land area Based on 7.22 acres, a minimum of one (1) amenity point is required; 560’+/- walking paths & a picnic area on a site greater than 5,000 s.f. in size are proposed (2 points), exceeding the minimum standard City of Meridian | Department Report III. Staff Analysis In order for the arterial street buffer to count toward qualified open space, it has to meet the enhanced buffer requirements in UDC 11-3G-3B.3 and 11-3B-7C.3f. The pond is required to have recirculated water & be maintained such that it doesn’t become a mosquito breeding ground per UDC 11-3G-3B.6. The picnic area is required to have tables, benches, landscaping and a structure for shade per UDC 11-3G-3C.5. 3. Landscaping (UDC 11-3B): i. Landscape buffers along streets UDC Requirement Proposed/Analysis Arterial Road: 25 Feet A 46’ wide street buffer is proposed along N. Ten Mile Rd. Local Road: 10 Feet A 10’ wide street buffer is required along W. Belltower Dr. on Lots 2 and 3, Block 1 and Lot 2, Block 2 in a common lot or a permanent dedicated buffer easement Landscaping is required to be installed within street buffers per the standards in UDC 11- 3B-7C. As noted above, because the street buffer along N. Ten Mile Rd. is being counted toward the qualified open space standards, it must meet the enhanced buffer requirements in UDC 11-3G-3B.3 and 11-3B-7C.3f. Revisions to the landscape plan are required to meet these standards; include a call-out detailing what enhanced buffer elements are proposed to meet the standards. ii. Parking lot landscaping Landscaping is required to be provided in all parking areas per the standards listed in UDC 11-3B-8. Future development of the office lots should comply with these standards. iii. Landscape buffers to adjoining uses UDC Table 11-2B-3 requires a minimum 20-foot-wide buffer adjacent to residential land uses in the L-O district in accordance with UDC Table 11-2B-3. The buffer shall be landscaped in compliance with the standards of UDC Section 11-3B-9C. Per this requirement, a buffer is required along the west side of Lot 3, Block 1 and Lots 2 & 3, Block 2 with development of those lots. iv. Tree preservation Per UDC 11-3B-10, Mitigation shall be required for all existing trees four-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred (100) percent replacement (Example: Two (2) ten- inch caliper trees removed may be mitigated with four 5-inch caliper trees, five (5) four- inch caliper trees, or seven (7) three-inch caliper trees). The landscape plan states 160+/- caliper inches of trees are proposed to be removed and mitigated for with 89 2-inch caliper trees, which equals 178 caliper inches of mitigation in accord with this standard. v. Storm integration In accord with UDC 11-3B-11, an adequate storm drainage system shall be required in all developments in accord with the city's adopted standards, specifications and ordinances. Design and construction shall follow Best Management Practice as adopted by the city. A Geotechnical Evaluation was submitted for this development. City of Meridian | Department Report III. Staff Analysis vi. Pathway landscaping Landscaping is required along all pathways per the standards in UDC 11-3B-12C. A mix of shrubs/ornamental grasses/perennials is proposed along the internal pathway on Lot 5, Block 5; a minimum of one (1) tree is required per 100 linear feet. Calculations should be included on the landscape plan that demonstrate compliance with the tree requirement. Additionally, the plat should be revised to include a minimum 15’ wide common area along the east side of Lot 6, Block 5 in order to provided minimum 5’ wide landscape strips along each side of the pathway as required. 4. Parking (UDC 11-3C): i. Residential parking analysis Off-street parking is required per the standards listed in UDC Table 11-3C-6 for single- family dwellings; 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 for compliance with parking standards. ii. Nonresidential parking analysis UDC Requirement Proposed/Analysis Commercial: 1 Parking Stall per 500 Square Feet of Gross Floor Area The future office uses shall comply with this standard 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 for commercial uses; bicycle parking facilities are required to comply with the location and design standards listed in UDC 11- 3C-5C. The future office uses shall comply with this standard. 5. Building Elevations (Architectural Standards Manual): Conceptual building elevations were submitted for the proposed single-family dwellings, included below in Section VII.L, that represent the quality of development proposed. Future structures and building materials should substantially comply with these elevations. Single- family detached homes are exempt from the design standards in the Architectural Standards Manual (ASM). Conceptual building elevations were not submitted for the future office buildings. These buildings should be designed to comply with the design standards in the ASM. 6. Fencing (UDC 11-3A-6, 11-3A-7): The landscape plan depicts 6’ tall solid vinyl fencing around the perimeter of the development where there is no existing fence, along the perimeter of the out-parcel at 3415 W. Elk Bugle Ln. and along the east side of the common driveway; 5’ tall open vision iron fencing is proposed adjacent to the internal common open space area where the pond, picnic area and walking pathways are proposed, as shown on the landscape plan. Because 8’ tall vinyl fencing was approved along the eastern portion of the southern boundary of the industrial property to the south (A-2025-0147 Ten Mile North Storge), the Applicant would like to match the fencing along the remainder of the southern boundary; an alternative compliance request to UDC 11-3A-7D.1 is required to be approved for fencing to exceed 6’ in height in residential districts as set forth in UDC 11-5B-5. City of Meridian | Department Report III. Staff Analysis A 6’ tall solid vinyl fence is proposed at the back edge of the sidewalk along the property line of the out-parcel at 3415 W. Elk Bugle Ln. Per UDC 11-3A-7D.2, the maximum fence height in the required street yard is 3’ for a closed vision fence and 4’ for an open vision fence; alternative compliance may be requested to the fence height restriction per UDC 11-3A-7D.12 as set forth in UDC 11-5B-5. Otherwise, the 6’ tall closed vision fence must have a minimum 5’ setback from the property line, per UDC 11-3A-7D.6. 7. Parkways (UDC 11-3A-17): Landscaped parkways are not proposed. F. Transportation Analysis 1. Access (UDC 11-3A-3, UDC 11-3H-4): One (1) local public street access is proposed via N. Ten Mile Rd. for the development in alignment with W. Belltower Dr., a collector street, on the east side of Ten Mile, which has been approved by ACHD. ACHD is requiring Belltower Dr. to be redesigned to reduce the length of the street to include the use of passive design elements (speed humps/bumps and valley gutter will not be accepted as traffic calming). The street name Sweet Melody Lane should be changed to include a post type that aligns with a public rather than private street. An emergency fire access plan is included below in Section VII.K, which depicts temporary turnarounds on Sweet Melody Ln. and on the adjacent property to the north until the stub street to the adjacent property is extended and the out-parcels are redeveloped. Stub streets are proposed to adjacent properties to the north, south and west for future access and interconnectivity upon redevelopment of those parcels. A drive aisle stub is proposed to the south from the office development on the east end of the site, which will serve as a backage road along N. Ten Mile Rd. and connect to the drive aisle being constructed to the south with Ten Mile North Storage (A-2025-0147). Cross-access/ingress-egress easements should be provided between all commercial lots in the subdivision and to the property to the south (Parcel #S0434142006) either by recorded easement or as a note on the final plat as set forth in UDC 11-3A-3A.2. There are two (2) existing easements that cross this site – one 50’ wide access easement and one 30’ wide ingress and egress and utility easement (Inst. #110093891 & #94083262) within the 50’ wide easement (Elk Bugle Ln.) as depicted on the proposed plat. These easements currently provide access to the out-parcels at 3415 & 3417 W. Elk Bugle Ln. (as well as the subject property) and will be vacated upon recordation of the final plat for the subject property. The two out-parcels will then have access via the common driveway proposed on Lot 6, Block 1 as shown below and in Section VII.H. The driveway for Lot 5, Block 1, should be located on the opposite side of the shared property line from the common driveway. Public street access is provided to the out-parcels for future access upon redevelopment. Upon redevelopment of those lots, the Homeowner’s Association should vacate the access easement, remove the driveway and landscape the area for use as common area for the subdivision. City of Meridian | Department Report III. Staff Analysis 2. Pedestrian Connectivity (UDC 11-3A-5, UDC 11-3A-8, UDC 11-3A-17): Five-foot wide attached sidewalks are proposed along local streets; a 5’ wide detached sidewalk exists along N. Ten Mile Rd in accord with UDC 11-3A-17. An internal pathway is proposed through the common area on Lot 5, Block 5 and should be constructed in accord with the standards in UDC 11-3A-8. 3. Subdivision Regulations (UDC 11-6): i. Dead end streets No streets end in a dead-end longer than 500’; a fire access plan is included below in Section VII.K that depicts Fire Dept. approved turnarounds where required. ii. Common driveways Common driveways are required to comply with the standards in UDC 11-6C-3D. One (1) common driveway is proposed on Lot 6, Block 1 for access to the two (2) out-parcels currently accessed via W. Elk Bugle Ln. (see exhibit VII.G below). The width of the asphalt driveway is 20’; the width of the lot varies from 22.74 to 27.39 feet. Six-foot-tall solid vinyl fencing is proposed along the west side of the northern portion of the driveway and along the east side. Per UDC 11-6C-3D.5, solid fencing is prohibited adjacent to common driveways unless separated by a minimum 5’ wide landscaped buffer planted with shrubs, lawn or other vegetative groundcover; the plans should be revised to comply with this standard. Directional address signage should be erected on W. Belltower Dr. for the two (2) homes accessed via the common driveway for emergency wayfinding. City of Meridian | Department Report IV. City/Agency Comments & Conditions iii. Block face The proposed block faces comply with the standards in UDC 11-6C-3F.1. G. Services Analysis 1. Waterways (UDC 11-3A-6): There doesn’t appear to be any waterways or irrigation facilities of significant size on this site. Any ditches should comply with the standards in UDC 11-3A-6. 2. Pressurized Irrigation (UDC 11-3A-15): An underground pressurized irrigation system is required to be installed in the development for each lot as set forth in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required for this development in accord with the City’s adopted standards, specifications and ordinances per UDC 11-3A-18. Design and construction shall follow Best Management Practice as adopted by the City. All stormwater facilities shall comply with the standards in UDC 11-3B-11 for stormwater integration. Storm drainage will be retained on-site and any discharge into a storm water facility will not exceed development flows per the Applicant’s narrative. Underground seepage beds are proposed with some lots having individual drainage swales to collect runoff due to fill and grading requirements. 4. Utilities (UDC 11-3A-21): All utilities for an approved use shall be installed at or below grade in accord with the City's adopted standards, specifications and ordinances. Street lighting shall be installed in accord with the city's adopted standards, specifications and ordinances. The development shall be connected to the City of Meridian water and sewer systems in accord with the standards in UDC 11-3A-21C. Adequate fire protection is required in accord with Fire Dept. standards. Existing sewer and water mains are available in Ten Mile Rd, which will be extended along the frontage of the site. This site lies within the boundary of two (2) different sewer sheds – the White Drain trunkshed and the Black Cat trunkshed. Phase 1 will be served by the White Drain trunkshed and Phase 2 will be served by the Black Cat trunkshed once sewer infrastructure becomes available. 5. School Capacity (Comp Plan): Because the impact from the proposed development on the school district will be slight, WASD (and the City) did not provide comments. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. 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 City of Meridian | Department Report IV. City/Agency Comments & Conditions developer. A final plat application will not be accepted until the DA and AZ ordinance are recorded. A fee for the DA 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 date of City Council approval of the Findings of Fact, Conclusions of Law and Decision & Order for the Annexation request. The DA shall, at minimum, incorporate the following provisions: i. Future development of this property shall substantially comply with the conceptual development plan, preliminary plat, phasing plan, common driveway exhibit, landscape plan, common open space exhibit, site amenity plan and conceptual building elevations and materials included below in Section VII and the provisions contained herein ii. The design of all non-residential structures shall comply with the design standards in the Architectural Standards Manual (ASM). Single-family residential detached structures are exempt from these standards. iii. Upon future redevelopment of the out-parcels at 3415 and 3417 W. Elk Bugle Ln., the Homeowner’s Association shall vacate the access easement for those properties on Lot 6, Block 1, remove the driveway and landscape the area for use as common area for the subdivision. 2. The final plat(s) shall include the following revisions: i. Include a minimum 15’ wide common area along the east side of Lot 6, Block 5 in order to provide the minimum 5’ wide landscape strips required along each side of the 5’ wide pathway. ii. Depict a 10’ wide street buffer along W. Belltower Dr. on Lots 2 and 3, Block 1 and Lot 2, Block 2 in a common lot or a permanent dedicated buffer easement. iii. Depict cross-access/ingress-egress easements between all commercial lots in the subdivision and to the property to the south (Parcel #S0434142006) either by a recorded easement or as a note on the final plat as set forth in UDC 11-3A-3A.2. iv. The post type on the street name “Sweet Melody Lane” shall be changed to align with that for a public street. v. Redesign Belltower Dr. to reduce the length of the street to include the use of passive design elements as required by ACHD (speed humps/bumps and valley gutter will not be accepted as traffic calming). 3. The landscape plan submitted with the final plat application(s) shall include the following revisions: i. Include a detail of the picnic area, which includes tables, benches, landscaping and a structure for shade in accord with UDC 11-3G-3C.5. ii. The arterial (Ten Mile Rd.) street buffer shall demonstrate compliance with the enhanced buffer requirements in UDC 11-3G-3B.3 and 11-3B-7C.3f because it was counted toward the qualified open space standard. Include a call-out detailing what enhanced buffer elements are proposed to comply with the standards. City of Meridian | Department Report IV. City/Agency Comments & Conditions iii. Include a minimum 15’ wide common area along the east side of Lot 6, Block 5 in order to provide minimum 5’ wide landscape strips along each side of the pathway as required. iv. At the back edge of the sidewalk along the property line of the out-parcel at 3415 W. Elk Bugle Ln., the maximum fence height in the required street yard is 3’ for a closed vision fence and 4’ for an open vision fence per UDC 11-3A-7D.2; alternative compliance may be requested to the fence height restriction per UDC 11-3A-7D.12 as set forth in UDC 11-5B-5. Otherwise, the 6’ tall closed vision fence shall have a minimum 5’ setback from the property line, per UDC 11-3A-7D.6. v. Depict a 10’ wide street buffer along W. Belltower Dr. on Lots 2 and 3, Block 1 and Lot 2, Block 2, landscaped per the standards in UDC 11-3B-7C. vi. Per UDC 11-6C-3D.5, solid fencing is prohibited adjacent to common driveways unless separated by a minimum 5’ wide landscaped buffer planted with shrubs, lawn or other vegetative groundcover; revise the plat and/or landscape plan as applicable to comply (i.e. change the fencing type to open vision or widen the lot). vii. Include calculations for required vs. proposed number of trees along the pathway on Lot 5, Block 5 that demonstrates compliance with the requirements in UDC 11-3B-12C. viii. Ensure no trees are located within 10’ of water meters. ix. If 8’ tall vinyl fencing is proposed along the western portion of the southern boundary of the site, an alternative compliance request to UDC 11-3A-7D.1 is required to be submitted and approved for fencing to exceed 6’ in height in residential districts as set forth in UDC 11-5B-5. 6. The pond on Lot 5, Block 5 shall have recirculated water & be maintained such that it doesn’t become a mosquito breeding ground as set forth in UDC 11-3G-3B.6. 7. The common driveway on Lot 6, Block 1 shall be constructed per the standards listed in UDC 11-6C-3D, which require a minimum width of 20’ and a paved surface with the capability of supporting fire vehicles and equipment. 8. Erect directional address signage on W. Belltower Dr. for the two (2) homes accessed via the common driveway on Lot 6, Block 1 for emergency wayfinding. 9. Staff’s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. 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. City of Meridian | Department Report IV. City/Agency Comments & Conditions B. Meridian Public Works Site Specific Conditions of Approval: General Conditions of Approval: City of Meridian | Department Report IV. City/Agency Comments & Conditions City of Meridian | Department Report IV. City/Agency Comments & Conditions C. Idaho Department of Environmental Quality (DEQ) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=437068&dbid=0&repo=MeridianC ity City of Meridian | Department Report V. Findings D. Ada County Highway District (ACHD) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=440859&dbid=0&repo=MeridianC ity FINDINGS A. Annexation and/or Rezone (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 R-4 and L-O zoning districts is consistent with the Comprehensive Plan FLUM designations of LDR and Office for this site and the goals and policies in the Plan listed above in Section III.C. 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-4 district complies with the purpose statement for the residential districts in that it contributes to the range of housing opportunities consistent with the Comprehensive Plan; the proposed housing types and preliminary plat complies with the housing types and dimensional standards of the R-4 district. Staff finds the proposed map amendment to the L-O district complies with the purpose statement of the commercial districts in that it provides for the service needs of the community and has limited hours of operation, which will be compatible with adjacent residential uses. 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. 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 annexation shall not result in adverse impact of services. 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. City of Meridian | Department Report VI. Action 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds public water service is available and is adequate to accommodate the proposed development. Public sewer service is available and can accommodate most of the proposed development; Phase 2 will be served by the Black Cat trunkshed once sewer infrastructure becomes available. City fire and police protection can be provided to the development once the property is annexed. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Staff finds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City’s Capital Improvement Program. 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Staff finds the proposed development will not be detrimental to the public health, safety, and general welfare. 6. The development preserves significant natural, scenic or historic features. Staff finds there are no natural, scenic or historic features on the site to be preserved. ACTION A. Staff: Staff recommend approval of the proposed annexation with the requirement of a Development Agreement and preliminary plat per the provisions in Section IV in accord with the Findings in Section V. B. Commission: Pending C. City Council: Pending EXHIBITS A. Project Area Maps 1. Aerial City of Meridian | Department Report VII. Exhibits 2. Zoning Map 3. Future Land Use City of Meridian | Department Report VII. Exhibits 4. Planned Development Map City of Meridian | Department Report VII. Exhibits B. Service Accessibility Tool (Existing Conditions) City of Meridian | Department Report VII. Exhibits C. Site Photo from Ten Mile Rd. City of Meridian | Department Report VII. Exhibits D. Annexation Legal Description & Exhibit Map City of Meridian | Department Report VII. Exhibits City of Meridian | Department Report VII. Exhibits City of Meridian | Department Report VII. Exhibits City of Meridian | Department Report VII. Exhibits City of Meridian | Department Report VII. Exhibits City of Meridian | Department Report VII. Exhibits City of Meridian | Department Report VII. Exhibits E. Conceptual Development Plan (dated: 5/18/26) City of Meridian | Department Report VII. Exhibits F. Preliminary Plat (dated: 5/18/2026) City of Meridian | Department Report VII. Exhibits City of Meridian | Department Report VII. Exhibits City of Meridian | Department Report VII. Exhibits G. Phasing Plan (dated: 5/18/26) City of Meridian | Department Report VII. Exhibits H. Common Driveway Exhibit (dated: 5/18/26) The driveway shall be located on east side of lot per UDC 11-6C-3D.5 City of Meridian | Department Report VII. Exhibits I. Landscape Plan (date: 5/19/2026) City of Meridian | Department Report VII. Exhibits City of Meridian | Department Report VII. Exhibits J. Qualified Open Space Exhibit (date: 5/19/2026) City of Meridian | Department Report VII. Exhibits K. Fire Access Plan City of Meridian | Department Report VII. Exhibits L. Conceptual Building Elevations City of Meridian | Department Report VII. Exhibits M. Future Development Concepts for Out-Parcels City of Meridian | Department Report VIII. Additional Notes & Details for Staff Report Maps, Tables, and Charts ADDITIONAL NOTES & DETAILS FOR STAFF REPORT MAPS, TABLES, AND CHARTS (link to Community Metrics) A. 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. B. 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.