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Home My WebLink AboutPZ - Department Report COMMUNITY DEVELOPMENT ID E n � DEPARTMENT REPORT YDA"�N' HEARING June 18,2026 Legend - DATE: Continued from:512112026 Project Location Area of Impact e TO: Planning&Zoning Commission city Limits O Analysis m J FROM: Sonya Allen,Associate Planner _ 208-884-5533 sallen@meridiancity.org APPLICANT: Kelli Black,Bailey Engineering 1 SUBJECT: Storyrock—AZ,MDA,PP,RZ 1'-- H-2025-0025 - ----- LOCATION: Generally located on the south side of W. Amity Rd.,midway between S.Meridian Rd./SH-69 and S.Linder Rd.,in the north 1/2 of Section 36,T.3N.,R.1W 1. PROJECT OVERVIEW A. Summary The Applicant has submitted the following applications: • Modification to the existing Development Agreement for South Meridian—Kent& Donna Mills Development(#2016-007090)to include an additional 26+/-acres of land and a conceptual development plan for the overall development; • Annexation of 27.11 acres of land with R-15(22.74 acres)and L-O(4.37 acres)zoning districts; • Rezone of 10.60 acres of land from the R-4 to the R-8 zoning district;and • Preliminary plat consisting of 321 residential building lots,2 commercial building lots and 44 common lots on 75.13 acres of land in the R-4,R-8,R-15 and L-O zoning districts,by Bailey Engineering. B. Issues/Waivers 1. Because the property located at 455 W.Amity Rd.is designated Medium-Density Residential (MDR)on the Future Land Use Map(FLUM),Staff recommends zoning the property R-15 rather than L-O,consistent with the surrounding area and to facilitate future residential redevelopment consistent with the Comprehensive Plan.The existing office use may continue as a legal nonconforming use within the R-15 zoning district,subject to the provisions of UDC 11-1B-4. 2. The Belle Sublateral/Carlson Lateral runs across the eastern part of the development and is proposed to be piped within an easement.It's mostly located in Lot 1,Block,E9 and Lot 1, Block E5 but crosses buildable Lots 2&3,Block E9 and Lots 5-9,Block E5.UDC 11-3A-6E City of Meridian I Department Report I.Project Overview requires irrigation easements wider than 10'to be included in a common lot that is a minimum of 20'wide and outside of a fenced area,unless otherwise waived by Council;the plat should be revised accordingly. 3. Because sewer service will be extended from the southeast to serve the eastern portion of the development from S.Meridian Rd.through the proposed Syringa Crossing development, Staff recommends revising the phasing plan to begin development on the east side of the site rather than the west.The extension of sewer and water services,as well as the construction of road improvements to serve the Mills and Stonehill Church properties,the extension of S. Pullman Ave.to the southern property boundary,and construction of the street buffer and pedestrian facilities along W.Amity Rd.between the collector street(i.e.Oakbriar)and the east property line,should occur with the first phase of development. C. Recommendation Planning Division:Approval Planning and Zoning Commission:Pending D. Decision City Council:Pending E. Table of Contents CommunityMetrics.............................................................................. II StaffAnalysis..................................................................................... III City/Agency Comments and Conditions...................................................... IV Findings............................................................................................ V Action.............................................................................................. VI Exhibits............................................................................................ VII Il, COMMUNITY METRICS Table 1:Land Use Description Details Map Ref. Existing Land Use(s) Mostly agricultural with a rural residential property and an office building Proposed Land Use(s) Single-family residential detached dwellings,townhouse dwellings and office Existing Zoning R-4 and RUT in Ada County VILA.2 Proposed Zoning R-4,R-8,R-15 and L-O Adopted FLUM Designation Low Density&Medium Density Residential VILA.3 Table 2:Project Overview Description Details History H-2015-0019[Annexation(South Meridian—Kent&Donna Mills Development—DA Inst.#2016-007090)];H-2023-0041(preliminary plat for Stonehill Church) Phasing Plan 5 phases Residential Units 321(mix of single-family detached and townhome dwellings) Open Space 15.71-acres(or 20.91%)qualified open space(15%is required) City of Meridian I Department Report II.Community Metrics Description Details Amenities Tot lot,(2)pickleball courts,a half basketball court,(3)picnic areas with covered seating areas,(2)bike repair stations and internal pathways consisting of 23 points(14 points are required) Physical Features The Calkins and Carlson laterals cross this site Acreage 75.13(plat boundary) Lots 321 single-family residential building lots;2 commercial building lots;44 common lots Lot Sizes 2,600 s.f.minimum,12,581 s.£maximum,5,392 s.f.average lot size Density 4.27 units/acre(gross);13.2 units/acre(net)overall 3.6 units/acre in LDR(gross);5.4 units/acre in MDR(gross) Table 3:Process Facts Description Details Preapplication Meeting date 3/18/2025 Neighborhood Meeting 4/2/2025 Table 4:Agency Comments Agency/Element Description/Issue Reference Ada County Highway District IV.H • Comments Received Yes • Commission Action Required No • Access Access proposed via W.Amity Rd.,arterial street • Traffic Level of Service Meets planning thresholds(Amity&Linder Rds.—"Better than E") • Traffic Impact Study? Yes ITD Comments Received Yes/Letter IV.I Meridian Public Works Wastewater IV.B • Distance to Mainline Sewer in Pullman Avenue and Amity Road is not available to the site. • Impacts or Concerns Public Works will not approve utility plan until bonds and sureties are in place to extend sewer to Pullman Ave and Amity Road or until other sewer options become available to the site. Meridian Public Works Water AU IV.B • Distance to Mainline Water available at the site • Impacts or Concerns None-Each phase of the development will need to be modeled to verify minimum fire flow pressure is maintained 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:Insert Link Here City of Meridian I Department Report II.Community Metrics Figure l:One-Mile Radius Existing Condition Metrics Reference Parcel:S1236212410 Date Retrieved:2026/5/4 Parcel Count Parcel Acreage Infill Indicator: 532 1,024 Surrounding Area 53% Not city (;i 865 ® City Limits 897.9 ■ Not City Household Change Household&Population Growth 63.4% Households p2020 Population Change:106.4% Population ■Growth (Household and Population Change since 2010Decennial) - 2,000 4,000 6,000 8,000 Use Types Residential Addresses AIIAddresses ■ Single-family 2% 12% Multi-family 2% 98% 86% ® Commercial Preliminary Plats(last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved Approved 171 0 1000 2000 3000 4000 0 200 400 600 Single-family ❑ Multi-family City of Meridian I Department Report II.Community Metrics 2.00 1,000 Single-family H Residential 1.50a 'o Parcel Diversity N 1.00 500 U O Parcel Count n 0.50 ((••]] +� 0.26 a Average Acres 0.00 0:0 .15 U.10 0 R-2 R-4 R-8 R-15 Average Single-family Density by Zoning Average 15.00 Residential Net Density R 10.00 010.36 O 6.64 5.00 p3 S5 - 5.84 O.00aoo 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 Trip Generation: This development is estimated to generate 3,245 vehicle trips per day,260 trips per hour in the AM peak hour,and 335 vehicle trip per hour in the PM peak hour,based on the traffic impact study. DevelopmentProposed Meets OJAI ra■I I ifyes, Area Roadway Level of required Planned Servilce improvements D•a re a roa• ACHID's Thresholds? roadsYes Livable Street Performance Measures Area ■ LOS Planning Thresholds - _ the future with planned is Transit Available? Notes:See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II.Community Metrics 111. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. History The western 50 acres of this site was annexed into the City as part of the South Meridian annexation in 2016 with R-4 zoning and a Development Agreement(DA)(H-2015-0019 South Meridian-Kent&Donna Mills Development,Inst.#2016-007090).Any future development of the site requires an amendment to the DA to approve a proposed development plan. A preliminary plat(H-2023-0041 Stonehill Church)was previously approved for the western annexed portion of this property.The Stonehill Church property and the Mill property where the existing home is located at 799 W.Amity Rd.,were included in a previous final plat application (FP-2024-0020)but the plat has not yet been recorded.The remainder of the area included in the preliminary plat is part of a new preliminary plat proposed with this application. A conditional use permit(79-27-CU)was approved in 1979 by Ada County on the property located at 455 W.Amity Rd.for a 6,000 square foot 2-story structure for a radio station with offices in the RR(Rural Residential)zone.Four(4)communication towers were also approved with the radio station,which were recently removed. B. General Overview The western 50 acres of this site is designated Low Density Residential(LDR)and the eastern 26 acres is designated Medium Density Residential(MDR)on the Future Land Use Map(FLUM) included in the City's Comprehensive Plan. 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 MDR designation allows for dwelling units at gross densities of three(3)to eight(8)dwelling units per acre. The Applicant proposes a modification to the existing DA for South Meridian—Kent&Donna Mills Development(#2016-007090)for a new DA for the proposed development,which includes an additional 26+/-acres of land to the east and a conceptual development plan for the overall development.The conceptual development plan is for 321 single-family residential lots and two (2)commercial office lots on 75.13 acres of land as shown below in Section VILH.A legal description and exhibit map is included below in Section VII.D for the area subject to the new DA.The parcels(#S1236120701&#S1236120876)owned by Stonehill Church were previously included in a new DA(H-2023-0041,Inst.#2024-031550);the parcel(#S1236120850)owned by Kent&Donna Mills Family Revocable Trust 061061 will remain in the original agreement. One of the two proposed office lots where an existing 6,000 square foot office is located at 455 W.Amity Rd.is on a 5-acre parcel that is proposed to be on a 1.72-acre lot(Lot 10,Block E3)in the subdivision.The existing office is an approved use in Ada County(application#79-27- CU/04-36-ZCA). The other proposed office lot(Lot 1,Block El)is located along the east boundary of the site and abuts Mixed Use—Community(MU-C)designated property to the east.The Comprehensive Plan states that FLUM designations are not parcel specific and that an adjacent abutting designation, when appropriate and approved as part of a public hearing with a land development application, may be used.The caveats for such a request are that the designation may not be used across planned or existing collector or arterial roadways,must not be used on a parcel not directly abutting the designation and may not apply to more than 50%of the land being developed.The Applicant requests the abutting MU-C designation be applied to 1.35-acres of land on the east side of the proposed collector street(S.Pullman Ave.)as shown below,which meets the requirements for such a request and is supported by Staff. City of Meridian I Department Report III.Staff Analysis MIXED USE I;UMMUNrin ML Annexation of 27.11 acres of land is proposed with R-15(22.74 acres)and L-O(4.37 acres) zoning districts,which is east of the area that is already annexed as shown below.This is the additional area proposed to be included in the amended DA. Because the property located at 455 W.Amity Rd.is designated Medium-Density Residential (MDR)on the Future Land Use Map(FLUM),Staff recommends zoning the property R-15 rather than L-O,consistent with the surrounding area and to facilitate future residential redevelopment consistent with the Comprehensive Plan.The existing use may continue as a legal nonconforming use within the R-15 zoning district,subject to the provisions of UDC 11-1B-4.Accordingly,the annexation legal descriptions and exhibit maps for the R-15 and L-O zoning districts should be revised prior to the City Council hearing.The R-15 and L-O annexation legal descriptions and exhibit maps should be revised accordingly prior to the City Council hearing. A rezone of 10.60 acres of land is proposed from the R-4 to the R-8 zoning district.This will provide a transition between the existing R-4 zoning on the western portion of the development and the proposed R-15 zoning on the eastern portion of the development as shown below.There is 38.85-acres of R-4 zoned property remaining. -- -one.-_ q- < LO r e {Ok I I � l dOPtl NN' MAAC IM Earn&N Eom R� - A preliminary plat is proposed consisting of 321 residential building lots for single-family detached and townhouse dwelling units,2 commercial office building lots and 44 common lots on 75.13 acres of land in the R-4,R-8,R-15 and L-O zoning districts,as shown in the zoning exhibit above.The minimum lot size proposed is 2,600 square feet(s.f.)with an average lot size of 5,392 s.f.and a maximum lot size of 12,581 s.f.The Stonehill Crossing Subdivision preliminary plat included parcel#S1236120850 owned by Kent&Donna Mills Family Revocable Trust 0610612016 as Lot 1,Block 1;and parcels#S1236120876&#S1236120701 owned by Stonehill City of Meridian I Department Report III.Staff Analysis Church as Lot 2,Block 1.A final plat(FP-2024-0020)application was approved that included the Mills and Church properties that has not yet been recorded. The plat is proposed to develop in five(5)final plat phases starting on the west side of the development.Because sewer service is being extended from the southeast to serve the eastern portion of this development from S.Meridian Rd.through the proposed Syringa Crossing development,Staff recommends the phasing plan is revised to reflect the first phases of development on the east side of the development rather than the west(see Section FA below for more information). Comprehensive Plan Policies • 2.01.02D—Encourage a variety of housing types that meet the needs,preferences,and financial capabilities of Meridian's present and future residents.A mix of housing types is proposed consisting of single family detached and townhome units. • 3.03.03—Annex lands into the corporate boundaries of the City only when the annexation proposal conforms to the City's vision and the necessary extension of public services and infrastructure is provided.The proposed development is generally consistent with the Comprehensive Plan;City water and sewer service will be extended with development. • 3.03.03A-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. The proposed development will be connected to City water and sewer and extensions will be provided to and through the development. • 2.02.011)-Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity.Stub streets with sidewalks are proposed to adjacent properties for future extension and neighborhood interconnectivity. • 5.01.01F—Minimize noise,lighting,and odor disturbances from commercial developments to residential dwellings by enforcing city code.Business hours of operation in the L-O district are limited from 6 am to 10 pm to minimize these disturbances to adjacent residential uses. The existing office will be buffered from adjacent residential uses by common area;Staff recommends • 3.03.03G—Require urban infrastructure be provided for all new developments,including curb and gutter,sidewalks,water and sewer utilities. Urban infrastructure will be required with development. • 4.04.01A—Ensure that new development and subdivisions connect to the pathway system. The proposed development incorporates a 10'wide multi-use pathway along the collector street(i.e. Oakbriar)as approved by the Park's Dept.in accord with the Pathways Master Plan to connect to the pathway system. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements(UDC 11-1):city There is an existing home and accessory structures on the western portion of the development area that will be removed with development and an existing office building on the eastern portion of the development area that will remain on a lot(Lot 10,Block E3)in the proposed subdivision. City of Meridian I Department Report III.Staff Analysis 2. Proposed Use Analysis(UDC 11-2): A mix of single-family detached homes(241)and townhome(80)units are proposed at a gross overall density of 4.27 units per acre.A gross density of 3.6 units per acre is proposed in the LDR designated area and a gross density of 5.4 units per acre is proposed in the MDR designated area.The proposed use and densities are consistent with that desired in the LDR& MDR FLUM designations for this area. Single-family detached and townhouse dwelling units are both listed as principal permitted uses in their respective R-4,R-8 and R-15 zoning districts per UDC Table 11-2A-2. Two(2)L-O zoned lots are proposed for an existing office located at 455 W.Amity Rd.and a new office(s)at the southeast corner of W.Amity Rd.and S.Pullman Ave.Professional services,personal services and healthcare of social services are all principal permitted uses in the L-O district;see UDC Table 11-2B-2 for other allowed uses in the L-O district. 3. Dimensional Standards(UDC 11-2): See UDC Tables 11-2A-5 for the R-4 district,11-2A-6 for the R-8 district,11-2A-7 for the R- 15 district and UDC Table 11-2B-3 for the L-O district. D. Design Standards Analysis 1. Structure and Site Design Standards(UDC 11-3A-19): Future development of the L-O zoned lot at the southeast corner of S.Pullman Ave.and W. Amity Rd.shall comply with the structure and site design standards listed in UDC 11-3A- 19B that pertain to architectural character,site design,parking lots and pedestrian walkways; and the standards in UDC 11-3B-8C for parking lot landscaping. 2. Qualified Open Space&Amenities(UDC 11-3G): UDC Requirement Proposed/Analysis Open Space: 15.71 acres(or 20.91%)proposed qualified open 12%for R-4 district(4.66 acres) space consisting of common open space areas, 15%for R-8 district(1.59 acres) parkways,linear open space,50%of the arterial 15%for R-15 district(3.41 acres) street buffer and 100%of the collector street Total:9.66 acres buffer Amenities: 1 Point for every 5 acres 23 points of amenities are proposed consisting of gross land area and multiple of a tot lot(1 pt.),(2)pickleball courts(8 pts.),a amenities from each category are half basketball court(4 pts.)from the Recreation required—a minimum of 15 points Activity Area category;(3)picnic areas with are required based on 75 acres covered seating on sites greater than 5,000 s.f.(6 pts.)from the Quality of Life category;5'wide internal pathways from the Pedestrian or Bicycle Circulation System category(2 pts.);and(2) bicycle repair stations from the Multi-Modal category(2 pts.) The proposed qualified open space areas have high visibility,direct pedestrian access, comply with CPTED standards and support a wide variety of leisure and play activities,are both active and passive in their intended use and accessible to all residents of the development in accord with UDC 11-3G-3.The proposed qualified open space exceeds the minimum standard by 6.05 acres. The street buffers along W.Amity Rd.(arterial)and S.Oakbriar Way(collector)are required to comply with the enhanced buffer requirements in UDC 11-3G-3B.3 and 11- 3B-7C.3f in order to count toward the qualified open space requirement.Details should City of Meridian I Department Report III.Staff Analysis be included on a revised landscape plan explaining what enhanced buffer elements are proposed. Micro-path lots are required to be a minimum of 20'in width in order to qualify toward the qualified open space requirement for linear open space.The plat and landscape plan should be revised accordingly. Site amenities are proposed from each of the required categories and exceed the minimum standard by eight(8)points.Site amenities should comply with the amenity standards in UDC 11-3G4C,D,E and F: • The tot lot is required to have commercial grade play equipment scaled and designed for the use and safety of younger children.Benches for searing should be provided nearby. • Sports courts are required to have markings and include benches for seating. • Picnic areas should include tables,benches,landscaping and a structure for shade. • Pathways should be designed and constructed in accord with the standards for such in UDC 11-3A-8 and 11-3B-12C. • Bicycle repair stations should be a fixed installation with tools and an air pump. Amenity details demonstrating compliance with these standards should be submitted with the final plat application. 3. Landscaping(UDC 11-3B): i. Landscape buffers along streets UDC Requirement Proposed/Analysis Arterial Road:25 feet W.Amity Rd.—35' Collector Road:20 S.Oakbriar Way—41'+/-total,including the off-site Feet portion;if Pullman Ave.is designated as a collector street, a minimum 20'wide buffer is required Local Road:10 Feet A minimum 10'wide street buffer is required along S. Silverstein Dr.(on Lot 10,Block E3)&along the road through Lot 1,Block El The Landscape Calculations table on the landscape plan should include the following:length and width of the street buffer and tree classifications for S. Oakbriar Way,Pullman Ave.(if designated as a collector street)and road through Lot 10,Block E3;length and width of parkways(aka residential subdivision trees) and the required vs.provided number of street trees and tree classification. The proposed street buffers and parkways(at 8'in width)meet and exceed the minimum width standard.Landscaping is required within street buffers and parkways in accord with the standards in UDC 11-3B-7C. Staff recommends the street buffer along W.Amity Rd.between the collector street (i.e.Oakbriar)and the east property boundary is constructed with pedestrian facilities with the first phase of development;the phasing plan should be revised accordingly. ii. Common open space At a minimum,common open space areas should include one(1)deciduous shade tree for every 5,000 square feet of area and include a variety of trees,shrubs,lawn or other City of Meridian I Department Report III.Staff Analysis vegetative groundcover.The square footage of common areas and the required number of trees should be included in the Landscape Calculations table on the landscape plan. iii. Pathway landscaping A landscape strip a minimum of 5'wide is required to be provided along each side of all pathways;designs are encouraged in which the width of the landscape strip varies to provide additional width to plant trees farther from the pathway as long as a total width of 10'of landscaping is maintained along the pathway.There are several areas in Blocks E3,E4 and E5 where internal pathways are depicted directly abutting rear lot lines of residential lots—a minimum 5'wide landscape strip is required in those areas or alternative compliance may be requested to this standards as set forth in UDC 11-5B-5. The landscape strips are required to be planted with a mix of trees,shrubs,lawn,and/or other vegetative groundcover.A minimum of one(1)tree per 100 linear feet of pathway is required.The length of pathways and required vs.proposed number of trees that demonstrate compliance with the standards in UDC 11-3B-12C should be included in the Landscape Calculations table. iv. Parking lot landscaping Landscaping is required to be provided in all parking areas per the standards listed in UDC 11-3B-8. No changes are proposed to the existing office parking lot on the property at 455 W.Amity Rd.on Lot 10,Block E3.The parking lot for the new office on Lot 1, Block E1 will need to comply with these standards.Compliance with these standards will be reviewed with the Certificate of Zoning Compliance application.Parking lot landscaping is not required with the subdivision improvements. v. Landscape buffers to adjoining uses A minimum 20-foot-wide buffer is required 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 in UDC 11-3B-9C.No residential uses are proposed adjacent to the office lot on Lot 1,Block El.Common open space is proposed around the existing office on Lot 10,Block E3.If R-15 zoning is approved for the existing office lot as recommended by Staff,a buffer is not required. vi. 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 there are no existing trees on site to be mitigated for. vii. Storm integration An adequate storm drainage system shall be required in all developments in accord with the city's adopted standards,specifications and ordinances.Design and construction shall follow Best Management Practice as adopted by the city. 4. Parking(UDC 11-3Q: i. Residential parking analysis City of Meridian I Department Report III.Staff 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 for compliance with parking standards. ii. Nonresidential parking analysis UDC Requirement Proposed/Analysis Office:1 Parking Stall Parking will be evaluated for compliance with this per 500 Square Feet of standard with the Certificate of Zoning Compliance Gross Floor Area application. 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.Parking calculations for bicycles and a detail of the bicycle rack that demonstrates compliance with these standards shall be submitted with the Certificate of Zoning Compliance applications for the future office use(s). 5. Building Elevations(Architectural Standards Manual): Conceptual building elevations were submitted for the single-family detached and townhomes that demonstrate the quality of development proposed,as shown below in Section VII.M.Final design of the townhome structures are required to comply with the design standards in the Architectural Standards Manual.A Design Review application is required to be submitted and approved for these structures.Single-family detached homes are exempt from these standards. An office building exists on Lot 10,Block E3.Lot 1,Block E1 is proposed for future office use;no concept elevations were submitted for that building(s).The future structure(s)shall comply with the design standards in the Architectural Standards Manual. 6. Fencing(UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7.A mix of 6'tall vinyl fencing is proposed along the perimeter landscape buffers and side lots and 6'tall vinyl lattice top fence is proposed adjacent to interior common lots as shown on the landscape plan in accord with UDC standards. 7. Parkways(UDC 11-3A-17): Parkways are required to comply with the standards in UDC 11-3A-17E.Eight(8)foot wide parkways are proposed in accord with UDC standards. City of Meridian I Department Report III.Staff Analysis E. Transportation Analysis ACH❑Planned Improvements 1. Capital Improvements Plan(CIP)/Five Year Plan(FYP): • Amity Road is scheduled in the FYP to be widened to 5-lanes from SH-69(Meridian Road)to Locust Grove Road with a design year and construction year yet to be determined. • Linder Road is listed in the CIP to be widened to 34anes from Amity Road to Lake Hazel Road between 2036 and 2040. • The intersection of Linder Road and Amity Road is listed in the CIP to be reconstructed as a dual lane roundabout with a westbound right-turn bypass lane with 4-lanes on the north leg, 4-lanes on the south,4-lanes on the east,and 4-lanes on the west leg between 2036 and 2041 • The intersection of Amity Road and Meridian RoadISH-69 is listed in the CIP to be widened to 6-lanes on the north leg,6-lanes on the south,7-lanes on the east,and 7-lanes on the west leg and signalized between 2031 and 2035. • The intersection of Lake Hazel Road and Meridian Road(SH-69)Is listed in the GIP to be widened to 6-lanes on the north leg,6-lanes on the south,7-lanes on the east,and 7-lanes on the west leg and signalized between 2036 and 2040, 1. Access(UDC 11-3A-3, UDC 11-3H-4): Access is proposed via S.Oakbriar Way,a designated collector street on the Master Street Map(MSM)planned to be constructed at the mid-mile with Stonehill Church;and S.Pullman Ave.,which may be designated as a collector street,from W.Amity Rd.along the east boundary of the site. Stub streets are proposed to the south and west and to the church property and Mills property for future interconnectivity and access in accord with UDC 11-3A-3. Staff recommends either public right-of-way or a cross-access/ingress-egress easement is depicted through Lot 1,Block El for future connectivity to the mixed-use designated development to the east to reduce access points via the arterial street(W.Amity Rd.). 2. Pedestrian Connectivity(UDC 11-3A-5, UDC 11-3A-8, UDC 11-3A-17): The Pathways Master Plan depicts a 10'wide multi-use pathway along the east side of the Calkins Lateral.Because the Calkins Lateral is being relocated and piped,the Park's Dept.is amenable to a 10'wide detached sidewalk/pathway being provided along both sides of the north/south mid-mile collector road(S.Oakbriar Way)as an alternative.A 10'wide detached multi-use sidewalk/pathway is also required along W.Amity Rd.If S.Pullman Ave.will be classified as a collector street,a 10'wide detached sidewalk/pathway should also be provided along both sides of the street on this site in lieu of a 5'wide sidewalk. If multi-use pathways along public streets are located outside of adjacent right- of-way,a minimum 14'wide public use easement shall be provided for the pathway as required by the Park's Dept. 3. Subdivision Regulations(UDC 11-6): i. Dead end streets Click or tap here to enter text. ii. Common driveways Click or tap here to enter text. iii. Alleys City of Meridian I Department Report III.Staff Analysis iv. Block face Click or tap here to enter text. F. Services Analysis 1. Waterways(UDC 11-3A-6): The Calkins Lateral runs across the western part of the development within a 56'wide easement being 28'on each side of the centerline,held by Boise-Kura Irrigation District.The lateral is proposed to be relocated and piped in common lots(Lot 31,Block W 1 and Lot 9, Block W9)along the west side of S.Oakbriar Way.See comments submitted from Boise- Kuna Irrigation District below in Section IV.E. The Belle Sublateral/Carlson Lateral runs across the eastern part of the development within a 50'wide easement being 25'on each side of the centerline and is proposed to be piped.It's mostly located in Lot 1,Block,E9 and Lot 1,Block E5 but crosses buildable Lots 2&3,Block E9 and Lots 5-9,Block E5.UDC 11-3A-6E requires irrigation easements wider than 10'to be included in a common lot that is a minimum of 20'wide and outside of a fenced area,unless otherwise waived by Council.The plat should be revised to comply with this standard prior to the City Council hearing. 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 11-313-11 for stormwater integration. 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.The development shall be connected to the City of Meridian water and sewer systems in accord with the standards in UDC 11-3A-21C. Street lighting shall be installed in accord with the city's adopted standards,specifications and ordinances. The existing office building at 455 W.Amity Rd.on Lot 10,Block E3 is required to connect to City water and sewer service within 60 days of annexation and/or services becoming available to the site and disconnect from private service,as set forth in MCC 9-1-4 and 9-4-8. Water service is available in W.Amity Rd.to be extended to the site.Sewer service will be provided by two(2)different sewer sheds,neither of which is available to provide service to the site at this time.Sewer service for the western half of the development is dependent upon a future temporary lift station being constructed in Windrow Subdivision to the northwest, which will provide a stub to Amity Rd.for connection.Sewer service for the eastern half of the development will be extended from S.Meridian Rd.through the southern portion of the abutting proposed Syringa Crossing development via an existing easement(ESMT-2026- 0070,Inst.#2026-024305). City of Meridian I Department Report III.Staff Analysis Staff recommends the extension of sewer and water services to the eastern half of the development,as well as the construction of road improvements to serve the Mills and Stonehill Church properties and the extension of S.Pullman Ave.to the southern property boundary,occur with the first phase of development.This will ensure that utilities are located within public road rights-of-way rather than within easements.A revised phasing plan reflecting these changes should be submitted prior to the City Council hearing. Adequate fire protection is required in accord with Fire Dept.standards. 5. School Capacity 0-P Pi--)d Commented[NN1]:Added a section for school capacity School District S West Ada School District WASD analysis.This will allow staff to note the school capacities and inform Commission/Council of other approved developments in the • Capacity Of Enrollment Ca pad area that may further impact the school system. Schools& Mary Md4mman Elementary School 552 550' Program Capacity number Of Victory Middle School 1094 1000 Meridian High School 1739 2175 students enrolled • Estimate of the 103 number of school aged children the development will generate 1V. CITY/AGENCY COMMENTS&CONDITIONSI Commented[BM2]:Need standard conditions for these?Can make quick pails for insertion.For now,just copy/paste what you A. Meridian Planning Division have in testing. Prior to the City Council hearing,Staff recommends the following: unused sections should either be deleted(including reference in Table 3)or flagged with some type of no comment(could be quick • The annexation legal descriptions and exhibit maps for the R-15 and L-O zoning ,,,,.0 districts are revised to reflect R-15 instead of L-O zoning for the property at 455 W. Amity Rd.; • The preliminary plat is revised to include irrigation easements wider than 10'in a common lot that is a minimum 20'wide and outside of a fenced area in accord with UDC 11-3A-6E. • The preliminary plat phasing plan is revised to reflect the first phase of development on the east side of the development rather than the west to facilitate the extension of sewer and water services as well as the construction of road improvements to serve the Mills and Stonehill Church properties,the extension of S. Pullman Ave.to the southern property boundary,and street buffer and pedestrian facilities along W.Amity Rd.between the collector street(i.e.Oakbriar)and the east property line. 1. A modification to the existing Development Agreement(DA)for South Meridian—Kent& Donna Mills Development(Inst.#2016-007090)for a new DA for the subject development shall be required in accord with the existing DA for redevelopment of the property. Prior to approval of the annexation and rezone ordinances,a DA shall be entered into between the City of Meridian,the property owner(s)at the time of annexation and rezone ordinance adoption,and the developer. 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 City of Meridian I Department Report IV.City/Agency Comments&Conditions of the Findings of Fact,Conclusions of Law and Decision&Order for the Annexation and Rezone requests.The DA shall,at minimum,incorporate the following provisions: i. Future development of this property shall substantially comply with the preliminary plat, phasing plan,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 existing office on proposed Lot 10,Block E3 is an approved use in Ada County (application#79-27-CU/04-36-ZCA)and is allowed to continue as a non-conforming use in the R-15 district subject to the provisions in UDC 11-1B-4. iii. Future development of the L-O zoned lot at the southeast corner of S.Pullman Ave.and W.Amity Rd.shall comply with the structure and site design standards listed in UDC 1I- 3A-19B that pertain to architectural character,site design,parking lots and pedestrian walkways;and the standards in UDC 11-3B-8C for parking lot landscaping. iv. Future structures and/or additions on the L-O zoned lots shall comply with the design standards in the Architectural Standards Manual. v. Business hours of operation for the existing office located at 455 W.Amity Rd.shall be limited from 6 am to 10 pm to minimize disturbances to adjacent residential uses. vi. The existing office building at 455 W.Amity Rd.on Lot 10,Block E3 shall connect to City water and sewer service within 60 days of annexation and/or services becoming available to the site and disconnect from private service,as set forth in MCC 9-1-4 and 9- 4-8. 2. The final plat(s)shall include the following revisions: i. Depict a 10'wide street buffer along W.Silverstein Dr.on Lot 10,Block E3 in a common lot or a permanent dedicated buffer easement. ii. Depict public right-of-way or a cross-access/ingress-egress easement through Lot 1, Block E1 stubbing to the east boundary of the subdivision. iii. Widen micro-path common lots to a minimum of 20'in order to qualify toward the qualified open space requirement for linear open space per UDC 11-3G-3B.le. iv. Depict irrigation easements wider than 10'in a common lot that is a minimum of 20' wide and outside of a fenced area,unless otherwise waived by Council per UDC 11-3A- 6E.This applies to Lots 2&3,Block E9 and Lots 5-9,Block E5.Revise the landscape plan accordingly. V. If S.Pullman Ave.will be classified as a collector street,a 10'wide detached sidewalk/pathway should also be provided along both sides of the street on this site. Revise the landscape plan accordingly. vi. If multi-use pathways along public streets are located outside of adjacent right-of-way,a minimum 14'wide public use easement shall be provided for the pathway as required by the Park's Dept. 3. The landscape plan submitted with the final plat application(s)shall include the following revisions: i. Include the following information in the Landscape Calculations table: City of Meridian I Department Report IV.City/Agency Comments&Conditions • The length and width of the street buffer along S.Oakbriar Way,the required vs. provided number of street trees,and tree classification that demonstrate compliance with the standards in UDC 11-313-7C. • The length and width of the parkways(aka residential subdivision trees),minus 26' for curb cut areas,and tree classification that demonstrate compliance with the standards in UDC 11-3A-17 and 11-3B-7C. • The length of pathways and required vs.proposed number of trees that demonstrate compliance with the standards in UDC 11-313-12C. • The square footage of common open space areas with required vs.proposed number of trees that demonstrate compliance with the standards in UDC 11-3G-5B. ii. The street buffers along W.Amity Rd.(arterial)and S.Oakbriar Way(collector)shall demonstrate compliance with the enhanced buffer requirements in UDC 11-3G-3B.3 and 11-3B-7C.3f because they were counted toward the qualified open space standard. Include a call-out detailing what enhanced buffer elements are proposed. iii. Widen micro-path common lots to a minimum of 20'in order to qualify toward the qualified open space requirement for linear open space per UDC 11-3G-3B.1e. iv. Depict a 10'wide street buffer along W.Silverstein Dr.on Lot 10,Block E3 and along the road depicted through Lot 1,Block El,landscaped per the standards in UDC 11-313- 7C. v. Depict a minimum 5'wide landscape strip in Blocks E3,E4 and E5 where internal pathways are depicted directly abutting rear lot lines of residential lots;or apply for alternative compliance to the standard(UDC 11-313-12C.1)requiring such as set forth in UDC 11-513-5. 8. Detailed drawings shall be submitted that demonstrate compliance with the site amenity standards in UDC 11-3G-4C,D,E and F,as follows: • The tot lot shall have commercial grade play equipment scaled and designed for the use and safety of younger children;benches for seating shall be provided nearby. • Sports courts shall have markings and include benches for seating. • Picnic areas shall include tables,benches,landscaping and a structure for shade. • Pathways shall be designed and constructed in accord with the standards for such in UDC 11-3A-8 and 11-313-12C. • Bicycle repair stations shall be a fixed installation with tools and an air pump. 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 11-613-7. B. Meridian Public Works Site Specific Conditions of Approval City of Meridian I Department Report IV.City/Agency Comments&Conditions 1. Sewer in Pullman Ave is not available.Public Works will not approve utility plan until bonds and assurities are in place to extend Sewer to Pullman Ave or until other sewer options becomes available to the site. 2. Sewer in Amity is not available.Public Works will not approve utility plan for the proposed development until bonds and assurities are in place for the proposed Sewer in Amity or until other sewer options becomes available to the site 3. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources(IDWR).The Developer,Owner,or project Engineer,shall provide a statement addressing whether there are any existing wells in the development,and if so,how they will continue to be used,or provide record of their abandonment.If wells are to be abandoned, the project owner or their representative must contact the IDWR Groundwater Protection Section(Aaron Skinner,Hydrogeologist 208-287-4972)BEFORE any work is done to decommission an existing well(even if it is believed that the well is less than 18 ft deep). Proof of communication with IDWR must be submitted to the City prior to any work being done to decommission the well.Failure to communicate with IDWR may result in additional work and expense to decommission the well. 4. Each phase of the development will need to be modeled to verify minimum fire flow pressure is maintained. 5. Have water main along S Pullman Ave from Golding Dr to southern property boundary. 6. Work with property owner to the East to connect the Water line to the east.Developer of that lot has a Water main close to this area in preliminary plat. 7. Extend water main to tie into Amity Road to eliminate dead-end.Water and sewer in parallel require a minimum of 30'easement.Provide three valves at the tee. 8. Water main requires a 20'easement with the main centered.Easement should be located completely in common lot and not overlap a buildable lot.Ensure that it has proper separation from any infiltration trenches or irrigation lines. 9. No permanent structures(trees,bushes,buildings,carports,trash receptacle walls,fences, infiltration trenches,light poles,etc.)to be built within the utility easement. 10.Ensure no sewer services pass through infiltration trenches ensure there are no fences,light poles,or trees within 5'of Water meters and Fire Hydrants when in the ROW. 11. Water mains need a casing when crossing gravity irrigation that limits access to times of the year or is constructed out of concrete of clay piping.Either provide casing or proof that the City will have access at all times.Also provide the material of the irrigation line. 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 City of Meridian I Department Report IV.City/Agency Comments&Conditions the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms.The easement shall be graphically depicted on the plat for reference purposes.Submit an executed easement(on the form available from Public Works),a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 81/2"x I I"map with bearings and distances (marked EXHIBIT B)for review.Both exhibits must be sealed,signed and dated by a Professional Land Surveyor.DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed,and approved prior to development plan approval. 4. The City of Meridian requires that pressurized irrigation systems be supplied by a year- round source of water(UDC 11-3B-6).The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available,a single-point connection to the culinary water system shall be required.If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 5. All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 6. All irrigation ditches,canals,laterals,or drains,exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 7. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources(IDWR).The Developer,Owner,or project Engineer,shall provide a statement addressing whether there are any existing wells in the development,and if so,how they will continue to be used,or provide record of their abandonment.If wells are to be abandoned, the project owner or their representative must contact the IDWR Groundwater Protection Section(Aaron Skinner,Hydrogeologist 208-287-4972)BEFORE any work is done to decommission an existing well(even if it is believed that the well is less than 18 ft deep). Proof of communication with IDWR must be submitted to the City prior to any work being done to decommission the well.Failure to communicate with IDWR may result in additional work and expense to decommission the well. 8. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 9. Street signs are to be in place,sanitary sewer and water system shall be approved and activated,road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 10. A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing,landscaping,amenities,etc.,prior to signature on the final plat. 11. All improvements related to public life,safety and health shall be completed prior to occupancy of the structures.Where approved by the City Engineer,an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. City of Meridian I Department Report IV.City/Agency Comments&Conditions 12. Applicant shall be required to pay Public Works development plan review,and construction inspection fees,as determined during the plan review process,prior to the issuance of a plan approval letter. 13. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 14. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 15. Developer shall coordinate mailbox locations with the Meridian Post Office. 16. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 17. The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 18. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD.The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans.This certification will be required before a certificate of occupancy is issued for any structures within the project. 19. At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 20. A street light plan will need to be included in the civil construction plans.Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting.A copy of the standards can be found at http://www.meridiancit�org/public works.aspx?id=272. 21. The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature.This surety will be verified by a line item cost estimate provided by the owner to the City.The surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond.Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 22. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years.This surety will be verified by a line item cost estimate provided by the owner to the City.The surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond.Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. Meridian Park's Department https:llweblink.meridiancioy.org/WebLinkIBrowse.aspx?id=430072&dbid=0&repo=MeridianCit x City of Meridian I Department Report IV.City/Agency Comments&Conditions D. Community Planning Association of Southwest Idaho(COMPASS) https://weblink.meridiancioy.orglWebLinkIBrowse.aspx?id=430072&dbid=0&repo=MeridianCit X E. Irrigation Districts 1. Boise Kuna Irrigation District https://weblink.meridianci.y.org/WebLink/Browse.aspx?id=430072&dbid=0&repo=Meridia nCttv F. Idaho Department of Environmental Quality(DEQ) httpsJ/weblink.meridianci y.orzlWebLinkIBrowse.gMx?id=430072&dbid=0&repo=MeridianCit V G. Ada County Development Services https:llweblink.meridianci.v.orQ/WebLinkIBrowse.aspx?id=430072&dbid=0&repo=MeridianCit x H. Ada County Highway District(ACHD) Click or tap here to enter text. 1. Idaho Transportation Department(ITD) httpsJ/weblink.meridianci y.org/WebLink/Browse.aspx?id=430072&dbid=0&repo=MeridianCit x V. FINDINGS A. Annexation(UDC 11-511-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application.In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Stafffinds the annexation of a portion of the subject site with an R-15 and L-O zoning districts,as recommended by Staff,will be consistent with the Medium Density Residential and abutting MU-CFLUM designations. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the proposed lot sizes and development complies with the purpose statement of the residential and commercial districts. 3. The map amendment shall not be materially detrimental to the public health,safety,and welfare; Stafffinds annexation with R-15 and L-O zoning districts,as recommended by Staff,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 Stafffinds the proposed map amendment should not result in an adverse impact during the delivery of services by any political subdivision providing public services within the City. City of Meridian I Department Report V.Findings Based on comments provided from the school district,enrollment from this development could be over capacity for the elementary and middle schools serving this development. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the proposed annexation is in the best interest of the City. B. 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; Stafffinds the proposed rezone from the R-4 to R-8 district and development plan complies with the provisions in the Comprehensive Plan pertaining to land use and density in the MDR FL UM designation. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the proposed development will provide for a range of housing types consistent with the purpose statement for residential districts and the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health,safety,and welfare; Stafffinds the proposed rezone from R-4 to R-8 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 Stafffinds the proposed map amendment should not result in an adverse impact during the delivery of services by any political subdivision providing public services within the City. Based on comments provided from the school district,enrollment from this development could be over capacity for the elementary and middle schools serving this development. 5. The annexation(as applicable)is in the best interest of city. Stafffinds this finding is not applicable as the request is for a rezone,not annexation. C. Preliminary Plat(UDC-6B-6) In consideration of a preliminary 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; 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 public services can be made available and are adequate to accommodate the proposed development. City of Meridian I Department Report V.Findings 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Staff finds the proposed development is consistent with scheduled public improvements in accord with the City's CIP. 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 Stafffinds 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 the existing laterals will be preserved and piped that cross this site. VI. ACTION A. Staff: Staff recommends approval of the proposed development agreement modification,annexation, rezone and preliminary plat with the provisions included above in section IV. B. Commission:Pending C. City Council:Pending City of Meridian I Department Report VI.Action VII. EXHIBITS A. Project Area Maps 1. Aerial Legend ,t Project Location - R1- ftKIM-1, Area of Impact ' OAnalysis .ti \ i s 'F .?Ak 2. Zoning Map Legend �u7c Project Location R-4 — ;;:Area of Impact t R-40 R-15 m R $ OAnalysis i n �R LO ` -$-B R1 RUT Rl RUT -� R 4 R-S i= y_R 2 R 6 R-4" TNA R-2 R"I'2 RUT City of Meridian Department Report VII.Exhibits 3. Future Land Use Legend C3 Project Location .'.'.'Area of Impact OAnalysis LOW lid Density Residential ;C-Wic J MU-C •-+ �` Medium Density Residential _.-Med-Hi O_ Density Residential — --High Density Residential MU-RG 4. Planned Development Map Legend C3 Project Location — �� ---i - Area of Impact - T=`City Limits Planned Parcels ,1ytgg5` OAnalysis Hal l\ k City of Meridian Department Report VII.Exhibits B. Service Accessibility Tool(Existing Conditions) M Criteria Location Jn City Limits Extension Sewer Trunkshed mains a 560 ft.from parcel Floodplain Either not within the 160 yr floodplain or> 2 acres Emergency Services Fire Response time 5-9 min. Emergency Services Police Reporting District meets response time goals some of Pathways Within 1/4 mile of future pathways Transit Not within 1/4 of current or future transit route Arterial Road Buildout Status Ultimate configuration(#of lanes in master streets plan) School Walking Proximity From 1/2 to 1 mile walking School Drivability Not within 2 miles driving of existing or future school Park Walkability No park within walking distance by park type City of Meridian I Department Report VII.Exhibits C. Subject Site Photos(from Google) Existin office at 455 W.Ami Rd.: Site to the east of the existin office lookin west: �* Site to the west of the proposed collector street(i.e.Oakbriar)looking east: City of Meridian Department Report VII.Exhibits Site to the east of the proposed collector street(i.e.Oakbriar)lookin west: owl ,R� vk-- - City of Meridian Department Report VII.Exhibits D. Legal Description&Exhibit Map of Property Subject to New Development Agreement Description for Storyrock Subdivision July 17,2025 A parcel of land located in the North 112 of the Northeast 114 and the Northeast 114 of the Northwest 114 of Section 36,Township 3 North,Range 1 West,Boise Meridian,City of Meridian,Ada County,Idaho,more particularly described as follows: Commencing at the Section corner common to Sections 25,28,35 and 36, T.3N_,R.1 W_,E.M-from which the V41 corner common to said Sections 25 and 36 bears South 59'32'29"East,2,650.91 feet;thence South B9'32'29"East,1,325.54 feet to the West V 1 B corner common to said Sections 25 and 36;thence on the west boundary line of the Northeast V4 of the Northwest 114 of said Section 35,South 00°36'54"West,25.00 feet to the south right-of-way line of W_Amity Road and the POINT OF BEGINNING; thence leaving said west boundary line on said south right-of-way line,South 69'32'29"East,1.293.06 feet: thence leaving said south right-of-way line,South 00"34'07"West,422.23 feet; thence M6.58 feet on the arc of a non-tangent curve to the left having a radius of 830,09 feet,a central angle of 1 e"19'54",and a 101-ig Chord whiCn bears 50uln 08°42'45"West,235.78 feet, thence South 00`3248"West,5073 feet; thence South 01°21'45'East,'I SUS feet; thence South 00°32'48"West.38.91 feet, thence 294.68 feet on the arc of a curve to the left having a radius of 525.00 feet,a central angle of 32`09'34 and a long chord which bears South 15°31'59"East, 290.82 feet; thence 140.15feet on the arc of a reverse curve to the right having a radius of 475.00 feet,a central angle of 16'54'19'.and a long chord which bears South 23'09'37"East, 139.64 feet to the south boundary fine of the Northwest 114 of the Northeast 114 of said Section 36; thence on said south boundary line,North 89'13'44"West,75.72 feet to the Center-North 1115 comer of said Section 36; thence North 89°27'22"West,t1326.95 feet to the Northwest 1116 corner of said Section 36; 5�4NL LA#0 S 5 �rCENS Pr7, 1/1779 r i47k.- n�p� Of��¢p} r'� Mct;l+►1`� Page f of 3 City of Meridian Department Report VII.Exhibits thence on the west boundary line of the Northeast 114 of the Northwest 114 of aaid Section 35,North 00"36'54"Cast,1.300.34 feet to the POINT Of EICGINNING. ContainiN 38.587 2cres,more or less. AND A parcel of land located in the North V2 of the Northeast 114 and the Northeast 114 of the Northwest 114 of Section 36,Township 3 North,Range 1 West,Noise Mendian_City of Meridian,Ada County,Idaho,more particularly described as follows: Commencing at the 114 corner common to Sections 25 and 36 T.3N.,R_IW., R 11A,from which the AeMion corner common to Aections 25,26,35 and--W,, T 3N , R.1W.,S.M.pears North 89"32'29"West,2,650.91 feet;thence on the north boundary line of said Section 36,South 89'04'30"East,490.62 feet;thence leaving said north boundary line,.South 45'31'08"East,36.28 feet to the south right-cf-way line of W_ Amity Road and the POINT OF BEGINNING thence on said south right-Df-way ling,South 69104130"East,1,225-71 feet-, thence leaving said south right-of-way line,South 04°3547'West,1,297.82 feet to the south boundary line of the Northeast 114 of the Northeast 114 of said Section 36; thence on said south boundary line,North 89'12'13"West,424.17 feet to the Northeast 1 18 comer of said Section 36; thence on the south boundary line of the Northwest 114 of the Northeast V4 of said Section 36,North 89°13'44"West,1,181.48 feet; thence leaving said south boundary line, 173.26 feet on the arc of a non- tangent curve to the left having a radius of 533.00 feet,a central angle of 18'37'30", and a long chord which bears North 22'18'01"West, 172.50 feet; thence 262.12 feet an the arc of a reverse curve to the right having a radius of 467.00 feet,a central angle of 32°09'34",and a long chord which bears North 1 F31158"West,250.09 feet; thence North 00'32'48"East.20.86 feet: thence South 44'20'58"East,6C.27 feet; thence South 59'1 T 13"East, 179.30 feet, thence South 80'13'08"East,81 05 feet; thence North 04*42'19"East,218.94 feet; 14 AL LAND y%CENs'� thence North 41'2447"West, 11 A.63 feet; 01 -� 1 779 thence South 89'Od'3d'East,798.67 feet; ua7 17IW5 dad�rE OF yQN O k - Me Page 2 of 3 City of Meridian Department Report VII.Exhibits thence North 33°50'10"East.27.62 feet; thence North 26°33'19"West,434.46feet; thence North d5°S1108"West,432.13 feet to the POINT OF BEGINNING. Containing 36.537 acres,more or less. End of Description. �ypt. LAy� 5y��AGENS s - � � o 1�1 79 �a71r7�$�S nOA�T a F r� McGAlt pAgc of 3 City of Meridian I Department Report VII.Exhibits § � ƒ \ / \ -4 / No,'r .3 - - %% + ' `(| L4 � r4 U v \ M � ) \ -< � \ - § | ) \ @ lei ® .£ bI ; &`b ® J ` k - �` � w | e � ] k � ® f( ` ) �( 27) ;. &] f{ � � \ \! 71 !» y /n \ /) SOO m „z£ / # \ �r \ \ Q%J Meridian Department UM# vLExhib6 E. Zoning Exhibit—NOT APPROVED _ �NI •iH3 wdo�3n3a �.�o�lai pplyl�yl®a�v NOISI/�IGtlnS ?I�OiJ ALl01S O 0 lOMC Ito! e � i i I I f i ' 9 w� o i , � I II II i f i i II ' 1 1 1 xolre am 2atle�r City of Meridian Department Report VII.Exhibits F. Annexation Legal Description&Exhibit Map—NOT APPROVED Description far Annexation October 23.2024 A portion of the North 1 Q of the Northeast 114 of Section 36.Township 3 North, Range 1 West,Boise Meridian,Ada County,Idaho,more particularly described as follows- Commencing at the 114 corner common to Sections 25 and 36,T,3N„R.1 W.,B.M., from which the Section comer common to said Sections 25 and 36 and Section 30 and 31. T.3N.,RAE.,B.M-.bears South 89'04'30"East,2.636.80 feet;thence on the north boundary line of said Section 36,South 89"04'30"East,494_62 feet to the POINT OF BEGINNING: thence continuing,South 89'04'30"East,1251.85 feet; thence leaving said north boundary line,South 00'35'47"West,1322.82 feet to the south boundary line of the Northeast 114 of the Northeast 114 of said Section 36, thence on said south boundary line,North 89'12'13"West 424.17 feet to the Northeast 1116 comer of said Section 36. thence on the south boundary line of the Northwest 1A of the Northeast IM of said Section 36,North 89°13'44"West,377.41 feet to the easiedy boundary line as described in the Declaration of Consent to Annexation recorded as Instrument No.2015-097610, r94Qr&Qf Ada Gpuniy,Idahn.nninrydant with the rpntarbine.of the Bella Sub Lateral,- thence leaving said south boundary line on said easterly boundary line the following two(2)courses and distances. North 15'44'05"West,363.90 feet; North 33'48'37"East,293.68 feet to the south boundary line of a parcel of land conveyed by a Warranty Deed recorded as Instrument No.2021-182575, records of Ada County,Idaho; thence on said south boundary line.South 89°41'30"East,18.01 feet to the Southeast earner of said parcel; thence on the easterly boundary line of said parcel and the northerly extension thereof the following three(3)courses and distances: North 33150'10"East,27.62 feet; North 26'nl91'West,434,46 feet; North 45'31'08"West.468.41 feet to the POINT OF BEGINNING, pd tANO Containing 27.113 acres,more or less. \oe Ha I J� End of Description. 1 779 X {y N9° gZvt 1P �Q TF OF Page I of I City of Meridian I Department Report VII.Exhibits R . - \ ( A0 --4 'z -4 ok /\ § �� \ » ¥ ; / 20 E� $ � 4 § ||§ t { \ ( % \ } .GCO w � _ � �«§ at �\ 7 \ - ! } {� '! { _ 1322# \ E � ! / / , ® * u e, Af s = m wE @ x Q%J Meridian Department UM# vLExhib6 Description for I_O Zone October 23.2024 A portion of the North 112 of the Northeast 114 of Section 36:Township 3 North, Range 1 West,Boise Meridian,Ada County,Idaho,more particularly described as follows. Commencing at the 1M corner common to Sections 25 and 35,T.3N.,R.1 W.. B.M.,from which the Section corner common to said Sections 25 and 36 and Section 30 and 31,T.3N.,R.1E.,B.M.,bears South 89`04'30"East,2.636.80 feet;thence on the north boundary line of said Section 36,South 89'04'30"East, 1023.72 feet to the POINT OF BEGINNING- thence continuing. South 89'04'30"East,718.75 feet: thence leaving said north boundary line, Scuth 00'35'47"West,67 5.11 feet; thence 43.59 feet on the arc of a non-tangent curve to the left having a radius of 200.00 feet,a central angle of 12'29'1 1"and a long chord which bears North 05'38'49"West,43.50 feet; thence North 11'53'24"West:210-87 feet; thence 151.14 feet on the arc of curve to the left having a radius of 200.00 feet; a central angle of 43'17'50"and a long chord which bears North 33°32'20"West, 147.57 feet; thence North 55'1 I'll 5"West, 114.02 feet; thence 195-87 feet on the arc of curve to the right having a radius of 2 00.00 feet, a central angle of 56'06'45"and a long chord which bears North 27'07'52"West, 188.13 feet: thence North 89'04'30"West,a distance of 136.11 feet. thence South 00'35'47"West,229.96 feet: thence North 89`04'30"West,267.70 feet; thence[North 00'35'47"East,304.96 feet to the POINT OF BEGINNING. �NpL LA&D Containing 4.372 acres,more or less. GENS �G End of Description. ex o CL 11779 �{°z3rzax�z r�D9rE OF r'H M cC A�,tA Page 1 of 1 City of Meridian I Department Report VIL Exhibits e e = 2 �« ) ) �k �-4 t � 2 . $\k� / a� 2 # q $ !® • : NOGIT-E ( * : o O = § ! G % & ¥ §§ � E > � , O � I < % \ o | ¥ % : - ) \ \ \ \ \ n z# /w CA S `\� / �W} § � \ R \ 2 (KA ) ) ) } 2 � & ;3 ¥ / - } 0 ® ,} 2 Z o \ --- ` RAW S. __ L m eE } /f e m Q%J Meridian Department UM# v!l.Umb6 Description for R-IS Zone Gdobor 24.2024 A portion of the North 112 of the Northeast 114 of Section 36,Township 3 North, Range 1 West,Boise Meridian,Ada County,Idaho,more particularly described as follows: Commencing at the 114 corner common to Sections 25 and 35,T.3N., RAW., B.M.,from which the Section comer common to said Sections 25 and 36 and Section 30 and 31,T_3N_, R.1 E,B,M.,bears South 59°04'30"East,2,635-80 feet;thence on the north boundary line of said Section 36,South 89"04'34"East,490.61 feet to the POINT OF 13EGINNING: thence continuing.South 89°04'30"East,533-11 feet; thence leaving said north boundary line,South 00°3547"West,304.96 feet; thence South 89°04'30"East,267.70 feet-. thence North 00`35AT East,229.90 feet; thence South 89°04'30"East,136-11 feet: thence 195.87 feet on the arc of a non-tangent curve to the left having a radius of 200,00 feet,a central angle of 56°0645"and a long chord which bears South 27°07'52"East,188.13 feet; thence South 55'1115"East,114.02 feet; thence 151.14 feet on the arc of a curve to the right having a radius of 200.00 feet-a central angle of 43"17'50"and a long chord which bears South 33'32'20"East, 147.57 feet; thence South 11°53'24"East,210.87 feet; thence 43.59 feet on the arc of a curve to the right having a radius of 200.00 feet,a central angle of 12'29'11"and a long chord which bears South 05°3849"East, 43.50 feet; thence South 00°35'47"West,547.71 feet to the south boundary line of the Northeast 114 of the Northeast 114 of said Section W thence on said south boundary line,North 89'12'13"West.424.17 feet to the Northeast 1116 corner ON�L tgNQ of said Section 35; �� ENS � 7�.4 11 79 CP 0�q/-eq�o �o�sr of �0¢0 f'f mcrik Pagel of 2 City of Meridian I Department Report VII.Exhibits thence on the south boundary line of the Northwest 114 of the Northeast 114 of said Section 36,North$913'44"West,377.41 feet to the easterly boundary line as described in the Declaration of Consent to Annexation recorded as Instrument No.2015-097510. records of Ada County,Idaho,coincident with the centerline of the Belle Sub Lateral; thence leaving said south boundary line on said easterly boundary line the following two(2)courses and distances: North 1614410B"West.363.90 feet; North 33°48'37"East,293.68 feet to the south boundary line of a parcel of land conveyed by a Warranty Deed recorded as Instrument No.2021-182575, records of Ada County,Idaho; thence on said south boundary line,South 89°04'30"East, 19.01 feet to the Southeast comer of said parcel; thence on the easterly boundary line of said parcel and the northerly extension thereof the following three(3)courses and distances: North 33°50'19'East,27.62 feet; North 28°33'19"West,434.46 feet: North 45°31'OS"West.468.41 feet to the POINT OF BEGINNING, Containing 22.741 acres,more or less. End of Description lrylypl LRN�S y� F_NSir OQ�Tl"Or- Page 2 of 2 City of Meridian I Department Report VII.Exhibits - � _ t# o ~ § k | !C' z � � � k LA - ! ) E G) CO 0 E < 0 m 0 -6 pE0LA_ n § _' , a, \em s 3 \� I \ ( z«' Fri Ck f k / ® s£ _.et o \ '{ I � ®- Ai, spa s er uQ Q%J Meridian Department UM# vLExhib6 G. Rezone Legal Description&Exhibit Map Description for Rezone R-B October 24,2024 A portion of the Northwest 114 of the Northeast 114 and the Northeast 114 of the Northwest 114 of Section 36.Township 3 North,Range 1 West,City of Meridian,Boise Meridian,Ada County,Idaho,more particularly described as follows: Commencing at the 114 corner common to Sections 25 and 36,T.3N_,R.1W, B.M.,from which the Section comer common to said Sections 25 and 35 and Section 30 and 31.T.3N_,R.1E.,B.M.,bears South 89°04'30"East,2.836.80 feet;thence on the north boundary line of said Section 36,South 89104'30"East,490.61 feetto the northerly extension of the easterly boundary line of a parcel of land conveyed by a Warranty Deed recorded as Instrument No.2021.182575,records of Ada County,Idaho; thence on said easterly boundary line and northerly extension thereof the following three•(3)courses and distances' South 45'31'08"East,455.41 feet;South 26`33'19" East,434.46 feet;South 33°50'10"West,27.62 feet to the Southeast corner of said parcel;thence on the south boundary line of said parcel.North 89°04'30"West,18.01 Beet to the easterly boundary line as described in the Declaration of Consent to Annexation recorded as Instrument No,2015-097510.records of Ada County,Idaho,coincident with the centerline of the Belle Sub Lateral and the POINT OF BEGINNING; thence leaving said south boundary line on said easterly boundary line the tollowing two(2)courses and distances: South 33°48'37"West,293.68 feet, South 16W06"East,363.90 feet to the south boundary line of the Northwest 114 of the Northeast 114 of said Section 36; thence leaving said easterly boundary line on said south boundary line,North 89°13'44"West,838.10 feet; thence 154.44 feet on the arc of a non tangent curve to the left having a radius of%0-00 feet,a ventral angle of 17'41'50"and a long chard which bears North 22°45'51"West, 153.82 feet; thence 280.64 feet on the arc of a curve to the right having a radius of 500.00 feet,a central angle of 32°09'34"and a long chord which bears North 15'31'59"West, 276.98 feet; thence North 00°324$"East,189.13 feet; thence South 89°0430"East,29.10 feet; thence South 00°55130"west.35.36 feet; AL LANQ ENS� thence South 02'11'34"East,128.90 feet; we 4 1779 a� /�z4l c+Qav��of w paw r mcclk Page 1 of 2 City of Meridian Department Report VII.Exhibits thence South 44"20'58"East,57.41 feet. thence South 59°17'13"East,179.30 feet. thence South 80'19'b6"East,.81.95 feet. thence North 04°42A9"East,218.94 feet; thence North 41°24'47"West,118.63 feet to the south boundary line of said parcel of land conveyed by the Warranty Deed recorded as Instrument No.2021-182575: thence on said south boundary line,South W64'V'East,790.67 feet to the PINT QF BEGINNING Containing 10.602 acres,more or less. End of Description. LAN¢ -- 4NrENStic G a 1 779 A rpagr�of t�4ptti Page 2 of 2 City of Meridian I Department Report VII.Exhibits , E k r u r 2 Q p k 2 � § CD ! E > . \ O = = f v } % m � � � ) k ®w; �f � j �f� « §§ to f¥ / g s ƒ f` 710 . !k ' ® 4-1 +! m J a| s E \ #| � � g � ){ mom. t / -4f - \ k+ OD § 7 # � -- m k f K | __ Rd. � , RAr | ® ; G. ; ; ; � j 9 ( ) § ! } § - § ) ) } / E , k ° 7 k ± |\ ) § § j § \ } k § \ \ § ! § E Q%J Meridian Department UM# vLExhib6 H. Preliminary Plat(dated:8/12/2025)—NOT APPROVED -_ _ 3N1 '1N3 Wd013A3O A3011L11 mplrylma�q NOI51/�IOE3115 ?I702l J.2J015 0. �,I'Y4,®,O,Siwl -x3QNl lv�d havNiwi�3ad �' u � 9 EEEE €I ! 'p1 ' 1 t w an &888844k&&&& �o tl Ili �V i 5 NA1. I I P GF gj ar j gf f 6 II6 I a t-' I � - ¢ fiE��BEep f } i4i INT - g1�9 gg �s fp i s Ailk. .i City of Meridian Department Report VII.Exhibits �NI '±m-a-3-u Au--- N mnrrrur��'p NO151/�IOSnS N �1 '�I'14�446r9611�( � C 2!J.2i Ol S ® -1SV3 -LV ANVNI1-4113L1d a a^ < _ E ;.� e a p -�- 4 A _ U L p l)� s �— City of Meridian Department Report VII.Exhibits �_ .,...... - �rJs 'LH3 wdod3n3a ♦�o�ial """'e'O Noislnla�ns �aoa�.aois � yl'�ewae63�1i + -1S3M 1V1d ANVNI 1-4113H ' 5 i RE1i8sIEe�9s�9€€m� E § 1,9 i all tits_ - ........... i I � I I City of Meridian Department Report VII.Exhibits _ 7N1 '1N3 Wd013/�3O A�071 L11 pplYll�rylwa�g�q NOISI/�109E15 N�OiJ J.L1015 '"� �°'`""�j' -s31av1 log hN'dNIW113L1d '' � Y 9 F5�� a rFO � E-�g; ao"GG@ C P Cx Em _ W - a .E. 5 1 E dldddSa-Y� :E. .E. rvd:- =didi6d ..EY '.d.;��22222222�7�2222�.��2222222222d2�2d2:-�2222222�2�232�2. _ ___ _ --- _ ___ Ell II 2l ITI ..22222222=-=3:,32@22222222@2tP2222t322222222„23222222a2= City of Meridian Department Report VII.Exhibits - ;@ «%G »dWAMW » : \ ate . = m .. / mGc ..... ...w mmmmmn . m! e > d m; _-_ s —©«emmmmnmm ©© \/» y3\mmmm+«mmn c: - - /wmmmmummmem. \ \/3 dm� ym««mGd© ymmG : a /-- �\ �dbdb` � d\: y ±R ` 2g+ w - � Q%J Meridian Department UM# v!l.Umb6 @ , >a: , f � ta2 � �\) \/ _�e ........... , © \a ! ' /f» 19 # 2 �kqb� \ � \ / 2z - . , \ §9 Q / . ¥ ��■4 Q%J Meridian Department UM# vLExhib6 �NI •1N3 wdo�3n3a !.�o�lai i DAJI�tll.�9ytl Nol S1/�IO9flS ?i�02l A2i015 aOd AHd VJOOd Ol AJVNIW1-13Nd ' pp y d 9w i [�.• U �' C�5 0>3 a r3 a y .0...9..4 1-........... a a� �A ; i , City of Meridian Department Report VII.Exhibits I. Phasing Plan(dated:11/12/2025)—NOT APPROVED —_ 7N1 '11V3 Wd013/�3O A�011211 oarJ�'�bi®ate NOISI/��O�flS >looa�.a ois _� "Ij' v�d 3svHd �avNlwi��ad � 45 ` • 99II@S; g�4`4 i� s III— ' s ,1 City of Meridian Department Report VII.Exhibits J. Landscape Plan(date:8/7/2025) 4-96 s -y'•. 9 e� E �� la Za a a a a VI W A 1 - O o En E City of Meridian Department Report VII.Exhibits _ '�NI '1N3 WdOl3/�3O A`..J011211 �V]i��'41wretBYO NOISln IO9Yls >I�02lh2i015 a �I 9u1�1�113VIP� NV�d 3dVOS to 1Vld AabNIWl�3ad i I SM. "no Omni F' / Kt L x I Ell too j I City of Meridian Department Report VII.Exhibits '�NI •1N34Md O13/.34 A•J 011a1 __ NI o1s1.�1ae ns a.�oa.�aols �I&l+ea4Ai3�IP� i NVId 3dVJ5ONV7 1Vld k4VNIW1134d D�a I 33 613NI-MLYW r { y _ I . f o 3 icy• #": _ � � 1 1 fEj City of Meridian Department Report VII.Exhibits - ----_ '�NI '1N3Vid013/�34 .l`J O11Eil NOISI�lO9fl5 ?I�02lAao1S N al Slwq�r3�e16� NV-18 3d VOSONVl lvld AavmIW17321d 1� 3 wy ©4 f 5 I w { d - zr Lu tee j + F� y 2l 3NfFYJ1vW - D_ Q r`. City of Meridian Department Report VII.Exhibits N—MlArO— NVId IldVOSCINVI iY-Id k"NI.1-1 Oda 4, - ------------------- IU LI 81 Ill VW P 4--- ———— ———-- City of Meridian Department Report VII.Exhibits ___ ._ 'aNl '1N3Vid013/�34 .l`J 011211 N 1�, Need 3dvosaNv� lv�d �avHirv•��,.. d z . w == r I / tIN I �r ------------ w Nii Ej E City of Meridian Department Report VII.Exhibits 'ONl '1N3HdO13A30 1001IWL NVId 3dVO5(INV-1 iV'ld ),aVNIV417.3 Ailg t7�a V !N� - ---- ------- ---- ]=E: EE ----------- lu ------------ A -wz L Ir > n City of Meridian Department Report VIL Exhibits K. Qualified Open Space Exhibit(date:1/3/2025) 'JNI '1N3�"id013A3❑ .�:]0115'1 Aa I w k• � f-may ' f? ; i I q, 'CT City of Meridian I Department Report VII.Exhibits L. Pathway Exhibit(dated:8/12/2025) '1NA--Ah3O A�011 L11 pp/II.�A)I.oexJ N O I m s I�lO8fl5 N�O2lha O1S -Nv 1d N1Vd I.NVNIW1n z. fh� d Ell !� �H H.sil9�4 1 F r. YUa ' j s � e _ — _ I _ ` City of Meridian Department Report VII.Exhibits M. Conceptual Building Elevations Single-family detached homes: ❑ ❑ 11W City of Meridian Department Report VII.Exhibits Townhomes: � a ie L rII City of Meridian Department Report VII.Exhibits N. Fire Dept.Emergency Access Plan _ �Nr •iH3 wdo�3n3a A�o�rai �r'�'dr"®�'b n�orsi^roans >I�p2!/.a o1s �I`P��W� _1191H%3 1N3W131Vd30 3NI� ANVNIWIl3Hd � p 3� !§aa eF W� __- -j7. a tiIN r I i ' - - 9 City of Meridian Department Report VII.Exhibits O. Conceptual Redevelopment Plan for Mills Out-Parcel MILLS PROPERTY REDEVELOPMENT �= R=_ZFMW ;0_ SF -—- -�! - ----- ---_W-Ro HILL o 60 0 30 60 120 - -—- -—- � SCALE IN FEET 1"=60' -- I ' ` BLOCK E1 1 i ;Il 1 � 13,5 70 of f 2B' I JJII 8.082 of �_ Boas �z� ——————— _`—_ i 9,U92 of 9.222 � III i 10 111} City of Meridian Department Report VII.Exhibits VILI. 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