HomeMy WebLinkAboutCC - Commission Recommendation and Staff Report for7-28 COMMUNITY DEVELOPMENT C�E IDIAN*--
DEPARTMENT REPORT °AHO
HEARING 7/28/2026 -�
Legend
DATE: -
Project Location ��
TO: Mayor&City Council :::Area of Impact FEAi
i= City Limits .:
FROM: Sonya Allen,Associate Planner O Analysis
208-884-5533
sallen@meridiancity.org ,- k,
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APPLICANT: SD Land ConsultingsLn
SUBJECT: Blueberry Hills Subdivision—AZ,PP
H-2025-0048
1 u
LOCATION: 4315 N. Ten Mile Rd.,in the NE 1/4 of
Section 34,TAN.,R.1 W.
I. 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: Approval
D. Decision
City Council: Pending
E. Table of Contents
Community Metrics.............................................................................. II
StaffAnalysis..................................................................................... III
City/Agency Comments and Conditions...................................................... IV
Findings............................................................................................ V
Action.............................................................................................. VI
Exhibits............................................................................................ VII
City of Meridian I Department Report I. Project Overview
I1. 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 VII.A.3
Low Density Residential(LDR)(7+/-acres)
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:A2encv 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 I Department Report II. Community Metrics
• Impacts or Concerns See Public Works site specific conditions in Section IV
• Project consistent w/WW Yes
Master Plan/Facility Plan?
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 Yes
Master Plan?
Note: See section IV. City/Agency Comments&Conditions for comments received or see the public
record. Paste the following link into your browser to access the public record:
https:llweblink.meridianciV.oLvlWebLinkIBrowse.aspx?id=430141&dbid=0&repo=MeridigBCitX
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
Fieure 1:ACHD Summary Metrics
Proposed Development Traffic Impact Study
Meets
All ACHD Policies
Requires Revisions to meet x If yes, is mitigation
ACHD Policies
required
Area Poadway Level of
ACHD Planned
Service
Improvements
D# area roadways
■
ACH Us LOS Planning
■
Thresholds?
Yes
iLivable Street
- •
Area #. i +
LOS Planning Thresholds in Pedestrian
the future with planned Cyclis
improvements?
i
i
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
City of Meridian I Department Report II. Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. History
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 1/4 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 1 and Phase 2 will be
served by the Black Cat trunkshed once sewer infrastructure becomes available.
City of Meridian I 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.
• #3.03.01 E—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.
0 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.
• 4.05.0IF—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 I 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.
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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 Based on 7.22 acres,a minimum of 0.87-acres is required;
R-4 Zoning 1.07 acres(or 15%)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 Based on 7.22 acres,a minimum of one(1)amenity point
every 5 acres of gross is required; 560'+/-walking paths&a picnic area on a site
land area greater than 5,000 s.f.in size are proposed(2 points),
exceeding the minimum standard
City of Meridian I 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 I1-3B):
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 11-313-7C.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 11-313-8. Future development of the office lots should comply with these standards.
iii. Landscape buffers to adjoining uses
UDC Table 11-213-3 requires a minimum 20-foot-wide buffer adjacent to residential land
uses in the L-O district in accordance with UDC Table 11-213-3. 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 11-313-11, 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 I Department Report IIl. 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 The future office uses shall comply with this standard
Stall per 500 Square Feet
of Gross Floor Area
iii. Bicycle parking analysis
A minimum of one(1)bicycle parking space must be provided for every 25 vehicle
spaces or portion thereof per UDC 11-3C-6G 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 I 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 VIIX,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#SO434142006) 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 �)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 I 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 I Department Report 111. Staff Analysis
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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 VIIX 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 I Department Report III. Staff Analysis
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.
IV. 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 I 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 I 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 11-313-12C.
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 11-513-5.
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 11-613-7.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
B. Meridian Public Works
Site Specific Conditions of Approval:
1. Engineer to verify if there is a well onsite. If a Well is located on the site it must be abandoned
per regulatory requirements and proof of abandonment must be provided to the City.Can be used
for Pressurized irrigation.
2. Water service to this site is available via extension of existing mains adjacent to the development.
The applicant shall be responsible for installing water mains to and through this development,
coordinate main size and routing with Public Works.
3. Parcel SO434142006 also has a submittal in for review and the City is requiring them to bring a
water main across the west side of their property to your site.Work with this property Owner. To
line up the water main and provide the connection.
4. Provide 20'Easements for mains,hydrant laterals and water services. Easements should extent
up to the end of main/hydrant/water meter and 10'beyond it.
5. No permanent structures (trees,bushes,buildings, carports, trash receptacle walls,fences,
infiltration trenches, light poles,etc.)to be built within the utility easement.
6_ Ensure no sewer services pass through infiltration trenches.
General Conditions of Approval:
i. 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 tight-of-way. Minimum cover over sewer mains is three feet, if cover
from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2. Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
3. The applicant shall provide easement(s)for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility,or 30-feet wide for two. The easements shall not be dedicated via the plat,but
rather dedicated outside the plat process using the City of Meridian's standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement(on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor,which must include the area of the easement(marked
EXHIBIT A)and an S 1/2"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.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
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.
G. 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 l 1-3A-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.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
9. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-14 and 9 4 S. Contact Central District Health for abandonment procedures and
inspections(208)375-521 l_
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 lour oferedit or cash surety in the amount of l 10%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-38.
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 plan
approval letter.
13. It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with DisabiliUcs 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 back fill,where footing would sit atop fill material.
17. The design engineer shall be required to certify that the street centerline elevations are set a
minimurn 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
ofoccupancy is issued for any structures within the project.
19. At the complctien of the project,the applicant shall be responsible to submit record drawings per
the City oF Men dian AutoCAD standards. These record drawings must be received and approval
prior to the Issuancc of a certification of occupancy for any structures►vithin the project.
20. A street light plan will need to be included in the civil.construction plans.Street light plan
requirements arc lister€in section 6-5 of the Improvcmcnt Standards for Strect Lighting.A copy
of the standards can be found at htW://www_meddianciiy_or�uitblic_ orks.aspxjd=272.
21. The City of Meridian requires that the owner post to the City a perform an cc 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 Developtnem 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 oonstruction cost for alf 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 887-221 I,
C. Idaho Department of Environmental Quality(DEQ)
hggs://weblink.meridiancity.org/WeUink/Doc View.aspx?id=437068&dbid=0&repo=MeridianC
iv
City of Meridian I Department Report IV. City/Agency Comments &Conditions
D. Ada County Highway District(ACHD)
https://weblink.meridianciN.org/WebLinkIDocView.aspx?id=440859&dbid=0&repo=MeridianC
ky
V. FINDINGS
A. Annexation and/or Rezone(UDC 11-513-3E)
Upon recommendation from the commission,the council shall make a full investigation and shall,
at the public hearing,review the application. In order to grant an annexation and/or rezone,the
council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
The Commission finds annexation of the subject property with R-4 and L-O zoning districts is
consistent with the Comprehensive Plan FL UM designations ofLDR 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;
The Commission 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.
The Commission 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;
The Commission 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
The Commission finds the proposed annexation shall not result in adverse impact of services.
5. The annexation(as applicable)is in the best interest of city.
The Commission 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;
The Commission 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 I Department Report V. Findings
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
The Commission 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;
The Commission 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;
The Commission 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
The Commission 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.
The Commission finds there are no natural, scenic or historic features on the site to be
preserved.
V1. 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
The Meridian Planning&Zoning Commission heard this item on June 18,2026. At the public
hearing.the Commission moved to approve the subject AZ and PP requests.
1. Summary of the Commission public hearing:
a. In favor: Sabrina Durtschi,Applicant's Representative
b. In opposition: None
C. Commenting: None
d. Written testimony: Sabrina Durtschi,Applicant's Representative(response to the staff
report—in agreement with recommended conditions)
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application:None
2. Key issue(s)of public testimony:
a. None
3. Key issue(s)of discussion by Commission:
a. Supportive of the proposed project.
4. Commission change(s)to Staff recommendation:
a. None
City of Meridian I Department Report VI. Action
C. City Council: Pending
The Meridian City Council heard these items on [date].At the public hearing.the Council moved
to approve the subject [app] and [app] requests.
1. Summary of the City Council public hearing:
a. In favor:
b. In opposition: None
C. Commenting: None
d. Written testimony: None
e. Staff presenting application.
f. Other Staff commenting on application: None
2. Key issue(s)of public testimony:
a. None
3. Key issue(s)of discussion by City Council:
a. None
4. City Council change(s)to Commission recommendation:
a. None
VIL EXHIBITS
A. Project Area Maps
1. Aerial
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4. Planned Development Map
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7= City Limits
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City of Meridian I Department Report VII. Exhibits
B. Service Accessibility Tool(Existing Conditions)
� Overall Score: 21 th Percentile
Criteria ■ ■
Location Within 112 mile of City Limits
Extension Sewer Trunkshed mains < 500 ft. from parcel
Floodplain Either not within the 100 yr floodplain or > 2 acres
Emergency Services Fire Response time > 9 min.
Emergency Services Police Reporting District meets response time goals most of
Pathways Within 114 mile of current pathways
Transit Not within 114 of current or future transit route
Arterial Road Buildout Status Ultimate configuration (# of lanes in master streets plan)
School Walking Proximity From 112 to 1 mile walking
School Drivability Either a High School or College within 2 miles OR a
Park Walkability No park within walking distance by park type
City of Meridian I Department Report VII. Exhibits
C. Site Photo from Ten Mile Rd.
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City of Meridian Department Report VII. Exhibits
D. Annexation Legal Description& Exhibit Map
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City of Meridian Department Report VII. Exhibits
IDAHO 9939 w Errpera6d St
SURVEY Boise, ID 33704
GROUP Phone; 00$1 e46-8570
EY,hiblt'A7
Annexation DQsrrip4ion
4315 North Tern MIlle Road
The folicwing Describes a Rarve4 of land I iryg Rand"A'as Shpnns ora B card❑f Survey Jq.9814
and w.Descnbed in Warranly Deed I nslrumenl No 2024-D81644 Record s of Ada County,
lda ho-and also that Portion of the Dedreated Rigbt of Way for North Ten Mile Road
Localled in a`portion of the Soulheasl 1A oll the Norlhedsl 114 of Soclion 3a. TownsNp 4
Nanh. flange 1 West, Boise Meridian.City at Meodian.Acia our+ty. Idaho and being rnnre
Particularly Described as follows
COMMENCING at the NDrgwast Comer of Section 34,Townshrp 4 Nalh. Range S Vvesk Bose
Meridian.F turn which,the Easl 114 Co mer of said Section 34 bears, South OY532[r%VE%t,
2.631 02 Net.Thence along the Eas,IwIy Boundary Line of the Norlheast 114 of said Secban
34, South OD"53'2D"West, 1.044 61 feet to a Poinl being on the Prolongatlan of the
Northe0y Boundary Line of Parcel"A'as shown pn said Record of Survey and as
Described in said Warrarily Deed,Ihe POMwfTOF BEG101111413:
Thence Ccnlinurng along said Easterly Boundary Line, South 00'63'20"West,353 60 feel
io a Pointbaing on the Pr-olongla.tion of the Soulharly BoundaFy Line of Parcel"A";
Thence heaving said Easlerly Boundary Line,and along the Southerly Boundary Line of said
Parcel-A'.and rt5 Prolongation, North$0 14 'Vilest, 1324 69 feet 10 the Southwesl
Corner of said Parcel"A%
Thene leaving seed Southerly Boundary Lane, and its Prolongation, and along the VVestedy
BOundoory Line-of Siikl ParCell W', North 00'49'DIY East, 355.76 feet to the Northwest
Cornerofsaid Parcel-A';
Thence leaving said Westerly Boundary Line, and along The Northelry Bour+dary Llne of said
Parcel"A",South n'98'57"East, 517.38 feet':
Thence Continuing, South C*'30'3F West,200.12 feat
Thenoo C-DnSnuing, North 89"38'57'East,243.68 feat;
Thence C-Dntiinuing, North 4r46'32"Est, 64.95 foot;
Thene Continuing, North 41`01'10"Fast.67.03 feet.
Thence C-Dnlinuing, North 03'21'44' East,99 52 feet;
Thence Continuing atong said Northerly Boundary Line, and its�'rolorvjaliojl. uln
49'08'57' East.467.89 Feet to the POINT OF BEGINNIW-.
Th■abGve Describaid Parcal of Land Contains 9.36 Acres,more or less,
t
4
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City of Meridian I Department Report VII. Exhibits
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City of Meridian Department Reprt V t Exhibits
IDAH❑
9934 W Emerald 5t
SURVEY Boise, ID $3704
15G GROUP Phone: (208) 846-8570
Exhibit' '
L-Q Rezone Description
For
4315 North Ten Mile Road
The following Describes a Parcel of Lund being a Portion of the Southeast 1f4 of the Northeast
114 of Section 34, Township 4 North, Range 1 West, Boise Meridian, City of Meridian,Ada
County, Idaho and being mole Particularly Described as follows,
COMMENCING at the Northeast Corner of Section 34,Township 4 North,Range 1 West, Boise
Meridian;From which, the East 114 Corner of said Section 34 bears,South W5320"West,
2,631.02 feet;Thence along the Easterly Boundary Line of the Northeast 114 of said Section
34, South 00'53'2C'West, 1,644.51 feet to the POINT OF BEGINNING:
Thence leaving said Easterly Boundary Line, North 89°48'57"West, 304.37 feet;
Thence, South 00*53'20"(Nest, 204.53 feet;
Thence, North 651"00'00" East,92.22 feet;
Thence, South 00°00'06"West, 189.57 feet;
Thence, South 8V14'50' East, 218.47 feet to the Easterly Boundary Line of the Northeast 114
of said Section 34;
Thence along said Easterly Soundar} Line,North 00°53'2V East,353.50 feet to the POINT OF
BEGINNING-
The above Described Parcel of Land Contains 2.14 Acres, more or less.
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City of Meridian Department Report VII. Exhibits
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City of Meridian Department Report VII. Exhibits
� I DAHO
9939 W Emerald St
SURVEY Boise, IQ 837N
GROUP Phone: (208) 846-8570
Exhibit"A"
R-4 Rezone Description
For
4315 North Ten Mile Road
The following Describes a Parcel of Land being a Portion of the Southeast 114 of the Northeast
114 of Section 34,Township 4 North, Range 1 West, Boise Meridian,City of Meridian, Ada
County, Idaho and being more Particularly Described as follows:
COMMENCING at the Northeast Corner of Section 34,Township 4 North,Range 11West, Boise
Meridian;From which,the East 1f4 Comer of said Section 34 bears, South 00°532(Y West,
2,631.02 feet;Thence along the Easlle6jBoundary Line of the Northeast 114 of said Section
34, South 00653'24"West, 1,644.51 feet Thence leaving said Easterly Boundary Line,
North 89°08`57"West, 61.00 feet to the Westerly Right of Way of North Ten Mile Road;
Thence leaving said Westerly Right of Way Line and Continuing. North 89'08'57°West,
243.37 feet to the POINT OF BEGINNING:
Thence, South 00"53'20"West, 204.53 feet;
Thence, North 65000'00" East, 92.22 feet;
Thence, South 00000'M"West, 189.57 feet;
Thence, North 891114'50"West, 1106-22 feet;
Thence. North 00"49'00" East, 355.76 Feet;
Thence, South 89008'57" East, 517.38 feet;
Thence, South 00030'35"West, 200.12 feet;
Thence, North 89038'57" East, 243.68 feet;
Thence, North 47146'32" East, 64,95 feet;
Thence. North 41101'10" East.67.03 feet;
Thence, North 03021'44" East, 99.52 feet;
Thence, South 891108'57" East, 163.52 feet to the POINT OF BEGINNING:
The above Described Parcel of Land Contains 7.22 Acres, more or less.
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City of Meridian Department Report VII. Exhibits
E. Conceptual Development Plan (dated: 5/18/26)
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F. Preliminary Plat(dated: 5/18/2026)
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G. Phasing Plan (dated: 5/18/26)
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H. Common Driveway Exhibit(dated: 5/18/26)
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I. Landscape Plan(date: 5/19/2026)
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J. Qualified Open Space Exhibit(date: 5/19/2026)
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K. Fire Access Plan
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L. Conceptual Building Elevations
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VIII. 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.
City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report
Maps, Tables, and Charts