Loading...
HomeMy WebLinkAbout2026-06-18 PLANNING AND ZONING COMMISSION MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Thursday, June 18, 2026 at 6:00 PM SUMMARY MINUTES ROLL-CALL ATTENDANCE PRESENT Commissioner Matthew Stoll Commissioner Dom Gelsomino Commissioner Jared Smith Chairperson Maria Lorcher ABSENT Commissioner Jessica Perreault Commissioner Matthew Sandoval ADOPTION OF AGENDA Adopted CONSENT AGENDA \[Action Item\] Approved Motion to approve made by Commissioner Smith, Seconded by Commissioner Stoll. Voting Yea: Commissioner Stoll, Commissioner Gelsomino, Commissioner Smith, Chairperson Lorcher 1. Approve Minutes of the May 28th, 2026 Planning and Zoning Special Commission Meeting ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] ACTION ITEMS 2. Public Hearing for Livewell (H-2026-0004) by Jeff Likes, ALC Architecture, located at 3175 N. Ten Mile Rd. Recommend Approval to City Council A. Request: Modified Development Agreement to the existing development agreement (Inst. #111024535) to include Animal Care Facility as an allowed use and Conditional Use Permit for the Animal Care Facility if approved on approximately 1.164 acres of land currently zoned L-O. Motion to recommend approval to City Council made by Chairperson Lorcher, Seconded by Commissioner Stoll. Voting Yea: Commissioner Stoll, Commissioner Gelsomino, Commissioner Smith, Chairperson Lorcher 3. Public Hearing for 7Brew Coffee (H-2026-0017) by Core States Group, located at 3570 E. Fairview Ave. Continued to July 2, 2026 A. Request: Conditional Use Permit for a Tier two (2) drive-through establishment on 0.64 acres of land in the C-G zoning district. Motion to continue to July 2, 2026 made by Commissioner Smith, Seconded by Chairperson Lorcher. Voting Yea: Commissioner Stoll, Commissioner Gelsomino, Commissioner Smith, Chairperson Lorcher 4. Public Hearing for Blueberry Hills Subdivision (H-2025-0048) by SD Land Consulting, located at 4315 N. Ten Mile Rd. Recommend Approval to City Council A. Request: Annexation of 9.36 acres of land with R-4 (7.22 acres) and L-O (2.14 acres). B. Request: Preliminary Plat consisting of 24 building lots (20 residential and 4 commercial) and 12 common lots on 8.9 acres of land in the R-4 and L-O zoning districts. Motion to recommend approval to City Council made by Commissioner Smith, Seconded by Commissioner Stoll. Voting Yea: Commissioner Stoll, Commissioner Gelsomino, Commissioner Smith, Chairperson Lorcher 5. Public Hearing (Continued from 5-21-26) for Storyrock (H-2025-0025) by Bailey Engineering, generally located on the south side of W. Amity Rd., midway between S. Meridian Rd. /State Highway 69 and S. Linder Rd. Recommend Approval to City Council A. Request: Modified Development Agreement for South Meridian – Kent and Donna Mills Development (#2016-007090) to include an additional 26 +/- acres of land and a conceptual development plan for the overall development B. Request: Annexation of 27.11 acres of land with the R-15 (22.74 acres) and L-O (4.37 acres) zoning districts. C. Request: Rezone of 10.60 acres of land from the R-4 to the R-8 zoning district. D. Request: 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. Motion to recommend approval to City Council made by Chairperson Lorcher, Seconded by Commissioner Gelsomino. Voting Yea: Commissioner Stoll, Commissioner Gelsomino, Commissioner Smith, Chairperson Lorcher ADJOURNMENT 8:24 PM Meridian Planning and Zoning Meeting June 18, 2026. Meeting of the Meridian Planning and Zoning Commission of June 18, 2026, was called to order at 6:00 p.m. by Chairman Maria Lorcher. Members Present: Commissioner Maria Lorcher, Commissioner Jared Smith, Commissioner Dom Gelsomino and Commissioner Matthew Stoll. Members Absent: Commissioner Matthew Sandoval, Commissioner Jessica Perreault. Others Present: Tina Lomeli, Kurt Starman, Bill Parson, Sonya Allen, Linda Ritter and Dean Willis. ROLL-CALL ATTENDANCE (vacant) Jessica Perreault Matthew Sandoval X Matthew Stoll _X Dom Gelsomino X Jared Smith X Maria Lorcher - Chairman Lorcher: All right. Good evening. Welcome to the Planning and Zoning Commission meeting for June 18th, 2026. At this time I would like to call the meeting to order. The Commissioners who are -- who are present for this evening's meeting are here at City Hall. We also have staff from the City Attorney's and the City Clerk's office, as well as the city's Planning Department. If you are joining us on Zoom this evening we can see that you are here. You may observe the meeting, however, your ability to be seen on screen and talk will be muted. During the public testimony portion of the meeting you will be unmuted and, then, be able to comment. Please note that we cannot take questions until the public testimony portion of the meeting. If you have got a question during the meeting, please, e-mail cityclerk@meridiancity.org and they will reply as quickly as possible. If you simply want to watch the meeting we encourage you to watch the streaming on the city's YouTube channel. You can access it at meridiancity.org/live. With that we will start with roll call, Madam Clerk. ADOPTION OF AGENDA Lorcher: The first item on the agenda is the adoption of the agenda. There are no changes to tonight's agenda. Could I get a motion to adopt tonight's agenda as presented? Smith: Move to adopt as presented. Stoll: Second. Lorcher: It's been moved and second to adopt the agenda. All those in favor say aye. Any opposed? Motion carries. F Meridian Planning&Zoning Commission June 18,2026 Page 2 of 47 MOTION CARRIED: FOUR AYES. TWO ABSENT. CONSENT AGENDA [Action Item] 1. Approve Minutes of the May 28th, 2026 Planning and Zoning Special Commission Meeting Lorcher: The next item on the agenda is the Consent Agenda, which is to approve the meeting minutes of the Planning and Zoning Commission from May 28th. Could I get a motion to accept the Consent Agenda as presented? Smith: So moved. Stoll: Second. Lorcher: It's been moved and seconded to approve the Consent Agenda. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. TWO ABSENT. ITEMS MOVED FROM THE CONSENT AGENDA [Action Item] Lorcher: At this time I would briefly like to explain the public hearing process. We will open each item individually and begin with the staff report. Staff will report their findings on how the item adheres to our Comprehensive Plan and our Unified Development Code. After staff has made their presentation the applicant will come forward and present their case and respond to staff's comments. They will have 15 minutes to do so. After the applicant has finished we will open the floor to public testimony. Each person will be called only once during public testimony. The clerk will call the names individually of those who signed up on our website in advance to testify. You may come to the microphones in Chambers or you will be unmuted on Zoom. Please state your name and address for the record and you will have three minutes to address the Commission. If you have previously sent pictures or a presentation for the meeting they will be displayed on the screen and our city clerk will help you run the presentation. If you have established you are speaking on the behalf of a larger group, like an HOA, where others from that group will allow you to speak on their behalf you will have up to ten minutes. After all those who have signed up in advance have spoken we will invite any -- anyone else in Chambers or on Zoom to testify. If you wish to speak on a topic you may come forward in Chambers or if on Zoom press the raise hand button or if you are only listening on the telephone please press star nine and your name will be called. If you are listening on multiple devices, such as a computer and a phone, please, be sure to mute those extra devices so we do not experience feedback and we can hear you clearly. When you are finished if the Commission does not have questions for you you will return to your seat in Chambers or be muted on Zoom and no longer have the ability to speak. And please remember we will not call on you a second time. After all testimony has been heard the applicant will be given another ten minutes to come back F Meridian Planning&Zoning Commission June 18,2026 Page 3 of 47 and respond. When the applicant is finished responding to questions and concerns we will close the public hearing and the Commissioners will have the opportunity to discuss and hopefully make final recommendations to City Council or decisions as needed. ACTION ITEMS 2. Public Hearing for Livewell (H-2026-0004) by Jeff Likes, ALC Architecture, located at 3175 N. Ten Mile Rd. A. Request: Modified Development Agreement to the existing development agreement (Inst. #111024535) to include Animal Care Facility as an allowed use and Conditional Use Permit for the Animal Care Facility if approved on approximately 1.164 acres of land currently zoned L-O. Lorcher: With that we will start with Item No. 2, H-2026-0004, Livewell at 3175 North Ten Mile Road for a modified development agreement and conditional use permit for an animal care facility and, Commissioners, we are the recommending body for this, because there is a modified development agreement. So, this will go to Council. Okay? We will start with the staff report. Ritter: Good evening, Commissioners. So, this is -- again this is an application for a conditional use permit and development agreement modification. This site consists of 1.164 acres of land, zoned L-O and is located at 3175 North Ten Mile. In 2021 a request to rezone the property from R-4 to L-O -- to the L-O district was approved. The request was made per the provisions within the Meridian Comprehensive Plan for the purpose of constructing a 10,000 square foot office building in lieu of residential development and a development agreement modification to replace the existing agreement and enter into a new agreement to develop the site consistent with the proposed development plan. Council granted the office use slash zoning per the provisions outlined in the Comprehensive Plan. Again, this application is a modification to the existing development agreement to include an animal care facility as an allowed use, as the current development agreement limits the uses to professional services, personal services and healthcare and social services. As for the animal care facility, a conditional use permit is required for this -- is required to be approved for this use. Access to the property is from Ustick Road, which shall be an entrance only and appropriate signage and striping to -- to inform patrons that this is not an exit for the site. Excuse me. The applicant will need to work with ACHD on any allowed curbing within the right of way to help ensure this access is for ingress only and on Ten Mile this shall be a right-in and right-out only. The applicant has stated that the business hours for this will be 9:00 a.m. to 6:00 p.m., Monday through Friday, and Saturday 12:00 to 6:00 p.m. In this district -- in the L-O and C-N districts business hours are restricted from 6:00 a.m. to 10:00 p.m. unless provided for in the conditional use permit. We will be requiring the applicant to operate within the hours that they provided. So, the -- the existing DA require the applicant to provide a 30 foot landscape buffer along these parcels as part of the provisions of the DA, so the applicant provided -- as you can see F Meridian Planning&Zoning Commission June 18,2026 Page 4 of 47 on the landscape plan this is what they provided. As far as specific use standards for animal care facility, all animals shall be indoors at all times, except for when being exercised and at such times animals shall be under the supervision and direct control of the caretaker. The applicant has an outdoor area that shows the location where dogs will be able to go and relieve themselves and they will have a caretaker with them at all times and if they don't have a caretaker that is available to go with them they have an area inside where the dogs can relieve themselves. So, they have to comply with all the specific use standards for this. And they will need to work with Republic when they go in for their certificate of zoning compliance to determine the exact location for their garbage containers. This is a floor plan for their office. So, they did provide conceptual elevations and again, a certificate of zoning compliance and design review will be required for this application and they will have to meet the design standards of -- required by the city and, again, I don't know if you got -- this is the same type of facility that is located off of Eagle Road behind Take Five next to Raising Cane's. This appears to be the exact replica of that building if you haven't seen it. For the square footage that they are proposing they are required to have eight parking spaces, but they provided 43, so they exceed their parking requirements. There were no written testimonies for this application. So, staff is recommending approval of the proposed CUP as we find it in -- in compliance with the Comprehensive Plan and the UDC's with -- the conditions that are included in our staff report and we recommend approval of the modification to the development agreement to include animal care facility as an allowed use and at this time I will be happy to take any questions you have. Lorcher: Would the applicant like to come forward? Jones: Thank you. Chad Jones. My address Is 1119 East State Street, Suite 120, Eagle, Idaho. Lorcher: Okay. Jones: Representing ALC Architecture. We concur in its entirety with the staff recommendation, any of the conditions or requirements that they presented within their staff report. That's really all I have. I will stand for any other questions if you have any. Lorcher: The other location on Eagle Road, how long has that been in operation? Jones: Oh, shoot. I have no idea. Will you help me with that? Lorcher: A year? Six months? Two months? I mean is it -- Jones: It's fairly new. I'm going to introduce -- N.Smith: Neil E. Smith. I'm with Mission Pet Health, which is the -- the owner of the facility here, so -- 417 Devin Drive, Birmingham, Alabama. The location on Eagle Road is not yet open. We have passed certificate of occupancy, so we will be occupying that space in the next 30 days or so. But that -- that building is -- is complete from the F Meridian Planning&Zoning Commission June 18,2026 Page 5 of 47 exterior and to your point, yes, it will be a -- a pretty much replica of that building and was there this afternoon and it is out really well and very attractive for the neighbors. Lorcher: Are these the only two locations you have in the Treasure Valley? N.Smith: We own -- so, Mission Pet Health owns a number of locations across the country and so I think in the greater Boise area we own about ten different animal hospitals. So, we -- we operate those under independent names. The Livewell Animal Hospital is our new animal hospital brand that we are opening under a singular brand and so we have got across the country 35 to 40 of those and continue to scale those across the country. Lorcher: Okay. Any other questions for the applicant? All right. Thank you very much. Madam Clerk, do we have anyone signed up to testify? Lomeli: Thank you, Madam Chair. No one has signed up and no one online has their hand raised. Lorcher: Did you have any other comments before we close the public hearing? Are you good? All right. May I get a motion to close the public hearing, please? Smith: So moved. Stoll: Second. Lorcher: It's been moved and second to close the public hearing for application 2026- 0004, Livewell. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. TWO ABSENT. Lorcher: This is a -- this is a challenging corner, because of the roadway -- you know, the way the roadways have just kind of evolved over the years. If the applicant is fine with the right-in, right-out, you know, and the neighbors are good, I think that 30 foot buffer will definitely mitigate any kind of noises. I know when this -- the animal hospital, as opposed to boarding, so I know my dog always ended up in what they called the choir room, because he was always a barker, but -- but, you know, it's a nice small space that could definitely have a niche product there that, you know, would definitely add to our community. So, I'm in support of this. Any other -- Smith: I agree. I think it's also a good, a relatively low volume use -- Lorcher: Right. Smith: -- that also can give a complimentary service for the local residents. So, I think this is great. Meridian Planning&Zoning Commission June 18,2026 Page 6 of 47 Stoll: I'm supportive of the application. I think as you pointed out the -- the corner is challenging from a transportation standpoint, but it's probably also why it's attractive, so -- Lorcher: Right. Gelsomino: As anybody on the Parks Commission will say and testify, I have always been a huge dog person and I'm always interested to see the growth in that sector. Also in favor of the application. Will echo your -- your comments as well, Madam Chair. As a -- just a point of clarification -- I don't want to assume, but being that you brought up the -- the topic, so with the hours of operation being what they have established we are assuming that there is no overnight boarding in this particular -- will not be overnight boarding in this particular facility? Okay. Thank you. Lorcher: Yeah. Just a hospital. Gelsomino: Perfect. Lorcher: All right. After considering all staff, applicant and public testimony I move to recommend File No. H-2026-0004 as presented in the staff report for the hearing date of June 18th, 2026, with no modifications to go on to City Council. Stoll: Second. Lorcher: It's been moved and seconded to approve Livewell. All those in favor say aye. Any opposed? Motion carries. Thank you very much, gentlemen. MOTION CARRIED: FOUR AYES. TWO ABSENT. 3. Public Hearing for 713rew Coffee (H-2026-0017) by Core States Group, located at 3570 E. Fairview Ave. A. Request: Conditional Use Permit for a Tier two (2) drive-through establishment on 0.64 acres of land in the C-G zoning district. Lorcher: The next item up is File No. H-2026-0017, requests a conditional use permit for 713rew Coffee at 3570 East Fairview. We are the deciding body for this conditional use permit and it is a tier two. We will start with the staff report. Ritter: Good evening again. So, this site consists of .64 acres of land. It's zoned C-G and it is located at 3570 East Fairview Avenue. The site was annexed in 2007 and subdivided in 2011 as part of the Central Cal Subdivision. With the annexation application a development agreement was approved and the concept plan consistent with the building location as proposed. The subject site is among a wide range of commercial uses in the Central Cal Subdivision, which is The Village at Meridian and surrounding area near the intersection of Fairview Avenue and Eagle Road. The Meridian Planning&Zoning Commission June 18,2026 Page 7 of 47 proposed use as a restaurant with a drive-through aligns with the desired uses specified in the mixed use regional designation in the Comprehensive Plan in conjunction with the already approved retail, restaurants, recreation, facilities, et cetera in the broader area. The proposed uses -- use satisfies the general mixed use regional future land use designation for this area. So, again, this is considered a tier two drive through and it requires the conditional use permit. So, the applicant is proposing a 910 square foot drive-through restaurant designed to accommodate seven vehicles in the stacking lane. They have indicated the intended hours of operation are from 5:00 a.m. to 11:00 p.m., seven days a week, with the possibility of going 24/7 if the demand is there for extended hours of operation. In addition, the applicant has indicated that 713rew typically has ten to 15 employees per shift, with an average of 400 customers per day. The applicant's narrative states that their business model of using runners instead of a traditional menu board for ordering will speed up the process and prevent queuing from backing up into the drive aisles and roads. They have provided three parking stalls, but are part of a shared parking agreement for The Village at Meridian. So, staff and the Meridian Police Department expressed concerns about the overflow stacking. As a result the applicant provided a transportation study from a 713rew location in Santa Rosa, California. This provided data showing approximately 77 vehicles per -- vehicles per -- vehicle trips per hour. In addition they included a queuing data for 12 similar 713rew locations, which show the average maximum queue of 7.4 vehicles per lane with wait times varying based on employee count at each location. The applicant also indicated in the event of an emergency that they would have customers go into the escape lane. However, they do not anticipate needing this regularly. If this becomes a regular occurrence the applicant will need to apply for a tier three drive-through establishment, which means that they will have to go before City Council. So, the applicant submitted conceptual building elevations for the proposed structure, but building materials consist of stucco, stone veneer, aluminum panels and glazing. The conceptual building elevations appear to meet the guidelines set forth in the Architectural Standard Manual. The final building design will be subject to commercial design guidelines and will be reviewed with design review application. There were no written testimonies for this and staff is recommending approval of the proposed CIP application and find it in conformance with the Comp Plan, UDC and conditions included in Section 4 and 5 and findings in Section 5. And at this time I will stand for any questions you have. Lorcher: Would the applicant like to come forward, please? Lomeli: Madam Chair, we have Sandra Fox on line. Lorcher: Hi, Ms. Fox. If you can state your name and address for the record, please. Fox: Yes, ma'am. My name is Sandra Fox. I am with Core States Group and the address is 409 Pine Street, Klamath Falls, Oregon. 97601. My name is Sandra as I stated and we are working with 713rew. We are the consultants for 713rew on this project and we understand that the queuing is a concern as -- as was stated by staff. We have provided information that at one of our busier locations we are able to accommodate the amount of traffic at that time. 10 Meridian Planning&Zoning Commission June 18,2026 Page 8 of 47 The store is -- sorry. Staff is willing to -- to take traffic and put it into the queuing lane. Apologies. My computer was glitching. So, we are willing to use the -- that bypass lane as a queuing lane if need be. We do not anticipate the need to do so. We also have the ability to stack additional cars within the parking lot should those parking stalls be vacant. So, we are not proposing to block any of the -- the parking stalls that are used and we will have staff outside if -- if we have too many vehicles to accommodate in the queue. I'm happy to answer any questions. We are very much looking forward to being in the city and opening up the store. Lorcher: Currently do you have any stores that are 24 hours? Fox: We do not on the west coast. Lorcher: Okay. And, then, there is no place to go inside for customers; right? It's drive- through only? Fox: Correct. It is an extremely small store. It is drive-up only and there are no -- there is no public space. Lorcher: Okay. Commissioner Smith, did you have some questions for the applicant? Smith: Yeah. So, quick question. For that busier location that you cited how many -- how many cars does that -- do those stacking lanes accommodate? Fox: Yes. That is a very good question. Let me see off the top of my -- 12. Smith: Twelve. Okay. Question for staff. So, we are talking about -- this is tier two. If it becomes a regular issue of having to use that second lane they would have to apply for a tier three, what if that tier three gets denied? Do they have -- do they lose their license to do business in the city or what is the -- what is the mechanism by which you enforce that? Parsons: Madam Chair, Members of the Commission, a couple -- couple distinctions here. So, one, when we changed the code the applicant could -- if they go from a tier two to a tier three that is a new conditional use permit, which would come to you as a recommending body and, then, go on to City Council for review for their decision. The other part of the code -- the change is if they do use that second lane, then, they lose their escape lane and no longer meet the standards of the code as well, which would also trigger a conditional use permit modification. So, they could get denied and, then, they would have the right to operate under tier two and they couldn't use that extra drive through lane, except for an escape lane only. So, the mechanism would be a condition that says you can't do that or we will revoke their condition of approval until they correct the violation. That's usually how it works. Smith: Madam Chair? F11 Meridian Planning&Zoning Commission June 18,2026 Page 9 of 47 Lorcher: Commissioner Smith. Smith: Is there anything around that -- let me -- so, it sounds like if they use a solution to a problem too much we prevent them from being able to use the solution. That doesn't get rid of the problem. So, if they do have overflow into the rest of the lot is there any penalty for that? Parsons: Madam Chair, Members of the Commission, not necessarily. The -- really the intent behind drive throughs is that you are not impeding traffic through -- circulation through the -- the development. So, even if they were to stack a little bit in drive aisles there is many ways to get through that commercial development. It wouldn't halt -- it wouldn't -- it wouldn't have vehicles backing up or stacking up on Fairview. That's really the -- the major roadway there. That's -- what we are trying to prevent is vehicles from stacking on the main drive aisle as you turn off of Fairview into the site. So, if they can contain it on site they can move customers to designated parking spaces or they intermittently use that other lane to kind of help move along at peak hours. Probably going to be fine. Keep in mind the code only requires that they accommodate up to six vehicles. That's the minimum standard and they are saying they are allowing -- they can accommodate up to seven. So, they already exceed what the minimum code required is for a stacking lane. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: Question for the applicant. Do you have an idea of -- I guess what you are -- you know, the -- the curve of your daily volume looks like, what -- what -- what are your peak hours? You know, I guess do you have an idea of what percentage of your traffic comes through say after 6:00 p.m., after 8:00 p.m., you know, anything like that? Fox: Our peak hours are in the morning. So, it is the coffee crowd. And, then, in the evening. So, we would not be competing necessarily with the hours of operation of those visiting the -- the retail stores or the -- the In-N-Out Burger. We also have -- I believe approximately 75 percent of bypass traffic. So, traffic that is already traveling either to these businesses or along Fairview, as -- is how we are accommodating our customers. So, it's not that we are creating a hundred percent new traffic for the area and our hours are usually opposite or -- or conducive to other businesses in the -- in the shopping center. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: Just -- just to follow up on that. I asked because there is discussion of potentially if there is enough demand of becoming 24 hours. So, it seems to me that there is some data somewhere showing that you have enough sales in the p.m. hours to 12 Meridian Planning&Zoning Commission June 18,2026 Page 10 of 47 potentially justify having staff. I'm curious if you could just elaborate a little bit more on -- and I don't need specific numbers, but a ballpark or an idea of what percentage or what -- you know, what amount of-- I know it's not the majority, but what amount of your traffic comes in maybe the afternoon or evening hours? Fox: Because this is a new West Coast brand and we -- we are -- I don't want to say we are testing the market, but, essentially, we are. So, to answer that question the anticipation is that the evening hours -- the later evening hours are going to be weekend oriented or during events. I do not have -- and I apologize, I do not have the percentage, but if I were to guess -- and I might get fired for this, but I'm going to guess -- I would say probably 70 percent is going to be morning and evening combined. So, that there is -- there are extreme highs and, then, the -- the mid day is much lower. Does that answer your question? Smith: Yeah. Thank you. Gelsomino: Madam Chair? Lorcher: Commissioner Gelsomino. Gelsomino: A quick question for the applicant. Sandra, so when a vehicle -- going to the discussion of the escape lane, when a vehicle uses the escape lane can -- can full through traffic still circulate around that -- around the building simultaneously or does that vehicle block the private drive aisle? Fox: That vehicle would block that private drive aisle. So, as -- as was stated by staff, we do have the opportunity to stack in the -- the shopping center drive aisles, as well as request those customers to park in a parking stall, so that if we have a large order and to not block that queuing lane, we may ask them to park and we will bring their drinks and their order out to them. The -- the intent is not to use that bypass lane for stacking. It is almost an emergency situation that -- it very well may be used on opening day during the, quote, honeymoon period of a new store coming to town, but it is not the intent to use it on a daily basis. Gelsomino: Thank you. Lorcher: Question for staff. For this conditional use permit how -- is it two years? How long is the permit valid? Parsons: So, Madam Chair, Members of the Commission, it's -- they have -- have up to two years to commence the use, but the CUP runs with the land, unless they cease the use for a year and, then, they -- they have to start over. Lorcher: Thanks. I didn't hear all that. So, they have two years to act on the conditional use permit and then what? F13] Meridian Planning&Zoning Commission June 18,2026 Page 11 of 47 Parsons: And, then, it runs with the land. So, it's -- it remains in place in perpetuity unless another use goes in there or it ceases for a year -- up to 12 months. Lorcher: Okay. I guess I'm just trying to understand -- like what's the mechanism from the city to say it goes from tier two to tier three? Is that from code enforcement to say, hey, this is a little bit more crazy than we thought it would be and they need to be able to go back in front of Council or -- because once it leaves the planning process, right, and they build and they are open, what mechanisms do the city have to put that condition on saying we are going to move you from two -- tier two to tier three? Parsons: Yeah. Madam Chair, Members of the Commission, it would be a complaint driven action by either code enforcement or somebody at the -- a citizen per se and, then, they would go out and investigate it and if cars were actually stacking and orders were being taken from the -- the second -- the escape lane, then, they would be notified that they are in violation and they need a CUP. Lorcher: Okay. Parsons: And they would -- if it -- if they want to do that -- so, the way they could remedy -- remedy the violation is either not use it and go back to the original conditions of approval or apply for that tier three conditional use permit and ask you and the Council if it's appropriate to allow a second drive through lane. Lorcher: So, Sandra, the reason why we say this -- have you been to the site personally? Fox: I have not. So, I have only been Google Earth and some photos. Lorcher: So, The Village of Meridian is a relatively newish shopping destination and it continues to grow and I understand exactly why you want to be there as long -- as well as the other outside businesses of this, but the interior of the parking -- what you are going to be competing with is -- in the evenings you will be competing with In-N-Out, but during the day you will be also competing with a health club, you know, that -- and it gets -- it gets pretty gnarly in there at times and there are occasions where there is just not enough parking for the people who go visit this destination of -- of shopping, dining, eating and playing and all that kind of thing and that could really impede your circulation for your -- for your -- your business and I think that is the concern of this commission is that, you know, we look at connectivity, we look at safety, we look at making sure that, you know, we are not getting people agitated because they just want a cup of coffee and so that's one of the reasons why we are asking all these questions is because you are in a high traffic area, which is great visibility for this new brand and I'm sure that coffee lovers will, you know, flock to this, but you are also going into a high volume In-N- Out and The Village all stacked on top of each other. So, those are our concerns. Is it your long term intention to possibly do this 24 hours or are you really on the west coast looking at that 11:00 p.m., you know, closing time? 14 Meridian Planning&Zoning Commission June 18,2026 Page 12 of 47 Fox: Thank you for -- for making those statements and -- and clarifying that for me. Right now we are just looking at the 11:00 p.m. and the -- the market will dictate that 24 hours. So, the request would be that if market dictates that we would like to -- to be able to do 24 hours. That being said -- sorry. Lorcher: Go ahead. Fox: The -- the difference between a 713rew and an In-N-Out -- and I know you did not compare them -- is the -- the level of service and the quickness of service. Because we are not cooking food, we are not preparing food, it is a quick drink order that is immediately transferred to the kitchen, our service times are extremely quick and so we move traffic through very rapidly. Completely understand and you are correct that is why we would like to be there is because the majority of our traffic is bypass traffic and if you are going to the gym or from the gym we would love to have you as a customer. So, there is a synergy, but I also understand the Commission's concern about a conflict. I don't know if I answered your question. Lorcher: You did. Your early morning hours are fine, because In-N-Out doesn't even open until 10:00 or 11:00 in the morning, so you will be able to do fine. You will be competing with the health club more than anything else and even the stores in The Village don't really even open until 11:00 a.m. So, there is that window of opportunity. But it is a very very busy parking lot and, you know, if everybody is going every which way direction, there may be days where they might not even be able to get to the queue until a few people move out of the way. That's how busy this particular parking lot can get. I can't confirm or deny that that actually happens early in the morning when you would be open, but that is going to be one of the challenges that you will face. All right. Commissioners, do we have any other questions for Sandra? Stoll: Sandra, what -- for the east coast cities or metro areas where you have 24 hour service, what's the population size generally of those metro areas? Fox: I am going to look that up, but I did want to let you know that -- that 713rew does have some other potential sites coming and we are -- so, essentially, we would cannibalize off of this store to locate another store within the city. I would say 25 percent of our sites are 24 hour and population wise -- I'm still looking. Apologies. I want to say -- and I -- I have somebody else online trying to help me out. I want to say about 75,000. Stoll: Okay. Lorcher: All right. Any other comments before we take public testimony, Sandra? Fox: No, I'm -- I am hoping that I answered all of your questions and, like I said, your concerns are valid. We -- we deal with traffic at our other sites and we want to be a good neighbor and so we will -- we will work with whomever is on site or with city to -- to ensure that we don't cause issues for -- for the other tenants. 15 Meridian Planning&Zoning Commission June 18,2026 Page 13 of 47 Lorcher: Okay. Thank you very much. Madam Clerk, do we have anyone signed up to testify? Lomeli: Thank you, Madam Chair. No one has signed up and no one online is raising their hand. Lorcher: Any other final thoughts, Sandra, before we close the public hearing? Fox: No. Thank you very much. Staff has been wonderful to work with. We know that it's difficult to have a new tenant that can bring traffic, but the conversations have been very helpful. Lorcher: Okay. Thank you very much. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: I do have one question before you close the public hearing. Sandra, you mentioned cannibalization from other stores. I'm trying to -- I'm trying to square the circle between bypass traffic being the main driver and other stores cannibalizing traffic from here. There is a little bit of -- are the stores a drawing point? How -- how much of a drawing point versus how much bypass traffic? I know we said the majority is bypass -- bypass traffic that you are expecting. Is that 51 percent? Is that 90 percent? Again, I don't need exact specifics, but those two statements seem kind of contradictory to me. I'm trying to understand. Fox: They do. Approximately between 75 and 90 percent at some of our stores, depending on the -- the access. So, if it's a full signalized intersection we usually will have more bypass traffic. This is right-in, right-out immediately adjacent, but there are other avenues to access the -- access the site. So, we are estimating approximately 75 percent bypass traffic at this site. That being said, that honeymoon period is when it is a complete draw. It is something new and if we are to locate another store elsewhere we are not necessarily creating new customers, but some of those customers will bypass. So, these stores can be located fairly close together and so some of those customers that were bypass traffic at our original store, will be bypass traffic at our second store and so that's where that cannibalization comes in of which store are they going to go to. Smith: Thank you. Lorcher: Can I get a motion to close the public hearing, please? Gelsomino: So moved. Stoll: Second. F16] Meridian Planning&Zoning Commission June 18,2026 Page 14 of 47 Lorcher: It's been moved and seconded to close this public hearing for 713rew Coffee. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. TWO ABSENT. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: I will start off by saying I agree, I actually go to the gym in question that's right here and I -- I agree I'm not concerned about morning hours per se and I agree -- personally I would love -- I'm a big coffee guy. I would love to be a customer, but I just really am struggling to make the math work out here. I understand this is a tier two and this meets tier two standards. However, I don't know that it fits the spirit of what a tier two is. To use an analogy, if Chick-fil-A came in and put in one drive lane and -- and all the tier two kind of accommodations and substance, I don't think that would magically render it, you know, tier two levels of traffic. I also don't know that a business is -- plans to put that much capital down for new stores if they don't anticipate creating new customers and creating some sort of draw and so I just -- I understand that this is a new brand, I understand it's new to the west coast. It's an interesting competitor in the space, but, you know, you look at some of the businesses that it's competing with and they have 16, 20 lanes and so I don't know that you get to a tier two justification just because you are resourcing the establishment less and I think especially my concern is -- is around midday and after. It's not a substitute product for -- versus In-N-Out, so it's not competing directly, but it is competing with traffic, especially in the evenings. You go In-N-Out -- even if In-N-Out directly is not -- even if the drive through line at In-N-Out is not busy, especially in the summertime, especially during spring break, that is a -- it has become a third space for -- for young people in Meridian, which I'm all for third spaces, but that can be a very dangerous corner. That is a dangerous part of the parking lot. So, you know, I would love to see 713rew in Meridian. I -- I'm not even inherently opposed to it at this location, but right now I don't know that the concept has been proved out -- or proven out that this can sustain with just seven -- seven spots -- or seven stacking slots for cars and I really just am made uncomfortable by the lack of enforcement that the city has. It seems like our only recourse is to take away a potential solution to traffic overflow and -- and not actually enforce, you know, better -- better traffic flow. So, I don't think I can -- I can support it at this -- at this time. I think I will have to oppose. I think there are too many questions that a continuance couldn't answer. But I would encourage the applicant to keep looking at place -- at locations in Meridian. Again, we love having new business. I just don't know that this -- this application at this time at this location is the right fit. Gelsomino: Madam Chair? Lorcher: Commissioner Gelsomino. F17] Meridian Planning&Zoning Commission June 18,2026 Page 15 of 47 Gelsomino: I share a lot of my fellow Commissioners -- Commissioner Smith's sentiments. I also use the -- the gym facility at The Village. The Villa Sport. particularly in the evening. I can't speak for the morning times either. I agree it does meet the standards of a tier two application. My concerns are also all transportation related. The applicant's comments of the business providing quick service, that -- that is great. I'm -- I'm glad that in -- in their business models and in their stores throughout the -- you know, the geographical mapping of where their other stores are located they have seen quick service. My concern is that my -- and I'm going to assume because we are -- I want to imagine Dutch Bros style. It's going to be staffed mostly by younger adults and there are days if their friends pass by in the drive through they will want to chat and talk and -- and, then, service isn't going to be as quick. That parking lot, especially as Commissioner Smith stated with In-N-Out, also a younger crowd, it's going to be even more crowded as our valley and our city continues to grow and population grows with the consistent growth in people moving here. I just -- you know, it's the one -- it's the one consistent concern of not only this Commission -- or not only the citizens of this city, but, you know, all -- many others who -- who do business and work here -- and live here is the traffic and -- and the -- and the congestion. So, you know, as pro-business as I am and welcoming as I am to new businesses -- bringing their business here to the City of Meridian, I do also have those concerns and will oppose this application for now. Lorcher: Okay. Starman: Madam Chair, can I interject just for a moment? Lorcher: Sure. Starman: So, to give two thoughts to the Commission on this and that's certainly your prerogative, too. I think we are kind of looking at this as sort of one of two choices, approve or deny. But I just want to raise two thoughts with you. One is you also have the ability to add or modify conditions to address concerns you might have. So, I would encourage the Commission to look at the -- at the conditions being proposed by staff. That's in section six -- pardon me -- section four of your staff report. So, if there is a way -- that's -- that's a third option is rather to say yea or nay, it is to either modify conditions or add conditions that might address your concerns. And, then, related that -- period. The next thought is related to that. However, I just want to remind you under state law that if -- if the Commission does ultimately deny the CUP, which is your prerogative to do so, you also have a legal obligation to tell the applicant here is what you could do to bring back a project that would be approvable. So -- so, I would encourage you to think about conditions in both those contexts. One is that might be a third option available tonight, but even if you deny the application we need to be able to articulate what could the applicant do to bring back an application that would be acceptable and comply with the city's code. Thank you. Lorcher: Good thoughts. Would you like to weigh in on this? Fl-81 Meridian Planning&Zoning Commission June 18,2026 Page 16 of 47 Parsons: Sorry, Madam Chair, if I could just maybe piggyback on some of legal's comments. Certainly appreciate the conversation. Understand the traffic impacts. We know that Fairview and Eagle Road is, what, the second or first busiest intersection in the state now. It's getting close anyways. It's -- it's up there. We understand those transportation challenges. Would just want to just re-emphasize for the Commission that the project as proposed or presented is -- does meet code. So, I just want to be clear on that. It does meet a tier -- tier one -- or, excuse me, a tier two drive -- tier two drive through standards. Looking at the staff report and kind of piggybacking on some of legal's comments, there is a condition of approval where staff has requested that the applicant provide us a stacking exhibit. You know, they need to demonstrate if they do have more than seven vehicles how are they going to make -- address that? How are they going to make that up on the site? So, that's something that staff has already conditioned as part of the CUP. However, we have conditioned it to -- at CZC level and not your level. So, certainly if that's something -- you want to continue this application to say, hey, we have concerns with your stacking, how are you going to impact site circulation? We can continue you -- your application and, then, you can demonstrate us how this is going to work if you do go over that seven and still not violate city code or end up putting people in that -- that exit lane. I know staff has been part of a lot of these high capacity drive throughs and I know -- I understand there is going to be a buzz around this and there is going to be traffic when it first opens and we know over time it kind of diminishes, because there is either more openings or people will just get used to it and it just kind of works itself out. But there has been cases where we have had applicants work with the police department and figure out ways that we can control traffic and have force -- push traffic through areas and that's what happened with the Raising Cane's site. So, that -- we have some abilities to add conditions and maybe mitigate some of your concerns, but certainly happy to -- at least I want to give you some of that information as you deliberate on this application, because, again, we are happy to sit down with the applicant again and maybe bring back something that gives you some assurances that it could potentially work or address some of the concerns that I have heard with -- with site circulation, access, traffic and maybe even competing hours of operation. Currently I would mention there are no restrictions on hours of operation for this store. So, that is something that you could also require as part of your purview is add a condition of approval that they operate between certain hours of the day as well to minimize some of those concerns. Gelsomino: Madam Chair? Lorcher: Commissioner Gelsomino. Gelsomino: Before I go into my -- not rant, but, anyway, my -- stating my opinion -- can I ask a clarification question from Bill? So, Bill, you said that staff has requested a diagram or a traffic flow, whatever -- however you want to phrase it -- as part of the application or just that you said that we would like to review it if this is approved? Parsons: So, Madam Chair, Members of the Commission, so the condition reads: Applicant shall submit an overflow stacking exhibit to show where additional cars will be 19 Meridian Planning&Zoning Commission June 18,2026 Page 17 of 47 placed if stacking exceeds the seven cars proposed. So, under the ordinance you have the ability to say if your stacking lane can accommodate the vehicles, then, you have to dedicate certain spots for overflow traffic to pull into parking stalls and they can walk those out to the customers. So, we don't have those details for you tonight, but the code does -- one of the provisions we wrote into the drive-through standards did state that we could require that and I think that's where staff landed. We have the -- we have the police department having concerns. Staff is kind of on the fence with the seven, although it does meet the tier two -- it meets the requirements of six or more. But, again, if there is parking and they are able to dedicate -- have some dedicated spots on site for overflow of the drive-through, then, maybe that helps you guys understand how it can work in those high traffic periods. I don't know if that addresses your concerns, but it may if you can see there is three or four spots where customers can pull forward and they can deliver the goods and move forward, but -- Starman: Madam Chair, just for -- echo all that one hundred percent. Just -- just for clarity, Bill talked about this earlier. He didn't reemphasize it, this -- this last comment, but right now the way that condition is worded is you would be approving the CUP if you went down that path and, then, staff would ask for that prior to the certificate of zoning compliance. As Bill mentioned a few minutes back, a different way to do that is you may want to -- you may want to see that before you make your decision and so perhaps that's an alternative to continue the hearing, get that information and, then, you want to be the decision maker instead of having that come later after you have already approved a conditional use permit. So, I just want to reemphasize that as another alternative or thought. Lorcher: Thank you. Stoll: So, Madam Chair, I appreciate Bill providing that information. My initial reaction was it meets code. I have concerns because of my background regarding the transportation and also my personal frustration with trying to drive through parking lots. But the -- the only thing that primarily raises a red flag for me on this is the 24 hour operation, that based upon the metro area populations or city populations that Ms. Fox shared with us, they are going to -- we have that population in our area and so if that serves as a template more than likely they are going to go 24 hours. But I'm not sure them operating 24 hours is actually going to be a problem overall in the parking lot and with the stacking in that area and especially based upon my own personal driving, leaving the airport -- coming back from the airport there is not that many people there at that time -- Lorcher: Well, the 24 hours they have to come back. They have to come back to count -- they don't have to come back, they can just change it? Stoll: Yeah. Lorcher: Oh. Okay. F20] Meridian Planning&Zoning Commission June 18,2026 Page 18 of 47 Stoll: So, the main thing I had is -- I have concerns about is the stacking and so personally I would like to see the traffic overflow plan before we take a position or before I vote yea or nay on this particular project. So, I'm for a continuance and asking them to provide that traffic overflow plan to us at a later date for our consideration. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: To that end -- and I kind of also want to just get this on record. Because I'm open to continuance, I -- I'm -- I'm -- my opinion is never set in stone, but if this is continued -- I also -- I also candidly -- I didn't look too much into, you know, the Santa Rosa location being vaguely -- I'm not an expert. I don't live in Santa Rosa, obviously. But having been -- and having some familiarity with the area I don't know that there is a corridor where this could be in Santa Rosa that has similar daily traffic to Eagle and so I would like to see -- I guess some more clarity in -- and maybe perhaps more comparable traffic studies and I would like to see those include, you know, vehicles per day or average daily trips, whatever the metric is, of those locations relative to -- to this Eagle corridor. This is the busiest corridor in the state. I just -- that is a major issue that I have is that -- and I also would -- beyond just a simple stacking if -- if there is additional mitigation regarding the parking spots, kind of if you go to a McDonald's or the Culver's on Ustick, there is the extra parking spots you can pull into an actual -- a dedicated parking spot if that is an option how they would enforce that given kind of the -- the nature of -- of the evening -- traffic evening crowd there. I think also my concern -- yeah. If 24/7 my concern is not to 2:00 a.m. to 4:00 a.m., my concern is -- I don't know. I can't give you a specific hour, but call it, you know, 6:00 p.m. to midnight; right? That's the -- that's the -- the time where I'm significantly concerned and I would like to see better mitigation specifically addressed to those hours. So, I can't say that a continuance is -- is going to significantly impact whether I think this is appropriate, but I'm open to hearing the applicant come back if that's something that -- the rest of the Commission wants. Lorcher: Question for staff. Did you say there were designated parking spots for this location? Did they have three specifically? And, then, they would use the shared parking lot if they needed more? Ritter: Correct. Lorcher: Okay. Kurt, do -- is it appropriate for us to open the public hearing to address the applicant again to see if a continuance is something that they would consider or should we just go ahead and vote? Starman: Madam Chair, I think you can do it either way. So, if you would like input from the applicant on how -- you may want to know how much time it would take to -- to gather that information and what a convenient date would be. So, if you would like to reopen the public hearing for that purpose that would be fine. You don't -- if the F21 Meridian Planning&Zoning Commission June 18,2026 Page 19 of 47 Commission independently decides you need additional information before you can make a decision you can just do that unilaterally. That's your prerogative. You need all the information that is required before you can make an intelligent decision. So, I would say if you want some input from the applicant as to, you know, clarity on what's being asked of them, how much time would it take to prepare it, what's a good date to have a second discussion, that would be appropriate to reopen the public hearing, but if you don't need answers to those things you could just unilaterally continue it until a date certain and be specific about what you are -- what additional information you need to -- between now and the -- the date of the next hearing. Stoll: Madam Chair? Lorcher: Commissioner Stoll. Stoll: Question for Kurt. So, regardless of whether we ask the applicant the question as far as can they do that or are they open to a continuance, don't -- process wise don't we have to reopen the public hearing anyway to do a continuance? Starman: Yes. Madam Chair, Commissioner Stoll, that's correct. So, you are correct we would have to open it for the continuance itself. I agree. Stoll: Yeah. Just want to make sure I understand the process. So, Madam Chair, if I may. Lorcher: Catching my breath here for a second. Commissioner Stoll. Stoll: Unless you wanted to -- Lorcher: No. Go ahead. Stoll: -- share anything. I move that we reopen the public hearing for this application. Gelsomino: Seconded. Lorcher: It's been moved and seconded to reopen the public hearing for 713rew. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. TWO ABSENT. Lorcher: So, Sandra, the public hearing is open again. So, we can -- you have been able to hear our conversation back and forth of some of the concerns for the Commissioners and, Commissioner Smith, what was it that you really wanted to see again? Can you reiterate that, please? Smith: Sure, Madam Chair. So, I think specifically mitigation plans for traffic in the p.m. hours. Specific comparison data for traffic in comparable markets with comparable F22] Meridian Planning&Zoning Commission June 18,2026 Page 20 of 47 transportation grids and including average daily trip numbers and things like that. And, additionally, I mean I would also like to -- to know if there are any other stores that have limited hours -- specifically limited evening operating hours, if that is something that 713rew is open to what those boundaries are. Lorcher: Sandra, would you like to respond? Fox: Yes. Thank you, Madam Chair. We are willing to modify the hours of operation and take that off of the table, so that we -- we will not request that 24 hour operation and abide by the -- the typical drive-through hours. We -- we did submit a -- an exhibit showing how many cars we could stack in that escape lane -- or the bypass lane, as well as where cars could stack within that parking lot. We did not however -- we are willing to identify those parking stalls where we can park cars and bring orders out to. So, what you are asking for we have essentially prepared minus the request for the average daily trips, but those -- those are -- we knew what the draft conditions of approval were and so we were preparing that and I believe we provided that to -- to our planner, who is not here this evening, but -- Stoll: Madam Chair, just -- just to clarify something on Bill -- the question -- so, my understanding from what you said is if they use the overflow -- the emergency lane, whatever, the overflow, whatever it is called, that that's a violation of the CUP; right? And that would trigger an enforcement action or review of the CUP; is that correct? Parsons: Madam Chair, Members of the Commission, that is -- that is correct. That -- that -- as currently reviewed we are saying that's the required escape lane per the specific use standards, but realizing that the applicant is opening a new -- new franchise, it could be popular for the first few months. I mean, obviously, we understand that we have to move traffic through there and we want -- we don't want to create an undue -- or any issues entering or exiting the site and stacking on Fairview. So, if that were to happen on an interim basis probably not that big of a deal. Not saying it's not a violation, but it makes sense to do something in the interim to make sure that they can get through that opening period -- that grand opening. But long term that's not the solution. So, long term if that was to happen on a continuous basis from a year from now or after the buzz wore off, no pun intended, that would be a violation and we would probably say you need to come in and probably modify this to be a tier three if you are -- if you want to use that as two stacking lanes. Or they could amend their application now and do that now and just get it approved and we can continue them, allow them to their hearing. We can go backwards re-notice it for a tier three or we can go on to City Council. There is many ways we can get there, it's just whatever you and the applicant want to do. Stoll: That's what I'm saying, just want to make sure that the applicant understood that -- that the use of the overflow lane is not a long term solution as part of a mitigation plan and -- I see she has got her hand raised. 23 Meridian Planning&Zoning Commission June 18,2026 Page 21 of 47 Lorcher: Yeah. She did say that they didn't anticipate to use it for long term, just for the honeymoon period. Sandra, did you want to make a comment? Fox: Yes. Thank you. Exactly what I was going to say is that we completely understand and we do use that escape lane to move vehicles through. So, if someone were to receive their order and they are third in line, they are able to use that escape lane, leave the line and we are able to move additional cars in. So, the escape lane actually helps us move vehicles through and, again, it would be in kind of that emergency situation where we know that we could be causing problems and we would like to avoid that. But, again, parking those cars, delivering -- delivering drinks to them, that's -- that's our main -- our main goal. Parsons: So, Madam Chair, Members of the Commission, I -- I apologize, I -- I appreciate the applicant saying that they -- they provided that exhibit. Linda and I have not seen that and she is right, Nick is the planner that was assigned, but, Sandra, you have the ability to share your screen and share that with the Commission. So, if that's something you are willing to produce tonight you can share that and they can take a look at it and see if they agree with you or not. Fox: The magic of computers. Let me pull this up. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: While she is pulling that up, I do have a question for staff. If this were continued would it be possible for staff to do a survey of drive-through coffee shops in Meridian and get an idea of what tier those would be classified as? And -- all things are possible, but is that -- would that be an undue burden or is that something that seems like it would be achievable? Parsons: Madam Chair, Members of the Commission, it's -- it's achievable. It just takes work. But I can tell you most of the Dutch Bros that we worked on are tier three, just because they have dual drive throughs and dual windows. So, they automatically classify the -- fall into that -- that -- that classification or definition. So, it's -- I know Human Bean has some of those dual drive throughs. So, it really comes down to again the premise behind a tier three was that they were going to be the high volume -- high capacity drive-throughs, so we were trying to -- council wants -- wanted to act on those and so that's why we had very specific standards on criteria for what classified a tier one, tier two, tier three. So, any tier two is basically one window, one stacking lane, one ordering point. A tier three is two windows, two stacking lanes, two ordering points or a combination of that. So, it could be still two ordering points, one stacking lane and two windows, like a McDonald's. So, that could still be classified as a tier three. So, really, it's -- it's really meant to address some of those concerns. So, that's why when we met with the applicant we pre-app'd them, they were very clear that they always intended to be a tier two. So, that's why they have drawn the plan the way they have drawn it. 24 Meridian Planning&Zoning Commission June 18,2026 Page 22 of 47 Gelsomino: Madam Chair? Lorcher: Commissioner Gelsomino. Gelsomino: Just a quick question. A light bulb -- light bulb kind of came up into my head when you were mentioning the Dutch Bros. A similar location that I was considering that has a very tight area of parking and drive through, what -- off the top of your head, Bill, do you know what classification the BlackRock on Fairview is considered? Tier two? Tier three? The BlackRock -- I believe it's -- Lorcher: The one near Locust Grove? Gelsomino: Yes. Yes. Parsons: Madam Chair, Members of the Commission, I think the important thing to remember here is at the time that these were approved there was no tiered. It was -- it was a different ordinance. So, it's -- that's the difference is is that code has drastically changed from when those were approved to what we are talking about tonight, so -- because we wanted to have more express standards to make sure that we can minimize these -- these conflicts. So, that's why we have beefed up the -- the standards to make sure that we could address all of -- all of these different drive-throughs and that's why I kind of informed you that they do meet code. I mean they are doing exactly what the code has asked them to do and so that's why I want -- as Kurt mentioned, again, a conditional use permit allows you to add additional conditions to mitigate the concern and so I would encourage you to go that route. It's a little bit more difficult to deny a conditional use permit. It's really -- it's meant to mitigate a concern and so you do that through conditions or getting more information so that you can make an informed decision on it. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: I know the applicant has this open, so I just -- I want to just close the loop on this to -- in the event of continuance, just to give guidance to staff. My goal isn't to necessarily get a -- a raw tally and compare and see -- you know, compare past developments to current developments, I -- just the thing that I'm struggling with is the idea that tier two versus tier three has no capacity measurement and there is no way to judge if something ought to be tier two or tier three, rather than, you know, it is based on the characteristics of the building and so I'm trying to get a better -- I don't know, maybe it's something other than what I -- what I actually asked for, but I'm trying to get an idea of the other comparable locations in Meridian. It seems like this is a new concept from the applicant's perspective and so there might not be as much comparable information from that side, but getting an idea of the impacts of traffic -- the impacts on traffic of these coffee shops in these locations, based on the tiers, based on, you know, it doesn't F25] Meridian Planning&Zoning Commission June 18,2026 Page 23 of 47 -- doesn't matter, but I'm just trying to get a better feel for that and I don't think we have that right now. Parsons: Madam Chair, Members of the Commission, certainly -- there is -- so, a tier three does have a minimum capacity. So, you have to remember it's six vehicles per stacking lane. So, if they have two stacking lanes they have to have a minimum -- accommodate a minimum 12 vehicles. So, that's the difference. A tier two is six vehicles. Tier three is 12 vehicles and an escape lane. So, there is a minimum standard there that we have -- we have built into the code. Smith: And Madam Chair? Lorcher: Commissioner Smith. Smith: To be clear, yeah, my goal is not design accommodation, but expected impact and none of us are soothsayers, you know, we can't predict the future, but some -- you know, that's the question I'm really after is not -- what is it designed for? Because, again, like I mentioned, Chick-fil-A could come in and design a tier two and I don't think that would be responsible. That's the -- the main question I had. So, I -- I don't want to overload your plate with a bunch of research, you know, I guess that's just giving clarification around my ask, if -- if there is anything that could help speak to that, if this does continue, that's -- that's just what I wanted to mention. But I don't want to -- I know the applicant has been waiting patiently. Lorcher: Well -- and I think the challenge is is that because the concept of the three tiers is relatively new to our city and if you use a Human Bean or BlackRock or Dutch Brothers, they were all approved under a different standard and so you are really kind of comparing apples and oranges at that point in time. I'm not sure if a continuance would be in anybody's best interest, but, like Bill said, maybe we put more conditions on there. The applicant was definitely open not to doing the 24 hours, but they would have the limited hours and, you know, that kind of thing. Sandra, can you hear -- can you hear me? I don't think she's online. Fox: I can. Oh, I am here. Yes. Lorcher: Oh, you are there. Okay. So, tell us what we are looking at. Fox: Okay. So, what you were looking at is one -- one proposal and as you know the -- the park -- you know, the parking lot better than I do. But there are many drive aisles and so the intent is to have traffic circulate a certain way through -- whether we have signage, whether we have employees that are directing traffic, to a route that is the least impactful to the parking. So, what you are seeing is our seven cars that are in the -- the queue closest to the structure. There are the eight cars, which we know is not a permanent solution in the bypass lane and, then, I believe we have another 12 cars at least stacked in the drive through lane. Knowing that these cars are not parked, but they are moving extremely quickly through the -- the queue, the potential for -- for F26] Meridian Planning&Zoning Commission June 18,2026 Page 24 of 47 impact or for incident is low. We also as -- as we stated are looking or are willing to designate specific stalls for people to order and either use the bypass lane and park or they have the ability to stay in the queue. So, there are accessible parking stalls to the east, as well as to the south and so that is what we are looking at. And, again, this was just one proposal of a possible layout of how additional cars can stack. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: Question for the applicant. Do you have any ability to -- or do you have any -- any rights to any of these parking spots to block them off as dedicated, you know, again, I think like McDonald's has spots in a parking -- in their parking lot sometimes where you drive through and it's -- you know, you go to -- they say, hey, you know, go to lane one or spot one and we will run it out to you. Do you have the dedicated right, not like cross-access agreement or anything like that, but the ability to isolate and dedicate any of these -- any of these spots and how many and which specific ones for overflow parking? Fox: Sure. So, the -- the dedicated -- as staff stated before we have three dedicated parking stalls, one being ADA accessible. We do have the ability to state that these two parking stalls are specific for -- for ordering or for -- for waiting for orders. The remainder are through the cross-access and cross-parking agreement. Stoll: Madam Chair? Lorcher: Commissioner Stoll. Stoll: Yeah. Just follow up on that, Sandra. So, it's going to be stenciled saying just for 7Brew parking? Fox: Not -- we are not proposing that by any means. So, this would be only in those cases where we are -- are exceeding the -- the queue. Stoll: Okay. And am I looking at this table correct -- maybe Linda can answer this question for me. There is no access to Fairview Avenue at all. It's only through this lane or road going between In-N-Out and 713rew; is that correct? So, there is no -- I'm not seeing a likelihood of the stack going out onto Fairview or blocking -- it's highly unlikely it's going to be blocking Fairview. It's just an internal circulation for the parking lot itself that we are concerned about. Smith: Okay. Madam Chair? Lorcher: Commissioner Smith. F27] Meridian Planning&Zoning Commission June 18,2026 Page 25 of 47 Smith: Question for the applicant. I know you mentioned being willing to -- to get rid of the 24/7 parking. Knowing that like, again, the 2:00 a.m. to 4:00 a.m., for example, wasn't the main concern, I'm curious about your locations and kind of their average close times how early do some of your locations close? Is there a -- you know, a 25th percentile, 75th percentile? You know, do any of your locations close as early as 6:00 p.m., you know. For example, is that -- that -- that's a core question of mine. I'm curious if you have any info on that. Fox: No. None of our stores are closing that early. I shouldn't say none. I shouldn't say none. A very -- if any, very limited. So maybe a handful. Lorcher: It's typically 10:00 or 11:00 p.m. your -- your closing time? Fox: Absolutely. 5:00 a.m. to 11:00 -- Lorcher: 11:00 p.m. Fox: Correct. Lorcher: Okay. Fox: And what -- why we do that, we -- we have a lot of shift workers, so whether it be first responders, hospital workers, those types of -- of folks that usually come in prior to their evening shift or right after they get off in the morning. Lorcher: Right. Any other final thoughts, Sandra, before we close the public hearing again? Fox: No. I appreciate the -- there was a statement that we were being patient, but, no we appreciate the conversation and the back and forth. We are happy to answer any questions. We would rather avoid a continuance if possible, just because we are on a -- a quick build timeline. So, we would be looking to -- to obtain permits as soon as possible and -- and hit the ground running. So, thank you for your time. Lorcher: May I get a motion to close the public hearing? Smith: Madam Chair? Lorcher: Oh, excuse me. Commissioner Smith. Smith: I think we should probably discuss if we would want to continue first or what the Commission's position is, because if we -- if there still was a desire to continue I guess by any of the Commission, not to deliberate before we vote, but, then, we'd have to open the public hearing again I guess. F28] Meridian Planning&Zoning Commission June 18,2026 Page 26 of 47 Lorcher: I don't see how she could really provide any new information. I mean she provided the exhibit, which is what you asked for. You know, the hard -- the hard thing for me is that you are -- we are trying to put a crystal ball on something that we just don't know if it's going to work or not; right? We already know the challenges of the area and she does, too, otherwise -- I mean they want to be in a high visual, high impact area and that's their choice and the market will decide whether or not it's successful or not. I mean if the queue is always going to be backed up and people get frustrated they are not going to go and that's going to be the end of that and -- but if they -- if the market is driven and people think that this is the best thing since sliced bread and they want to wait, then, that's people's decision, it's not necessarily ours, so -- is there any new information that can be provided for you to make a decision, gentlemen? Stoll: Not from my standpoint. I have the information I need. Lorcher: Okay. Commissioner Smith, are you okay with that? Smith: Yeah. I think I'm able to make -- thank you. Yeah. I think I'm able to make a decision tonight. Lorcher: Okay. So, with that being said may I get a motion to close the public hearing? Stoll: So moved. Gelsomino: Second. Lorcher: It's been moved and seconded to close the public hearing for 713rew. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. TWO ABSENT. Lorcher: I'm going to take a little different view. I don't have a problem with this thing being here at all. I mean having the -- the runners coming through, they are going to hustle, they are going to move that coffee through. I think the first three to six months during that honeymoon period that kind of Bill mentioned, that the stacking lanes, both the emergency and the regular, are probably going to be full and as they continue to open new locations, then, you can get your 713rew someplace else and you don't necessarily have to go to The Village, you know, for this point in time. I think their business model says that there is 400 customers average a day and their queue is usually 7.4 and their regular stacking lane can handle that and, then, if you are number three out of seven and you get your drink first, then, you pop through and you get out of there. So, I think it complements the area, because thinking off the top of my head I can't think of another coffee place within at least a half a mile to this, whether you are down on Eagle or on Fairview and, like she said, you know, they want the visibility. They want it -- they want to be there and the market will decide whether or not people get too frustrated with this queue and if they do they will stop going. Period. And let the market decide whether or not that this is the right space for this. I don't think there is 29 Meridian Planning&Zoning Commission June 18,2026 Page 27 of 47 really a lot of things that go 24 hours in the City of Meridian. We just really haven't been that community up until this point in time. Maybe as we continue to grow as a city there may be more needs for 24 hour services, but, you know, pulling up the carpet and shutting off the lights is not necessarily a bad thing either. So, you know, I'm in favor of this application. I think -- I don't drink coffee, so I'm not your customer and so I really couldn't say that, you know, I would be waiting, but even if the kids were coming through, they don't want to wait either. So, they are going to want to get their drinks, they are going to move through, there is no place to go, you can't even go to the restroom in there and their business model looks like, based on their application, is they take a drink, you get it and you get out. So, I know that both you and Commissioner Gelsomino and Commissioner Smith, you -- you use the space more as a consumer for other things there and so I understand your -- your hesitation based on just the geographics and the challenge of The Village itself. But they have a right to be in that space. It's not necessarily our decision on what should go there and you got to be careful what you wish for, because it could be -- if you deny this, then, the next application could be something worse, so -- but I think it's a good fit for the -- for the area. Commissioner Stoll, did you have some additional comments? Stoll: So, Madam Chair, the -- the applicant -- after we reopen public -- the public testimony answered my question as far as the mitigation plan and in looking at the -- the layout of the parcel, my other concern as far as having any impact upon traffic on Fairview, that's been eliminated. They have met the requirements of city code. The only addition that I would have is that the staff -- as far as a condition, would just be that the staff approve the mitigation plan prior to it -- the certificate of occupancy. Yeah. So, I'm in favor of it, so -- Smith: Madam Chair? Yeah, I just -- I'm not in a position where I can support this tonight. I think -- and in terms of naming specific things I think the -- I think the mitigation plan is inadequate for the type of business in this type of location when the average of this business, you know, stacking lanes is about 12, even accounting for those extra slots, you get nine -- seven stacking in the lane and you get these nine two parking spots, that's still 25 percent less than average. Again, not -- not to -- to beat a dead horse, but if In-N-Out and Chick-fil-A, if so many -- if the Raising Cane's came in and designed for seven cars in a stacking lane with one -- one drive aisle, I think a lot of the Commission would understand that's that's an irresponsible choice for that location and -- and I'm not comparing this to -- directly to those, but there is a line somewhere. I think from what limited knowledge we have based on the applicant's numbers themselves show that they tend to plan for higher numbers. They tend to plan for higher traffic. The fact that they are looking at expanding in the area shows that they are anticipating enough traffic to justify what's ostensibly likely a large capital expenditure; right? I think -- and I don't want to in any way insinuate that I think the -- the applicant is being disingenuous, but I think there is a lot of -- there is -- there is your stated preference and there is your revealed preference; right? There is your stated what -- what you claim to believe in or what you do believe and, then what your -- you know, your -- your actual behavior as an individual or as a company goes toward and I think there is a disconnect there and I don't think that's intentional, I'm not saying the 30 Meridian Planning&Zoning Commission June 18,2026 Page 28 of 47 applicant is -- is doing anything subversive or anything like that, I just think that the concept -- the numbers haven't proven themselves out to where this is justified to be designed as a tier two. I -- I don't know that -- that -- that is the case. When a lot of these comparable locations are tier threes, they designed for tier threes, they plan for tier three traffic and a lot of those places aren't even on our busiest arterial in the state. So, I think there is a lot of -- there are a lot of significant issues there. I think also regarding our role, it's -- yeah, it is not our place to tell this applicant whether they deserve to be this here. Our role is to mitigate externalities; right? Mitigate the impact on the community, whether that's on Fairview or whether that's to local business owners, we have just as much of a duty to those local business owners, the same way that we have the duty to residents to ensure that, you know, residential development is planned reasonably to -- to not have an undue burden on the -- on the area. That's part of the staff analysis. And so I think I just can't get to a spot -- potentially there is some stuff in a continuance that may be -- it could change my mind. I don't know that the applicant would be amenable to it. I just -- I don't know that I can support without having seen prior track record of this type of-- of this concept, which is new to this -- to -- to the west coast -- or new to the western U.S. in comparable locations with comparable, you know, average daily trips, you know, and comparable hours. I wouldn't be comfortable doing that without significantly limiting p.m. hour operations. So, I can't support it. I understand the rest of the Commission's position. I just -- I -- and I have -- again, with the inability to claw back any of that approval and only eliminate solution opportunities if they are using the emergency access too much. We can only hinder them more. We can't force them to alleviate the traffic better and so that gives me significant pause for anything that is -- is operative in perpetuity, so for those reasons I'm opposed. Lorcher: Commissioner Gelsomino, no pressure or anything. Gelsomino: Madam Chair, I -- Lorcher: You don't have to make -- you don't -- I mean I just need to know like where you are -- where you are thinking. Gelsomino: I'm -- I'm evenly torn, unfortunately. The policy side of me says it checks the boxes. The citizen side of me, when I saw the applicant's diagram that she pulled up, my -- you know, the hair on the back of my neck stood up, because I immediately started seeing all the cars lined up and my thought was, okay, I get to the gym by 4:30, 5:00 o'clock, I spin around and around and around and around trying to find an open spot to park and by the time I find a parking spot it's time for me to go home and make dinner, so -- and I didn't even get to go to the gym and work out. So, it just -- as much as I would love to see that dirt plot filled, because especially during rainy terrible weather kids like to drive through it and spray mud everywhere, it just becomes a muddy sinkhole. The -- the -- the congestion is just something I -- I cringe at, but, again, the policy side of me says it checks the boxes the citizen side of me starts to think it's going to impact the clientele of, you know, Villa Sport and others who are using that -- or whose clients -- other businesses whose clients use that particular parking spot. 31 Meridian Planning&Zoning Commission June 18,2026 Page 29 of 47 Lorcher: Okay. Gelsomino: Yeah. Lorcher: So, Kurt, there is a high probability that we are going to be split. We can vote and -- and achieve that or do we continue it to have another commissioner present so that we can have a -- a meaningful vote? Starman: Madam Chair, I think -- I think both options are possible. You can call for a vote this evening, but if you feel like, you know, the Commission's not there, that, you know, based upon your deliberations so far that that's not going to be productive, I think you also have the option to continue and have a fifth and/or sixth commissioner here as well. So, I think you can do it either way. Traditionally I would say we typically call for a vote and confirm there is a tie before we, you know, continue it and wait for a fifth vote, but I think you could do it either way. Lorcher: Okay. Stoll: Madam Chair? Lorcher: Commissioner Stoll. Stoll: So, after considering --just making sure the mic's on. Lorcher: Yes. I know. Got a lot of little gremlins tonight, so -- Stoll: After considering all staff, applicant and public testimony, I move to approve File No. H-2026-0017 as presented in the staff report for the hearing date of June 18th, 2026, with the following modification: That the mitigation -- Traffic Mitigation Report be reviewed by staff and approved prior to a Certificate of Occupancy being issued. Lorcher: I second that. It's been moved and second to approve the conditional use permit for 713rew Coffee. All those in favor say aye. Stoll: Aye. Lorcher: Aye. Any denies? Gelsomino: No. Smith: Nay. Lorcher: So, we are officially tied. Starman: So, Madam Chair, maybe a question for -- for you as chair, but your -- your colleagues -- fellow Commissioners may have an opinion as well. So, I think you have 32 Meridian Planning&Zoning Commission June 18,2026 Page 30 of 47 two choices now. We have confirmed there is a two-two tie and so you do need a fifth Commissioner to break that tie. So, you have -- my question of you is if you want to allow additional information into the record when your fifth Commissioner is present, then, you would likely want to open the public hearing again, continue it, so that you have an opportunity for your fifth Commissioner to -- to ask questions and bring new information into the record. That's choice number one. I would lean slightly in that direction, but also you could just continue with -- we -- we are just going to -- we are just going to delay the vote until you have your fifth Commissioner present and not take any more information into the record. That's a possibility as well. I would lean -- I'm going to ask my colleague Mr. Parsons if he has an opinion about that. I kind of lean toward a lot -- if you can have a brand new Commissioner present it would probably be fair for that individual to be able to ask some additional information if they needed to, in which case you would want the opportunity for the -- for the public hearing to be opened. Bill, do you have any opinions about that? Parsons: Madam Chair, Members of the Commission, I concur with you -- with legal. I think it's fair to the process, ask for a continuance. Obviously, you need to get more information and we need to get another Commissioner here to vote on it, so I agree with that. Stoll: Okay. And I'm not sure if I can ask this question of -- just generally of the Commission -- are there other conditions that would sway their vote that they want to offer right now? Lorcher: To make it -- I mean we are open to make a new motion as well. Smith: Yeah. Madam -- Madam Chair? Lorcher: Commissioner Smith. Smith: I have them written down. I'm happy to make that motion for continuance or, Commissioner Stoll, if you have -- if you would like me to offer -- give you information so you can make it -- Stoll: Not to continue. I'm just asking if anybody has any conditions that they -- Smith: I have three that could potentially change my mind -- or -- yes. Three that could potentially change my mind. Stoll: For a continuance. Smith: For a continuance. Lorcher: I think at this point I would like some input from the applicant and, then, when we open the public hearing you -- Commissioner Smith, you can reiterate that to Sandra, so that way -- that way when we do have another commissioner here they can F33] Meridian Planning&Zoning Commission June 18,2026 Page 31 of 47 tailor their presentation to those bullet points that you would like clarification on. Is that fair? Smith: Yeah. I -- can I get a motion to open the public hearing for File No. H-2026- 0017. Stoll: So moved. Smith: Second. Lorcher: It's been moved and seconded to open the public hearing for 713rew. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. TWO ABSENT. Lorcher: Sandra, Commissioner Smith is going to list a few concerns that he has and we would like to continue this application, so that we may have more Commissioners here, so that we can make a thoughtful decision for this conditional use permit. Do you -- Madam Clerk, what dates might be available for this application to be heard again? Lomeli: Thank you, Madam Chair. We have July 2nd or July 16th. Those are the dates for July. Do you want me to look at August as well? Lorcher: Let's ask Sandra if either of those dates can work for her. Fox: Yes. July 2nd would be fine. Lorcher: Okay. So, that date's available. And, Commissioner Smith, would you like to share with her some of the things that you would like to hear in the next presentation? Smith: Sure. I mean I could also just make a motion to continue. I guess I can provide them to you and if none of them are feasible you can let me know, but I have written here the -- the average number of cars that are designed to stack in the 25th median and 75th percentile of your locations. So, the average stacking -- the 25th, 50th, 75th. The daily trips -- average daily trips of the roadways on which your -- your comparable locations are located at the 25th median and 75th percentile. A number and/or percent of stores closing at or before 6:00 p.m. and 8:00 p.m. And, then, the other -- the only other one is an ask from staff. Are any of those unfeasible? Fox: No, I would ask -- no, they are not unfeasible. I would ask are there specific numbers that you are looking for so that we may make conditions of an approval, so that if the average daily trips on the roadway are X and the 25th, 50th, 75th percentile meet a specific number, can staff, then, approve it? Smith: Yes. I guess for your information if -- if, for example, your stacking numbers are significantly higher than this, I would -- for me to support I would need to see a design 34 Meridian Planning&Zoning Commission June 18,2026 Page 32 of 47 than -- even though tier two is six plus, I would need to add -- I would want to add more conditions to have non-emergency stacking that is more of a commensurate level. So, that probably need to redesign. So, that's what I'm looking for and if -- if your numbers are significantly lower and I'm off base I'm happy to approve. So, that's -- that's why I'm asking is I just need the math to math out. Fox: And I -- what I am asking is are you -- do you have specific numbers in mind that we can give to staff, so that the -- the -- the project can be conditionally approved if we meet these specific criteria and that way -- Smith: Yeah. I think it's the totality of -- of information and so we would decide that at the continued hearing. Fox: So, your answer is, no, you are not willing to put those numbers down, so that if we can show staff that we meet them before that July 2nd date -- Smith: No. I would just like to see those maybe as -- as additions to the staff report or as appendices or something like that would help me in my decision. Lorcher: And, Sandra, he is just one Commissioner. So, everybody has their own -- are their -- their own threshold of what is acceptable for your -- for your stacking lanes. So, that is something that he would like to see, but there is no magic number saying if it's -- Smith: Exactly. Lorcher: -- 7.4, then, you are for sure in, whatever the average is that he would like to see and, then, based on that information we can make a better decision. Fox: Understood, Madam Chair. Thank you. Lorcher: Kurt, do we -- do we motion a continuance in the public hearing or do we close it at this point? Starman: So, Madam Chair, the recommendation both from Mr. Parsons and myself would be to continue the public hearing until July 2nd to -- to continue it. That will give you the opportunity on July 2nd to receive more information into the record, including from the applicant, but also give your fifth commissioner and/or sixth commissioner an opportunity to ask questions and get that material into the record as well. So, I would recommend that you continue the hearing tonight until July 2nd. Lorcher: May I get a motion to continue the public hearing for 713rew Coffee to July 2nd? Smith: Madam Chair? 35 Meridian Planning&Zoning Commission June 18,2026 Page 33 of 47 Lorcher: Commissioner Smith. Smith: After -- or I move to continue -- sorry. This is not the right file number. I move to continue File No. H-2026-0017 to the date of July 2nd for the following reasons: To allow -- I will start with this one. To allow staff to gather information regarding comparable -- comparable locations or comparable developments in -- within the City of Meridian, including stacking and/or traffic numbers, whatever is -- is reasonable under staff's purview. And, then, to allow the applicant to provide data, including the average number of cars that are designed to stack in non-emergency lanes across their locations to the 25th, 50th and 75th percentile. The number and -- and/or percent of stores closing at or before 6:00 p.m. and 8:00 p.m. Data showing the average daily trips on transit corridors where the stores are located to the 25th, 50th and 75th percentile stores. Or -- and 75th percentile. Lorcher: Do I have a second? Gelsomino: Seconded. Lorcher: It's been moved and second to continue 713rew Coffee with the aforementioned -- aforementioned reasons for July 2nd. All those in favor say aye. Any opposed? Motion carries. Thank you for your patience, Sandra. MOTION CARRIED: FOUR AYES. TWO ABSENT. 4. Public Hearing for Blueberry Hills Subdivision (H-2025-0048) by SD Land Consulting, located at 4315 N. Ten Mile Rd. A. Request: Annexation of 9.36 acres of land with R-4 (7.22 acres) and L-O (2.14 acres). B. Request: Preliminary Plat consisting of 24 building lots (20 residential and 4 commercial) and 12 common lots on 8.9 acres of land in the R-4 and L-O zoning districts. Lorcher: Does anybody need to take a quick break or are we ready to carry on? We are -- all right. We are going to move on. Item No. 4 on the agenda is Item No. H-2025- 0048 for Blueberry Hills Subdivision. Requests annexation and a preliminary plat at 4315 North Ten Mile Road and we will begin with the staff report. Allen: Thank you, Madam Chair, Members of the Commission. The next application before you is a request for annexation and zoning and a preliminary plat. This site consists of 8.87 acres of land. It's zoned RUT, Rural Urban Transition, in Ada county. It's located at 4315 North Ten Mile Road on the west side of Ten Mile midway between Ustick and McMillan Roads. A little history on this property. In 2008 an amendment to the Future Land Use map and the Comprehensive Plan was approved that changed the designation of the subject property from mixed use wastewater treatment plant to office F36] Meridian Planning&Zoning Commission June 18,2026 Page 34 of 47 and low density residential. The current comp plan future land use designation is office, 1.65 acres of the site along Ten Mile Road, and low density residential, which is 7.25 acres on the western portion of the site. That -- that designation allows three or fewer dwelling units per acre. The applicant is requesting annexation of 9.36 acres of land with R-4 zoning, which is 7.22 acres of the site and L-O zoning, which is 2.14 acres of the site for the development of 20 new single family residential homes with four office buildings along the frontage of Ten Mile as shown on the concept plan. The proposed uses and residential density of 2.77 units per acre is consistent with that anticipated in the Comprehensive Plan for this property. A preliminary plat is concurrently proposed to subdivide the property into 24 building lots. That's 20 residential and four commercial lots and 12 common or other lots on 8.87 acres of land. The plat is proposed to develop in two final plat phases due to the city's inability to provide sewer service at this time to the five western lots in phase two and that is -- if you can see these purple ones right down here, those are the ones we are talking about. I lost my place. Just one moment. The project lies within two different sewer sheds. The white train -- White Drain trunk shed will provide service for phase one and phase two will be served by the Black Cat trunk shed once sewer infrastructure becomes available. There is an existing home and accessory structures on this property that will be removed with development. There is also an existing access easement and driveway from Ten Mile Road across proposed Lots 1 through 6, Block 1, that currently serves the home that will be removed and two other properties. So, the home that will be removed is located in this area right here and that home -- the home on this property and the home up here to the northwest all have access from that access easement here from Ten Mile Road. The easement will be vacated with the proposed plat and the driveway will be removed with development. Access will be provided for the two remaining properties via an access easement and common driveway on Lot 6, Block 1, and that is this lot right here. When those properties redevelop in the future the access easement should be vacated and driveway removed and the area landscaped. One local street access is proposed via North Ten Mile Road for the development in alignment with West Bell Tower Drive, a collector street on the east side of Ten Mile. 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 North Ten Mile Road and connect to the drive aisle being constructed to the south with Ten Mile Storage and that will be in this location right here. Cross-access ingress-egress easements should be provided between all commercial lots in the subdivision and to the property to the south. A conceptual redevelopment plan was submitted as shown as requested by staff for the two parcels adjacent to this site that shows how they could possibly redevelop in the future with access from proposed local streets in the subdivision. A 25 foot wide landscape street buffer is required along Ten Mile Road and a ten foot wide buffer is required along Bell Tower Drive on the L-O zoned lots as shown on the landscape plan. Landscaping is required in accord with UDC standards along internal pedestrian pathways and within common open space areas. A minimum of 12 percent or .87 acres qualified open space is required to be provided in the R-4 district. Fifteen percent or 1.08 acres is proposed exceeding the minimum standard, which includes 50 percent of the street buffer along Ten Mile Road and open space areas F37] Meridian Planning&Zoning Commission June 18,2026 Page 35 of 47 within the development, including a large pond and linear open space areas as shown on the exhibit before you. Based on the area of the development site amenities totaling a minimum of one point are required. Walking paths and a picnic area on a site greater than 5,000 square feet in size are proposed totaling two points exceeding UDC standards. Conceptual building elevations were submitted for the proposed single family residential detached dwellings as shown that represent the quality of development proposed. Conceptual building elevations were not submitted for the future office buildings these buildings should be designed to comply with the design standards in the Architectural Standards Manual. No letters of testimony were received from the public on this application. The applicant did submit a response to the staff report that they are in agreement with staff's recommended conditions of approval. Staff is recommending approval with the requirement of a development agreement with the provisions noted in the staff report. Staff will stand for any questions. The applicant is here to present tonight. Lorcher: Would the applicant like to come forward? Durtschi: Okay. We are all right. Thank you. Madam Chair, Members of the Commission, hello and good evening. For the record my name is Sabrina Durtschi. I am here on behalf of the applicant and my business address is 5179 South Bovine Avenue, Boise, Idaho. 83716. And this evening I have the honor and privilege to present to you our applications for Blueberry Hills Subdivision. So, first I would like to welcome you to Blueberry Hills. Blueberry Hills is envisioned as a thoughtfully designed, upscale in-fill community that brings together attractive single family residential lots with complementary light office uses within a tree lined setting. The two uses have been intentionally planned to complement one another with the office component fronting Ten Mile Road and providing a natural transition into the quieter residential portion of our community. This rendering that you are seeing shows the primary entrance into our light office portion of the development from Ten Mile. You can see the entry monument, layered landscaping and natural materials that all have been intentionally designed to create a strong sense of arrival, but also are super welcoming. So, as you enter the community from West Bell Tower Drive you will pass through the light office portion of the development. Parking is located behind the office buildings, keeping it largely screened from the main entrance and creating a more attractive streetscape along Ten Mile Road. The rear parking area also provides additional separation between the office buildings and the residential portion of the community. Beyond the parking lot generous landscape buffer provides another layer of screening and helps create a comfortable, but gradual transition to the adjoining single family homes. As you -- as we move along -- beyond the light office buildings and the parking area you arrive at our residential portion of Blueberry Hills. The -- the monument shown here clearly signals the transition and creates a distinct entrance into the neighborhood. Its materials, colors and design elements were intentionally coordinated with the light office monumentation so the two entrances really complement one another. Together the signs create a cohesive identity for Blueberry Hills, reinforces the sense that the office and residential components were planned as harmonious -- as one harmonious thoughtfully designed community. Here is an overall view of the entire site, really F38] Meridian Planning&Zoning Commission June 18,2026 Page 36 of 47 showing our main entrance to the light office tucked along Ten Mile and, then, the transition into our residential portion of the site. From this perspective you can see that the office and residential components are distinct, but they are also intentionally planned as one cohesive development. So, getting to the nuts and bolts of our project Blueberry Hills, we are requesting an annexation, zoning of L-O and R-4 and a preliminary plat. We are asking for four light office lots, 20 single family lots and 11 common lots. Our gross density will be 2.77 units per acre and our diverse residential lot sizes will range from 8,000 square feet up to 12,270 square feet. As Sonya has mentioned, the current complement -- our current Comprehensive Plan designates the site as low density and light office and as you can see our layout perfectly matches up to the comp plan designation for this area. So, I always like for us to take a -- take a step back and to better understand how this site really fits within the area. It's really important to take a closer look at the surrounding context in detail. So, immediately north of the site we have Drawbridge Subdivision, a nine lot, low density residential neighborhood, along with two unincorporated Ada county parcels that are directly adjacent to our application. Further north is Volterra development, which includes a mix of residential and commercial uses. To the east we have Bridgetower Crossing Subdivision. This is a medium density development featuring a mix of single family homes and complementary commercial uses along Ten Mile Road. The southern boundary of the site is adjacent to -- which is currently being constructed Ten Mile Storage Development. As well as the City of Meridian's Wastewater Resource Recovery Facility. And, then, to the west we have parcels that are currently owned by the City of Meridian. So, the surrounding context illustrates that Blueberry Hills is well suited for this -- for this location. The proposed office uses along Ten Mile respond to the more active demand of the corridor, while the residential portion of the development provides a compatible transition toward the established neighborhoods to the north and to the east. Together the proposed uses create a thoughtful connection between residential, commercial and municipal and storage uses that are already present in this area. As we have discussed we are requesting two zones, our guiding -- so, based on the Comprehensive Plan, which is really our guiding document, we are requesting L-O highlighted in purple and, then, R-4, low density, which is in yellow. And Sonya touched on this, but we -- this is an in-fill site and we would typically do this in one phase, but, unfortunately, the site is kind of like bisected by two -- two trunk shed boundaries. So, 15 lots will be within phase one, that will be served by the White Drain trunk shed and the remaining five lots will be served by the Black Cat trunk shed once sewer is available. Now I would like to walk you through the homes within Blueberry Hills. The elevations here illustrate the architectural character envisioned for the residential portion of this community. The community will include a mix of single story and two story homes with varied roof lines garage configurations and front entry features that create a visual interest throughout the neighborhood. Although the individual homes will offer a range of styles and floor plans, they will all share kind of a cohesive design language. Elements such as board and batten, siding, masonry accents, metal awnings, decorative gables and warm wood details really establish the upscale timeless character envisioned for our community. Usable open space is a top priority forming the foundation for our community's amenities, pathways and overall connectivity. Blueberry Hills provides 1.7 acres of open space and, then, we have for our pathways -- the F39] Meridian Planning&Zoning Commission June 18,2026 Page 37 of 47 connectivity and walkability is also a priority within our little in-fill development. Blue depicts our existing sidewalk along Ten Mile Road. Purple depicts our five foot community sidewalks and orange depicts our five foot micro pathways for a total of 660 linear feet. This slide really illustrates the overall amenity and landscape framework envisioned for Blueberry Hills and highlights the amenities and overall theme and design for our community. Our primary amenity area is located in the northwest portion of the community and is really designed to serve as a welcoming gathering space for residents. The concept plan includes a pond style water feature with benches, a covered picnic pavilion and open lawn area that can support both active and passive recreation. The pond here becomes a centerpiece for our little in-fill development and allows for a beautiful view and open space for the lots that back onto it and this slide shows a great perspective at the very edge of the open space and shows the beautiful flow of the pathways and amenities that surround the pond and I do want to note that these amenities will be built within phase one. And, then, within this slide you can see our covered picnic shelter. We have also incorporated a Blueberry Patch into the amenity area, because why not to -- to offer a unique feature and reinforces the identity and character of our community. And the amenity areas connected with surrounding homes by sidewalks and pathways allowing residents to comfortably walk throughout the neighborhood and access the open space and just to quickly summarize, we feel that Blueberry Hills is a really a thoughtfully planned, high quality in-fill community and it's designed to provide a balanced blend of attractive housing options, functional and inviting open space and intentionally designed gathering areas that encourage connection and create a strong sense of place. This project all together is complimentary residential and light office uses within a cohesive, well landscaped setting with its distinctive architecture, generous landscaping, connected pathways and amenities and coordinated entry features, we feel that Blueberry Hills will create attractive, welcoming and enduring additions to the -- for the City of Meridian. And, again, we want to thank staff for their help and coordination for this application. We are in full agreement with the staff report and I would like to thank you all for the pleasure of your time, your thoughtful consideration and respectfully request a recommendation of approval to City Council this evening. Thank you so much. Lorcher: Thank you very much. Commissioners, do we have any questions for Sabrina before she sits down? Gelsomino: Madam Chair? Lorcher: Commissioner Gelsomino. Gelsomino: Sabrina, thank you for your presentation this evening. I -- you know, they are very elegant homes and as a former parks commissioner I always enjoy amenities that are interactive, such as the -- the Blueberry Patches that you will be implementing in this design. Just as a quick and only question I have for you. Have the owners of the Elk Bugle Lane properties been formally notified that there -- that the current easement access will be vacated at final plat recordation and have they consented to the new common driveway arrangement? F40] Meridian Planning&Zoning Commission June 18,2026 Page 38 of 47 Durtschi: Yes. Madam Chair, Commissioner, that's a great question. So, I did not handle the neighborhood meeting, but it was discussed then and when I came on to project manage to be a planner for this project I was adamant that we need to reach out to the neighbors. I set up a meeting with Kevin, me, one of the neighbors. Unfortunately the other neighbor was having surgery. We went to the house, brought down the plans, they seemed very amenable to it and, of course, during construction there will be a lot of coordination with the neighbors to make sure everything goes as smoothly as possible. So, we have reached out to them. I have not heard from any of the neighbors. The one person, Mr. Darren, I told Kevin, you know, after surgery if he wants to reach out to me I would be happy to come down again and meet with them. I haven't heard anything. So, that's as far as the communication has gone, so yes -- so, yes. Gelsomino: Thank you. I appreciate it. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: I know you just said that you didn't actually handle the neighborhood meetings. Durtschi: No. Smith: Were there any other concerns brought up by any residents at the neighborhood meeting, any discussion of any -- Durtschi: Yeah. Madam Chair, Commissioner, as far as I'm aware, no, I think that they were really pleasantly happy that we are asking for a low density. They are going to be larger lots and, again, we have a lot of storage by us, a lot of commercial, it's already developed. So, I don't think that they received a lot of opposition. I think I would have heard or staff would have heard if there was, but, again, I wasn't there, so I can't really -- I can't give you exact information. Smith: Thank you. Durtschi: All right. Thank you very much. Lorcher: Yes. Thank you. Madam Clerk, do we have anybody signed up to testify? Lomeli: Thank you, Madam -- excuse me. Thank you, Madam Chair. We have Lynne Carrillo. Lorcher: Okay. All right. Anybody else on Zoom? Lomeli: I have Larry Bowman. F41 Meridian Planning&Zoning Commission June 18,2026 Page 39 of 47 Lorcher: You are good? Okay. Lomeli: And, Madam Chair, no one online is raising their -- I'm sorry. Excuse me. I do have Ted Burke that did sign up online and he is present. Lorcher: Okay. Lomeli: Ted, did you wish to say anything? Bowman: Yeah. I'm just here as the civil engineer for the project, so I was standing by if-- if anybody had any questions. Lorcher: Okay. Thank you very much. Sabrina, did you want to add anything else before we close the public hearing or are you good? Durtschi: No. I think we are good. Lorcher: May I get a motion to close the public hearing, please? Smith: So moved. Stoll: Second. Lorcher: It's been moved and seconded to close the public hearing for Blueberry Hill Subdivision. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. TWO ABSENT. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: I don't -- I don't know if you quite classify this as in-fill or, you know, maybe on the border of in-fill, but it's not normal that you see it's -- you know, a project in this kind of proximity to existing neighborhood -- neighbors be so, you know, well received. So, I'm in support. I don't see any issues. I think this is really thoughtfully designed and it's a good transition space from the main road into lower density areas. Lorcher: I agree. Stoll: Seems pretty reasonable. In support. Gelsomino: Agreed. Lorcher: All right. I will take a motion. F42 Meridian Planning&Zoning Commission June 18,2026 Page 40 of 47 Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File No. H-2026-0048 as presented in the staff report. Stoll: Seconded. Lorcher: It's been moved and seconded to recommend approval to City Council for Blueberry Hill Subdivision. All those in favor say aye. Any opposed? Motion carries. Thank you very much. MOTION CARRIED: FOUR AYES. TWO ABSENT. 5. Public Hearing (Continued from 5-21-26) for Storyrock (H-2025-0025) by Bailey Engineering, generally located on the south side of W. Amity Rd., midway between S. Meridian Rd. /State Highway 69 and S. Linder Rd. A. Request: Modified Development Agreement for South Meridian — Kent and Donna Mills Development (#2016-007090) to include an additional 26 +/- acres of land and a conceptual development plan for the overall development B. Request: Annexation of 27.11 acres of land with the R-15 (22.74 acres) and L-O (4.37 acres) zoning districts. C. Request: Rezone of 10.60 acres of land from the R-4 to the R-8 zoning district. D. Request: 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. Lorcher: Our next item on the agenda is H-2025-0025, Storyrock at Amity, near Meridian Road, request a modified development agreement, annexation, rezone and preliminary plat and we will start with the staff report. Allen: Thank you, Madam Chair, Members of the Commission. The next applications before you tonight are a request for a development agreement modification, annexation, rezone and a preliminary plat. The site consists of 75 acres of land. It's currently zoned R-4 in the city and RUT in Ada county. It's generally located on the south side of West Amity Road, midway between South Meridian Road, State Highway 69, and South Linder Road. A little history on this property. The western 50 acres of the site was annexed into the city as part of the South Meridian annexation in 2016 with R-4 zoning F43] Meridian Planning&Zoning Commission June 18,2026 Page 41 of 47 and a development agreement. Any future development of the site requires an amendment to the development agreement to approve a proposed development plan. A preliminary plat was previously approved for Stonehill Crossing on the western annexed portion of this property. The Stonehill Church property and the Mill property where the existing home is located at 799 West Amity Road, were included in a final plat application, but the plat has not yet been recorded. The remainder of the area included in the previous preliminary plat is now part of the new preliminary plat included in this application. A conditional use permit was approved in 1979 by Ada county on the property located at 455 West Amity Road for a 6,000 square foot, two story structure for a radio station with offices in the R-R zone. Four communication towers were also approved with the radio station, which have recently been removed. The office building and associated improvements remain on the property. The Comprehensive Plan Future Land Use Map designation is low density residential on the western 50 acres and medium density residential on the eastern 26 acres. The low density designation allows for the development of single family residential homes on large and estate lots at gross densities of three units or less per acre. The medium density residential designation allows for residential dwellings at gross densities of three to eight units per acre. The applicant is proposing a new development agreement for the proposed development, which includes an additional 26 acres of land to the east and a new development plan for the overall development. This property will no longer be subject to the original Mills Development Agreement. The proposed development plan is for 321 single family residential homes and office uses on 75 acres of land. Annexation of 27.11 acres of land is proposed with R-15 zoning, which consists of 22.74 acres and L-O zoning, which is 4.37 acres, which is east of the area that is already annexed. This is the additional area proposed to be included in the amended development agreement. And that is -- you can see right here all of this blue and purple area here. Because the property located at 455 West Amity Road where the existing office is located is designated medium density residential on the future land use map, staff is recommending zoning the property R-15, rather than the requested L-O zoning, consistent with the surrounding area and to facilitate future residential redevelopment consistent with the Comprehensive Plan and the existing office is located in this purple area right here. The existing use may continue as a legal non-conforming use in the R-15 district, subject to the standards of the non-conforming uses. A rezone of 10.6 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. There is 38.85 acres of R-4 zoning remaining. A preliminary plat is proposed consisting of 321 residential building lots for single family residential detached homes, 241 of those are proposed and townhouse dwelling units, 80 units are proposed. Two commercial office building lots. Again one of those is where the existing office is and 44 common lots on 75.13 acres of land in the R-4, R-8, R-15 and L-O zoning districts. The minimum lot size proposed is 2,600 square feet, with an average lot size of 5,392 square feet and a maximum lot size of 12,581 square feet. The plat is proposed to develop in five final plat phases, starting on the west side of the development as shown on the phasing plan there on the lower right. Because sewer service is being extended from the southeast to serve the eastern portion of this development from South Meridian Road, State Highway 69, through the F44 Meridian Planning&Zoning Commission June 18,2026 Page 42 of 47 proposed Syringa Crossing development to the east, staff is recommending the phasing plan is revised to reflect the first phases of development on the east side of the development rather than the west. The applicant is in agreement with that. Access is proposed via South Oak Briar Way, a designated collector street on the master street map, planned to be constructed at the mid mile with Stone Hill Church and that is this -- this road right here. Actually, excuse me. Right here. South Pullman Avenue is also proposed for access right here from Amity Road. It may be designated as a collector street in the future along the east boundary of the site. Stub streets are proposed to the south and west to the church and the Mills property for future interconnectivity and access. Staff recommends either public right of way or a cross-access ingress-egress easement is depicted through Lot 1, Block E-1, for future connectivity to the mixed use designated development to the east to reduce access points to the arterial street Amity Road and that is in this location right here. A conceptual redevelopment plan was submitted as shown and requested by staff that shows how the Mills property could redevelop in the future with their proposed development plan. This is the boundary here of the Mills property. Again that was included and approved in a previous final plat for Stonehill Crossing and is just yet to be recorded. The Calkins Lateral runs along the western portion of this development within a 56 foot wide easement. The lateral is proposed to be relocated and piped in common lots along the west side of South Oak Briar Way, the collector street. The Bell Sub Lateral, Carson lateral runs across the eastern part of the development within a 50 foot wide easement and is proposed to be piped. It's mostly located in common lots, but does cross several buildable lots. The UDC requires irrigation easements wider than ten feet to be included in a common lot that is a minimum of 20 feet wide and outside of a fenced area, unless otherwise waived by Council. The plat should be revised to comply with this standard prior to City Council hearing or obtain a waiver from Council for the easement to be located on adjacent building lots. A landscape plan was submitted as shown. Landscape street buffers are required in accord with UDC standards along arterial and collector streets in all zones and along local streets in the L-O district. Qualified open space is required to be provided with development. A minimum of 9.66 acres is required. A total of 15.71 acres is proposed, exceeding UDC standards and consists of common open space areas, parkways, linear open space, 50 percent of the arterial street buffer and one hundred percent of the collector street buffer. Site amenities are required to be provided with development. Based on the area of the development a minimum of 15 amenity points are required. Amenities totaling 23 points are proposed consisting of a tot lot, two pickleball courts, a half basketball court from the recreation activity area category. Three picnic areas with covered seating on sites greater than 5,000 square feet from the quality of life category. Five foot wide internal pathways from the pedestrian or bicycle circulation system category and two bicycle repair stations from the multi-modal category, exceeding UDC standards. The pathways master plan depicts a ten foot wide multi-use pathway along the east side of the Calkins Lateral. Because the lateral is being relocated and piped, the Parks Department is amenable for a ten foot wide detached pathway being provided along both sides of the north-south mid mile Collector Street Oak Briar as an alternative. A ten foot wide detached multi- use pathway is also required along West Amity Road and if Pullman Avenue will be classified as a collector street, a ten foot wide detached sidewalk should also be F45 Meridian Planning&Zoning Commission June 18,2026 Page 43 of 47 provided along both sides of that street in lieu of five foot sidewalk. The pedestrian pathway proposed for this development shows -- this plan shows all the pedestrian connectivity through the development, as well as along adjacent streets. Conceptual building elevations were submitted as shown for the single family residential detached and townhomes that demonstrate the quality of development proposed. Conceptual elevations were not submitted for the proposed office development. Final design of the townhome structures and the offices are required to comply with the design standards in the Architectural Standards Manual. No letters of public testimony were received on this application. The applicant did submit a response to the staff report that they are in agreement with all of staff's recommended conditions of approval. Staff is recommending approval with the new development agreement and the conditions in the staff report. The applicant is here to present tonight. Thank you. Lorcher: Would the applicant like to come forward, please? Good evening. Black: Thank you. Good evening, Madam Chair, Commissioners and staff. My name is Kelli Black with Bailey Engineering located at 868 East Riverside Drive in Eagle, Idaho. 83616. And tonight we are presenting Storyrock, a 75 acre community in south Meridian. Our project includes a development agreement modification, annexation, rezone and preliminary plat. This 75 acre community is located south of Amity Road between Meridian Road and Linder Road. It's positioned near several developments, schools and transportation corridors. The area is experiencing steady growth as you can see on this slide. Storyrock is surrounded by existing and planned neighborhoods. The project is intended to complement surrounding development while providing connections that support the broader south Meridian area. The Future Land Use Map has this site designated as low density residential on the west and medium density residential on the east and as you will see when we review the preliminary plat our overall project density is 4.27 dwelling units per acre. Storywalk -- Storyrock will have four zoning districts across the site. So, we have R-4 on the west, followed by R-8 going east and, then, R-15 on the east. We also are proposing a limited office area at the northeast corner. Together these districts create a gradual transition from lower density development -- development to more compact housing opportunities. So, I want to talk a little bit more about that limited office. So, at the northeast corner of the project we had reserved space for a limited office uses and our intent for this proposed zoning was to accommodate the existing office building and as staff mentioned staff has recommended that this be zoned R-15, rather than the proposed L-O and that the existing office use may continue as a legal non-conforming use within the R-15 zone and we are in agreement with this recommendation and we will revise materials prior to Council. So, looking at the preliminary plat we are proposing 210 single family detached lots, 31 cottage lots. Those are also detached. Eighty townhome lots and, then, those two commercial lots. In total the project includes 321 residential units. The mix of housing types responds directly to the comp plan policies encouraging a variety of housing options, while maintaining an overall density that is consistent with the future land use map. So, this community is served by two primary access points, both off of Amity. That first one being Oak Briar Way on the west and, then, the second Pullman Avenue on the east. The plan also includes stub street connections to the adjacent F46] Meridian Planning&Zoning Commission June 18,2026 Page 44 of 47 properties on the west and on the south. So, one of the defining characteristics of Storyrock is its commitment to open space. The project provides approximately 15.7 acres of qualified open space. This represents nearly 21 percent of the site. This significantly exceeds the city's minimum requirement. Rather than concentrating the open space in one single area, residents will have access to recreational opportunities and amenities throughout the site. So, the amenity package was designed to serve residents of all ages. We have two pickleball courts, a half basketball court, three covered picnic and gathering areas, bike repair stations. We have two of those. And we have a playground. The project exceeds the city's required amenity point system and provides a balanced mix of active and passive recreational opportunities. So, in terms of phasing this project is proposed to be built out in five phases and as mentioned staff has recommended that we revise our phasing plan and begin with phase one on the east to bring sewer from the east and connect to the church and we agree with this recommendation and we will revise our phasing plan accordingly. So, in terms of walkability and pathways, we have continuous pathway networks linking open spaces, amenities and future connections beyond the project boundary. The design again supports the comp plan goals related to walkability, neighborhood connectivity and alternative transportation options. So, now I really wanted to get into the vision of this site. So, when we talk about the vision, you know, we set it with the entry monument and the Storyrock entry monument establishes a strong sense of identity for the community and it will create a welcoming gateway, while reflecting the character of the Treasure Valley. And diving more into the vision, we look at the community and this slide illustrates the overall vision for Storyrock. The goal is to create a neighborhood that feels connected, attractive and livable. The community is designed not simply as a collection of lots, but as a complete neighborhood that encourages interaction, recreation and long-term neighborhood value. So, as we look a little bit more at some of the amenities and what this community feels like, this is where neighbors meet. You know, this is the basketball court, you know, where you can have a spontaneous pick- up game and that the covered seating area beside that turns passer-byers into spectators and, then, these spectators become friends. And, then, we have the playgrounds and, you know, the playground is where the youngest residents come to play and the families can come to connect, also with seating areas nearby and, then, of course, we have pickleball. Pickleball is the fastest growing way for neighbors to become friends. It's easy to learn, it's social by nature and it's fun to watch. We have two courts and covered seating areas to create a daily gathering opportunity that brings every age together over a friendly game. So, now I wanted to talk about the product mix on this preliminary plat and I wanted to talk first about the cottages. So, with this product we are introducing -- project we are introducing cottage homes and these homes are unique. They are at 900 square feet. These homes are smaller footprint, but they come with big advantages. An opportunity to enter the housing market, as well as an opportunity to downsize. So, it's meeting the needs of two different home buying groups. And as you can see here we have shown some exterior shots, as well as some interiors and here I wanted to look at some of the single family homes that will be featured at Storyrock. So, again, we have the single family detached and, then, we have this single family attached products on the lower right of the screen and we have also featured some of the materials that we have used and some of the colors that we F47] Meridian Planning&Zoning Commission June 18,2026 Page 45 of 47 have used in other subdivisions and, then, of course, I wanted to look at the interiors. As you can see these homes -- they are just really beautiful and buyers really love them and so these are some of the more recent ones that have been done by this builder. So, in terms of next steps, we do agree with the staff recommendations and we will do the following prior to Council. We will revise that L-O zoning district to R-15. We will revise that phasing plan and, then, we will revise the preliminary plat and the common lots as recommended throughout the staff report. So, in closing I just want to say that Storyrock delivers a community consistent with the comp plan, a variety of housing opportunities, significant open space and amenities, strong pedestrian and transportation connectivity and orderly growth. We respectfully request approval of the applications and appreciate the time and consideration of the Commission. Thank you and I would be happy to answer any questions. Lorcher: Thank you. Commissioners, do we have any questions for Kelli right now? I think we are good. Thank you very much. Madam Clerk, do we have anyone signed up to testify? Lomeli: Madam Chair, no one has signed up. Lorcher: And no one on Zoom either -- there is nobody on Zoom. Kelli, did you want to have any final words before we close the public hearing or are you good? Okay. May I get a motion to close the public hearing? Smith: So moved. Stoll: Second. Lorcher: It's been moved and second to close the public hearing for Storyrock. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. TWO ABSENT. Smith: Madam Chair? Lorcher: Commissioner Smith. Smith: I generally think this is a good development. I think -- I do have one point of feedback and I hope this doesn't come across as a nitpick. It really is regarding the presentation itself. I did notice that the open space exhibits -- they appeared to be Al generated, which I'm far from a Luddite, I know, I'm not against Al necessarily. I would just caution -- I feel like the -- the point of elevations and exhibits and things like that is to show your intention and your vision and I think in creating that there was a little bit of inconsistency with how the open space interacted with the surrounding development that -- I was trying to visualize, but, you know, you are trying to imagine, okay, well, those -- imagine those houses are different and more fitting to the design plan. So, again, not a reason for me to oppose it obviously, just something I guess I would like to 48 Meridian Planning&Zoning Commission June 18,2026 Page 46 of 47 -- to maybe see a little bit more of the actual designer's vision shown in those elevations in the future. But I understand it's a -- it's a valuable tool. Lorcher: Yeah. I mean they can adjust that for Council. Smith: Yeah. And that's I guess maybe a point of feedback or maybe -- maybe a slight recommendation, but everyone has personal preferences, so -- Lorcher: There you go. I thought it was well designed. I like that, you know, everybody's on a proper street and there is not a lot of private streets. They exceeded their amenities -- or their open space, so -- and that area continues to grow and I like the transition between the R-4 to R-8 and they are amenable to changing L-O to R-15. So, that's good. Stoll: I like the proposal. It's well designed. Lorcher: Yeah. Gelsomino: I agree the proposal is -- looks great. I'm looking forward to seeing it continue to grow. My only hope is that as you continue to build and grow this plan that -- my hope is that you are also communicating with any of the educational institutions and the Western Ada School District to make sure that, you know, as it grows the impact of the student increase ratio is, you know, kind of kept at a steady pace as well. Lorcher: It looks like they are doing five phases, so there will be a few years before all this builds out, so -- all right. After all -- considering all staff, applicant and public testimony, I move to recommend approval to City Council for File No. H-2025-0025 as presented in the staff report for the hearing date of June 18th with no modifications. Smith: Second. Lorcher: It's been moved and seconded to approve Storyrock. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FOUR AYES. TWO ABSENT. Lorcher: Before I ask for one more motion I would like to thank Kurt Starman from our city attorney's office for five years of service. Thank you very much. We appreciate you being here. He is retiring, so -- to lead the good life and with that I will take one more motion. Stoll: Move to adjourn. Gelsomino: Seconded. F49] Meridian Planning&Zoning Commission June 18,2026 Page 47 of 47 Lorcher: It's been moved and second to adjourn. All those in favor say aye. Any opposed? Motion carries. Thank you very much everyone. MOTION CARRIED: FOUR AYES. TWO ABSENT. MEETING ADJOURNED AT 8:24 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED MARIA LORCHER - CHAIRMAN 7-2-2026 ATTEST: CHRIS JOHNSON - CITY CLERK 7-2-2026 F50 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve Minutes of the May 28th, 2026 Planning and Zoning Special Commission Meeting 4 Meridian Planning&Zoning Commission May 28,2026 Page 35 of 35 Smith: The last item we have on our agenda is Item No. 4, File H-2026-0009, Starling Ridge Subdivision, which will be open for the purpose of continuance. Madam Clerk, is it -- my understanding right that they are asking for a continuance to July 16th? Lomeli: Thank you, Vice-Chair Smith. That is correct. Smith: Okay. Can I get a motion? Stoll: Mr. Chair, I move that we continue the public hearing for Starling Ridge Subdivision, H-2026-0009, to July 6th? July 16th. Perreault: Second. Smith: It's been moved and seconded. All those in favor say aye. Any opposed? Motion carries. MOTION CARRIED: FIVE AYES. ONE ABSENT. Smith: Can I get one more motion? Stoll: Move to adjourn. Gelsomino: Seconded. Smith: Moved and seconded. All those in favor say aye. Any opposed? Motion carries. All right. Thank you all. MOTION CARRIED: FIVE AYES. ONE ABSENT. MEETING ADJOURNED AT 9:22 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED JARED SMITH - VICE-CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK F39 E K IDIAN:--- iuAn Planning and Zoning Presentations and outline Changes to Agenda: None Item #2: Livewell (H-2026-0004) Application(s):  Conditional Use Permit  Development Agreement Modification Size of property, existing zoning, and location: This site consists of 1.164 acres of land, zoned L-O, located at 3175 N Ten Mile Road. History: In 2021, a request to rezone a 1.16-acre property from R-4 to the L-O zoning district was approved. The request was made per the provision within the Meridian Comprehensive Plan for the purpose of constructing an approximate 10,000 square foot office building in lieu of residential development and a Development Agreement Modification to replace the existing agreement (Inst. #111024535) and enter into a new agreement to develop the site consistent with the proposed development plan. Council granted the office use/zoning per the provisions outlined in the Comprehensive Plan. Comprehensive Plan FLUM Designation: Medium Density Residential Summary of Request: Modification to the existing development agreement (Inst. #2021-135666) to include Animal Care Facility as an allowed use and a Conditional Use Permit for the Animal Care Facility if approved on approximately 1.164 acres of land currently zoned L-O. The proposed use “Animal Care Facility” is an allowed use with an approved conditional use permit per UDC. However, the current Development Agreement limits the uses to professional services, personal services, and healthcare and social services. Access: Access to Ustick shall be entrance-only and include appropriate signage and striping to inform patrons that it is not an exit for the site. The applicant will; work with ACHD on any allowed curbing within the right- of-way to help ensure this access is for ingress only; and N. Ten Mile Road which shall be limited to a right- in/right-out only. Business Hours: Hours of operation within the L-O and C-N Districts shall be limited from 6:00 a.m. to 10:00 p.m. The applicant is proposing to operate the business within the following hours: Monday through Friday - 9 a.m. to 6 p.m.; Saturday - 12 p.m. to 6 p.m. The applicant will be required to operate the hours provided. Landscape Buffer Between Uses: The applicant is required to provide a 30-foot landscaped buffer along the western and southern property lines adjacent to parcels R2833240180 and R2833240190 per the existing Development Agreement and 20-feet along parcels R2391290360 and S1203110045. Specific Use Standards:  All animals shall be indoors at all times, except when being exercised. At such times, animals shall be under the supervision and direct control of a caretaker. The applicant is proposing a fenced area at the south end of the facility for pet relief for larger animals. The animals will be supervised and on a leash at all times when outside the clinic.  The facility owner and/or operator shall comply with all state and local regulations relative to such a facility and shall maintain housekeeping practices designed to prevent the creation of a nuisance and to reduce noise and odor to a minimum. The animals will be indoors at all times except when relieving themselves. All animal waste shall be maintained and discarded in a manner that minimizes odor. The applicant will need to coordinate with Republic Services for the appropriate size and location of the proposed trash enclosure and relocate it to an area that is away from the residential development. Building Elevations: Conceptual building elevations were submitted for the proposed structure as shown. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the proposed use prior to the submittal of a building permit application. The design of the site and structures shall comply with the standards listed in UDC 11-3A-19; and the design standards listed in the Architectural Standards Manual. Off-Street Parking: Per UDC 11-3C commercial parking requires 1 parking space per 500 square feet of gross floor area.; therefore, eight (8) parking spaces are required. The applicant is proposing 43 parking spaces exceeding the parking requirements. Written Testimony: None Staff Recommendation: Staff recommends approval of the proposed CUP application and finds it in conformance with the Comprehensive Plan, UDC with the conditions included in Section IV. and Findings in V and the requested modification to the development agreement to include Animal Care Facility as an allowed use. Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval of File Number H-2026-0004, as th presented in the staff report for the hearing date of June 18, 2026, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial of File Number H-2026-0004, as presented th during the hearing on June 18, 2026, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2026-0004 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #3: 7Brew Coffee (H-2026-0017) Application(s):  Conditional Use Permit Size of property, existing zoning, and location: This site consists of 0.64 acres of land, zoned C-G, located at 3570 E. Fairview Avenue. History: The subject property was annexed in 2007 and subdivided in 2011 as a part of the Centercal Subdivision. With the annexation application, a development agreement was approved with a concept plan consistent with the building location as proposed. Comprehensive Plan FLUM Designation: Mixed Use Regional Summary of Request: This property is designated as Mixed-Use Regional (MU-R) on the Future Land Use Map (FLUM). The use of a drive through coffee shop (restaurant) is consistent with the comprehensive plan for the MU-R designation. The subject site is among a wide range of commercial uses in the Centercal Subdivision (The Village at Meridian) and surrounding area near the intersection of Fairview Avenue and Eagle Road. The proposed use of a restaurant with a drive-through aligns with the desired uses specified within the Mixed-Use Regional designation in the Comprehensive Plan, as noted above. In conjunction with the already approved retail, restaurants, recreation facilities, etc. in the broader area, the proposed use satisfies the general Mixed-Use Regional future land use designation for this area. A restaurant is a permitted use in the C-G zoning district but a Tier 2 drive through requires a conditional use permit. The applicant is proposing a 910 square foot drive-through restaurant designed to accommodate 7 vehicles in the stacking lane. They have indicated the intended hours of operation are 5:00 am to 11:00 pm, 7 days a week with the possibility of going 24/7 if the demand is there for extended hours of operation. In addition, the applicant has indicated that 7Brew typically has 10-15 employees per shift with an average of 400 customers per day. The applicant’s narrative states that their business model of using “runners” instead of a traditional menu board for ordering will speed up the process and prevent queuing from backing up into drive aisles and roads. They have provided 3 parking stalls but are part of the shared parking agreement for the Village at Meridian. Staff and the Meridian Police Department expressed concerns about overflow stacking. As a result, the applicant provided a transportation study from a 7Brew location in Santa Rosa California. This provided data showing approximately 77 vehicle trips per hour. In addition, they included queuing data for 12 similar 7Brew locations which show the average maximum queue of 7.4 vehicles per lane with wait times varying based on employee count at each location. The applicant also indicated in the event of an emergency, that they would have customers go into the escape lane; however, they do not anticipate needing to do this regularly. If this becomes a regular occurrence, the applicant would need to apply for a Tier 3 Drive Through establishment. The developer has submitted conceptual building elevations for the proposed structure as shown in Section VII.C. Building materials consist of stucco, stone veneer, aluminum panels, and glazing. The conceptual building elevations appear to meet guidelines set forth in the Architectural Standards Manual. However, final building design will be subject to the commercial design guidelines and will be reviewed with the design review application. Written Testimony: N/A Staff Recommendation: Staff recommends approval of the proposed CUP application and finds it in conformance with the Comprehensive Plan, UDC with the conditions included in Section IV. and Findings in V. Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2026-0017, as presented in the staff th report for the hearing date of June 18, 2026, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2026-0017, as presented during the th hearing on June 18, 2026, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2026-0017 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #4: Blueberry Hills Subdivision (H-2025-0048) Application(s):  Annexation  Preliminary Plat Size of property, existing zoning, and location: This site consists of 8.87 acres of land, zoned RUT in Ada County, located at 4315 N. Ten Mile Rd., on the west side of Ten Mile, midway between Ustick & McMillan Rds. History: 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. Comprehensive Plan FLUM Designation: Office (1.65 acres) & Low Density Residential (LDR) (7.25 acres) (3 or fewer units/acre) Summary of Request: The Applicant requests annexation of 9.36 acres of land with R-4 (7.22 acres) & L-O (2.14 acres) zoning districts for the development of 20 new SFR homes with 4 commercial office buildings along the frontage of Ten Mile Rd. as shown on the concept plan. The proposed uses and residential density of 2.77 units/acre is consistent with that anticipated in the Comp Plan for this property. A preliminary plat is concurrently proposed to subdivide the property into 24 buildable lots (20 residential & 4 commercial) & 12 common/other lots of 8.87 acres of land. The plat is proposed to develop in two (2) final plat phases due to the City’s inability to provide sewer service at this time to the 5 western lots in phase 2. The project lies within two (2) different sewer sheds – the White Drain trunkshed will provide service for Phase 1 & Phase 2 will be served by the Black Cat trunkshed once sewer infrastructure becomes available. There is an existing home & accessory structures on this property that will be removed with development. There is also an existing access easement & 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. This easement will be vacated with the proposed plat and the driveway will be removed with development; access will be provided for the two (2) remaining properties via an access easement & common driveway on Lot 6, Block 1. When those properties redevelop in the future, the access easement should be vacated & driveway removed and the area landscaped. One (1) local 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. Stub streets are proposed to adjacent properties to the north, south & 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. Cross-access/ingress-egress easements should be provided between all commercial lots in the subdivision and to the property to the south. 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 with access from proposed local streets. A 25’ wide landscaped street buffer is required along Ten Mile Rd. and a 10’ wide buffer is required along W. Belltower Dr. on L-O zoned lots as shown on the landscape plan. Landscaping is required in accord with UDC standards along internal pedestrian pathways and within common open space areas. A minimum of 12% (or 0.87 acre) qualified open space is required to be provided in the R-4 district; 15% (or 1.08 acres) is proposed, exceeding the minimum standard, which includes 50% of the street buffer along Ten Mile Rd. & open space areas within the development, including a large pond & linear open space areas as shown on the qualified open space exhibit. Based on the area of the development, site amenities totaling a minimum of 1 point are required; walking paths and a picnic area on a site greater than 5,000 s.f. in size are proposed totaling 2 points, which exceed the minimum standard. Conceptual building elevations were submitted for the proposed SFR dwellings as shown that represent the quality of development proposed. 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. Written Testimony: No letters of testimony were received from the public. The applicant submitted a response to the staff report that they are in agreement with Staff’s recommended conditions of approval. Staff Recommendation: Approval with the requirement for a DA with the provisions in the staff report. Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2026-0048, as presented in the staff report for the hearing date of June 18, 2026, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2026- 0048, as presented during the hearing on June 18, 2026, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2026-0048 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #5: Storyrock (H-2025-0025) Application(s):  Development Agreement Modification  Annexation  Rezone  Preliminary Plat Size of property, existing zoning, and location: This site consists of 75 acres of land, currently zoned R-4 in the City & RUT in Ada County, generally located on the south side of W. Amity Rd. midway between S. Meridian Rd./SH-69 & S. Linder Rd. 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 DA. Any future development of the site requires an amendment to the DA to approve a proposed development plan. A preliminary plat was previously approved for Stonehill Crossing on 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 final plat application but the plat has not yet been recorded. The remainder of the area included in the previous preliminary plat is now part of the new preliminary plat included in this application. A conditional use permit 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 – the office building and associated improvements remain on the property. Comprehensive Plan FLUM Designation: Low Density Residential (LDR) (western 50 acres) & Medium Density Residential (MDR) (eastern 26 acres). The LDR designation allows for the development of SFR homes on large & estate lots at gross densities of 3 units or less per acre. The MDR designation allows for residential dwellings at gross densities of 3 to 8 units per acre. Summary of Request: The Applicant proposes a new DA for the proposed development, which includes an additional 26 acres of land to the east & a new development plan for the overall development – this property will no longer be subject to the original Mills DA. The proposed development plan is for 321 SFR homes & office uses on 75 acres of land. 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 - this is the additional area proposed to be included in the amended DA. Because the property located at 455 W. Amity Rd. where the existing office is located is designated MDR on the 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 in the R-15 district. 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. There is 38.85-acres of R-4 zoned property remaining. A preliminary plat is proposed consisting of 321 residential building lots for SFR detached homes (241) & townhouse dwelling units (80), 2 commercial office building lots & 44 common lots on 75.13 acres of land in the R-4, R-8, R-15 & L-O zoning districts. The minimum lot size proposed is 2,600 s.f. with an average lot size of 5,392 s.f. & a maximum lot size of 12,581 s.f. The plat is proposed to develop in (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. Access is proposed via S. Oakbriar Way, a designated collector street on the 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 & west to the church & Mills properties for future interconnectivity and access. Staff recommends either public ROW or a cross-access/ingress-egress easement is depicted through Lot 1, Block E1 for future connectivity to the mixed-use designated development to the east to reduce access points via the arterial street (W. Amity Rd.). A conceptual redevelopment plan was submitted, as requested by Staff, that shows how the Mills property could redevelop in the future with the proposed development plan. The Calkins Lateral runs across the western part of the development within a 56’ wide easement. The lateral is proposed to be relocated and piped in common lots along the west side of S. Oakbriar Way. The Belle Sublateral/Carlson Lateral runs across the eastern part of the development within a 50’ wide easement & is proposed to be piped. It’s mostly located in common lots but crosses several buildable lots. The UDC 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 or obtain a waiver from Council for the easement to be located on adjacent building lots. A landscape plan was submitted as shown. Landscaped street buffers are required in accord with UDC standards along arterial & collector streets in all zones; and along local streets in the L-O district. Qualified open space is required to be provided with development. A minimum 9.66 acres is required; a total of 15.71 acres is proposed, which exceeds UDC standards, consisting of common open space areas, parkways, linear open space, 50% of the arterial street buffer and 100% of the collector street buffer. Site amenities are required to be provided with development. Based on the area of the development, a minimum of 15 amenity points are required; amenities totaling 23 points are proposed consisting of a tot lot, (2) pickleball courts, a half basketball court from the Recreation Activity Area category; (3) picnic areas with covered seating on sites greater than 5,000 s.f. from the Quality of Life category; 5’ wide internal pathways from the Pedestrian or Bicycle Circulation System category; and (2) bicycle repair stations from the Multi-Modal category, exceeding UDC standards. The Pathways Master Plan depicts a 10’ wide multi-use pathway along the east side of the Calkins Lateral. Because the lateral is being relocated and piped, the Park’s Dept. is amenable to a 10’ wide detached 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 is also required along W. Amity Rd. If S. Pullman Ave. will be classified as a collector street, a 10’ wide detached sidewalk should also be provided along both sides of the street in lieu of a 5’ wide sidewalk. Conceptual building elevations were submitted for the SFR detached & townhomes that demonstrate the quality of development proposed, as shown; concept elevations were not submitted for the proposed office development. Final design of the townhome structures & office(s) are required to comply with the design standards in the Architectural Standards Manual. Written Testimony: No letters of public testimony were received. The applicant submitted a response to the staff report that they are in agreement with Staff’s recommended conditions of approval. Staff Recommendation: Approval with a new DA Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2025-0025, as presented in the staff report for the hearing date of June 18, 2026, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2025- 0025, as presented during the hearing on June 18, 2026, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2025-0025 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) h2 Planning and Zoning , 2026 th June 18Commission Meeting Slide 1 h2 Agenda Item Numbers/Order: hoodc, 12/19/2006 Zoning MapAerialFLUM Zoning MapAerialFLUM Zoning MapAerialFLUM Zoning MapAerialFLUM E IDIAN*-- -)AHO AGENDA ITEM ITEM TOPIC: Public Hearing for Livewell (H-2026-0004) by Jeff Likes, ALC Architecture, located at 3175 N. Ten Mile Rd. A. Request: Modified Development Agreement to the existing development agreement(Inst. #111024535) to include Animal Care Facility as an allowed use and Conditional Use Permit for the Animal Care Facility if approved on approximately 1.164 acres of land currently zoned L-O. 40 I-�► l0 00 V 01 tJ1 .p W N O 00 31 O 01 o � T N � (D v z Pt 3 '0 < a' m _. 1 0 _ A -I M m T C ` D = �. � Q OIQ N O Gq' N O � O m N Q 0 0 v) CPz- O -a v -D 7 v ( x a4 � (D oa o:3 f D o v 3 c � N Development Application Transmittal Link to Project Application: Livewell CUP MDA H-2026-0004 Hearing Date: June 18, 2026 Assigned Planner: Linda Ritter To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)_meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331Email: cityclerk(cD_meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received bV CitV of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and maV be released upon request, unless exempt from disclosure by law. F41 COMMUNITY DEVELOPMENT C�E IDIAN*-- DEPARTMENT REPORT fDAHO HEARING 6/18/2026 Legend DATE: Project Location TO: Planning&Zoning Commission Area of impact City Limits FROM: Linda Ritter,Associate Planner Analysis 208-884-5533 lritter@meridiancity.org Ill APPLICANT: Jeff Likes,ALC Architecture SUBJECT: Livewell CUP,MDA 1 H-2026-0004 LOCATION: 3175 N. Ten Mile Road, located in the southwest corner of the Ten Mile and Ustick Road intersection, in the NE 1/4 of the NE 1/4 of Section 3,Township 3N., Range 1 W. I. PROJECT OVERVIEW A. Summary Modification to the existing development agreement(Inst. #2021-135666)to include Animal Care Facility as an allowed use and a Conditional Use Permit for the Animal Care Facility if approved on approximately 1.164 acres of land currently zoned L-O. B. Issues/Waivers None C. Recommendation Planning Division: Staff recommends approval of the Development Agreement Modification and Conditional Use Permit with the conditions noted in Section IV below. Planning and Zoning Commission: Click or tap here to enter text. D. Decision City Council: Click or tap here to enter text. E. Table of Contents CommunityMetrics.............................................................................. 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) Vacant - Proposed Land Use(s) Veterinary Clinic - Existing Zoning L-O VII.A2 Proposed Zoning L-O Adopted FLUM Designation Medium Density Residential VII.A.3 Proposed FLUM Designation Medium Density Residential Table 2: Proiect Overview Description Details History AZ-10-005 (ACHD Ten Mile);DA Inst.#111024535,H-2021-4122,RZ; MDA 2021-135666 Acreage 1.164 Table 3: Process Facts Description Details Preapplication Meeting date 11/18/2025 Neighborhood Meeting 12/2/2025 Site posting date 6/8/2026 Table 4: Agency Comments Agency/Element Description/Issue Reference Ada County Highway District IV.E • Comments Received Yes/Staff Report - • Commission Action Required No - • Access Ustick Road/Ten Mile Road - • Traffic Level of Service Better than"E" - ITD Comments Received Yes/No Comment on this project IVT Meridian Public Works Wastewater IV.B • Distance to Mainline Available at the site • Impacts or Concerns No Meridian Public Works Water IV.B • Distance to Mainline Available at the site • Impacts or Concerns No 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: hgps://weblink.meridiancity.org/WebLink/Browse.asPx?id=430058&dbid=0&redo=MeridianCitX City of Meridian I Department Report II. Community Metrics ■ Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:51203110005 Date Retrieved:2026/2/26 Parcel Count Parcel Acreage Infill Indicator: 587 Surrounding Area 227 1 2 Of ifl Not city ® City Limits 4,343 1,fifi2. g ■ Not City Household Household& Population Growth Households 02020 Population Change:6.1°I° Population ■Growth (Household and Population Change since 2010 Decennial) 10,000 20,000 30,000 Use Types Residential Addresses All Addresses ■ Single-family no/ Multi-family 190% is 3% ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed I I Proposed Pending Pending Approved Approved 0 500 1000 1500 0 50 100 ■ Single-family ❑ Multi-family City of Meridian I Department Report II. Community Metrics ■ 2.00 4,000 Single-family ~H 3,500 y Residential 01 1.50 3,000 *' 2,500 Parcel Diversity (A1.00 2,000 c°� N 1,500 —y 0Parcel Count ,,, 0.50 0.46 1,000 Average Acres 0.00 18 0.10 0000 a R-2 R-8 R-15 Average Single-family Density by Zoning Average 15.00 dResidential Net Density 10.00 09.94 p 5.00 04.32 5.68 4.51 2.16 0.00 Dwelling Units 1 Acre R-2 R-4 R-8 R-15 Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 2:ACHD Summary Metrics Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service Ustick Read 200-feet Principal Arterial 760 Better than °E" Ten Mile Road 303-feet Minor Arterial 1,500 Better than °E" Acceptable level of service for a five-lane principal arterial is "E" (1,780 VPH). Acceptable level of service for a five-lane minor arterial is"E"(1,540 VPH). 2. Average Daily Traffic Count(VDT) Average daily traffic counts are based on ACHD`s most current traffic counts. • The average daily traffic count for Ustick Road west of Ten Mile Road was 12,928 on October 2, 2024_ • The average daily traffic count for Ten Mile Road south of Ustick Road was 32,774 on September 12, 2024. 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 2021, a request to rezone a 1.16-acre property from R-4 to the L-O zoning district was approved. The request was made per the provision within the Meridian Comprehensive Plan for the purpose of constructing an approximate 10,000 square foot office building in lieu of residential development and a Development Agreement Modification to replace the existing agreement(Inst.#111024535)and enter into a new agreement to develop the site consistent with the proposed development plan. Council granted the office use/zoning per the provisions outlined in the Comprehensive Plan. The applicant is requesting a Development Agreement Modification to include animal care facility as an allowed use. B. General Overview The Future Land Use Map(FLUM)designation for this property is Medium Density Residential. This designation allows for dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. C. Comprehensive Plan Policies • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer services are available and can be extended by the developer with development in accord with UDC 11-3A-21. • "Ensure that quality fire protection,rescue and emergency medical services are provided within Meridian."(4.11.03) The proposed veterinary hospital is within a reasonable response time zone for emergency services. • "Require all new development to create a site design compatible with surrounding uses through buffering, screening,transitional densities, and other best site design practices."(3.07.01A) There is an existing 6-foot tall fence along the property perimeter to the west and south.A 30- foot-wide landscaped buffer is required adjacent to parcels R2833240180 and R2833240190 per the existing Development Agreement and 20 feet along parcels R2391290360 and S1203110045. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00) The proposed veterinary hospital is located adjacent to a residential neighborhood to the west and south. This development is within a low office area and the proposed use will not create conflicts between land uses as the uses. • "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." (3.03.03A) The proposed development will connect to City water and sewer systems;services are required to City of Meridian I Department Report III. Staff Analysis ■ be provided to and through this development in accord with current City plans. • "Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities."(3.03.03G) Urban sewer and water infrastructure and curb, gutter and sidewalks are required to be provided with development as proposed. Curb, gutter and sidewalks have already been installed for this development. • "Slow the outward progression of the City's limits by discouraging fringe area development; encourage development of vacant or underutilized parcels currently within City limits."(4.05.03B) Development of the subject vacant land, currently in the City limits, is encouraged over parcels on the fringe of the City. The development of this property will result in better provision of City services. D. Development Agreement Modification The existing Development Agreement limits the uses on the property to professional services, personal services and healthcare and social services as defined below. • Healthcare and social services (NAICS Code 62). The use of a site for ambulatory healthcare services. Included in this use are offices of dentists;physicians; chiropractors; optometrists; mental health practitioners;physical, occupational and speech therapists; audiologists; outpatient care centers; family planning centers,medical and diagnostic laboratories, imaging centers,kidney dialysis centers;blood and organ banks. Social service uses include,but are not limited to,individual and family services; community food and housing, emergency and other relief services;vocational rehabilitation services; services for the elderly and persons with disabilities;vocational rehabilitation services; and emergency and other relief services. • Personal services. The use of a site for the provision of individualized services generally related to personal needs. Personal service uses include,but are not limited to,beauty services such as salons,hair,nail and skin care, spa, and barbers; fitness training and instruction; locksmiths; and repairs such as footwear and leather goods, and watches. • Professional services. Professional service uses include,but are not limited to: Architects, landscape architects and other design services; graphic designers; consultants; lawyers;media advisors;photography studios; and general offices. The term does not include healthcare and social service. The applicant is proposing the following modification to the existing Development Agreement: 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1 Owners/Developer shall develop the Property in accordance with the following special conditions: e. The allowed uses on the subject shall be limited to professional services,personal services,healthcare and social services, and an animal care facility with a Conditional Use Permit. E. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): There are no existing structures on this site. 2. Proposed Use Analysis (UDC 11-2): The proposed use `Animal Care Facility"is an allowed use with an approved conditional use permit per UDC. However, the current Development Agreement limits the uses to City of Meridian I Department Report III. Staff Analysis ■ professional services,personal services, and healthcare and social services. The applicant is proposing to modify the Development Agreement to include Animal Care Facility as an allowed use. 3. Dimensional Standards (UDC 11-2): The proposal meets the dimensional standards for setbacks, landscape buffers,parking requirements, landscape requirements and maximum building height. 4. Specific Use Standards (UDC 11-4-3-1): • All animals shall be indoors at all times, except when being exercised. At such times, animals shall be under the supervision and direct control of a caretaker. The applicant is proposing a fenced area at the south end of the facility for pet relieffor larger animals. The animals will be supervised and on a leash at all times when outside the clinic. • The facility owner and/or operator shall comply with all state and local regulations relative to such a facility and shall maintain housekeeping practices designed to prevent the creation of a nuisance and to reduce noise and odor to a minimum. The animals will be indoors at all times except when relieving themselves. All animal waste shall be maintained and discarded in a manner that minimizes odor. The applicant will need to coordinate with Republic Services for the appropriate size and location of the proposed trash enclosure and relocate it to an area that is away from the residential development. 5. Hours of Operation(UDC 11-2B-3B): Business hours of operation within the L-O and C-NDistricts shall be limited from 6:00 a.m. to 10:00 p.m. The applicant is proposing to operate the business within the following hours: Monday through Friday-9 a.m. to 6 p.m.;Saturday- 12 p.m. to 6 p.m. The applicant will be required to operate the hours provided. F. Design Standards Analysis 1. Structure and Site Design Standards (UDC 11-3A-19): There are no existing structures on this site.Attached sidewalks along Ustick Road and Time Mile Road have been installed.A twenty-five(25)foot landscape buffer will be required along Ustick Road and Ten Mile Road. has been installed on the north side of the property as it is adjacent to a residential neighborhood. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets UDC Requirement Proposed/Analysis Arterial Road:25 Feet The applicant is proposing 25 feet of landscaping along W. Ustick Road and N.Ten Mile Road. ii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-3B-8. iii. Landscape buffers to adjoining uses A minimum 20-foot-wide buffer is required adjacent to residential land uses in accordance with UDC Table 11-2B-3. The buffer shall be landscaped in compliance with the standards of UDC Section 11-313-9C. City of Meridian I Department Report III. Staff Analysis ■ The applicant is proposing a 30 foot landscaped buffer along the western and southern property lines adjacent to parcels R2833240180 and R2833240190 per the existing Development Agreement and 20 feet along parcels R2391290360 and S1203110045. iv. 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. Development will be required to meet UDC 11-3B-11 for stormwater integration. 3. Parking (UDC 11-3C): i. Nonresidential parking analysis UDC Requirement Proposed/Analysis Commercial: 1 Parking Eight(8)parking spaces are required/The applicant is Stall per 500 Square Feet proposing 43 parking spaces exceeding the parking of Gross Floor Area requirements. ii. 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. The applicant is proposing two bicycle parking spaces. 4. Building Elevations (Architectural Standards Manual): Conceptual building elevations were submitted for the proposed structure as shown in Section VII(F). Building materials consist of Nardi board trim, Nardi board lap siding, Nardi board fascia, Nardi board shake siding, synthetic stone sill, synthetic stone wainscot, and shingle roof. Final design is required to comply with the design standards in the Architectural Standards Manual. 5. Fencing (UDC 11-3A-6, 11-3A-7): The applicant is not proposing any fencing as there is existing fencing for the site. G. Transportation Analysis 1. Access (UDC 11-3A-3, UDC 11-3H-4): Access is being proposed off W. Ustick Road and Ten Mile Road. The current Development Agreement requires the access to Ustick as an entrance-only and include appropriate signage and striping to inform patrons that it is not an exit for the site. The proposed access to N. Ten Mile Road shall be limited to right-in/right-out only access. 2. Pedestrian Connectivity (UDC 11-3A-5, UDC 11-3A-8, UDC 11-3A-17): Detached sidewalks currently exist along Ustick Road and Ten Mile Road. The applicant is providing a five-foot-wide pedestrian walkway from the sidewalk along Ustick Road to the building. H. Services Analysis 1. Pressurized Irrigation(UDC 11-3A-15): The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- City of Meridian I Department Report 11I. Staff Analysis ■ 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. 2. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. A Geotechnical Evaluation and geotechnical groundwater monitoring report was submitted with this application. 3. Utilities (UDC 11-3A-21): Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development. All utilities are available to the site. Water main,fire hydrant and water service require a twenty foot(20) wide easement that extends ten (10)feet past the end of main, hydrant, or water meter. No permanent structures, including trees are allowed inside the easement. There are existing water and sewer services stubbed to the property. Any unused services shall be abandoned per the UDC. City of Meridian I Department Report III. Staff Analysis ■ IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. The modified Development Agreement shall be signed by the property owner(s) and returned to the Planning Division within six(6)months of the City Council approval of the Findings. The Development Agreement shall, at minimum,incorporate the following provisions: a. The allowed uses on the subject site shall be limited to professional services,personal services,and healthcare and social services,and an animal care facility with a Conditional Use Permit. 2. Future development of this site shall comply with the previous conditions of approval and terms of the existing Development Agreement and the conditions contained herein[H-2021- 0122,RZ; MDA 2021-135666]. 3. The proposed project shall comply with the standards listed in UDC 11-4-3-22 for animal care facilities. 4. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the proposed use prior to the submittal of a building permit application. The design of the site and structures shall comply with the standards listed in UDC 11-3A-19; the design standards listed in the Architectural Standards Manual. 5. The hours of operations for the Animal Care Facility shall be limited to 9:00 a.m. to 6:00 p.m. Monday through Friday and 12:00 p.m. to 6 p.m. on Saturdays. 6. Outdoor lighting shall comply with the standards listed in UDC 11-3A-11. Lighting details shall be submitted with the Certificate of Zoning Compliance application that demonstrates compliance with these standards. 7. The final landscape plans shall be submitted with the Certificate of Zoning Compliance and depict the landscaping required within the buffer area per UDC 11-313-9C. 8. Remove the gravel within the landscape buffer along Ustick Road and Ten Mile Road and replace with lawn or other vegetative groundcover. 9. The applicant shall coordinate with Republic Services for the appropriate size and location of the proposed trash enclosure. The trash enclosure shall be relocated away from the residential development. 10. All animals shall be indoors at all times, except when being exercised or relieving themselves. At such times, animals shall be under the supervision and direct control of a caretaker and remain within the designated fenced area. 11. The conditional use permit is valid for a maximum period of two (2) years unless otherwise approved by the City. During this time,the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6.A time extension may be requested as set forth in UDC 11-5B-6F. B. Meridian Public Works Site Specific Conditions of Approval 1. Existing water main stubs installed to serve undeveloped areas that remain unused by new development shall be abandoned at the time of the new development. These stubs shall be abandoned at the active main by removal of the gate valve and installation of a blind flange or City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ plug at the fitting. Gate valves shall not be abandoned in place without prior approval of the City Engineer. Any associated easements that are in place for these stubs shall be properly eliminated per City requirements. 2. Callout removal of the blow-off. Water service should be tied into the main a max of 3'from the dead-end. Our GIS record shows the stub extending further into the site. If need be abandon a portion of the main so this requirement is met. 3. 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. 4. If there is not a PUE along the property boundary then 20' easement is required up to the Water Meter and 5'beyond. 5. Provide 20'Easements for mains,hydrant laterals and water services. Easements should extend up to the end of main/hydrant/water meter and 10'beyond it. 6. No permanent structures (trees,bushes,buildings, carports,trash receptacle walls,fences, infiltration trenches, light poles,etc.)to be built within the utility easement. General Conditions of Approval 1. Applicant shall coordinate water and sewer main size and routing with the Public Works Department. 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). Sewer/water easement varies depending on sewer depth. Sewer 0-20 ft deep require a 30 ft easement, 20-25 ft a 40 ft easement, and 25-30 ft a 45 ft easement. Ensure no permanent structures (trees,bushes, buildings, carports,trash receptacle walls, fences, infiltration trenches,light poles,etc.) are built within the utility easement. 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. 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. 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 City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ 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. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. 10. 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. 11. 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. 12. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 13. Developer shall coordinate mailbox locations with the Meridian Post Office. 14. 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. 15. 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. 16. 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. 17. 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. 18. 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.meridiancity.org/public—works.aspx?id=272. 19. 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, City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 20. 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 Parks Department Detached sidewalks and bike lanes already exist in this location.No multi-use pathways required with this application. D. Idaho Department of Environmental Quality(DEQ) httWs://weblink.meridianciU.orgzl ebLink/Browse.aspx?id=430092&dbid=0&repo=MeridianCit X E. Ada County Highway District(ACHD) httWs://weblink.meridiancity.org/WebLink/Browse.aspx?id=430092&dbid=0&repo=MeridianCit X F. Idaho Transportation Department(ITD) httWs://weblink.meridiancity.org,/WebLink/Browse.aspx?id=430092&dbid=0&repo=MeridianCit X City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ V. FINDINGS A. Conditional Use(UDC 11-5B-6E) The commission shall base its determination on the conditional use permit request upon the following: l. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Stafffinds the site is large enough to accommodate the proposed use. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Stafffinds the proposed veterinary hospital will be harmonious with the Comprehensive Plan and is consistent with applicable UDC standards with the conditions noted in Section IV of this report. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Stafffinds the proposed design, construction, operation and maintenance of the proposed use will be compatible with other uses in the general neighborhood, with the existing and intended character of the vicinity and will not adversely change the essential character of the area. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. Stafffinds the proposed use will not adversely affect other properties in the vicinity if it complies with the conditions in Section IV of this report. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures, refuse disposal,water,and sewer. Stafffinds the proposed use will be served by essential public facilities and services as required. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Stafffinds the proposed use will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. Stafffinds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance. Stafffinds the proposed use will not result in the destruction, loss or damage of any such features. 9. Additional findings for the alteration or extension of a nonconforming use: Not applicable City of Meridian I Department Report V. Findings ■ 10. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and, Not applicable 11. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. Not applicable City of Meridian I Department Report V. Findings ■ VI. ACTION A. Staff: Staff recommends approval of the Development Agreement Modification and Conditional Use Permit with the conditions noted in Section IV of the staff report. B. Commission: The Meridian Planning&Zoning Commission heard this item on[date]. At the public hearing the Commission moved to approve the subject[=I request. 1. Summary of the Commission public hearing: a. In favor: b. In opposition: None C. Commenting: None d. Written testimony: None e. Staff presenting application: f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. None 3. Key issue(s)of discussion by Commission: a. None 4. Commission change(s)to Staff recommendation: a. None C. City Council: The Meridian City Council heard these items on [date].At the public hearing.the Council moved to approve the subject and [app] requests. 1. Summary of the City Council public hearing: a. In favor: b. In opposition: None C. Commenting: None d. Written testimony: None e. Staff presenting application: f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. None 3. Key issue(s)of discussion by City Council: a. None 4. City Council change(s)to Commission recommendation. a. None City of Meridian I Department Report VI. Action ■ ' 1 1 Legend W„r a J ro Project Area of Impact r K k Analysis LL1 --- USTICK --- .' /!l1�1111��111 Ill lll�� _ d11�r1r ti'••••r - *••+�■uuo� Legendalulli �� it ►►►1�i`����� t 1�1l�lam1�■ •t�l���►ill it Project Location Area of Impact IIJ- �nrin��� 111 -1 ++f►..�.iiir i!i!���:riiii rrr =�' �i Analysis Nf�I!!i'tll!liEil�r ■rllrarEi . l:�i►a riuu��Qrp*1�►�iii*iij- Y:I logo .i11111111 r�rl i, y1� II '•l�11■�fyiil �� Z Y liul •r�>fl f, ,�, �:: m nun ` ♦,h�°yi USTICK rr_ =r . 1 i + ■■•■■ ra nr ■ten ��.,.,�, .r 7r■_ uuw rf♦ ,� ♦/ - r ara■ E!!i��N u ■.r �rr + : nm n■ ii 7,an rirrrr♦ + s ■ ♦' as v■wn► '+ nrr ■n a fro r / u ■..E • i nmll' 1 ►♦ � IIl■ �i Ea►♦ �j♦■ �i arrr is:r!r a P i■■■•I,�r n■„ 1 n arrr ur ♦ u riF ♦ ♦♦ ■!r■■r ■■+' ■' r■rrrn■r ♦i ■ •,!!► r 'I,`, nnny♦ '�. y a +♦ r^ .�R r, ��■■■, ll !■rl/r.. re■arr■::■■nr!!D ■ �■ . b ■r■■ tl■■ M � .■ � ►I♦ • oar a■'■ate L I■■r s■r. ■■s�++i � ,< f y•■. nu ■a r r� Ir• ++ , ■m C nr afa asi.■■■■mo■ ~iip i iiiiuu ni:::ii■wuuu r ■■■■. � '.! • i ■■ vellum,■:�i�■ i�■rr■■.� r■ r a♦ ■ „nu I /ar■■1r■a ti �f1gIr11111� a ��■� r��!!■r rr,■u!1 17 �lnu: aa!!a rrrrrs ■a4�1■■ ■■n■►■raunnnnr��� a■■■ I ■ ■ ■■� ��� r� 1 1 1J� \ 11 � ♦ arrr■+rannn I'i ■■:■ ♦ I,■ ►♦ s■� rear■ run aur!■. 1♦ ♦ rar �� •�r o. n ru ►♦i♦ a ■ ra1 ♦r'.i',• raun nm N .41 p �♦ +� rrr■... , r��, �` ■ ,� nlull111. �,■,C�RQ�" ■una l■arr er r��ll/��:7�►� ♦ ♦�,♦s r`■iR::: ��. ■a I ■ .r ♦I �wrarruNr�. . r ■r.■■r■ � ■�♦♦ ♦ ■■'R__� 7 ■ I ♦ ■■■rrr 117J ICJ �■■.o u �i.�,■■ ♦1 �I ♦i rr■■.� II!!lElEnn'►♦ :� p rate.■��..■ �. •4����■♦!1♦a♦♦�0♦` ��_uIUF �� � �. �:+5 , ♦+r�., ■a■� �.+r^..`� �llr�■.C�♦a�Iraii+�i�i�ri'e�ue_' imu■ua I�. 1�.-.atp.. "Za ♦ ♦ oua■L �a�■' a 1 rr �ramnr�il� 'L �• :uxi �►� r i jf! -ni►�Ii Q�to*�iiiii■!ii iii snui■ia�l■rmaie=! r nna�apa►►I .. qi�r tt rw� � ♦ia► �i- �.-^-- rnn rr� f♦71• fl ii'f�C I�1 u■�anion ' :::: ♦1:. ! a�i r' = :tea r Irr.■1 .. -a!rrrn■. ♦ annr s!u■► 4 rur► _ a tr• • wa .■ C■■ w■r.' + ♦a qr ri;y7? r•r■u 1"" r■..■■i■■ � &1■'��eeRtt s��N �M p ltiun■far ♦ �.■ �.a■aaaar 1i ary .r...+ ra■■■ a■■, , r�nS.�• P ♦u�rnnnaal �d �� �_ue . . ri=.,� nr■. i;'.0�.r��.�7e4rra■■■■n raa�=.r...� ,un■ga � ��I ulrru■rrrrrLlll♦i�1 �:�` y�s� 4�1�*wi�,ii♦♦�_ ■ I==W� -= Gw 11��.M1�it��:♦�.t►.♦.ibis.a■���e iiiiiii r ' �%/NI!!nl■ nn �:ill r ' ' .�......r �_,�.Nlno -Ir■I: an Aili.i�n1 . . �l�lrrrl� \ir u '� M lf�• uq■Il Legend 1 r i+r•♦/ � 0 ��■rr.� I! Projectm h 1 ilf��a l♦♦Ilrl Area of Impactr�+i -. �■�.��� • r - III ♦r♦I 0 Analysis �� lui i■rI No X. �i . - rrl y�nu��4y ■: I to. r■IIIr r -.. ,.....a Z'r7ri,r. \A� inY ni;�Trlrl j IDS d•``�y. Q J b I MINIMUM ■ m■RUJO ■ naY Fll� y��Q. wild�� .� ■! nnr�� n� uu{! � - ♦ urn gmil .� _In �arhlj ■1 ♦y 11l.T= Z_ iiiii %u� m �.■nlfn■pfsi h �l*ar-�7C yr■■ Z'trnu ■■■ r■■ 1nI■ rj lII i . ram:Innu � ■ - ■■■ J'IIIIIIIAIiII ri111�1 ii' � e - • iiiln, :!ri � i A�rra"arm 1�■■■r r�■� emu■......� a'�.Hlrl r fry 7�1\n{r■r'1. w■*-` uu uq �w ul!/ -nnn■ nu■i{Enr{i �■■■■■■■■! �■■a■■■■.�nnr Rinm r r ■. ■■ � ■■n■ m1 rural i nn■�■ ♦ ♦� ■r r■r n u! � ��■nnrrr nn mm�A 9 =�-�fu 1 a• Ca ♦ n■\r \►M� ♦• ■■r.•■■�/rr■nrr\ ■■� aw s�■r■■■n fn\r\ A■ ��a Y!h::P ♦ir ■ulvl r►1f ♦aid r i.a■■!ff■raw •� ■v■ rr ►♦♦�, ■■ ■ : ■ / ■ ■�rr a IN ♦�■van► + i iiiii{l�■ ■ r■■a.it■r +.,i♦-f�� err nrr��.■■a ♦ ��w n r Rrru r / �i! w...■..gi'' i nm\r �' i��■■r nr r Iir■ �� ■:' ♦♦ii �' ♦ a.. ►wr-:.• ■� oils■nr■If $I♦I■ ■r ■■ � ■nnn■ ♦ ■ ■■11 r■■■!!{l� �� +■ i i Rrr a N • ''■ ■■■�1f■w r aw rrrrrr■�►a♦ rrRl4rrr w.. �` hI +♦f Iry�! �u■{■+■■m •♦ I„n r■■. ■■.i 'ri ■ ■ w..■ w '•■:: . • r♦ �O 1-■■ •` rn■■;:r n■ f • ■■■■■uo q♦ ♦ 1■■■your- ..::■a7Is rnnmE■ �� ::::�•: }a: '�1nuY liin� m iiiii�1 i■��i■iii:��' �eii�illinii�i�'� ♦ u� - • :ru■■rnm■r1 I u■■q ♦•rw r •a s ■a r ■!\q1 unnq _ ■\{a1 r{■u mum. {+' ♦ :r.:i: L+ �iit ` ♦+r.�.�wnrr ■ 1 f ��/ _I ■I��r'■ 1' � 3■w o. rR■. �.♦ r iniuulll. p:r::..: nnu lrn■ r 0 �pQl � \^r�■::: ♦►ia Is IN �r♦� 111■■{ ♦a♦ ♦ r:� ° so,+:::■r■ I .yw�r■. '� rr.f•3r.�i�=ins :: r:� ''.: •s +#. n ra 1a■r r{n ,�'��*.i ►Iirr! ■r'rA♦ua ►�41 .. ♦ • .nlq rr*rrnllr■!rn■u ■m nlllnHER r r um ur♦ ♦♦ .. - 'aiyaa / r f rr form lu nR .r■■.-iRlln■ ■■ono nnE`7rrj♦ f -- - +• - o - . rnn\i a •♦♦ 1 y♦ ♦t '�::::f s'.. S►aa ♦ :�F ran U.- p ♦r■,nr fn■n rur►♦ r /rlr•::::■i i■... ■■-■ ;E ♦• ■ C lfr■■all INIf:a l■\I �;!i�■r■E♦•■Err_.r..-i,[ ■ ! -5i111■111■II-- - nlir■�E:ii■+�`-■4rYi■Ri.rt qri��.::::r ■u■xia ♦�. ��nrLr• ♦`♦ Ali ■r■an■■■rrrr.�♦a ,�� ►___ S_:',:\n■r ■■ ♦ r.rn7Q =- un,■nr,Ri'i ►4=1�'r�Kiril♦♦ e?_ ■ - „�n■rr f1i_:I ua�or..r■r =nnn .ari RNI I�a-:iijrjlrl C%111 ♦ ■ ;aiialnn ua�� Legend �_�Im ��LIuIU n l♦ll■�lna< a r�rProject Location ril��*■.nw 104. a� �!lrllr�, �.Iylf�i�jliijjl �■11 u � ru:: � 1 %%Area of Impactn I�♦ ��n w urn:� ■I�r■rrrrnr �a lrr as■ ■ ■+■� n1 I 4 Z n'7Y +11■g ♦ram.unpr■ I1I �:w �.♦ Z I. City Limits ���� !■�tln■rq �.111■rlh lr j no.r ■E Planned Parcels a H_ Iiuu/Dl! IN rij IIIi#+I 7!�f{�!\u■ �■ Bill ,,� ■ +._uuunr_�a Iir_■.■... ■,u 0 AnalysisIll !_I g� .un ��' l■ R liffm .::= �• .:: r■ � ul'llnh.:.di♦O`. a=r I♦^`- �d� I■a■■ter, �I♦j'\�::nln'.p: ne!- ■nn..I u--l=lmnr='=c ��\ ♦j IA Iy_ Lr■ ■� `�.''�-iiC `1_rinnnnlnl==_ � ' +rr!� � ♦♦ �L�r W +�; ■:: :V Illllllllllltll �Illr_ ,�r �I♦j�I1♦ Ifil mu nm s 1q■nr■f■■■ ♦I`♦j k a� - �e iirlrll r■r!I��. �! ■■ff11111�u `I. �♦ff►ll+I:�R.a�Z?iann 7� ♦ II .-. Ir. a� Nf■IIN!!!!.n ♦ l►j rr_�,, r'�r'"1-'lIIIIIIIIII�I ■117,w_ ■..gym - �— ��� ►■r\lr'n ui n!■u! III►:a►t 'r.' "J USTICK -- �a 1■r-r■i r�e�� .�■;rii■ri,..►,r � is rrrR�jam■ i w ■ ulr u � .■ .f►♦{ ■r r w q r.n{rlrl ■■■r■Yirr■.•.■-iu■i■r■v _ r■n■■■■■ w n ni r. ■nr�rurrr ■ nnr■a. ■■ S r-+= rpm m Is, j�■ i■■ ran■t a yid�i■ni.■■ �- � ■.i�1�i�/4n Rwq* ■■�■nrr■nn nnm J I i��: � \� r■nr �nrq�■n■■■n�• Ilf � ' rn\L\ rruiC� r�1::.■■ riilrl}v■of i ii r■ Iirr■ u �-- ■.. .a�wgrn►♦♦ ■■■nr,{■■ ■ LL]L nil■■ • f I ■ ■ �w��\{/ w■ ry♦ ♦ 1 nn■i1 r n rNn■\■♦ ♦`Y iu IIN IF�7 ■i ■■.+ ! !w■nn■■ •�■ ■1■1► r 4..r r■nny ■ ♦ fur ■ men 1 4■� �i�■ �i ♦1+ +� � M �r{■■■..■■ �i�►j r ::nnrrr ■rR■EE■E■-:: �7�= _ ■u■r■■�:m� w■{a■. ■■C h�♦ ■ ■rrrr■,, w::.iu■,■■■w■ �` w �'::■':' ! ♦ � ■,n■■I-/ten■lw■� �fl IIIHr11 ♦ r r ■■ran■■ni�:,uR■um ■ i■■:i:::�: � f■: r� �r urN r u1�Jinien. mrr!unnnnn■lI I♦a nu� �� ■... •' R ■rnq 111a1j� um M�limy �■\rgm{rr>� �1/ ♦ .--.r nnr■+r■nnn!■n� !:mu awl��C:: j. air *,� ■■■r nnr-- • ►i •i:' ra1 f l��:::��r■r�-_"-=`1■iiiiY�iriii 1 ♦♦O♦��♦r�/�h�♦ � w �i'�:C:-' ■■ ��+ •♦ r I\ � � �7nr ■C::--0�___=1 rin{a lrn! ■ llr�G i ♦ ♦� •rr. • ♦♦rI�r� \G ■ ♦ ■1/!{ ►� r r:i!it� �s�anun■n�� � �r.r��r �� ♦ U r■ v`� -., �■■i 1 ■� �wrnmirrl+. . W �ni, i P■ u■■' { Q L:-■ !♦ ■■ - __� . ��� ��� �. ;.� ■-r���A i� �111■rllOn■ � :1 ii sp■■ ■i: EE!■�.■:..■ i♦f��-■rf�f11+♦ ♦-a-:c IIIIII 'a�� `= �� ♦ a■:-■M,Ill ► . =�� r• •■ a♦Irrrrl r�i■►w u= _ _ �•• pr -_ i■■uri■ ,-+ lir:♦f �. rnll,nm■ullun rrlllnnmt� r unn■u■■�w'll +: 1•��a���lfq ♦ • f ' ..■iij firr`..� u■■■n w ■■ �♦ ♦ 1 ■� r rr fs■mr 1■■nR �nrral lr■■ ■■nnn nnE`En��1Er♦ ii piii� �� �t ai•a+' .----tt - iirri::■ • a rani won �A■ ra i�::-Ifi i■ Ilr liiq'1�=pttf*ri ��rq � /\ ■': -a.■ !■. •r1■Va7jd� ■■ir rr... ■■o i■•r i,, • n• ■ _ �....■\�.r ►a r■■r■ ja■rrw-rr...� u■u+■i �', �E■✓•O 1�l w urrn!■a■s■1y�0 �� flnn nnnr.�:0 i::s yf.�II r■'�'■ �: rw -r.... i mm�E �•ij In■rnO{■{■{r'lflf�r■ ♦. ■l+r7aHrr/♦ ♦•! -- rr ■fa'w nr►� =■E■■nr ..-_..'� / I_r���= ale Illlrr arlliti n. .A'.w7n■ar ♦i c.uuur B. Service Accessibility Tool(Existing Conditions) ---------------------------------------------------------------------------------- PARCEL S1203110005 SERVICE ACCESSIBILITY overall Score: 34 *th Percentile Criteria . - Location In 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 < 5 min. Emergency Services Police Reporting District meets response time goals some of the time Pathways Within 1/4 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) matches School Walking Proximity Within 1/2 mile walking School Drivability Either a High School or College within 2 miles OR a Middle or Park Walkability Either a Regional Park within 1 mile OR a Community Park within 1/2 Report generzted on 02-26-202fi by MERIDIANVitxer City of Meridian I Department Report VII. Exhibits ■ Atl w Re y • � � 1 ,`, �� •]uJv •]uvs "v`.`. _.^ fit' � fir.• .;a'i�r ]OJV '�, �30.] � • J {� 4 Tr s 1 8e 4�' • r ��'r, 3uJs 3nna l City of MeridianDepartment Re 11Exhibits A Site Plan(date: 3/27/2026) r - U9TTCK RD RIGNFINONLY r--- `—_ 25'SET11401 \ s ' I I 30' ET$9CK —, I I ' s I I PROPER TY LIN£ 30,SE M4 7 y - PROPERTY' LINE --- ©a0000 0000 0 oa � � � 4 � i 1p i A tl ry 3 L _ City of Meridian Department Report VII. Exhibits ■ E. Landscape Plan (date: 4/28/2026) NOW. ®® 09 u �__ �mc_.M m..uaow.w.mu.u..xzwwn -ww.v-ear�wc xucw,cm�a.. n 1 ti ..,,.. - -� �•�-«.,r,. ��,. �LANOS(APE PLAN n exJ - Nao r�PERENIAL,GROIINUCOYER,ANI1 �� �•�J ORNAMENTAL GRA55 PLANTING J�ECDT'U'TREE PLAITI NG CGT EI1GEIT PLANTER-TYPICAL Ol16LE STAKE -� 4 pT TREES WITHIN TNRF Z SHRNB PLANTING 0 L1.2 City of Meridian Department Report VII. Exhibits ■ F. Building Elevations(date: 1/14/2026) EXTERIOR ELEVATIONS "' mew- _ -_,.y,,,. EXT£RlOR£LE✓ATION-WEST W6 ...�m EXTERIOR£!E✓ATION-AbRM ®a EXTERIOR ELEVATIONS City of Meridian Department Report VII. Exhibits ■ G. Floor Plan (date: 1/14/2026) . I . I o I I I � 1 0 0 0 0 11 0 � 1 I I I I I I 1 - I I I I I I 1 1 T I --- 0 u 1 I 9 0 0 a � o I o I - o 0 0 1 I I J 1 I I I I 1 I City of Meridian Department Report VII. Exhibits ■ VIII. ADDITIONAL NOTES & DETAILS FOR STAFF REPORT MAPS, TABLES,AND CHARTS (link to Community Metrics) A. One-Mile Radius Existing Condition Notes This data is automatically derived from enterprise application and GIS databases, and exported dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30- days.Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel based data excludes certain properties and represents land as it exists now. Properties considered are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional development, government, and quasi government facilities). The following values also constrain included property acreage to reduce outliers and non-conforming instances from distorting averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. Some approved entitlements, and particularly older ones,may be constructed. Decennial population counts and household counts are based on the most recent Decennial Census. Current population and current household values are COMPASS estimates,usually for the year previous, and are based on traffic analysis zone boundaries(TAZ's). B. Service Assessment Notes This data represents existing conditions derived from our enterprise application and GIS database, exported through dynamic reporting. The system references the most recent available data from various sources, including sewer main lines, sewer trunk sheds, floodplain,fire service areas and response times,police crime reporting,pathway information,existing and planned transit, roadway improvements, school and park proximity, and other resources. The tool provides context for project review,using multiple indicators consistently. Data from similar topics may vary based on different levels of review. The overall score is based on weighted criteria(not a ranked order), and the percentile score compares the parcel to others in the city(higher is better). This tool was developed as a City Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are just one data point and should not be the sole basis for decisions. C. ACHD Roadway Infographic Notes The Ada County Highway District utilizes a number of planning and analysis tools to understand existing and future roadway conditions. • Existing Level of service(LOS).LOS indicator is a common metric to consider a driver's experience with a letter ranking from A to F.Letter A represents free flow conditions, and on the other end Level F represents forced flow with stop and go conditions. These conditions usually represent peak hour driver experience. ACHD considers Level D, stable flow,to be acceptable. The LOS does not represent conditions for bikes or pedestrians,nor indicate whether improvements: are possible; if there are acceptable tradeoffs; or if there is a reasonable cost-benefit. • Integrated Five Year Work Plan (IFYWP).The IFYWP marker(yes/no) indicates whether the specified roadway is listed in the next 5-years. This work may vary, from concept design to construction. • Capital Improvement Plan(CIP).The CIP marker(yes/no)indicates whether the specified roadway is programmed for improvement in the next 20-years. City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts ■ E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Public Hearing for 713rew Coffee (H-2026-0017) by Core States Group, located at 3570 E. Fairview Ave. A. Request: Conditional Use Permit for a Tier two (2) drive-through establishment on 0.64 acres of land in the C-G zoning district. F67 00 V Al Ul .p W N I-, m I-A 00 N O N G1 { O (D -t 0) _n N (D _ z 3 fD V 00 .o fD cr A O m - cu mM. �. CD N GIQ N cn O (D O r. V .,woo 0 0 V) v x 77 r 0 -a v F x 0o a (D �' rr UQ (D o o, a a COMMUNITY DEVELOPMENT C�E IDIAN*-- DEPARTMENT REPORT °AHO HEARING 6/18/2026 Legend DATE: Project Location TO: Planning&Zoning Commission -:Area of Impact g +- City Limits � FROM: Nick Napoli,Associate Planner O analysis 208-884-5533 nnapoli@meridiancity.org � APPLICANT: Mira Gantzert SUBJECT: 713rew Coffee Ire H-2026-0017 � LOCATION: Located at 3570 E. Fairview Avenue in Lot 6 Block 2 of the Centercal �T ' Subdivision. I. PROJECT OVERVIEW A. Summary The applicant requests a conditional use permit for a Tier two(2) drive through establishment on 0.64 acres of land in the C-G zoning district. B. Issues/Waivers MPD and staff have concerns about peak hour stacking as it may back out into the private drive aisle and obstruct traffic impacting neighboring businesses. Staff is asking the Planning and Zoning Commission to carefully consider whether the stacking is adequate. C. Recommendation Planning Division: Approval with conditions. D. Decision Planning and Zoning Commission: 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) Vacant - Proposed Land Use(s) Commercial - Existing Zoning C-G(General Retail and Service Commercial District) VILA.2 Proposed Zoning C-G(General Retail and Service Commercial District) Adopted FLUM Designation Mixed Use Regional VII.A.3 Table 2: Proiect Overview Description Details History AZ-07-012,DA Inst#108131103,MDA-11-012(1st Addendum Inst# 111056292;2°a Addendum Inst#112026435) Acreage 0.64 acres Table 3: Process Facts Description Details Preapplication Meeting date 2/24/2026 Neighborhood Meeting 4/20/2026 Site posting date 6/8/2026 Table 4: Agency Comments Agency/Element Description/Issue Reference Ada County Highway District IV.0 • Comments Received Ye; Staff Report - • Commission Action Required No - • Access E.Fairview Avenue via a Drive Aisle - ITD Comments Received No Error! Reference ■ source not found. Meridian Public Works Wastewater IV.B �• Distance to Mainline Available at Site • Impacts or Concerns Yes; See Public Works Site Specific Conditions Meridian Public Works Water IV.B • Distance to Mainline Available at Site • Impacts or Concerns None Note: See section IV. City/Agency Comments&Conditions for comments received or see the public record. Paste the following link into your browser to access the public record: https://weblink.meridiancity.org/WebLinkBrowse.aspx?id=442334&dbid=0&repo=MeridianCity City of Meridian I Department Report II. Community Metrics ■ III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. History The subject property was annexed in 2007 and subdivided in 2011 as a part of the Centercal Subdivision.With the annexation application, a development agreement was approved with a concept plan consistent with the building location as proposed. B. General Overview This property is designated as Mixed-Use Regional(MU-R)on the Future Land Use Map (FLUM). The use of a drive through coffee shop(restaurant)is consistent with the comprehensive plan for the MU-R designation. The subject site is among a wide range of commercial uses in the Centercal Subdivision(The Village at Meridian) and surrounding area near the intersection of Fairview Avenue and Eagle Road. The proposed use of a restaurant with a drive-through aligns with the desired uses specified within the Mixed-Use Regional designation in the Comprehensive Plan, as noted above. In conjunction with the already approved retail,restaurants,recreation facilities,etc. in the broader area,the proposed use satisfies the general Mixed-Use Regional future land use designation for this area. A restaurant is a permitted use in the C-G zoning district but a Tier two(2)drive through requires a conditional use permit. The proposed restaurant and drive through are required to comply with UDC 11-4-3-11 and 11-4-3-49. The applicant is proposing a 910 square foot drive-through restaurant designed to accommodate seven(7)vehicles in the stacking lane. They have indicated the intended hours of operation are 5:00 am to 11:00 pm, 7 days a week with the possibility of going 24/7 if the demand is there for extended hours of operation. In addition,the applicant has indicated that 713rew typically has 10- 15 employees per shift with an average of 400 customers per day. The applicant's narrative states that their business model of using"runners"instead of a traditional menu board for ordering will speed up the process and prevent queuing from backing up into drive aisles and roads. Staff and the Meridian Polic Department expressed concerns about overflow stacking. As a result, the applicant provided a transportation study from a 713rew location in Santa Rosa California. This provided data showing approximately 77 vehicle trips per hour. In addition,they included queuing data for 12 similar 713rew locations which show the average maximum queue of 7.4 vehicles per lane with wait times varying based on employee count at each location. The applicant also indicated in the event of an emergency,that they would have customers go into the escape lane;however,they do not anticipate needing to do this regularly. C. Comprehensive Plan Policies Policy Analysis "Encourage and support mixed-use The subject mixed-use area is currently a diverse and active areas that provide the benefits of being community,featuring a variety of retail,restaurant,office,and able to live,shop,dine,play,and work residential uses,as well as a multi-family development further north.. in close proximity,thereby reducing The proposed coffee restaurant will enhance this vibrant area by vehicle trips,and enhancing overall adding a popular drive-through coffee chain option for area residents, livability and sustainability."(3.06.02B) especially those living in nearby residential developments.The new establishment will also create job opportunities for nearby residents. "Promote area beautification and The applicant will be required to complete the 35-foot landscape community identity through context buffer along E.Fairview Avenue.In addition,they will landscape the sensitive building and site design internal drive aisle coming off Fairview Avenue. City of Meridian I Department Report III. Staff Analysis ■ principles,appropriate signage,and attractive landscaping."(5.01.02C) "Reduce the number of existing access No new access points are proposed with this development. They will points onto arterial streets by using use an existing private drive aisle to get access to their site. methods such as cross-access agreements,access management,and frontage/backage roads,and promoting local and collector street connectivity." (6.01.02B) M "Require all development to be The proposed use of a drive-through and restaurant is consistent with consistent with Future Land Use Map the Future Land Use Map. The commercial designation allows for a designations for the property." variety of office,retail,employment,restaurants,and service uses in (3.03.03D) which this project will fill in one of the last available pad sites at the Village. "Require pedestrian circulation plans to Along the entire frontage of E.Fairview Avenue,there is an existing ensure safety and convenient access 10-foot-wide pathway located within the buffer.A 5-foot-wide across large commercial and mixed-use detached sidewalk is also present within the landscape buffer along developments."(3.07.02A). the private drive aisle to the west.The development requires a minimum 5-foot-wide sidewalk adjacent to all commercial buildings and along the main driveways within the site.These sidewalks will facilitate pedestrian connectivity and easy access throughout the mixed-use development. D. Site Development and Use Analysis 1. Proposed Use Analysis (UDC 11-2): The proposed use of a restaurant and drive-through establishment aligns well with the Mixed- Use Reginal(MU-R)future land use designation,which supports a blend of residential, commercial,and recreational uses. By offering service options within proximity to both residential areas and existing commercial developments,this project contributes to the community's overall livability and sustainability. Specifically,it adheres to Policy 3.06.02B, which encourages and supports mixed-use areas that provide the benefits of living, shopping, dining, and working nearby,thereby reducing vehicle trips. Additionally,the proposal is consistent with Policy 2.09.00,which encourages creating positive,vibrant, and accessible commercial activity centers. The establishment's location adjacent to N. Eagle Road and within the Centercal Subdivision enhances its accessibility and supports the commercial landscape, fulfilling the need for such amenities in the immediate and broader community. 2. Dimensional Standards (UDC 11-2): Development of the site shall comply with the dimensional standards of the C-G zoning district in UDC Table 11-2B-3. Staff has reviewed the proposed plans and building elevations and they comply with the required standards. 3. Specific Use Standards (UDC 11-4-3): Drive-Through Establishment UDC 11-4-3-11 and Restaurant UDC 11-4-3-49: Drive-Through Establishment: The proposed drive-through establishment is subject to the specific use standards listed in UDC 11-4-3-11,Drive-Through Establishment.All establishments providing drive-through service are required to identify the stacking lane, menu, and speaker location(if applicable),and window location on the site plan. The site plan is also required to demonstrate safe pedestrian and vehicular access and circulation on the site and between adjacent properties. At a minimum,the plan is required to demonstrate compliance with the following standards: City of Meridian I Department Report III. Staff Analysis ■ 1) Stacking lanes have sufficient capacity to prevent obstruction of driveways,drive aisles, and the public right-of-way by patrons. Designated pick-up or pull forward parking stalls may be required if the decision-making body determines that the stacking capacity if insufficient. The proposed restaurant features a drive-through lane with space to queue seven (7) vehicles along with an escape lane, outside of the drive-through lane. The drive-through itself starts at the north side of the building and exits at the south side,facing east. The concept plan also shows that the stacking lane is separate from the drive aisles and parking, however, staff has some concerns about peak hour stacking as it may back out into the private drive aisle and obstruct traffic impacting neighboring businesses. However, the applicant meets the minimum requirements for queuing length and has provided additional data from other locations as discussed above in Section III B. Staff is asking the Planning and Zoning Commission to carefully consider whether the stacking is adequate. 2) The stacking lane shall be a separate lane from the circulation lanes needed for access and parking, except stacking lanes may provide access to designated employee parking. The stacking lanes are separate from the circulation lanes for parking, however staff still has concerns that vehicles could block the main entrance waiting to enter the drive- through. 3) The stacking lane shall not be located within twenty(20)feet of any residential district,use or dwelling; The stacking lane is not located within 20'of any residential district or residence. 4)Any stacking lane greater than one hundred feet(100) in length shall provide for an escape lane. Each stacking lane and designated escape lane shall have a minimum width of ten feet(10'). The stacking lane exceeds 100'in length and an escape lane is required. An escape lane is proposed around the entire building. 5) The site shall be designed so that the drive-through is visible from a public street, or other readily accessible public space, for surveillance purposes. The drive-through is located starting on the north side of the building and ending on the south side of the building. The drive-through is visible from E. Fairview Avenue along the southside of the building for surveillance purposes. 6) The minimum stacking lane capacity shall be six(6)vehicles per land for tier 2 or tier 3, and two(2)vehicles per land for tier 1. The proposed tier 2 drive through has a proposed capacity of seven (7)vehicles. This exceeds the minimum standards for code, however, staff is asking the Planning and Zoning Commission to carefully evaluate whether this is adequate capacity given the layout of the site. City of Meridian I Department Report III. Staff Analysis ■ 7)All drive-throughs shall submit a queuing exhibit demonstrating vehicle stacking per the lane capacity standards in subsection(13)(6). Each vehicle space within the stacking lane shall be based on a vehicle length of twenty feet(20'). The applicant has indicated the cars depicted in the drive through are 20 feet in length and meet this standard. Restaurant: The proposed use is also subject to the specific use standards listed in UDC 11- 4-3-49 Restaurant,which requires at a minimum, one(1)parking space to be provided for every 250 square feet of gross floor area(see parking analysis below). If queuing and parking are shifted as recommended by staff,the parking will move on-site and will still meet UDC standards. The Applicant did not provide information on how many proposed indoor seats and patio seats will be provided to accommodate customers. E. Design Standards Analysis 1. Landscaping (UDC 11-3B): i. Landscape buffers along streets UDC Requirement Proposed/Analysis Entry Way Corridor: The landscape buffer exists,however,a portion of it on the 35 Feet corner has not been installed and is proposed to integrate with the existing landscaping.The applicant did not provide vegetation coverage calculations and details on ground coverage material.These details shall be provided with the certificate of zoning compliance application. ii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-313-8. The majority of the parking is existing as a shared parking for the Village at Meridian; however, the applicant is removing three(3)parking stalls and is proposing to put in a new planter island which meets the requirement for parking lot landscaping. In addition, the applicant has provided seven (7)feet of hangover. iii. 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). If any existing trees are removed during construction they shall be mitigated for. The applicant shall provide mitigation calculations with the submittal of the certificate of zoning compliance and design review application. iv. 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. v. Pathway landscaping City of Meridian I Department Report III. Staff Analysis ■ The pathway landscaping was installed with subdivision improvements for Centercal Subdivision. The applicant shall preserve and protect this landscaping during construction. 2. Parking (UDC 11-3C): i. Nonresidential parking analysis UDC Requirement Proposed/Analysis Specific Use Standards: The applicant's building is 910 square feet which would Restaurants: 1 Parking require four(4)parking stalls. The proposed property Stall per 250 Square Feet three(3)new stalls and has several already built on the of Gross Floor Area property as apart of the Village at Meridian.With the existing shared parking agreement for the Village at Meridian,the applicant exceeds the parking requirements. ii. 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. The applicant has provided one (1) bicycle parking space meeting the UDC standard for bicycle parking. 3. Building Elevations (Architectural Standards Manual): Goal 2.09.03A of the Comprehensive Plan highlights establishing distinct, engaging identities within commercial and mixed-use enters through design standards to integrate commercial, multifamily,and parking areas with existing neighborhoods. In response,the developer has submitted conceptual building elevations for the proposed structure as shown in Section VII.C. Building materials consist of stucco, stone veneer, aluminum panels, and glazing. The conceptual building elevations appear to meet guidelines set forth in the Architectural Standards Manual. However,final building design will be subject to the commercial design guidelines and will be reviewed with the design review application. F. Transportation Analysis 1. Access (UDC 11-3A-3, UDC 11-3H-4): Access is proposed off a commercial drive aisle that connects to E. Fairview Avenue. This access point leads into the parking lot of the Village at Meridian and then into the 7 Brew drive through. Staff has concerns that at peak hours/visit times for the Village at Meridian that existing parking may have conflicts with stacking if it extends beyond the seven(7)cars shown in the stacking lane. As a result of these concerns,the applicant provided a transportation study from a 713rew location in Santa Rosa California. This provided data showing approximately 77 vehicle trips per hour. In addition,they included queuing data for 12 similar 713rew locations which show the average maximum queue of 7.4 vehicles per lane with wait times varying based on employee count at each location. The applicant also indicated in the event of an emergency, that they would have customers go into the escape lane;however,they do not anticipate needing to do this regularly. If this becomes a regular occurrence,the applicant would need to apply for a Tier 3 Drive Through establishment. The amount of stacking meets the UDC requirements; however, staff is asking the Planning and Zoning Commission to carefully consider whether it is adequate given the existing conditions in the surrounding area. City of Meridian I Department Report III. Staff Analysis ■ 2. Pedestrian Connectivity (UDC 11-3A-5, UDC 11-3A-8, UDC 11-3A-17): The applicant has provided a pedestrian connection from the existing sidewalk on the east side of the commercial drive aisle. This then connects to a crossing to the main building. The applicant has proposed the crossing to be concrete,which will be delineated from the primary driving surface of the drive through. G. Services Analysis 1. Pressurized Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided to each lot within the subdivision as set forth in UDC 11-3A-15. 2. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. 3. Utilities (UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC 11-3A-21. Street lighting is required to be installed in accord with the City's adopted standards, specifications and ordinances. 1V. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. Future development of this site shall comply with the previous conditions of approval and terms of AZ-07-012,DA Instrument#108131103; PP 11-012;MDA-012 (I't Addendum Inst. All 1056292; 2nd Addendum Inst.#112025435)and the conditions contained herein. 2. The site plan and/or landscape plan, as applicable, shall be revised with the certificate of zoning compliance application as follows: i. All mechanical equipment on the back of the building and outdoor service and equipment areas should be incorporated into the overall design of buildings and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets as set forth in UDC 11-3A-12. ii. Depict signage ahead of each pedestrian crossing in the drive-through lane notifying drivers to watch out for pedestrians. iii. The applicant shall submit an overflow stacking exhibit to show where additional cars will be placed if stacking exceeds the seven(7)cars proposed. 3. Compliance with the standards listed in UDC 11-4-3-49 and 11-4-3-11 is required. This project is approved as a tier 2 drive through and shall comply with the tier 2 standards. 4. Preserve and protect the existing landscaping along E.Fairview Avenue during construction, per UDC 11-3B-10. 5. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the proposed use prior to submittal of a building permit application. The design of the site and structure shall comply with the standards listed in UDC 11-3A-19;the design standards listed in the Architectural Standards Manual and with the Development Agreement. City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ 6. The conditional use permit is valid for a maximum period of two (2)years unless otherwise approved by the City. During this time,the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval,and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6. A time extension may be requested as set forth in UDC 11-5B-6F. City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ B. Meridian Public Works Uvastewater olstance to Sewer Available at Site Services Sewer Shed Estimated Project See appllcatlon Sewer ERU's • WRRF Declining Dal-arlt-@ + Pro)w Consistent Yes with WW Master P1 an/Facility Plarp + ImpactVroncerns See Public Works Site Specific Conditions Water ............................................ • blstanee to Water Available at Site Services PredsureZono + Estimated Project See application Water ERU's + Waterquality None + PrgjeO Consistent Yes with Maer Master Plan + rmpacts/Concerns NtSRP.- City of Meridian Department Report IV. City/Agency Comments &Conditions ■ C. Ada County Highway District(ACHD) Mlrv;mp,C, P mi +4'�••�-ems v°�,-r�-.�+^ti ACHDrr.rrr WhCtr+arw.cnrm�rvr»r Ua,w Nc K"W.Car-Twvb rw To.- AM GWAZbrr4.Vtar Woo Cora S1a66a GtaW 1 R 15 7? r NrrMhur Soup Kent.WA W032 SAJect: MER2&-ao51lH-20241 W`l? 3570 E Feir'Arw cure 7Eamw Coffee Thu Ada County h49nwft DrWIO 4ACMD)has rgwr wad" yrrbro~apptrt Ilw ha Iht rpp+icaMW r inn r GVR WO haS deWmaoec brat MaP.are no WnprG4ffripn%r" by UW 841104MV SueeA{sk The Kpirant shall tre rgryuirpd i(P i PayalraRfc ffgW ft Rea.lr lic#* Few in "vlons nnvdlrYplhe"Mc.npWtoo please oonW ACH6's Impact Fea Admrrwslramr ad Inapt rl*&&wtxWaho.orfl Itap ,a sralfie rnpact lea ahas heassmaed by ACWO and*IN be dLm pnor In Me dMAams all a buik&N permit by 1W boed agency. This ie a separate mviem pruww5 and d Rs tt+e apRRaarrfs nape iWbMgr la suhrm plane diractly HS ACRID ] P*yvtWt tin be W4*M ftj phO M by collvV(2M$ W7T 8174 Cr cpn ho mn'deliwrhd 1b HW folowwg oddness- Ak19 Cor rnty agNwvy Dtsvo Alm.Dsvel wwd 9errwlcea 58M N WOW A+ %RY Salle.ID OXtt3 aryrrCO the Cie Runt rrr ir4crib'.'W rnOkrrq mu µaymgnt • �Fdad*rr8lh u Fees are subject to cPawge-Knot paid:prior la 4ctnh,er 1" A LI Gw4 pwymuntit we nA+W to A 316 Pr omo fa* c All e- etls payments ere sub b a$1.50 precsasing fee Swrm in dWeway appruaUr muem for any Pmx&W Orl++ r> N'dvoy Awroao wawa can bR kkW4 Qt mwsomV arCh*"ho.orQ wmyDftrewaYApDmaCJS 5 Gomp+y WHO all ACHD poses ana ACHD Stsndald Cardltarrs or AWOr al br any Woft"Tra"M or ~Mark in Ole ft#1R 9faaery 15 00"i P*M1t ta+sny WQ*In the fVhltrhwft prW lO the oRrvwcli)n.repair.or Ira9altsW11 of any rardway Inpawemer"�mr ,putter,sk6walk.pavemwK wKWnrrrrg,dnwewaye,cuhmrla,etc.). connecring you to more aft QMr Av N W.rr gwrkq-Mort MeuuMmrwr•Obak O-am-PH 3WWLan0-M mt-lm u-rrryMraearwr�er V. FINDINGS A. Conditional Use (UDC 11-5B-6E) The commission shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Staff finds the site is large enough to accommodate the proposed use and meets all dimensional and development regulations of the recommended C-G zoning district. City of Meridian I Department Report V. Findings ■ 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Stafffinds the proposed restaurant and drive through use will be harmonious with the Comprehensive Plan and is consistent with applicable UDC standards with the conditions noted in Section IV of this report. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Stafffinds the design, construction, operation and maintenance of the proposed use should be compatible with other uses in the general neighborhood, with the existing and intended character of the vicinity and will not adversely change the essential character of the area. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. Stafffinds the proposed use will not adversely affect other properties in the vicinity if it complies with the conditions in Section IV of this report. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures, refuse disposal,water,and sewer. Stafffinds the proposed use will be served by essential public facilities and services as required. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Stafffinds the proposed use will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. Stafffinds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance. Stafffinds the proposed use will not result in the destruction, loss or damage of any such features. 9. Additional findings for the alteration or extension of a nonconfonning use: This finding is not applicable. 10. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and, This finding is not applicable. 11. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. This finding is not applicable. City of Meridian I Department Report V. Findings ■ VI. ACTION A. Staff: Staff recommends approval of the proposed CUP application and finds it in conformance with the Comprehensive Plan,UDC with the conditions included in Section IV. and Findings in V. B. Commission: City of Meridian I Department Report VI. Action ■ VII. EXHIBITS A. Project 1 Aerial1. Legend Project Are • ofImpact L 'iY 0: AnalysisJ�{ P i GO IN 2. Zoning x -FAIRVIE1111 - .-L - 4 _ PINE .. Legend Ill IIIII - �i.nl�nen_ -11II IIIOIII q -- III IIIIIIr111._ Project Location Area of Impact R-- . Analysis ��r��nrn �1liOl lrllr uLL I■ C OIl.fllll..� �'���ll.. � •.11111�_ai�i�_y'��711111 \.......p _ `.IIIII111►PIl..l...1.1� aun 7.�♦♦+D of fE1:1 . r.Ir.11.lAA1 •••rlunr J � �■ R i•.��f111111 V ;A�•�g111111 'I�1 IIlIl11 W FA•I RYIIE W � 11•�rnnurlll! mn.n 1 City I�nnftn. s� • m�,�Ilalll lllryll of MeridianDepartment Report 1 3. Future Land Use Legend ®® CO Project Location 0 M_ edium Area of Impact Q`�- Density 0 Analysis .-entlal Low-Density =Higrh Residential De Li � Residential -Con mmercial MU-C High Density General Indus Resitial MU-NR Office MU-RG Civic 4. Planned Development Map Legend r_ ' ®® Project Location City Limits Planned Parcels ,_. Area of Impact t OAnalysis , r i _ ti ism �FTT 7 L City of Meridian Department Report VII. Exhibits ■ B. Service Accessibility Tool(Existing Conditions) Overall Score: 2 2th Percentile Criteria .'-Description Location In 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 Within 114 mile of current 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 Either a Regional Park within 1 mile OR a Community City of Meridian I Department Report VII. Exhibits ■ C. Subject Site Photos - �--- 71 City of Meridian Department Report VII. Exhibits ■ D. Site Plan(date: 5/14/2026) PRELIOMNARY SITE PLAN ME STATES Pa City of Meridian Department Report VII. Exhibits E. Landscape Plan(date: 5/14/2026) PREJK NARY LANDSCAPE PLAN DORE STATES Z : -- E FAMM XWY IN9W Wl1 WICbC.•l£RNI Lt City of Meridian Department Report VII. Exhibits ■ F. Building Elevations(date: 5/14/2026) 1 4i f s` l - mW dt 2 "NI" A6.2 City of Meridian Department Report VII. Exhibits ■ VIII. ADDITIONAL NOTES & DETAILS FOR STAFF REPORT MAPS, TABLES,AND CHARTS (link to Community Metrics) A. One-Mile Radius Existing Condition Notes This data is automatically derived from enterprise application and GIS databases, and exported dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30- days.Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel based data excludes certain properties and represents land as it exists now. Properties considered are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional development, government,and quasi government facilities). The following values also constrain included property acreage to reduce outliers and non-conforming instances from distorting averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. Some approved entitlements, and particularly older ones,may be constructed. Decennial population counts and household counts are based on the most recent Decennial Census. Current population and current household values are COMPASS estimates,usually for the year previous, and are based on traffic analysis zone boundaries(TAZ's). B. Service Assessment Notes This data represents existing conditions derived from our enterprise application and GIS database, exported through dynamic reporting. The system references the most recent available data from various sources, including sewer main lines, sewer trunk sheds, floodplain,fire service areas and response times,police crime reporting,pathway information,existing and planned transit, roadway improvements, school and park proximity, and other resources. The tool provides context for project review,using multiple indicators consistently. Data from similar topics may vary based on different levels of review. The overall score is based on weighted criteria(not a ranked order), and the percentile score compares the parcel to others in the city(higher is better). This tool was developed as a City Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are just one data point and should not be the sole basis for decisions. C. ACHD Roadway Infographic Notes The Ada County Highway District utilizes a number of planning and analysis tools to understand existing and future roadway conditions. • Existing Level of service(LOS).LOS indicator is a common metric to consider a driver's experience with a letter ranking from A to F.Letter A represents free flow conditions, and on the other end Level F represents forced flow with stop and go conditions. These conditions usually represent peak hour driver experience. ACHD considers Level D, stable flow,to be acceptable. The LOS does not represent conditions for bikes or pedestrians,nor indicate whether improvements: are possible; if there are acceptable tradeoffs; or if there is a reasonable cost-benefit. • Integrated Five Year Work Plan (IFYWP).The IFYWP marker(yes/no) indicates whether the specified roadway is listed in the next 5-years. This work may vary, from concept design to construction. • Capital Improvement Plan(CIP).The CIP marker(yes/no)indicates whether the specified roadway is programmed for improvement in the next 20-years. City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts ■ Development Application Transmittal Link to Project Application: 713rew Coffee H-2026-0017 CUP Hearing Date: June 18, 2026 Assigned Planner: Nick Napoli To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)_meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331Email: cityclerk(cD_meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law. F89 W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Blueberry Hills Subdivision (H-2025-0048) by SD Land Consulting, located at 4315 N. Ten Mile Rd. A. Request: Annexation of 9.36 acres of land with R-4 (7.22 acres) and L-0 (2.14 acres). B. Request: Preliminary Plat consisting of 24 building lots (20 residential and 4 commercial) and 12 common lots on 8.9 acres of land in the R-4 and L-0 zoning districts. 90 00 V 0) U7 .P W N C m C I-� 00 � N \ ONi m \ fD 'n N � Cr M -v = a- o Q m Q _. cra < cn (^ N _ N. _. N O m O r+ N Ul W ' O 00 0 0 � N C � � N X = m � D (D -S� X' ni m x : =r; on m o n, c � COMMUNITY DEVELOPMENT C�E IDIAN*-- DEPARTMENT REPORT °AHO HEARING 6/18/2026 -� Legend DATE: - Project Location j TO: Planning&Zoning Commission :::Area of impact @ i i= City Limits � FROM: Sonya Allen,Associate Planner O Analysis 208-884-5533 sallen@meridiancity.org ,- k, � . 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: Pending D. Decision City Council: Pending E. Table of Contents Community Metrics.............................................................................. II StaffAnalysis..................................................................................... III City/Agency Comments and Conditions...................................................... IV Findings............................................................................................ V Action.............................................................................................. VI Exhibits............................................................................................ VII 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. J 0 0 �. ------- - ' --- ;--- ---- BLOCN5 NIACN4 71 t2 ii I Ya onn ox. _ aw osxnsumrvsox r_J _—_ __ _— � ryowsml i . BWCN3 NWPt2 rm9 — �ii ni air ,....g ir.g e,ms ieee.r c.eer rema m4 i � ' � f 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 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 &#94083262)within the 50' wide easement(Elk Bugle Ln.)as depicted on the proposed plat. These easements currently provide access to the out-parcels at 3415 &3417 W. Elk Bugle Ln. (as well as the subject property)and will be vacated upon recordation of the final plat for the subject property. The two out-parcels will then have access via the common driveway proposed on Lot 6, Block 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 ■ f w ELrBUGEE-L I I I �..,m ,-� _ a _ ----------------- le eLaaalFA' IF I4pk �' P---Ilr--il z—i�—~�j� �j `gl It I I it Is -I `s p �a Ip IQ gl cl bl AI ---JL---II---JI �' --Ji — I _—I---I� —II —II I 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 1 00 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 1 01 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 102 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 103 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 104 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 105 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 cast 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 band.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 106 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; Stafffinds annexation of the subject property with R-4 and L-O zoning districts is consistent with the Comprehensive Plan FL UM designations of LDR and Office for this site and the goals and policies in the Plan listed above in Section III.C. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds 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. Stafffinds 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; Stafffinds 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 Stafffinds the proposed annexation shall not result in adverse impact of services. 5. The annexation(as applicable)is in the best interest of city. Stafffinds 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; Stafffinds 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 107 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Stafffinds 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; Stafffinds 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; Stafffinds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Stafffinds the proposed development will not be detrimental to the public health, safety, and general welfare. 6. The development preserves significant natural, scenic or historic features. Stafffinds there are no natural, scenic or historic features on the site to be preserved. VI. ACTION A. Staff: Staff recommend approval of the proposed annexation with the requirement of a Development Agreement and preliminary plat per the provisions in Section IV in accord with the Findings in Section V. B. Commission: Pending C. City Council: Pending VII. EXHIBITS A. Project Area Maps 1. Aerial 2. I City of Meridian Department Report VI. Action 108 ■rrur �q m � M:ZC■loon■i I.:i rl■..rnr■...i imamn► -•- • i '�iiiiii��311,,rV 'our�:_ -aliriiieiii 11 r+ iiu �rr u11 �nnrraio r ■■rr■■rr■■ ■ un- :a. mnn■ rrur■■rn w■■nn e p■• • n►- noun 1-:riluno'Inrr Ilullll : ■a■■.nu r■rgl 11 - '„' iia■ n ii!+�i' mu■ MCMI:CLAN -�---- klllglrl 1■/:�,� Ilii:ir1/ �i monsoon 11 rkllll,lkkl,all Elllflrllr -� ��I.� �■■■ nuns i m mm�n Irm � �nuuu ==__ Innrr Ri ♦� "� ■1�l�r��+��s ' • r11EEk �C 1 :IIIr♦ ��- i :e a F ATE, � 1 a� o Il all �J W• fH IN RfR �G =�= ►inpd �y#�:�;�;jai C a r r,,,nTti W ^:rr ter■� ring ry �a+rrlull r�� fi 1� 111 rrur r ► �i►�.. rrrlr ■L■III y vi J - rnlH.,.,, a\unr an r ,n +� / �uurgl Rf •• w m■?� �� � 1 1 lrylnll I' �■■Ti nn �Ir111r-: I►Ij Ir r � m■ f .n ��n ,lur• r iil`/Irlrjf�' ::: y. lllf► •■rllllrlffif,��r��lill►, 1•. r!i`�.. ■u ,Bunn purrf �:nrn!/��ar �`,.■■■.. p� �nln v■rr'yur>i Sri �►�-:■u■a^ L:inn■� If+, �■nmull/�a■�►♦��♦j►�Ij�♦♦ j�inn.} ►.u.:'.. r noun r Ir �� r♦rir RUT •••V'::i r�1���:: •sro ♦ �l 1 ■r•� 1A C low nj/�w.......�= t• , USTiCK ■.��,Frr irn O r.......ruanrnw �����11� is.rr■ii iiiirr�kia t♦ IiNiiii/- ii j-�i: AIIs rap ■. :lull nn umu 1 i -�`mar -_■ ■-.�::■■a■■■n■:I.:! .■n -•- • .lr `■rrlrr►� �, ♦ ■■f■■.���r rnr■rarr■■■�-I n on■nu4 ■Ian ■..=�Imulm llr /■ .■` a��: 101,01---: ■11 0■nwnnr■r Dell rj�111 ►�`� -�rknrrr�:.rnnulll' nunrno i•m rnurnlw u' �inmwc ••■om. r ,■n �� ��rinrn■un u u -w Ilirr� i1,b��illlrrlrr■ rilB■■■O rnnngrr■rr :I=:'1 ■ �burn� nn'�nrrrrllrl o • �■I� ■urr�•) • r - i■nriglll anong unnum �r • • - • umr:III=■H 1■HIn■NN 11111►■nkm■nan■i ,inns elm r11r1►f - - 11 11111111 111■1■ �. --- - MM.M-"I �annnu uinlrr, MINIM ,anal I�jiuelin■,rnw►�� nnnnu -_ •�41 -_ rnnq ���i Inns�■ uunnumlluu, �ruml __- �uuu,n� ��I w rl ♦y ni r■■■ o - •mnnnm!nn■� �:prulu :=:_u■u �nni�� �-Ian/ :ems _ :■■■u■■T= =�I umu��:- IR -- .-IIr/ Ir11II�►1 � � now- mr r�elnuum 1uw r� : �-anu ►■ y- f1a =nnnu � AAn curl Iln�ll ,un W -lllr rr � ■ �4anm qr� ill e flllllnllllElll111f�Q -mn:��r- In17 �_ J n 4 oI► R 's1111 lilfl 7 ♦ r ■ h, '"- ==" �:♦ '• Iva roar APP :urr111.:W. rI:V r 1r NA/-��I ♦ n ir1� '- 1 Z- �Irrrn urp�. Z �ryr m- �III...�■ �Jr��1111//1!}%p1I�! W �1\-■� �- r - /j=-1 f�.�`J•r ,n ► YI m:uunrrr arr , H ► rrs:■ • - • �� IDpi��I/� I mnu✓ NONE �n . ■I4■ I Hm■� nH m m■ nr m �1:r:■ .■n■O Irrrri��rl JII lr I ♦■-.�.i U:- Il.�1 \ �Illlr 'ijr Ir��1 .A■: y♦1-- rl�q � irllll Mflri� NN E-.n M. of Ilnr QI r rr n■ nI . .;a■...-- -rrA \IIII� .\�j,rlrrrl=,V *►''■:Hill:i u■■. •i ��i111 l�ii ��■■ran■on �' I �� n■unrr� v■■■ ..nun �.�G ♦i,•� Lfrni .:.� �'■■I■►a r i /i;e�- ' arm rmr ngrinr� _•I If�� rqI/ ::iHu I=n nqi. A■r grrp fllp� ��-■ L II i �� rgrlw.■ 11 rq_ - m ■III�Ir ■■■e �+TT/'��/ I�nu nnm�! :ell lr►� r�nn rL■■1�..\� \tia■r■�M■�r••p ■u O■i Millions q\ arr■n■ �ir� -- -- Qlrinrrl 1■ s��rr■u:r H m ununm�■�♦d -r•��"�� •fan■■I an 'wq .mu■rs m■■awrrV `� ■ ■- ♦♦ nor.■. �y �� .■■■o■, .� arr 11� •■,r■r n■Ilmnur■, r Pnr■r-' r■q ■■■ RIn n■ ::::nu■ r■n anon 4. Planned Development Map Legend ®� ® � a Project Location ® ® ®�® M 0 Area of Impact caea t�3f31 L1 7== City Limits -T-71 „ Planned Parcels t� as OAnalysis ®�®® J N �-77 F Tu LH i - T---1- - ___ i op City of Meridian Department Report VII. Exhibits 1 10 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. =Y -{ City of Meridian Department Report VII. Exhibits 112 D. Annexation Legal Description& Exhibit Map a �E M i� ;t 9 �� z � 4 EdE'S� - V ppyyg p rye R $ a.;a �p�p�s� I O g VJ F 8 3 y City of Meridian Department Report VII. Exhibits 113 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$0 14 'Vilest, 1324 69 feet 10 the Southwesl Corner of said Parcel"A% Thene leaving seed Southerly Boundary Lane, and its Prolongation, and along the VVestedy BOundoory Line-of Siikl ParCell W', North 00'49'DIY East, 355.76 feet to the Northwest Cornerofsaid Parcel-A'; Thence leaving said Westerly Boundary Line, and along The Northelry Bour+dary Llne of said Parcel"A",South n'98'57"East, 517.38 feet': Thence Continuing, South C*'30'3F West,200.12 feat Thenoo C-DnSnuing, North 89"38'57'East,243.68 feat; Thence C-Dntiinuing, North 4r46'32"Est, 64.95 foot; Thene Continuing, North 41`01'10"Fast.67.03 feet. Thence C-Dnlinuing, North 03'21'44' East,99 52 feet; Thence Continuing atong said Northerly Boundary Line, and its�'rolorvjaliojl. uln 49'08'57' East.467.89 Feet to the POINT OF BEGINNIW-. Th■abGve Describaid Parcal of Land Contains 9.36 Acres,more or less, t 4 251 4j_V 0 City of Meridian I Department Report VII. Exhibits 114 Li 2$/{ m . a � � � � 2 ■ ' �a �` 7\ § /o R }! o f§| ) \ | £I Z. �' � � - ■� | K | � 5 \ } � • � � �� � � � � .�.� }d/ k � \ 63 � ■ �] � � � LU a. • k N - O � | • � 2 � � ■ � � ' ! �\| �Vp _ � � 2 a Z §• � a� � 10 2■ § 6 O o ' �..�_.-- 79e to @m Nd City of Meridian Department Reprt V t Exhibits ,15 IDAH❑ 9934 W Emerald 5t SURVEY Boise, ID $3704 15G GROUP Phone: (208) 846-8570 Exhibit' ' L-Q Rezone Description For 4315 North Ten Mile Road The following Describes a Parcel of Lund being a Portion of the Southeast 1f4 of the Northeast 114 of Section 34, Township 4 North, Range 1 West, Boise Meridian, City of Meridian,Ada County, Idaho and being mole Particularly Described as follows, COMMENCING at the Northeast Corner of Section 34,Township 4 North,Range 1 West, Boise Meridian;From which, the East 114 Corner of said Section 34 bears,South W5320"West, 2,631.02 feet;Thence along the Easterly Boundary Line of the Northeast 114 of said Section 34, South 00'53'2C'West, 1,644.51 feet to the POINT OF BEGINNING: Thence leaving said Easterly Boundary Line, North 89°48'57"West, 304.37 feet; Thence, South 00*53'20"(Nest, 204.53 feet; Thence, North 651"00'00" East,92.22 feet; Thence, South 00°00'06"West, 189.57 feet; Thence, South 8V14'50' East, 218.47 feet to the Easterly Boundary Line of the Northeast 114 of said Section 34; Thence along said Easterly Soundar} Line,North 00°53'2V East,353.50 feet to the POINT OF BEGINNING- The above Described Parcel of Land Contains 2.14 Acres, more or less. u, 51+412 b e''• ?age 1ofI City of Meridian Department Report VII. Exhibits 116 NOC'49*00-E 355.76' V Crl vl r- c N rr- —r (D > 0 (D �9 C3 z v+ z Y r i a U c:+ : t° ° a a c e C frb N � 4 JI 1 0 r•. � � 3 � � m �" RI a- I I I I o Q. G a ID �Y VI M L Sd C6 rp Q1 01 r f— .. I R1 c N m N !D V a s w ni a a r w car+ - - _ .. I .� 3 m" o n Q R � I I soo'30,55"W 200.12 I 1 I9 �t m I ; cn I I I n S {r If cIF e L3 m r I CA A m Z 1$ �e7 OD S N N@ f g LS ul FL 7 m 7 c O� I'. t O tans + � o , a cb tic FL ' 41 L4 R 00*53'20"W 2631.02 - N. Ten Mile Rd. snLA N to Basis of Beartngs U 0 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. *p,L LAp � 4tC E R 8 � ►P gI*t Zfe �+ OV I r 1 gage 1 pf 1 T_... City of Meridian Department Report VII. Exhibits 118 N00'49'00'E 355.76' r r 00 V O� UI A W � r � I UY V1 L Z Z 2 2 �..-- O 0i O cogo 0 Q A r o m v 4 rw.y w' d cc 3 > > ri z m m m V I I (i PL °i i[n [➢ �.�..—.. rt a N 4 O N W m 2 y R fn p fa I> n N J t7 O N CA (!t y 3 + I I � I I : o S00'Sd'35"W 200.12'CID f 2 1 + cn N per = ti II W � m 11CA i C L3 0 w� � n O G I -,_.?5 m_. � .._ `Os, R" PR 0 s -- — Ls` x �] u ►Tr y co(n{f 71 I Ir a n1 F+ P"O� I m o x n A� r R-4 Zone ' CD ro d' HO CL ° A !I. ' !8 a z S4Q'53'20"W 353.60' ¢ 633.41' 353.5V 1644,51' SDO'53'20"W 2631.02' ---- N. 7en Mile Rd. to to i x a Basis of Bearings U, m City of Meridian Department Report VII. Exhibits 119 1 E. Conceptual Development Plan (dated: 5/18/26) ' (' o li Eta : o � r pp w 8 `I Flo a • N oil HUE IN I. O 38 jj M Ai� City of Meridian Department Report VII. Exhibits 120 F. Preliminary Plat(dated: 5/18/2026) 5 V x s pkg Ha pi $j N G ��a��iy zg� m e^ g 99 9p "99 9 1 FI 4 BB eee�iS rs44�F�6G I i k Al --_J - I City of Meridian Department Report VII. Exhibits 121 5� Ill, Ie`4_' pp s EEag N 6 E la ilrpa IECCC _gY p0^ae a IgWN Do Oil tlSypytn d€Ip�€ dyeey a e F I o q Opil ;N1- all a e �j.k tl�z tle i I gQAq �d R� k I HH" d F E- F F�4 tl � 6 I fi I � p a 4 B3 e �aE �ge� s @5 �� a® a e� �1�W gg3 ei�g€ �9'll ' � 1 City of Meridian Department Report VII. Exhibits 122 g� r11 fill,! 4 IEs. °��� t M InS DO S 71 9995€ � O°3I.V31M 0 g—E@yeg - �'' � Af�e� �41 M I 81 "4 19 gg i` lul� I € � yam— Via—_ 6 a a " e "Hi i _ _m City of Meridian Department Report VII. Exhibits 123 G. Phasing Plan (dated: 5/18/26) flu IN. il gp� yptl p, a '- ---- F4'� ® I I I i _ " ! I I I " I � =I I a City of Meridian Department Report VII. Exhibits 124 H. Common Driveway Exhibit(dated: 5/18/26) NA �Z a j* X/ tt?1141 sill w \/ 0 -Hk T.- � o 0 � •��y z • �� �$� ���p I�bs 8� �,� cfl � i c L i F — — — — - — _ — -1� O ' 3 i 1\ r •fig � �I ��� - o City of Meridian Department Report VII. Exhibits 125 I. Landscape Plan(date: 5/19/2026) aJ R NV�d sdd�saNe��e�d xdvwwn�ad s w �� ;. OHV0'NVIGIU�]N NOISIAIaens -nIH AuuDeDme F J o w � �� :aaIIIWNal•N c ... 01 pI i fi �I `1 .g Ufa NIP i w� P a m IA a City of Meridian Department Report VII. Exhibits 126 NV-id 3dVOS(3NV-1 iV-Id MVNlV4rSUcl 0 OHV41'NVlC3lHDV4 E C'4 NOISIAiaens W, — — --- -- — — — — 7 Lu ——�t > < .7 ............ < uj cl 11 06 1p 0 City of Meridian Department Report V11. Exhibits 127] J. Qualified Open Space Exhibit(date: 5/19/2026) c � c / OtlOL 3�IW N31 M1NOW O o - E � — I n r r w I ____-__ 1-- -- w \ � m 1 -------- � / w -- -- ` L 1 1 Hr7 i n V r 1 . I I •a j + I I E i ' -I- I II I I UU I F I I------ 0 6 U U U U U U I 2 I �M O a b M M a M _.. y — F0000Ou1^ - _ r O D - I O r m d o0 0000 -- -I ----I I --- - QQ 0 ��oo�0000 ----- W O U U U U U U U U O /�� } I I L N^ Q U U O D U 0, O W I I I O w p 0 0 M 0)MD v 1 M NUoin uOio�°p0p� u a N U N ^ O_ a) p���c ll Imo__ O -0 �mmmmmmmm V) --- r - - - - - - - - - - -- -- - 0 City of Meridian Department Report VII. Exhibits 128 K. Fire Access Plan d� i�7g� 4gkE$ a .: 11I �I ___-- 1 L . I 1 4 - s I nwa Y � o I � City of Meridian Department Report VII. Exhibits 129 L. Conceptual Building Elevations ■ _ On City of Meridian Department Report VII. Exhibits 130 M. Future Development Concepts for Out-Parcels —J_c , - -� 19-11 \ I p m oh City of Meridian Department Report VII. Exhibits 131 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 132 Development Application Transmittal Link to Project Application: Blueberry Hills Subdivision AZ, PP H-2025- 0048 Hearin Date: May 21, 2026 Assigned Planner: Sonya Allen To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)_meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331 Email: cityclerk meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law. 133 E IDIAN;--- Applicant Presentation Overall Project Data s.f.12,270 Minimum Residential Lots Size s.f.8,000 Gross Residential Density 2.77 units per acre Qualified Open Space 12%Open Space Area 1.07 acres Total Acreage 8.87 acres Common Lots 11 Light Office Lots 4 Single Family Residential Lots 20 PITCH DECK Volterra StorageTen Mile WastewaterMeridian Multiple Phases CrossingBridge TowerDrawbridgeSubdivisionsHartford * * * * * SUMMARY REBUTTAL E IDIAN*-- -)AHO AGENDA ITEM ITEM TOPIC: Public Hearing (Continued from 5-21-26) for Storyrock (H-2025-0025) by Bailey Engineering, generally located on the south side of W. Amity Rd., midway between S. Meridian Rd. /State Highway 69 and S. Linder Rd. A. Request: Modified Development Agreement for South Meridian —Kent and Donna Mills Development(#2016-007090) to include an additional 26+/- acres of land and a conceptual development plan for the overall development B. Request:Annexation of 27.11 acres of land with the R-15 (22.74 acres) and L-O (4.37 acres) zoning districts. C. Request: Rezone of 10.60 acres of land from the R-4 to the R-8 zoning district. D. Request: 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. 134 00 V C1 Ln W N C m N 00 N O N 011 � � I -n z N O aewl o � _ O rp D 0. _ Orq CL �, N -• L Gq N Ul O to O N m (J1 r-* 0 0 rD v v x rt = off 7 a� (D x ((DD �—� n rh u4 m o m c � U1 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 135 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 Department Report II.Community Metrics 136 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 137 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 138 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 139 111. 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 140 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 141 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 142 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 143 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 144 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 145 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 146 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 147 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 148 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 IV. (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 149 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 150 • 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 151 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 152 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 153 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 154 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 [155] 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 [156] 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 157 V11. EXHIBITS A. Project Area Maps 1. Aerial Legend ,t Project Location - R1- ftKIM-1, Area of Impact ' OAnalysis .ti \ i s 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 R1 RUT -� R 4 R-8 i= y_R 2 R 6 R-4" TNA R-2 R"I RUT City of Meridian Department Report VII.Exhibits 158 3. Future Land Use -- Legend Project Location - -'Area of Impact OAnalysis - Low le - Density Residential ;C-Wic J MU-C Medium Density Residential Med-Hi h Density Res dentitil.- »..High Density Residential MU-RG' 4. Planned Development Map Legend Project Location Area of ImpactCity Limits Planned Parcels ,1ytgg5` � 0Analysis — i o we K. City of Meridian Department Report VII.Exhibits Fl-591 B. Service Accessibility Tool(Existing Conditions) Criteria MR". . 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 160 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 161 Site to the east of the proposed collector street(i.e.Oakbriar)lookin west: owl ,R� vk-- - City of Meridian Department Report VII.Exhibits 162 D. Legal Description&Exhibit Map of Property Subject to New Development Agreement Description for Storyi ock 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,1,326.95 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 163 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 164 thence North 33°50'10"East.27.62 feet; thence North 26°33'19"West,434.46 feet; 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 t9P p$ r� McGAlt pAgc of 3 City of Meridian Department Report VII.Exhibits F165] § � 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 Fl 66 E. Zoning Exhibit—NOT APPROVED _ �NI •iH3 wdo�3n3a �.�o�lai pplyl�tll®a�v NOISI/�IGtlnS ?I�OiJ ALl01S O 0 lOMC Ito! e � i 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 Fl 67 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 1P �d TF OF Page I of I City of Meridian I Department Report VII.Exhibits 168 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 Fl 69 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 Page 1 of 1 City of Meridian I Department Report VIL Exhibits 170 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 Fl 71 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 y1Ci � 7�.4 11 79 CP 0�q/-eq�o �o�sr of �0¢0 f'f mcrik Pagel of 2 City of Meridian Department Report VII.Exhibits 172 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_NSLr OQ�Tl"Or- Page 2 of 2 City of Meridian Department Report VII.Exhibits 173 - � _ 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 Fl 74 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 175 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¢ -- 4NGENStic G a 779 1 A �x4�ac".`f� rpagr�of t�4ptti Page 2 of 2 City of Meridian Department Report VII.Exhibits F176] , 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 Fl 77 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 EI ! 'p1 ' 1 t w an &888844k&&&& �o tl Ili �V i 5 pi 3°ft� �pp - �aa NA1. I I P GF gj ar j gf f 6 II6 I a t-' I � - ¢ fiE��BEep f } i4i INT - ggg�s fp i s Ailk. .i City of Meridian Department Report VII.Exhibits 178 �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 l5 - 1 ✓ �E L p l)� City of Meridian Department Report VII.Exhibits 179 �_ .,...... - �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 City of Meridian Department Report VII.Exhibits Fl 80 _ 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 Fl 81 - ;@ «%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 Fl 82 @ , >a: , f � ta2 � �\) \/ _�e ........... , © \a ! ' /f» 19 # 2 �kqb� \ � \ / 2z - . , \ §9 Q / . ¥ ��■4 Q%J Meridian Department UM# vLExhib6 ,S �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 f} ; i , City of Meridian Department Report VII.Exhibits 184 I. Phasing Plan(dated:11/12/2025)—NOT APPROVED —_ 7N1 '11V3 Wd013/�3O A�011211 oarJi'.bi®ate NOISI/��O�flS >looa�.a ois _� wlsw•ovjw� v�d 3svHd �avNlwi��ad � 45 ` • 99II@S3 ��4`4 i� s III— ' s ,1 City of Meridian Department Report VII.Exhibits 185 J. Landscape Plan(date:8/7/2025) 4-96 s -y'•. 9 e� E �� la Za a a a a VI W K A S _L O O I/] E City of Meridian Department Report VII.Exhibits F186] _ '�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 Fl 87 '�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 { > ' _ 1 . f o 3 icy• #": _ � � 1 1 fEj City of Meridian Department Report VII.Exhibits Fl 88 - ----_ '�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 189 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 190 I ___ ._ '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 Fl 9-1 1 '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 192] 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 Department Report VII.Exhibits 193 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 194 M. Conceptual Building Elevations Single-family detached homes: ❑ ❑ 11W City of Meridian Department Report VII.Exhibits F1 Townhomes: � a ie L rII City of Meridian Department Report VII.Exhibits Fl 96 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. IN a n as 6��• �_t �"� .. :��I.�.•� - .�, r I i ' - - 9 City of Meridian Department Report VII.Exhibits 197 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 6S 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 198 VIL1. 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 199 1 Development Application Transmittal Link to Project Application: Storyrock AZ, MDA, PP, RZ H-2025-0025 Hearing Date: May 21, 2026 Assigned Planner: Sonya Allen To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)_meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331Email: cityclerk(cD_meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received bV CitV of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and maV be released upon request, unless exempt from disclosure by law. F 00 E IDIAN;--- Applicant Presentation STORYROCK x 'BAILEY ENGINEERING . . Preliminary P Development A 75-acre community in south Meridian. PREPARED FOR City of Meridian — Planning & Zoning June 2026 LOCATION Location 17 THE SITEaA 75.13 acres between S Linder Rd and S ■.. Meridian Rd, south of W Amity Ave. '.tom �•` .r ..�.� �e�j W, t s 1 y STORYROCK PRELIMINARY PLAT SURROUNDING DEVELOPMENT Location, development Imo. .- z, r •, . ; � SURROUNDING DEVELOPMENTS _ i� �•" -CIS - ,, _ � -;, ,+, 1. Graycliff EstatesOWE W 2. Stapleton Subdivision or 3. Jessica Condos 4. Prevail Subdivision 07 5. Shafer View Terrace ` 6. Underwood Estates - 7. Patriot Ridge Estates 8. Flowers Estates - 9. Stonehill Church Storyrock iKI•I I 10. Windrow Subdivision —" 11. Brundage Estates y r J.•r 12. Allure Subdivision E' a.-„.. I 13. Briar Ridge Subdivision ; - 14. Syringa Crossing ` ! rf f!r f dR. Iw - •� �. I STORYROCK PRELIMINARY PLAT FUTURE LAND USE MAP ( FLUM ) Consistent with the Comprehensive Plan JII I�Elll lllr�_JFll hllp/ � v :�� .� ,� WJasper5t---_____-- _-- DESIGNATION � - 11T N The site is designated low, medium density residential. The proposed plan provides a density of 1 4.27 dU/ac. NOT PART OF PLAN - , I1 i i i i � I STORYROCK PRELIMINARY PLAT PROPOSED ZONING Four districts, one transition REQUESTED DISTRICTS �y R-4 lower-density SFR - -w-AMITY-R❑ R-8 medium-density SFR R-15 • cottages & townhomes L-O • limited office Not part of plan P MR8 STORYROCK PRELIMINARY PLAT COMMERCIAL Limited Office, corner pocket � - , , , - i W Japer-St----_:--- - THE NUMBERS � -- --- Ile Commercial (L-O) lots 2 lots At the corner ` ao -- I � - - - - - - - - • - - - - - - - - - I I I I STORYROCK PRELIMINARY PLAT PRELIMINARY PLAT 321 homes, thoughtfully arranged - - - - - - - - - - - - - - - - - W.Jas er-ST--- =___-: LOT BREAKDOWN N 210 Single-family WAM"-RD _ I ■ 31 Cottages 80 Townhomes 2 Commercial lots Single Family i44 - - I ' I ' I ' I ' STORYROCK PRELIMINARY PLAT ACCESS & CIRCULATION Access I Il : PRIMARY ACCESS �WJa�erSt— _�i I+ FFM Two primary entries — S Oa kbriar Way w-AMFY-Ro - and S Pullman Ave. Stub streets extend to neighbors for future connectivity. Q S. Oakbriar Way © S. Pullman Way I I p STORYROCK PRELIMINARY PLAT OPEN SPACE Storybrook has room to breathe, 20. 91% open space _-4'- t ----------- i i OPEN SPACE SUMMARY ACRES % SITE WJasPer S �y Open-Space Lots 11.26 14.99% W-AMrrY-Ro ❑ Parkway Open 3.79 5.04% 50% Buffer Lots 0.66 0.88% - i ,�►p j �j' ;,; i� I I " !j -- - "? �._._Yam-'•, j :�;. Total Qualified Space 15.71 20.91% - j III`—— _ �:�. I. OTHER AREAS i f - - _ � ❑ Common Area 13.72 18.26% i �. ' '"" - I - I I I Site Total Area 75.13 100% I STORYROCK PRELIMINARY PLAT AMENITIES Amenities - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - V - W-Jas er-Sf---_�__- I WHAT ' S INCLUDED f 4 v IT f ' ❑ Half-basketball (1) WAMITY-RD I ❑ Picnic shelter &seating area (3) ' , ' r —Q i, ■w4. ❑ Bike repair station (2) ❑ Pickleball court (2) � ❑ Tot lot Y cj ( 'r' 40 • a `v ;y 1 'ram- YV • I I 517T •r �. W r. I I I I - — — — — — — — — — — — — — — — — — — — — — — — — — — — — — STORYROCK PRELIMINARY PLAT PHASING Built in 5 phases - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - PHASE SEQUENCE I Phase 1 45 residential I _ W-AMF-Y-Ro Phase 2 77 residential Phase 3 83 + 2 commercial _ Phase 4 30 residential Phase 5 86 residential � I e I ! - - _ .... i�j�,�y ,y-\_ _ - �• _ - .#� IIf]11f if IY -!-_ I� •I } 'I I I I I� STORYROCK PRELIMINARY PLAT PATHWAYS & CONNECTIVITY A walkable, connected network CONNECTIVITY r: Continuous pathways link every phase to W-AMITY-RO open space and amenities. �. �• �• 0 5ft wide path 1 Oft . wide path s1.-�tiaz STORYROCK PRELIMINARY PLAT ENTRY MONUMENT Where the story really begins ENTRY ' The entry monument is a tribute to the land that shaped Idaho and the Treasure Valley. h'T A gateway that honors rural roots while welcoming neighbors home. - - - - - - - - - - - - - - - - - - - - - - - - - i' STORYROCK PRELIMINARY PLAT THE VISION What it feels like to live here p �G -/ '� III ' � ��-�• ` � till I Nip All I ;e % Half-basketball court&covered seating area Play area &covered seating area Two pickleball court's & covered seating area STORYROCK PRELIMINARY PLAT WHERE NEIGHBORS - - - A court that draws a crowd A half-court invites the spontaneous pickup game — and the covered = t� seating beside it turns passers-by into spectators, and spectators into neighbors. Kids shoot around after school while parents catch up in the I shade. ' ? a E Spontaneous, all-ages play l-- Shaded seating keeps people lingering f � I09 Everyday, friendly eyes on the park STORYROCK PRELIMINARY PLAT WHERE NEIGHBORS MEF - Where parents meet while kids play The playground is where the youngest residents — and their families — I AOM meet first. As kids climb and slide, the covered seating gives caregivers a � w , Al 11��I 1 comfortable lace to sit talk, and form the friendships that knit a p � p neighborhood together. Y A first gathering place for young families Shaded seating for caregivers to connect A short, walkable trip from every phase STORYROCK PRELIMINARY PLAT WHERE NEIGHBORS V " _ The friendliest game in the neighborhood Pickleball is the fastest-growing way neighbors become friends — easy to learn, social by nature, and just as fun to watch. Two courts and covered seating create a daily gathering point that brings every age together over a friendly game. - - - - A sport anyone can pick up Built for doubles — and conversation , Covered seating for the between-games social STORYROCK PRELIMINARY PLAT Z C n . Single mily. i LJ ti t�rgti_f. ,*+-�• ,�;5.��.�T,-_�;f �r+T�.g+•� `a+}�{•T ice•. Interiors j V i - It -wit 1 - i F �� r l NEXT STEPS The road to approval 0 Revise L-O to R-15 zoning 0 Revise Phasing Plan 0 Revise Preliminary Plat and Common Lots STORYROCK PRELIMINARY PLAT STORYROCK x BAILEY ENGINEERING Let' s bul* l Storyrock. A complete neighborhood, delivered phase by phase. STORYROCK SUBDIVISION • CITY OF MERIDIAN, IDAHO