HomeMy WebLinkAboutPZ - Department Report COMMUNITY DEVELOPMENT C�E IDIAN*--
DEPARTMENT REPORT °AHO
HEARING 7/2/2026 Legend --- 7 �.
DATE: Project Location 0
;:.Area of Impact
TO: Planning&Zoning Commission City Limits -
Analysis
FROM: Nick Napoli,Associate Planner
208-884-5533
nnapoli@meridiancity.org
APPLICANT: Johnny Watson • • ___
SUBJECT: Victory Stake Center
H-2026-0016
LOCATION: Generally located at the northwest corner
of W. Victory Road and S.Linder Road
in the SE '/4 of the SE '/4 of Section 23,
T.3N.,R.1 W. (Parcel#S 1223449000)
I. PROJECT OVERVIEW
A. Summary
Annexation of 5.81 acres of land with the R-8 zoning district and a Conditional Use Permit to
construct a 22,630 square foot church.
B. Issues/Waivers
- Staff is asking the Planning and Zoning Commission and City Council to consider the
location of cross access to the north and west for future connectivity.
- The steeple currently sits at 69 feet 10 inches.However,the maximum height allowed in
the R-8 zoning is 55 feet.
C. Recommendation
Planning Division: Approval with a Development Agreement and Conditions
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
City of Meridian I Department Report I. Project Overview
Exhibits............................................................................................ VII
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant -
Proposed Land Use(s) Church -
Existing Zoning RUT in Ada County VII.A.2
Proposed Zoning R-8
Adopted FLUM Designation Low Density Residential VII.A.3
Table 2: Project Overview
Description Details
History N/A
Physical Features None
Acreage 4.93 acres
Table 3: Process Facts
Description Details
Preapplication Meeting date 2/10/2026
Neighborhood Meeting 3/12/2026
Site posting date 6/22/2026
Table 4: Agency Comments
Agency/Element Description/Issue Reference
Ada County Highway District
• Comments Received Yes; Staff Report -
• Commission Action Required Yes I -
• Access Linder Road:Minor Arterial Road I -
Victory Road:Minor Arterial Road
• Traffic Level of Service Linder Road:Better than"E" -
Victory Road:Better than"E"
ITD Comments Received Yes;No Comment
Meridian Public Works Wastewater
• Distance to Mainline 450 feet to the West
• Impacts or Concerns Yes; See Pubic Works Comments '
Meridian Public Works Water IV.B
• Distance to Mainline Available at 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:
https://weblink.meridiancity.org/WebLink/browse.aspx?id=445209&dbid=0&repo=MeridianCity
City of Meridian I Department Report II. Community Metrics
Figure 1: One-Mile Radius Existing Condition Metrics
Reference Parcel:S1223449000 Date Retrieved:2026/5/28
Parcel Count Parcel Acreage Infill Indicator:
1,309 1,003 Surrounding Area
49% ►vot city
® City Limits
1,084
■ Not City
Household Household& Population Growth
Households
02020
Population Change:51.8°I°
Population ■Growth
(Household and Population Change
since 2010 Decennial) 5,000 10,000
Use Types Residential Addresses All Addresses
■ Single-family 18% 17%
Multi-family 2%
82% 81%
® Commercial
2.00 {}�y 1,000
Single-family H
Q1 H
Residential b 1.50 1.46
Parcel Diversity a 1.00 500 U
0Parcel Count 0.50 L
*Average Acres 0.00 9-0.19 0-00- 0 a
R-2 R-8 R-15
Average Single-family Density by Zoning Average
10.00
L DensityResidential Net
V
O- 5.00 03.83 1 5.15 4,42
0.00 00.68 :Ao:oo- 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.
City of Meridian I Department Report II. Community Metrics
Figure 2:ACHD Summary Metrics
Traffic Count is based on Vehicles per hour(VPH)
Roadway Frontage Functional GPM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
* Linder Road 46-feet Minor Arterial 34 Bcttcr than "E"
Victory Road 880-feet Minor Arterial 458 Better than 'E"
Acceptable level of service for a two-lane mirror arterial is 'E'(575 VPH).
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. General Overview
This property is designated as Low Density Residential(LDR) on the Future Land Use Map
(FLUM)contained in the Comprehensive Plan. This designation allows for the development of
single-family homes on large estate lots at gross densities of three dwelling units or less per acre.
These areas often transition between existing rural residential and urban properties.
Developments need to respect agricultural heritage and resources,recognize view sheds and open
spaces, and maintain or improve the overall atmosphere of the area. The use of open spaces,
parks,trails, and other appropriate means should enhance the character of the area. Density
bonuses may be considered with the provision of additional public amenities such as a park,
school, or land dedicated for public services.
The Applicant's proposal to develop a 22,630 square foot church on the site is generally
consistent with the LDR FLUM designation,which supports residential zoning where a church is
allowed as a conditional use. The applicant is not proposing to put any residential on the site and
states the primary use of the site will be for Sunday worship with some meetings being on
weeknights after 5:00 pm. The applicant indicated the church will allow up to 300 occupants.
In the early stages of the preapplication and annexation process,ACHD told the applicant the
access closest to the intersection of Victory and Linder would not be allowed,which limited the
applicant to a single access point. As a result, City staff is recommending the applicant provide
cross access to allow for stub drives and pedestrian connections to the properties to the north and
west(Parcels#R5443271300 and#R5443271100) along Linder Road and Victory Road
frontages. By providing flexibility on the location of the future stubs,when the surrounding area
redevelops it will allow for additional access points for the church that also integrate with the
surrounding residential.
Staff has concerns regarding traffic circulation during Sunday service times.With a single access
point serving a church with an occupancy of up to 300 people,there is potential for significant
vehicle queuing within the parking lot and,potentially,onto Victory Road. Staff discussed this
concern with the applicant,who indicated they are exploring the option of utilizing a traffic
control company during Sunday services to help manage ingress and egress.
Staff also evaluated the possibility of relocating the building closer to Linder Road,which would
place the majority of the parking area on the west side of the building and provide more direct
access to the site's entrance and exit. However,the applicant stated that this alternative was
discussed with the property owner and was not preferred, as it would require attendees to walk a
greater distance from the parking area to the building.
B. Comprehensive Plan Policies
Comprehensive Plan Policy: Analysis:
"Permit new development only where it can be City water and sewer service is available and
adequately served by critical public facilities can be extended by the developer with
and urban services at the time of final development in accord with UDC 11-3A-21.
approval, and in accord with any adopted
levels of service for public facilities and
services."(3.03.03F)
City of Meridian I Department Report III. Staff Analysis
"Encourage compatible uses and site design to The proposed church should be compatible
minimize conflicts and maximize use of land." with existing and future residential uses in the
(3.07.00) vicinity which should minimize conflicts and
maximize use of land.
"Locate smaller-scale,neighborhood-serving The proposed church will provide an
commercial and office use clusters so they opportunity for public congregate in this
complement and provide convenient access portion of the City near existing and future
from nearby residential areas, limiting access residential uses.
to arterial roadways and multimodal
corridors."(3.07.02B)
"Reduce the number of existing access points The proposed development shows a single
onto arterial streets by using methods such as access point to Victory Road. Originally,the
cross-access agreements, access management, applicant was proposing two access points to
and frontage/backage roads, and promoting Victory Road,however,ACHD did not allow
local and collector street connectivity." for the access closest to the roundabout to
(6.01.02B) remain. As a result, staff recommends cross
access for future stub drives to the north and
west for additional future access points as the
area redevelops.
C. Site Development and Use Analysis
1. Proposed Use Analysis (UDC 11-2):
The applicant proposes a church in R-8 zoning district.A church is a conditional use in the R-
8 zoning district. The applicant's narrative states there are no full-time staff or residential
components on the site and that the facility will be primarily used for Sunday Worship with
some meetings held on weeknights after 5:00 pm. In addition, if the church decides to have
any ancillary uses(school,daycare, etc.)they will be required to comply with the allowed
uses table for the R-8 zoning district as shown in UDC Table 11-2A-2.
2. Dimensional Standards (UDC 11-2):
Future development is required to comply with the dimensional standards listed in UDC
Table 11-2A-6 for the R-8 zoning district. The proposed lot and building placement comply
with the minimum dimensional standards.
3. Specific Use Standards (UDC 11-4-3):
11-4-3-6: Church or place of religious worship
- Schools, child daycare services,meeting facilities for clubs and organizations,and other
similar uses not operated primarily for the purpose of religious instruction,worship,
government of the church, or the fellowship of its congregation may be permitted to the
extent the activity is otherwise permitted in the district. The applicant will be required to
comply with the specific use standards. The applicant's narrative states the facility will
be used primarily for Sunday worship and won't have any full-time staff.If this changes,
the applicant will be required to obtain the correct permits to establish any of the uses
listed above.
D. Design Standards Analysis
1. Structure and Site Design Standards (UDC 11-3A-19):
The applicant's site plan depicts the church building located centrally on the parcel with
direct frontage on Victory Road. However, along the Linder Road frontage it is primarily the
City of Meridian I Department Report 111. Staff Analysis
parking lot facing the road.Due to the shape of the site and access restriction,the applicant
decided not to orient the building towards both arterial roadways. The applicant shall apply
for alternative compliance as the site layout puts more than 50%of the parking between the
building and the street. The alternative compliance application shall be submitted
concurrently with the certificate of zoning compliance and design review application.
UDC 11-3A-19 requires an unobstructed walkway the length of the drive aisle for any
parking area that exceeds 150 parking spaces or is 200 feet away from the primary building
entrance. As a result, staff is recommending a pedestrian connection running through the
internal parking lot on the west side of the building to meet this requirement.
Staff is recommending the applicant provide cross access to the properties to the north and
west in accord with UDC 11-3A-3. These vehicular and pedestrian stubs should not be
aligned with the existing homes so in the future when the area redevelops it will provide
better pedestrian and vehicular circulation throughout the site.
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
UDC Requirement Proposed/Analysis
Arterial Road:25 Feet Linder Road:25 feet
Victory Road:25 feet
The proposed landscape buffers are proposed to be 25 feet in width and include a 10 foot
multi-use pathway along both Linder Road and Victory Road. The landscape plan shall
be revised with the submittal of the certificate of zoning compliance application to show
the easternmost drive aisle removed or designated as emergency access only.
ii. Parking lot landscaping
Landscaping is required to be provided along all parking areas per the standards listed in
UDC 11-3B-8. The applicants landscape plan depicts parking lot landscaping in mostly
compliance with UDC 11-3B-8. The applicant shall lose one (1)parking stall on the
western portion of the site due to having thirteen (13) in a row without a planter island.
The maximum allowed without a planter island is twelve (12). This shall be revised with
the submittal of the certificate of zoning compliance.
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).
It does not appear that any trees exist on the property; however, if any trees are present
and will be removed, the applicant shall mitigate for the tree and provide a tree
mitigation plan with the submittal of the certificate of zoning compliance 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 applicant has provided landscaping in conformance with the pathway landscaping
standards in UDC 11-3B-12.
3. Parking (UDC 11-3C):
i. Nonresidential parking analysis
UDC Requirement Proposed/Analysis
Commercial: 1 Parking Based on the 22,630 square feet proposed,a minimum of
Stall per 500 Square Feet 45 parking stalls is required.The applicant has exceeded
of Gross Floor Area this requirement and is proposing 228 parking stalls.
However,the applicant shall lose 1 parking stall on the
western portion of the site as they have 13 in a row
without a planter island.
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
did not provide bicycle parking on the proposed site plans. The applicant shall revise
their plan to incorporate a minimum of two (2) bicycle parking spaces with the submittal
of the certificate of zoning compliance.
4. Building Elevations (Architectural Standards Manual):
Administrative Design Review(DES)and Certificate of Zoning Compliance (CZC)approval
is required before building permit submittal for the church addition. The submitted elevations
and site plan will be fully analyzed with the future applications.
Conceptual building elevations were submitted for the proposed church. The maximum
building height in the R-8 zoning district is 35 feet; however,the UDC allows for steeples to
exceed the maximum height by 20 feet. The current elevations show the steeple at 69 feet 10
inches which exceed the maximum height allowed of 55 feet. This shall be revised with the
submittal of the design review application. Final design is required to comply with the design
standards in the Architectural Standards Manual(ASM).
5. Fencing (UDC 11-3A-6, 11-3A-7):
All fencing constructed on the site is required to comply with the standards listed in UDC 11-
3A-7.
The applicant has depicted fencing on the landscape plan; however, the type of fencing is not
specified. The applicant shall provide a detail of the fencing with the submittal of the
certificate of zoning compliance application.
E. Transportation Analysis
1. Access (UDC 11-3A-3, UDC 11-3H-4):
The proposed development includes a single access point from W. Victory Road. During the
initial pre-application meeting,the applicant proposed two access points onto W.Victory
Road;however,the easternmost access was required to be eliminated due to its proximity to
the roundabout at the intersection of Linder Road and Victory Road.
The resulting access configuration is consistent with Comprehensive Plan Goal 6.01.02B,
which encourages reducing the number of access points onto arterial roadways through
access management strategies such as cross-access agreements, frontage and backage roads,
City of Meridian I Department Report III. Staff Analysis
and improved connectivity between local and collector streets. The proposal is also consistent
with Ada County Highway District(ACHD) access management policies.
While the proposed single access point complies with both ACHD policies and the
Comprehensive Plan, staff has concerns regarding traffic circulation during peak periods,
particularly Sunday service times. Given the anticipated occupancy of the church,vehicle
queuing may occur within the site and has the potential to extend onto W. Victory Road. Staff
discussed these concerns with the applicant,who indicated they are exploring the use of a
traffic control company during Sunday services to assist with traffic operations and site
circulation.
Staff also evaluated an alternative site layout that would relocate the building closer to Linder
Road, allowing a greater portion of the parking area to be situated west of the building and
closer to the site access. This configuration could improve internal circulation and reduce
queuing distances. However, after consideration by the property owner,this alternative was
not preferred because it would increase the walking distance between the parking area and the
building entrance.
2. Pedestrian Connectivity (UDC 11-3A-5, UDC 11-3A-8, UDC 11-3A-17):
The proposed plan includes a pedestrian walkway from the multi-use pathway along Victory
Road to the main entrance of the church building. In addition,the parking immediately
surrounding the building has parking adjacent to it which allows for several other connection
points. The site/landscape plan submitted both reflect compliance with this standard.
F. Services Analysis
1. Pressurized Irrigation(UDC 11-3A-I5):
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.
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.
3. Utilities (UDC 11-3A-21):
Both the Plan and the UDC establish policy and regulations for extending and connecting to
City utilities. Goal 3.03.03G of the Plan mandates urban infrastructure be provided for all
new developments,including curb and gutter, sidewalks,water and sewer utilities.All
utilities for the proposed development are required to be installed in accord with the standards
listed in UDC 11-3A-21.
City of Meridian I Department Report III. Staff Analysis
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. A Development Agreement(DA)is required as a provision of annexation of this property. Prior
to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of annexation ordinance adoption, and the developer. NOTE: A
Certificate of Zoning Compliance and Administrative Design Review application shall not be
submitted until the Annexation Ordinance is approved by City Council.
Currently, a fee of$611.47 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six(6)months of the City Council granting annexation. The DA shall,
at minimum, incorporate the following provisions:
a. Future development of this site shall be generally consistent with the conceptual development
plan and building elevations included in Section VIII and the provisions contained herein.
b. The only uses allowed to operate on the property are church or place of religious worship
(UDC 11-4-3-6) and those allowed as an accessory use.
c. The applicant shall provide cross access and stub drives to the properties to the north and
west(Parcels R5443271300 and R5443271100)in accord with UDC 11-3A-3
Conditional Use Permit:
1. The site and/or landscape plan submitted with the Certificate of Zoning Compliance
application shall be revised as follows:
i. Provide a fencing exhibit and detail showing location and type of fencing.
ii. The landscaping between the drive aisle and fence of northern portion of the site above
the building shall be widened to 5 feet in accord with UDC 11-3B-8.
iii. Revise the plan to incorporate a minimum of two(2)bicycle parking spaces with the
submittal of the certificate of zoning compliance.
iv. Revise the elevations to lower the steeple from 69 feet 10 inches to the maximum height
allowed of 55 feet.
v. Lose one (1)parking stall on the western portion of the site due to having thirteen(13)in
a row without a planter island. The maximum allowed without a planter island is twelve
(12).
vi. Add a pedestrian connection through the western parking lot to the primary entrance of
the building.
vii. Dimension the landscape buffers along both Victory and Linder to ensure they are a
minimum of 25 feet.
2. Compliance with the standards listed in UDC 11-3A-6 for a church or place of religious
worship is required.
3. Future development of the site shall comply with the standards in the City's Unified
Development Code(UDC).
4. A Certificate of Zoning Compliance,Design Review, and Alternative Compliance application
shall be submitted and approved for the proposed use prior to submittal of a building permit
City of Meridian I Department Report IV. City/Agency Comments &Conditions
application. The design of the site and structure shall comply with the standards listed in
UDC 11-3A-19 and the design standards listed in the Architectural Standards Manual.
5. Provide a traffic control plan with the submittal of the certificate of zoning compliance
application for Sunday services.
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 asset forth in UDC 11-513-617.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
B. Meridian Public Works
NON-Pilo'CONDI TIONS
ftRi.{;VAPkKI,IkrARTmrN7
Site Wfir C:om filliaas of Appro�d
L Bumside Ridge has dry Sevier Line approximaidy 150Rtnt1c WestofIr prnpitianisewcr Linc in
Victory Rd Applicant Ls rnixiu�in work wigs Burnside Ridge O crknffe proper elevation is
inKtalLcd for flbue wrwcaULaL Or instil]Satminimurn slope.
2- Flrinp 9'"&&2"stuh Ln1n propaty(hring in 9"main and have it90degr=Y Wawrmrvieeand
fire line to came offofawb.
3- Ifa Wdl is Located e n the site d rnnl he aban&nod pa regulaRary raauiwFwn1s,and proof of
sbart"nxrt nnrmL be FwOmded to the CSty_
4. Ensure no sewer sorviam pass through Infiltration trenches.
5- Provik W Faaaawnis for nmirm hydraw Lalaals and wake sec sag.Fasrnicnls should cuend
ip to the and of r ain'hydra W walrr nria and I(r bgoW it.
(L. No permanent structures(hcm,hu esr buildings,carports,trash reeeplacLc waLLs,fences,
infiltration trenohcs,light poles,ctc-)to bo built within the utility casomonL
Camera]il omdLt mm Of Approval
1- AppliiautshaReacmidinatewataairitscuacrnuinsiacandmuting with the PuSGcWcrka
Nparunent-
2- Per-Maidim City Code(MCC;),the applicant shall be respontsible to iwWI scwix and water
mains island tltretr4eJs ibis dw�cls�-nL App]icarLL nrayhcdip6lc forarcirnhruscrncrrt
agreement fm Lnfraifta=e enhanccrnerrt pa MC.0 R fr5.
3- The applicant shall prcwide casarrrut(s)fix all public vwatrxl nrsx nseirus ou�ide of public right of
way(inchtdc all%wau savk=and hydmws). SewmAwEbxcamnunt wanesdgtatding on sewer
depth.sewer 0-20 fi dccp ncuirre a 30 ft cagmwM 20-25 ft a 40 ft easarraa and 25-30 ft a 45 ft
easenwat- F.wxwnoIxrntwentsinmt-wee(treed bushes,buildings,cupomq,trm%hwoeptade
walls,fa=infiltratim tFmdv,light pales,cii.)arc built within the utiLity casanauL %b it
an esw��iled ca<;crs>rerrt(on the farm available friar Public Worley},a Legs]dcseription prlgranGi by
an Tdaho Ilmmod Pmfewsionml Iand 9uryayor,which must include&a amm of the ea wnicr t
(mwizd EXHIBIT A)and an 9In"A I I"male wills bearings and rlietawrx(nA"F-XH T3TT B)
for review-Bath cALbio must bescalc4 signed and dated by a Profmioral landgurvcyer.M
NOT RFCA)RD-
4- Thc City ofMaAanroWiFosOmt pFawuriwd it gatirmsy-Memsbesuppircdbyaycar-round
sm mwofwata(l]DC]]-31?,6y The applicmtdwmld he roquirod tease any existing swFwc or
wd1 water far else primary%-truce. If a uAwc or well source is not available.a sing"nt
cenrsa km to flr a theory water sysrrem dial]be rcquinuL If a!;Ingle-taint erw wa km is wilimd,
stet devckgxr%ill.he rcr�►—ible for Ore paymentofassces=rk%for tlreoxnrnmmcas prior to
prior in remiving development plan approval
5- Any sUiK=rm that are allowed to remain shall be subject to cvalratiom and rKwOOc rcassWuml
of atra3 addrrssirtg icy be in oon*k ncc with MCC-
6- AU irriygum d wh s,canals 1a1wal.?,cw draiM exelraiiw of natrual waterways.Lnterssxting.
crossing or laying adjaeent and oeridgueus to the area 1xing RiMvidcd tall be addreasai por
UDC L L-3A-& In pafaming such works,the applieaa shall comply with ldalwo Code 42-1207
and am}flthcrappLicmbLe law ne regulation.
7- Any wselh dal%w3]L nntwrdinm to beuwd rcnrA beproperly abmilowd a,xslr3ingto ldaha Well.
C,imoi3awn Statudu&Rules admini4cred by the Idaho Departmnt of Wala Rt�wwozs
(IDWR)-The DeveLeper,(hwu,orpreled FngLnax,dull provide a ngenxrst addrssasing
City of Meridian I Department Report IV. City/Agency Comments &Conditions
mAcdi r there arc aay oyustiW wd1s in the do mew and ifmk how dny will continue to he
use i,or provide m3cM ofthdr ahws&rhrncrrt 1f%wdLs arc to he alia Amui the prryecs owner or
their rcpwsemtatiw niugt wwact the IFYWR Cacwrdumia Protection Section(Aaron Skinner,
Hydropoalogist 209-2974972)BFYCWE any work is dcmc to dooaimiiyesirn an cXJNting wall
(even.Sk A helimod that the wdl is km than 18 fi deep).Pmaf ofoonmunioation with 1 WR
must be sdrntittad to the City Finar to any work being dtmc to dowrani limn tlx wet I_Fallwe to
communkke with IDIVR may r=dt in additional wmrk and cxpmae to daxnniiN. n tie wdl..
R Myexi9mgmptiesysbaimwithindtispmjaYshdLheremmAfrumPavicelxrCayikdimrrm
Section 9-L4 and 9 d S. Contact C"tral f]istria Health for abubdmrncrt promdu,w and
m pwu rom(2MP75-521 I_
9_ AD impnmnNugFdaledvppa"ieIife.ssfctyandhcaLthshaLlbcciwnpLctodpritxtoocupuicy
of the strir-.fircN_
10_Applicant shall lye rcquircdto pay Public WarksdnolnpmvW plan revim,and axt,-tnrfion
Impectim fees,as daemtiincd during the plan review pry pririr to the Lsamnoc of a plan
apprmal lc11cr.
1 1_ RshdL hethc rcapomrihility nftheapplicamto crmn that aL1 devdrdxnaM f wr*y with
the Arnaldo with TAgaWLiGi N Act and the Fair Houmnp Act.
12_Applicant shell be na>Kmiblc for application and eornpl ianoc with any Imxften 4M Pemutting
that may be milmod by the Army CorpN of Fngimmm
13_ fkevdopa shall oxxdimalc wa lbm kratioris with the Mffidian llkm(ffma.
14_CnmMation teAm aulLN shall be Nuhrailt-edtothe-U idian Mlding fkparin ml far all building
pads romving c VDecrrdImAfill.what footing wrwdd At atop fill nmrffial
I5.71vc drxigp en2bx"shall be m tared to ocrOy that the street cerw rLine i levahiartN am sot a
ntininun of 3-face abave the hLgtcut in a isbod peak groundwater dcvation_ This A in caw"
tat the be orndevation ofthc crawl 4meea;efhcapN is at kart L-footabovc.
I&The applicants d m1g n cngim=Nhall he ref;1rriblc for incpcclion of ail irrigation an&nr
drainage facility within this project that dr«not fall under the jwindio ion Man inrigatinm district
er ACHD-The dcwLgn engineer shall provide certification that the faulluea have been iretalkd m
secordamec with the aF4wmel deNL}'fi pLaas.This certification will he roauirol hckva a crrhifimte
of oocupamoy is LvQkCd fix any stnecWM within the prrijocL
17_At theoonMAAion ofiho pu jet the applicant shall bo responsiblctnsuhmit record drawings per
tie City of Mcddian AuWCAD standards. 'Tho;c Fee"drawings rusl be ramirnd and approval
pricy to the Lsraum=of a certification of a%p ancy fmr any mrw=ert wi b in the prq cct
I R A stm ct Light plan will rcxd to be indridcd Ln the civil oombikoinn plans-5tmt light plan
regkj enwuq arc Lured msatlien&Softhe Improomwi.Stududa far Saw lighting.A copy
of tie sumdudN cam be fmruid at tiw rkSMz7 d-272_
19_The City of Meridian rogjres that the awnu poet t6 the CO a perfiirinm=surty m the uww t
of I M%of the total.canstrw6en ent t far all rnairnpktc=Wff WMbff and FaWC uifhL41L ehyrc
prior to fatal plat sIgowe.7lhis surety will he wxifiod by a ILne item omt c i.narrv.pmvLdeai by
tic owner to tboCity.7hcswcty can be peed in the forraofmm irrcucrtablo k x afetedit,eask
dopasit or IrK n Applicant nxLA file an application for surety,which can be found on the
Cswnmmityf]cYchoprnraFkparhnermtwebsitc. PlcasccontkaImAlk+clgimaLLSumccfor
morn infrwmation at KV-22 L L.
20.The City of Meridian rogWres that tie owns pm to the City a warranty xurcty in the amount of
20%of the tataL bmwkicuon oad for all etwnpleed amwer,wakr and Feme inkazn3ame for
duration ofiwo yeam This swvty will be verified by a Zinc item cast olLmat�c Fwovk cd by the
ownutotho CO-The suety can he prk M in the form of an Lmc4ucahle lateroferelit,rash
deposit or W&L Applica w rnuat file an application for surety,which can be found on the
Cxwnm mitt'11 cw1opmea fkpartmeru websitc. Please cont*d ImA I}c4clginierLL Berries for
ntxo infrwmation at 887-221 1.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
C. Irrigation Districts
1. Boise Project Board of Control
--TM�• '"" lk Pka K r UkIA"Q�CONTROL °^ •'r �+*
wy�r.ryyy r�^K k'rtP APrt�RT�',�.4�hF'OI+,�Y�r'a�cTl
iui6rY o.uldtlR >w er,�+i+rew
+�ioc•wwnR �.rmrras�wa x,rr.rF�ar,ew.nr.Y
rru,��r trrrr�r
hrYW POTfax.lk r�omua�wcr
+ww�+F*n,our?wWx� .wrv.r epwer
AMYL**6YBY
xam+•Te�rtn
ratan iN CAIK wra,hw ,we o�s,��
W Jam 2026
cih.Clerk'sUf uc
33 L Llmadwap Avcaur Meridian IM SMA2 l t7 {- D
JUA fi 4 20
RF.. vic14vY'4Mkv Ccnru 1.05 Chmrrh C,
314 5 S Linder Fed,M1kiidian "412&w$6 .•r,_ -;c>r I F
is NLALFln Irti dan Dlarlcs SK-8S
SundeR L46% l 93+M
23,r3N.R I W.SM.
hick Napoli,PWMMT-..
These em rw Boise Prs*"or BAw-Kurw lerilw6m District #acuities kxmAcd an for ahovL-
mauiLwsrri rw(gwnkN;houxver,they du I n foel pwws&ruled Awr r ri0d-
E'er Ede4*:3aaom'RL,12. lck:W 1TTkP31orl+dr;rhw@w dikhro-thm cRKs I Iris property, w acr r
ne.ghbOrrng pa-4%xt10w must rnmalu urwL sArucred nnrl lxulvekd L) du npryi,►XLAbd VdLWIH"L I*w
the Inndnsw r,ds+rioper red t:ontrorcwA I,attiuwrrerldecekTu rntrsL dsr(heir drre drlrgettce to
caudo aL L wsrare of neighbming praperties t5ir khN irww4.
Ll'wou heur aey frsrthcr gwisdom&nr cvomec%retam&W rhos melter_pkLmm da mat hnisare iu
%pl wx I me pr J2ffj 344,114 I.
`[irxcrel.,
A�iay[uiit['n�je+er f`lasuaymr
ilp+lr ��
rr 4'� KKvin R=Nw wok""et.Dlw,2 Bpac'
Alioia Ylawl xLmeinr�-7•rrrwnirr 13KW
File
City of Meridian I Department Report IV. City/Agency Comments &Conditions
D. Ada County Highway District(ACHD)
ACHD ,
��
MOM Cmh#-Km w C nrnit�
era ���
. it AUNG!a�N*Wwr4 Co ftsw...r
Date:May 14.M26
T<K Jorrtirry WmOrr
WtF Contact:Mart Pik,Planner
Project Dericription_Victory Stake Center
Trio Gmeratlon, This 04,reloorr. m iseswnwAd to Weraw 2oo v*K1s1etros oer day
1l3v*hiiCl*ltips pert our in the PM p"k how.tHiW i Or11h►IrWitulo of TrariSportaiian
Engineers Trip Ceneration Manual,12"edition.
NO
"rim ME
-CIS PlimnIngTtwesholdr,in
,.he future wl1h planned L
connecting you to more
We r.Wrft migh-W Qftt-;t-$4100 Xr.e~A�w-NPRIP-Syr;-PNm-7q►-w FK St}743rJ-v"s,r.ld�b!'a�x9
V. FINDINGS
A. Annexation (UDC 11-5B-3E)
Upon recommendation from the commission,the council shall make a full investigation and shall,
at the public hearing,review the application. In order to grant an annexation and/or rezone,the
council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Staff finds the applicants proposal to annex 5.81 acres of land with the R-8 zoning district for
the development of a 22,630 square foot church is consistent with the Low Density
Residential FL UM designation.
City of Meridian I Department Report I.
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-8 zoning district and conceptual
development generally complies with the R-8 purpose statement as the church contributes to
a low traffic generating use for nearby residents to congregate. The churches primary hours
are Sunday mornings, which is not during peak hour traffic times.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Stafffinds the proposed map amendment will not be materially 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 city services are available to the provided to this development.
5. The annexation(as applicable)is in the best interest of city.
Stafffinds the annexation is in the best interest of the city.
B. 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.
Stafffinds the site is large enough to accommodate the proposed use and meets all the
dimensional standards in the R-8 zoning district. This determination is based on several
factors, including the applicant's revisions to incorporate additional parking, the condition
for future cross access to the north and west, and the church operating primarily on Sunday
mornings.
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 uses will be harmonious with the Meridian Comprehensive Plan.
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 will be compatible with
residential uses in the area and in the future when the area redevelops.
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 that the subject development will not adversely affect other properties in the
vicinity.
City of Meridian I Department Report V. Findings
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 can be served adequately by essential public facilities and
services.
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 uses will not create excessive 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 involve activity or processes, materials, equipment and
conditions of operation that will be detrimental to any person,property, or the general
welfare.
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 a natural,
scenic or historic feature.
9. Additional findings for the alteration or extension of a nonconforming use:
Not Applicable.
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.
VI. ACTION
A. Staff:
Staff recommends approval of the proposed amendment to the Annexation and Conditional Use
Permit per the provisions in Section IV in accord with the Findings in Section V.
B. Commission:
C. City Council:
City of Meridian I Department Report VI. Action
VII. EXHIBITS
A. Project Area Maps
1. Aerial
Legend
Project Location
Area of Impact
® Analysis
e,
Ok
0
��h x 1 �qna Aea•�R
■i' i9!
eye v'#pja�r a,a j�+a .4,,
n
jj F!1
!!il
v+la
City of Meridian Department Report VII. Exhibits
2. Zoning Map
Legend 'C C-C. �®®
Project Location TN-R
'.":.' Area of Impact R-8
OAnalysis
- � o
e
RUT
R1
OTTM
am
e •
RA R-40
3. Future Land Use
Legend Med'--High
Project Location '"` nsit,,v . 0
4h 9i Cis...
Area of Impact I Re�S®e11t1��� HE
Analysis
L'owrDensity hl
Residential ]
[
MU-N ® E
Medium-Density
Residential �^
City of Meridian I Department Report VII. Exhibits
4. Planned Development Map
Legend
Project Location 0
City Limits mUEE
Planned Parcels
Area of Impact
OAnalysis
am
a
a
s •
F- ---
CP
WtO
City of Meridian Department Report VII. Exhibits
B. Service Accessibility Tool(Existing Conditions)
Description
Location Within 1/2 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 < 5 min.
Reporting District meets response time goals most of
Emergency Services Police the time
Pathways Within 1/4 mile of future pathways
Transit Within 1/4 mile of future transit route
Ultimate configuration (# of lanes in master streets
,arterial Road Buildout Status plan) > existing (# of lanes) & road IS NOT in 5 yr work
plan
Schaal Walking Proximity From 1/2 to 1 mile walking
School Drivability Not within 2 miles driving of existing or future school
ParkWaIkability No park within walking distance by park type
City of Meridian I Department Report VII. Exhibits
C. Subject Site Photos
- iLn
City of Meridian Department Report VII. Exhibits
D. Concept Plan (date: 4/1/2026)
—JT7
-—————
pi
-LL 111 6in 11 14jULJjLLLLj—,
it
E. Landscape Plan (date: 4/1/2026)
--R
A
4-0
2
0
"a Ucm� Y low
amtw
am
%OPKJ
DESIGN GIIGTJF'
.z
City of Meridian Department Report V11. Exhibits
F. Building Elevations(date: 4/1/2026)
Rvd
0 0 0 0 0 0
.F-. L]U
SduTH LEVATEON. •� _ — — j o
IIPSA [KI+CI LTM 1 ` lllS� ,
IE31i5�611A1
FH A - 'iC 7P
SiVOMISSION UAS�ECI
0.
NPREAPP-7E26-H14 Z10.26 999.
1
e r. I•-
nn Eli 1 f II �al..�.
y - afnn U. I
s warulvanoN
A201
-0' Din
--
I
I
a
. .�.....:_ ANNEIfATIONRE.ZONElCUP FI i
-- ...._ _T.._..... _ _... 5119NESSIDM BASED 0"
n NORTH ELEVATION m
I y
I �
Pews r,•ysl
6.
I
�L ID. .....nn_ I j ; - H ---
s EAST REVAiIOH
City of Meridian Department Report VII. Exhibits
G. Annexation Legal Description& Exhibit Map
LLGiL UESIMP t IUW FOR
CHLFRCH OF JFSL19 CHRIST OF LATTER-13AY!�ALP F�
PARCH F
A parr�l of lard rocaiar!m me Sa.rhroxl 124 of Itr SOu11fa3SL 114 Sachon 23 TuxW&rJ C?
HMx.Ranpe t Wev fl51"FA nmaa.AAaL36L*.IddM *Ater Aee.•ared ea r[Lbk5
BA=4f BEARING
Tne Eu9';nB 0.v� S umee f W of 23L 7pr 91/Orl>7.riar+ue 1 l r 9'rae
+der.U; dan"d ftr J17und eceacrmurts W faAse w A1.Krr O P<1 Y2'East wN,Ina Li4us
tLmv n Mund w be 2f150.52 gyp!
NG MW6 eL Sauuwmt corner ofsaid Section n,Te htp 3 Nu h.RirNa!WLSL flume
KM49n"m Wt,�h mR kW 1f4"ngr of 6inWl 734e %
North W4122'Eat a dularom or 2R50 52 FeeL
Thrrm arrrrg s d SaaUmml gamer end along d'r$adh kne of iM SmOtxt 1'4 ar ma
%D=eaef 1+4.W nh 89'0847'WNL a-SIMnOe of 579 56 sere I.
Tlvrc>�+aevl^7 aaoSa tll hfrNOMCO 5377 EeaL 1a0n9.re[b3en€vnsroFLa li Block
1,klgeahc Urea'Su6dvafan,gook 61,Pages�7 70 3 6111,■uslsnoe at]l5 031ee1.
TYerce mpng um Sx&qul.•vrrr and Tong the$W Lere at$MM WI+1
Norm 2S'lld'11'Fat w the NortlmuTaaner of said Cm tT,a dsurbe of 4663,rueL
The sang-ad kmtt ms!Lerner and a"Lhe Soup frre 0 Um 12.Bk ok 1,FMeslrc Vww
S.ddmBAr't Book 61.Pag*b 5.1466111 S*A 47'35'4rffb L 96"SaL0660r pNrbr at
sad Lai 42.■rn5b-s of 230 56 fi e1
Trefot voyng s cr*o&Fras:caner mid Aaq ttm SaAh Iwo cir Lot 13 91sk'.Uwstc
VewSubdro6o%Book61 Pago 8110 S-5111.ft FaW%Y:VT*0{2)a5t"t
Smrm 52'05 W Eui.s dlstrrxl or 1 i9.99 Ma
SmLh 6711 V-Eaal.iu a p7rnL Dn Tit fasl Mne of the SaAheasl 114 a dslanoe of
406 99 Ieer.
There skaeV sed Eat Fne.Sow%C8'<42Y1!t'eaL a6rt-w"of 2466319BI 1U the POW OF
Hmmodd
Sm Parc Wi trning 253,143 sere Fees oe S 6l acres moms Less and a s.rhjad n A
emsLeg tan+hT mime aw r'OK9&-0'a'Af 6 u r wcr'J ct tlr'Qlied
104a OFDESCAM M.
fwt mm tf Cook.P.,L 5 tm
TIm661fine Sane,'+ l'rr
NT S Ki7aw Ave Sure 207 t.
C-Sh3 it 4m 0300
�ef 44
u 1T1}SVbF1.2S114.64BIE Ig418rIG 31�SE llMLEk F.P ktFtaBStrSiwtvTv4.[{.aLS5M11rJM LCC{h
City of Meridian Department Report VII. Exhibits
T0I'GFRANI1CJBOU NARY SURVEY FOR
EAGLE ROCS ENGINEERING
-
k.l r I
r, I
I l
- -----�--T---- a ��
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