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HomeMy WebLinkAboutCC - Department Report for 7-14 COMMUNITY DEVELOPMENT ( '-WE IDEPARTMENT REPORT �/ HEARING 7/14/2026 Legend DATE: ® Project Location TO: Mayor& City Council :Area of Impact _ City Limits FROM: Linda Ritter,Associate Planner O Analysis 208-884-5533 r lritter@meridiancity.org o APPLICANT: Emily Mueller, Idaho Holdings SUBJECT: H-2025-0057 _ The Fields—AZ, CPAM,PP r LOCATION: South of McMillan Road,north of Ustick and between Can Ada Road and Owyhee Storm Avenue,generally located in the N --__ '/2 of Section 31, T. 4N.,R.1 W and the W '/2 of Section 32, TAN., R.1 W I. PROJECT OVERVIEW A. Summary • Annexation and zoning of approximately 480.26 acres from RUT in Ada County to the proposed zoning districts of Community Business(C-C) (42.87 acres),Neighborhood Business(C-N) (45.64 acres),Medium Density Residential(R-8) (194.44 acres),Medium- High Density Residential(R-15) (100.63 acres), Traditional Neighborhood Residential(TN- R) (45.05 acres), and Light Industrial(I-L) (51.64 acres); • Preliminary Plat consisting of 979�5 total lots on approximately 200.06 acres. This includes 895 8W residential lots (598 60-single-family detached units and 200 29-7 single-family attached units), 67 79 common lots,2 private alley lots, and 15 I-4 common drive lots. The development is proposed within the R-8 (157.48 acres)and R-15 (44 acres)zoning districts; and • Comprehensive Plan Map Amendment for approximately+45.63 acres of land in the Mixed- Use Community and Medium Density Residential to Commercial(29.09 acres) and Medium High Density Residential(16.54 acres)AND approximately+45.64 acres of land from General Industrial to Civic for the future City park. City of Meridian I Department Report 1. Project Overview B. Issues/Waivers Sewer - Sewer service is not currently available to the site. - Service is anticipated upon the completion of the future lift station and gravity trunkline in the McMillan corridor which is currently expected by the end of 2026. C. Directors Determination The Community Development and Public Works Directors made a director's determination to allow for the annexation of the subject development without sewer services being available. Currently,the city is installing a sewer trunkline in McMillan Road that will ultimately serve the site. D. Recommendation • Staff recommends approval. E. Decision City of Meridian I Department Report I. Project Overview II. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) All the parcels are vacant except for parcels S0432336251, - SO432223400 and SO432223120 Proposed Land Use(s) Residential,Commercial,Industrial,Public Park - Existing Zoning RUT VILA.2 Proposed Zoning R-8,R-15,TN-R,C-C,C-N,I-L Adopted FLUM Designation Medium Density Residential,General Industrial,Medium- VII.A.3 High Density Residential,Mixed-Use Community Proposed FLUM Designation Commercial,Civic,and Medium-High Density Residential Table 2:Process Facts Description Details Preapplication Meeting date 12/9/2025 Neighborhood Meeting 12/4/2025 Site posting date 4/17/2026 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IVX • Comments Received Yes/Staff Report - • Commission Action Required No - • Access N.Owyhee Avenue and N. Star Road/Existing Collector - and Arterial Roads • Traffic Level of Service Not applicable at this time - ITD Comments Received No Comment IV.L Meridian Fire No Comment Meridian Police No Comment Meridian Public Works Wastewater IV.13 • Distance to Mainline Sewer service is not currently available to the site. • Impacts or Concerns Yes; Sewer is not available and won't be made available until the city completes the trunk line in McMillan and a developer pulls the sewer to the site. Meridian Public Works Water IV.13 • Distance to Mainline Water available at the site • Impacts or Concerns No—will need to provide a well lot School District(s) West Ada School District IV.J • Capacity of Schools Pleasant View Elementary—625 (Program Capacity) - Star Middle School- 1000 Owyhee High School- 1800 • Number of Students Enrolled Pleasant View Elementary-747 - Star Middle School- 1014 Owyhee High School- 1887 Note: See section IV. City/Agency Comments &Conditions for comments received. The Fields AZ. CPAM, PP H-2025-0057(copy this link into a separate browser.) City of Meridian I Department Report II. Community Metrics 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 McMillan Road NIA Minor Arterial 494 Better than "E" Star to Owyhee Storm Star Road 3.000-feet Minor Arterial 362 Better than "E' Ustick to Achievemeni ""Ustick Road 1,270-feet Principal Arterial 1,323 "F" Owyhee Storm Avenue 1,775-feet Collector 405 Better than "D" ""Ustick Road is currently under construction to be widened to 5 lanes. This is a joint project with Nampa Highway District and will support ITD's SH-16 extension. Ustick Road is anticipated to operate at an acceptable level of service planning threshold after the widening project is completed. 'Acceptable level of service for a two-lane principal arterial is "E° (690 VPH). Acceptable level of service for a three-lane principal arterial is"E" (880 VPH). Acceptable level of service for a two-lane minor arterial is"E" (575 VPH). "Acceptable level of service for a two-lane collector is"D" (425 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 McMillan Road west of Owyhee Storm Avenue was 6,074 on 5/15/2024. • The average daily traffic count for Star Road north of Ustic Road was 8,149 on 51l5/2024. • The average daily traffic count for Ustick Road east of Can Ada Road was 24,219 on 5121 l2025. • The average daily traffic count for Owyhee Storm Avenue was north of Ustick Road was 5,087 on 5/15/2024. City of Meridian I Department Report II. Community Metrics ACHD Planned Improvements 1. Capital Improvements Plan (CIP)l Five Year Plan (FYP): • Ustick Road is scheduled in the FYP to be widened to 5-lanes from the Phyllis Canal to Owyhee Storm Avenue in 2026. • Ustick Road is scheduled in the FYP to be widened to 5-lanes from McDermott Road to Black Cat Road in 2027. • The intersection of Ustick Road and Can Ada Road is scheduled in the FYP to be widened to 5-lanes on the north leg, 5-lanes on the south, 6-lanes east and 6-lanes on the west leg and signalized in 2028. • Star Road is listed in the CIP to be widened to 3-lanes from Ustick Road to McMillan Road between 2041 and 2045 (Project#1190). • McMillan Road is listed in the CIP to be widened to 3-lanes from Star Road to McDermott Road between 2041 and 2045 (Project#0950). ■ The intersection of Star Road and Chinden Boulevard (US 201US 26)is listed in the CIP to be widened to 7-lanes on the north leg, 7-lanes on the south, 9-lanes east and 8-lanes on the west leg between 2031 and 2035 (Project#0260). Notes: See V111.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics Traffic Impact Study The purpose of the study was to provide a planning level roadway and intersection analysis for the full build out of The Fields and to highlight roadway and intersection improvements due to site generated traffic of the master plan at full build out. The traffic impact study area for The Fields master plan includes adjacent roadways and intersections and was extended to beyond those to allow for analysis of all the traffic impacts. The study area included 8 intersections and 8 roadway segments as shown below. Lit V-P 91- - - i• A l � �. . . i Ir H-% cdi w&OW C� ' pus •,�i _ r.. ,11 30 sS 4 LO *A L I lyFi i _ F , L - - culkTtor 5twei ` i k • - �sas��a 116 I'bill`mloll As noted above,the study evaluated the developments impact on the study area intersections and roadways for the build out year 2040. The traffic impact study also provided an evaluation of what improvements may be needed beyond those planned in ACHD's CIP. The tables below include the intersection and roadway segments in the traffic impact study and note existing travel lanes and intersection configurations,what improvements are planned in the CIP and MSM, and what improvements would be needed beyond those in the CIP/MSM to mitigate the total traffic impacts of The Fields in 2040. City of Meridian I Department Report II. Community Metrics Fields Subdivision-Roadvwy Segments U040 total Traffic) Lane Configuration Roadway Location Existing CIP}. .SM TI5 Needs 1 Can Ada Rd W Star Rd 2 3 2 2 'McMillan Pd Star Rd to Owyhee Storm Ave 2 3/3 5 Owyhee Storm Ave to McDermott Rd 2 313 3 US 20/26 to McMillan Rd 2 315 5 McMillan Rd W Collector St A 2 315 3 Star Rd Collector St Ato Ustick Rd 2 3/5 3 7 Ustick Rd to Cherry Ln 2 NIA 5{NA (Canyon County) 8 OwyheVeStorm McMillan Rd to Ustick Rd 2 NIA 5 "Mdviillan Road is show as a future 3 lane roadway on the MSM,however ACHD is preserving 1 DO-feet of right-of- way{5-lane}along the McMillan Road corridor_ Fields Subdivwan-intersections(M40 Total Traffic) Build-Out Total (Minimum needed Existing for ACHQ Intersection Configuration CIP Configuration Thresholds) 1D Can Ada Rd}US 20/26 3 x 2 TWSC No CIP Improvements 8 x 4 Signal Star Rd{US 20/26 7 x 4 Signal 8/9 x 7 Signal 9/9 x 7 Signal 5H 15 5B-Ramp{US 20/26 617x4Signal No CI P Improvements $/9 x 4 Signal 3 {Under Construction) SH 16 NB-Ramp/US 20/26 O x 4 Signal No CEP Improvements 7}8 x 4 Signal (Under Construction) G) Star Rd{McMillan Rd 3 x 3 Signal 2 x 2 RAB 3/5 x 6/5 Signal Owyhee Storm Ave} 213 x 3 Signal No CIP Improvements 3/3 x3 Signal McMillan Rd Black Cat Rd I McMillan Rd 2 x 2 Signal 2 x 3 RAB 3/4 x 5 Signal 2x2RAB Ustick Rd/SH 16 SB-Ramp 7/8 x 3 Signal No CI P Improvements 7/8 x 4 Signal (Under Construction) Ustick Rd/SH 16 NB-Ram 8P x 3 Signal No CIP Improvements rovements{Under Construction) p �!7 x 4 Signal Franklin Rd}SH 16 7 x 4Signal No CIP Improvements 7 x 4 Signal (Under Con st ructio n) City of Meridian I Department Report II. Community Metrics West Ada School District West Ada School District has experienced sifznificant and sustained growth in student enrollment during the last ten years. Based on current enrollment data specific to the area surrounding t�proposed development,we estimate a development consisting of 901 single-family units and 0 multi-family units could house approximately 442 school aged children.Approval of this application will affect enrollments at the following schools in West Ada School District based on 2026-2027 School Boundaries. School Capacity of School Number of Students Enrolled Ponderosa Elementary 525 (Programpacity) 365 School Star Middle School 1000 1056 Owyhee High School 1800 1807 City of Meridian Information Pertaining to West Ada School District Enrollment West Ada School District(WASD)uses a Student Generation Rate (SGR)to determine what impact future development will have on enrollments. Using WASD's SGR,the following is City staff s assessment: The SGR for Pleasant View Elementary School is 0.49 for single-family and 0.20 for multi- family. Based on the submitted application materials,the proposed project will contain 899 single family units and 0 multi-family units resulting in approximately 442 school-aged children across all grade levels. The proposed project is within the following school boundaries, currently, and approval of the project may affect enrollments at these schools: School Capacity of School Number of Students Enrolled Pleasant View Elementary 625 (Program Capacity) 747 School Star Middle School 1000 1014 Owyhee High School 1800 1887 The School Generation Rate for Pleasant View Elementary School is 0.49 for single-family and 0.20 for multi-family. Portions of the project outside the preliminary plat do not have current proposed units. Using the Comprehensive Plan allowed density ranges, Staff is estimating low and high dwelling unit totals outside the proposed Preliminary Plat(see table below). Staff completed a projection for student generation in the remainder of the project. The total project area, including the preliminary plat(899 units),can allow a maximum count of 1210 single family units and 645 multi-family units,resulting in approximately 722 school-aged children across all grade levels. The proposed project is within the following school boundaries,currently, and approval of the project may affect enrollments at the schools listed in the table below. Future Land Use Map Acres Projected Dwelling Projected Dwelling Unit(Min) Units(Max) Medium Density Residential 38.66 116 309 (3.0—8.0 DU per acre) Med-High Density Residential 53.73 161 645 8.0— 12.0 DU per acre Total(Excluding Preliminary Plat 92.39 277 954 Preliminary Plat Proposal 201.48 901 901 Project Total(Including 293.87 1178 1855 Preliminary Plat) City of Meridian I Department Report II. Community Metrics III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The proposed annexation and development spans across 480 acres of land with the future land use map(FLUM)designations ranging from Medium Density Residential, Medium High Density Residential,Mixed-Use Community and General Industrial. The applicant is proposing zoning designations of Neighborhood Business District(C-N),Community Business District(C-C), Light Industrial District(I-L), Traditional Neighborhood Residential District(TN-R),R-8 and R- 15.NOTE: Some of these zones are predicated on the Council approving the concurrent Comp Plan Amendment, specifically the C-N zoned property and the area located at the NWC of Owyhee Storm and Ustick. '_S1.Ed ACRES 8 -- --� 35.[3unEs \_J'J __—• __ i R.1S':: tttfff� �%AO[5 I %, Z --- -� --------------- I I �IGSM1AGIES I r I i e n � ll hll45 City of Meridian Department Report III. Staff Analysis Zone Acres - ' Community Business 42,87 -N Neighborhood Busiltess 45.63 R-8 Medium Density Residmtial 194,44 R-15 Medium High Density Residential 100.6 T ]-R Traditional Neighborhood 45.05 1-L Li ghi Indus-tria1 51 . 4 TOTAL 480.26 The proposed project falls within the Fields Subarea Plan and will be required to adhere to the design standards listed in the plan. It is important to note that sewer is not currently available to serve the proposed development. However,the city is in the process of constructing the Can-Ada Lift Station and extending sewer infrastructure along McMillan Road,with completion anticipated in late 2026 or early 2027. The Community Development Director and Public Works Director determined that even though this property cannot be served by City sewer,that we can annex it due to it being contiguous and the City is currently constructing the sewer trunkline in McMillan Road. Water is available along Ustick and McMillan Roads,west to Owyhee Storm Avenue. Portions of Owyhee Storm have mainlines installed,though extensions west will be required to serve additional areas. The developer is required to provide a well lot measuring at least 140 by 140 feet, located along Five Mile Creek,near or west of Star Road. Water service to the site will be extended from an existing system to the east,within Owyhee Storm Avenue. Depending on the timing and phasing of this and nearby developments, additional offsite water improvements may be necessary. Access to the site must be provided via an easement from the road to the north. In coordination with the City's Public Works Department,the applicant has agreed to indicate the well site location with the project's second preliminary plat application and donate the site concurrent with recording of the applicable final plat thereafter. Because not all municipal services are not yet available, a final plat will not be accepted until such services are in place. The applicant will be required to comply with the design elements in the Field Sub-Area Plan, Comprehensive Plan, and Unified Development Code. The applicant is proposing a Comprehensive Plan Map Amendment to change the FLUM designation for parcel#S0432346751 from Mixed-Use Community and Medium Density Residential to Commercial and parcel#S0431131200 from General Industrial to Civic. The concept plans submitted with the annexation application, excluding the Westveil plat, are intended for illustrative purposes only. They depict how the property could potentially develop and integrate with the overall Fields development. A more detailed review and analysis is provided for the proposed Comprehensive Plan Map Amendment and the Westveil preliminary plat. All other Planning Areas, once sewer service is readily available at the site,will be required to submit a modification to the development agreement,a preliminary plat(if further subdivision is proposed),and an updated concept plan consistent with the design elements outlined in the Field Subarea Plan. The following are the current and proposed Future Land Use Map (FLUM) designations associated with this application: City of Meridian I Department Report III. Staff Analysis Industrial • This designation allows a range of uses that support industrial and commercial activities. Industrial uses may include warehouses, storage units, light manufacturing, flex,and incidental retail and offices uses. Sample zoning include: I-L and I-H. Civic • The purpose of this designation is to preserve and protect existing and planned municipal, state, and federal lands for area residents and visitors. This category includes public lands, law enforcement facilities,post offices,fire stations, cemeteries,public utility sites,public parks,public schools, and other government owned sites within the Area of City Impact. Mixed-Use Community(MU-C) The purpose of the Mixed-Use Community designation is to allocate areas where community- serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses,including residential, and to avoid mainly single-use and strip commercial type buildings. In reviewing development applications,the City will consider the following items in MU-C areas: • Development must comply with the Functional Integration principles for development in all Mixed Use areas. • Residential uses are expected to comprise between 20% and 50%of the development area, with gross densities ranging from 6 to 15 units/acre(of the residential area). • Supportive and proportional public and/or quasi-public spaces and places should comprise a minimum of 5%of the development area are required. • Where the development site has transit available or stops are planned, an additional 15%of the site may be dedicated to residential uses.Alternatively,this bonus may be applied where the development site is within one-mile of planned transit stops or an identified employment area,and where last-mile transportation features are incorporated into the site including thoughtfully located and integrated ride share parking, commensurate with potential trip capture. Other innovations to reduce traffic and/or parking impacts and capture local trips may be considered. • Sample uses appropriate in MU-C areas include: All MU-N categories, community scale grocers, clothing stores,garden centers,hardware stores,restaurants,banks, drive-thru facilities, auto service station,retail shops, and other appropriate community-serving uses. Sample zoning includes: R-15,R-40,TN-R, TN-C, C-C, and L-O. Medium Density • 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. Medium High Density Residential • The Medium Density Residential is designation allows for a mix of dwelling types including townhouses,condominiums, and apartments. Residential gross densities should range from eight to twelve dwelling units per acre. These areas are relatively compact within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents. Developments need to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and a project identity. Comprehensive Plan Policies to support the proposed development: City of Meridian I Department Report III. Staff Analysis • 2.01.01 G-Avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City. • 2.01.01H-Locate higher density housing near corridors with existing or planned transit, Downtown,and in proximity to employment centers. • 2.01.02D-Encourage a variety of housing types that meet the needs,preferences,and financial capabilities of Meridian's present and future residents. • 2.02.01A-With new subdivision plans,require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities. • 2.02.01 C -Require all new residential neighborhoods to provide complete streets, consistent with the Transportation and Land Use Integration Plan. • 2.02.011)-Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity. • 2.03.01 -Jointly plan and site schools and subdivisions to ensure mutual benefits, neighborhood identity, and community health. • 3.03.03F --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. 0 3.07.01A-Require all new development to create a site design compatible with surrounding uses through buffering, screening,transitional densities, and other best site design practices. • 3.01.01 C-Require appropriate landscaping,buffers, and noise mitigation with new development along transportation corridors(setback,vegetation, low walls,berms,etc.). • 5.01.02C-Promote area beautification and community identity through context sensitive building and site design principles, appropriate signage, and attractive landscaping. • 6.01.01H-Require pedestrian access connectors in all new development to link subdivisions together and to promote neighborhood connectivity as part of a community pathway system. • 6.01.02C-Require new development to establish street connections to existing local roads and collectors as well as to underdeveloped adjacent properties. Table 4:Proiect Overview Description Details History RUT Ada County Phasing Plan 7 Residential Units 895 9" Open Space Required: R-8—23.62 acres/Submitted: 33.62 acres Required:R-15—6.14 acres/Submitted: 9.79 acres Amenities Required—40 points Submitted- Physical Features Teeter Drain, Sky Pilot Drain,Fivemile Creek,Williams Pipeline Acreage 200.06 Lots 979 985(598 H9-2 single-family detached,200 2W single-family attached, 67 70 common lots, 15 common drives,and 2 private alley lots) Density 4.27 du/acre B. Comprehensive Plan Map Amendment The applicant is proposing a Comprehensive Plan Map Amendment to change 40-acres (parcel no. SO431131200) from General Industrial to Civic. This parcel is owned by the City of Meridian and staff believes a Civic designation is the most appropriate and consistent classification for public park land and will better reflect the intended long-term use of the property. The proposed City of Meridian I Department Report III. Staff Analysis amendment is aligned with the Fields Subarea Plan requirement that this area within the safety buffer of the Intermountain Gas facility be developed only with non-residential uses. The site is planned for development as a large community park designed to serve both nearby neighborhoods and the broader Meridian community. The park includes sufficient acreage to accommodate a variety of recreational needs, support community gatherings and events,and provide amenities that contribute to a high quality of life. Adequate on-site parking will be an essential component of the design to ensure accessibility for all users. The applicant is also proposing a Comprehensive Plan Map Amendment to change 45-acres (parcel no. S0432346751)at the northwest corner of W.Ustick Road and N. Owyhee Storm Avenue from Medium Density Residential and Mixed-Use Community to Medium High Density Residential and Commercial. The applicant states the amendment creates the amount of commercial area necessary to support a large anchor tenant and a functional mix of commercial uses to serve the planned residential development in the area. The site is located directly across from Owyhee High School and has immediate access to Ustick Road and the new State Highway 16 interchange. These factors make it a strong fit for regional-focused commercial and other commercial-compatible uses. The applicant believes this amendment supports the City of Meridian's planning goals by expanding commercial services on a major transportation corridor. The amendment also enables the 15-acres north of the commercial shopping area to be developed for multifamily housing,promoting efficient land use,providing opportunities for housing near schools, employment, and major transportation routes. Staff s analysis of the CPAM requests is as follows: 1. Alignment with Existing Uses: Parcel No. S0431131200 • The public and private parks within the Civic designation are principally permitted. • Under the General Industrial designation,public and private parks require a Conditional Use Permit. 2. Alignment with Existing Uses: Parcel No. S0432346751 • For residential zoning districts,multifamily is only allowed in the R-15 and R-40 districts with the approval of a Conditional Use Permit. • R-15 would be at the high end of the Medium Density Residential designation for units per acre not allowing the density needed to help support the commercial portion of the property. • Mixed-Use Community requires 20%to 50% of the development to be residential. This would limit the amount of commercial development for that area. The Commercial designation with the C-C zoning allows the entire portion to have a variety of businesses for the area. 3. Compatibility and Planning Goals: Parcel No. S0431131200 • C-N Zone Characteristics: Suitable for the small scale convenience with limited hours of operation with access to an arterial or collector. • Surrounding Zoning: The properties surrounding the parcel are zones as follows: o West—Rural Urban Transition(RUT)proposed to be annexed in and zoned Light Industrial (I-L). FLUM designation of General Industrial. o East-Rural Urban Transition(RUT),FLUM designation of Medium High Density Residential. o North-Rural Urban Transition(RUT)proposed to be annexed in and zoned R-8. FLUM designation of Medium Density Residential. City of Meridian I Department Report 111. Staff Analysis o South-Rural Urban Transition(RUT),with a FLUM designation of General Industrial. Parcel No. S0432346751 • C-C Zone Characteristics: Suitable for a larger scale and broadest mix of retail, office, service, and light industrial uses, especially near interstate or arterial intersections. • Surrounding Zoning: The properties surrounding the parcel are zones as follows: o North/West-Rural Urban Transition(RUT)proposed to be annexed in and zoned R-8 and R-15. FLUM designation of Medium Density Residential. o South-Rural Urban Transition(RUT), outside of the City's area of impact. o East—Owyhee High School currently zoned R-8 with a FLUM designation of Civic and Mixed-Use Community. 4. Site Design and Community Impact: Parcel No. S0431131200 • The nearest existing public parks in the area are Seasons Neighborhood Park or Keith Bird Legacy Neighborhood Park which are both outside a preferred half-mile walkability radius. • The general placement of the park serves as a buffer between the Intermountain Gas Facility and neighborhoods. Parcel No. S0432346751 • The Medium High Density Residential designation, along with the R-15 zoning,will increase the number of rooftops,helping to support the commercial portion of the property. • Changing the FLUM designation to Commercial and the zoning to C-C will support the proposed businesses within the Owyhee Center. Given the proximity to the Intermountain Gas Facility and it is a requirement of the Fields Subarea Plan to place a park in this location staff finds that the requested Civic FLUM designation and C-N zoning is appropriate for this location for Parcel No. S0431131200. Parcel No. S0432346751 currently carries two different FLUM designations(Medium Density Residential and Mixed-Use Community) and is bisected by the Sky Pilot Drain. Given these conditions, staff finds the proposed Medium High Density Residential and Commercial FLUM designations, along with the corresponding R-15 and C-C zoning, appropriate for the site. The Medium High Density Residential designation supports a higher residential density,which in turn helps sustain and complement the adjacent commercial uses. C. Fields Specific Area Plan The project is located within the Fields Subarea Plan,which is bounded by Ustick Road, McDermott Road, Chinden Boulevard(US Highway 20/26),and Can-Ada Road. The Fields Subarea Plan was adopted on December 21,2021,by Resolution No. 21-2302. The Fields Subarea encompasses approximately four square miles in the northwest portion of Meridian and represents one of the City's final major growth areas. The plan provides a framework to guide development in a manner that is consistent with the vision of the Meridian Comprehensive Plan by supporting expansion of the employment base while integrating high- quality neighborhoods,parks,pathways,and schools. The area is adjacent to the City of Star's impact area to the north and the City of Nampa's impact areas to the south and west. The vision for the Fields Subarea is to create a series of interconnected, community-oriented neighborhoods organized around a central mixed-use activity center. This center is planned at the City of Meridian I Department Report III. Staff Analysis intersection of Star Road and McMillan Road and is envisioned as a pedestrian-oriented"Main Street"environment featuring a central green,integrated civic and commercial uses, and direct connections to the Five Mile Creek pathway.A variety of residential types including vertically integrated, live-work,and medium-to high-density housing will support and activate this core area. The plan emphasizes connectivity through an enhanced greenway and pathway system. Several waterways including Five Mile Creek and its feeder,the Phyllis Canal,the West Tap Sublateral, and the Sky Pilot Drain are anticipated to include pathways along their corridors. These improvements will allow the Fields Subarea to connect to the broader Meridian pathway network, with regional linkages extending west into Nampa and north into Star and the Boise River system. Educational facilities are also integrated into the plan. Owyhee High School is located at the southeast corner of the Subarea,just south of a planned elementary school site. Two additional school sites have been identified on the Future Land Use Map in coordination with the West Ada School District,though final siting has not yet been determined. Infrastructure planning is ongoing to support future development. Historically, sanitary sewer service extended only as far west as Owyhee Storm Avenue. Development further west will require construction of the Can-Ada Lift Station, along with associated pressure lines and gravity trunk lines,which are anticipated to be completed by the end of 2026/early 2027. Water service is currently available along Ustick and McMillan Roads, extending west to Owyhee Storm Avenue. While portions of Owyhee Storm Avenue have existing water mainlines, additional extensions will be necessary to serve future growth. An additional well will also be required to adequately serve the full Subarea. In addition to the central mixed-use core,the Fields Subarea Plan identifies the Fields Business Park at the northeast corner of Can-Ada Road and Ustick Road as a hub for light industrial and flex uses. This area will benefit from access to SH-16 while also incorporating walkable connections to surrounding neighborhoods and the regional pathway system. Mixed-use commercial areas are planned along Ustick Road and Chinden Boulevard to take advantage of high-visibility locations. These areas are intended to generate lower traffic volumes than more intensive commercial corridors and to provide uses that complement rather than compete with the smaller-scale neighborhood services located within the central mixed-use core. In accord with the Fields Sub-Area Plan,the general character, design, and identity of this area shall have a cohesive theme that is"modern rural,"which applies to housing,amenities, streetscape/open space, and retail/commercial. Additionally, some of the other thematic design elements that contribute to the desired character of the area should be adhered to such as lighting, fencing(e.g. split rail),landscaping(e.g.tall fescues, dry creek materials,wildflowers, street trees, etc.),public art, on-street bike lanes and/or off-street multi-use pathways, signage(e.g. metal roof on sign), etc.—see the Character Framework—Amenities (pg. 3-12)and Streetscape (pg. 3-13)in the Plan for more information. A high-quality design is expected in this area. When developing this area, the City should be cognizant of entitlement impacts and encourage efficient growth east to west or provide the right partnerships to improve the efficiency/benefit. The Fields Subarea Plan discourages leapfrog development closer to the future lift station but further from other City services. Star McMillian Mixed-Use Center City of Meridian I Department Report III. Staff Analysis i.Vrbsn a�Greer.al ,Oiiaered 3[oasing.ie.k. Star/McMillan Center Character �p�rnPnss,randbs, afu L•G�P�a�,.n." r i Roie`d6wi .,(i neenea ia4Els:dr.nii niud 6se' � l y iXe:gh SaiAood, 1 43 Pu[mu71 e w ie""w`"nfmonrnrcj F9 5i i� Regiarl Pvl Spier The Star and McMillan mixed-use center is intended to be focused around a traditional main street and highly integrated pedestrian-oriented environment.As evidenced in the Star/McMillan Center Schematic Concept(Fields SAP 3-16)the"main street"is intended to run east-west between Star Road and Owyhee Storm Avenue. Buildings are intended to orient towards the main street consistent with a traditional main street environment. The center should be internally oriented,with the main street being the center of focus. Main street-style mixed use buildings should front on the east-west collector,with on- street parking. The area should be pedestrian oriented with ground floor buildings transparency that enriches the pedestrian experience by allowing people to see activity inside and outside of the buildings. Buildings with auto-oriented activity separating the pedestrian from the building activity are not consistent with this vision. Staff are not opposed to the general layout of the north-south connection as shown in Exhibit VII.O;however,this is not considered the planned main street element of the Center. Further alignment with the Fields Plan is needed to enhance the east-west planned traditional main street. See page 3-19"Star/McMillan Center Character"for reference. The applicant submitted a concept plan for the proposed annexation area with emphasis on the McMillian Center(Star/McMillian Center), Owhee Center(Mixed-Use Center), and the Westveil Subdivision Preliminary Plat, showing how these planning areas will develop. City of Meridian I Department Report III. Staff Analysis The concept plan for the McMillan Center(Star/McMIllian Center)features a north/south entrance from W. McMillian Road with two(2) drive thrus along the west side of the entrance road. This does not meet the intent of the Fields Subarea Plan as this area is supposed to be focused around the proposed main street and be a highly integrated pedestrian-oriented environment. Drive thrus along the main street deos not support a pedestrian-oriented environment. The McMillian Center(Star/McMillian Center)will be prohibit drive thrus along the main street. Drive thrus in this area shall be limited to tier ones such as a bank or pick up order drive thru. The proposed concept plan will need to be revised to show how the commercial portion integrates with the residential units. The applicant is proposing this area be zoned Traditional Neighborhhood Residential(TN-R) which has a minimum density of 6 dwelling units per acre.Per UDC 11-2D-6, in the TN-R district,a minimum of two(2)housing types, including,but not limited to, single-family dwellings with attached garages, single-family dwellings with detached garages, single-family dwellings with alley loaded garages, single-family dwellings with alley loaded garages facing a mew,townhouses,and multifamily dwellings, shall be required on any subdivision submittal or planned unit development application. The proposal will also need to meet the requirements outlined in UDC 11-4-3-27 for multifamily. If approved,the Development Agreement shall be modified and a new Development Agreement shall be created to govern this area. 3 - CI Il'.I.AN RQM p IrkUlu g expa law is #- M!xcd Us c Urbsn Housing(e.g. Padding apartments,mndas.Inftsi I �0r Rxtking bmmertial ' fD tR+'!N-Slk€EE MI?EP US[ ed� 0 Urban Housing(e.g- Pk.ng apartments.tondos,Infrsi 3 arN _ GreenwaY-G nter �"Po-enual - si: Lni `e.g.tcr.ibrion; c`amrrsnitYt'oer�rer.H6raiyl NEher Decsiy, Higher.Dmity. Mreenw G �1ranted Higher Densi7, Grtenway Oriented Rrng_ Greenhai•6 Tented Housing Housi - As stated in ACHD's staff report date April 9,2026 for the Annexation and Comprehensive Plan Amendment,the Fields Subarea Plan identifies a new east/west roadway extending between Owyhee Storm Avenue and Star Road,two (2) entry roundabouts,and north/south roadways to intersect McMillan Road to provide access to the site. City of Meridian I Department Report III. Staff Analysis �,wert�l�w�t MEL ..... ..... ..... 0 � N L.JI L-11 T F 1 The applicant's concept plan includes a north/south roadway cross section(red)extending from McMillian Road south to the east/west main street style roadway(blue). STREET SECTION A SE"M CROSS RLACEMAKINGI 5"OFFRON7 1ilOdpS{LEAK COM ECTFCMS FARKING CLEAR ACCT55 WALKING WALKING ZONE I ZONE . I + r i DRIVE-THROUGH PLANT PEDESTRIAN SIRE TRAVEL MEDIAN TRAVEL FLEX TREE MDESTRIRM LANE BUFFER ZONE r LANES LANE LANE ZONE PLANTER ZONE 16, 10' 1I' 12r 12, 9.51 10' 133 CONCEPTUAL-S W MCF TO CHANGE Based on the proposed street section above,ACHD has safety concerns specific to the transitions of the separated two-way bike lanes to the adjacent bike facilities and the width of the planter strips/buffers proposed.ACHD is recommending and staff concurs a wider pedestrian zone is needed which includes bike facilities, and all planter strips/buffers will need to be a minimum width of 8-feet and landscape medians will need to be minimum width of 12-feet for street trees. Bulb-outs will need to be designed to align at the intersection and provide a minimum pavement width of 24-feet,measured from back of curb to back of curb. The east/west main street roadway(blue)should be constructed as a local commercial street with 10-foot wide multi-use pathways or concrete sidewalks. ACHD will coordinate the street section and amenities desired by the applicant and the City as part of their review of the preliminary plat for this phase of the development. Mixed-Use Center(Owyhee Center) The concept plan for the Mixed-Use Center(Owyhee Center) shows retail at the southeast corner of Owyhee Storm Avenue and Ustick Road. The concept plan shows a driveway onto Ustick Road and a local street network that will provide access to commercial development. Ustick Road is classified as a principal arterial roadway that will provide direct access to SH-16. ACHD and the City's policy prohibits direct lot access to an arterial if the site has frontage on a lesser classified roadway. In this case the site will is proposing frontage on Owyhee Storm Avenue, a collector roadway, and a new public street,Echo Ridge Street. Because the site will have access to two(2)lesser classified roadways direct access to Ustick Road for the Owyhee Center shall be prohibited. City of Meridian I Department Report 111. Staff Analysis 0VJ11,LNNL THE FIELDS OWYHEE CENTER i re i R.1S �. 1P ' 10 L+ �] nurNWxx i ti J r�rwwxr 0"nN ale rut, +�s ro FL PATHWAYS - # _ -. -- TWAL NWPF P+ ; ruew ► ..rHw..y � rrncAi r r ' j_.�.. V.vsnu ra •. '"'i !' -� Ir111wC1ryJYr�k4�LY The concept plan also shows a multifamily development on the property north of the Sky Pilot Drain. The multifamily development shows a pathway connection along Echo Ridge Street leading to the commercial development with benches along the pathway. The multifamily development will be required to meet the specific use standards requirements outlined in UDC 11-4-3-27. The applicant is required submit a revised concept plan which meets the elements of the Fields Subarea Plan for the mixed-use center and modify the development agreement to create a new development agreement to govern the development in this area. Fields Design Guidelines The applicant is proposing design guidelines for the development of the proposed annexation area.All future development of the proposed annexation area shall be guided by and required to comply with project-specific design guidelines. This guideline will be incorporated into the current and future development agreements. The design guidelines will adhere to UDC design requirements while ensuring development of the project embodies the"modern rural"thematic vision of the Fields Subarea Plan. City of Meridian I Department Report III. Staff Analysis The design guideline manual states the guidelines are intended to ensure high-quality commercial and residential buildings, along with thoughtfully designed site development and landscaping that: embrace the area's history using enduring,high-quality building materials and design practices; foster a pedestrian-friendly, connected environment that supports a vibrant mix of business, living,and recreation; and enhance long term investment and property values for residents and businesses. f� THE FIELDS ■'+' = 11dLW ■■MCI — --- --- --=- — oar i3 0111111111111 i _ ��•l--� iii M Overall Development Program DesignationResidential Commercial Land Use Acreage Low Range High Low High Averag- Acreage FAR SF Medium-Nigh Density Residential 180 8 12 1,440 2,160 1,800 Medium Density Residential 800 3 8 2,400 6,400 4,400 Low Density Residential 70 0 3 40 60 50 Parks&Open Space 225 - _ - Schools Civic 125 - - - - - - - Mixed-Use Community 30 6 15 180 450 315 40 0.35 610,000 Mixed-Use Regional 10 6 40 60 400 230 40 0.25 436,000 Mixed-Use Interchange - - - - - - 70 015 458,000 Mixed-Use Non-Residential 60 0.10 262,000 Industrial 160 0.05 349,000 Motes.The table abate is intended to show approximate ranges of land uses that can he anticipated in the area.The table reflects residential density ranges adopted within the[omprehensire Plan.Assumptions for commercial values are based on typical averages from uses supported within designation types.Because mixed use areas vary,the following assumptions are used within the context of future land use purpose text and descriptions The Start McMillan Center and Starlllstick center assume 40%residential;Chinden centers assume 20%residential.Commercial uses are broken down as follows:MU-C and MU-R assumes 90%commercial and 10%governmentallother,MU-MR assumes 50%office,40%oHicelOex,and 10%other,and MU-1 assumes SO%office,301 gorernmentallother,and 20%flex. The Development Program is intended to provide an estimate for understanding service needs and general allocation and balance of uses. Because these are for broad land use areas, and generalized,these are not prescriptive standards intended for case by case review.As shown above,estimated square footage for retail and office uses are expected to take nearly 50 years to fully build out,while industrial and flex space markets could be built out in only 15 years. The City should consider the aggregated commercial impacts of development proposals and monitor near-term residential demand and development to preserve opportunities for the lagging, long- term employment demand. Overall balance of residential and non-residential uses is essential. The subject application accounts for 480.26 acres of the total Fields Specific Planning area. The development program from the Fields Plan is outlined in the table above. The table herein is City of Meridian I Department Report III. Staff Analysis intended to provide a reference point for the project's general alignment with the anticipated development program of the Fields Plan.Not included in the table are the well site nor sewer lift station. Dwelling units have not been provided in the table as multiple phases of the project are conceptual at this stage. Please refer to other sources in the record for estimated residential dwelling units within the project area. Key takeaways: • The project encompasses the entirety of the Mixed-Use Community(MU-C) area planned for the Fields Area. Should the Comprehensive Plan Land Use Map amendment be approved the MU-C area will be reduced by 29.09 (more or less) acres and replaced by Commercial land use. When totaling the estimated building square footage the estimated commercial building area,in both the MU-C and proposed Commercial area, is 322,447 sq. ft. in the MU-C area. The anticipated range for the MU-C area was 610,000 sq.ft. (40acres X 0.35FAR=610,000) over the full buildout of the plan. • The proposed commercial element of the MU-C area,including the proposed amended Commercial area,provide for two flex spaces, six drive-throughs, a big box and mid box, and multiple commercial strip style buildings. • The majority of the pad sites are drive-thru,for the entire area and then also more importantly, for the neighborhood center.For the neighborhood center,the applicant does not control the mid box anchor,with 3 of the remaining 5 structures being drive-thru. In the neighborhood center,there are only two buildings fronting the east-west street,both drive- thru, and 2 of the 4 buildings on the north-south street are drive-thru. Quantifiably, and never mind the other analysis done,they are neither demonstrating a main street or a neighborhood focused mixed use area as proposed. It is auto focused which was and is the antithesis of the neighborhood center and heart of the Fields Plan. • Development in the Star-McMillian center should support the neighborhood center through siting, layout,enhanced connectivity, centralized shared spaces,that promote the Mainstreet concept. The Center itself should be internal facing, and not a typical commercial development oriented around arterial-facing big-box retail and supporting uses. The incorporation of density and verticality of uses that create an active pedestrian-oriented environment as a central feature of the center is strongly encouraged. • A missing major non-residential component of the center is the east-west main street,with mixed use buildings and on-street parking. The buildings along the main street nearer Star Road should blend innovative and historical design thematic and include opportunity for retail and office and the ground level,with residential above. (pg. 3-15) City of Meridian I Department Report 111. Staff Analysis D. Williams Pipeline and Intermountain Gas Facility There is a high-pressure natural gas pipeline that runs through the north-west and south-west areas of Meridian. This pipeline,which is operated by the Williams Pipeline Company, carries pressurized natural gas. There is typically a 75-foot-wide easement that is associated with the pipeline. Future development is required to comply with the Williams Pipeline Developer's Handbook. (https://www.williams.com/wp-content/uploads/sites/14/2020/04/2020-Developers- Handbook-FINAL-20200722-Lpdfl Ewiln l q } Rd _._ {mere q �F;re►llileCreekl�lra,n MDR MU M HER M-HDR Far Mile Creeltlf?ram Inartna�nrain Gas l = _ ' Potential FaciNtl and ales B r M-NDR Park Area r dep Idl bisti l'lvid� d ir IUI-Year Floodplairi Area Eight Mile Lateral t '� d X'yre. , MDR ;.- - MUM 04 4 _ _- ? ' Mu-t Coupled with the gas transmission pipeline,there is an existing Intermountain Liquefied Natural Gas(LNG)Plant located in the northwest part of the Area of City Impact, at 4014 N. Can-Ada Road. The storage tank which was constructed in 1974 and underwent maintenance in 2022 has a capacity of 7.35 million gallons. The facility continues to operate at design capacity. City of Meridian I Department Report III. Staff Analysis IF - - LNG is primarily methane in liquid form and is considered a cryogenic fluid. LNG is not flammable in liquid form and begins to rapidly return to its natural state as a gas(methane)upon exposure to the atmosphere. As the LNG warms a"vapor cloud"is created and the methane will rise due to it is lighter than air and will begin to mix with the air. Should there be a sudden escape of LNG from the tank,the concern would be the outer edge of the vapor cloud with the right mixture of air/gas that could be ignited by an irrigation water pump,vehicle,power line or other spark or flame. As shown on the map above,the area within the Intermountain Gas facility and safety buffer has a future land use designation as industrial so that residential uses aren't allowed within the buffer area of the LNG tank. Therefore,residential dwellings should not be permitted within 1,500 feet of the LNG tank to address the worst-case scenario evaluated in the 2005 Fire Study and Prevention Plan. E. Site Development and Use Analysis 1. Existing Structures/Site Improvements(UDC 11-1): The property at 4410 N. Star Road and 7870 W. Ustick Road consists of one home, and several outbuildings.All structures will be removed, and existing wells and septic systems will be abandoned as required. 2. Proposed Use Analysis (UDC 11-2): The applicant is proposing a preliminary plat with single-family detached and attached dwellings which are listed as a principal permitted use in the R-8 and R-1 S zoning districts in UDC Table 11-2A-2. The future land use map identifies this area as medium density residential. This designation allows for dwelling units at gross densities of three(3) to eight (8) dwelling units per acre. All other areas that are part of the annexation and Comprehensive Plan Map Amendment shall,prior to any future development and once sewer service is readily available at the site, submit the following for review and approval: a development agreement modification to create a new development agreement, a preliminary plat to further subdivide the property if required, and amend the concept plan to be consistent with the Field Sub Area Plan, The Fields Design Guidelines, Comprehensive Plan, UDC and the City's Architectural Standards. City of Meridian I Department Report 111. Staff Analysis 3. Dimensional Standards (UDC 11-2): The preliminary plat and future development are required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 and R-15 zoning districts.All proposed lots and public streets appear to meet UDC dimensional standards per the submitted preliminary plat. This includes minimum lot sizes of 2,000-4,000 sq. ft. and required street frontages of at least forty(40)feet. The subdivision is proposed to develop in seven(7) phases as depicted in Exhibit VII.J. Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3. The applicant is proposing a minimum lot size of 3,984 sq. ft.,maximum lot size of 10,610 sq. ft. and an average lot size of 5,725 sq. ft. Fourteen(14)common driveways are proposed with this subdivision. The applicant has provided common drive exhibits which demonstrate no more than three(3)units are served whereas a maximum of 4 units are allowed. The common driveway meets the minimum width of twenty(20) feet and does not exceed the maximum length of one hundred and fifty (150)feet. Solid fencing adjacent to common driveways is prohibited,unless separated by a minimum five(5)foot wide landscaped buffer. F. Design Standards Analysis The proposed preliminary plat is required to comply with the dimensional standards listed in UDC Table 11-2A-6 and I1-2A-7 for the R-8 and R-15 zoning districts. The proposed lots comply with the dimensional standards of the above-mentioned districts. The remainder of the properties being proposed for annexation shall be required to amend the Development Agreement to create a new Development Agreement to govern development. 1. Structure and Site Design Standards (Comp Plan 2.02.00, Comp Plan 2.02.0IB, Comp Plan 3.07.0IA, UDC 11-3A-19): In regard to the preliminary plat, all the property except parcel No(s). S0432223400 and S0432336251 are vacant. The structures are proposed to be removed and any existing wells and septic systems will be abandoned as required. The site shall be designed to meet the requirements of the UDC for the R-8 and R-15 zoning requirements.As noted above, the applicant submitted their own design guidelines which will be a requirement of approval as well as the Fields Subarea Plan, UDC and ASM. Comprehensive Plan policy 3.07.0 encourages compatible uses and site design to minimize conflicts and maximize use of land. Comprehensive Plan policy 3.07.OIA requires all new development to create a site design compatible with surrounding uses through buffering, screening, transitional densities, and other best site design practices. 2. Qualified Open Space&Amenities (Comp Plan 2.02.00, Comp Plan 2.02.0IB, UDC 11-3G): Based on the standards in UDC Table 11-3G-3, a minimum of 15% (or 29.75-acres) of qualified open space is required to be provided within the development.An open space exhibit was submitted as shown in Section VII.F,that depicts 22%(or 43.4-acres)of open space that meets the required quality and qualified open space standards. Based on the standards in UDC 11-3G-4A, a minimum of forty(40)amenity points are required to be provided. The amenities proposed are clubhouse,picnic area,fitness course,open space commons, open space commons shelter, dog park, dog waste station,outdoor fire ring, swimming pool changing facilities and restrooms,paved sports courts,pedestrian and bicycle circulation,multiuse pathways, and a bicycle repair station.All common open space areas are required to be landscaped with one deciduous shade tree for every 5,000 square feet of area and include a variety of trees, shrubs, lawn or other vegetative groundcover per UDC 11-3G- 5B.3. City of Meridian I Department Report 111. Staff Analysis The applicant needs work with the irrigation district and enter into a license agreement to provide some type of landscaping other than gravel in the open space area on the southern part of the property. The applicant will need to revise the landscape plan accordingly with the understanding that trees will not be allowed in the area, but grass and shrubs may be allowed to be negotiated within the agreement if maintained by the homeowner's association. If landscaping is not allowed within the irrigation easement, the applicant shall provide five (5)feet of landscaping outside of the irrigation easement to meet this requirement. Comprehensive Plan policy 2.02.00 requires the applicant to plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. Comprehensive Plan policy 2.02.01B requires the applicant to evaluate open space and amenity requirements for consistency with community needs and values. 3. Landscaping (UDC 11-3B): a. Landscape buffers along streets UDC 11-2A-6 requires a twenty-five (25)foot wide buffer along arterials (N. Owyhee Storm Avenue and W. Ustick Road), a thirty-five(35)foot wide buffer is required along entryway corridors (N. Star Road), twenty(20)foot wide buffer along collector roads and a ten (10)foot wide buffer is required along local streets. The landscape plan shall reflect the requirements of the UDC for landscape buffers along streets. R/W 9 R/W 72.0' RIGHT-OF-WAY 2' 2' 10' 8' 18.5' 18.5' 8' S' SI EWALK LANDSCAPE CENTER-TO-BACK CENTER-TO-BACK LANDSCAPE SI EWALK 2.00A 3:1 MAX. 1.75% -2% 2%- 2.00% 1.75% SLOPE _. ~ 1' MIN FLAT LANDING 1' MIN 6" VERTICAL CURB k GUTTER FLAT LANDING PER ACHD SUPPLEMENTAL STANDARD DRAWING SD-701 �3"SP-3, 0.50 INCH (1/2' MIX, PG 58-28 TWO AND A HALF(2 1/2' INCHES THICK 4"OF 3/4'-MINUS CRUSHED AGGREGATE BASE 21)" OF 6-INCH MINUS PIT-RUN SUBBASE TYPICAL COLLECTOR ROAD SECTION VERTICAL CURB DETACHED SIDEWALK NITS b. Tree preservation Per UDC 11-3B-10,the applicant shall preserve existing trees four-inch caliper or greater from destruction during the development. 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).Deciduous specimen trees four-inch caliper or City of Meridian I Department Report III. Staff Analysis greater may count double towards total calipers lost,when planted at entryways,within common open space, and when used as focal elements in landscape design. The applicant shall add a mitigation section to the landscape plan for trees that are removed meeting the criteria above. c. Storm integration Per UDC 11-3B-11,the applicant shall meet the intent to improve water quality and provide a natural, effective form of flood and water pollution control through the integration of vegetated,well designed stormwater filtration swales and other green stormwater facilities into required landscape areas,where topography and hydrologic features allow if part of the development. Development will be required to meet UDC 11-3B-I1 for stormwater integration. d. Pathway landscaping Landscaping for pathways shall meet the requirements outlined in UDC 11-3B-12. Staff finds the landscape plan shows the applicant needs to make revisions for the pathway landscaping. The landscaping will be required to meet UDC 11-3B-12 for pathway landscaping. 4. Parking (UDC 11-3C): Off-street parking is required to be provided for each home based on the total number of bedrooms per unit as set forth in UDC Table 11-3C-6. On-street parking is also available on the proposed streets. e. Residential parking analysis Off-street parking is required to be provided for each home based on the total number of bedrooms per unit as set forth in UDC Table 11-3C-6. On-street parking is also available on the proposed streets. 5. Building Elevations (Comp Plan 2.01.01 C,Architectural Standards Manual): Conceptual building elevations were submitted for the proposed subdivision as shown in Section VII.N. Buildings along the collectors or arterials shall be designed with elevations that create interest through the use of broken planes, windows, and fenestrations that produce a rhythm of materials and patterns. Design review is not required for single-family detached structures. Staff recommends a DA provision requiring those elevations incorporate articulation through changes in two or more of the following: modulation (e.g.projections, recesses, step-backs, pop-outs), bays, banding,porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from adjacent public streets. Single-story homes are exempt from this requirement. Design review is required for single-family attached and townhomes. Design review will have to meet the requirements outlined in the City's Architectural Standards Manual. Comprehensive Plan policy 2.01.01 C encourages the applicants to maintain a range of residential land use designations that allow diverse lot sizes, housing types, and densities. To support this policy staff recommends the applicant provide additional housing options (i.e. townhomes, single family attached) in the development. 6. 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. City of Meridian I Department Report III. Staff Analysis 7. Parkways (Comp Plan 3.07.01 C, UDC 11-3A-17): Per the UDC the minimum width of parkways planted with Class II trees shall be eight(8) feet. The width can be measured from the back of curb where there is no likely expansion of the street section within the right-of-way;the parkway width shall exclude the width of the sidewalk. Class II trees are the preferred parkway trees. The applicant has designed the local streets with 60 feet of right-of-way which includes an 8- foot-wide landscape area and a 5-foot-wide sidewalk. applicant is proposing parkways along the local streets of the subdivision. The parkways will be required to meet the requirements of UDC 11-3A-17. Comprehensive Plan policy 3.07.01 C requires appropriate landscaping, buffers, and noise mitigation with new development along transportation corridors (setback, vegetation, low walls, berms, etc). G. Transportation Analysis 1. Access (Comp Plan 6.01.02B, UDC 11-3A-3, UDC 11-3H-4): Access to the preliminary plat is via Malibu Ridge Street and Bear Creek Street via N. Star Road; W. Black Butte Street, W.Achievement Street and Echo Ridge Street via N. Owyhee Storm Avenue; and Echo Ridge Street via W. Ustick Road. Comprehensive Plan policy 6.01.02E requires the applicant to reduce the number of existing access points onto arterial streets by using methods such as cross-access agreements, access management, and frontage/backage roads, and promoting local and collector street connectivity. 2. Multiuse Pathways (UDC 11-3A-5): Multiuse pathways shall be constructed in accord with the city's comprehensive plan, the Meridian Pathways Master Plan, the Ada County Highway District Master Street Map and Roadways to Bikeways Master Plan. A ten (10)foot wide detached pathway is reflected along W. McMillian Road, N. Star Road, N. Owyhee Storm Avenue, W. Ustick Road which is consistent with the alignment shown on the Pathways Master Plan. There is a ten (10)foot wide detached sidewalk along Echo Ridge Street, Sky Pilot Drain and the Teeter Drain which connects to the various pathways throughout the development. Several micro pathways are reflected providing connectivity to internal portions of the development.As mentioned in the Comprehensive Plan analysis above, to improve more direct pedestrian connectivity, staff is recommending additional micro pathway connections. 3. Pathways (Comp Plan 2.02.01A, Comp Plan 3.07.02A, Comp Plan 4.04.OIA, UDC I1-3A-8): Several micro-pathways are reflected providing connectivity to internal portions of the development. All pathways should be constructed in accord with the standards listed in UDC 11-3A-8. A pathways plan is included in Section VII.J that depicts all pathways proposed within the development. Comprehensive Plan policy 2.02.0IA requires that new subdivision plats, require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities. Comprehensive Plan policy 3.07.02A requires pedestrian circulation plans to ensure safety and convenient access across large commercial and mixed-use developments. City of Meridian I Department Report III. Staff Analysis Comprehensive Plan policy 4.04.OIA ensures that new development and subdivisions connect to the pathway system. Together, these policies ensure that all new projects prioritize safe pedestrian access and integrate seamlessly with existing. 4. Sidewalks (UDC 11-3A-17): Five-foot detached sidewalks are proposed along internal local streets in accord with the standards listed in UDC 11-3A-17. Ten- oot detached sidewalks will be required along all arterial streets, and the following collectors shall have five (5)foot wide sidewalks except for a 10 ft wide pathway along one side of Echo Ridge Street. Staff support the sidewalk widths being proposed. R/W Ct R/W 60.0'RIGHT-OF-WAY 0;SI 0.5' 8. ALK LANDSCAPE CENTER-TO BACK CENTER-TC-BACK LANDSCAPEEWALK3:1 MAX. 5% OOR `2pSLOPE FLAT LANDING J _ t'MIN 3'ROLLED CURB k GUTTER FLAT LANDING PER ACHD SUPPLEMENTAL STANDARD DRAWING SD-702 2.5'SP-3.0.50 INCH(1/2')MIX,PG 58-28 TWO AND A HALF(2 1/27 INCHES THICK 4'OF�'-MINUS CRUSHED AGGREGATE BASE 14'OF 6-INCH MINUS PIT-RUN SUBBASE TYPICAL LOCAL ROAD SECTION ROLLDED CURB DETACHED SIDEWALK NTS R/W R/W 72.0' RIGHT-OF-WAY 2' 2' 10' 8' 18.5' 18.5' 8' 5' SI�LANMWECENTER-TO-BACK CENTER-TO-BACK LANDSCAPE SI EWALK OOR 3:1 MAX. 1f-2% 1.75% SLOPE ------------ V MIN FLAT LANDING 1' MIN 6'VERTICAL CURB k GUTTER FLAT LANDING PER ACHE,SUPPLEMENTAL STANDARD DRAWING SD-701 3-SP-3,0.50 INCH (1/27 MIX,PG 58-28 TWO AND A HALF(2 1/27 INCHES THICK 4"OF-Y4=MINUS CRUSHED AGGREGATE BASE 20'OF 6-INCH MINUS PIT-RUN SUBBASE TYPICAL COLLECTOR ROAD SECTION VERTICAL CURB DETACHED SIDEWALK NTS 5. Subdivision Regulations (UDC 11-6): f. Dead end streets No streets or series of streets that ends in a cul-de-sac or a dead end shall be longer than five hundred(500)feet except as allowed in subsection(b)of this section. The City Council may approve a dead-end street up to seven hundred fifty(750) feet in length where an emergency access is proposed; or where there is a physical barrier such as a steep slope,railroad tracks,an arterial roadway, or a large waterway that prevents or City of Meridian I Department Report III. Staff Analysis makes impractical extension; and where a pedestrian connection is provided from the street to an adjacent existing or planned pedestrian facility. Cul-de-sac streets may serve a maximum of thirty(30) dwelling units. The applicant is proposing four(4)dead-end streets that do not exceed the maximum five hundred(500)feet in length. g. Common driveways Per UDC 11-6C-3D, common driveways shall serve a maximum of four(4) dwelling units. In no case shall more than three(3) dwelling units be located on one(1) side of the driveway. The applicant is proposing fourteen (14) common driveways that meet the dimensional requirements as outlined in the UDC. h. Block face UDC 11-6C-3-regulates block lengths for residential subdivisions. Staff has reviewed the submitted plat for conformance with these regulations. The intent of this section of code is to ensure block lengths do not exceed 750 ft, although there is the allowance of an increase in block length to 1,000 feet if a pedestrian connection is provided. In no case shall a block face exceed one thousand two hundred(1,200) feet,unless waived by the City Council. Exceptions. Although block face lengths are allowed to exceed the maximum length as set forth below,it is anticipated that most blocks will not exceed the requirement. a. Where a pedestrian connection is provided,the maximum block face may be extended up to one thousand(1,000) feet in length in residential districts; and up to seven hundred fifty(750) feet in length in the TN-C and TN-R Districts. The pedestrian connection shall provide access from within the subdivision to one (1) or more of the following: a qualified open space as defined in subsection 11-3G-3.B of this title, a street, or a common open space area or public meeting area within an abutting development. b. The City Council may approve a block face up to one thousand two hundred(1,200) feet in length where block design is constrained by site conditions such as. an abutting arterial street or highway, a limited access street,railroad tracks, steep slopes in excess of ten (10)percent, an abutting urban project with no adjoining alley or street connections, a public or private education facility or park,a large waterway and/or a large irrigation facility. c. Where an applicant proposes block faces that exceed seven hundred fifty(750)feet in a residential district, or five hundred(500) feet in the TN-C and TN-R districts,the applicant shall provide written justification as to why explicit compliance is not feasible or the proposed block layout is equal to or superior to the block face requirements of this section. d. A ninety-degree turn in a roadway may constitute a break in the block face,however, overall pedestrian and vehicular connectivity will be considered when evaluating the appropriateness of block lengths greater than seven hundred fifty(750)feet in length. Where an applicant proposes a ninety-degree turn to break up a block face, additional pedestrian and/or roadway connections may be required. Several roads exceed the 750 ft block length, however; the block face does not exceed 1,000 feet in length. Staff has no objection to the block face lengths being proposed for the following streets: • Wild Ridge Street(south side) 793 feet • Lake Champion Street—839 feet City of Meridian I Department Report III. Staff Analysis • W.Achievement Street(north side)—962 feet • Sagefield Street(south side)—951 feet • Bear Creek Street(south side)—978 feet • Teton Trail Street(west side)—984 feet • Tava Street(north side)—997 feet Several roads exceed 1,000 ft block length but include a pedestrian connection per UDC 11-6C-3.F.a. Staff have no objection to the block face lengths being proposed for the following streets: • Tankersley Street—1039 feet(abutting Ustick Road, an arterial road) • Echo Ridge Street(south side)—1046 feet • Boulderado Street(north side) - 1049 feet(lots are along the Teeter Drain) The following road exceeds the 1,200 ft block length and requires a Council waiver. Staff are requiring the applicant to provide traffic calming measures for this roadway because of the excessive block length. • W.Achievement Street(south side)— 1323 feet H. Services Analysis 1. Waterways (Comp Plan 4.04.02C, Comp Plan 4.05.0ID, UDC 11-3A-6): All irrigation ditches crossing this site shall be piped or otherwise covered as set forth in UDC 11-3A-6B.3. Per the applicant's narrative, the Teeter and Sky Pilot Drains will remain open to provide a natural amenity with adjacent pathways. The Five Mile Creek, which bisects the entire Fields Development, is proposing to be left open and used as an amenity when possible. The applicant will need a Council waiver to keep the Teter Drain and the Sky Pilot Drain open. Per UDC 11-3A-6E, in Residential Districts, irrigation easements wider than ten (10)feet shall be included in a common lot that is a minimum of twenty(20)feet wide and outside of a fenced area, unless otherwise waived by City Council. Comprehensive Plan policy 4.04.02C requires the applicant to continue partnerships with area irrigation districts to continue to expand pathway system along existing waterways. Comprehensive Plan policy 4.05.OID requires improving and protecting creeks and other natural waterways throughout commercial, industrial, and residential areas. 2. 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- 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. 3. 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. City of Meridian I Department Report III. Staff Analysis 4. Utilities (Comp Plan 3.03.03G, 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. Sewer service is not currently available at the site and will remain unavailable until development extends it from Star Road to the subject property. Water service is available in Owyhee Avenue adjacent to the site. The Community Development Director and the Public Works Director determined that, because sewer infrastructure is actively being extended along McMillan Road, the CanAda lift station is being installed, and the property is contiguous to the city limits, the development may be annexed. Comprehensive Plan policy 3.03.03G requires urban infrastructure be provided for all new developments, including curb and gutter, sidewalks, water and sewer utilities. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division Submit revised plans based on ACHD and Staffs comments fifteen(15)days prior to the City Council public hearing for review and approval.If plans are not received within the established timeframe,the project may be continued to extend the review period. • Revise the plat to reflect ACHD's requirements for the roadways. • Remove lot 19,Block 35 from within the Williams Pipeline easement. Development Agreement 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. A final plat will not be accepted until the Annexation ordinance and development agreement are approved by City Council and sewer improvements have been completed. 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 the annexation. The DA shall, at minimum,incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan,phasing plan, design guidelines, conceptual plan and building elevations for the single-family dwellings included in Section VII and the provisions contained herein. b. All other areas that are part of the annexation and Comprehensive Plan Map Amendment shall,prior to any future development and once sewer service is readily available at the site, submit the following for review and approval: a development agreement modification to create a new development agreement, a preliminary plat to further subdivide the property if required, and amend the concept plan to be consistent with the Field Sub Area Plan,The Fields Design Guidelines, Comprehensive Plan,UDC, and the Architectural Standards Manual. City of Meridian I Department Report IV. City/Agency Comments& Conditions c. The applicant shall provide a+/-24,422 square foot well lot within Planning Area 10 with an access easement from the proposed road to the north and a 20'easement along the eastern boundary for a flush line and 480-volt power brought to the site. d. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the development. e. The following uses shall be prohibited in the C-C zoned property within Planning Area 12 and 13: Fuels Sales Facilities, Storage Facilities, and Vehicle Washing Facilities. Drive Through Establishments shall not front the main street coming in from W. McMillian Road,nor any future east-west Mainstreet. This area is intended to be a pedestrian-oriented environment,therefore; drive-thru establishments shall be limited to a tier 1 drive thru or front W.McMillian Road.No more than one drive-through may be located in this area. In any case where adjacent to the main-street,drive-through circulation should be designed in such a way that it does not separate the primary pedestrian walk-way from the adjacent building facade. f. Future development shall promote no-mow fescues,naturalized plants,dry creek materials, split rial fencing, and other rural landscape elements in landscape buffers and open space as listed in the Fields Sub-Area Plan. g. The applicant shall provide the following amenities: a clubhouse,picnic area, fitness course, open space commons, open space commons shelter, dog park, dog waste station, outdoor fire ring, swimming pool changing facilities and restrooms,paved sports courts,pedestrian and bicycle circulation,multiuse pathways, and a bicycle repair station. All common open space areas are required to be landscaped with one deciduous shade tree for every 5,000 square feet of area and include a variety of trees, shrubs, lawn or other vegetative groundcover per UDC 11-3G-5B.3. h. No development shall commence on the property until sewer service is readily available at the site and meets one of the following criteria: • The connection to this City's sewer collection system is actively being installed by the applicant; or • Sewer has already been stubbed to the site. i. Future development shall comply with the Williams Pipeline Developer's Handbook. j. A TIS shall be required with all development applications that include a change to The Fields master plan planning area that may alter traffic impact projections, at the sole discretion of ACHD. k. An update to the TIS shall include the following items: • Updated traffic counts for the impacted roadway segments and intersections listed in the previous TIS; • Information from the built development to date, including actual traffic counts and actual measured trip capture; • Projected trip generation,trip distribution and assignment, and anticipated trip capture for the current phase under consideration(preliminary plat application), based on development of the applicable land uses; • Necessary mitigation measures for the current phase; • Updates to all analysis, conclusions and recommendations found to be out of date or in need of correction based on the updated information; and City of Meridian Department Report IV. City/Agency Comments& Conditions • Meet all ACHD policy requirements for a TIS at the time of submittal. 1. The rear and/or sides of 2-story homes facing N. Owyhee Storm Avenue,N. Star Road and the collector streets (i.e.W.Achievement Street,Bear Creek Street, and Echo Ridge Street) shall incorporate articulation through changes in two or more of the following: modulation(e.g.projections,recesses, step-backs,pop-outs),bays,banding, porches,balconies,material types,or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public streets. Single-story homes are exempt from this requirement. m. The Final Plat shall be recorded prior to submittal of any building permit applications for the commercial or residential portion of the development and prior to issuance of any Certificates of Occupancies within the commercial portion of the development. n. Provide a road trust deposit for'h of the crossing for the future extension of the Mapleton Street stub street across Five Mile Creek Feeder and Five Mile Creek. The exact amount of the road trust deposit will be determined during plan review. o. Install a PHB with intersection lighting at the Owyhee Storm/Achievement intersection.Enter into a signal agreement with ACHD to ensure that the PHB is installed. The signal agreement shall note that the applicant is responsible for all costs associated with the hardware, design,and installation of the PHB, and that this improvement is not eligible for reimbursement by ACHD. The applicant will need to order and purchase the signal hardware as ACHD does not have these materials available for this project. p. In order to ensure the PHB with intersection lighting at the Owyhee Storm/Achievement intersection is installed,the following items must be in place prior to plans acceptance for the final plat. • Signal Agreement •Full design and approved plans for the intersection s. Direct lot access to N. Star Road,N. Owyhee Storm Avenue,W. Ustick Road and W. McMillian Road is prohibited. Westveil Subdivision Preliminary Plat 1. The preliminary plat included in Section VII, dated 4/l/26, shall be submitted for review and approval with the following revisions prior to final plat approval: • All utility easements reflected on the utility plan shall be included on the final plat. • All pathways and micropathways shall be within a separate common lot or easement as required per UDC 11-3A-8. • Direct lot access to W. McMillan Road,N. Star Road,N. Owyhee Storm Avenue and W. Ustick Road is prohibited. • Tankersley Street shall terminate at Cedar Hollow Street and a common driveway shall be constructed to provide access to the lots east of Cedar Hollow Street. • Constructed Tankersley Street as a 24-foot wide minor local street,then Cedar Hollow& Teton Trails south of Campaigner Creek shall be constructed as standard 33-foot wide street sections with curb, gutter, and 5-foot wide concrete sidewalk on both sides of the roadway. • Redesign W.Achievement Street with traffic calming measures per ACHD standards if Council grants the block length waiver. City of Meridian I Department Report IV. City/Agency Comments& Conditions • Add a ten(10)foot wide multi-use pathway along the south side of the William's Pipeline per the Merdian Pathways Master Plan Map and Master Pathways Plan Document. 2. The Landscape Plan included in Section VII, dated 4/1/26, shall be submitted for review and approval with the following revisions prior to final plat approval: • Provide measurements for the landscape buffer along the streets ensuring they meet the requirements of UDC 11-2A-6 and 11-2A-7. • Revise your landscape plan to ensure that the pathways outside of the pipeline easement have the required landscaping. • A landscape strip a minimum of five(5)feet wide shall be provided along each side of the pathway.If landscaping is not allowed within any of the irrigation easements, the applicant shall provide five(5)feet of landscaping outside of the irrigation easement to meet this requirement. • The landscape strips shall be planted with a mix of trees, shrubs,lawn,and/or other vegetative ground cover. There shall be a minimum of one (1)tree per one hundred(100) linear feet of pathway. If this calculation results in a fraction of five(5)or greater,round up to an additional tree; if the calculation results in a fraction less than five(5),round the number down. • Add a mitigation section to the landscape plan for trees that are removed meeting the criteria per UDC 11-3B-10. • The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-613, as applicable. Incorporate some split rail fencing around the open space areas per the Fields Subarea Plan and provide fencing details. 3. The development shall comply with standards and installation for landscaping as set forth in UDC 11-3B-5 and maintenance thereof as set forth in UDC 11-3B-13. 4. The Five Mile Creek, Teter Darain, and Sky Pilot Drain shall comply with the provisions for irrigation ditches,laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. The applicant shall obtain Council waiver to leave the Teter Drain and Sky Pilot Drain open as proposed. 5. Pathway and adjoining fencings and landscaping shall be constructed consistent with the standards as set forth in UDC 11-3A-7A7, 11-3A-8 and 11-3B-12C. 6. Prior to signature on the final plat by the City Engineer,the applicant shall submit a public access easement for the multi-use pathway along N. Star Road and N. Owyhee Storm Avenue to the Planning Division for approval by City Council and subsequent recordation or unless required by ACHD. 7. The development shall comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to driveways,easements,blocks, street buffers, and mailbox placement. 8. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. 9. All common driveways shall meet the requirements of 11-6C-2-D including a perpetual ingress/egress easement being filed with the Ada County Recorder,which shall include a City of Meridian I Department Report IV. City/Agency Comments& Conditions requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. 10. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the proposed clubhouse and pool area 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. 11. A Design Review application shall be submitted and approved for the single-family attached and townhomes. The design of the structures shall comply with the standards listed in the Fields Design Guidelines and the Architectural Standards Manual. 12. The Applicant shall have a maximum of two (2)years to obtain City Engineer's signature on a final plat in accord with UDC 11-6B-7. 13. The Applicant shall comply with all conditions of ACHD. 14. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. B. Meridian Public Works Site Specific Conditions of Approval 1. Well site needs the following: -Access easement from road to the north(we don't want to come off of Star Rd). -A 20'easement along the eastern boundary for a flush line -480 V power brought to the site. 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 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 11"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 City of Meridian I Department Report IV. City/Agency Comments& Conditions 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. 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. City of Meridian I Department Report IV. City/Agency Comments& Conditions 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 I-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 htlp://www.meridiancily.orfz/public works.aspx?i d=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://weblink.meridianciU.org/WebLink/Browse.aspx?id=438760&dbid=0&repo=MeridianCit Y D. Community Planning Association of Southwest Idaho (COMPASS) httgs://weblink.meridiancity.org/WebLink/Browse.aspx?id=438760&dbid=0&repo=MeridianCit Y E. Irrigation Districts 1. Nampa&Meridian Irrigation District Click or tap here to enter text. 2. Settler's Irrigation District Click or tap here to enter text. 3. Boise Project Board of Control Click or tap here to enter text. F. Central District Health Department Click or tap here to enter text. City of Meridian I Department Report IV. City/Agency Comments& Conditions G. Idaho Department of Environmental Quality(DEQ) https:llweblink.meridianciU.orglWebLink/Browse.aspx?id=438760&dbid=0&repo=MeridianCit X H. West Ada School District(WASD)or Other District/School httgs://weblink.meridianciU.org/WebLink/Browse.aspx?id=438760&dbid=0&repo=MeridianCit X L Ada County Highway District(ACHD) httgs://weblink.meridianciU.org/WebLink/Browse.aspx?id=438760&dbid=0&repo=MeridianCit X J. Idaho Transportation Department(ITD) Click or tap here to enter text. City of Meridian I Department Report IV. City/Agency Comments& Conditions 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: l. The map amendment complies with the applicable provisions of the comprehensive plan; The Community Development and Public Works Directors made a determination that since the city is installing a sewer trunkline in McMillan Road and this property is contiguous to city limits, that we can annex the property. The subject development will not be able to apply for further applications or do any development until sewer is available at the site or the applicant is actively extending sewer to the site. As a result, the Director finds the proposed Comprehensive Plan Map amendment complies for the following:Industrial to Civic, Medium Density Residential to Medium High Density Residential, and Mixed-Use Community to Commercial. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Commission finds the proposed map amendment comply with the purpose statements for the General Industrial, Civic, Mixed-Use Community,Medium Density Residential, Commercial, and Medium High Density Residential designations. The General Industrial designation accommodates a range of uses that support industrial and related commercial activities, including warehouses, storage facilities, light manufacturing,flex space, and incidental retail and office uses. The Civic designation is intended to preserve and protect existing and planned municipal, state, and federal lands for area residents and visitors, and the proposed City park is consistent with the Future Land Use Map (FLUM) designation. The Commercial designation supports a full range of uses serving residents and visitors, with the C-C designation allowing for a broader mix and larger-scale retail, office, and service uses. The Mixed-Use Community designation provides for areas where community-serving uses and residential development are integrated into the urban fabric. The TN-R zoning designation allows a variety of residential types, including attached and detached single- family homes, duplexes, townhouses, and multifamily development, while incorporating open space and promoting pedestrian-oriented design through well planned streetscapes that also accommodate safe and efficient vehicular movement. The Medium Density Residential and Medium High Density Residential designations are typically applied to compact areas within larger neighborhoods and are often located near mixed-use or employment centers to provide convenient access to services and jobs. The R-8 and R-I5 zoning designations permit residential development at gross densities as low as three dwelling units per acre to twelve dwelling units per acre,providing an appropriate transition in intensity between higher-density residential areas and adjacent commercial or industrial uses while supporting a cohesive and well-integrated development pattern. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Commission finds annexation with I-L, TN-R, C-N, C-C, R-8 and R-1 S zoning designation will not be detrimental to public health, safety, and/or welfare. City of Meridian I Department Report V. Findings 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The Community Development Director made a determination to allow for development to be annexed when sewer extensions are in progress.As a result, the Director finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. 5. The annexation(as applicable)is in the best interest of city. Commission finds the annexation of the site is in the best interest of the City. B. Comprehensive Plan (UDC 11-5B-7D) 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 a amendment to the Comprehensive Plan,the Council shall make the following findings: 1. The proposed amendment is consistent with the other elements of the comprehensive plan. Commission finds the proposed amendment to Civic, Medium High Density Residential, and Commercial designations consistent with the Comprehensive Plan. The proposal supports a logical transition of uses, stepping from higher-density residential areas to commercial development and a City park, thereby contributing positively to the character and functionality of the surrounding area. 2. The proposed amendment provides an improved guide to future growth and development of the city. Commission finds that the proposal to change the FL UM designation from Medium Density Residential to Medium High Density Residential, Mixed-Use Community to Commercial, and Industrial to Civic will allow a transition in uses. The proposal supports a logical transition of uses, steppingfrom higher-density residential areas to commercial development and a City park, thereby contributing positively to the character and functionality of the surrounding area. 3. The proposed amendment is internally consistent with the goals, objectives and policies of the Comprehensive Plan. Commission finds that the proposed amendments are consistent with the Goals, Objectives, and Policies of the Comprehensive Plan as noted in Section III. 4. The proposed amendment is consistent with this Unified Development Code. Commission finds that the proposed amendments are consistent with the Unified Development Code. 5. The amendment will be compatible with existing and planned surrounding land uses. Commission finds the proposed amendments will be compatible with abutting existing residential uses in the near vicinity. 6. The proposed amendment will not burden existing and planned service capabilities. The Community Development and Public Works Directors made a determination that since the city is installing a sewer trunkline in McMillan Road and this property is contiguous to city limits, that we can annex the property. The subject development will not be able to apply for further applications or do any development until sewer is available at the site or the applicant is actively extending sewer to the site. As a result, the Director finds that the proposed amendments will not burden existing and planned service capabilities in this portion of the city. City of Meridian I Department Report V. Findings 7. The proposed map amendment(as applicable)provides a logical juxtaposition of uses that allows sufficient area to mitigate any anticipated impact associated with the development of the area. Commission finds the proposed map amendments provide a logical juxtaposition of uses and sufficient area to mitigate any development impacts to adjacent properties. 8. The proposed amendment is in the best interest of the City of Meridian. For the reasons stated in Section V and the subject findings above, Commission finds that the proposed amendments are in the best interest of the City. C. Preliminary Plat(UDC-613-6) 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; Commission finds 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 ad are adequate to accommodate the proposed development; The Community Development and Public Works Directors made a determination that since the city is installing a sewer trunkline in McMillan Road and this property is contiguous to city limits, that we can annex the property. The subject development will not be able to apply for further applications or do any development until sewer is available at the site or the applicant is actively extending sewer to the site. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The Community Development and Public Works Directors made a determination that since the city is installing a sewer trunkline in McMillan Road and this property is contiguous to city limits, that we can annex the property. The subject development will not be able to apply for further applications or do any development until sewer is available at the site or the applicant is actively extending sewer to the site. The Director finds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City's Capital Improvement Program. 4. There is public financial capability of supporting services for the proposed development; Commission finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Commission finds the proposed development is not detrimental to the public health, safety, and general welfare. 6. The development preserves significant natural, scenic or historic features. Commission finds the development is preserving the Phyllis Canal, Five Mile Creek, Teeter Drain, Sky Pilot Drain by keeping them open as a natural feature. City of Meridian I Department Report V. Findings VI. ACTION A. Staff: • Staff recommends approval of the proposed annexation with the requirement of a Development Agreement per the provisions in Section IV in accord with the Findings in Section V. • Staff recommends approval of the proposed preliminary plat with the requirement of a Development Agreement per the provisions in Section IV in accord with the Findings in Section V. • Staff recommends approval of the proposed Comprehensive Plan Map Amendments per the provisions in Section IV in accord with the Findings in Section V. B. Commission: The Meridian Planning&Zoning Commission heard these items on May 7,2026.At the public hearing,the Commission moved to recommend approval of the subject Annexation, Comprehensive Plan Map Amendment and Preliminary Plat requests. 1. Summary of Commission public hearing: a. In favor: Emily Mullen,representing the property owners b. In opposition: Commissioner Pero c. Commenting: Eric Small,Garrett Post(representing Aviator Springs ),Irina Hristov d. Written testimony: Shawn Freeman,Brittany Williams,Dave Bear,Frank Vittorio, Hayden Halpin,Jana Parker,Janette Hertz, Stephanie Mathis,Lindsay Madison The commentors were not opposed to growth as long as it is responsible growth. Commentors felt the current infrastructure cannot support the number of homes proposed with this development and the schools are maxed. They believe the infrastructure should be improved before any homes are built. Feel this development will bring down the value of their homes and need more commercial, schools and infrastructure improvements in this area more than residential dwellings as those are lacking in this area.Asking the decision makers to pump the breaks on this project until some of these things are in place. e. Staff presenting application: Linda Ritter f. Other Staff commenting on application:None 2. Key issue(s)of public testimony a. Traffic, school overcrowding, insufficient infrastructure 3. Ke, ids)of discussion by Commission: a. Traffic, school overcrowding, size of the preliminaryplat, losing industrial properties 4. Commission change(s)to Staff recommendation: a. None 5. Outstandin issue(s)ssue(s) for City Council: a. Requested waiver for the excessive block length: waiver to keep the Sky Pilot Drain and Teeter Drain open. C. City Council: Pending City of Meridian I Department Report VI.Action ' � 1 ct Location of Impact _J Analysis MILLAN LU IBM V - DC C U J _ E - 1101111 s* will— LegendM Project Location Are rrrrrrr „,_I. . of Impact ■ 11111214 W • Analysis �,rl/� � �liiiiiiii♦�r��,�� �j�Lnm II LUICCJJ ���• �nunm: 11�� IIIIIO OOIO,u � �IIIIIIII 1111� � �IIIIIIID� 1111pp111111,' � ��IIIIIIID,�In�1111111111�� �' � - .p1O11. vQ1Ol 1111111 11111111_ 12" � ME�c ..0 111.IIIIINIMill r:.. •unluin �'unnnnn Ill _ nn �mnunn:=I Qi � �nm nui nn a °unriiu` nml lnn.�_ ' V u nuup --- nu♦� �\�♦11u ��III� ' Illllugr 1 IIIIIIII:._7�111. --- ---=OUST-ICK � � �I� . ■rl� i11.,-:1111111 If=;O;r•.1,I�mum.., '/ -::_.. 3. Future Land Use Legend -- - k�", Project Location;::Area of Impacti9q Low Density m O Analysis Residential we 71- m ® �® AS I Wa -- Fields Subarea Plan � ® Med-High Density GEM General Residential Industrial =Medium Density i Re iden�tial Fi. ds Mu-N Suba P Civic Mu-IVR _ ields Subarea Plan", Office LL �� I Mixed,Use 11 Interchange 4. Planned Development Map Legend ® �� CO) Project Location Area of Impact T= City Limits Planned Parcels ®Analysis In 1---- ®F—F 1 1Mm I I � 1� i 1 , DIE ®® 1 - IYiM w ICI� i IUu,n9 1 Fl- ® 1 r� ---- aLL ---- i 11 ` City of Meridian Department Report VII. Exhibits B. Subject Site Photos Parcel No. SO432223400 s� Parcel No. SO432336251 v i. City of Meridian Department Report VII. Exhibits C. Service Accessibility Report PARCEL S0432234050 SERVICE ACCESSIBILITY Overall Score: 11 3rd Percentile DescriptionCriteria Location Within 112 mile of City Limits YELLOW Extension Sewer Trunkshed mains > 2,000 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 some of Emergency Services Police YELLOW the time Pathways Within 1/4 mile of future pathways YELLOW Transit Not within 1/4 of current or 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 School Walking Proximity Within 112 mile walking Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving (existing or future) Park Walkability No park within walking distance by park type Report generated on 01-22-2026 by MERIDIAr\lritter City of Meridian I Department Report VII. Exhibits A Site Plan(date: 12/12/2025) •y`� � �as -- i I - mimes r-�--__-__•� I 1 \ 11 '` I I ' r _ - I u-k+�h - amwuwmrxxc wourvanr eun,-m5nnweny weuan+u l-��51 �WESNEfE51J9OIN51ON w '/� ..�. Iw.aredxee.v�wRlmal �KVf„ City of Meridian Department Report VII. Exhibits UM ®���oaodQoon��� 3inmi FEE .CpCad om�mg QoQ0000e� 01 - bQ D..adt FM Vie: 9CD o 0GG40mQ1�' 'I' Doom aollamm�ammmq DI CM �`� of � .� ®n ® ®i1 00 gap E Q uvu: ■ Ilyl o ©©o iiia 6�0Do o ° 211 F � � 0�0 � ((Doom ocoaomom�m�^l �� � •e e o I�mCGI�QI o loo OQ�bGCCGiil I m o � � a � o 0o ImCmp04mCmI o i h YY■11YY■Y■. I�CCo�Cn► oo — Innn�oomcl a IQaodoa� � � ocoi occocoococococo" ocnGCCCGCC� 12M� m +iil■ ��V9ii'I n Ug" zw It ---91 km City of Meridian Department Report V11. Exhibits I I ng R x wr i 1� , R \- . .- 9 I I i �1 Eli ........... .... ..... -- .......... ....... 1.1 - _ 1n. eeenm - _ pp. E {I v t � / yl i y ... ---- - 7" immijI� s 1 -- -------- — -----------------------------1-----_-----------------'------------------------------i ZU -� 61 It j`� it �� '�•�'�`::"-: C�' `�� �.� "vs a sg :si Y,. lisi� .:1 so a Eg r iS r s�,l � jj�, III <' �, \' �- •�. � - - -- ` ------- -- — �--- — -----tEu..,w—.a\a,,.t.,o l,— ------------------------------- ------------------- w,k e,m,a w — — ---- — — -- -- -- — J 'e'9 1 s c i 9�1 _�1.=.R 9i 1-i�1 -�1'. T 1' a3�^1 s 1 :'G ■ %1 i 1 -_1 ':i �1 ii 1 i��W aE, i 1 ai� si 11 II f -• _ I• �j :9 I '1 9;1 ail G�1 �. - .�• _ — City of Meridian Department Report VII. Exhibits ���IIIII Y , m�mmn i' loll i ..... ----- I fs Al" "Mil-III�� a � ��•s�� �.-.rs�. rge�r�r�o�s�ef�- ih r `EM la I � Raw 1.1 - - — - - -- --- =----------------- - - - - - -- - _ --------------------------- � 5 I ..m - 1 1 11 I 1 _ 1a _.— —._ /- III .'•,..:':;:; €g"`-§"°s§�$� 'shz 11 Noll w. � i ml J� ; ��T • 's� � i� I 5S e�5'S�q _... City of Meridian Department Report VII. Exhibits L Hra.a.exa �3 .r.m.. 7.'18'r"m.w �� tr Jul lot u.r f/ilx xmrxu�xr r�w..�� a i�^x u^e�amorinvnoui�emuiimmrcwue eenowrvl, aornsmiwwmw[x¢mucnmtxw� a �SY on.c City of Meridian Department Report VII. Exhibits WESTVEIL SUBDIVISION CONCEPTUAL-SUBJECT TO CHANGE va r ' -I' f wvprara�st r TT'�7MF• �i;� I. +p •' Ms�rsp '■■■� Yr��-ass-r-?•iii' --s:sii3�fi i! i334'7F, �-:}9t1'tt3ft - City of Meridian Department Report VII. Exhibits TMI • e , 1 mm000© Sl III 000®oo O o m0- 00 0 ® o O o a o O 0MOZERE1000= MIMol=Hl===00 0010801001M „ ®m0 0mommomman ZZ m®000© n 0 o® ®_ 00 •i� ®off �o ® o ® ( ® mo ®omo®om ` omo®oo o m 0 o 'm 0 m �e�ose �o 00 ME ON �oON ME ON NEEIIEEEEI SO ��soo NO El MEN - - AW -- MEN �E•�1. =e® MEN MEN o eONE __ EMIN • _-_®_WEEMIME ®�000�o oMEE vo®MM -MMI®e®mo f '1 '00-©0000P0000, 'OOTOOOOOOOOOoY^ 1 J��f 1` a '\ to-O O O .' OOOOoo 1 O 1 �. 0 0 0 0 O O,0. e a e al t I me a Y ' �. �• t�'���'wry. e- � _ ® ® ❑o_®�-�"® _ w. � .mot^-�.y„^,:.. cis^.^ 1 1 _ QPRELIMINARY PLAT IAND—PE PLAN - a+ 1 1 1 , 1 S w. +• C)� ~ I o 1� 1 ; km 1 _ PRELIMINARY PIAT LANDSCAPE P WN m City of Meridian I Department Report VII. Exhibits 1 1 ^ 1 1 1 1 � 1 1 Q ^ i 1 1 , 1 1 SI _® 1 F 1{ r`\ \\'' 1 i♦♦ �.PRELIMINARV PLAT IANDSfAPE PLAN —eHev�W •�Y Is { 1 ♦ \ 19 1 I� ♦ S 1 � 1 j ♦♦ '..Ix ng_J $$ 1 � 4 {{ �� % % \ ♦♦ a ,:I 3 1 e _ 1 1_ 1 1 1 / — J \ I 1 1 1 � 1 1 1 1 _ 1 .. sf - , � '�.'�' �"♦♦♦ fi 1 /e; 1 1 PRELIMINAiiY PLAT LAN65fAPE PWN City of Meridian I Department Report VII. Exhibits 1 � i 1 1 i � tll --- --- -- i _ _ l' WL-——- 1 I '. ru..zxs..zesruroi.xE, 1 1 � \ J 1 - xz-sEE sxen wo \ 1" 1 \\ \ \ 1 1 I I � w • ,:�r,. I / I � \/ i �----------- ------ � � \\ / 1 \ PRENMINARY PLAT LANDSCAPE PLAN _ — -- --- rr — —-——————-———-——————-—-—-—-———- .. � 7 1� x&YF15 jtr o a 1 1 1, ai \ 1 ^�' F ------ 1 ' , ,1'�/ � ,_1, �� E �•r 1 I .,l I i PRELIM€NARYMTI DS PEPLAN City of Meridian Department Report VII. Exhibits l(y 1 } ° R cl YE 1 51 c, - '�1 0..rO r.l - 1 , , 1 : ----------------- ----- — ------------ ----L-- /III PRELIMINARY PLAT IANDSCAPE PLAN mw�— — 0 6.-n I � 1 wun wnrvn I ' �� 7777------ T ------- '♦ 1 Q ® 1 o �s I i 1 O. 1 ga 3 ° ® � � � 1 v 1 LZ ° � -- km PRELIMINARY PLAT IANDSCAPE PLAN City of Meridian I Department Report VII. Exhibits 77- ti y ----c c o�< c---- ai I III^, C a L I ... __ -- �r 1— = I 0®..0^°'�••Via.".. ® �' l/ ro I C:�� �� 1 uxo I £p 1 y0,J 1 1= i y,11 U7F'J YS-Yt�• �_� i- i .fir.. `----------" "PRELIMINARY PLAT LANDSCAPE PWN •----_�-----_--1 OAK a; = e� 9 1 enwarao —�' MF— r-- S d o 0 o e x a I � 1 I 1 1 I i 10 ® 1 PRELIMINARY PLAT LANDSCAPE PLAN City of Meridian I Department Report VII. Exhibits 0 _. n a —t 01� 02;,�° w A r , Cal -77.1 o '" �a i 1 h ; PRELIMINARY PLAT FENCE PLAN km-1 49, �F O1°®�� �w v`,as�u 02��—,, 03� 04 r— ..,aM 05, e,. --"Now 06- 07 m o° 08 a 09— 10 e li. 12m 13— 147°--"--°"°'° 15rm-- Imam i 16 17�K.,�E.a �E.� 18'° 20-w City of Meridian Department Report VII. Exhibits G. Qualified Open Space Exhibit (date: 4/l/2026) = L. 11.2 iill lH . . . , . . .,. , Q . is i ; = �'. Ar � Ig Em A h� + s ° WESNEILSOBMIMN MEREMAN,3OAHO in _ ��i 8$. OPEN SPACE EXF31617 City of Meridian Department Report VII. Exhibits o Ii�YY11GM���YEri�Ylr'rrrrirlGGGi �' QvHIM as aivaesrrwrR�ra aumRMri1Gl11"liill` . iiOa airInGC ���1 �ru m �u_:� r im �r1 'a k ggma ME 0 MEN MIKE MR ELM ,od v n 00 ot�� v a ono o1901 IQQoomo - 000��00�� �OQ°I � ® � Qono a - Kv m8v off® as �GWrA ��GmC6��G�pl. � WN MCt LOOdO CCiMESM bC�O@GCQ IVA log �r,�l111UM�M�r rrrrr �rii3ur 0©O�CCCOOC00000�: O�o0�0�00000oC�0000�00000�0000�0©09000�o0E00eCCC01011A- - 109����00�0�■0�� O�o0�1a0091��9a0900�00010��0�0�1001090��01�10�E0E0a©�B . RIMINIMERIDII �0�� ® �. H. Preliminary Plat and Site Amenities (date: 6/29/2026 ''"�25) LEGEND oCOMMUrvRY BASED ACr1vHlE5 ® PMUNATOR GARDEN CANNE-IIULTI USEPATHWPYS ©C NEPIAYGROUNO jjjj j] ��'_ .RRR�- W/POCNEE PARKS ®-O..-®�� ®WAY-FINDING POINT © ]PORT COURTS J]}] - -� p _ COMMUNRYCLUBHOIISE FRNESS PAWf INSPIRATION IMAGERY r iR _ 1 ,y l 9A oil NI ti.. PRELIMINARY—-S—ECTrOCHANGE © T. * LEGEND / - - _ O PnssvE Aclrvu ssAlONG PA Hwars ® PowNAroR GARDEN/REuxAnoN zoNE eCONNEETNEEAULTEUSEPATHWAYS W/POCKEr PARKS CANINE PFAYGNOUNU - - O sty ®W0.Y NNU NGPUINI ®SPONT COUPTZONE LVMMONIIYtfUGHOU]E Q FITNESS PARK 1 z INSPIRATION IMAGERY PRELIMINARY PLAT-SUBJECTTD CHANGE City of Meridian I Department Report VII. Exhibits Fields Subarea fD City of Meridian S.. f w_ F F - • iiii m t '+ 11 a 'r ! � F F Department Report I. Pathway Exhibit(date: 12/2/2025) Tr :----- f I � FIVE MIIF CREEK III(...ppp 1 �. ,I '�iAKOIAIRI : •'I SUBDIVISION Q =- I E........ ........... ; ...TEETER DRAIN,y --- - .' .. .................. II THE FIELDS :......�TRI . I' . i 5 H�OLv��X r� 1 .......................��1, OWY MAP KEY: ....cRrmaLVEuruBEmxlLs Q rVruxECAELx svncEi _ BEcxEAnON MEA ••.•.•• - I : E.SKY PTO�DAgIN I coxvnuxm�ioEmrvnnox ' I .,,,• n ' sloexnuccoxxernoxs , .......� dYrvE.we.sw«u , �•:. ......................jl •I SOBOIV19ON SIOEwAuc _ , i :..,:......• I •• 7USTICK RD.—���____� CONCCV -WBIECIOCHANGE City of Meridian Department Report VII. Exhibits J. Conceptual Phasing Plan Al � m I e i s m I m ® ® m m a.® � �a �I a u•� ® ® m m m®m®®®®m m m�q � ly e®' k I r R-8 R-8 Ri r I .a a� wES ON MERIDIAN,IDAH]CONCEPTUAL PHASING PLAN City of Meridian Department Report VII. Exhibits IIIIIlL11111� � i 31111[I1111111 111�lrll�lllllll ------------- ���Ili�iliiul III1� I,illlllllllillllll I . �1111111� � �� = = �� lirliirirtiillliii'. 1 11 ill�llllll I _ � -� I�lllllllllurullll' 1 111l1l11111111111111l11 ��� I�� 11��11■III 1�1�■1■I ■� 1 �1■1�� 1 IOW 1� l , ■1■11' ■11■11■ ,��1. �111111111111� IN 111��1■�I I11f11111 1 i■111'' Now � � '' 1I I11■1111�1 I1111 _ 11111111 � r� �, 1111l11� Il,- - �II�i k■111 �91111k 11111111 �1111 111! 1111111 1= II�,Illrllifllll � I�Illllllil illlllI I 11111111 � .Illllllllllllllllllll! 111111111°I I MERIDIAN,IDAHO L. Typical Street Section Exhibit 1. Haar OF oem wmB 8swEEm i-Y wmKc !;mErr F,5bftTmx L::i7E.-EjukiEmE-,7!;hu TWOLCH TFE Aufft*OF-ilkMid AMU TFE TWAMO-!'Ru L 3il'L"ri-A�n.*Tm N.TIM 3n UVAN 15' 9E';!d W if N.STAR RD.TYPI CAL STIR EET SE CTI ON -29' WeLLSOAPE &--FFM I+wI-or -TrK �m rrklaTkY LINN com�m-.�WALMAY I.L-Y,7EK afts7—' Jill W-USTICK RD-TY131CAL MEET SEC'nON errs �715' LAKMr"E PIIFFEIP! ' -rA-YFEE 11 IV 2 14. 'Pv -1E cnm;�-� CN. OWYKEE STORM AVE TYPICAL-STR:EET SECTION WN City of Meridian I Department Report V11. Exhibits M. Common Drive Exhibit(date: 4/1/2026) Z © i w„ az �� JF, r --1 SI , Z 2°DE > 3 0. ZO' —T 12 0 V LOT 32 IS A NON-BUILDABLE COMMON LOT i �I WRH A BLANKET INGRESS/EGRESS EASEMENT © N ® 12' IN FAVOR OF LOTS 33-35.BLOCK 2 20'P +— SIDEJ ♦I Z _ j SIDE 1 C ® i 12' .' O 1 20' !— SIDE BUILDING ENVELOPE,TYP. F c uv DRIVEWAY FOR LOT 36 BLOCK 2 TO T Nl N +wrw G� BE LOCATED ON THE OPPOSITE SIDE Iw n ® ,2' xovi i:wjcu�iz OF THE SHARED COMMON DRIVE -�- SIDJ PROPERtt LINE \ . TAVA STREET j 't 20' EX2.0 COLLECTOR BUFFER Mor LOTS 33-16 BLOCK 2 �P�EOFIpgy ]!1'WHEN PRINTED AT 11"KT7" ,* yssA Ye O* 2 .16]] a� .03. C) 4 �'9hDSCAQF'P 20' COLLECTOR BUFFER 1 20• DRIVEWAY FOR LOT 12 BLOCK 3 TO BE LOCATED ON THE OPPOSITE SIDE OF THE $3 G' 12• SHARED COMMON DRIVE PROPERTY LINE 00 Z J Q w ti SAGEFIELD STREET SIDE 00 T o 0 20' —+ SIDEJ •L Fn J 0 m LOT 17 IS A NON-BUILDABLE COMMON LOT © SIDE}— �� $ 3 0 m WNH A BLANKET INGRESS/EGRESS EASEMENT 20' 12 ry Q r..� IN FAVOR OF LOTS 13-16,BLOCK 3 z BUILDING ENVELOPE,IYP. —+_ SIDE —I I q AI. ® IDE BLOCK3 20SIDEJ 12' 00 u }— © I ,2' 20' 1 rc IL 1 SIDEJkm ENIIIEEIIII ------------ — EX2.1 ®LOTS W BLOCK 3' EN q¢oFlp e WHEN PRINTED AT 11"X1]" ]].0 a .03. 0 �hDSCAQF'P City of Meridian Department Report VII. Exhibits 20' COLLECTOR BUFFER ----- P BLOCK3 - •��, 7 a o I I I y l I ••'• BUILDING ENVELOPE,ttP. >0 w II�_— Iq N 2 O Si ® — . Sf 5• I J< 0 sl` ® .15. ® I ® ` a 0 20 ;, I I I I I 54 ' 0 I 1 IN IN 20•.f W I �'20 I DRNEWA FOR LOT BS BLOCK T FRpN�j I I TO BE LOCATED ON TH 3 E ®N I I I�-20' F, O OPPOSITE SIDE OF THE SHARED ry/� IiROM ry® I G x COMMON DRIVE PROPERTY LINELOT 88® L FOR COMMON e ® VEHICLE ITO TURN MUSTDOUND.CIAYOUTA PIONEER I Pg555iREEi DRIVE ® SHOW ASEXAMPLE CA APPROVE ACTUAL LAYOUT AS A PART O BB,F OF LOT COO PLANS. PNS.. -,-, LOT 89 IS A NON-BUILDABLE .�♦. COMMON LOT WITH A BLANKET INGRESS/EGRESS EASEMENT IN FAVOR OF LOTS 86-88,BLOCK 3 ®LOTS 85 E" BLOCK 3 wER EXZ 2 z3_ 1 =30 WHEN PRINTED AT 11'Kf7' P.�EOFfDgy e 2 +e. -16 T] 6.29. Qc, �gq'OSCAPF•P 20' COLLECTOR BUFFER 3 .�. 1 N 1 11 I of I •'�•'' BUILDING ENVELOPE,ttP. E� mz >F ® 5I ® �5 ® 15I 5. I� I r'•• yOja I� 2" I I I 51�_ - I I y 2G•-�.f 11y I� I I I o E I 20 WAY L K TO BE LOCATED ON THE M T1�20 OPPOSITE SIDE OF THE SHARED pµY. Fpnerr I� I •-� 2 COMMON DRNE PROPERtt LINE iy}� L• N® I DM1 ® •�, COMMON L-L LOT 90 MUST PROVIDE SPACE FOR A DRIVE ® VEHICLE TO TURN AROUND.LAYOUT PIONEER pqu s� IS SHOW M M ERUCTIO. COY TO EEF APPROVE ACTUAL UYOIT M A PAST OF LOT 90 CONSTRUCTION PLANS. kM LOT 90 IS A NON—BUILDABLE COMMON LOT WITH A BLANKET E N G I N E E R I N G INGRESS/EGRESS EASEMENT IN zzzsxomx uscmvnw�. FAVOR OF LOTS 87-89.BLOCK 3 ®LOTS 85-89 BLOCK 3 EX2'2 } 1 =30 WHEN PRINTED AT 11'X17' �PTEOFIpgb * v YE O* Z e s6A -16 IT .03 �9q'DSCAPEP City of Meridian I Department Report VII. Exhibits I —}— SIDEOU 4�4�4u4d DRIVEWAY FOR LOT 9 BLOCK 11 TO BE OO 1�2D, LOCATED ON THE O SIDE THE 12' DRIVE PROPERTY 1 SHARED COMMON DRIVE PROPERLYTY LINE - -+10 BUILDING ENVELOPE,ttP. } SIDE z� Z m I I �10' OZ wO1 CANYONVIEW STREET p 20 >O ' SIDE J_ 0 J�_ Z �? �� 0p I � T SIDE I kQ I u G 3� O m 10 LOT 13 IS A NON-BUILDABLE COMMON 12'y�-- © T 1 LOT WITH A BLANKET INGRESS/EGRESS R I } 20' EASEMENT IN FAVOR OF LOTS 10-12. ' ® BLOCK 11. BLOCK 11 �o 12 © 20' LOT 12 MUST I.AYOU ® P SPACE FOR A VEHICLE TO TURN AROUND.UYOUT IS SHOW AS AN EAM COY TO C TO APPROVE ACTUAL L AS A PART OF LOT 12 CONSTRUCTION N PLANS. km ENGINEERING .• gSOF1 xzl—vn W.ACHIEVEMENT STREET—xnnLzlxzl P Y 9Hp e 2 ®LOTS 9-12 BLOCK 11 =30 WHEN PRINTED AT 11 1] n W -16]] a _$ P �gA'OSCAeEP 20' T SIDE DRIVEWAY FOR LOT 10 BLOCK 15 TO BE •• c ':�•® BLOCK 15 q LOCATED ON THE OPPOSRE SIDE OF THE I ® �}I 12 SHARED COMMON DRNE PROPERTY UN E H BUILDING ENVELOPE,TIP. 0O m_ 10' LS., —S— J t oI $ IDS I II T I Ja oY 10' T u t Q �0 o 2 2 $ U �suu 1 �J SIDE T fl 10' T LOT I6 IS A NON-BUILDABLE g COMMON LOT WITH A BLANKET INGRESS/EGRESS EASEMEM IN FAVOR w GI Q I 12' OF LOTS it-13.BLOCK 15. O p 20' V 3 � SIDFJ LOT 13 MUST PROVIDE SPACE FORA r VEHICLE TO TURN AROUND.LAYOUT I 510E r IS SHOW AT AN ENALLPLE. ANY TO 1 PP OF LOT 13 C LAYOUT AS A PART OF LOT 13 CONSTRUCTION PLANS. 10 20 _T Q I 13' E N G I NquE R I'N G MDJ -- ----------•. oQa�EaEX2.4 •'••••••••••••••••••••• •• ••••••••••••••••'•' �P.TEO PIDgH —1 —W.ACHIEVEMENT STREET—qzl A. * vSSAY O* ®LOTS 10-13 BLOCK 15 r< c 1 =30'WHEN PRINTED AT 11 17_ -.0 ]] `C 03. @ $ �gAIDSCP"? City of Meridian Department Report VII. Exhibits W.ACHIEVEMENT STREET _ 00 sm �= wm BLOCK 26 I""� T � MR. �IREART -1 IREAN T 'REAR-T——w NI :• BUILDING ENVELOPE.ttP. > 0 O ILA S,I O I 5•� O +•I6 � I � J < u 5 •• 1 IIA DRT�AYBLOC FOR LOT E LOfATED6ONOTHE N 2U'+y 20' 20' �20' Z OPPOSITE SIOE OF E J L THE SHPREO CDMMON FRONTS FRONT N� FRONT ry E �IR ry THE PROPERtt LINE J L ` ` 0 COMMON LOT 6 MUST PROVIDE SPACE FOR A DRIVE V I ILE HOW TO TURN MOUND.AN EXAMPLE. CBY TO LOT]IS A NON BUILDABL AP E PROVE A M&LAYOUT AS A PART COMMON LOT WRH A BANKET OF LOT 6 CONSTRUCTION PLANS. E N G I N E E R I N G INGRESS/EGRESS EASEMENT IN CLUB RIDGE STREET FAVOR OF LOTS 4-6,BLOCK 15. 20' Iy,k .• I COLLECTOR BUFFER I LOTS 3-6,BLOCK 16 EX2.5 4)1-=W'WHEN PRINTED AT it X1l �PTEOFlDgyo * v TB Z Q f6� -16)) .W. �LZ �gIVDSCAY LOT 22 MUST PROVIDE SPACE FOR A LOT 21 IS A NON-BUILDABLE COMMON LOT VEHICLE TO TURN AROUND.LAYOUT WITH A BLANKET INGRESS/EGRESS EASEMENT IS SHOW AS AN EXAMPLE. CITY TO IN FAVOR OF LOTS 22-24.BLOCK 16. APPROVE ACNAL LAYOUT AS A— OF LOT 22 CONSTRUCTION PIANS. 20' COLLECTOR BUFFER SILVER CLIFF STREET L . f _11 aBLDCK I6 . . + . . . . . COMMON . . . DRIVE 0 W 0 N DRNEWAY FOR LOT 25 BLOCK 16 TO BE LOCATED ON THE OPPOSITE SIDE OF THE SHARED n p Z COMMON ORNE PROPERtt LINE Za j W 0 O _ GARAGE > F 20•+1 I— I - m 20 N O� >' I 20' zo' I 5•� I `r: 6.� I 5.I p IS. s' :Jl I� I I„ I I„ I r +: BUILDING ENVELOPE,TYP. I I I :.�� •+ L� 1 J L�� 1 J ��" 1_J LRE"R L_ J km ENGINEERING ECHO RIDGE STREET LOTS 22-25,BLOCK 16 EX2.6 1 =}O'WHEN PRINTED AT I1"XI7" EOFIDgH * v T£ o* 2 Q fsa e- W -16 2] a� �9NDSCAp6P City of Meridian I Department Report VII. Exhibits BLOCK 1] 1 1 T 1 REAR I REAR T I REAR T I REAR T g m o BUILDING RVELOPE,ttP. m[1 �O IS. I 5.1 I �5. w 20 I I I I I I BI 3� om to I to I I� III- I I I CMRCE I I" 20 I 2GARAG w �2GARAGE DRIVEWAY FOR LOT}O BLOCK - FRON11 ♦RIXIT N� I NT ry ON� N 17 TO BE LOCATED ON THE L L L OP POB SIDE OF THE SHARED COMMONN ERNE PROPERTY LINE ® COMMON LOT 27 MUST PROVIDE SPACE FOR A _ VEHICLE TO TURN AROUND.LAYOUT DRIVE IS SHOW AS AN EXAMPLE. COY TO APPROVE ACTUAL LAYOUT AS A PART OF LOT 27 CONSTRUCTION PUNS. WILD RIDGE STREET ENGINEERING LOT i]IS A NON-BUILDABLE COMMON LOT WTIN A BLANKET INGRESS/EGRESS EASEMENT IN FAVOR OF LOTS 27-29.BLOCK 17. LO 1=TS 27-30,BLO 17 EX2.7 ® }Di CK WHEN PRINTED AT 11 X1] �PgE0F1Dyy -16 i 2 ts. .03]] a 4 �gADSCAEEP ry W.ACHIEVEMENT STREET BUILDING ENVELOPE,ttP. z m co sGt >= w° ____ N m- >O R. 1- REPRI r Z T T I T R F —REAR Q O H �F. 0o Om I I IW �15 � of Iw ols 3� L, B•I♦ o Is• o " 5._ o J5. I I I I I I j I -yI } 20, I 10' 20 I 20• J ———J FROM, —FPONT- FROM, T _FRONT J LOT 9 MUST PROVIDE SPACE FORA VEHICLE TO TURN AROUND.LAYOUT COMMON IS SHOW AS AN EXAMPLE. COY TO ® DRIVE MPROVE ACTUAL UYOUT AS A PART OF LOT 9 CONSTRUCTION PLANS. km NC INS LOT 10 I ANON DABIE - CLUB RIDGE STREET L COMMON LOT WITH A B U N A AKET INGRESS/EGRESS EASEMENT IN FAVOR OF LOTS 7-9.BLOCK 21. ` ' 77. EX2.8 DRIVEWAY FOR LOT 6 BLOCK 21 TO BE LOCATED ON THE OP S COMMON I DRIVE PROP RW LINE *'`vy SAYE W Hp* Z LOTS 6-9 BLOCK 21 ®t" 30 WHEN PRINIEO AT 11 17 -03]) a 03. �ghDSCAeEP City of Meridian Department Report VII. Exhibits s w W.ACHIEVEMENT STREET Z ~ O 0 m w,mv BLOCK 21 it ry it 00 T IRFPR T —1 Z. r� T � n Q I O t NI I "1I QI IIR w BUILDING ENVELOPE,IYP. j w 0 U p p I �5' 3 � SI 5.i I S.L ® 6.� ® IS. N W �2GELOT 29 MUST PRONDE SPACE FOR A ry ry FL,RONT ry VEHICLE TO NRN ARW E. CA T L IS SHOW O AN EXMIPLE. CDY TO APPROVE ACTUAL LAYOUT AS A PART OF LOT 29 NON-CONSTRUCTION PLANS. COMMON LOT 28 IS ANON-BUILDABLE COMMON DRIVE ® LOT WRH A 8LANKET INGRESS/EGRESS DRNEWAY FOR LOT 32 BLOCK EASEMENT IN FAVOR OF LOTS 29-31, BLOCK 21 21 TO BE LOCATED ON THE CLUB RIDGE STREET •�. - GENpE6 N G OPPOSITE SIDE OF THE SHARED romxovwe COMMON DRIVE PROPERLY UNE M.en,ep.mm� wrz: wpv/ec ®LOTS 29-32 BLOCK 21 EX2.9 =30 WHEN PRINTED AT 11 1]' �PISO FiDgH * ygSAY 0* 2 46 7] .03. P �9NDSCAV DRNEWAY FOR LOT]BLOCK 26 TO BE LOCATED ON THE SIDE OF THE SHARED CCOMMONE DRIVE PROPERTY LINE \ SILVER CLIFF STREET STREET \ a x LOT 10 IS A NON-BUILDABLE COMMON LOT WMH A BLANKET INGRESS/EGRESS EASEMENT p \ H a G N IN FAVOR OF 1015 8-9,BLDCK 26 Z Y yY �y' Nw 0o �C, y �m \ 3 a LOT 9 MUST PROMDE SPACE FOR A ,+ \ VEHICLE TO TURN AROUND.LAYOUT ® G M10 OB \ IS SHOW AS AN EXAMPLE. CITY TO p, ` APPROVE ACTUAL LAYOUT AS A PART /) OF LOT 9 CONSTRUCTION PI-ANS. / /V \� y �s o \> e � / BUILDING ENVELOPE.TM. (� E N G 1 km „pow EX2.10 LOTS 7-9,BLOCK 26 TV. Fl ®1'=30 WHEN PRINTED AT 11'X17' '�P qH * vySAY 0* Z e ,e1 -16 77 6.29. �9NDSCA? City of Meridian Department Report VII. Exhibits DRNEWAY FOR LOT 7 BLOCK 27 TO BE LOCATED ON THE OPPOSITE SIDE OF THE SHARED COMMON DR.PROPERTY ONE SILVER CLI FF STREET © \ o. p® ,Do f Z LOT 10 I COMMON WHA SB UNKETNGRE S EASEMENT LOT IN FAVOR OF LOTS 8-9,BLOCK 27 \✓ Z \ \J Q p n O V 5w mo o o LOT 9 MUST PROVIDE SPACE FOR A VEHICLE TO TURN AROUND.IAYOUT ® M1O ® \ IS SHOW AS AN EXAMPLE. CITY TO APPROVE ACTUAL LAYOUT AS A PART OF LOT 9 CONSTRUCTION PUNS. Q ] rrff / /", W BUILDING ENVELOPE,TYP E I G INEERI _ \ Ea®1NYG ®LOTS 7-9 NBLOCK 27_.,17 �Pq Ao pyy0 e 2 -16 M°A w .C3 7) a� 03. Q• �ANOSCAQEP ENTRY CORRIDOR IANOSCAPE BUFFER SIDE —T BUILDING ENVELOPE.TYP.B •' T o I BLOCK 27 ® . 10' LOT 33 MUST PROVIDE SPACE FOR A I VEHICLE TO TURN AROUND.UYOUT Iri I I TO S AC V TUP IYOUT AS Z m b 1 OF LOT 33 CONSTRUCTON PLANS. O e+ J--_—sDEI� >a wm 20' N 2 0 - ® LOT 32 IS A NON-BUILDABLE COMMON < n LOT WITH A BLANKET INGRESS/EGRESS 0 2 ry 12' ® EASEMENT IN FAVOR OF LOTS 3}-}5, o. BLOCK® 10. 27. N e• Z o o> ,\ 3 om s \\\ C Z 5 I SIDE & Ou IBLOCK 27 t2 © }T,, 10. B'.'• glpE - F fi• i km ENGINEERING 12' T. 20 u EX2.11 SIDE NI PgEOFlpq DRNEWAY FOR LOT 36 BLOCK DED ON THE OPPOSITE SIDETO BE OF OF THE SHARED * ySSAY y COMMON DRIVE PROPERTY ONE LOTS 3w N_BLOCK 27 e d 1° 30'WHEN PRINTED AT 11°X17° 2 ]] a Z9. Cl �9NDSCAY City of Meridian Department Report VII. Exhibits i SIDE T T BUILDING ENVELOPE.NP. j 2p• _ t2' J— ® 1p• LOT 32 MUST PROVIDE SPACE FOR A IF VEHICLE TO TURN AROUND.LAYOUT IS SHOW AS AN EXAMPLE. CITY TO r APPROVE ACTUAL LAYOUT AS A PART Z m N SIDE I� OF LOT 32 CONSTRUCTON PLANS. O S w m >a °a >� SIOE T 20• N Q Q O T ® LOT 31 IS A NON-BUILDABLE COMMON LOT WITH A BLANKET INGRESS/EGRESS J O ZO Y 12' © EASEMENT IN FAVOR OF LOTS 32-34. >> V ® w f0' BLOCK 28. N 20 0 1 04oI 0 3 om f° Ou BLOCK 28 12• ® 0• J1 T 20' 4:. kmn� r SIOE _I 12,I I wn s I � 10' -t II EX2.11 lY. EMRY CORRIDOR BUFFER—� DRNEWAY FOR LOT 35 BLOCK �P•{EOFIpgyO 28 TO BE LOCATED ON THE ,ySSAY OPPOSITE SIDE OF THE SHARED * y T LOTS 32-35 BLOCK 28 COMMON DRIVE PROPERTY UNE a aK 1 30 WHEN PRINTED AT 11 X17 6]] a� 03. Ci P �g'VDSCA? MALIBU RIDGE STREET BLOCK 30 LOT 11 MUST PROVIDE SPACE FOR A 'y 10 f Z w VEHICLE TO TURN AROUND.UYOUT Q IS SHOW AS AN EXAMPLE. CITY TO 20,y T © m ]f- APPROVE ACTUAL LAYOUT AS A PART 12- 12• N y OF LOT 11 CONSTRUCTION PLANS. Z®M Q ° SIDE J J° O x LOT 10 IS A NON-BUILDABLE COMMON LOT r SIDE ?� O°] WITH A BLANKET INGRESS/EGRESS EASEMENT T IN FAVOR OF LOTS 11-13,BLOCK 30 ® 12' 20 1 10' SIDE1 � •� O > 20' T SIDE ` o° ® OO �12' 10 $�ODE BUILDING ENVELOPE,IYP. ```• J km THISTLE TRAIL STREET 9 r — —�IDE DRNEWAY FOR LOT 14 BLOCK 10, E N G I N E E R I N G 30 TO BE LOCATED ON THE Iw +{12' OPPOSITE SIDE OF THE SHARED COMMON DRIVE PROPERTY LINE SIDE �_0 T 177,J EX2.12 ®LOTS BLOCK 30 APT@oPrpyy =30*WHEN WHEN PRINTED AT 11 X1] * yc,SAYB �* e 2 >x -16]] .29. F �gA'OSCAV City of Meridian Department Report VII. Exhibits MALIBU RIDGE STREET BLOCK 31 m AO - �ILSE00LOT 11 MUST PROVIDE SPACE FOR AQw VEHICLE TO TURN MOUND.LAYOUTIS SHOW ASM EWWIPLE. CITY TO APPROVE ACTUPL LAYOUT AS A PMT UN O 12 H Z O OF LOT 11 CONSTRUCTION PS. ® q l Q_ O SIDE J J O o Y LOT 10 IS A NON-BUROMLE COMMON LOT pJp WITH A BIPNKET INGRESS/EGRESS EASEMENT Q SIDE 3 IN FAVOR OF LOTS it-13.BLOCK 31 O ®5 N 1 20' uuuu"'' ® � © LL rn 10' SIDE Z - OM i 20' —SIDE o O 10 j BUILDING ENVELOPE.1VP. lamTHISTLE TRAIL STREET I T SIDE DR[V FOR LOT 14 BLOCK 10, O E N G I N E E R I N G 31 TO BE LOCATED ON THE 1 COMMON SIDE OF THE SHARED COMMON SIDE PROPERTY LANE ® SIDE —� ' X°n^a°'m'" wAa/u ' EX2.12 ®LOTS 11-14 BLOCK 31 �PgEOFlpgy >•30'WHEN PRINTED AT 11"X1]" * ys�y O-16 Z �O .03]] �sroDsueeP 35' ENTRY CORRIDOR IANDSCME BUFFER a MALIBU RIDGE STREET O SIDE 1 Z m m BLOCK 35 ® LOT 59 MUST PROVIDE SPACE FORA O= w fi cc- 12'�-- ® 2U VEHICLE TO TURN AROUND.LAYOUT Q 10• IS SHOW AS ANEXAMPLE. CITY TO m j F BUILDING ENVELOPE,TYP. tt MPROVE ACTUAL LAYOUT AS A PART H Z PLANS. L OF LOT 59 CONSTRUCTION PLS. a p °• •'•: I SIDE 2m _ OY hW �O SIDE °. 112'1� ® N ® LOT 60 IS A NON-BUILOMIE COMMON 3 LU Jy_ LOT WITH A BWVKET INGRESS/EGRESS 5 EASEMEM IN FAVOR OF LOTS 56-58, III g& BLOCK 35 L SIDE —ILL 10, f SIDE 20' O B.LL. 12• © ��3® 0j SIDE—ILL 10' O ° DRPSI FOR LOT 56 BLOCK SIDE T N 35 TO BE LOCATED ON THE T CO O MO E SIDE OF THE SHAREDCOMMON DRIVE PROPERLY LINE i 10' 12 I qq ® ® E N G I N E E R URN G —SIDE ® THISTLE TRAIL STREET 20 ' I hECNEX2.13M= ®LOTS 5 BLOCK 35 �PTEOFIpgy -30 WHENHEN P PRINTED AT 11"X1] * vgSAYQ �* 2 e 16A -16]] ` 6.29. �gNMCA?EP City of Meridian Department Report VII. Exhibits MALIBU RIDGE STREET 7,F—sID—E — OF 1"t Z m ® K, LOT 58 MUST PROMOS SPACE FOR A O Z w h 20 VEHICLE TO TURN MOUND.LMUT 10' ISSHOWM MEXAMPLECTIYTO LVE ACTUAL 1AYOUT AS APART H Z LOT 58 CONSTRUCPON PIpNS. Q pO Z Zw 0O BUILDING ENVELOPE.TYP. SIDE 20• O 12' LOT 59 IS A NON-BUILDABLE COMMON® 3 m I © 1 LOT WITH A BLANKET INGRESS/EGRESS J— y EASEMENT IN FAVOR OF LOTS 56-58. BLOCK M -A 10' SIDE 20' Z 12' O w O� SIDE.�" 10• V _ N RNEWAY FOR LOT 55 BLOCK _ 36 TO BE LOCATED ON THE SIDE T I O OPPOSITE SIDE OF THE SHARED I � COMMON DRIVE PROPERTY LINE ENGINEERING SIDE n 4�® THISTLE TRAIL STREET 20 ENTRY CORRIDOR BUFFER I EX2.13 ®LOT$55-58,BLOCK 36 �P�60FTpgy 30.MEN PRINTED AT 11-7- �Ay O * v 2 C f6n -16]l a .03. �q�cAeEP City of Meridian Department Report VII. Exhibits N. Building Elevations FIELDS DISTRICT 60'STANDARD PRODUCT NNW- LL r _ FIELDS DISTRICT 50' STANDARD PRODUCT csN --s WNW RIP City of Meridian Department Report VII. Exhibits FIELDS DISTRICT 40'STANDARD PRODUCT cBH °MEs Own -ft:7 �® FIELDS DISTRICT 4-UNIT ALLEYTH PRODUCT cBH oMEs till 7F 1T I In C -C _ Jj El _I I Ell City of Meridian Department Report VII. Exhibits FIELDS DISTRICT 3-UNIT ALLEY TH PRODUCT cBH °MEs FIELDS DISTRICT 4-UNIT FRONT LOAD TH PRODUCT cBH HOMES BF l=ado r CJ�O CGno'. iO �: E�� Ea FIELDS DISTRICT 3-UNIT FRONT LOAD TH PRODUCT cBH °MEs ,. ' 11 7. N rr9rmrqr%-v9m�2r9Pv 1 mr9pqr9m City of Meridian Department Report VII. Exhibits O. Conceptual McMillian Market Place Rendering e,jfj1vNN& TIDE FIELDS t cMillan center w.+1o.�nL�NeoFo EWTFfiDW 1 - PAVER sloLVMLK CRms CCMiNECS10H X-i 7IIAFFICCALLgN5 -- - 1z; - SX6PfAONi 8 ACCESS Twq.WAY FLEif 2UHL J RILE LANE PARALLEL PARMNG- E MRSTA Firm RANI , P+TW OINu1G r` N!W% STREET SECTION A sEA1^ d[NNE€7R4N PLACFMAAIXGi SHOP FRONT CLEAR NODES i Pw'RRIHG ALCE55 WALILING 1i' .-- CLEAR TIONE WALKING 1 ZONE 1 t tj 1 J ENHANCED PEDESTRIAN PLANT FIRE TIIAIRL MEDIAN TRAVEL FLEX TREE PEDESTRIAN LANDSCAPE DONE ILWFER L%NES LANE "HE LONE PLANTER TIF C4H[EF1vA! SWENCF Mf X/1E1� City of Meridian I Department Report VII. Exhibits oVAFA%%LN�L THE FIELDS MCMiLLAN MARKETPLACE W.L1LM!WAN ROAD STREET PLANTER BUFFER RESTAURAW N E U FEN EIL'T£PAVER SIm EWA4K 21 7REEQRRTU PLANTER9llFFER ' BIKE E.RME - Fm _ com9evrON I ENYENC, 54DEWALK -- iLEk ZONE: PARALLEL Nr SEATING NOES _ 1 SHOP FFLONT RESTAURANT y — ACCESS RKWDINING V' 5-EKPN4NQX5 I TRAFFIf fAOMNG Y A A• 3 STREET SEcnoN A SEATING {ROS5 PLAMIAKINGI SH6PfR6}R €LFAR 1401?E5 CONNECTIONS PARKING BEAR ACCESS WALKING R �_ _ _fl#.i._ _ _ wmxiw ff ZK]EIE iF ai F SONE t � i l DAVE-TH710UGH PLANT PEDESTRI.. BFN€ 7RA". MFC>UJJ TRAVEL FLEX TREE PEOEST AN LANE BUFFER TUNE c LANES r LANE LANE ZONE PLANTER ZONE 7S' 71' 76' 1a' T3' 13' 120 O.W le 11.5 P <oa€ePTwL-weiEnTa€IFr'rFaE City of Meridian I Department Report VII. Exhibits ,+.. . lip EMU �-L, V, -jL 1211Ll Lmj City of Meridian Department Report VII. Exhibits P. Conceptual Owyhee Center Rendering THE FIELDS OWYHEE CENTER Lj 4IrEGR0.� �L,, :.� j .F,.... �.��sT �>ifw � ' AXIS O — PAFHWAV R R-15 OPEN-AIR TYPICAL dO — ' avi r OPEN AIR _ FS PLAZA - +I--r} �. + �RINICIPAL ARIERIALI COAUKRUAL DEVELOPMENT MU-LTI FAMW PEYELAF'MM OPEN SPACE .r�i••r•rrrr........... ................. rrrrrrrrr................ CENTRAL AXIS a& 00 C13NilE[TION FOR 'SINGLE FAMILY LIVINC. '— UMDEO CORRIDOR +J��� [ONHKTk4E114 '� _ N.OWYkEE 5T9AA1 A4E. WAY-FINDINGNODES - HKTIxUCALESErnb,, + SpAtINGNO B 5ESECTIUEaiGHiirvL _ I. - ` - — — - .ElacHuaielL __ 1 fANIRIT IRCIA NTI LOMMEHCIAL hREA (0W1PTOAL-5WJLCr M CHANGE City of Meridian Department Report VII. Exhibits Q. Annexation Legal Description& Exhibit Map km E No I HE E R ING December 11,2025 Project No.23-162 WE!Mell St;bdivi5on Exhibit A Legall Description for Annexation A parcel of land situated in a portion of the North 1/2 of Section 31 and the West 112 of section 32, Township 4 North, Range 1 West, 6.M.,Ada County,Idaho and being more particularly described as follows: BEGINNING at an aiuminum cap marking the South 1/4 corner of said Section 32,thence fallowing the southerly line of the Southwest 1/4 of said Section 32,N89"18'02"W a distance of 2,652.12 feet to ao alum[num cap marking the Southwest corner of said Section 32; Thence leaving said southerly line and following the westerly line of said Southwest 1/4,NCO'43'15"E a distance of 2,630.56 feet to and aluminum cap marking the West 1/4 comer of said Section 32; Thence leaving said westerly line and following the northerly line of said Southwest 1/4,589'19'37"E a distance of 568.21 feet to a 5/8-inch rebar; Thence leaving said northerly line.,NQD`37'32"E a distance of 801..91 feet; Thence N89'19'37"W a distance of 568.21 feet to the westerly line of the Northwest 1/4 of Said Section 32; Thence following said westerly line,N00°37'32"E a distance of 974.36 feet; Thence leaving said westerly line, N89°22'28"IN a distance of 798-53 feet; Thence S00"37'32"W a distance of 649.58 feet to the northerly right-of-way line of the Five Mile Drain; Thence Following said northerly right-of-way line the following two(2)courses: 1 S89'23'29"W a distance of 429.61)feet to a 5/8-inch rebar; 2. N72'54'31"W a distance of 403.09 feet to the westerly right-of-way line of the Phyllis Canal; Thence leaving said northerly right-of-way line and following said westerly right-of-way line, 500°36'32"W a distance of 238.39 feet to a 1/2-inch rebar; Thence leaving said westerly right-of-way line,589°41'06"W a distance of 32.07 feet to a 1/2-inch rebar; Thence N36909'08"W a distance of 14.z2 feet to a 1/2-inch reisar; Thence NO2"20'45"C a distance of 38.66 feet to a 1/2-inch rebar; Thence N45'34'40"W a distance of 69.82 feet to a 1/2-inch rebar; Thence N46'41'23"W a distance of 64.20 feet to a 112-inch rebar; Thence SOO*05'41"W a distance of 365.72 feet to a 1/2-inch rebar, Thence 537`40'24"E a distance of 157.07 feet to the centerline of said Phyllis Canal; Thence following said centeriine the following three(3)courses: 1, 580.06 feet along the arc of a curve to the right,said curve having a radius❑€10S.59 feet,a delta angle of 47'06'09",a chord bearing of 552'50'17"W and a chord distance of 563-86 feet; 2, 577'46'13"W a distance of 73.99 feet; 3. 582'33'29"W a distance of 274.92 feet; Thence leaving said centerline N07'26'31"W a distance of 50.00 feet to a 5/8-inch rebar; 5725 North Discovery Way•Solsa,Idaho 83713•208.639.6930 a kmenglip.com City of Meridian I Department Report VII. Exhibits Thence 124,23 feet along the arc of a curve to the left,said curve having a radius of 566.50 feet,a delta angle of 12"33'53",a chord bearing of N42'52'45"W and a chord distance of 123.98 feet to a 5/8-inch rebar; Thence N49'09'42"W a distance of 761.22 feet to a 5/8-inch rebar; Thence 192.98 feet along the arc of a curve to the right,said curve having a radius of 633.50 feet,a delta angle of 47'06'04",a chord bearing of N40'26'04"W and a chard distance of 192.24 feet to a 5/8-inch rebar; Thence N85'05'08"W a distance of 2,931.97 feet to a 5/8-inch rebar; Thence N85°05'08"W a distance of 33,09 feet to the westerly line of the Northwest 1/4 of said Section 31; Thence following said westerly line,NOQ°41'26"E a distance of 1,443.8 feet to the centerline of the Five Mile Drain; Thence leaving said westerly line and following said centerline the following four(4)courses: 1. S81"24'38"E a distance of 194.97 feet; 2. 565"03'47"E a distance of 1,118.48 feet; 3. 144.59 feet along the arc of a curve to the left,said curve having a radius of 400-00 feet,a delta angle of 2T42'42",a chord bearing of S75'25'08'E and a chord distance of 143.81 feel; 4, $S$'46'29"E a distance of 503.33 feet,- Thence leaving said centerline,N0a'10'S9"E a distance of 582.74 feet to the northerly line of said Northwest 1/4; Thence following said northerly line,589"12'41"E a distance of 699.93 feet to an aluminum cap marking the North 1/4 corner of said Section 31; Thence leaving said northeriy line of the Northwest 1/4 and following the northerly line of the Northeast IA of said 5ettion 31,589'12'34"E a distance of 2,297.D1 feet to a 5/8-inch rebar; Thence leaving said northerly line,50D'37'32"W a distance of 247,50 feet; Thence 589'12'34"E a distance of 352.00 feet to the easterly line of said Northeast 1/4(westerly line of the Northwest 1/4 of said Section 32); Thence following said easterly line(and said westerly line),500'37'32"W a distance of 64.50feet; Thence leaving said easterly line land Said westerly line),S89`2216"E a distance of 300.03 feet; Thence N00'36'20'E a distance of 145-20feet; Thence N89°22'26"W a distance of 299,98 feet to the westerly line of said Northwest 1/4 of Section 32 (easterly line of the Northeast 114 of said Section Al); Thence following said westerly line(and said easterly line),NDD'37'32"E a distance of 166.80 feet to an aluminum tap marking the Northwest corner of said Section 32(Northeast corner of said Section 31); Thence leaving said westerly line land said easterly line)and following the northerly litre of the Northwest 1/4 of said Section 32,S89`22'26 E a distance of 2,116,41 feet to a 5/8-inch rebar; Thence 5OLY 36'41"W a distance of 330,00 feet to a 5/8-inch rehar; Thence 589"22'26"E a distance of 330-00 feet to a 5/8-inch rebar on the easterly line of the Northwest 1/4 of said Section 32; Thence following said easterly line,SW'36'41"W a distance of 2,301.95 feet to an aluminum cap marking the Center 114 Corner of said section 32; PAGE 12 City of Meridian I Department Report VII. Exhibits Thence leaving the easterly line of sald Northwest 1/4 and Fallowing the easterly line of the southwest 1/4 of said 5ection32,500-36'3WW ad]stance of 2,631,79 feet to the POINT OF BEGINNING. 5ald description contains a total of 486.26 acres,more or less. Attached herety is Embihit B and by this reference is made a part hereof. � S 4 � �,124�9 0 ow Ar 0 F PAGE 3 City of Meridian Department Report VII. Exhibits NW CORNER SECTION 31 NE CORNER SECTION 31 N 1/4 CORNER NW CORNER SECTION 32 N 1/4 CORNER SECTION 31 SECTION 32 W.McMillan Rd- i27 56T12'34*F 2297.o1' Sa9'22'26"E 231S.4t' f m L2a L34 L301 W5 L33 L3 _ NN 3 L.�t � } J C'4 �y L13 La 1 E LIZ 5m43'08-E L15 L9 - La n �i a L1 t L1G +n C U L16 % — C2 G - Lt4LIB L17 Ll —2 W 1/4 CORNER 6 n W 1/4 CORNER SECTION 32 r SECTION 31 (EAST 1/4 CORNER SEC-PON 31) On rw ip w 5 m C7 Q Q 4 L 2 L31 37 W.NStirk Rd, A 5 S m&riI5'02'W 2632.12' RA45 PF BEARING AnnexationArea:488.26ACt POINT 4F BEGINNING o ARN: SO431223200,S0431131200,SO431120700, g 1/4 CORNER SO431110200,SO432223120,50432212400,SO432223400, SECTION 32 50432234050,$0432233950,50432244240,SO432244220, SO432244400,SO432346730,50432346750,5043232555S, &Sb432336250 s 6 C} 1.500 3.000 Plan Scale:1"=1,500' $ ENGINEEItING s�lslwrtnrvEs �r*AV 90ISE,'OAHU 83713 moN.'I'milm-m19 Exhibit B-Annexation km-JJIM° Westveiil Subdivision DATE: D11.71w,W2$ FRMM7, Z3.16! SHEET; Situated in a portion of the North 1/2 of Section 31 and the West 1/2 of 1 OF 2 Section 32,Township 4 North, Range 1 West, B.M.,Ada County,Idaho City of Meridian I Department Report VII. Exhibits L[NE TABLE LINE TABLE LINE BEARING D35TANCE LINE REARING DISTANCE L1 Mr19'37"E 566.21 1-19 N07'26'31'W 50.00 L2 NOO'37'32'E 601.91 L20 N49'09'42"W 761.22 L3 NS4'19'37"W 568.21 L21 N85'o5'0$"W 33.09 L4 N00'37'32'E 974.36 L22 N00'41'26'"E 1443.08 L5 NOW22'28'W 798.53 L23 S81'24'38"E 194.97 L6 S00'37'32*W 648.58 L24 S6903'47E 111a.48 L7 58923'29"W 429.60 L25 5GY46'29"E 503.33 L8 N7754'31'w 403.09 L26 N00'10'59"E 582.74 L9 S00`36'52-W 238.39 L27 S69'12'41"E 699.93 2 L10 S8741'46"W 32-07 L28 50037'32"W 247.50 L11 N36'09'08'W 14.22 L29 589'12'34"E 352.00 L12 N0720'45"E 38.66 L30 50737'32"W 64-50 L10 N4S34'40'hW MM L31 s69'22'28"E 3170.03 0 L14 N4641'23-W 64.20 L32 N00'36'20"E 145.2D 0 L13 500'05'41'W 365.72 L33 N89'22'267W 299.98 L16 S37'40'24'E 157.07 L34 NOO'37'32'E 166.60 L17 S77'46'13'w 73.99 L35 50736*41"w 330.04 ffi L18 s82'33'29'6v 274.92 L36 589'22'26"E 330.04 O F CU RYE TABLE CURVE RA01US LENGTH DELTA CHOR013RG CHORD 2 01 705.59' 580.06' 4706'09- S5750'17"W 563,86' C2 566.50' 124.23' 12'33'53' N42'52'45 W 123.98' C3 633.50' 192.90' 1T21'15' N40'26'04'W 192.24' C4 400.00' 144,59' 2(Y42'42" S7S25'OS"E 145.81' i 5 E N G 1 N E E R I N G 57k4 W%rl4 MOVE"WN' i 6015E.FIAHO EN13 g pHUNE1909)&M-6939 Exhibit B-Annexation kmeiydlR3:pm Westved Subdivision one o'semher gars Po14�Er+: 23-162 SHEET: Situated in a portion of the North 1/2 of Section 31 and the West 1/2 of 2 OF 2 Section 32,Township 4 North, Range I West, B.M.,Ada County,Idaho City of Meridian I Department Report VII. Exhibits i A94.93 22917.01 2314.41 s89°12411'c a89°1211F•o :; 9R9W26'e 39 4s # 091122`28'w - T98.53 m 1931-97 T a 5662] Y %L s� 4 � i ri m M 089"16+p2'w 2652.12 "Title: Westvell Annexation Date: 12-I2-2025 Scale: I inch= 1000 feet File: Tract 1: 480.264 AcTm 2092JO318 Sq FecC Clossue`OSA624w 0.00 Feet Precision�-V999999; Perimeter r 31947 Feet 001=89.1802w 2652.12 017=00.0541w 365.72 033=11U0.1459a 582,74 002-nOOA315e 2630.56 018=07.4024c 157.07 034�s89.1241a 69%93 60 ---s89.1937c 568,21 °1 �1�,'; �r,�'0� 035=sS9.1234e 2797.01 OD4=nO0.3732e 801.91 020=07.4613w 73.99 0361--sx.3732w 247.50 005=n89.1937w 568.21 {]21-s82.3329w 274.92 037=s89-1234e 352-M 0%--n00-3732c 97436 022--T07.2631 w 50.00 038=s00.3732w 64.50 007�n89.2228w 793-53 "k u 1=M,'2MJ W 039-s84.222fie 300.03 008� 00.3732w 649.59 024--TA9-.0%2w 761.22 040=n00.36204 145,20 009-s89,2329w429.60 ° k j 041=n89-7226w244.98 O10-z172.5431 w 403.09 026=n85.0508w 1931.97 042=n00.3732e 166.90 011--M,3632w 238.39 027=n85.9508w 33.09 0437=09.2226c 2316.41 012=s89.4106w M.07 02S=nOOA 126e 1443,08 044=s00.3641 w 330.00 013�06.0908w 14.22 029 s8L2438c 194.97 045=s89.2226c 3313.00 014--r102.2045e 38.66 UM=s65.0347e 111BAR 046-s00.3641w 2301.95 015=06.3444w 63.92 WZ-ais ter411- 141 047=00.363Sw 2631.79 016-,W6.4123w 64.20 032-s85.4629c 511 X City of Meridian I Department Report VII. Exhibits R. C-C Legal Description &Exhibit Map km December 12,2025 Propect No.23-16Z Exhibit A Legal Description for Rezone to C-C Westveil Subdivision A parcel of land situated in a portion of the Southwest 1/4 of Section 32,Township 4 North,Range 1 West,6.M.,Ada County,Idaho and being more particularly described as follows: SEUNNING at as aluminum cap marking the South 1f4 corner of said Section 32 which bears 589"18'02"W a distance of 2,652.12 feet from an aluminum tap marking the Southwest corner of said Section 32,thence following the southerly line of said Southwest 1/4,N89.18'02"W a distance of 1,346.12 feet; Thence leaving said southerly line,NOO.36'38"E a distance of 1,189.76feet; Thence 471-24 feet along the arc of a curve to the right,said curve having a radius of 300.00 feet,a delta angle of 9000 OO",a chord bearing of N45°36'38'E and a chord distance of 424.26 feet; Thence 589.23'22"E a distance of 1,046.12 Feet to the easterly line of said Southwest 1/4; Thence following said easterly line,SDa`35'38"W a distance of 1,491.85 feet to the POINY OF BEGINNING. Said description contains a total of 45.63 acres,more or less. Attached hereto is Exhibit B and by this reference is made a part hereof- 4 � � 124 9� � 4 5725 North niscavery way•Boise,td2ho 83713•208.539.693,3•kmenallp.com City of Meridian I Department Report VII. Exhibits CENTER 1/4 CORNER SECTION 32 M Unplatted SBT23'22"Er 1446.12' CURVE TABLE CVRVE RADIUS LENGTH DELTA CHORD EIRG CHORD Cl 300.00' 471.24' 90'00-00- N4336'3317 42¢•29' ti I � in O APN: SP432346750,S04323 36 2 5 0{Portion), a S0432325555(Portion)&$0432345730(Portion) a r Current Zone:RUT � m Proposed Zone:C-C `a. Rezone Area:45.63 Acres# a z go d u ro us 31 32 1306.00' 4N RIW NW18'02'W 1346.12'— v 5 5 _ Tm a1w I W. Ustick Rd. r •. • . • . . swl5'02' 2652.12'• SOUTHWEST BASIS OF RFARIraG = CORNER SECTION 32 POINT OF BEGINNING S 1/4 CORNER SECTION 32 SCALE:V'rMf)' z G I: N G I N E E R I N G e s�asno�rnoiscoveRvwnr @qLy�,ipAHO a94v PHONP(M)&V34939 Exhibit B-Rezone to C-C Wien&ro+n � Westveil 5ubdivisian DAT17 11—1 r 2025 PROJECT. �3-182 SHEET: Situated in a portion of the SW 114 of Section 32, I OF 1 Township 4 North,Range I West, B.M.,Ada County, Idaho City of Meridian I Department Report VII. Exhibits 1046.12 s84°23Z2"e se 66 e ea c w n89°I SYr2"w Tide: rezone to C-C Date: 12-12-2025 Scale: 1 inch�300 feet File: Tract 1: 45.626 Acres: 1997487 Sq Feet:Closure=M4,1749w 0.00 Fee#: Prccrsion>1J999999: Perimeter 5545 Feet tk73=n84.1$a2w 5346.12 n wk' °6'wr�zate 005= 00.3638w 1491AS 002=n00.3638e 118%76 004=989.2322e 1046.12 City of Meridian I Department Report VII. Exhibits km E N G I N E E R I N G Decemher 12,2025 Project No-23-162 F.;rhibit A Legal Desuiption for fiexoroe to G-G Westveil Subdivision A parcel of land situated in a portion of the Northwest 1/4 of the Northwest 1/4 of Section 32,Township 4 North,Range 1 West,B.M.,Ada County,Idaho and being more particularly described as follows: BEGfNNING at an aluminum cap marking the Northwest corner of said Section 32 which hears N89'22'28"W a distance of 2,646.41 feet from an aluminum cap marking the North 1/4 corner of said Section 32,thence following the northerly line of said Northwest 1/4 of Section 32,589'22'26"E a distance of880.00 Feet; Thence leaving said northerly line,500'3734"W a distance of W.95 feet; Thence N89'22'26"W a distance of 296.91 feet; Thence 119.02 feet alorig the arc of a curve to the ieft,said curve having a radius of 2Dd.00 feet,a delta angle of 34'05'48",a Chord gearing of 573'34'39"W and a chord distance of 117.27 feet; Thence S56'31'45"W a distance of 203-89 feet; Thence 119.02 feet along the arc of a curve to the right,said curve having a radius of 200,00 feet,a delta angle of 34'05'46",a chord bearing of 573'34'38"W and a chord distance of 117.27 feet; Thence N89'22'28"W a distance of 2gp.pp feet to the westerly line of said Northwest 1l4; Thence following said westerly line,N00'37'32"E a distance of 520.02 feet; Thence leaving said westerly line,589'22'26"E a distance of 300.03 feet to a 5/8-inch rebar; Thence N00'36020"E a distance of 145.20feet; Thence N89'22'26"W a distance of 299.98 feet to said wester P line of the Northwest 1/4; Thence foliowing said westerly line,N00"37'32"E a distance of 166.80 feet to the POINT OF BEGINNING- Said description contains a total of 13.78 acres,more or less, Attached hereto is Exhibit B and by this reference is made a part hereof. IST y 12459 0 = 14�� 572s North hlscovary Way•Bvlse,Idaho 83713• 208.639.6939 kmeng11p.cam City of Meridian Department Report VII. Exhibits J POINT OF BEGINNING NORTHWEST CORNER SCALE:2'=200' SECTION 32 WAS OF BEARING •• . .••• ••• • • •• •• • • . •• .N88.22'26W 264&41.. .. .. .... W.McMillan Rd. N 1/4 CORNER 30 29 SECTION 32 569'22'26'E M0.00' 31 3# 1766.41' Nt)O'37'32� i 199.r917' 4 N99'22'26V � Not a Part N ry m °' 56922'26'E g f llnplatted E MGM' n APN: S0432223120, , &S04322234Q0(Portion) Current Zone:RUT&R1 Proposed Zone:C-C a Rezone Area:13.78 Acrest $ is CL r p% N89.72'261Y 285.91' aa1150 � N89'22'18�4 Cx 2oa.vo Unplatted � � n n M1 � b ^ 0 Q � W 1/4 CORNER SECTION 32 CURYETABLE CURVE RADIUS LENGTH DELTA CHORD BAG CHORD C1 200.00' 119.02' 34'05'46' V334'39'YW 117.27' ' C2 2UO-00' 11s.o2' 34'05'46' S7334'38'W 117,27' E N G I N E E R I N G OM WORTH DISCOVERY wav B45E,I¢Hd M1E PHONE I20a)639-E999 Exhibit B-Rezone to C-C Mme.2llprom Westveil Subdivision Rtmw Deombef 2025 PROIELT: 72-342 SHE r. Situated in a portion of the NW 1/4 of the NW 1/4 of Section 32, 1 OF 1 "township 4 North, Range 1 West, B.M.,Ada County,Idaho City of Meridian I Department Report VII. Exhibits 880,011 s99°22'26"t �x9�'2a"W 294.98 M 300,03 cCp i89°23'26"C � G u ram{ ^ v, g • n84°22�6'w 286.91 10..a a89'3'!'RS"W 206_Up Title: Rezone to C-C Date: 12-12-2025 Scale: 1 inch=200 feet Fiie: Tract l: 13.776 Acres: 600104 5q Fr%:Clot um=s6l_6$61w 0.01 Feet: Precision-11429687: Pedawter=3890 Rd 001=s89.2226e 880.00 WY 1.0 1°iud�",.1?10 Ol 1=n89.2226w 294.98 002=00.3734w 648.93 007=nHU228w 200.0 012--TM.3732e WKSO 003-n89.2226w 296-41 008=tr00.3732e 520.02 ZSIaos u tt•=+b�oati-�.nw 009 $9.2226e 300.03 _I;am..tiir�r 005-56.3145w203.89 010=WO-3620e 145.20 City of Meridian I Department Report VII. Exhibits S. C-N Legal Description &Exhibit Map km E N G I N E E R I N G Recem ber 12,2025 Project No.23-162 Exhibit A Legal Description for Rezwe to C-N Westveil Subdivision A parcel of land situated in a portion of the East 1/2 of the Northwest 1/4 and a portion of the West 1/2 of the Northeast 1/4 all in Section 31,Township 4 North,Range 1 west, 6.M.,Ada County,Idaho and being more particularly described as follows: Commencing at an aluminum cap marking the North 1/4 corner of said Section 31,which bears S89"12'41"E a distance of 2,549.69 feet from an alumiinom cap marking the Northwest cornet of said Section 31,thence following the northerly Irne of said Northwest 1/4 of Section 31,N89°12'41"W a distance of 660-25 feet; Thence leaving said northerly line,500"47'19"W a distance of 584.73 feet to the centerline of Five Mile Creek and being the POINT OF BEGINNING. Thence following said centerline the following five�5)courses: 1. 585"46'29"E a distance of 611A7 feet; 2. 101,55 feet along the arc of a curve to the right,sald curve having a radius of 150.00 feet,a delta angle of 38'47'14 ,a chord hearing of 566'22'51"f and a chord distance of 99.62 feet; 3. S46"59'14"£a distance of 1,151.22 feet; 4. SW37'31"E a distance of 80.57 feet; S. 76.55 feet along the arc of a curve to the left,said curve having a radius of 150.W feet,a delta angle of 29°14'27",a chord bearing of S75'14'44E and a chord distance of 75.72 feet to the westerly right-of-way Line of Phyllls Canal; Thence leaving said centerline and following Said westerly right-of-way line,S00°36'52"W a distance of 149.66 feet to a 1/2-inch rebar; Thence leaving said westerly fight-of-way line,589°41'06"W a distance of 32.07 feet to a 1/2-Inch rehar; Thence N36'09'09"W it distance of 14.22 feet to a 1/2-inch rebar; Thence NO2°20'45"E a distance of 38.56 feet to a 1/2-inch rebar; Thence N46°34'40"W a distance of 6&82 feet to a 1/2-inch rebar; Thence N46"41'23"W a distance of 64.20 feet to a 1/2-inch rehar; Thence 50D"05'41"W a distance of 365.72 feet to a 1J2-Inch rebar; Thence 5374D'24"E a distance of 157,07feet to the center9ine of said Phyllis Canal; Thence following said centerline the following three(3)courses: 1. 584.06 feet along the arc of a curve to the right,said curve having a radius of 7D5.59 feet,a delta angle of41'06'09",a chord bearing of S52°50'17"W and a chord distance of 563,86 feet; 2- 577°4&13"W a distance of 73-99 feet; 3. 5$2°33'29"W a distance of 274.92 feet; Thence leaving said centerline N07"2631"w a distance of 50.00 feet to a 5/8-Inch rebar; Thence 124.23 feet along the arc of a curve to the left,said curve having a radius of 566,50 feet,a delta angle of 12'33'53",a chord bearing of N42°52'45"W and a chord distance of 123.98 feet t4 a 5/8-inch rebar; Thence N49°09'42"W a distance of 761.22 feet to a 5/8-inch rebar; 5725 North Discovery way •Boise,Idaho 83713-208.539.6939•kmangllp.corn City of Meridian I Department Report VII. Exhibits Thence 192-98 feet along the arc of a curve to the fight,said curve having a radius of 633.50 feet,a delta angle of 47'WQ9",a chord bearing of N40'26'04"W and a chord distance of 192.24 feet to a 5/8-Inch rebar; Thence 585'05'09"E a distance of 42.40 Net to a 5/8-inch rebar; Thence 359-26 feet along the arc of a curve to the right,said curve having a radius of 600.00 feet,a delta angle of 34"18'25",a chord bearing of N 16'58'13"W and a chard distance of 353.92 feet to a 5I84nch rebar; Thence N00'10'59"E a distance of 699.99 feet to the POINT OF BEGINNING. Said description cantains a total of 45.64 acres,more or less. Attached hereto is Exhibit B and bythis reference is made a part hereof. �❑lam' 12459 rz .� s PAGE12 City of Meridian I Department Report VII. Exhibits UA IS OF eEWNC 2549.69` W.McMillan Rd. 59$T2'47"E 1889.44 NI1Wt2'411v 6e0.25 SM12'34'E 2"9ZV w"i ml POINT OF COMMENCEMENT i� n N 1/4 CORNER 00 d °' SECTION .11 ar SCALE:I"-3W moRTHFAST CORNER - SECTION 31 S65.415'2s Br1.4�' Unplarted Z ! z cf POINT OF x BEGINNING V �J vs C S6(r37`31'E a t APN: S6431137204 21 Current Zone:RUT C� 4 40'48�E Prapzssed Zane:C-N o Rezone Area:45-64 ACTest LIS rr � L4 tL5 365.72' 1-2 y°a S37+V24"F 09 UnpEatted ray. n g74.92' NOT2l501 �3.2g"FI 57746'13�f ggg� EN01N9EItIN6 0NMOM bISMVEAY WAY vem,IDAHO R1711 PROIPF[2Nj639-0M Exhibit B-Rezone to C-N pmrny la.on.n Westveil 5ubdiVislon bATE: Deembin 2025 PROJECT: 23-162 HE Situated in a portion of E 1/2 of NW 114 and a portion of W 1{2 of NE 1{4 1 OF 2 of Section 31,Township 4 North,Range 1 West, B.M.,Ada County,Idaho City of Meridian I Department Report VII. Exhibits CURVE TABLE CURVE RADIUS LENWH WLTA CHORD ERG CHORD C1 15OM' 101.55' 3G'47'14" 56V22'51"E 99.82' C2 150.00' 715.55' 29'14'27" 575'14'44"E 75.72' C3 705.52' 580.06' 4TO6'De S52'50'17* 563.86' C4 566,50' 124.23' 12'33'53' N4752'45ti1 123.98' C5 03.50' 192,90' 1T27'15" N4728'04"Y! 192.24' C6 BOOM' 359.26' 34'18'25' N16'58'13 W 353.92' LINE TABLE W BEARING DISTANCE 8 L1 SO4'36'5Z"W 149.66 € L2 sa9'41'OG"w 32.07 L3 N36'OQ*08'II 14,22 L4 NO2'20'45 E 36.86 z L5 N4T34401►+ CUM LG N4W41'23 W 54.20 3 0 >u x a I3 F E Sa C E H G i N E E R 1 N G 9 5725 NORTH mV-0VERY WAY 5 avra,mHP93713 PHOKJ204]63IM939 Exhibit B- Rezone to C-N kmerr�llpeom Westvell Sub&vision IDATE pa�omMr;025 -5 PROJEG7: 2}1A2 5 SHEET: Situated in a portion of E 1/2 of NW 1/4 and a portion of W 1/2 of NE 1/4 2 OF 2 of Section 31,Township 4 North,Range 1 West,S.M.,Ada County, Idaho City of Meridian I Department Report VII. Exhibits 61147 aR5°4G'29"c a . u a b i �r G+�6 en { 9 7¢ 9P .Pf ., 683`3324"w 1} 27A.92 Title: Rezone to C-N Date: 12-12-2025 Scale: 1 inch=300 feet File: Trecl I: 45-635 Acres: 1987856 Sil Feet:Closure n87.1702e 0.02 Feet Ptecisim=1!255093: Pe°imeter=6071 red 001=05.4629e 61 L47 009=t1021D45e 36,66 017— 07-2631w AOO 0R155 E0r, dE 4- 4f. w 63.$�A • °Ix:rt,R-se6s�oelw[27ii3 Ts�g7I9#5w,C133.78 003=s46.5914e 1151.22 011-M6,4123w 6420 019-rt49_0942w 761.22 004=s60.3731e 90.57 012=s00.0341w 365.72 °Li nz o w°� 1'n ° 005.- (i-r50A0 Dehr-M1377 drttms15.144R.titrs,aa 4Q1k3�=07.4024e 157.07 021�sS5.U508c42.40 im 006=40.3652w 149.66 I�tF3RiU17w=..1 boa na lx i5 92 007=s89.4146w 32-07 D1Sr07.4613w 73.99 023=FM-1059c 690.99 008=045,99Nw 14.22 D16rs82.3329w 274.92 City of Meridian I Department Report VII. Exhibits T. I-L Legal Description &Exhibit Map !am December 12,2025 Project No.23-162 Exhibit A Legal description fir Rezone to F-L Westvd 5ubdhrislon A parcel of land situated in a portion of Government Lots 1 and 2,and a portion of the East 1/2 of the Northwest 1/4 all in Section 31,Township 4 North,Range 1 West,6.M.,Ada County,Idaho and being more particularly described as follows; Commencing at an aluminum cap marking the West 1/4 corner of said Section 31,which bears S00'41'26"W a distance of 2,648.22 feet from an aluminum cap marking tine Northwest corner of said Section 31,thence following the westerly fine of said Government Lot 2,N00'41'26"E a distance of 1,170.92 feet to the POINT OF BEGINNING. Thence following the westerly line of said Government Lots 1 and 2,N00°41'26"E a distance of 1,44148 feet to the centerline of Five Mile Creek; Tftence leaving said westerly line and following said centerline the following four(4)courses: I. 581'24'19'E a distance of 194.97 feet; 2- %5'03'47°E a distance of 1,118.49 feet; 3. 144.59 feet along the arc of a curve to the left,said curve having a radius of 400.00 feet,a delta angle of 20°42'42",a chord bearing of 575'25'08"E and a chord distance of 143.81 feet; 4. S85°46'29"E a distance Of 536.92 feet; Thence leaving said centerilne,50E TV59"W a distance of 699.99 feet to a 5/8-minch rebar; Thence 359.29 feet along the arc of a curve to the keft,said curve having a radius of 600A0 feetr a delta angle of 34°18'25",a chord hearing of 516'58'13"E and a chard distance of 353.92 feet to a 5/9-inch Te bar; Thence N85'05'48"W a distance of 2,007.46 feet to the POINT OF BEGINNING. Said description contains a total of 51.64 acres,more or less. Attached hereto is Exhibit B and by this reference is made a part hereof. w 12458 0 :- 1�s$ !1•lz'��S 5725 North discovery Way •Boise,Idaho 83713-208.639.6939•kmongllp.com City of Meridian I Department Report VII. Exhibits NORTHWEST CORNER SECTIOK 31 W.McMillan Rd. Unplatted SSl'P4'3a"E °�"v A- eek Y4Y}} geoTT APNl SO43122320D Current Zane:RUT Proposed Zone:l-L a N a Rezone Area:51.64 Aerest e ro POINT 4F f BEGINNING rfr 2 N85'QS'p$'W 2007.4C Y � H00'41'26�E a 1170,$2' (TIE) i POINT COMMENCEMENT UnpWted W 1/4 CORNER SECTION 31 A x_ a CURVE TABLE z CURVE RAIDJUS LENGTH DELTA CHIJAD 8RG CHORD C1 400.00' 144.59' 2942'42" 575725'019"E 143.81' SCALE;1"=300' C2 800.D0' 358.2b' 34-16'25- S1B'S8'13"E 353.92' , km E N G I N E E R I N G rZ 5715N0";)I C>W1I0WAV NOISE,IDAHO H3a33 PHoryE 004)09-6934 Exhibit B-Rezone to I-L Mmenr[ip eom Vllestvell Subdivision <1RrE: Peermhc Yp25 rnwerr: �3•�sx SHEET: A portion of Government Lots 1&2 and a portion of E 1/2 of NW 1/4 1 OF 1 of Section 31,Township 4 Forth, Range 1 West,B.M.,Ada County, Idaho City of Meridian I Department Report VII. Exhibits I W.9� ui-�y4 fifg vs.19 49 3g�e � 536.92 �°46'24'c a {+ -x n � z � IR p n&5°p}�p6"w 2007.46. Title: Rezone to I-L Date: 12-12-2025 Scale: 1 inch=300 feet File: Tract 1: 51.642 Acm: 2Z49523 Sq Fed:C106ure-*n83.0243w 0.00 Fecv: ProcAon>1R999K Perimeter=6505 Feet 001=n00.4126e 1443,08 pog.�757sY Ufts.st B�u�c=rt63H�13e=3.;n xs 002=9i.243$e 194.97 005-05_A6Z9e 536.42 OW-85.0508w2007,0 003's65A347e 1118-48 006=00.1059w 699.99 City of Meridian I Department Report VII. Exhibits U. R-8 Rezone Legal Description & Exhibit Map kin p N G IN E E R I N 0 December 12,2025 Project No.23.162 Exhibit A Legal Description for Rezone to R-a We5tveN SubdlVision A parcel of land situated in a portion of the Northeast 1/4 of the Northwest 114 and a portion of the West 1/2 of the Northeast 1/4 all in Section 31,Township 4 North,flange 1 West, B.M.,Ada County, Idaho and being more particularly described as follows: BEGIN14ING at an aluminum cap marking the north 1/4 corner of said Section 31,which bears N89'12'34""W a distance of 2,649.01 feet from an aluminum cap marking the northeast corner of said Section 31,thence following the northerly line of the Northwest 114 of the Northeast 1/4 of said Section 31,589'12'34"E a distance of 1,071.15 feet to the centerline of the Phyllis Canal; Thence leaving said northerly line and following said centerline,500'05'21"W a distance of 1416.AB feet to the northerly right-of-way line of Five Mile Creek; Thence following said northerly right-of-way line,N72'54'31"W a distance of 52.14 feet to the westerly right-of-way line of said Phyllis Canal; Thence leaving said northerly right-of-way Ene and following said westerly right-of-way line, SOY36'52"W a distance of 88.74 feet to the centerline of said Five Mile Creek; Thence leaving said westerly right-of-way line and following said centerline the following five j5j courses: 1. 76_55 feet along the arc of a curve to the right,said curve having a radius of 15O.00 feet,a delta angle of 29'14'27",a chord bearing of N75'14'44W and a chord distance of 75.72 feet; 2- N60'37'31"W a distance of 90.57 feet; 3- N46'59'14"W a distance of 1,151.22 feet; 4. 10L55 feet along the arc of a curve to the left,Bald curve having a radius of 150-00 feet,a delta angle of 3847'14",a chord bearing of N66'22'51"W and a chord distance of 99,62 feet; S. N85"46'29"W a distance of 645.05 feet; Thence leaving Bald centerline,NW10'S9"f a distance of 582.74 feet to the narthlerly line of the Northeast 1/4 of the Northwest 114 of said Section 31; Thence following said northerly line,S89"12'39"E a distance of 699.93 feet to the POINT OF BEGINNING. Said description contains a total of36.96 acres,more or less. Attached hereto is Exhibit B and by this reference is made a part hereofS q� OP 12459 sA of 'k 5725 North Discovery Way Boise,Idaho 83713•208,639.6939•kmengllp.corn City of Meridian Department Report VII. Exhibits NORTHEAST CORNER NORTHWEST CORNER POINT aF BEGINNING SECTION 31 SECTION 31 N 1/4 CORNER B*n OF REARINC SECTION 31 N89'12'3414 2649,01' W. McMillan Rd. T1844589'12'41'E 699.S3' S98'12'34'E 1011,15' W 12'41"E 9.76' a NST 12'341f1 tp 7477.9d' I }+ APN: 50431120700 `ml u Current Zone:RUT Proposed Zone:R-8 z Rezone Area:35.96 Acres+ Ng5'46'2971r 845.0,5' m � C Y � Q � C o .1. �0ia� 12. Unplatted 5214' W ii r SOQ'36'52'Y! N6a'37'31'4 6E,74' 't s CURVE TABLE CURVE RADIUS LENGTH pCLTA GHORG BRG CHORD F Cl 150,00' 76.55' $714P27* N75.14'44"W 75.72' C2 15000' 1U1.55' 7'14' N66'22'51'Vf 99.62' a` SCALE:V=300' s g' ENGINE EKING m 5725 MOa1TH ORCWf0.Y WAY 8015E.*MO 03713 PHONE�2p3}5394R-I'9 Exhibit$-Rezone to R-8 Westveil Subdivision OAi1 Oaarn6w 2415 � PN4fECr 23-ifi2 N SHEET: Situated in a portion of NE 1/4 of NW 1/4 and a portion of W 1/2 of NE 1/4 1 OF t of Section 31,Township 4 North, Range 1 West,B.M.,Ada County, Idaho City of Meridian I Department Report VII. Exhibits } h99.93 !UT1,15 x69°12'34"c s$9°l2'34"c � b nBS°g62q"w jrfi45.0.9 6 � r r� r f Title: Rezone to R-8 Date: 12-12-2025 Scale: l inch=300 feet File: Tract 1: 36.958 Aores: 1609904 Sq Feet closure=n05.1922e 0.01 Feet: Precision=I164230I; FerimeOer+$966 Feel 00ih589.1233e 1071.15 +xs re.xL44+w, W-75.xa.la�� d�=a�3,l+an,as-n.12 009=n85.4639w(45.{35 Q02=&GO.0521w 1416.48 006--nfi0,3731w80.57 010=n40.I059e 582_74 003==l72.5431 w 52-14 007=n46.S914w 1151.12 011=Sg9-1239c 69933 004-s0U3652w 98.74 = 2UI..,� J2 City of Meridian I Department Report VII. Exhibits km E he IN E ERIN G becember12,2025 Project No.23-162 Exhibit A Lepi oescription for Remne to R-8 Westveil Subdivision A parcel of land situated in a portion of the West 1/2 of Section 32,Township 4 North,Range 1 West, B.M.,Ada County,Idaho and being more particularly described as follows; Commencing at an aluminum cap marking the South 1/4 corner of said Section 32 which bears 500"36'38"W a distance of 2,631.79 feet from an aluminum cap marking the Canter 1/4 corner of said Section 32,thence following the easterly line 4f the Southwest 1/4 of said Section 32,NDD°36'38"E a distance of 1,491.85 feet to the POINT 9F BEGINNING. Thence leaving said easterly line,N89°23'2Z"W a distance of 1,046.12 feet; Thence 471.24 feet along the arc of a curve t4 the left,said curve raving a radius of 300.00 feet,a delta angle of 90°00'00%a chord bearing of S45°36'38"W and a chord distance of 424.26 feet; Thence S00'36'38"W a distance of 750.50 feet; Thence N84'23'22"W a distance of 1,105.16 feet to a 5/8-inch rebar on the westerly line of Bald Southwest 1J4; Thence following said westerly line,NOO°43'15"F a distance of 2,193.33 feet to an aluminum cap marking the West 1/4 comer of said Section 32; Thence-leaving said westerly line and following the northerly line of said Southwest 114(southerly line of Northwest 1/4 of said Section 32),S89'19'37"E a distance of 568.21 feet to a 5/8-inch rebar; Thence-leaving said northerly line(and said southerly line),N00°37'32"E a distance of 801.91 feet; Thence NS9°19'37"W a distance of 568.21 feet to the westerly line of said Northwest 1/4; Thence following said westerly line,NOC'37'32"E a distance of 526.55 feet to the northerly right-of-way line of Five Mile brain; Thence following said northerly right-of-way line the following three(3)courses; 1. N55'33'00"E a distance of 433,57 feet; 2. 245.86 feet along the arc of a curve to the right,said curve having a radius of 390.00 feet,a delta angle of 36"16'02",a chord bearing of N73'41'01"E and a chord distance of 242.76 feet; 3. 588°10'58"E a dlstance of 542.23 feet; Thence leaving said northerly right-of-way Ilne,507'15'461E a distance of 114.25 feet; Thence 524'Z5'45"E a distance of 68.10 feet; Thence 543`22'45"E a distance of 135.61 feet; Thence 506'43'15"E a distance of 51.25 feet; Thence 564'40'04"W a distance of 388.74 feet; Ther4ce 305.15 feet along the arc of a curve to the left,said curve having a radius of 197,47 feet,a delta angle of 88'32'18",a chord bearing of 539°36'08"E and a chord distance of 275.68 feet; 5725 North Discovery Way•Boise,Idaho 63113•208.639,6039' kmentllp_rom City of Meridian I Department Report VII. Exhibits Thence 583'52'21"E a distance of 1,227.48 feel to the easterly line of said Northwest 1/4; Thence following said easterly line,S00'36'41"W a distance of 600.09 feet to an aluminum cap marking the CenteLr 1/4 corner of said Section 32; Thence leaving the easterly line of said Northwest 114 and following the easterly line of said Southwest 114,Soo'WAS"W a distance of 1,139,95 feet to the POINT OF BEGINNING. Said description contains a total of 157.48 acres,more or less, Attached hereto is Exhibit 0 and by this reference is made a part hereof. %BT �e 12459 w fa.-l z•zo�5 PAGE 2 City of Meridian I Department Report VII. Exhibits R=mo.00' W.M[kt Ilan Rd. ARC-248.86' Unplatted N 1/4 CORNER .0-38'16'02' SECTION 32 GH FAO-N73'41'011 S$$10'S8'E S0715'46VE CH+242.7$' S42.23 114.25' rive Mile Drafn NW33'UZ}'E P 1115 A' 433.57' S24'25'45"Eq,-52,2L Cnl FeederIV58.10' u5CALE:1"2600, _/ n in 54X22'43'E r'135.61, '1 B' bS3V36'0e"E566.21' 68'1'E }827.a8' i. Unplatted �� N �aQ M jr �t x CENTER 1/4 CORNER $ S9919'37"E SECTM 32 n Q Sfi8.21' 1 W 1/4 CORNER 9 E SECTION 32 APN: S0432233950,50432234050,50432244400, A N 50432325555&S0432 3 45 7 30(Portion) Ln Current Zone:RUT Gi Proposed Zone:R-S 5 Rezone Area:157,48 Acres± M cr rl Nd8'73'Z2"W 11!46_t2' z Unplatted POINT OF.; a 6EGINNiNo z R.300.0�' 'ce ARC-471.24' CH @Rr,-$45'3fl'38'N CH-424.28' r w o N99'2.3'221M }305.1$' 31 32 �T 5 W. Ustick Rd, &am POINT OF COMMENCEMENT S 1/4 CORNER E HGI NEFIt 114G SECTION 32 i)25 NORi%OISLOVEPr Wl41 Ps4[.IpfWO84713 PMmoE[�98}d39b939 Exhibit B-Rezone to R-8 5 Ivnen�lp.cmn � Westueil Subdivision 611rf: 9ecemher�025 PPOIECT: 7Y132 SHEEP. Situated in a portion of the West 1/2 of 5ection 32, 1 OF 1 Township 4 North,Range 1 west,B.M., Ada County, Idaho City of Meridian I Department Report VII. Exhibits 4 592,73 Iti s88°]0'38'e 1 V s84"19'33"w i68?I g i�27,48 ss3"52'2!"e r, [Y ac 5632] e&9°14'37't 3 an a. m M a a rt nB4°33'ZZ"w " ti IOGb_I2 3 n r 9s�x'zz� I�na.l� Tale: Rezone to R-8 Date: 12-12-2025 Scale: l inch=6O4 feet File. Tract 1: 157.485 Acm 6860063 Sq Foc#:Gosum=n92.4628w 0.01 Feet Precision�i1999)%: Perilt3eter= 13485 Fcct 001=nN.2322w 1046.12 009=003732e 526.55 017=s04.4004w 398.74 002: R+30PAU OeItaW4RAi14� UlS L R-197A ie•�6X3]I3 010- 5,3300c 433.57 all_ % 3�i6N 019-s83.5221e 1227AS t103=R043638w 750.50 may-�31.alolxa.� 004-n84,2322w 1305.16 Oi 2=s8S_1058c 542.23 020=s00.3641 w 600.09 005=n00.4315c 2193.33 013=s07.1546e 11415 021=s00.3638w 1139.95 0 6=49.1937e 568,21 0 14=s24.2545e 68.10 007-r200.3732e 801.91 015-43.224Se 135.61 008=rt84.1937w 568.21 016=s06.4315e 51.25 City of Meridian I Department Report VII. Exhibits V. R-15 Rezone Legal Description & Exhibit Map lor December 12,2025 Project No.23-162 Exhibit A Legal De50ptlon for Rezone to R-15 Westveil Subdivision A parcel of land situated in a portion of the Northeast 1/4 of Section 31,Township 4 North,Range 1 West,B.M.,Ada County,Idaho and being more particularly described as follows, Commencing at an aluminum cap marking the Northeast comer of said Section.31 which hears 589'12'34"F a distance of 2,649.01 feet from an aluminum cap marking the North 114 corner of said Section 31,thence following the nortferly line of said Northeast 1/4,N09'12'34"W a distance of 352.0D feet to a 5/9-inch rebar and being the PRFINTOF BEGINNING. Thence leaving said northerly line,S06°37'32"W a distance of 747.50feet; nence 589.12'34"E a distance of 352.00 feet to the easterly line of said Northeast 1/4; Thence following said easterly line,500'37'32"W a distance of 666.02 feet; Thence leaving said easterly line,N89'22'28"W a distance of 799.53 feet; Thence SW'37'32"W a distance of 648.58 feet to the northerly right-of--way line of Five Mile Creek; Thence following said northerly right-of-way line the following two(2)courses; 1. 589'23'29"W a distance of 429.6O feet; 2. N72'54'31"W a distance of 350.95 feet to the centerline of the Phyllis Canal; Thence leaving said northerly right-of way and following said centerline,NOO'05'21"E a distance of 1,416.48 feet to the northerly line of said Northeast i14; Thence following said northerly line,S89'12'34'E a distance of 1,225.66 feet to the POINT OF tEGINNING. Said description contains a total of 40.09 acres,more or less. Attached hereto is ifthIbit B and by this reference is made a part hereof. 12459 47 If V I'L•1z•��-S 5725 North discovery Way•Boise,Idaho 83713•208.639.5439•krpengllp.com City of Meridian Department Report VIf. Exhibits POINT OF COMMENCEMENT NORTHEAST CORNER N 1/4 CORNER SECTH}N 31 SECTION 31 B M OF SEARING . .. ... . .S"12'3a'E 2549.01.. • • • •• • ..... . .. W.McWlan Rd. NW12'34-W 30 29 7071.i5' 58712'34'1r 1225,86' P01NT OF MAD 31 92 BEGINNING er n � ri �4ti OCY S89'12'34£ 352.0o' ryi fa m APN: S0431110200 I Current Zone:RUT n Proposed torte:R-15 t` r Rezone Area:40.05 Arrest o Q w 48722'23'W 798.53' c [C 3 m f+ 4� fti / C^y M l N7 31-W SS9'23'291W 429,60' Five Mile Creek / 9 Unplatted / d G1 E 1/4 CORNED SECTION 32 s SCALL V=500' E N G I N E E R I N 0 mD 5725 PJQFaH 01UXWKY WAV HOlSF„IOAHP 837_3 PHONE[m WS-69" Exhibit B-Rezone to R-15 Wesweil Subdivis}on DATE _or.�mbar Z= PR9.E-f iYSfi2 SHEET: Situated in a portion of the Northeast 114 of Section 31, 1 OF 1 Township 4 North, Range 1 West,B.M.,Ada County, Idaho City of Meridian I Department Report VIt. Exhibits a 1223.86 589°I2'3d'+e $M � 352 w 5s9^rr�a"e 3 M ry � M n84"22'2&'kv 790.53 1Sea dt9°232A'w �4.fj0 Title: Rezone toR-15 Date12-12-2025 Scale: 1 inch=300 feet File: Tact is 40.D92 Acres: 1746415 Sq FW,Closure=n49.550w 0.01 Feet: Precision=I IW953: Pcrirmtcr=6076 Feet D01=s003732w 247-50 005=s00.3732w 64&58 q09-49.1234c 1225.86 D02---,39.1234e 352,0D s89.2329w 429.60 D03=00.3732w W-02 007=02.5431w 350.95 D04=n89.2228w 798.53 UW-uD0.0321e 1416.48 City of Meridian I Department Report VII. Exhibits km E N 0 1 H 6 ik R I N a December 12,2025 Prood No.23-152 Exhibit A Legal Description for Rezone to R-15 Westveil Subdivision A parcel of land situated in a portion of the Northwest 1/4 of Section 32,Tflwnship 4 North,Range x West,9.M.,Ada County,Idaho and tieing more particularly described as follows: Commencing at an aluminum cap marking the North 114 corner of said Section 32 which hears NOKY'36'41"E a distance of 2,631.95 feet from an aluminum tap marking the Center 1/4 corner of said Section 32,thence following the easterly line of said Northwest 114 of Section 32,SOQ`36'41"W a distance of 1,007.42 feet to the POINT OF BEGINNING. Thence following said easterly line,500'36'41"W a distance of 1,024.44feet; Thence leaving said easterly line,N83'52'21"W a distance of 1,227.48 feet; Thence 305.15 Feet along the arc of a curve to the right,said curve having a radius of 197.47 feet,a delta angle of 88'32'18",a chord bearing of N39'36'WW and a chord distance of 275.68 feet; Thence N04"40'04"E a distance of 388.74 feet; Thence NOB'43'15"W a distance of 51.25 feet; Thence N43'22'45"W a distance of 135.51 feet; Thence N24'25'45"W a distance of 68.10 feet; Thence N07"15'46"W a distance of 114.25 feet to the northerly right-of-way line of Fire Mile Drain,- The nce following said northerly right-of-way line the fallowing two(2)courses: 1. S88'10'58"E a distance of 1,416.37 feet; 2 N82'22'O2"E a distance of 102.49 feet to the POINT OF BEGINNING. Said description contains a total of 30.86 acres,more or less. Attached hereto is Exhibit Band by this reference is made apart hereof. �1ST 12459 � 4 D L. �z •f�,•�C'='� S7Z5 Narth Discovery Way•Hoim,Idaho 23713.208.639.6939•krnoMllp.corn City of Meridian Department Report VII. Exhibits (A) W.McMillan Rd. SCALE:1"=300' POINT OF COMh�ENCEMENT N 1/4 CORNER SECTION 32 ry Y Y Unplatted FUINT OF ^L BEGINNING NOT 1$'48"W Five Mile Drain � — -- 1 t 4.25' Fl2V25'45'W N4sa2'45"w Phyllis Canal Feeder Ner22'02"E P 68.10' 135.81' MAT NW 43'1 S'Y E 51.25' APN: S0432244220,SO432244240, - � Noa40'04'E_ �+ z 9i ae$.7a &50432223400(Portlonl o g Current Zone:RUT � E c Proposed Zone:R.1,5 W4 Rezone Area:30.96 Arrest a ARC-305.15' �r CH BRC=N35r3V0$'V pi CH>•275,6B' � I � I � M8T52'211V 1777,b9' - x w o Unplatted z x CENnR 1/4 CORNER SECTION 32 e Q r F 0 E N G I N E E R I N G — W25 NGRT.1 DISCDVERV WAY x ea�sE,mwoas7ra oo PnbNE�26A}63'1�93t Exhibit 13 Rezone to R-15 Westveil Subdivision PATE: oe(two'm 2625 5 rnaET. 2s192 p SHE Situated in a portion of the Northwest 1/4 of Section 32, s 1 OF 1 Township 4 North,Range I West,B.M., Ada County,Idaho City of Meridian I Department Report VII. Exhibits 4 14 07 V � ram- p M pyy n 4 p A n83'Sg7!'tiu 1227Att Title: RezcnetoR-15 DaGe: 12-12-2025 Scale: 1 inch=300 feet File: Tract 1: 30.863 Ayres; 1344412 5q Feet:Closmv=ATIS34e 0.00 Feet: Precision>i1999999: Rtdmeter-4834 Feet Opt=sOO.164 tw 1024.44 005=06.4315w 51.25 009-A8.1058e 1416.37 002=nS3.5221w 1227.48 D06=n43.2245w 135.61 01D=A2.2202e 102.49 e 3 rtfzonsa 'B O07=nZ4.2545w 68.10 004=64.4OW 388.74 008--n07.1 S46w i 14.25 City of Meridian I Department Report VII. Exhibits km E N G k N F t R I N G December 12,2025 Project No.23-162 Exhibit A Legal Description for Rezone to R-15 Westveil Subdivision A parcel of land situated in a portion of the South 112 of the Southwest 1/4 of the Southwest 1/4 of Section 32,Township 4 North,Range 1 West,B.M.,Ada County,Idaho and being mare particularly described as follows! BEGINNING at an aluminum cap marking the Southwest corner of said Section 32 which bears N89'18'02'W a distance of 2,6S2.12 feet from an aluminum cap marking the South 1/4 corner of said Section 32,thence fallowing the westerly line of the Southwest 1/4 of said Section 32,NQU'43'15"E a distance of 437.29 feet; Thence leaving said westerly line,$89'23'22"E a distance of 1,3D5,16 feet; Thence 500.36'3rW a distance of 439-26 feet to the southerly line of said Southwest 1/4; Thence following said southerly line,N89.18'02"W a distance of 1,3D6,00 Beet to the POINT OF BEGINNING. Said description contains a total of 13.14 acres,more or less. Attached hereto is Exhibit B and by this reference is made a part hereof. to 1 2459 of �q� a. ate''} f�,fz ,1425 5725 North Discovery Way•Boise,Idaho 93713•76S.639.6939•kmanglip.rorn City of Meridian Department Report VII. Exhibits (1) SCALE:1"=30D' W 1/4 CORNER SECTION 32 kl m n unpfatted a a T � S8s`23'2z'E 13nl6' } a v ti o c APN: SQ432336254(port4on) � �, I_,y Current Tons;RUT Y Proposed Zane:R-15 s 8 Rezone Area:13.14 Acres± 3t 32 c wa9:s'o2"w 13C6.oa' 734&.12' .5 5 T3N RIW W.Ustick Rd. -— POINT Of EMNNING . SOUTHWEST CORNER . . . . •wb9'I B'42'W 2652,12. . . . . . . . . . . SECTION 32 RADS OF BEARMI 5 1/4 CORNET2 SECTM 32 I I s 6 0 E E N G I N E E R I N G 5724 N4Rm vMc[ [Rv WAY BOSS,CAHO M3.) PHONE 0M)6W ZM Exhibit 6-Rezone to R-15 bo Vpxom � Westvei!Subdivision IATL 3Tasmhe ms i pRp,E{T: 23-192 SHEET: Situated in a portion of the S 1/2 of the SW 1/4 of the SW 1/4 of Section 32, 1 OF 1 Township 4 North,Range 1 West, B.M.,Ada County, Idaho City of Meridian I Department Report VII. Exhibits _ ians.ia �xs°aanz•� C � � [t94°1$�42"W 1306.00 Title: RezonetoR-15 Date: 12-12-2025 Scale: f inch=300 feet File: 1Ywt 1: 13.135 Aum; 572163 Sq Fcct:Glaser=n33.0tMw 0.01 Feet Precision=1J620783: PcrirneW-3488 FW 001-nDOA3 i5e 43713 003-900.3638w 439.26 Oa2-09.2322e 130536 OOW--n89.1802w[306.00 City of Meridian I Department Report VII. Exhibits W. TN-R Rezone Legal Description &Exhibit Map lum December 12,2025 Project No,23-162 EKhibit A Legal pescsiption for fie:one to TN-R Westvell Subdivision A parcel of land situated in a portion of the North 112 of the Northwest 1/4 Of 5eetion 32,Township 4 North,Range 1 West,B.M.,Ada County,Idaho and being more particularly described as follows, Commencing at an aluminum cap marking the Northwest corner of said Section 32 which hears N89"22'26"W a distance of 2,646.41 feet from an aluminum cap marking the North 1/4 corner of said Section 32r thence following the northerly line of said Northwest 1/4,589'22'26"E a distance of 8W.00 feet to the POINT OF BEGINNING. Thence fallowing said northerly line,589'22'26"E a distance of 1,436.41 feet to a 5/8-inch rehar; Thence leaving said northerly line,500"36'41"W a distance of 330.00 feet to a 5/9-inch rehar; Thence S89'22'26'E a distance of 330.00 feet to a 5/8-inch rehar on the easterly line of said Northwest 1/4; Thence fallowing said easterly line,500'35'41"W a distance of 677,42 feet to the northerly right-of-way line of Five Mile Drain; Thence following said northerly right-of-way line the following four(4)courses: 1. 582'22'02"W a distance of 102.49 feet; 2. N88'10'58"W a distance of 1,958.60 feet; 3. 246-86 feet along the arc of a curve to the left,said curve having a radius of 390A0 feet,a delta angle of 36'16'02",a chord bearing of 573'41'01"W and a chord distance of 242-76 feet; 4. 555'33'00"W a distance of 433.57 feet to the westerly line of said Northwest 1/4; Thence leaving said northerly right-of-way Ilne and following said westerly line,N00°37'32"E a distance of 469.30 feet; Thence leaving said westerly line,589'22'28"E a distance of 200.00 feet; Thence 119.02 feet along the arc of a curve to the left,said curve having a radius of 200.00 feet,a delta angle of 34'05'46",a chord bearing of N73'34'38"E and a chord distance of 117.27 feet; Thence NW31'45"E a distance of 203.89 feet; Thence 119,02 feet along the arc of a curve to the right,said curve having a radius of 20D.00 feet,a delta angle of 34"05'48",a chord hearing of N73`34'39"E and a chord distance of 117.27 feet; Thence 589'U'26"E a distance of 286.91 feet; 5725 North Discovery Way•Bolse,Idaho B1713•208.639,6939*kmengtlp.com City of Meridian I Department Report VII. Exhibits Thence NOO'37'34"E a distance of 648.95 feet to the POINT OF BEGINNING, Sald descrlptlon contains a total of 45.0S acres,more or less. Attached hereto is Exhibit B and by this reference is made a part hereof. �GI5T 2 59 , 2 PAGE 2 City of Meridian I Department Report VII. Exhibits (A) SCALE:111a40o' POINT OF COMMENCEMENT N 1/4 CORNER NORTFiwE5T GCRNER SECTION 3F SECTION 32 BASIS OF BEARING • • • • •• • •• •• •• • .NB9'22'28'W 2646.41. . . • ••• • ••••• ••• • . 30 1 9 . W. McMillan Rd. 31 32 S99'22'26'E 890-00' SS9'22'26'E 1436.4T' 330-00' r POINT OF o BEGINNING 5W36'41 W 336.00' �S S59'22'25E Unplatted 9. 330.00' APN: SO432212400, a &5049ZZ234W0 Portion} * r Q SSW22.2E- � €urrentZone:RUT V1 200.{]0' 3 SBY22'26 Proposed Zone:TN-R a C xa6.a1 Rexene Area:45.05 Arrest m CZ ¢ } N56'31'45'E 3; 203.69' sax2z'oz-r � a n d NEE'1 a'88 v 195am' 102.49' Five Mile Prain 2 cP — � z �y���fi Pa~lylfis Canal Feeder Unpiatted c C TER 1ER SECTIONN32 €URVETA13LE CURVE RAW5 LENGTH DELTA CHRRD 13RG CHORD C1 390.00' 24&.8W 3&16'02' 573'41'01'W 242.76' C2 20R.00' 119.02' 3+F 05'44" N7-T34181 117.27' W G3 200.00' 119.02' M05'4a" N73'34'39E 117.27' 5 `s 4 E N G I IN EE R I MG 572¢i�gkTNOISCOLEAY WAY ' p }g Exhibit B-Rezone to TN-R Wastvell Subdivision �y DATE; becemhn 2025 rha�eer_ xa•Tcx SHEET; Situated in a portion of the N 1/2 of the NW 1/4 of Section 32, 1 OF 1 Township 4 North,Range 1 West, B.M.,Ada County,Idaho City of Meridian I Department Report VII. Exhibits 1 1416.41 s84"22'26'a 3 !t 4 M t� V � n 10M � � sR9"22'26"e F 28691 - t SW22,26"e M v ti aoaue �} ¢423�I.V 15 g � S �935 A�1 Tide: Rezone to TN-R Date: 12-12-2025 Scale: I inch=400 feet File: Tract 1: 45M1 Acres: 1962413 5q Feet_Closum=n4O.t528c OM Fw: P=ision=t1425875: Fmitncicr=7562 Feet 001-s89.2226e 1436AI alp:ty K-199A0.1k a=ta.Om OL3. H=3Wo�r�.-�ausu f>a�A3Al41x, l+za5 Bvi-�i,di3x, IiY.x7 902=00.3641 w 330,M 008-05.3MOw 433.57 014=s89.2226e 236-91 003-S89-2226c 330.00 004-n00.3732c 469.30 015=n003734e 648.95 004=00.3 64 t w 677.42 010=989.2228e 200.00 00 --84-2202w 102A9 011 la,R I�l0.tkm-31.U518 pa�71.242tlet L9�1171T 006--n88.1058w I9580 912-n56.3145e 203.89 City of Meridian I Department Report VII. Exhibits X. Preliminary Plat Legal Description&Exhibit Map I= f H a t N E I a j N G April 7,2026 Pr0*1 No.23-162 legal Descriptlon for Westveil Subdivision A parcel of land situated In a portion of the West 112 of Section 32,Township 4 North,Range ll West, B.M.,Ada County,Idaho and being more particularly described as follows: BEGINNING at an aluminum cap marking the Southwest Corner ofsaid Section 32,thence followfng the westerly line of the Southwest 1/4 of said Section 32,NW'43'15"E a distance of 2,630.56 feet to an aluminum cap Marking the West 1/4 corner of said section 32; Thence leaving said westerly line and following the northerly line of said southwest 1/4,589'19'37-E a distance of 568,21 feet toa 518-Inch rebar, Thence leaving said northerly line,N0U'37'32'E a t#stance rxf 801.91 fleet; Thence N89`i9'37"W a distance of 568.21 feet to the westerly line of the Northwest 1/4 of said Section 32; Thence following said westerly line,NO( 37'3rE a distance of 52655 feet to the centerline of Flve Mlle Creek; Thence leaving said westerly line and Vlowir}g said centerline the following three(3)courses' 1. N55'33'OCrE a distance❑f433.57 feet; 2. 246.86 feet along the arc of a e urve to the riZht,said curve harlrtg a radius of 390.00 feet,a delta angle of 36'16'02",a chord bearing of N73'41'41'E and a chard distance of 24176 feet; 3, 588'10'S8"E a Oista nce of 542.23 feet, Thence leaving said centerline,S07`15461 a distance of 92.02 Feet; Thence 587'55025"E a distance of 1,505.37 feet to a 510-inch rebar on the easterly line of said Northwest 1/4 of Section 32; Thence following said easterly line,500'36'4rW a distance of 1,510.00 feet to an alorrllnum cap marking the Center of said Section 32; Thence leaving the easterly flue Df said Korthwest 1/4 of Section 32 and followine the easterly line of S21d Southwest 1/4 of Section 32,SX16'31M a distance of 1,175-95 feel;; Whence leaving said easterly line,K89'23'721W a distance of 1,046.12 feet; Thence 414.69 feet along the are of a curve to the left,said curve having a radius of 264.00 feet,a de Ito angle of 90'E OQ',a chord bearing of S45"36'38"W and a chord distance of 373.35 feet; Thence 500'36'38"W a disW nee of 216.G3 feet; Thence N86'2+4'39"W a distance of 15.02 feet 34 the easterly line of-the West 112 of said Southwest 114 of Section 32; Thence following said easterly line,S00'39'57'W a distance of 974,14 feet t08 S/8-in€h rebar marking the west 1/16 z vmer of said Section 32; 'thence leaving Said easterly line and following the southerly Ilne of said Vilest 112 of the Southwest 1/4,N89'18'02" a distance of 1,926.06 feet to t he t POINT DF BEGINNING. Said parcel rontains a tota I of 200-06 acres,more or less. to 1 459 0 14 Q L a{.-v 9725 North DiscoaerV Way-Ceiba,Idaho 63713-209.639.693'1-kffwnjllp.cam City of Meridian I Department Report VII. Exhibits 1505.37 dT , SB7°S�i]r'f n89`17y7"Sy 3�S.Z7 y� ra 71 Oe x 3617.21 M1 t 9$9`33'22"■ _ irF46.1� ry Y FIW tBW'W [3i Tide, Dates 044Y7-2026 Scale: 1 inch=800 feet File: Trw I. 200,( l Acees: 9714670 Sq Feet:Closure-n45.5346w0.01 Peci 1459a Vmt ODt-1100.43 t 5e 263a56 008,sS8.I 059c 542.23 015—s40.3638w 216.43 M2—i139_t937r 368.2 t 009=%O7.15460 92.02 01&=n&6.2439w 15.02 043=FrW 3732c 801.91 OIW07.5525c 150.37 017--sP0.3951w 974.14 004-09.1437w 568.21 01 1-00.3641 w 1510,00 01 S-M9.1602w 1326.06 0Q5—n003732e 526.55 012=sOO.WSw 1175.95 006=05,3NOc+431.57 013=n89.Z322W IWA2 a7iAl01S i�YN2 11411-11-1 IIOIq City of Meridian I Department Report VII. Exhibits Y. CPAM Exhibit Map Parcel(General Industrial to Civic) Date: 02/2 7/2026 o goo Feet Adopted Future Land Uses MC-MILLAN • i ' l f II � \ 1 \ \ 1 , _ Legend �,� ' ' CK Area of Change Area of OLy Impaet 1 Future Land Use Map Citywide • t Lax Density Residential \ / Medium Density Residential do Med-High Density Residential r1 High Density Residential _ 0 F. Cnmmerdal F • t L�❑F.. Indo tHA Civrc E3Id Town .'mixed U.Neighborhood Proposed Future Land Uses Mixed Use Community I Mixed Use Regional J Mixed tlse fl r RevdenU I MCNIILLAt+f—— 0 Mixed the-L,t-rchange Ten Mile Specific LL Q Low Density Empinyn ant Li(e [e Center High➢enEAE Employment ,i I•!ixed Employment Nixed Uf Residential i Vixed Use Commercial ~ i I N I \ t i x Fx x xxx Nk City of Meridian Department Report VII. Exhibits Z. CPAM Exhibit Map Parcel(Medium Density Residential and Mixed-Use Community to Medium High Density Residential and Commercial) Date: 02/27/2025 Boa 1,000 Adopted Future Land Uses F Legend �• CZ0 Area of cl ange i i Area of City Impact Future Land Use flap Citywide 1 Low Density Residenti.l 1 _ Medium Density Residential 1 - Med-HgF Density Residentidi ugh Density Residential ! Commercial 1 - Industiicl Civic Old Town Mixed UseNeighbafioad Proposed Future Land Uses Mixed Use Community Mixed Use Regional Mixed Use Non-Residential Mixed Use-interchange Ten Mile Specific UT 0 Low Density Employment Lifestyle Denter High Density Employment 0 Mixed Employment 1 l Mixed Use Residential I 1 Mixed Use Commercial I Qpmziff W. MEMO �r I 1 1 - 1 City of Meridian Department Report VII. Exhibits ADDITIONAL NOTES &DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS (link to Community Metrics) AA. 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). BB.Mixed Use Analysis Notes This data is derived from enterprise application and GIS databases,and exported dynamically. Data considered for analysis are only those areas overlapping the overall Mixed Use boundary area. Mixed Use areas across arterial roadways are distinct, separate,and not considered as they do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety, transportation efficiency, etc.).Mixed Use parcel areas may be greater or smaller than the future land use area designation boundary due parcel size,configuration,right-of-way, and other factors. 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. CC. 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 trunksheds, 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. DD. 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 City of Meridian I Department Report 0. Additional Notes&Details for Staff Report Maps, Tables,and Charts 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 1FYVWP 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 0. Additional Notes&Details for Staff Report Maps, Tables,and Charts