Loading...
HomeMy WebLinkAbout2026-07-14 Regular Mayor Robert E. Simison City Council Members: John Overton, President Anne Little Roberts, Vice President Brian Whitlock Liz Strader Doug Taylor Luke Cavener CITY COUNCIL REGULAR MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Tuesday, July 14, 2026 at 6:00 PM The City of Meridian is committed to providing equal access to all public meetings. If you need accommodation, an alternative format, or language assistance to fully participate, please contact the City Clerk’s Office at cityclerk@meridiancity.org 72 hours prior the scheduled meeting. Materials presented at public meetings are subject to disclosure pursuant to the Idaho Public Records Act. Public Meetings of the Meridian City Council are streamed live at https://meridiancity.org/live and can be joined virtually at https://bit.ly/meridianzoommeeting Minutes ROLL CALL ATTENDANCE PRESENT Councilman John Overton Councilwoman Anne Little Roberts Councilman Brian Whitlock Councilwoman Liz Strader Councilman Doug Taylor Councilman Luke Cavener Mayor Robert E. Simison PLEDGE OF ALLEGIANCE COMMUNITY INVOCATION ADOPTION OF AGENDA Adopted ANNOUNCEMENTS AND RECOGNITION 1. Public Hearing for Vanguard Village No. 1 (H-2026-0021) by Ahlquist, generally located on the south side of W. Grand Mogul Dr., midway between S. Black Cat Rd. and S. Ten Mile Rd. Approved A. Request: Vacation to vacate the southerly 5 feet of the 26-foot-wide landscape buffer easement along the south side of W. Grand Mogul Dr. on Lot 6, Block 1, Vanguard Village Subdivision No. 1. Motion to approve made by Councilwoman Strader, Seconded by Councilman Cavener. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener 2. Public Hearing for Treviso Subdivision (SHP-2026-0006) by McCarter-Moorhouse, located at 1788 W. McMillan Rd. Approved A. Request: Short Plat consisting of a re-subdivision of 0.98 acres of land (i.e. Lot 2, Block 1 of Northpointe Commercial Subdivision) into two (2) building lots in the C-G zoning district. Motion to approve made by Councilman Whitlock, Seconded by Councilwoman Strader. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener 3. Public Hearing for 2026 City Initiated Future Land Use Map Amendment (H-2026- 0006) by City of Meridian Planning Division, located City Wide Approved A. Request: Comprehensive Plan Map Amendment (CPAM) to redesignate four (4) West Ada School District properties from Mixed-Use Community, Industrial, Old Town, and Medium Density Residential to Civic and three (3) City of Meridian properties from Low and Medium Density Residential to Civic for the purpose of reflecting existing and anticipated uses. Motion to approve made by Councilman Whitlock, Seconded by Councilwoman Little Roberts. Voting Yea: Councilman Overton, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener 4. Public Hearing for Durango Subdivision (H-2025-0017) by KM Engineering, LLP, generally located off the northeast corner of the N. McDermott Rd. Bypass and W. Ustick Rd. Approved A. Request: Annexation of 37.08 acres of land with R-8 (29.53 acres) and L-O (7.55 acres) zoning. B. Request: Preliminary Plat consisting of 127 residential lots and 6 commercial building lots and 14 common lots on 35.88 acres of land in the proposed R-8 and L-O zoning districts. Motion to approve made by Councilwoman Strader, Seconded by Councilman Whitlock. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener 5. Public Hearing for Ustick Commercial (H-2025-0059 & H-2026-0007) by Hawkins Companies, located at 5900 W. Ustick Rd. Approved A. Request: Comprehensive Plan Map Amendment to change the Future Land Use Map designation on 4 acres of land from Medium Density Residential to Commercial (H- 2025-0059). B. Request: Annexation of 4.31 acres of land with a C-C zoning district. (H-2026-0007). C. Request: Preliminary Plat consisting of four (4) building lots on 4 acres of land in the C-C zoning district for McUstick Subdivision (H-2026-0007). Motion to approve made by Councilman Taylor, Seconded by Councilman Overton. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener 6. Public Hearing for The Fields (H-2025-0057) by Idaho Holdings, located south of McMillan Rd, north of Ustick Rd. and between Can Ada Rd. and Owyhee Storm Ave. Approved A. Request: 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) (45.63 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). B. Request: Preliminary Plat consisting of 985 total lots on approximately 200.06 acres. This includes 899 residential lots (602 single-family detached units and 297 single- family attached units) and 72 common lots and 14 common drive lots. The development is proposed within the R-8 (157.48 acres) and R-15 (44 acres) zoning districts. C. Request: Comprehensive Plan Map Amendment for approximately +/-45.63 acres of land in the Southeast part of the development to be designated as Commercial (29.09 acres) from Mixed-Use Community and Medium High Density Residential (16.54 acres) from Medium Density residential and designate +/-45.63 acres of land to Civic from General Industrial for a future City Park. Motion to approve made by Councilman Taylor, Seconded by Councilwoman Little Roberts. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener FUTURE MEETING TOPICS ADJOURNMENT 9:31 PM E IDIAN;--- /hl R AGENDA ITEM Public Forum - Future Meeting Topics The Public are invited to sign up in advance of the meeting at www.meridiancity.org/forum to address elected officials regarding topics of general interest or concern of public matters. Comments specific to an active land use/development applications are not permitted during this time. By law, no decisions can be made on topics presented at the Public Forum. However, City Council may request the topic be added to a future meeting agenda for further discussion or action. The Mayor may also direct staff to provide followup assistance regarding the matter. CITY OF MERIDIAN CITY COUNCIL PUBLIC FORUM SIGN-IN SHEET Date: July 14, 2026 Please sign in below if you wish to address the Mayor and City Council and provide a brief description of your topic. Please observe the following rules of the Public Forum: • DO NOT: o Discuss active applications or proposals pending before Planning and Zoning or City Council o Complain about city staff, individuals, business or private matters • DO o When it is your turn to speak, state your name and address first o Observe a 3-minute time limit (you may be interrupted if your topic is deemed inappropriate for this forum) Name (please print) Brief Description of Discussion Topic C� E IDIAN Planning and Zoning Department Presentation and Outline h2 City Council Meeting, 2026 th July 14 FLUM Aerial MapZoning Map FLUM Aerial MapZoning Map FLUM Aerial MapZoning Map approximately 200.06 acres. total lots on 979Preliminary Plat consisting of Comprehensive Plan Map Amendment (CPAM)Annexation and zoning of approximately 480.26 acres AcresTotal480.26L)-Light Industrial (I51.64R)-Traditional Neighborhood (TN45.05Residential15 Medium High Density -R100.638 Medium Density Residential -R194.44N)-Neighborhood Business (C45.63C)-Community Business (C42.87Zone Comprehensive Plan Preliminary PlatMap Amendment 1323 feet–W. Achievement Street (south side) of the excessive block length. are requiring the applicant to provide traffic calming measures for this roadway because The following road exceeds the 1,200 ft block length and requires a Council waiver. Staff 1049 feet (lots are along the Teeter Drain)-Boulderado Street (north side) 1046 feet–Echo Ridge Street (south side) 1039 feet (abutting Ustick Road, an arterial road)–Tankersley Street following streets:3.F.a. Staff have no objection to the block face lengths being proposed for the --Several roads exceed 1,000 ft block length but include a pedestrian connection per UDC 997 feet–Tava Street (north side) 984 feet–Teton Trail Street (west side) 978 feet–Bear Creek Street (south side) 951 feet–Street (south side) Sagefield962 feet–W. Achievement Street (north side) 839 feet–Lake Champion Street Wild Ridge Street (south side) 793 feetfollowing streets: feet in length. Staff has no objection to the block face lengths being proposed for the Several roads exceed the 750 ft block length, however; the block face does not exceed 1,000 Number of Students Enrolled Project Total (Including Preliminary Plat)293.8711781855Preliminary Plat Proposal201.48901901Total (Excluding Preliminary Plat92.3927795412.0 DU per acre)–(8.0 High Density Residential -Med8.0 DU per acre)–(3.0 Medium Density Residential 53.7338.66161116645309Future Land Use Map AcresProjected Dwelling Unit (Min)(Max)Projected Dwelling Units Owyhee High School18001807Star Middle School10001056Ponderosa View Elementary School525 (Program Capacity)365SchoolCapacity of School Architectural Standards Manual.Design Guidelines, Comprehensive Plan, UDC, and the plan to be consistent with the Field Sub Area Plan, The Fields subdivide the property if required, and amend the concept new development agreement, a preliminary plat to further approval: a development agreement modification to create a available at the site, submit the following for review and future development and once sewer service is readily Comprehensive Plan Map Amendment shall, prior to any All other areas that are part of the annexation and Pipeline Developer’s Handbook.Future development shall comply with the Williams Sewer has already been stubbed to the site.actively being installed by the applicant; orThe connection to this City’s sewer collection system is one of the following criteria:sewer service is readily available at the site and meets No development shall commence on the property until trust deposit will be determined during plan review.Creek Feeder and Five Mile Creek. The exact amount of the road extension of the Mapleton Street stub street across Five Mile Provide a road trust deposit for ½ of the crossing for the future Occupancies within the commercial portion of the development.the development and prior to issuance of any Certificates of permit applications for the commercial or residential portion of The Final Plat shall be recorded prior to submittal of any building ACHD.may alter traffic impact projections, at the sole discretion of include a change to The Fields master plan planning area that A TIS shall be required with all development applications that The Concept Plan is for agreement. create a new development development agreement to development applications reviewed with a future planning areas will be application. All other reviewed with this preliminary plat, is being 3, 4, 6, 7, 8 and 9, for the presented. Planning Areas 2, as not approvedand illustrative purposes only for this project.hardware as ACHD does not have these materials available The applicant will need to order and purchase the signal improvement is not eligible for reimbursement by ACHD. design, and installation of the PHB, and that this responsible for all costs associated with the hardware, The signal agreement shall note that the applicant is agreement with ACHD to ensure that the PHB is installed. Storm/Achievement intersection. Enter into a signal Install a PHB with intersection lighting at the Owyhee Changes to Agenda: None Item #1: Vanguard Village No. 1 (H-2026-0021) Application(s):  Vacation Location: This site is located on the south side of W. Grand Mogul Dr., midway between S. Ten Mile Rd. & S. Black Cat Rd. Summary of Request: The Applicant requests City Council approval to vacate the southerly 5’ of the 26’ wide street buffer landscape easement along the south side of W. Grand Mogul Dr. on Lot 6, Block 1, Vanguard Village Subdivision No. 1. The easement is graphically depicted on the plat and described in Plat Note #18. A 20’ wide street buffer is typically required along collector streets planted with trees and other landscaping as required by the UDC. Due to the location of a utility easement within the required street buffer area that prohibits trees, an additional 5 feet was provided outside the easement to plant the required trees. After the plat was recorded, it was discovered that the required trees could be accommodated in the parkway, which lies outside the easement area. Therefore, the additional 5’ of the recorded easement isn’t needed, and the property owner would like to vacate the easement so that the area can be utilized for development of their site. A legal description and exhibit map of the portion of the easement proposed to be vacated is included in the staff report. Written Testimony: None Staff Recommendation: Approval Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2026-0021, as presented in the staff report for the hearing date of July 14, 2026, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2026-0021, as presented during the hearing on July 14, 2026, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2026-0021 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) ___________________________________________________________________________________________________________ Item #2: Treviso Subdivision (SHP-2026-0006) Application(s):  Short Plat Size of property, existing zoning, and location: This site consists of 0.98 acres of land, zoned C-G, located at 1788 W. McMillan Rd. History: This property was previously platted as Lot 2, Block 1, Northpointe Commercial Subdivision. FLUM Designation: Commercial Summary of Request: A short plat is proposed to re-subdivide Lot 2, Block 1, Northpointe Commercial Subdivision, which consists of 0.98 acre of land, into (2) building lots. The (2) building lots are proposed to develop with (2) commercial office buildings consisting of a total of approximately 5,850 s.f. as shown on the concept plan. Access is provided to this site through a cross-access/ingress-egress easement via S. Abruzzo Way at the north boundary with a driveway extending along the west and south boundaries of the site providing access to the properties to the south. A 25’ wide buffer to adjoining residential uses is required in the C-G district along the west & north boundaries of the site. A 15’ wide landscape buffer exists along the west boundary. The Applicant requests City Council approval of reduced buffer widths from 25’ to 15’ along the west boundary & 8’ along the north property line west of the access road (S. Abruzzo Way). The proposed structure will be 76’ away from the west property line providing a large separation between it and the back fence of the residential lots. The reason for the request is that due to the configuration of this lot and the s-turn access road that runs through it, they are unable to meet the minimum 25’ wide buffer requirement in those areas. Additionally, there is an 8” sewer main that runs along the 25’ mark which would put a curb over the sewer main. The UDC allows the buffer width to be modified by City Council at a public hearing with notice to surrounding property owners if deemed appropriate. A reduction to the buffer width doesn’t affect building setbacks; all structures are required to be set back from the property line a minimum of 25’. As a provision of granting a reduced buffer width, if determined appropriate by City Council, Staff recommends additional landscaping is provided in the buffer if necessary to result in a barrier that allows trees to touch within 5 years of planting in accord with UDC 11-3B- 9C.1b. A 25’ wide landscape buffer should be provided along the north boundary east of the access road and landscaped in accord with UDC standards. Written Testimony: Travis Butterfield, Moorehouse Commercial, Applicant’s Representative (in agreement w/staff report) Staff Recommendation: Approval Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number SHP-2026-0006, as presented in the staff report for the hearing date of July 14, 2026, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number SHP-2026-0006, as presented during the hearing on July 14, 2026, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number SHP-2026-0006 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) ________________________________________________________________________________________________________ Item #3: City Initiated Future Land Use Map Amendment (CPAM) (H-2026-0006) Application(s): Comprehensive Plan Future Land Use Map amendment. Summary of Request: The City of Meridian Planning Division is applying for a Comprehensive Plan Future Land Use Map Amendment to redesignate four (4) West Ada School District Properties from Mixed-Use Community, Industrial, Old Town, and Medium Density Residential to Civic, and three (3) City of Meridian Properties from Low and Medium Density Residential to Civic. The purpose of the amendment is to reflect existing and anticipated land uses throughout the City. Written Testimony: None. Staff Recommendation: Approval Commission Recommendation: Approval Summary of Commission public hearing: i. In favor: No testimony provided. ii. In opposition: No testimony provided. iii. Commenting: No testimony provided iv. Written testimony: No testimony provided. v. Staff presenting application: Carl Anderson presented the application. vi. Other Staff commenting on application: None Key issues(s) of public testimony: i. None. Key issues(s) of discussion by Commission: i. None. Commission change(s) to Staff recommendation: i. None. Outstanding issue(s) for City Council: i. None. Written Testimony since Commission Hearing: i. None. Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2026-0006, as presented during the hearing on July 14, 2026, for the following reasons: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2026-0006, as presented during the hearing on July 14, 2026, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2026-0006 to the hearing date of for the following reason(s): (You should state specific reason(s) for continuance.) Item #4: Durango Subdivision (H-2025-0017) Application(s):  Annexation  Preliminary Plat Size of property, existing zoning, and location: This site consists of 35.88 acres of land, zoned RUT in Ada County, located at 5630 W. Ustick Rd., off the NEC of W. Ustick Rd. & the McDermott Rd. bypass. History: None Comprehensive Plan FLUM Designation: Medium Density Residential (MDR – 3 to 8 units/are) & Office Summary of Request: The applicant requests annexation of 37.08 acres of land with R-8 (29.53 acres) and L-O (7.55 acres) zoning for the development of 127 SFR detached homes at a gross density of 4.48 units/acre, 6 office buildings and associated common area. A conceptual development plan was submitted as shown depicting the residential development & anticipated site layout for the office portion of the development along the frontage adjacent to Ustick Rd. consisting of approximately 51,255 s.f. of office uses. The Comp Plan states FLUM designations are not parcel specific and that an adjacent abutting designation, when appropriate and approved as part of a public hearing with a land development application, may be used but may not apply to more than 50% of the land being developed. The Applicant proposes to extend the Office designation at the SEC of the site further to the west along the frontage of Ustick Rd. for an additional approximate 3.24 acres or 16% of the development area. Staff is supportive of this request as approximately ½ acre of the site designated Office is encompassed by the Sky Pilot drain easement & cannot be developed & an additional 1.7 acres of Office designated land to the east will not develop as such with Springday Subdivision due to location of the collector street and remaining area not being large enough to develop with office uses. The proposed density, housing types and office use is consistent with the MDR & Office FLUM designations for the property. A Preliminary Plat is proposed consisting of 127 residential lots, 6 commercial building lots & 14 common lots on 35.87 acres of land. A minimum lot size of 5,547 s.f. is proposed with a maximum lot size of 8,687 s.f. and an average lot size of 5,864 s.f. The plat is proposed to develop in (3) final plat phases as shown. There is an existing home & accessory structures on the site that will be removed prior to redevelopment of the property. Access is proposed via W. Ustick Rd.& N. McDermott Rd. bypass. Cross-access is proposed to the adjacent properties to the west & east; cross-access easements are required to be granted to these properties and internally within the L-O zoned lots. Direct lot access via Ustick Rd. is prohibited. Landscaped street buffers are required along internal and adjacent streets in accord with UDC standards. A minimum of 15% (or 4.4 acres) of the residential area is required to consist of qualified open space – a total of 7.63 acres is provided (25.41%), exceeding the minimum standard by 3.23 acres. Site amenities are required totaling a minimum of (6) points – a dog waste station, open space commons and pathways are proposed for a total of 11 points. Although amenities exceed the minimum standard, Staff recommends an additional amenity, such as a covered shelter is provided in Lot 9, Block 3 for the open play areas as a provision of annexation. The Eightmile Lateral runs along the northern boundary of the site in a 50’ wide easement & is proposed to remain open. The Sky Pilot Drain also runs through the site and is proposed to be re-routed & piped; the 100’ wide easement for the drain will provides a separation between residential and commercial land uses. Sewer service is not yet available to this property – a cooperative agreement exists between the City and the developer of Springday & Dayspring subdivisions (to the east & south) to extend the McDermott trunk line south down McDermott Rd. to Ustick Rd. and east to serve those subdivisions, which will also provide serve this site. Development is not allowed to commence until sewer service is readily available at the site. The development is subject to the Oaks lift station & WASD reimbursement agreements. Water service exists in Ustick Rd., which can provide service for up to 50 lots, and beyond that a second water connection is required. Conceptual building elevations were submitted as shown that demonstrates the quality of development proposed in the residential & office portions of the development. Final design of the office buildings are required to comply with the design standards in the ASM. Summary of Commission Hearing: 1. Summary of the Commission public hearing: a. In favor: Connor Lindstrom, KM Engineering b. In opposition: None c. Commenting: Greg Larson; Cory Thacker d. Written testimony: Cory Thacker; Connor Lindstrom, KM Engineering 2. Key issue(s) of public testimony: a. Mr. Larson had concerns pertaining to the location of the proposed access driveway via N. McDermott Rd. Bypass and sight distance with the curve of the bypass to the north – request for the access to be shifted further to the south near the Sky Pilot Drain and his north property boundary. b. Mr. Thacker had concerns pertaining to water rights, eminent domain and desire for cross- access to be provided to his property for redevelopment purposes through the subject property. c. The Applicant is in agreement with Staff’s recommendation to provide a shelter on Lot 9, Block 3 but not in favor of extending N. Del Norte Ave. as a stub street to the out-parcel to the south since access is proposed via a cross-access easement from N. Dayspring Way – Staff agreed & retracted the recommendation for the stub street to be provided. 3. Key issue(s) of discussion by Commission: a. The provision of a stub street (Del Norte) to the out-parcel at the SWC of the site. b. The provision of a shelter as an additional amenity on Lot 9, Block 3 as recommended by Staff. c. The request for the Office designation to be extended further to the west along the frontage of Ustick Rd. to allow for additional office use. 4. Commission change(s) to Staff recommendation: a. Modification to condition #1a to specify cross-access/ingress-egress easements are required between all commercial lots as requested by the Applicant and agreed upon by Staff. Written Testimony: No additional written testimony has been received since the Commission hearing. Commission Recommendation: Approval with the requirement of a DA. Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2025-0017, as presented in the staff report for the hearing date of July 14, 2026, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2025-0017, as presented during the hearing on July 14, 2026, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2025-0017 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #5: Ustick Commercial (H-2025-0059; H-2026-0007) Application(s):  Comprehensive Plan Map Amendment  Annexation  Preliminary Plat Size of property, existing zoning, and location: This site consists of 4.31acres of land, zoned RUT in Ada County, and is located at 5900 W. Ustick Rd. Comprehensive Plan FLUM Designation: Medium Density Residential Summary of Request: The Applicant requests approval of a Comprehensive Plan Map Amendment to change the FLUM designation on approximately 4 acres from MDR to Commercial. A TIS was submitted to ACHD for this development at the request of the City that includes trip generation information for the current MDR designation & the proposed commercial designation as shown. The average daily trips for residential use is 467 compared to 3,703 for commercial, which is increase of 3,236 trips daily. Staff was not in support of this proposed map amendment for the reasons listed in the report; however, the Commission was supportive of the amendment and recommended approval of the request to City Council. A concurrent annexation request was submitted to annex 4.31 acres of land into the City with a C-C zoning district, consistent with the proposed Commercial FLUM designation. A conceptual development plan submitted that shows how the property is proposed to develop with primarily auto-oriented uses, including a convenience store and fuel facility, coffee shop with drive-through, and an oil change facility. A preliminary plat application was also submitted consisting of (4) commercial lots on 4-acres of land in the C-C district. Access is proposed via (1) full access from N. McDermott Rd. Bypass at the north end of the west side of the property; and (1) temporary right-in/right-out access is proposed via W. Ustick Road at the southeast corner of the site. The McDermott Bypass is currently under ITD jurisdiction but is anticipated to transfer to ACHD in the future. ITD has stated they won’t support access via the McDermott Bypass. Staff is not supportive of the proposed access from W. Ustick Road. ACHD stated the TIS did not demonstrate a need for the driveway. Additionally, ACHD, consistent with City policy, requires access to be taken from lesser-classified roadways, which would be the McDermott Bypass once under ACHD jurisdiction as a collector roadway. Drive aisle stubs are proposed to the property to the east; no vehicular connectivity is proposed or required to the future residential development to the north. Conceptual building elevations were submitted for the proposed convenience store, fuel canopy, coffee shop and oil change facility as shown. All structures are proposed to be a single story in height. Summary of Commission Hearing: 1. Summary of Commission public hearing: a. In favor: Ethan Mansfield b. In opposition: None c. Commenting: Connor Lindstrom, Corey and Rachel Thacker d. Written testimony: None 2. Key issue(s) of public testimony: a. Impacts current road improvements have on surrounding residents. b. Traffic congestion in the area. 3. Key issue(s) of discussion by Commission: a. Hours of operation for the proposed commercial development. b. The number and types of drive-throughs proposed for the proposed commercial c. development. Temporary access to Ustick Road. Landscape improvements within and adjacent to the Sky Pilot Drain easement. 4. Commission change(s) to Staff recommendation: a. Commission overturned staff’s recommendation for denial. Staff prepared a memo for the Commission that addressed development agreement provisions and conditions of approval, which have been included in section IV above. 5. Outstanding issue(s) for City Council: a. None Written Testimony: None Commission Recommendation: Approval with the requirement of a DA Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Numbers H-2025-0059 & H-2026-0007, as presented in the staff report for the hearing date of May 28, 2026, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Numbers H-2025-0059 & H-2026-0007, as presented during the hearing on May 28, 2026, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Numbers H-2025-0059 & H-2026-0007 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #6 The Fields (H-2025-0057) Application(s):  Annexation  CPAM  Preliminary Plat Size of property, existing zoning, and location: This site consists of 480.26 acres of land, zoned RUT, located South of McMillan Road, north of Ustick and between Can Ada Road and Owyhee Storm Avenue. History: 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 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. 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. Williams Pipeline 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. 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. 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. 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. 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. Overall Development Program 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 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. • 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) Comprehensive Plan FLUM Designation: General Industrial, Medium Density Residential, Medium High Density Residential, Mixed- Use Community Summary of Request: The applicant is proposing annexation, a Comprehensive Plan Map Amendment and a preliminary plat. The concept plans submitted with the application, excluding the preliminary 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. Traffic Impact Study The traffic impact 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 Capital Improvement Plan (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 Master Street Map (MSM), and what improvements would be needed beyond those in the CIP/MSM to mitigate the total traffic impacts of The Fields in 2040. Annexation 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). Design Guidelines As part of the annexation, 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. 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. Comprehensive Plan Map Amendment The applicant is proposing a Comprehensive Plan Map Amendment to change 40-acres (parcel no. S0431131200) 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 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. Preliminary Plat 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-15 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. Site Design 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. Fifteen (15) 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. 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. Open Space and Amenities 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. 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. 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. A ten (10) foot wide detached pathway is reflected along W. McMillian Road, N. Star Road, N. Owyhee Storm Avenue, W. Ustick Road 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. West Ada School District West Ada School District submitted comments after the Planning and Zoning hearing which clarified the schools that will related to the proposed development and their proposed enrollments. 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 School 525 (Program Capacity) 365 Star Middle School 1000 1056 Owyhee High School 1800 1807 The District stated they have experienced significant and sustained growth in student enrollment during the last ten years. Based on current enrollment data specific to the area surrounding this proposed development, we estimate a development consisting of 901 single-family units and 0 multi-family units could house approximately 442 school aged children. 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 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. Commission Recommendation: Approval Summary of Commission Public Hearing: i. In favor: Emily Mullen, representing the property owners ii. In opposition: Eric Small, Garrett Post (representing Aviator Springs HOA), Irina Hristov, Commissioner Pero iii. Commenting: Eric Small, Garrett Post (representing Aviator Springs HOA), Irina Hristov iv. 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. v. Key Issue(s): traffic, school overcrowding, and insufficient infrastructure Key Issue(s) of Discussion by Commission: i. The Commission discussed issues with traffic, school overcrowding, insufficient infrastructure and the loss of industrial properties Commission Change(s) to Staff Recommendation: i. None Outstanding Issue(s) for City Council: - Requested waiver for the excessive block length; - Requested waiver to keep the Sky Pilot Drain and Teeter Drain open. 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. Block Face Length 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 • 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 Waterways 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. Utilities 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 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. Building Elevations 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 Written Testimony since Commission Hearing: Carolyn DeHart – Please consider what you would be doing to all of us residents in this area by not putting in infrastructure and roads needed before building all the projected homes. This is not good planning; you can do better. Lindsay Madison - Hi, I live in the area where all these proposed houses are set to be built. We do not have the infrastructure and roads to accommodate that many houses. The traffic is already bad now. The roads need to be take care of and widened first before any new building takes place. We need to be proactive and not reactive. If housing companies want to build then they need to help pay the infrastructure to support them. Thank you listening and considering not letting them build yet. Janet Hertz – Resubmitted the letter she submitted on May 7, 2026, which is already part of the record. Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2025-0057, as presented in the staff report for the hearing date of July 14, 2026: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2025-0057, as presented during the hearing on July 14, 2026, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2025-0057 to the hearing date of _____________ for the following reason(s): (You should state specific reason(s) for continuance.) E IDIAN*-- -)AHO AGENDA ITEM ITEM TOPIC: Public Hearing for Vanguard Village No. 1 (H-2026-0021) by Ahlquist, generally located on the south side of W. Grand Mogul Dr., midway between S. Black Cat Rd. and S. Ten Mile Rd. A. Request: Vacation to vacate the southerly 5 feet of the 26 foot-wide landscape buffer easement along the south side of W. Grand Mogul Dr. on Lot 6, Block 1, Vanguard Village Subdivision No. 1. STAFF REPORT E IDIAl�T -- COMMUNITY DEVELOPMENT DEPARTMENT I D A H O HEARING 7/14/2026 Legend DATE: TO: Mayor&City Council FROM: Sonya Allen,Associate Planner 208-489-0573 SUBJECT: Vanguard Village No. 1 Vacation " H-2026-0021 m� p LOCATION: 3570 N. Eagle Rd., in the SW 1/4 of ,„E„o,„ "°°•w�' Section 33,T.3N.,R.1E. k A I. PROJECT DESCRIPTION Request to vacate the southerly 5 feet of the 26-foot-wide buffer easement along the south side of W. Grand Mogul Dr. on Lot 6,Block 1,Vanguard Village Subdivision No. 1. II. APPLICANT INFORMATION A. Applicant: Mark Hawk,Ahlquist— 1144 S. Silverstone Way,Meridian,ID 83642 B. Owner: LTF Real Estate Company,Inc. —2902 Corporate Place, Chanhassen,MN 55317 C. Representative: Same as Applicant III. UNIFIED DEVELOPMENT CODE Per UDC Table 11-5A-2,vacation of a street buffer landscape easement falls under"all others", which requires approval from City Council at a public hearing. IV. STAFF ANALYSIS The Applicant requests approval to vacate the southerly 5 feet of the 26-foot-wide landscape buffer easement along W. Grand Mogul Dr. depicted on Lot 6,Block 1 on the plat for Vanguard Village Subdivision No. 1. The easement is graphically depicted on the plat and described in Plat Note#18 (see plat below in Section VII.B). A 20-foot-wide street buffer is typically required along collector streets planted with trees and other landscaping as required by UDC 11-3B-7C. Page 1 Due to the location of a utility easement within the required street buffer area that prohibits trees,an additional 5 feet was provided outside the easement to plant the required trees. After the plat was recorded,it was discovered that the required trees could be accommodated in the parkway,which lies outside the easement area. Therefore,the additional 5 feet of the recorded easement isn't needed, and the adjacent property owner would like to vacate the easement so that the area can be utilized for development of their site. A legal description and exhibit map of the portion of the easement proposed to be vacated is included in Section VII.A below. V. DECISION A. Staff: Staff recommends approval of the request to vacate a portion of the landscape buffer easement as proposed by the Applicant. Page 2 VI. EXHIBIT A. Legal Description of Easement Proposed to be Vacated 1001 N. Rosario Street Suite 100 S Meridian, ID 83642 U F P(20B) 974-0075 F (801) 352-7989 CNGINPGRING&SURVEYING LEGAL DESCRIPTION PREPARED FOR Vanguard Village Meridian, IDAH❑ 06f05!2026 26-5005 (AB) VANGUARD VILLAGE EASEMENT VACATION LEGAL DESCRIPTION Located in the Southwest Quarter and Southeast Quarter of Section 15, Township 3 N, Range 1 W. Boise Meridian, located in Meridian, Ada County; Idaho, being more particularly described as follows: Commencing from the Center Quarter Corner of Section 15,Township 3 N, Range 1 W. Boise Meridian;thence S0°45'12"W 55.50 feet to the Point of Beginning.. thence S89'14'48"E 682.49 feet: thence Southeasterly along the arc of a non-tangent curve to the right having a radius of 38.50 feet(radius bears: S63'43'04"W)a distance of 0.53 feet through a central angle of 0'46'53"Chord: S25'53'30"E 0.53 feet: thence S00'36'37W 4.53 feet; thence N89'1448"W 82 5.01 feet: thence N39'31'08"W 6.55 feet; thence S89'1448"E 146.51 feet to the Point of Beginning. Contains: 4,136 square feet or 0.09 acres+l- Q�yP� LAND 41GDs �G�L o Oi6�O5f26 T"c 3271 4 Te ivy ��N7ON 54\ 1 of 2 Page 3 CENTER EAST 1116TH CORNS SECTION 15, T3N, R1 W,B.M. I SO`3637"W SET 1 1!8"BRASS PL1JG R=38.SQ' 4.53' "PLS 3271644" 6=0'46'53" CP&F 2026-018228 L=0.53' CN=S25°53'30"E 0.53' I I � I I I II I I I 1 I I o, llq N11� �I du l l it '� II Contains:4.13E Square Feet 0-09+1- co 1 I z 11 I 11 I II SQ "WLA 55.50' ��y10EH5fp� (TIE) 06I0FI96 r' II d 3271 4 I I I I Te tiQa ,� - I �NTON CENTER QUARTER CORNER POINT OF SECTION 15, T3N, R1W,B.K BEGINNING FOUND 2"ALUMINUM CAP"PLS 13765" � CP&F 2025-048344 S89`14 48"E---7 1 5 146.51' A&I N39`31'08"W 6° � r s `s gi S r E DMI-25 s," Vanguard Village �R CON MM �IE.T)RIET 37:CfE r Easement Vacation r 701 N.RU$ARIL]'S7RE6C 1011 2 of 2 17rR'C11AN,MAHO RM42 PH:ME)9W.UW5 w,focuesa cam i Page 4 B. Vanguard Village Subdivision No. 1 Recorded Plat _ ads 2A€ $ g s ay �Eea ei 8 � aka€ � � 'a 1y a< cX s y €I ff W �a g In I � 6'js =� CSC �j I m # Tsai kR a _ � Ass � y �g g ��;" a a I S ; Min � � qy�BJ �. � � I5<�� �'� � �_ � Sir 9- � � ���z 0. n �IMw'N.7 j L5 : iqd jz _ V ` �''d 5 d ¢ : g � 'S ry€b a—W Eggs a-w nix TH< 'a �1 eS , §n ax s § s 3 r q yNt aim r a s. - COI � - a e- s l_ a � q ;I�� �x 5 a z fI ° N Na "€�`€ 's aa" w; d R ■ �x€ Res 4Rx � � I ' c �amsco-szoL ox _ __� - n��tusrv�l aaid uv11Er3 3 � rn"Y1dNf1 Aavaodv131� t 3d=a $ o �y4V9S C tu H1 g Z^ I -- n �jT�� n�54Aom Q8 a �'b a i. W eve ti /el 64 'col �S Z o 0 ggl i 1 o iu _ ,caeca M, ,seoas a d+'.Y$tee", o'' Ln ! s I* fill}sis� ""4"''• w.o.�; °s Y n �, '� �, �, § j LL =a szaa J,�� r Jell m n 454 NE: z n i .1.lit o , i «^ I;il f � t,ssL Ij��aa.rnmOsuvz r.�. ' - a_i14e.005 Lti M_Z1.56.0p6 �'' I � _Y+mQ `f - .o;xzoi M,Llaknas ------------ RM� $_ $ �s �s a a c c aF"�� '� 'a 9 R PH i" ji alaH 7�' ' n .S6S�M.LLbSAOS-_ ,SCggpM_LCM£WS w ,L9 L£Z m ' -• CO) �����`-�° ,fics6at 3„LC,fif.00N �� � oaundnn '_ zil mBs Page 5 Development Application Transmittal Link to Project Application: Vanguard Village Subdivision No. 1 VAC H- 2026-0021 Hearin Date: July 14, 2026 Assigned Planner: Sonya Allen To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)_meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331 Email: cityclerk meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law. C i E IDIAN.;--- Agenda Item Applicant Presentation Vanguard Village Public HearingJuly 14, 2026 0021-2026-HNo. 1 Vacation Vanguard Village No. 1 Landscape Buffer Easement Vacation EasementVicinity Map Applicant Requests Vacation of enhance the development of Lot 6.The requested vacation would facilitate and •side of Grand Mogul Drive on Lot 6.southern 5’ of the easement along the south Applicant requests the vacation of the •that such additional width is not needed.However, it was subsequently determined •and utilities. trees need to be 26’ to avoid conflicts between platting, it was believed the easement would A 20’ easement is required. At the time of •5’ of Landscape Buffer Easement Trees along Grand Mogul Drive Lot 6 Vanguard Village No. 1 Vacation Questions?0021-2026-H E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Public Hearing for Treviso Subdivision (SHP-2026-0006) by McCarter- Moorhouse, located at 1788 W. McMillan Rd. A. Request:Short Plat consisting of a re-subdivision of 0.98 acres of land(i.e. Lot Z Block 1 of Northpointe Commercial Subdivision) into two (2) building lots in the C-G zoning district. N Q o a`n 4- 1 X L � Q � � 2 c �c X N Q 11 O -M O �- � N O � can N � _ a aA cn N -31 Ln � o) O a m LLrn _ '> o U � a O i z a o lQ '.'.,.. W qzr N _A rl N M d' LA W N 00 G1 r-I COMMUNITY DEVELOPMENT CjfE Nty DEPARTMENT REPORT HEARING 7/14/2026 DATE: 1892 1874 1856 1548 1840 1824 1792 1770 1748 1726 1704 1682 1660 1638 W ARGAR CREEK 0R TO: Mayor& City Council M@ 99 1383 1867 1833 5 1693 101 1649 'a FROM: Sonya Allen,Associate Planner 920 4911 Y , e 208-884-5533 w 1789 4895 898 4885 = 4 6 sallen@meridiancity.org 876 4863 4 4852 APPLICANT: Travis Butterfield,McCarter- 175o 1720 4853 Moorhouse 95 1873 1851 1843 1835 SUBJECT: SHP-2026-0006 3 Treviso Subdivision Im 050 4740 4 LOCATION: 1788 W.McMillan Rd., in the southeast 1/4 of Section 26,TAN.,R.1W. (Lot 2, Block 1,Northpointe Commercial Subdivision) I. PROJECT OVERVIEW A. Summary Short plat consisting of a re-subdivision of 0.98 acre of land(i.e. Lot 2,Block 1 of Northpointe Commercial Subdivision)into two(2)building lots in the C-G zoning district. B. Issues/Waivers The Applicant requests City Council approval of a reduced buffer width from 25' to 15' to residential uses along the west boundary and 8' along the north property line west of the access road(S. Abruzzo Way)to allow maneuverability around the tight s-turn into the site [see Section III.D.2(ii)below for more information]. C. Recommendation Staff recommend approval of the proposed short plat per the provisions in Section IV in accord with the Findings in Section V. D. Decision Pending Ii. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant undeveloped land - Proposed Land Use(s) Office - Existing Zoning C-G(General Retail&Service Commercial) Error! .-dilk __AMReference City of Meridian I Department Report 1. Project Overview Description Details Map Ref. source not found. Adopted FLUM Designation Commercial Error! Reference source not found. III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. History This property was annexed(AZ-03-013)in 2003 with the requirement of a development agreement(DA) (Inst. #103181095).A preliminary plat(PP-03-014)and a conditional use permit/planned unit development(CUP/PUD) (CUP-03-028)was also approved for Kelly Creek Subdivision. A final plat(FP-07-035)was approved in 2007 -this property is included in the final plat as Lot 2,Block 1,Northpointe Commercial Subdivision.An amendment to the DA was approved in 2014 (MDA-14-005 -Inst. #114036592 Northpointe Commercial). The conceptual development plan approved with the CUP/PUD depicts a 14,100 square foot(s.f.) building on this lot. B. General Overview The subject property is designated Commercial on the Future Land Use Map (FLUM) included in the Comprehensive Plan. The purpose of the Commercial designation is to provide a full range of commercial uses to serve area residents and visitors.Desired uses may include retail,restaurants,personal and professional services, and office uses,as well as appropriate public and quasi-public uses. The proposed short plat will subdivide the existing 0.98-acre property into two(2)building lots for the development of two(2)commercial office buildings. The first building is proposed to be 2,550 s.f. and the second building is proposed to be 3,300 s.f. Table 2: Proiect Overview Description Details History AZ-03-013 (DA Inst.#103181095);PP-03-014;CUP-03-028(CUP/PUD); FP-07-035;MDA-14-005 (DA amendment Inst.#114036592) Acreage 0.98-acres Lots 2 building lots C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): There are no existing structures on this property. A driveway(S. Abruzzo Way)exists through the site adjacent to the west boundary and along the south boundary that provides access to the properties to the south. An approximate 14' wide landscape buffer exists along the west boundary of the site to buffer the residential uses to the west from the future commercial uses on this site.Note: The driveway is located on Lot 35, Block 24, Fulfer Subdivision No. 6 and is a private driveway to provide ingress/egress to the subject property. This lot is owned and maintained by the Fulfer Subdivision No. 6 homeowner's association. City of Meridian I Department Report III. Staff Analysis 2. Proposed Use Analysis (UDC 11-2): Professional services(i.e. Office)is listed in UDC Table 11-2B-2 as a principal permitted use in the C-G zoning district. A conceptual site plan is shown on the landscape plan, included below in Section VII.B. The site plan depicts two (2)buildings totaling 5,835 s.f. Because the total square footage is lower (less intensive)than the 14,100 s.f, originally proposed with the CUP/PUD, Staff doesn't recommend a modification to the previously approved development plan. 3. Dimensional Standards (UDC 11-2): The proposed plat and subsequent development is required to comply with the dimensional standards listed in UDC Table 11-2B-3 for the C-G district. D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): Future development is required to comply with the structure and site design standards listed in UDC 11-3A-19 and the design standards in the Architectural Standards Manual. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets There are no streets that abut this site;therefore,no street buffers are required. ii. Landscape buffer to adjoining residential uses There is an existing 15' wide landscape buffer along the west boundary of the site to existing residential uses. A 25' wide buffer is required by UDC Table 11-2B-3 adjacent to residential uses in the C-G district. Residential uses exist along the north and west boundaries of this site. The Applicant requests approval of a reduced buffer width of 15' to residential uses along the west boundary and 8' along the north property line west of the access road (S.Abruzzo Way)to allow maneuverability around the tight s-turn. The proposed structure will be 76' away from the west property line providing a large separation between it and the back fence of the residential lots. The reason for the request is that due to the configuration of this lot and the s-turn access road that runs through it,they are unable to meet the minimum 25' wide buffer requirement in those areas.Additionally,there is an 8"sewer main that runs along the 25' mark which would put a curb over the sewer main. The UDC(11-3B-9C.2) states the width of the buffer is determined by the district in which the property is located,unless such width is otherwise modified by City Council at a public hearing with notice to surrounding property owners. A reduction to the buffer width shall not affect building setbacks; all structures shall be set back from the property line a minimum of the buffer width required in the applicable zoning district. As a provision of granting a reduced buffer width if determined appropriate by City Council, Staff recommends additional landscaping is provided in the buffer if necessary to result in a barrier that allows trees to touch within 5 years of planting in accord with UDC 11-3B-9C.1b. The landscape plan submitted with the Certificate of Zoning Compliance application(A-2026-0061) should be revised to reflect compliance with this requirement. A 25' wide landscape buffer should be provided along the north boundary east of the access road and landscaped in accord with the standards listed in UDC 11-313- City of Meridian I Department Report III. Staff Analysis 9C. The landscape plan submitted with the Certificate of Zoning Compliance application should be revised to depict landscaping consistent with this standard. iii. Landscaping along pathways No pathways are proposed or required on this site; therefore,no landscaping is required. iv. 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. Note: Landscaping within buffers to residential uses and parking lots will be reviewed for consistency with UDC standards with the Certificate of Zoning Compliance application as landscaping within those areas is not required to be installed with the subdivision improvements. E. Transportation Analysis Per the ACHD report,there are no improvements required to the adjacent streets.The proposed preliminary plat is approved without conditions, as this site is taking access from a private drive constructed with Fulfur Subdivision, located directly adjacent to the north. 1. Access (Comp Plan 6.01.02C, UDC 11-3A-3, UDC 11-3H-4): Access is proposed via a private drive(S.Abruzzo Way) at the north boundary across Lot 35, Block 24,Fulfer Subdivision No. 6,which provides access to the site via W. Apgar Creek Dr. A cross-access/ingress/egress easement is noted on the Northpointe Commercial Subdivision plat for all lots in the subdivision. A cross-access easement is graphically depicted on the proposed plat along the west and south boundary of Lots 1 and 2,Block 1 for access between the proposed lots and those to the south and east. A note should be included on the plat stating a cross-access/ingress-egress easement is provided to the property to the east at 4895 N.Linder Rd. and to the south at 1750 W.McMillan Rd. 2. Multiuse Pathways (UDC 11-3A-5): There are no multi-use pathways depicted on the Pathways Master Plan across this site.No pathways are proposed or required with development. 3. Sidewalks (UDC 11-3A-17): A 5' wide attached sidewalk exists along both sides of the private drive to this site from W. Apgar Creek Dr.No sidewalks are required with the proposed subdivision improvements. F. Services Analysis 1. Waterways (UDC 11-3A-6) There are no knows waterways that cross this site. 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. City of Meridian I Department Report III. Staff Analysis 3. Storm Drainage (UDC I1-3A-18): An adequate drainage system is required in all developments by the City's adopted standards, specifications, and ordinances. Design and construction shall follow best management practices as adopted by the City as outlined in UDC 11-3A-18. 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. 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. Comprehensive Plan policy 3.03.03G requires urban infrastructure be provided for all new developments,including curb and gutter, sidewalks,water and sewer utilities (as applicable). IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. Future development shall be consistent with the minimum dimensional standards listed in UDC Tables 11-2B-3 for the C-G zoning district. 2. The plat submitted for City Engineer signature shall include the following revisions: a. A note shall be included on the plat stating a cross-access/ingress-egress easement is provided to the property to the east at 4895 N. Linder Rd. and to the south at 1750 W. McMillan Rd. 3. The landscape plan is approved as submitted. 4. A reduced buffer width of 15' is allowed adjacent to residential uses along the west boundary of Lot 1,Block 1 and a reduced buffer width of 8' is allowed adjacent to residential uses along the north boundary of Lot 1,Block 1,west of the access drive(S. Abruzzo Way), if approved by City Council. The full 25' wide buffer shall be provided adjacent to residential uses along the north boundary of Lots 1 and 2,east of the entry drive. The landscape plan submitted with the Certificate of Zoning Compliance application shall be revised to reflect compliance with City Council's action and the standards listed in UDC 11-3B-9C. The required buffer areas shall result in a barrier that allows trees to touch five(5)years after planting. 5. Approval of the short plat shall become null and void if the applicant fails to obtain the City Engineer's signature on the final plat within two(2)years of the approval of the short plat, as set forth in UDC 11-613-7A.Upon written request prior to the expiration of the final plat,the Applicant may request an extension of time to obtain the City Engineer's signature on the final plat asset forth in UDC 11-613-7C. B. Meridian Public Works Water and sewer is available at the site. https:llweblink.meridiancit .00ry WWebLinkIDocView.aspx?id=447155&dbid=0&repo=MeridianC ity C. Meridian Fire Department https:llweblink.meridianciU.or lWebLinkIDocView.aspx?id=447159&dbid=0&repo=MeridianC hty City of Meridian I Department Report IV. City/Agency Comments &Conditions D. Idaho Department of Environmental Quality(DEQ) https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=448973&dbid=0&repo=MeridianC hty E. Ada County Highway District(ACHD) https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=447161&dbid=0&repo=MeridianC hty V. FINDINGS A. Short Plat(UDC-6B-6) In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the decision-making body shall make the following findings: I. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; Stafffinds the proposed plat is generally in conformance with the UDC with the conditions noted in Section IV and with the guidelines in the Comprehensive Plan. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Stafffinds public water and sewer services are available to the subject property and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Stafffinds the plat is in conformance with scheduled public improvements for this area in accord with the City's CIP. 4. There is public financial capability of supporting services for the proposed development; Stafffinds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Stafffinds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that need to be preserved with this development. VI. ACTION A. Staff: Staff recommend approval of the proposed short plat per the provisions in Section IV in accord with the Findings in Section V. B. City Council: Pending City of Meridian I Department Report V. Findings VII. EXHIBITS A. Short Plat(date: 4/16/2026) I gsI td v Soyy(�C ppia 0 m � a9® • Q � I W I z 0 N 3 U�3Q 12 H LEL 3 a p a 3. ICON C�� .eere�a � �K �r � I City of Meridian Department Report VII. Exhibits B. Landscape Plan(dated: 4/21/2026) �� I 969f901 NVI01N3W w () 2l a '(3UNVIIIW'JW'M99LL 6 �� O � � ! je 5 ans IVIO83VIINOO � � � o�o=x 9 , Z Vy ;p 31NIOdHI2AON �mw IRS gg � && Sod PN o lit H E ............ __ 9 0� I I p — a - �Y I nn I I I �F IIIIIL $�3 n � o o I I I I I 9� 3 L._-___.___._._. !I w V QN J City of Meridian Department Report VII. Exhibits C. Fire Access Plan(dated: 4/21/26) �wn��W-04--.... szoa'Gz'aa -IV IDH3IN WO] wwe oinai�rnionav q;,�6 �9. �� �r ?SnOH80011' 9nS IV13213WW00 31NlOdHillON 77 ! JIM IiKlll� I I III IV I=1I I I I=1I I=1 I I III . 5 w7 a R ktli II-IIIIII' 6 f' -1�I �I�Iu= �ICI��I I I� I I=11 III=III I III- �TT= I—III--III ICI I I ';.I II I��III=III I I III ' T1I • ALE �IIIII u= —III—Itl—I i iR- II�II�III� II II�III—III 11;IIT�9SI I ,� --- — —I-- ------ ------------------------- LIE II—III--�III�II _ TI I —IICI -- R ---- --------- - -IIIII—III 11=III—III—III—,:11�1 III�I �I �I Jill —I 11 Ii Ig111 III as �Y II III��II a _ IIi t III—III T III ab —III L-------------------------------- 11I H r II—III��— o IllI I I I� I I I� -111111 Jill City of Meridian Department Report VII. Exhibits Development Application Transmittal Link to Project Application: Treviso Subdivision SHP-2026-0006 Hearing Date: July 14,2026 Assigned Planner: Sonya Allen To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)_meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331Email: cityclerk(cD_meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request,unless exempt fYom disclosure by law V IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for 2026 City Initiated Future Land Use Map Amendment (H- 2026-0006) by City of Meridian Planning Division, located City Wide A. Request: Comprehensive Plan Map Amendment(CPAM) to redesignate four(4) West Ada School District properties from Mixed-Use Community, Industrial, Old Town, and Medium Density Residential to Civic and three (3) City of Meridian properties from Low and Medium Density Residential to Civic for the purpose of reflecting existing and anticipated uses. � o O X v co O Y � Q L L n o 1 a.1 _ W O x m N 3 1 ::3 4-0 t N'� Q 4ALO N c Q .� m .� w w �- 0 _ m LL '.... �V Z L 4J 5 N •� N CL 0 W N N d' O N c �-1 N M d Ln lC N 00 cn e-I Development Application Transmittal Link to Project Application: 2026 City Initiated Future Land Use Map Amendment (CPAM) H-2026-0006 Hearin Date: May 7, 2026 Assigned Planner: Carl Anderson To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)_meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331 Email: cityclerk meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law. COMMUNITY DEVELOPMENT �E DEPARTMENT REPORT REPORT �✓ �r HEARING DATE: 7/14/2026 TO: Mayor&City Council FROM: Carl Anderson, �■ �■i Long-Range Associate Planner �■�■■ __� 208-884-5533 cnderson@meridiancity.org APPLICANT: City of Meridian ■����� Planning Division -� ••�•� SUBJECT: H-2026-0006 "Legend Comprehensive Plan Future Land County Li Future e ure SH Use Map Amendment-2026 16 aocl LOCATION: Citywide s I. SUMMARY A. Summary The City of Meridian Planning Division is applying for a Comprehensive Plan Future Land Use Map(FLUM)Amendment. The proposed Comprehensive Plan Map amendment(CPAM) is intended to reflect existing and anticipated West Ada School District school sites by amending the FLUM to reflect a"Civic"land use designation, as well as redesignate multiple Meridian owned properties. See Section III for a detailed overview of the request. B. Issues/Waivers None C. Recommendation Staff recommended approval of the proposed Comprehensive Plan Future Land Use Map Amendment. Commission Recommendation: The Meridian Planning&Zoning Commission heard this application on May 7,2026. The Commission recommended the application be forwarded to City Council for approval. See Section VI. Action for additional information. City of Meridian I Community Development Department—Long Range Group Page 1 of 2 II. COMMUNITY METRICS Table 1: Process& Notification Details Description Details Planning&Zoning City Council Posting Date Posting Date Preapplication Meeting date 1/27/2026 - Neighborhood Meeting N/A N/A Site Posting date N/A N/A Agency Notice 3/19/2026 Notification Published in Newspaper 4/21/2026 6/27/2026 Notification mailed to property N/A N/A N/A owners within 300' Courtesy notice to property owners 03/24/2026 Nextdoor PSA 4/16/2026 6/26/2026 III. ANALYSIS A. Project Overview&Request The City of Meridian is initiating a Citywide amendment to the Meridian Comprehensive Plan (Plan)to amend the Future Land Use Map(FLUM). The proposed amendment involves multiple parcels of land that are located in different locations throughout the City. Each of the proposed amendments are further described in sections IIIA.1 —IIIA.4. Each amendment primarily involves either property owned by the City of Meridian or West Ada School District(WASD), with some adjustment to adjacent property FLUM boundaries. See Table 2 for a full breakdown of parcels included in this request. Each request proposes to modify the existing FLUM designation of the subject-site to align with a"Civic"land use designation, except as otherwise detailed further in this report. See Section C.1 for a description of the"Civic"future land use. A.1 Amend the Plan to reflect existing and anticipated West Ada School District sites by amending the FLUM to reflect a"Civic"land use designation. The proposed amendment reflects many,but not all, school district properties which have a FLUM designation other than"Civic". The WASD sites have been identified by staff as having existing school facilities or are anticipated to have school facilities in the near future. The identified locations are: • 335 S Locust Grove Road—Requested CPAM from"Industrial"&"Mixed-Use Community"to"Civic". • 1035 NW 1st Street-Requested CPAM from"Old Town"to"Civic". • 1752 W American Fork Drive-Requested CPAM from"High Density Residential"& "Medium High Density Residential"to"Civic". • W. Chinden Boulevard&N Blackcat Road(Parcel No. SO428131201)-Requested CPAM from"Medium Density Residential"to"Civic". 335 S Locust Grove Road—Pending West Ada CTE Center; (Parcel No. R4833780200, S1118110071, & S1118110090) The property located at 335 S Locust Grove Road is owned by the West Ada School District (Joint School District No. 2 per County Assessor) and is anticipated to undergo a remodel to facilitate the use of West Ada CTE Center. City staff anticipates that WASD will submit the necessary applications for entitlement,at which time all applicable standards and findings will need to be met to establish the use. The request is to modify the FLUM from the existing "Industrial"and"Mixed-Use Community"designations to"Civic". The existing FLUM designation of"Industrial"on parcel no. R4833780200 was established in 2022 when the property was annexed and the FLUM was amended at that time from"Mixed-Use Community"to City of Meridian I Community Development Department—Long Range Group Page 2 of 3 "Industrial". The two remaining parcels(Parcel No. S 1118110071 & S 1118110090)are not yet annexed into Meridian City limits. ( See Exhibit A.2"CPAM: 335 S Locust Grove RD"detailing the existing and proposed FLUM designations. 1035 NW 1st Street—Meridian Elementary School; (Parcel No. R6066001200) The property located at 1035 NW lst Street is owned by the WASD and is the existing location of Meridian Elementary School. The request is to modify the FLUM from the existing"Old Town" designation to"Civic". See Exhibit A.2"CPAM: 1035 NW St Parcel No. R6066001200" detailing the existing and proposed FLUM designations. 1752 W American Fork Drive; (Parcel No. R8048710070) The property located at 1752 W American Fork Drive is owned by the WASD and is currently undeveloped. The request is to modify the FLUM from the existing"High Density Residential" and"Medium High Density Residential"designation to"Civic". The amendment is consistent with the existing"Civic"designation on the remainder of the subject parcel. See Exhibit A.2 "CPAM:1752 W American Fork Dr"detailing the existing and proposed FLUM designations. W. Chinden Boulevard&N Blackcat Road(Parcel No. SO428131201) The property(parcel no. SO428131201)located southeast of the intersection of W Chinden Blvd and N Blackcat Rd is owned by the WASD and is currently undeveloped. The request is to modify the FLUM from the existing"Medium Density Residential"designation to"Civic". See Exhibit A.2"CPAM: W Chinden BLVD Parcel No SO428131201"detailing the existing and proposed FLUM designations. A.2 Amend the FLUM designation from Low Density Residential(LDR)to Civic located at the Bear Creek Park,located at 2400 S Stoddard Road.(Parcel No.R0855010650, R0855030360,R0855030310, & R0855030250) and from Civic to LDR for adjacent residential parcels (Parcel No.R0855030400,R0855030390,R0855010640,R0855030330, & R0855030320) The City is proposing to"clean up"the FLUM associated with Bear Creek Park,located at 2400 S Stoddard Road. The requested CPAM is from"Low Density Residential"to"Civic"and aligns with the underlying City of Meridian parcel boundaries,including adjacent City owned property. The"Civic"designation is also being extended to the centerline of W Christopher St, S Stoddard Rd, and W Kodiak Dr where generally adjacent to the proposed amendment. The CPAM will remove a small portion of the"Civic"designation from five abutting residential parcels and amend them to"Low Density Residential"(LDR),consistent with the majority designation of LDR for each parcel. See Exhibit A.2"CPAM:2400 S. Stoddard RD.—Bear Creek Park" detailing the existing and proposed FLUM designations. A.3 Amend the FLUM designation from Medium Density Residential(MDR)to Civic located at Fire Station No. 8 and Northwest Meridian Police Station,located at 4350&4232 N Owyhee Storm Avenue. (Parcel No.R3030121800&R3030121780) The City is proposing to"clean up"the FLUM to reflect the existing land use for Fire Station No. 8 and Northwest Meridian Police Station,located at 4350 &4232 N Owyhee Storm Avenue. The requested CPAM is from"Medium Density Residential"to"Civic". The CPAM will also remove the"Medium Density Residential"designation from the adjacent Landscape buffer lot(between the Fire Station and Owyhee Storm Avenue),owned by the Gander Creek South HOA, and amend it to"Civic". See Exhibit A.2 "CPAM:4250 N Owyhee Storm Ave."detailing the existing and proposed FLUM designations. City of Meridian I Community Development Department—Long Range Group Page 3 of 4 A.4 Amend the FLUM designation from Medium Density Residential(MDR)to Civic located at Fire Station No. 7,located at 6343 S Recreation Avenue. (Parcel No. S1405212421) The City is proposing to"clean up"the FLUM to reflect the existing land use for Meridian Fire Station No. 7 located at 6343 S Recreation Avenue. The requested CPAM is from"Medium Density Residential"to"Civic". See Exhibit A.2"CPAM: 6343 S Recreation Ave."detailing the existing and proposed FLUM designations. B. Summary of Future Land Use Changes Table 1. Summary by Future Land Use Area Change Type Current Designation Proposed Designation Acres Amend FLUM to Civic Low Density Residential(LDR) Civic 73.4 Amend FLUM to LDR Civic LDR 0.1 + Total Acreage 73.5+ Total ROW 3.6+ Total Area Amended 77.1 + Table 2.Area Amended on the Future Land Use Ma FLUM -Summary by Parcel Parcel I Acres Current FLUM Proposed FLUM 335 S Locust Grove Road R4833780200 3.43 Industrial Civic S1118110071 0.85 Mixed Use Community Civic S 1118110090 0.17 Mixed Use Community Civic 1035 NW 1st Street R60660012001 13.00 Old Town Civic 1752 W American Fork Drive R8048710070 1 2.41 +of 11.51 Med.-High&High Density Residential Civic W. Chinden Boulevard&N Blackcat Road S04281312011 27.99 1 Medium Density Residential Civic 2400 S Stoddard Road-Bear Creek Park R0855010650 18.34 Low Density Residential&Civic Civic R0855010640 0.02+of 0.29 Low Density Residential&Civic LDR R0855030400 0.03 +of 0.26 Low Density Residential&Civic LDR R0855030390 0.01 +of 0.28 Low Density Residential&Civic LDR R0855030360 0.04 Low Density Residential Civic R0855030330 <0.01+of 0.24 Low Density Residential&Civic LDR R0855030320 0.03 +of 0.24 Low Density Residential&Civic LDR R0855030310 0.01 Low Density Residential Civic R0855030250 0.09 Low Density Residential Civic 4350&4232 N Owyhee Storm Avenue R3030121780 0.27 Medium Density Residential Civic R3030121800 3.61 Medium Density Residential Civic 6343 S Recreation Avenue S14052124211 3.11 Medium Density Residential Civic Total Acreage 73.42+ City of Meridian Community Development Department-Long Range Group Page 4 of 5 C. Comprehensive Plan Analysis CA Future Land Use Map Designation (hgps://meridiancity.or lcommunity-development/plannin /comprehensive plan/future-land- use-ma l) Review: This application does not include any annexation,rezones,or new entitlements. As such, no site-specific analysis is provided for the proposed changes. The following future land use designations with descriptions are copied directly from the Comprehensive Plan and are included in the application for reference. Low Density Residential: This designation allows for the development of single-family homes on large and estate lots at gross densities of three dwelling units or less per acre. These areas often transition between existing rural residential and urban properties. Developments need to respect agricultural heritage and resources,recognize view sheds and open spaces, and maintain or improve the overall atmosphere of the area. The use of open spaces,parks,trails, and other appropriate means should enhance the character of the area. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. Medium Density Residential: Medium Density Residential(MDR): 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. Civic Land Uses: 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. C.2 Policies (hgps://meridianciU.or limplementationtable.aspx) Review: The following policies are found to be relevant to the proposed amendment: 2.05.00 Plan for a multi-generational city with adequate public services and health care resources for existing and future residents of all ages. 2.05.01 Cooperate with other agencies and service providers around the Valley. 2.05.01D Coordinate planning efforts and strategic growth of the City with other service providers and local decision-makers. Review: The City of Meridian regularly endeavors to coordinate planning efforts and strategic growth of the City with other service providers. The proposed amendments to the Plan further support this policy through ensuring the FLUM is up to date to reflect the "Civic"designation for existing and anticipated school sites. The update also reflects the "Civic"use of the established Bear Creek Park, as well as Meridian Fire Stations 7& 8, and the Northwest Meridian Police Station. 3.01.00 Recognize that Meridian's population will continue to grow and positively foster Meridian's continued growth. 3.01.01 Provide facilities and services that maintain a premier level of service commensurate with growth. 3.01.0113 Update the Comprehensive Plan and Unified Development Code as needed to accommodate the community's needs and growth trends. Review: The update to the Plan as proposed serves to accommodate the community's needs and growth trends. The proposed amendments to the Plan serve to ensure that the FLUM City of Meridian I Community Development Department—Long Range Group Page 5 of 6 remains consistent with existing and anticipated City and partner agency services including public schools,fire stations, law enforcement facilities,and public parks. These services provide for the community's needs and continued growth trends. 3.04.00 Shape the future of the City through implementation and coordination of long- range planning efforts. 3.04.01 Advance, support, and promote development of City planning tools, including the Comprehensive Plan, City ordinances,plans, and other guiding documents that execute the City's vision. 3.04.01B Maintain and update the Unified Development Code and Future Land Use Map to implement the provisions of this Comprehensive Plan. Review: The update to the Plan as proposed serves to maintain and update the FLUM thereby further implementing the policies of the Comprehensive Plan. The proposed amendments to the Plan serve to ensure that the FLUM remains consistent with existing and anticipated City and partner agency services including public schools, fire stations, law enforcement facilities, and public parks. See additional related policies highlighted within this report. 3.06.00 Ensure a variety and balance of land uses within the Area of City Impact. 3.06.01 Plan for periodic review,monitoring, and updating of land uses within City limits and Area of City Impact. 3.06.01A Maintain the Future Land Use Map to reflect existing facilities. Review: The proposed amendments to the Plan serve to ensure that the FLUM remains consistent with existing and anticipated facilities including public schools, fire stations,law enforcement facilities, and public parks. D. Unified Development Code(UDC)Analysis Comprehensive plan amendments-Title 11 Chapter 5B Section 7. Review: The following contains a review of Meridian City Code,Title 11, Chapter 5B Section 7 which requires all Comprehensive Plan Amendments to be processed as detailed below. The following are not exhaustive of the aforementioned standards and contain only those standards found to be relevant to this request. 11-5B-7 11-511-7. C. Process. 1. Comprehensive plan amendment initiated by the city. The Planning and Zoning Commission may propose to amend the comprehensive plan following notice and public hearing procedures in article A, "general provisions",of this chapter and the hearing procedures in Idaho Code § 67- 6509. Review: A request to amend the City of Meridian Comprehensive Plan has been submitted and is subject to the notice and public hearing procedures outlined in Article A"general provisions"of the required chapter and the hearing procedures of Idaho Code § 67-6509. Note: A Neighborhood meeting is not required and has not been held on this request,due to the request being Citywide. While not required, and the changes will have no impacts or implications except to WASD and the Locust Grove property,city staff have sent courtesy notice to those property owners whose properties are included within this request. See Table 2 in section B for a breakdown of properties included in this request. 3.The City Council shall not consider amendments to the land use map of the adopted comprehensive plan more than twice per calendar year. The application deadlines for amendments to the land use map component of the comprehensive plan shall be June 15 and December 15 of every year. City of Meridian I Community Development Department—Long Range Group Page 6 of 7 Review: The subject application was submitted on January 30t'',2026.As the request is City- initiated,it is staff s practice that they a CPAM may be initiated by the City at any time. Staff are working to ensure that the subject application is heard by Council concurrently with separate on-going applications. 4. Amendments to the text component of the Plan may be submitted at any time.Amendments to the text of the comprehensive plan may be recommended by the Commission consistent with section 11-5A-6 of this chapter. Review: An amendment to the text component of the Plan is not being proposed as part of this request. 5. The commission,prior to recommending the adoption, amendment, or repeal of the comprehensive plan to the Council, shall conduct at least one(1)public hearing in accordance with article A, "General Provisions", of this chapter and in accordance with the procedures in Idaho Code § 67-6509. Review: As part of their review and prior to recommending an amendment to the Plan, a public hearing has been noticed for the May 07,2026,Planning&Zoning Commission meeting. 11-513-7.D. Required Findings. Review: The required findings may be found in Section V"Findings"of this report. IV. CITY/AGENCY COMMENTS& CONDITIONS Comments from outside agencies and City of Meridian Departments associated with this application and received by Juney 29,2026,are summarized below and may be found within Exhibit C. Any additional agency comments received after June 29, 2026,may also be found on Laserfiche at the link below: https://weblink.meridiancity.org/WebLink/Browse.aspx?id=430055&dbid=0&repo=Meridian CitX A. Meridian Public Works • Wastewater Modeling Review:No changes in public sewer infrastructure shown in record.Any changes must be approved by Public Works. • Water Modeling Review: Distance to Mainline—Water available at site; Impacts of Concerns—No changes to public water infrastructure shown in record.Any changes must be approved by Public Works. This includes hydrants or the abandonment of water mains. B.Idaho Department of Environmental Quality(DEQ) • The Boise Regional DEQ Administration has no comments at this time. C.Ada County Development Services • Ada County has no comments on this application. Ada County looks forward to working with the City to update the City's current Comprehensive Plan and Future Land Use Map (FLUM)upon completion of the City's process and action in accordance with Title 9 of the Ada County Code. D.Meridian Parks Department • The Parks and Recreation Department is in support of the Memo Request Item#2 to "Clean Up"the FLUM by changing certain parcels from Low Density Residential to Civic,in accord with the underlying City of Meridian Parcel. And, also,to remove the partial `Civic' designation from certain residential parcels adjacent to Bear Creek Park. The Parks and Recreation Department's priority is that the entirety of Bear Creek Park and the connecting parcels that encompass micro-paths all read as one consistent `Civic' designation. The proposed changes accomplish this objective. We are in support City of Meridian I Community Development Department—Long Range Group Page 7 of 8 of the proposed changes to the Future Land Use Map. Please note that we have no comment on other proposed changes to the Map that do not pertain to park properties. V. FINDINGS A. Comprehensive Plan(UDC 11-513-71)) 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 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 Finding: The Commission finds that the proposed amendment is consistent with the elements of the 2019 Comprehensive Plan, as amended. The Commission finds the proposed amendment maintains consistency within the Plan by ensuring the FL UM more accurately reflects existing and anticipated conditions. There are no changes to the policies within the plan being proposed. Evidence includes the application, supporting materials submitted, and the staff report with all exhibits for case file H-2026-0006. Evidence also includes the 2019 Comprehensive Plan and all associated policies, studies and plans as proposed to be updated. 2. The proposed amendment provides an improved guide to future growth and development of the city. Commission Finding: The Commission finds that the proposed amendment as described herein provides an improved guide to the future growth and development of the City by facilitating the continued provision of services to the Community. The proposed amendments to the Plan serve to ensure that the FL UM remains consistent with existing and anticipated City and partner agency services including public schools,fire stations, law enforcement facilities, and public parks. Evidence includes this application, supporting materials submitted, and the staff report with all exhibits for case file H-2026-0006. Evidence also includes the 2019 Comprehensive Plan and all associated policies, studies and plans as proposed to be updated. 3. The proposed amendment is internally consistent with the goals, objectives and policies of the Comprehensive Plan. Commission Finding: The Commission finds the proposed amendment is consistent with the goals, objectives and policies of the Comprehensive Plan. Maintenance of the Plan is directed by policy within the Plan and the State of Idaho. Evidence includes the application, supporting materials submitted, and the staff report with all exhibits for case file H-2026- 0006. Evidence also includes the 2019 Comprehensive Plan and all associated policies, studies and plans as proposed to be updated. 4. The proposed amendment is consistent with this Unified Development Code. Commission Finding: The Commission finds the proposed amendment is consistent with the Unified Development Code. No policies in the Comprehensive Plan are being modified. The subject request is for an amendment to the FL UM only.Anticipated "Civic"uses herein referenced will need to submit the necessary applications for entitlement, ensuring that future development is consistent with the Unified Development Code. Evidence includes the application, supporting materials submitted, and the staff report with all exhibits for case file H-2026-0006. Evidence also includes the 2019 Comprehensive Plan and all associated policies, studies and plans. City of Meridian I Community Development Department—Long Range Group Page 8 of 9 5. The amendment will be compatible with existing and planned surrounding land uses. Commission Finding: The Commission finds the proposed amendment is compatible with existing and planned surrounding land uses, as the amendment modifies the FL UM to reflect either existing or anticipated "Civic"uses. Existing and anticipated City and partner agency services include public schools,fire stations, law enforcement facilities, and public parks. These services serve to provide for community needs and continued growth trends. New and/or expanded uses that have not yet been established must submit all necessary development and entitlement applications, during which time compatibility with existing and planned surrounding land uses are anticipated to be further evaluated. Evidence includes the application, supporting materials submitted, and the staff report with all exhibits for case file H-2026-0006. Evidence also includes the 2019 Comprehensive Plan and all associated policies, studies and plans as proposed to be updated. 6. The proposed amendment will not burden existing and planned service capabilities. Commission Finding: The Commission finds that the proposed Plan will not burden existing and planned service capabilities. Evidence includes the application, supporting materials submitted and the staff report with all exhibits for case file H-2026-0006. Evidence also includes the 2019 Comprehensive Plan and all associated policies, studies and plans as proposed to be updated. 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 Finding: The Commission finds that the proposed amendment provides a logical juxtaposition of uses to allow for sufficient area to mitigate anticipated impact associated with the development of the area. The proposed amendment ensures that the FL UM remains consistent with existing and anticipated City and partner agency services including public schools,fire stations, law enforcement facilities, and public parks. Anticipated "Civic"uses herein referenced will need to submit the necessary applications for entitlement, at which time anticipated impacts associated with the development shall comply with all applicable standards and findings will need to be met to establish the use. Evidence includes the application, supporting materials submitted, and the staff report with all exhibits for case file H-2026-0006. Evidence also includes the 2019 Comprehensive Plan and all associated policies, studies and plans. 8. The proposed amendment is in the best interest of the City of Meridian. Commission Finding: The Commission finds that the proposed amendment is in the best interest of the City as it facilitates the provision of services to the Community and ensures that the FL UM remains relevant and up to date. The proposed amendment to the FL UM modifies all subject parcels to the "Civic"FL UM designation. The existing and anticipated City and partner agency services including public schools,fire stations, law enforcement facilities, and public parks. Evidence includes the application, supporting materials submitted, and the staff report with all exhibits for case file H-2026-0006. Evidence also includes the 2019 Comprehensive Plan and all associated policies, studies and plans as proposed to be updated. VI. ACTION A. Staff: Staff recommended approval of the proposed Comprehensive Plan Future Land Use Map Amendment. City of Meridian I Community Development Department—Long Range Group Page 9 of 10 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 application,H-2026-0006. 1. Summary of Commission public hearing: i. In favor: No testimony provided. ii. In opposition: No testimony provided. iii. Commenting: No testimony provided iv. Written testimony: No testimony provided. v. Staff presenting application: Carl Anderson presented the application. vi. Other Staff commenting on application: None 2. Key issues(s)of public testimony: i. None. 3. Key issues(s)of discussion by Commission: i.None. 4. Commission change(s)to Staff recommendation: i.None. 5. Outstanding issue(s)for City Council: i. None. C. City Council: Pending VII. Exhibits: A.Application Packet& Supporting Materials A.1 Application A.2 Memorandum-Amended: March 17, 2026 B. Supplemental Documents B.1 Pre-Application Meeting: January 27, 2026 C.Agency/Department Comments Received by: June 29,2026 C.1 Meridian Public Works Department: February 03 & 05,2026 C.2 Department of Environmental Quality(DEQ): March 24,2026 C.3 Ada County Development Services: March 24,2026 CA Meridian Parks Department: April 22,2026 City of Meridian I Community Development Department—Long Range Group Page 10 of 10 Exhibit A Application Packet & Supporting Materials City Council Hearing: July 14, 2026 ETT Planning Division IDIA `� �' HEARING APPLICATION DAiit3 Type of Review Requested Hearing File number: H-2026-0006 Assigned Planner: Carl Anderson Related Files: Applicant Information Applicantname: CARL ANDERSON, CITY OF MERIDIAN Phone: Applicant address: 33 E. BROADWAY AVE., MERIDIAN, ID 83642 Email: canderson@meridiancity.org Owner name: Phone: Fax: Owner address: Email: Agent name(e.g.architect,engineer,developer,representative): CARL ANDERSON Firmname: CITY OF MERIDIAN Phone: Fax: Address: 33 E. BROADWAY AVE. Email: canderson@meridiancity.org Contact name: Phone: Fax: Contact address: Email: Subject Property Information Location/street address: 33 E BROADWAY AVE Assessor's parcel number(s): R5672000010 Township,range,section: Project Description 33 E Broadway Avenue,Suite 102 a— Meridian,Idaho 83642 Phone:(208)884-5533 a— Facsimile:(208)888-6854 a— Website:www.meridaincity.org 1 Project/Application Name: 2026 City Initiated Future Land Use Map Amendment- CPAM Hearing Date: May 7, 2026 Assigned Planner: Carl Anderson Project Name: 2026 City Initiated Future Land Use Map Amendment Description of work: Request: Comprehensive Plan Map Amendment(CPAM)to redesignate four(4)West Ada School District properties from Mixed-Use Community, Industrial, Old Town, and Medium Density Residential to Civic, and three (3) City of Meridian properties from Low and Medium Density Residential to Civic for the purpose of reflecting existing and anticipated land uses. The request is being initiated by the City of Meridian Planning Division. Location: Citywide 33 E Broadway Avenue,Suite 102 a— Meridian,Idaho 83642 Phone:(208)884-5533 a— Facsimile:(208)888-6854 a— Website:www.meridaincity.org 2 Application Information APPLICATION TYPES Is this application exempt from fees?: Yes Comprehensive Plan Map Amendment-CPAM: CHECKED Is this City Initiated?: Yes ADDRESS VERIFICATION Address Verification Permit Number: LDAV-2026-0046 TYPE OF USE PROPOSED Other Type of Use Proposed: Civic PROPERTY INFORMATION General Location: City Wide Current Land Use: Varies Total Acreage: 77.14 Traffic Study Required per ACHD: No Has a traffic study been accepted by ACHD: No PROJECT INFORMATION What was the date of your pre-application meeting?: 01/27/2026 Pre-Application Permit Number(ex PREAPP-2021-0001): Preapp-2026-0012 PUBLIC WORKS INFRASTRUCTURE Does this project require the extension of public infrastructure?: No PLAN REVIEW Verified submittal standards and checklist items: CHECKED Verify that all drawings/documents will be uploaded in Project Dox as Individual CHECKED PDF's: APPLICATION DISCLAIMER I have read and accept the above terms: CHECKED Your signature: Carl Anderson MISC Is new record: No 33 E Broadway Avenue,Suite 102 a- Meridian,Idaho 83642 Phone:(208)884-5533 a- Facsimile:(208)888-6854 a- Website:www.meridaincity.org 3 NARRATIVE C�� W IDIAN;--- COMMUNITY DEVELOPMENT DEPARTMENT March 17, 2026 TO: Mayor&Council Planning&Zoning Commission CC: Dave Miles, Community Development Director Caleb Hood, Deputy Director Brian McClure, Long Range Planning Supervisor FROM: Carl Anderson, Long Range Associate Planner RE: Comprehensive Plan Future Land Use Map Amendment- 2026 Request: The City of Meridian Planning Division is applying for an amendment to Comprehensive Plan Future Land Use Map (FLUM).The proposed Comprehensive Plan Map amendment(CPAM) is intended to accomplish the following: 1) Reflect existing and anticipated West Ada School District school sites by amending the FLUM to reflect a "Civic" land use designation. The amendment reflects many, but not all, school district properties. The WASD sites have been identified by staff as having existing school facilities or are anticipated to have school facilities in the near future.The identified locations are: • 335 S Locust Grove Road—Requested CPAM from Industrial&Mixed-Use Community to Civic. • 1035 NW 1st Street- Requested CPAM from Old Town to Civic. • 1752 W American Fork Drive - Requested CPAM from High Density Residential & Medium- High Density Residential to Civic. • W. Chinden Boulevard & N Blackcat Road (Parcel No. SO428131201) - Requested CPAM from Medium Density Residential to Civic. 2)"Clean up"the FLUM associated with Bear Creek Park, located at 2400 S Stoddard Road.The requested CPAM is from Low Density Residential to Civic and aligns with the underlying City of Meridian parcel.The CPAM will remove the Civic designation from certain adjacent residential parcels and redesignate them to Low Density Residential, consistent with the majority of each parcel. 3) "Clean up" the FLUM to reflect the existing land use for Fire Station No. 8 and Northwest Meridian Police Station, located at 4250 N Owyhee Storm Avenue. The requested CPAM is from Medium Density Residential to Civic.The CPAM will also remove the Medium Density Residential designation from adjacent landscape buffer lot and redesignate it to Civic. 4) "Clean up" the FLUM to reflect the existing land use for Meridian Fire Station No. 7 located at 6343 S Recreation Avenue.The requested CPAM is from Medium Density Residential to Civic. Community Development. 33 E. Broadway Avenue, Meridian, ID 83642 Phone 208-884-5533 . Fax 208-888-6854 . www.meridiancity.org Consistency with the 2019 Meridian Comprehensive Plan: The proposed amendment is in alignment with the following goals, policies and action items of the 2019 Meridian Comprehensive Plan: Civic Land Uses: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. 3.04.00 Shape the future of the City through implementation and coordination of long range planning efforts. 3.04.01 Advance,support,and promote development of City planning tools, including the Comprehensive Plan, City ordinances, plans, and other guiding documents that execute the City's vision. 3.04.0113 Maintain and update the Unified Development Code and Future Land Use Map to implement the provisions of this Comprehensive Plan. 3.06.00 Ensure a variety and balance of land uses within the Area of City Impact. 3.06.01 Plan for periodic review, monitoring, and updating of land uses within City limits and Area of City Impact. 3.06.01A Maintain the Future Land Use Map to reflect existing facilities. Supporting documentation and materials are included as part of this request in the attachments and may be further detailed in the subsequent staff report. Please do not hesitate to reach out should you have any questions. Sincerely, Carl Anderson I Long Range Associate Planner City of Meridian I Community Development Department Phone: 208.489.0328 cnderson@meridiancity.org Exhibits: 1. CPAM: 335 S Locust Grove Road 2. CPAM: 1035 NW 1st Street 3. CPAM: 1752 W American Fork Drive 4. CPAM: W Chinden Boulevard 5. CPAM: 2400 S. Stoddard Road - Bear Creek Park 6. CPAM:4250 N Owyhee Storm Avenue 7. CPAM: 6343 S Recreation Avenue 8. Parcel Summary Page 2 1 1�/ �comm er jiA 1 j�j - ■■M"T ene�ral� ' � MU-C Low • � 1■■■■■■� Residential � i � �� Medium�Density ■ �� • � � � Residentia; ■ t + + . zoo/ r���� ���_ III ■�� �.� . . . Mirk �Commercia �1 ■ - IM■■■■ IN • • _ _ • • eneral moo LOI' . _ _ MU-C Density •_ • _ ustrialilliI � Residential _ III IFIII III ■ ■■ � // / / omm/e c�ali� ��� �IIIII�1 ■■■■■� =�■■I / + /, - .1VIedium�D"ensrty ■ tt + + Mo 11i� ����� F+ ++ + Residential■ + + I, �� ' 1 • . 1 . . 1 1 1 1 OMEN M11111 Ron + + � ■ � ■��■ van r�y��� �� ■■ m �� ■ ■■�■� ■�. �, /i* ■ Residential � �� t I�� �M'ediu�Density IMMUNE\��� �� ■ • ME • ��� ■ ME ME 11111 I■��� • •- ME MEMOCivic ■■■ 11111 ■111� .�. - I■■■■ IIIIIII■ �1� ■I■ . • � 1■■ ��� � 111111■■ I�O1J Tow:■ 11 • �- - - ■■�off' ■ � :IIIIIII �111! ■■11 II -. •- - .- ■■■�r■ 11■ ■� �� ■ 11■I■11 ■11�■ 1■IIII 1 ' '" '" '" ■■11111■ 111 C ■0 NINE IN ■ I■■111111 11 C C■ :II■1 = 11 !■1: ■L ' I■■■■111 :1: i■Ell ■1■1 11! :I■illl ■■ 11 �♦ �� MM MMMM N OWNS NEW BOOM NO MOM � �� . 1�`gighll �■ �� MIME a,�i ■■■■■■■■OMEN =ME ■■11N - . s ■ -. . • - ■■■ ��� ++ + + �� ■111� -• - •- •- ���� ■■■ civic + IIIIIII■ ■1� ■■_■ ■ .\\ -• - - I■� ■�■ ■ 111111■■ 11■old;`;`w� 11 ■.. ...■■■J■■ + + �■ ■ ■■■■■■■■■�off' ■ + :IIIIIII �111! ■■1■ III i� 11■ • ■■1■■■■MEN ��■ 11 ■ 11■I■11 ■11�■ 1■IIII 11 II■■■■��■ ■■■■�� No OEM 111 ■ �■ ��a 1� 11111 ■■ :I milll�■■1■■■11 11■ MEN ME Oil= i■ 11 II ■■ :I � i 111�11■:■■111 ■1■• ■� ■1■1 11■ �� :I■111 ■■ 111 I��i�� ■■■■■■■■■■■■■■■■■■ ■■■I■ ■ ■■■ 11M 1 1 1 1 MixeMEmployment_, �� o �� GenerallIndustrial� ++ + + •_ � ,� • Med-High Density = == + Residential • - C►i,ic H Medium'*resit � igh �er�,R�..� Re�entia��. �1 "' '" '" � -. Residential � � •� 1111 11111111� � • � . _ IIIIIIIII ♦ ♦ + + Gener.-al Industrial �/,(Commercial' �+ \ \�� .- + + \\` _ + ++ \ \,' + + McHigh, �� ++Densit � + Civic +Resit dential . . + \\ -• - + M + _F Me dluu e+m nsi ++ + + + + + d, ` Resi teal ♦♦ . ♦ Ir III ♦ ♦ � ♦ ♦ � � / 1111 11111111 � � � ■� IIIIIIIII 1 III MU'C 111111111111111111 1 MU=RG '�11111 IIIIII �11111 �1,I� 1 IIIIIII�111111� �11111 �M+.i'r�Is��� '• soon WINE �11111 rnterchange��� �� � ••_....... �.�_ 1_IIII IIII III IIIII IIIIIIIIJ ��Illlr��IIIIIIu ' ■ ' � i= IIII III III uu' 1111111 � — �� �C �— �I dium�Density esidential -• - - •- ��, m �� � �� �111111 IIIII`r �IIIIIIIII�i �11111 �� .� 1 t + t 1 i�•�\```��� 11111111111 .■■ + + +Civic + I WIFE \\` -• - • •• fee �//1 �IC 111■IIIIII ��� . M'U:C]IIIIIIIIIIII -• - • •- •- _-v RG piol I� 111111111111111111- _ �11111 IIIIII IIIIII IIIIIII.IIIIII) �111111 • �- • • - � ++ + + 7r�111111 + rr1�1,1111111 . _ IIII IIII III(IIII IIIIIIIIJ + + + �\Illlr��11111111 _ IIIIIIIIIIIIII1111111 �+ + + + � � �� �� �� - . • = IIIIIrj� IIIIII + +, - .- 11111► `,� =_ Civic + �- + + .. r�l 1 � _■ .�� _...�,: _ - - ��`i���ii�►• + + + ++ 1� � s +�.��/ r-w►� 1�/rV• ��� p �� � IIII ■ -IIIII�IIIIIC�Medium Density � � — �� �� ��■ - -_ - •- � ��� �► i1_IIIIII Illll�r - -- -1►1111111�■ R�esidential■� �men — •� 1} T + •■ �� �� ■���11111111■ ■11��j — son 111111111111111111 1111111111.E �� �►�_ _11111111111 �•■ �1111+ ++ + IIIIIIIIIII IIIIIIIIIIIII� I�������� ���� �� NL 1111111111 1111111�� ♦ �� �♦ �■ ME�1/�/: I■■■� ,♦♦♦:�■ 1 111 General-Industrialzxv ���r = ��f1111111 ■I�j Commercialo Density�►� _ -- —_ — _ . /, /� r1 �I►., III = � _� ■ . � /, �■■■■■■■■■■■■ ■■■��■������r� �//,/• ,I 'Residential ��I + %' :■■■■■■I I■■■■■■ /I� ■. ■. �I �, MI�1��I� ,�� �1111111111111►� /, ♦r ■■ am ��/ TTitsh 11nnc.tv��i�I�_ •� �1111�1 ■■■■■I ■■■�■ ..� �� �� %//I//�•, + ' • 1� Bugg • • �it�� +.++ �D�e IS nslt��♦1��: :: � �• = u�i tial •�� C►i�ic +M + + + + Residential 1♦� 10 01 MIIIIII NINE • I,� �� �■■■■��� � ■��� � ■� �� = Office, iI111111 ■I�% Commercial/����;�'// j million innon MIN loss In a noon 01/1 • - • • III • y + +��N-,W"4 IS T = �,■■■■■■■� �I� �• • ` �//j/�,. ME a No Sol a Em Civic Ni + p■ ■ ■���� .\\ -� - •• � +r + + + f + ++ Residential 1♦� � • ��i����i ICI■III�I�� 11� �1 ♦I ++ �i�+ +oil ■11■111■�� �� �1• ���� � �� \■■■�� � ■ ■■1� �� �■ �■ p ,I Medium � ' ,�111,���� ■■■■rt� ■�I�� �t ■'— Offi ,� �.� i■ ■� 1 111 I ow Densi JL ��I■■■■I■■��1111 11 II�i���� � i � MW �%I��II/I %r/�������► I��IIIIIII jI�►� 11VI'edium�D� sit -. . . .- Pon . IIIIII �� ...,. . g �� Residential _ �dential • �� IIIIII/I// 1111111111� + + +11111111��►� A►IIj + IIIIII/jII// � i • Civic � �� � � ��IIIIIIIIII � II • � 111111111111 ����� � \\` -. - a .. ... residential MMI WONEWPOPIN Ion M �r1111 III111 IJ • �- • • - , 1VIedium'Densit III ► ' wepw_y If HUM _ =� eResi �tialll�/�II�� .�..�.� tial p IIIII/� �II�j�II1 o Mixed Employment Mixed - Residential •�F +1111111111111 �� IIIIII/j = - IC \`r - .F ++ IIIIII/I/I/I/I _ 1 11�111111���1 A►IIjIIII� : II : + + ++ ++++ IIIII/jIII// } = == =J11111 Civic + 111111111111� I•E + C 1111111 � �I�e-•�;::�1 ��1111111� � ++ + , + 4+ + + + + + + + ++ + + - ++ + iMedium Dnsy� - + Civic + + i + + ++ 'Residentia, .- - .- ++ ++ + ++ ++ + ++ + + + + -F + + + + +JL Me High�� ♦�� a� �� D'en�t, � - - + + + + + + M++ + ++ , M + + + + + + ++ + . . - ++ + M , + + + + � M - M I + esid + + + + ++ + + + ent�11 Mimed'um + + + + + + ++ + ++ r 1� ' DeM�si*ty + + + + + + ++ ++ + + ++ Residential , + + ++ + ++ + , + + + + + + + + + + ++ +1 + + + + 4. I♦ Parcel Summary Table 1. Summary by Future Land Use Area Change Type Current Designation Proposed Designation Acres Amend FLUM to Civic Low Density Residential(LDR) Civic 73.4 Amend FLUM to LDR Civic LDR 0.1 + Total Acreage 73.5+ Total ROW 3.6+ Total Area Amended 77.1 + Table 2.Area Amended on the Future Land Use Ma FLUM -Summary bDv Parcel Parcel I Acres Current FLUM Proposed FLUM 335 S Locust Grove Road R4833780200 3.43 Industrial S1118110071 0.85 Mixed Use Community Civic S 1118110090 0.17 Mixed Use Community Civic 1035 NW 1st Street R60660012001 13.00 Old Town Civic 1752 W American Fork Drive R8048710070 1 2.41 +of 11.51 Med.-High&High Density Residential Civic W. Chinden Boulevard&N Blackcat Road S04281312011 27.99 1 Medium Density Residential Civic 2400 S Stoddard Road-Bear Creek Park R0855010650 18.34 Low Density Residential&Civic Civic R0855010640 0.02+of 0.29 Low Density Residential&Civic LDR R0855030400 0.03 +of 0.26 Low Density Residential&Civic LDR R0855030390 0.01 +of 0.28 Low Density Residential&Civic LDR R0855030360 0.04 Low Density Residential Civic R0855030330 <0.01+of 0.24 Low Density Residential&Civic LDR R0855030320 0.03 +of 0.24 Low Density Residential&Civic LDR R0855030310 0.01 Low Density Residential Civic R0855030250 0.09 Low Density Residential Civic 4250 N Owyhee Storm Avenue R30301218001 0.27 Medium Density Residential Civic R30301217801 3.61 Medium Density Residential Civic 6343 S Recreation Avenue S14052124211 3.11 Medium Density Residential Civic Total Acreage 73.42+ Exhibit 8 Exhibit 6 Supplemental Documents City Council Hearing: July 14, 2026 ETT Planning Division 1D1A `� ^'' PREAPPLICATION MEETING D A�i t3 Type of Review Requested Pre-Application Request File number: P REAP P-2026-0012 Assigned Planner: Scheduled Date: 01/27/2026 Scheduled Time: 10:30 AM Applicant Information Name. Address. Phone. Email: Additional Attendee(s) Subject Property Information Location/street address: 450 S MERIDIAN RD Assessor's parcel number R5670130010 (s): Township, range, section: Project Description Project/Application Name: 2026 FLUM Amendment Description of Work: Amended multiple WASD & City parcles to reflect a "CIVIC Use on the FLUM. Application Information APPLICATION TYPES Comprehensive Plan Map Amendment- CPAM: CHECKED Is this City Initiated?: Yes MEETING TYPE Do you plan to attend this preapplication meeting in person or In person virtually via Microsoft Teams?: PROJECT INFORMATION A neighborhood meeting is good for 3 months and is required prior CHECKED to application submittal: I acknowledge pre-app notes are good for 4 months: CHECKED I acknowledge that a Site Plan will be uploaded in the attachment CHECKED section: 33 E Broadway Avenue, Suite 102 a— Meridian, Idaho 83642 Phone: (208)884-5533 a— Facsimile: (208)888-6854 a— Website: www.meridaincity.org 1 PROPERTY INFORMATION Current Land Use: Varies Total Acreage: Varies TYPE OF USE PROPOSED Other Type of Use Proposed: Varies Review Type Reviewer Review Notes Building Plan Review Notes Kegan Aman No comments at this time MFD Plan Review Notes Carl Anderson Comment received during preapplication meeting captured under planning review. No additional comments received. MPD Plan Review Notes Carl Anderson No Comments received. Parks Plan Review Notes Carl Anderson No Comments received Planning Review Notes Carl Anderson Planning: Potential other locations for consideration: •ACHD storm drain facility • Fields School District • Fields future park location Symbol for future park • Settlers Park- School symbol • Location of future park in Fields needs to be amended • FLUM amendment consideration Fire • Fire station location 7 and 9 (McMillan and Owyhee Storm) for consideration to amend the FLUM. Public Works • No Significant impact on infrastructure 33 E Broadway Avenue, Suite 102 a- Meridian, Idaho 83642 Phone: (208)884-5533 a- Facsimile: (208)888-6854 a- Website:www.meridaincity.org 2 Exhibit C Agency/Department Comments Received by: June 29, 2026 City Council Hearing: July 14, 2026 Project Name: H-2026-0006 Project Description:2026 City Initiated Future Land Use Map Amendment-CPAM Review Comments List Date:4/21/2026 Wastewater Modeling Review, 2/5/26 1:17 PM, Info Only(old) Comment: No changes in public sewer infrastructure shown in record.Any changes must be approved by public works Water Modeling Review, 2/3/26 1:59 PM, Info Only Comment: Distance to Mainline -Water available at site Impacts or Concerns-No changes to public water infrastructure shown in record.Any changes must be approved by public works.This includes hydrants or the abandonment of water mains. Charlene Way From: BRO Admin <BRO.Admin@deq.idaho.gov> Sent: Tuesday, March 24, 2026 9:02 AM To: Clerks Comment Cc: Jennifer Lahmon Subject: RE: Development Application Transmittals City Initiated Future Land Use Map Amendment (CPAM) H-2026-0006 '::xd: urur:d: Sender der-Please use caution with links or attachments. The Boise Regional DEQ Administration has no comments at this time. Sincerely, Carlene Oberg Administrative Assistant I Idaho Department of Environmental Quality 1445 North Orchard Street Boise, Idaho 83706 P: (208)373-OSSO I www.deq.idaho.gov From: clerk@ meridiancity.org<clerk@meridiancity.org> Sent:Thursday, March 19, 2026 8:14 AM To: BRO Admin <BRO.Admin@deq.idaho.gov> Subject: Development Application Transmittals City Initiated Future Land Use Map Amendment(CPAM) H-2026-0006 CAU 'INOIP' . This email originated outside the State of Idaho network. Verify links and attachments BEFORE you click or open, even if you recognize and/or trust the sender. Contact your agency service desk with any concerns. Development Application Transmittal 1 Link to Project Application: 2026 City Initiated Future Land Use Map Amendment(CPAM) H-2026-0006 Hearing Date: May 7, 2026 Assigned Planner: Carl Anderson To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above.When responding, please reference the file number of the project. If responding by email, please send comments to comment()meridiancity.org,. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thankyou, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331Email: cityclerk _ meridiancity.org, Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention,and maybe released upon request,unless exempt from disclosure bylaw. 2 Carl Anderson From: Charlene Way Sent: Tuesday, March 24, 2026 9:56 AM To: Stacey DuPuis; Clerks Comment Cc: Carl Anderson; Kristy Inselman; Michaella Owens Subject: RE: [EXTERNAL] Development Application Transmittals City Initiated Future Land Use Map Amendment (CPAM) H-2026-0006 Follow Up Flag: Follow up Flag Status: Completed Thank you, Stacey! Charlene Way, Assistant City Clerk 33 E. Broadway Suite 104 Meridian, ID 83642 Email: cwayPmeridiancity.org Phone: 208-888-4433 (Remote on Friday) From: Stacey DuPuis<sdupuis@adacounty.id.gov> Sent:Tuesday, March 24, 2026 9:55 AM To: Clerks Comment<comment@meridiancity.org> Cc: Carl Anderson <canderson@meridiancity.org>; Kristy Inselman <kinselman@adacounty.id.gov>; Michaella Owens <mowens@adacounty.id.gov> Subject: FW: [EXTERNAL] Development Application Transmittals City Initiated Future Land Use Map Amendment(CPAM) H-2026-0006 External Sender-Please use caution with links or attachments. Good morning, Ada County has no comments on this application.Ada County looks forward to working with the City to update the City's current Comprehensive Plan and Future Land Use Map (FLUM) upon completion of the City's process and action in accordance with Title 9 of the Ada County Code. Thank you and have a great day! Stacey Dupuis Community&Regional Planner Ada County Development Services ilk200 W. Front St., Boise, ID 83702 (208)287-7944 office (208)287-7909 fax 1 From: clerk@meridiancity.org<clerk@meridiancity.org> Sent:Thursday, March 19, 2026 8:14 AM To: Stacey DuPuis<sdupuis@adacounty.id.gov> Subject: [EXTERNAL] Development Application Transmittals City Initiated Future Land Use Map Amendment (CPAM) H- 2026-0006 CAUTION:This email originated from outside Ada County email servers. Do not click on links or open attachments unless you recognize the sender and know the content is safe.Verify the sender by mouse-hovering over their display name in order to see the sender's full email address and confirm it is not suspicious. If you are unsure an email is safe, please report the email by using the'Phish Alert' button in Outlook. Development Application Transmittal Link to Project Application: 2026 City Initiated Future Land Use Map Amendment(CPAM) H-2026-0006 Hearing Date: May 7, 2026 Assigned Planner: Carl Anderson To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application"will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment@meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thankyou, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331Email: cityclerk@meridiancity.org 2 Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention,and maybe released upon request,unless exempt from disclosure by law. 3 Carl Anderson From: Kimberly Warren Sent: Wednesday,April 22, 2026 2:20 PM To: Carl Anderson Cc: Steve Siddoway Subject: Park and Recreation Dept Comments-- City Initiated Future Land Use Map Amendment (CPAM) H-2026-0006 Follow Up Flag: Follow up Flag Status: Flagged Hi Carl— Regarding the City-Initiated Future Land Use Map Amendment (CPAM) H-2026-0006. The Parks and Recreation Department is in support of Memo Request Item #2 to "Clean Up"the FLUM by changing certain parcels from Low Density Residential to Civic, in accord with the underlying City of Meridian Parcel. And, also, to remove the partial `Civic' designation from certain residential parcels adjacent to Bear Creek Park. The Parks and Recreation Department's priority is that the entirety of Bear Creek Park and the connecting parcels that encompass micropaths all read as one consistent `Civic' designation. The proposed changes accomplish this objective. We are in support of the proposed changes to the Future Land Use Map. Please note that we have no comment on other proposed changes to the Map that do not pertain to park properties. Thankyou, Kim Warren Kim Warren,ASLA I Pathways Project Manager City of Meridian I Parks and Recreation 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.3579 1 Fax: 208.898.5501 NfE ID� Meridian Parks and Recreation: Quality. Community. Fun. All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention,and may be released upon request,unless exempt from disclosure by law. 1 C i E IDIAN.;--- Agenda Item Applicant Presentation 2026 City Initiated Future Land Use July 14, 2026City Council Hearing0006-2026-H Map Amendment Overview less). including ROW is 77.1 acres (more or Total area included in the application amendment. properties associated with the Minor Amendments to Adjacent “Civic” to reflect existing uses. Meridian owned properties to Redesignate multiple City of 2.designation. to reflect a “Civic” land use school sites by amending the FLUM anticipated West Ada School District Intended to reflect existing and 1.Map Amendment: Comprehensive Plan Future Land Use  Area of Change Proposed FLUM (4.45 gross acres)Existing FLUM (4.45 gross acres)335 S. Locust Grove Rd. – Area of Change Proposed FLUM (13.00 gross acres)Existing FLUM (13.00 gross acres)St.st 1035 NW 1– Area of Change Proposed FLUM (2.41 gross acres)Existing FLUM (2.41 gross acres)1752 W. American Fork Dr. – Area of Change Proposed FLUM (27.99 gross acres)Existing FLUM (27.99 gross acres)W Chinden BLVD. & N Blackcat Rd. – Area of Change Proposed FLUM (18.58 gross acres)Existing FLUM (18.58 gross acres)Bear Creek Park-2400 Stoddard Rd. – Area of Change Proposed FLUM (3.88 gross acres)Existing FLUM (3.88 gross acres)4250 N. Owyhee Storm Ave. – Area of Change Proposed FLUM (3.11 gross acres)Existing FLUM (3.11 gross acres)6343 S. Recreation Ave. – Recommendation and Next Steps City Council for approval. and have forwarded the application to , 2026, th the application on May 7heard Commission The Planning and Zoning proposed. Land Use Map Amendment as proposed Comprehensive Plan Future City staff recommend approval of the  Notification & Comment Received Nextdoor PSA4/16/20266/26/2026ownersCourtesy notice to property 03/24/2026owners within 300’Notification mailed to property N/AN/AN/ANewspaperNotification Published in 4/21/20266/27/2026Agency Notice3/19/2026Site Posting dateN/AN/ANeighborhood MeetingN/AN/APreapplication Meeting date261/27/20-DescriptionDetailsPosting DateZoning Planning & DatePosting CouncilCity Ada County Development ServicesIdaho DEQMeridian Parks & Recreation DepartmentMeridian Public WorksAgency Comments: NonePublic CommentsPublic Notification E IDIAN*-- -)AHO AGENDA ITEM ITEM TOPIC: Public Hearing for Durango Subdivision (H-2025-0017) by KM Engineering, LLP, generally located off the northeast corner of the N. McDermott Rd. Bypass and W. Ustick Rd. A. Request:Annexation of 37.08 acres of land with R-8 (29.53 acres) and L-O (7.55 acres)zoning. B. Request: Preliminary Plat consisting of 127 residential lots and 6 commercial building lots and 14 common lots on 35.88 acres of land in the proposed R-8 and L-O zoning districts. Q O tw uo 4 h(ULO X N Y UJ Q L L m Q. p v = 41 X v L CL X cc N G � O O � O L can N1 UN U 40 N •_ N /- (A O °' � \1 ao •— ,� QL L U_ o. 4A m L. 0 a) Ln o_ —�` N � O S N - � _A O r-I N M RT Ln lC (%% 00 cn r-I COMMUNITY DEVELOPMENT C�E IDIAN, DEPARTMENT REPORT DAHO HEARING 7/14/2026 Legends DATE: © Project Location m �' TO: Mayor&City Council "I Area of Impact «= City Limits --- FROM: Sonya Allen,Associate Planner O Analysis . 208-884-5533 sallen@meridiancity.org , APPLICANT: Connor Lindstrom,KM Engineering, ;---- LLP _ SUBJECT: Durango Subdivision—AZ,PP is H-2025-0017 ` LOCATION: 5630 W.Ustick Road, generally located at a portion of the SE '/4 of the SW '/4 of _ Section 33,Township 4N,Range 1W Parcel Nos. SO433346600, SO433346710, SO433346650 and SO433347115 I. PROJECT OVERVIEW A. Summary Annexation of 37.08 acres of land with R-8 (29.53 acres) and L-O(7.55 acres)zoning and a Preliminary Plat consisting of 127 residential lots, 6 commercial building lots and 14 common lots on 35.87 acres of land in the proposed R-8 and L-O zoning districts. B. Issues/Waivers The Applicant proposes to extend the Office Future Land Use Map(FLUM)designation at the southeast corner of the site further to the west along the frontage of Ustick Rd. for an additional approximate 3.24 acres or 16%of the development area. The Comp Plan states FLUM designations are not parcel specific and that an adjacent abutting designation, when appropriate and approved as part of a public hearing with a land development application, may be used but may not apply to more than 50%of the land being developed. Staff is supportive of this request as approximately'/z acre of the site designated Office is encompassed by the Sky Pilot drain easement and cannot be developed; and an additional 1.7 acres of Office designated land to the east will not develop as such with Springday Subdivision due to the location of the collector street and remaining area not being large enough to develop with office uses. C. Recommendation Planning Division: Approval Planning and Zoning Commission: Approval D. Decision City Council: Click or tap here to enter text. City of Meridian I Department Report 1. Project Overview E. Table of Contents Community Metrics.............................................................................. II StaffAnalysis..................................................................................... III City/Agency Comments and Conditions...................................................... IV Findings............................................................................................ V Action.............................................................................................. VI Exhibits............................................................................................ VII I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant and Residential - Proposed Land Use(s) Residential and Office - Existing Zoning RUT VII.A.2 Proposed Zoning R-8 and L-O Adopted FLUM Designation Medium Density Residential and Office VILA.3 Table 2:Proiect Overview Description Details History NA Phasing Plan 3 phases are proposed Residential Units 127 Open Space 25.41% Amenities 7 points required/8 points provided Physical Features Eight Mile Lateral and the Sky Pilot Drain Acreage +35.87 acres Lots 147 lots(127 residential/6 commercial/14 common lots) Lot Sizes minimum lot—5,547 s£/maximum lot—8,687 sf/average lot—5,864 sf Density 4.48 du/ac Table 3: Process Facts Description Details Preapplication Meeting date 4/7/2025 Neighborhood Meeting 1/8/2025 Site posting date 5/5/2026 Table 4: Agency Comments Agency/Element Description/Issue Reference Ada County Highway District IV.H • Comments Received Yes/Staff Report - • Commission Action Required No - • Access Ustick Road/Existing - • Traffic Level of Service Ustick Road—Better than"E" - ITD Comments Received ITD has indicated that they have no comments related to this application. Meridian Public Works Wastewater TVA • Distance to Mainline Sewer not yet available to site. • Impacts or Concerns Extension of the McDermott Trunk line to Ustick and an additional 1700 ft of 10-inch sewer main required to serve City of Meridian I Department Report II. Community Metrics site.PW will not approve utility plan until sewer is made available. Meridian Public Works Water IV.B • Distance to Mainline Available at the site • Impacts or Concerns A maximum of 50 lots can be developed before a second water connection is required. Note: See section IV. City/Agency Comments&Conditions for comments received or see the public record. Paste the following link into your browser to access the public record: https:llweblink.meridianciN.org/WebLink/Browse.aspx?id=400842&dbid=0&rCpo=MeridianQU Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:S0433346600 Date Retrieved:2026/5/8 Parcel Count Parcel Acreage Infill Indicator: 817 Surrounding Area 1, 1 D 44 /v Not city s1 ® City Limits 1,197 ■ Not City HouseholdHousehold& Population Growth Households [32020 Population Change:82.0% Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 Use Types Residential Addresses All Addresses Single-family Multi-family is 1% % 190 ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved Approved 0 1000 2000 3000 4000 0 100 200 300 Single-family ® Multi-family City of Meridian I Department Report 11. Community Metrics 2.00 QW 1,500 Single-family y 1.50 Residential M, 1,000 Parcel Diversity y 1.00 U 0 Parcel Count in 0.50 ® 500 L m Average Acres 0.00 ' O a 0.15 0 06_ 0 a R-2 R-8 R-15 Average Single-family Density by Zoning Average 20.00 15.00 �15.92 d' Density � 10.00 — � 6.56 a72 5.00 - 04.36 0.00 ---eom Dwelling Units 1 Acre R-2 R-4 R-8 1111-15 Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 2: ACHD Summary Metrics Level of Service Planning Thresholds t, Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service Ustick Road 870-feet Principal Arterial 293 Better than "E" *Acceptable level of service for a two-lane principal arterial is"E" (590 VPH). 2, Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. + The average daily traffic count for Ustick Road east of McDermott Road was 5,505 on January 27, 2022. 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 McDermott RoadlBypass to Black Cat Road in 2027. • Ustick Road is scheduled in the FYP to be widened to 5-lanes from Black Cat Road to Ten Mile Road in 2025. ■ The intersection of Ustick Road and McDermott Road/Bypass is scheduled in the FYP to be widened to 3-lanes on the north leg, 3-lanes on the south leg, 6-lanes on the east leg,and 6- lanes on the west leg in 2027. ■ The intersection of Ustick Road and Black Cat Road is scheduled in the FYP to be widened to 7 lanes on the north and south legs and 6-lanes on the east and west legs and signalized in 2025. • The intersection of Ustick Road and Owyhee Storm Avenue is scheduled in the FYP as an intersection improvement project to be widened to 3-lanes on the north leg, 6-lanes on the east leg, and 5-lanes on the west leg in 2025. • Black Cat Road is listed in the C I P to be widened to 5-lanes from Cherry Lane to Ustick Road between 2031 and 2035. • The intersection of Cherry Lane and Black Cat Road is listed in the CIP to be widened to 4- lanes on the north leg, 4-lanes on the south, 4-lanes east, and 4-lanes on the west leg, and signalized between 2031 and 2035. Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview This property is designated Medium Density Residential and Office on the City's Future Land Use Map(FLUM) contained in the Comprehensive Plan. The Medium Density Residential 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. The Office designation provides opportunities for low-impact business areas. These uses would include professional offices,technology and resource centers; ancillary commercial uses may be considered(particularly within research and development centers or technological parks). Sample zoning include L-O. The applicant proposes to extend("float")the existing Office land use designation west along the Ustick frontage to accommodate additional L-O zoned office lots within the overall Medium Density Residential designated property. The Comprehensive Plan allows adjacent future land use designations to be utilized through a development application process where the designation directly abuts the subject property, does not extend across a collector or arterial roadway,and does not exceed 50%of the land being developed. The applicant states that approximately 16% of the development area would utilize the floated Office designation and that the subject property directly abuts the existing Office designation. Based on these findings,the request appears consistent with the Comprehensive Plan's floating designation provisions. The proposed plat contains 127 residential lots on approximately 35.87 acres at a gross density of 4.48du/ac,meeting the required density range listed above. The applicant has provided a conceptual layout for the office portion of the development. The plan depicts site parking,cross-access driveways to adjacent properties,and 6 office buildings, totaling approximately 51,255 sq ft. Staff finds that the proposed zoning,plat and conceptual office layout are consistent with the MDR and Office designations. The City may require a development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommend a DA as a provision of annexation with the provisions included in Section IV. The DA is required to be signed by the property owner(s)/developer and returned to the City within 6 months of the Council granting the annexation for approval by City Council and subsequent recordation. B. Comprehensive Plan Policies • 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. The proposed plat has an abundance ofpedestrian connectivity throughout the proposed development. • 2.02.01 C-Require all new residential neighborhoods to provide complete streets, consistent with the Transportation and Land Use Integration Plan. The internal street network meets ACHD standards. City of Meridian I Department Report III. Staff Analysis • 2.02.01D -Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity. The applicant proposes extending several walkways to other properties abutting this development. 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.As noted above, sewer to this development is not in the immediate area. However, with the development of the Dayspring Subdivision, sewer will be extended in Ustick, which this development could utilize. The timing of the extension is unknown at this time. • 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. The applicant is coordinating the landscape design with the Ustick Commercial development to the west. Additionally, the office lots west off. Dayspring Way were located here to integrate with the property to the west and coordinate an appropriate transition between the two commercial developments and future residential lots north of the Sky Pilot Drain. • 4.05.01D -Requires improving and protecting creeks and other natural waterways throughout commercial,industrial,and residential areas. The Eight Mile Lateral runs along the northern boundary of the site and will remain in a natural state, enhanced with a multi-use pathway. • 5.01.02C-Promote area beautification and community identity through context sensitive building and site design principles, appropriate signage, and attractive landscaping. Ustick Road is designated an entryway corridor. The applicant is proposing a dry creek bed with river rock and boulders as additional design features.Additionally, the applicant should enter into a license agreement with ITD or ACHD to landscape the surplus ROW located along McDermott Bypass, near the NWC of the property identified with phase 3. • 5.01.0IF—Minimize noise,lighting, and odor disturbances from commercial developments to residential dwellings by enforcing city code. The UDC limits business hours of operation in the L-O district from 6 am to 10 pm to minimize these disturbances. • 6.01.0213 -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. Cross-access is being provided to abutting properties. Direct lot access isn't proposed; however, the Ustick Commercial project did show RIRO access to Ustick to be shared with the property.ACHD and City staff are not supportive of any access to Ustick Rd. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): There is an existing structure on parcel S0433347115 that will need to be removed with development of the property. 2. Proposed Use Analysis (UDC 11-2): The applicant is proposing a mixed-use development consisting of 147 total lots, including 127 single-family residential lots, six commercial office lots and fourteen (14) common lots on 35.87 acres. The residential portion of the property is proposed to be zoned R-8 and is proposed to develop with single family detached homes. The office portion of the development may develop with 6 office buildings totaling 51,255 square feet. The subdivision is proposed to develop in three phases. City of Meridian I Department Report III. Staff Analysis 3. Dimensional Standards (UDC 11-2): This subdivision is proposed to include various sized residential lots, ranging from 5,547 sq. ft. to 8,687 sq.ft. In total, 127 buildable residential lots are proposed.Average lot size is 5,864 sq.ft. The office lots range in size from 31,017 sq.ft. to 47,798 sq.ft. The minimum lot size in the R-8 zone is 4,000 feet, and there is no minimum lot size for the L- O zone. Staff finds that the proposed development meets the dimensional standards of both zones. Any future homes and office buildings will also need to comply with the dimensional standards in UDC Table UDC 11-2A-6 and 11-2B-3. Lots 1, 2, 4, Block I should graphically depict the 35 foot landscape buffer along Ustick Road and a 10 foot landscape buffer along N. Dayspring Way. D. Design Standards Analysis 1. Structure and Site Design Standards (UDC 11-3A-19): All structures and site designs are required to comply with the standards listed in UDC 11- 3A-19. The conceptual development plan of the office area depicts an interconnected network of walkways and drive aisles that promote pedestrian and vehicular mobility within the development and to the adjacent development to the west and east; a pathway is proposed to the future residential development to the north for pedestrian access and connectivity,no vehicular connectivity is proposed. Where the pathway crosses a vehicular driving surface(driveway that parallels the Sky Pilot Drain),the applicant should distinguish this pedestrian crossing through the use of pavers,colored or scored concrete,or bricks,per UDC 11-3A-19B.4b. Staff is supportive of the proposed layout with the noted modification. 2. Qualified Open Space &Amenities (UDC 11-3G): UDC Requirement Proposed/Analysis Open Space: 15%for the 7.63 acres or 25.41% R-8 Zoning Amenities: 1 Point for Dog waste station,open space commons,pathways for a every 5 acres of gross total of 11 points,7 points were required. land area 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. The applicant is proposing to construct a 10 foot multi-use pathway along the south side of the Eight Mile Lateral outside of the 50 foot easement.Landscaping along the pathways should comply with the standards set forth in UDC 11-3B-12C. Although the applicant exceeds the required amenities per the UDC, staff believes with this annexation the applicant should provide an additional amenity in one of open space commons lots.If these areas are for play for the residents, staff recommends the applicant construct a passive amenity such as an open space commons shelter in Lot 9, Block 3. 3. Landscaping (UDC 11-3B): i. Landscape buffers along streets City of Meridian I Department Report III. Staff Analysis UDC Requirement Proposed/Analysis Entry Way Corridor: A 35-foot wide landscape buffer is proposed along Ustick 35 feet Road. Collector Road: 20 feet A 20-foot buffer is proposed along a portion of the McDermott Bypass.The roadway is currently under the jurisdiction of ITD and is anticipated to be conveyed to ACHD in the near future. Staff recommends the applicant coordinate with the applicable transportation agency prior to submitting Phase 2 of the project and enter into a license agreement to incorporate the surplus right-of-way into the buffer area. Local Road: 10 feet or Eight-foot parkways are proposed along the internal streets 8 feet with detached consistent with UDC standards. The Sky Pilot Drain runs sidewalks along the east boundary of N.Dayspring Way,which creates an exceptionally wide buffer in this area.If trees are not allowed to be planted in the easement,the applicant should add an additional five feet outside of the irrigation easement to plant the required trees. ii. 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 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. iii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-3B-8. The office portion of the proposed development will have to meet the parking lot requirements listed in UDC 11-3B-8 with the submittal of the Certificate of Zoning Compliance. iv. Landscape buffers to adjoining uses A minimum 25-foot-wide buffer is required adjacent to residential land uses in accordance with UDC Tables 11-2C-3, 11-2B-3, and 11-4-3-34F. The buffer shall be landscaped in compliance with the standards of UDC Section 11-3B-9C. The residential and commercial components of the development are separated by the Sky Pilot Drain and its associated 100 foot-wide irrigation easement. The applicant proposes to pipe the drain and improve a portion of the easement area with approximately thirty- eight(38)feet of open space that includes a five(5)foot-wide pedestrian pathway and a seven (7)foot-wide planting bed adjacent to the residential portion of the property. The other half of the easement is located on the commercial portion of the property providing the 100 foot buffer between the two uses. City of Meridian I Department Report III. Staff Analysis As trees are not permitted within the irrigation easement, an additional five(5)foot-wide landscape strip outside of the easement will be necessary to accommodate the required tree plantings and meet the landscape buffer requirements of the code. v. Storm integration 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. Development will be required to meet UDC 11-3B-11 for stormwater integration. vi. Pathway 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. 4. Parking (UDC 11-3C): i. Residential parking analysis Off-street parking is required per the standards listed in UDC Table 11-3C-6;the number of parking spaces is based on the number of bedrooms per unit. The applicant shall comply with these standards. Each single-family residence will be evaluated at the time of building permit submittal. ii. Nonresidential parking analysis UDC Requirement Proposed/Analysis Commercial: 1 Parking This will be determined during the Certificate of Zoning Stall per 500 Square Feet Compliance application review. of Gross Floor Area iii. Bicycle parking analysis A minimum of one(1)bicycle parking space must be provided for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C. Bicycle parking will be determined with the submittal of a Certificate of Zoning Compliance application. 5. Building Elevations (Architectural Standards Manual): Conceptual building elevations were submitted for the proposed subdivision as shown in Section VII.N. Single family homes along the collectors should 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 home 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. City of Meridian I Department Report III. Staff Analysis The office elevations will be subject to the design standards in the Architectural Standards Manual(ASM). 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. 7. Parkways (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 11 trees are the preferred parkway trees. The applicant is proposing parkways along the local streets of the subdivision. The applicant has designed the local streets with sixty-three feet of right-of-way which includes an 8 foot- wide landscape planter and a 5-foot-wide sidewalk within a thirteen foot ACHD easement on each side of the thirty-seven-foot right-of-way. The parkways will be required to meet the requirements of UDC 11-3A-17. E. Transportation Analysis 1. Access (UDC 11-3A-3, UDC 11-3H-4): Access to the preliminary plat is via W. Ustick Road and N. McDermott Road Bypass. For the L-O portion of the development, the applicant is proposing cross access to the property to the west and east as required by UDC 11-3A-3. Direct lot access to Ustick is prohibited. 2. Pedestrian Connectivity (UDC 11-3A-5, UDC 11-3A-8, UDC 11-3A-17): The applicant has provided ten-foot-wide multi-use pathways and five foot-wide pathways as well as five foot-wide sidewalks throughout the development for pedestrian connectivity. 3. Subdivision Regulations (UDC 11-6): i. 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 three (3) common driveways that meet the dimensional requirements as outlined in the UDC. ii. Block face Per UDC 11-6C-3.F.1,block face length in in residential districts shall be more than seven hundred fifty(750) feet in length without an intersecting street or alley,except as allowed in subsection(17)(3) of this section. The north side of W. Pagosa Street exceeds 750 feet in length requirement but does not exceed 1,000 square feet in length. Per UDC 11-6C-3.F.La, 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. The applicant is proposing multiple pathway connections, including traffic calming as required by the UDC. Therefore, staff has no opposition to the extended block length. City of Meridian I Department Report III. Staff Analysis F. Services Analysis 1. Waterways (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 Eightmile Lateral is proposed to remain open while proposing to reroute and pipe the Sky Pilot Drain north along the southern access road before traveling west under the service drive. Various meetings and coordination took place between the applicant, Nampa Meridian Irrigation District(NMID) and ACHD to establish a route that works for all parties. The easement in which the drain will travel will be 100'wide as required by NMID and the origination point of the drain and the location in which it departs the property under McDermott Road will remain. To provide NMID the access needed to their pipeline, no structures will be placed within the easement, and no trees will be planted. A waiver to keep the lateral open needs to be approved by City Council. 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. 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. 4. Utilities (UDC 11-3A-21): Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development. Sewer is not yet available to the site. The extension of the McDermott Trunk line to Ustick Road and an additional 1700 feet of 10-inch sewer main is required to serve site. The Public Works Department will not approve utility plans until sewer is made available at the site. Commission and Council should determine if annexation of this property is in the best interest of the City. 5. School Capacity(Comp Plan): School Districts West Ada School District • Capacity of Hunter Elementary School-625 Schools Sawtooth Middle School- 1000 Owyhee High School- 1800 MMA City of Meridian I Department Report 11I. Staff Analysis • Number of Hunter Elementary School-574 Students Sawtooth Middle School-844 Enrolled Owyhee High School- 1807 IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption, and the developer. 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, conceptual plan and building elevations included in Section VII and the provisions contained herein. b. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the development. c. 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. d. 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. e. Business hours of operation in the L-O zoning district shall be limited from 6:00 am to 10:00 pm. f. The development is subject to the Oaks lift station&West Ada School District reimbursement agreements. g. Direct lot access to W.Ustick Road is prohibited. Preliminary Plat 1. The final plat(s) shall include the following revisions: a. Depict cross-access/ingress-egress easements between all commercial lots in the subdivision and to adjoining properties either by recorded easement or as a note on the final plat as set forth in UDC 11-3A-3A.2. b. Add a note on the final plat(s)that states direct lot access is prohibited. c. Lots 1,2,4,Block 1 shall graphically depict the required landscape buffer widths along Ustick Road and N. Dayspring Way. City of Meridian I Department Report IV. City/Agency Comments &Conditions 2. The landscape plan prepared by KM Engineering and stamped by Alyssa Ensen,included in Exhibit Section VIIE, dated January 5,2026, shall be revised as follows: a. A 20-foot-wide landscape buffer and 10-foot wide sidewalk shall be constructed within the right of way west of Lots 5-8,Block 6. Any surplus right of way outside of the 20-foot landscape buffer shall also be landscaped and the 10-foot multi-use in Lot 10,Block 6 shall connect to the 10-foot sidewalk. b. 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. c. 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. d. Mitigation information shall be included for all existing trees four-inch caliper or greater that are removed from the site as set forth in UDC 11-3B-10. e. 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. f. The applicant shall provide an open space commons shelter in Lot 9,Block 3. A detail of said amenity shall be submitted with the final plat application. g. Where the pathway crosses a vehicular driving surface(driveway that parallels the Sky Pilot Drain),the applicant shall distinguish this pedestrian crossing through the use of pavers, colored or scored concrete, or bricks,per UDC 11-3A-19B.4b. h. Additional design features consisting of a dry creek bed with river rock and boulders shall be included in the street buffer along W.Ustick Rd., an entryway corridor, as proposed, in accord with UDC 11-313-7C.3f. 3. The Eightmile Lateral 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 Eightmile Lateral open as proposed. 4. 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. 5. 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 the Eightmile Lateral to the Planning Division for approval by City Council and subsequent recordation or unless required by ACHD. 6. 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. 7. 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. 8. 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 requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. City of Meridian I Department Report IV. City/Agency Comments &Conditions 9. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the commercial portion of the development 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. 10. 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. 11. The plat shall comply with the dimensional standards of the R-8 and L-O zoning districts per UDC 11-2A-6 and 11-2B-3. 12. The Applicant shall comply with all conditions of ACHD. 13. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. B. Meridian Public Works 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 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. City of Meridian I Department Report IV. City/Agency Comments &Conditions 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. The Developer's 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. 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-313. 12. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 13. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 14. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 15. Developer shall coordinate mailbox locations with the Meridian Post Office. 16. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 17. The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 18. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 19. At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. City of Meridian I Department Report IV. City/Agency Comments &Conditions 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 h!W://www.meridianciiy.oriz/public works.aspx?id=272. 21. The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 22. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. Meridian Park's Department https:llweblink.meridiancity.orglWebLinkIBrowse.aspx?id=400843&dbid=0&repo=MeridianCit X D. Community Planning Association of Southwest Idaho(COMPASS) https:llweblink.meridiancity.orglWebLinkIBrowse.aspx?id=400843&dbid=0&repo=MeridianCit X E. Irrigation Districts 1. Nampa&Meridian Irrigation District https://weblink.meridiancity.org/WebLink/Browse.aspx?id=400843&dbid=O&Mpo=Meridia Lclu F. Idaho Department of Environmental Quality(DEQ) https:llweblink.meridianciU.orglWebLinkIBrowse.aspx?id=400843&dbid=0&repo=MeridianCit X G. West Ada School District(WASD) or Other District/School https:llweblink.meridianciU.oLglWebLinkIBrowse.aspx?id=400843&dbid=0&repo=MeridianCit X H. Ada County Highway District(ACHD) https:llweblink.meridiancity.org WWebLinkIBrowse.aspx?id=400843&dbid=O&Mpo=MeridianCit X I. Idaho Transportation Department(ITD) https:Ilweblink.meridianci(y.oLylWebLinkIBrowse.aspx?id=400843&dbid=O&Mpo=MeridianCit X 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: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The Commission finds the annexation of the subject site with an R-8 and L-O zoning districts will be consistent with the Medium Density Residential and Office FL UM designations. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Commission finds the proposed lot sizes and office layout will be consistent with the purpose statement of the residential and commercial zoning districts. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Commission finds annexation with R-8 and L-O zoning districts will not be detrimental to public health, safety, and/or welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The Commission finds the applicant is proposing to phase the development which should not have an adverse impact on any of the public services. 5. The annexation(as applicable)is in the best interest of city. The Commission finds the annexation of the site is in the best interest of the City. B. Preliminary Plat(UDC-6B-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; The Commission finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section IV. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; The Commission finds that water is readily available to property, however the extension of the McDermott Trunk line to Ustick and an additional 1,700 ft. of 10-inch sewer main required to serve site. Development of the subject property won't be allowed until sewer service is extended to the property as required by the Public Works Department. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The Commission finds proposed development is consistent with scheduled public improvements. ACHD is scheduled to widen Ustick Road next year, and the City has entered into a cooperative development agreement with a developer for the extension of the McDermott truck line to Ustick. The private developer is responsible for the remainder of the City of Meridian I Department Report V. Findings extension in Ustick Rd., which is anticipated to occur prior to the completion of the road widening. 4. There is public financial capability of supporting services for the proposed development; The Commission finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and The Commission finds the proposed development is not detrimental to the public health, safety, and general welfare. 6. The development preserves significant natural, scenic or historic features. The Commission finds the development is preserving the Eightmile Lateral and incorporating it into proposed subdivision by keeping it open as a natural feature. VI. ACTION A. Staff: Staff recommends approval of the proposed annexation with the requirement of a Development Agreement and approval of the preliminary plat with the provisions listed above in Section IV, per the Findings listed in Section V. B. Commission: The Meridian Planning&Zoning Commission heard these items on May 28,2026.At the public hearing,the Commission moved to approve the subject AZ&PP requests. 1. Summary of the Commission public hearing: a. In favor: Connor Lindstrom,KM Engineering b. In opposition: None C. Commenting: Greg Larson: Cory Thacker d. Written testimony: Cory Thacker: Connor Lindstrom,KM Engineering e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: Bill Parsons 2. Key issue(s)of public testimony: a. Mr. Larson had concerns pertaining to the location of the proposed access driveway via N. McDermott Rd.Bypass and sight distance with the curve of the bypass to the north— request for the access to be shifted further to the south near the-Sky Pilot Drain and his north property boundary. b. Mr. Thacker had concerns pertaining to water rights, eminent domain and desire for cross- access to be provided to his property for redevelopment purposes through the subject property. C. The Applicant is in agreement with Staff s recommendation to provide a shelter on Lot 9. Block 3 but not in favor of extending N. Del Norte Ave. as a stub street to the out-parcel to the south since access is proposed via a cross-access easement from N. Dayspring Way_ — Staff agreed&retracted the recommendation for the stub street to be provided. 3. Key issue(s)of discussion by Commission: a. The provision of a stub street(Del Norte)to the out-parcel at the southwest corner of the site. b. The provision of a shelter as an additional amenity_ on Lot 9,Block 3 as recommended by Staff. C. The request for the Office designation to be extended further to the west along the frontage of Ustick Rd.to allow for additional office use. 4. Commission change(s)to Staff recommendation: City of Meridian I Department Report VI. Action a. Modification to condition#la to specify cross-access/ingress-egress easements are required between all commercial lots as requested by the Applicant and agreed upon by Staff. C. City Council: VII. EXHIBITS A. Project Area Maps 1. Aerial �r t a � 4 City of Meridian Department Report VII. Exhibits f n nli r r Rf! 1 � Legen� ......fulf rrr�• 1 - rrr'rIIfnfr-' f11 fl�jr''.E r'111111111111 Q�1111=IIIIII IAIII r C�nul r,_IIII !,,IIII! IN.p�nllu'inn _In nnn nnm LocationProject °_== -�� �. 1:Ilnll'lIp■p=Innmrnmmm? � �1 . r!L Area . .. �_�'— �IIIIIAn11■ C Illllgi rlrat�e uq[rpne rIi•r:.—' urea rlrrrrli� �- Illullllu Analysis liar,,,,, nl"�-flrr� ■4n fiy:IIII ,+ .O1u� � ■1lrrgJr r i.■.Af-tuulu n •� ,1,,,,� I nun,- lulu.. finl frl 111� V . i■ 4 J`� IIf Ir1� r J fir)� E11! �■■■ �I _= i�illl IIII inU ■ice nr immom soon I ;�� •� ao��n■■s■r s" r■l■■■ll rfof �i ) L.=DOE ■■�i::.."i: �• J♦�1f r ,■IIII■ ■n■ur►i�i f,' .x■��::::C:■ 1�{: s�■■r111rU� *ff' �■1■f`q1♦�,i 0 �■■.r.■;i � s� %,a 1■11 r■■Illllr■u b ■`E■. ��i:1111111■fj�I���f �■ � ■.i •�;i f y■Il• R■■ron no rirllu Iu1r r � A ® ' .,+- ya ■■, V ■■■r in soon Ems '!I = �= •,r. I soon, IN M 1 - mu�•••• oil, flf„ ��r1111111i1111111111 Illlllf pf�� - • D - r�III111111111�4 Legend :u11 ile 11111i Ill lr • - Location _ ��111111'1111! 11 �IIU e - • fl �I111111I11I�=111 Area of Impact 1 Anlll 11 I`.� flllr�' p ■ exfIIrf ,!IIII ��1111111111q II w=V�== r un1uII• Analysis E+IIIIImIIn^- I � III li111 . 21 -- -I♦�..��u�vII� rhll�rHr�♦ nnli%�111111 �rirnn 4 11"„� ool in ■ U • G «! U J II++ :ter II 1 • I :i�■■liuu Illil ....,-,_ IIIIIIIIII. .1 nnn�eII� I� _.in.D - ■ �rrr��lt w�■ugrl rrtlff ■Rrr'f■1 fI♦f �:'■ lino::::rl■i • `�1 ri •■■!ii■Wir li ♦ run■■.■. •�{■ r N■in rrroil 11 fr��11111■■U��,♦�Il ♦�♦�� •fir■ rd *,7 j�i.1111111111♦�i i �►• ••••O ♦♦♦ : `.loin rl��:Illllllj���11 � u •i ' �riii III,.p 11111111�✓ �� r ♦�i now 11111 1111���Ir V i■■■rial���• . ■ _ IIIIfr■I �.noon ■ DSO �.•::::�:' .- . -E� 4. Planned Development Map Legend Project Location Area of Impact ------- City Limits ! Planned Parcels �-121 ' i 0 Analysis OB e City of Meridian Department Report VII. Exhibits B. Conceptual Office Layout and Preliminary Plat(date: 1/5/2026) ------------------- .. .. ............ .. US, E 4 PH 9 �mi�i 7 :X ...... ....... km W=1 PRELIMINARY PLAT SHOWING DURANGO SUBDIVISION A PORTION OF THE SE 1/4 OF THE SW 1/4 OF SECTION 33, TOW45HI P 4 NORTH,RANGE 1 WEST,BOISE MERIDIAN, CITY OF MERIDIAN,AIA COUNTY,IDAHO a.. T�Z o rw ........ ...... .... Q, QA8@999G@ o 4 lr�ale @ R @ 4 wr— AL.-v nn-�- @ Z'T 71 lo n U .......... I IF: T DUPANGO�SUBOIVISIONn MERIDIAN, IDAHD k I m T City of Meridian Department Report V11. Exhibits , I _- __-- _ — DURANGOSUBDIVISION M"IDIANx IOANO ,. '/� � I r, �PP1.1»u _ r - -_ EE _—— . _ _ ____ #�s §i '4 s5i .:.:::::= ' .n_P� DURAN&O SUBDIVISION MERIOIAN,IOAHO FIon PP2.0 w City of Meridian Department Report VII. Exhibits e s a a J _ $§ §ox _ Ida fi ii_ 4 __i_F__ __-- ___A__ � __g_______ '_ _A_ _-g____— __-______ __ �� �s��' ��s�� §"� �' I���•:' °�� s§E A'§� g§� a§. 3§x a. a� a� W e z I �,a 3: - � :: ----------- �� :. i -- -- ----------------1--- ------------------ Ali �; --------- -- -------- DU RANGO SUBDIVISION vu' MERIDIAN,IDANO U.. u..wre i _ I - - - _ __-_ - - _ - ____--_—__—_-_-_-_----_- -- _-_ — . _- f1j}' .J• �_ w :: WID ID 0 mN 1 0 1 it I — ® D l l — w �_ ----- LEGEND DUMNG...NA?JISION ®�sr� ";JPP3a City of Meridian I Department Report VII. Exhibits -------1-- I -- 4y o o o :jo ---==FTIPP=�-- I -- ------------I{----------- ------ f m 0 i 1• e f --------------------------------- - - --L- o a. %11RI I ,o il ! ---------------a—LEGEND DURANGO SUBDIVISION � ■V■■ --- ME I101AN�IDAHO --- E.PP3.2 �e s"i� sw -- --- --- is I c`i SEWERALIGNMENTA F -sa gga 9 z•,.o sgE 'fi3—�8 -- j� I ii a io — =r`—---- l DU-NG.SUBDIVISION O ■V■■ ME1101ANo OAHO SEWERALIGNMENTA CONTINUED City of Meridian I Department Report VII. Exhibits gnu a ae Yy5 nEe i� a° Y3 rz ss° �� a g{pii si�!!>!�33 1 ____ p! drx3 l333 SEWER ALIGNMENT B e ea ii! "r ______________` xsw x5}5_ fil x x51q_ ag pp mSEWER ALIGNMENTD 33 da �S a d� �,.�.1� DUPANGO SUBD IDAHAH O ON -ws am wo .m r.m z,m MERIDIAN� a.n xm xm x vn Hiss •'zn SEWER ALIGNMENTC ����oN. �ri'.L^W�`r '.,,'. l 37'ROW TYPICAL LOCAL STREET SECTION f 37ROW LOCAL STREET SECTION-COMMERCIALANDENTRANCES DUUNGO SUBDIVISION ■ MMERIDIIDIAN,IDAHO �■■(\�i�■r�j■ PP3.4... City of Meridian Department Report VII. Exhibits mm���oe 0 0 000 o a MM MM oMEN �o 000 000�000 DDO�Re��e �OGeDGpQ om �Bs O II�®DO{ 00 u MON. a(o]a o o m0000© 000�oo 000��oo 0 0© e ®0�0 0 i■ _ s n 7 0' O r�- a — o ® ® ® ® ® m ® o 0 0 0 _ �I ,i --------- -------- ------- ......... a L4ND5CAPE PLAN DORANGO—DIVISION a IL_]1 ""�"S'S MERIDNN,3DAHO r�°vm klm _-___---..__.— _,______—__ -9_—__ Q m ® ® m ® ® © ® 0 ® 0 ® m 0 0 0 0 o m o 0 0 0 0 0 0 0 0 © o o m o o a ® ® o ® m ® ® © m ® ® 0 04mo° F b m ® m ® ® O p ® ® ® O o o ® ® ® ® ® m ® o 0 0 o m ® ® ® m p o I I -- --—--� DURANCO SIUSDmsIDN FENCE PLAN MERIDIM,IOANOkm City of Meridian Department Report VII. Exhibits 06°° �, 091— a.�aEE�eEo.EfE.E��E,�E . _ b 08 ourwH�osUeomslors Ml.11,D ,I.MHO - km v^GA 'u DURANGO SUBDIVISION CONCEPTUAL,SUBJECTTO CHANGE Or V - owFvlsT4 W! ; R-8 x.raoE OP�An ��`_ „ouaersr �i � I R-B COMMfPCMt Y CQMMMIAL 1 u City of Meridian Department Report VII. Exhibits A Qualified Open Space Exhibit(date: 1/5/2026) 77, O w,. ,• nrssaass o ® O ® O © ® O W®"•O ® 0 0 0 0 � ® O ____________________ .wH...r °I o � O O , I I i ____ - --_ OPEN SPACE E%HI61T DUPANGo SVBDMSIDN �� MENIDL5l1 IDAMD E%1.0 City of Meridian Department Report VII. Exhibits E. Common Drive Exhibit(date: 1/5/2026) LOT MUSI P I S LCO S N's RO,�E MR A31 VEHCU To 7"'M WE FOR A VEHICLE TO TORNnRO f".'E=PI-E CITY TO ,P,M ACR LAYOUT AG A -RGVE ACTUAL IAYOVT AS LOT 31 1-OF'IT I CONSTRUCTION P�S. CONSTRUCTION P-S. RGHTIO......U LATEFLAL ................. ........ ............... 0 TSIDE ❑ 12, jA z 0 110' z -EDE z, 0 LOT W 15� g L07 A .IN LOT- lclo"=TOT I ENVELOPE.SIDE �LE 12 BUWK I 2'i A A O�Ku 20' E�EWK. (D 2 NGK�/E M I'�A RIANKET MSAORNS EnssMEwT 1. L �IkE-IN OF LOTS 3 FAVOR 71 32.AND LOTS 7,-b H TICE 6, 3� SIRE IT Lc� qLGCX 6. u W PAGC�yi. W PAGO�ST. 10' ERNEWAl MR WIV�AY FOR LOT -- ------ AT K 6. FIE L00 IN DO ON , 0 IKE OPMSTE THE OPPOSITE SIDE OF TrvE .DE OF TTHES- SHARED COMMON D ON DR" L----- ..PRO�I- PROPERTY RLOCK6 UNE. TINE- Ion � LOTS 6-8 BLOCK 6 LT EX2.0 Ucale.1 4-0 "1 011 311 City of Meridian Department Report V11. Exhibits F. Building 1 Conceptual Commercial Office Building Examples - Linder & Goddard Creek AA- - kj ar. A, 71 7: j R �'► RO- Ib -T - ' it •' one ar Ar'u�ci•ig W�Ba' ear .�. k '4.•' r��i� i' fj w ��,• - r �a`ramnuu •.��. �`MERE 1 'smeiip�niu r.� w1�' ` 'f �,nL 9rriAn Ave'N i ad6� ...ard�Cfk•W. Yam.�,, � ' �_ � - t ' ITS Y City of Meridian Department Report VII. Exhibits Conceptual • ' Building rf ' i ' i Fox rf RODTS ,�� n ..,, 4 A ei Y, •r 1N hi den Blvd - ariaor �d - I — r: 14��c,ilSt � -' fir( 4Yl.�l?alp . � � �, ■'-� Y � � W'�irector5��w6xsc City of MeridianDepartment Re 11Exhibits Conceptual Single-Family Residence Examples r� -.I I City of Meridian Department Report VII. Exhibits G. Annexation Legal Descriptions &Exhibit Maps lam E N G 1 N E E R I N G March 19,2026 Project No.:24199 Durango Subdivision Exhibit A Legal Description for Rezone to L-0 A parcel of land being a portion of the Southeast 1/4 of the Southwest 114 of Section 33,Township 4 North,Range 1 West,B.M.,Ada County,Idaho being more particularly described as follows: BEGINNING at an aluminum cap marking the South 1/4 cornerof said Section 33,which bears S89°19'00"E a distance of 2,638.24 feet from an aluminum cap marking the Southwest corner of said Section 33,thence following the southerly line of said Southeast 1/4 of the Southwest 1/4, N89'19'o0"W a distance of870.62 feet; Thence leaving said southerly line,N00"29'28"E a distance of 369.87 feet to the centerline of Sky Pilot Drain; Thence following said centerline,100.55 feet along the arc of a curve to the left,said curve having a radius of 220.00 feet,a delta angle of 26"11'15",a chord bearing of N76"34'28"W,and a chord distance of 99.68 feet; Thence leaving said centerline,S89°40'10"E a distance of 527.80 feet; Thence 500'41'00"W a distance of 50.18 feet; Thence S89'19'00"E a distance of 247.42 feet; Thence 78.54 feet along the arc of a curve to the left,said curve having a radius of 50.00 feet,a delta angle of 90°00'00",a chord bearing of N45°41'00"E,and a chord distance of 70.71 feet; Thence S89°19'00"E a distance of 142.50 feet to the easterly line of said 5outheast 114 of the Southwest 1/4; Thence following said easterly fine,SD0°29'07"W a distance of 393.92 feet to the POINT OF BEGINNING. Said parcel contains a total of 7.55 acres,more or less,and is subject-to all existing easements and/or rights-of-way of record or implied. Attached hereto is Exhibit B and by this reference is made a part hereof. a 1.24 9 . air �9 L. 13A�'y� 5725 North Discovery Way•Boise,Idaho 93113•20&639.6939• kmengllp.com City of Meridian I Department Report VII. Exhibits km E N G I N E E R I N G March 19,2026 Project No..24-199 Durango Subdivision Exhibit A Legal Description for Rezone to R-8 A parcel of land being a portion of the Southwest 1/4 of Section 33,Township 4 North,Range 1 West, B.M_,Ada County,Idaho being more particularly described as follows: Commencing at an aluminum cap marking the South 1/4 corner of said Section 33,which bears S89`19'00"E a distance of 2,638.24 feet from an aluminum cap marking the Southwest corner of said Section 33,thence following the southerly line of said Southwest 1/4,N89"19'00"W a distance of 870.62 feet; Thence leaving said southerly line,N00°29'28"E a distance of 368.87 feet to the centerline of Sky Pilot Drain; Thence following said centerline,100.55 feet along the arc of a curve to the left,said curve having a radius of 22C.00 feet,a delta angle of a chord bearing of N76"34'28"W,and a chord distance of 99.68 feetto the POINT OF BEGINNING. Thence following said centerline,N89'4(Y10"W a distance of 385.32 feet to the centerline of N. McDermott Bypass; Thence leaving the centerline of said Sky Pilot Drain and following the centerline of said N.McDermott Bypass the fallowing two(2)courses: 1. NOD'29'45"E a distance of 593.73 feet; 2. 419.07 feet along the arc of a curve to the left,said curve having a radius of 371.00 feet,a delta angle of 64°43'12",a chord bearing of N31'51'51"W,and a chard distance of 397.15 feet to the northerly line of the Southeast 1/4 of the Southwest 1/4 of said Section 33; Thence leaving said centerline and following said northerly line,589`18'42"E a distance of 1,566.45 feet to the Northeast corner of said Southeast 1/4 of the Southwest 1/4 SCenter-South 1/16 corner); Thence leaving said northerly line and following the easterly line of said Southeast 1/4 of the Southwest 1/4,S00'29'07"W a distance of 922.93 feet; Thence leaving said easterly line,N89'19'00"W a distance of 142.50feet; Thence 78.54 feet along the arc of a curve to the right,said curve having a radius of 50.00 feet,a delta angle of 90°00'OO",a chord bearing ofS45'41'60"W,and a chord distance of 70.71 feet; Thence N89°19'00"W a distance of 247.42 feet; Thence N00"41'00"E a distance of 50.18 feet; Thence N89"40'10"W a distance of 527.80 feet to the POINT OF BEGINNING. Said parcel contains a total of 29.53 acres,more or less,and is subject to all existing easements and/or rights-of-way of record or implied. Attached hereto is Exhibit B and by this reference is made a part hereof. z a �,12459 0 5725 North Discovery way•Boise,Idaho 83713•208.639.6939• kmengllp.com City of Meridian I Department Report VII. Exhibits r r � r I 1 mp_ I I 0 zm 24 I , o � n •k0 Z 55 �$ NOG 29'#5"E 593.73' Z R/1k R/W RfW R/w -: o �CO V ca I �o W a a na a N 04� m �o W m 47 ni S rt tp n" Q 4 A a m O c O o NO '29'28'E 387 o o a L.68. ro m a pp Q y m -a r EFTS c� N CL kn aU W m sin = 0 m C N O Z 90 N D - C Ol ? o rq Z sD ar N C � t'b O m ry O ¢ a_; O m m r. I' �n N O o c = y j m b y p ao r m Ln O VI V) :3 o ru n � Cco �C o Q rt ? A > m ��,, I — o m rD N W W W W ID [�� .2 = in n O 0- 0 w W W W jw [n 1 Q; 1+ W N 5' V a) m U) W - - � O a. QI+ I+ O Fy ti] Ol til p Vi N m - o A I--> I--+ [n C o co C I+ c� a +^ i+ 1 rn O ^�N W Q n'_ o CO G mEO y �a Za 71 co O rn s7� Qrn � pp 4 x� r 393.92' 922.93' w C SOU29'47"W 1316.85' a Z 2 ren C CL m Ln v z m Exhibit B 1.1 a m .. :71 Rezone to R-8 & L-O Aga=z 0 T 3 � = Durango Subdivision "W=Z a e SW 1/4 Sec. 33, T4N, RlW, EM, Ada County, ID a City of Meridian I Department Report VII. Exhibits VIII. ADDITIONAL NOTES & DETAILS FOR STAFF REPORT MAPS, TABLES,AND CHARTS (link to Community Metrics) A. One-Mile Radius Existing Condition Notes This data is automatically derived from enterprise application and GIS databases, and exported dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30- days.Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel based data excludes certain properties and represents land as it exists now. Properties considered are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional development, government,and quasi government facilities). The following values also constrain included property acreage to reduce outliers and non-conforming instances from distorting averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. Some approved entitlements, and particularly older ones,may be constructed. Decennial population counts and household counts are based on the most recent Decennial Census. Current population and current household values are COMPASS estimates,usually for the year previous, and are based on traffic analysis zone boundaries(TAZ's). B. Service Assessment Notes This data represents existing conditions derived from our enterprise application and GIS database, exported through dynamic reporting. The system references the most recent available data from various sources, including sewer main lines, sewer trunk sheds, floodplain,fire service areas and response times,police crime reporting,pathway information,existing and planned transit, roadway improvements, school and park proximity, and other resources. The tool provides context for project review,using multiple indicators consistently. Data from similar topics may vary based on different levels of review. The overall score is based on weighted criteria(not a ranked order), and the percentile score compares the parcel to others in the city(higher is better). This tool was developed as a City Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are just one data point and should not be the sole basis for decisions. C. ACHD Roadway Infographic Notes The Ada County Highway District utilizes a number of planning and analysis tools to understand existing and future roadway conditions. • Existing Level of service(LOS).LOS indicator is a common metric to consider a driver's experience with a letter ranking from A to F.Letter A represents free flow conditions, and on the other end Level F represents forced flow with stop and go conditions. These conditions usually represent peak hour driver experience. ACHD considers Level D, stable flow,to be acceptable. The LOS does not represent conditions for bikes or pedestrians,nor indicate whether improvements: are possible; if there are acceptable tradeoffs; or if there is a reasonable cost-benefit. • Integrated Five Year Work Plan (IFYWP).The IFYWP marker(yes/no) indicates whether the specified roadway is listed in the next 5-years. This work may vary, from concept design to construction. • Capital Improvement Plan(CIP).The CIP marker(yes/no)indicates whether the specified roadway is programmed for improvement in the next 20-years. City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts NEW HEARING DATE Development Application Transmittal Link to Project Application: Durango Subdivision AZ, PP H-2025-0017 Hearing Date: May 28tn Assigned Planner: Sonya Allen To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)_meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331Email: cityclerk(cD_meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received bV CitV of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and maV be released upon request, unless exempt from disclosure by law. C i E IDIAN.;--- Agenda Item Applicant Presentation E IDIAN*-- -)AHO AGENDA ITEM ITEM TOPIC: Public Hearing for Ustick Commercial (H-2025-0059 & H-2026-0007) by Hawkins Companies, located at 5900 W. Ustick Rd. A. Request: Comprehensive Plan Map Amendment to change the Future Land Use Map designation on 4 acres of land from Medium Density Residential to Commercial(H-2025-0059). B. Request:Annexation of 4.31 acres of land with a C-C zoning district. (H-2026-0007). C. Request: Preliminary Plat consisting of four(4) building lots on 4 acres of land in the C-C zoning district for McUstick Subdivision (H-2026-0007). Ln �k Q E c 0 � o b an bO X � � Y N Q (cu O Q C � _ X Q" cN O o O ,O W N N a 06 c� C1 r Ln O WD O N •— �A bb4D N .a N a cv = LL _ o O lie � •� V z a U c� a� to N N d' r-I _A N M d' Ln W N 00 O1 r-I COMMUNITY DEVELOPMENT �E IDIAN --- DEPARTMENT REPORT HEARING 7/14/2026 Legend @17-I N 0 DATE: L Project Location TO: Mayor&City Council :::Area of Impactri i= City Limits FROM: Sonya Allen,Associate Planner Q Analysis 208-884-5533 sallen@meridiancity.org APPLICANT: Hawkins Companies SUBJECT: Ustick Commercial and McUstick f 1 . L➢ Subdivision o H-2025-0059 (CPAM); H-2026-0007 (AZ,PP) LOCATION: 5900 W.Ustick Rd., in the southwest 1/4 of Section 33,TAN.,R.l W. � I. PROJECT OVERVIEW A. Summary The Applicant has submitted the following applications: • Comprehensive Plan map amendment to change the Future Land Use Map(FLUM) designation on 4-acres of land from Medium Density Residential(MDR)to Commercial; • Annexation of 4.31 acres of land with a C-C zoning district; and • Preliminary plat consisting of four(4)building lots on 4-acres of land in the C-C zoning district for McUstick Subdivision. B. Issues/Waivers Staff is not in support of the proposed map amendment from MDR to Commercial for the following reasons: • The proposed development plan is entirely auto-oriented and the uses will create a high volume of trips,which will create traffic conflicts in this area—none of which are desired in such close proximity to the Ustick/McDermott interchange area. • The proposed development is not consistent with key policies in the Comprehensive Plan,as follows: o There is no transition in uses, zoning or buffering provided between the proposed commercial uses and future residential uses to the north,which negatively impacts quality of life for those living in the immediate area; o There is no landscape buffer and/or wall proposed along the northern boundary of the site to assist in buffering the future residential uses to the north from noise,lighting, and odor impacts from the proposed uses; City of Meridian I Department Report I. Project Overview o The proposed auto-oriented commercial development will not improve air quality or reduce air pollution,which will negatively affect air quality in the Meridian and Treasure Valley airshed due to added vehicular traffic and vehicles idling in drive-thru lines. o The proposed commercial uses,associated business hours of operation and site design will create conflicts with adjacent future residential uses and is not compatible. o The Dayspring project on the south side of Ustick includes commercial uses that haven't been realized yet. Additionally,their concept plan did not include auto-dominated uses. C. Recommendation Staff: Denial of the proposed map amendment and consequently the proposed annexation and preliminary plat. Planning and Zoning Commission: Recommended approval at the May 28, 2026,hearing. The issues listed above were shared with the Commission during the hearing. Based on the discussion at the hearing,the Commission overturned staff s recommendation of denial and recommended approval. Applicable DA provisions,conditions of approval and updated Findings are provided below. D. Decision City Council: Pending E. Table of Contents CommunityMetrics.............................................................................. II StaffAnalysis..................................................................................... III City/Agency Comments and Conditions...................................................... IV Findings............................................................................................ V Action.............................................................................................. VI Exhibits............................................................................................ VII II. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Rural residential - Proposed Land Use(s) Commercial(e.g. convenience store/fuel facility,coffee - shop,oil change facility,financial institution,or other commercial uses allowed in the C-C district) Existing Zoning RUT in Ada County VII.A.2 Proposed Zoning C-C(Community Business District) Adopted FLUM Designation I Medium Density Residential(MDR) VII.A.3 Proposed FLUM Designation Commercial Table 2:Pro aect Overview Description Details History None Phasing Plan 1 phase Physical Features The Sky Pilot Drain lies on the northern boundary of this site;50' of the 100' easement for the drain lies on this property Acreage 4 acres Lots _ 4 building lots/0 common lots _ City of Meridian I Department Report II. Community Metrics Table 3: Process Facts Description Details Preapplication Meeting date 12/2/2025 Neighborhood Meeting 11/19/2025 Table 4: Agency Comments Agency/Element Description/Issue Reference Ada County Highway District IV.K • Comments Received Yes—Draft report - • Commission Action Required No - • Access Full access driveway to McDermott Bypass and RIRO to - Ustick as temporary access if cross access isn't provided from the Durango development. • Traffic Level of Service Roadway Frontage Functional PM Peak Hour PM Peak Hour - Classification Traffic Count Level of Service Ustick Road 448-feet Principal Arterial 493 Better than'E" McDermott Bypass 363-feet Future Collector NIA "N/A 'Acceptable level of service for a two-lane principal arterial is"E"(690 VPH). **ACHD does not set level of service thresholds for ITD roadways. • TIS submitted? Yes ITD Comments Received No comments received IV.L Meridian Public Works IV.B Wastewater • Distance to Mainline Sewer to this property is contingent on others extending the sewer from McDermott Rd. • Impacts or Concerns No Meridian Public Works Water TV.B • Distance to Mainline Water is available to the site. • Impacts or Concerns No Note: See section IV. City/Agency Comments&Conditions for comments received or see the public record. Paste the following link into your browser to access the public record: https:llweblink.meridiancily.orb/WebLink/Browse.aspx?id=435499&dbid=0&repo=MeridianCitX City of Meridian I Department Report II. Community Metrics Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:S0433346925 Date Retrieved:2026/5/1 Parcel Count Parcel Acreage Infill Indicator: 848 Surrounding Area 1,547 0 49 /o rot city 976 ® City Limits 40 888.3 ■ Not City Household Household& Population Growth Households 02020 Population Change:82.4°I° Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 Use Types Residential Addresses All Addresses ■ Single-family ® Multi-family 1% 0% is 99% ® Commercial Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. History None B. General Overview The subject property is currently zoned RUT in Ada County and designated Medium Density Residential(MDR)on the Future Land Use Map (FLUM)in the Comprehensive Plan. The MDR designation allows residential dwellings at gross densities of three(3)to eight(8)units per acre. The adjacent property to the north and east has a development application(i.e. Durango Subdivision H-2025-0017)in process for annexation with R-8 and L-O zoning and a preliminary plat, scheduled to be heard by the Commission on May 28'. That property is proposed to develop with single-family detached residential homes and offices along Ustick Rd., as shown below. The configuration of the proposed Office area has shifted from the east to the west from that shown on the FLUM. t AIN. �: a The property directly to the south across W.Ustick Rd. (Dayspring Subdivision H-2024-0070) was recently annexed and is proposed to develop with neighborhood commercial non-auto- oriented uses along Ustick Rd. and single-family residences to the south. The McDermott Road Bypass runs along the west side of the property,which is currently under the jurisdiction of the Idaho Transportation Department(ITD). The Applicant proposes an amendment to the FLUM to change the future land use designation of this property from MDR to Commercial, annexation of 4-acres of land with a C-C(Community Business District)zoning district, and a preliminary plat consisting of four(4)buildable lots on 4- acres of land. Per the Comprehensive Plan,the Commercial designation provides for a full range of commercial uses to serve area residents and visitors and is the most intense of the commercial designations. Per the UDC (11-213-1),the purpose of the commercial districts is to provide for the retail and service needs of the community in accord with the Comprehensive Plan. The proposed C-C zoning district allows a larger scale and broader mix of retail, office and service uses with access to arterial streets than the C-N district but is less intense than the C-G district,which allows the largest scale of these uses along with industrial uses. City of Meridian I Department Report III. Staff Analysis A conceptual development plan and building elevations are proposed with the annexation application that demonstrate how the site is proposed to develop with a convenience store/fuel sales facility,oil change facility,coffee shop, financial institution and/or other commercial uses as allowed in the proposed C-C zoning district. Four(4)building pads are proposed,two (2)of which have drive-through establishments. The proposed development plan is entirely auto-oriented,which is not desired in such close proximity to the Ustick/McDermott interchange. This area is not intended for high volume trips and is to be protected from traffic conflicts,which are created by high traffic-generating uses, thus the reason the MDR FLUM designation was determined to be the most appropriate for this site and the Mixed Use—Interchange (MU-1)designation most appropriate for across the street to the west adjacent to the interchange. As noted above,the adjacent development to the north and east of this site(Durango Subdivision) is not scheduled to be heard by the Commission until after the subject application is heard. If office uses aren't approved along the frontage of Ustick Rd. on that property,residential uses will likely develop in that area,which will abut the commercial uses proposed on this site making the use even more inappropriate due to incompatibility of uses. At the pre-application meeting, Staff requested the Applicant submit a market analysis to support the proposed change to the FLUM—the Applicant did not do so but their narrative does include their reasoning for why the property should be designated Commercial rather than Residential. The Applicant also recommended waiting until the project to the east(Durango) obtains entitlements before submitting an application for this property—that application as noted is in process but scheduled to be heard by the Commission after this application. Beyond the desire for low intensity uses to be located in close proximity to the interchange area, Staff is concerned about the negative impact approving the proposed development might have on nearby planned retail and restaurant uses in Commercial and Mixed-Use designated properties in the nearby area. Therefore, Staff is of the opinion the existing entitled and designated commercial uses should develop first in order to determine if the market will support additional commercial uses beyond those planned in this area. C. Comprehensive Plan Policies (Staff analysis in italic text) • 3.07.01 A—Require all new development to create a site design compatible with surrounding uses through buffering, screening,transitional densities, and other best site design practices. There is no transition in uses or zoning between the proposed commercial uses and future residential uses to the north, which negatively impacts quality of life for those living in the immediate area. No landscape buffer and/or walls are proposed outside of the 50'wide Sky Pilot drain easement along the northern boundary of the site to adequately buffer/screen the proposed commercial development from the future residential development to the north. • 5.01.0117—Minimize noise, lighting, and odor disturbances from commercial developments to residential dwellings by enforcing city code. The UDC limits business hours of operation in the C-C district adjacent to residential uses and zoning from 6 am to 11 pm to minimum these disturbances; however, extended hours may be requested through a conditional use permit as set forth in UDC 11-2B-3B. It's anticipated extended hours will be needed for the fuel facility and drive-through uses. • 6.01.01J—Encourage new development to include buffered sidewalks,a sidewalk separated from the motor vehicle lane by a planter strip, especially on collector and arterial roadways. The proposed sidewalks along the arterial streets (McDermott Bypass & Ustick) are separated from the motor vehicle lane by a planter strip. City of Meridian I Department Report 111. Staff Analysis • 3.07.0213—Locate smaller-scale,neighborhood-serving commercial and office use clusters so they complement and provide convenient access from nearby residential areas, limiting access to arterial roadways and multimodal corridors. The proposed convenience store/fuel facility, drive-through establishments and oil change facility uses are larger scale and more intense than neighborhood-serving uses listed in the Comprehensive Plan with direct access to adjacent arterial roadways and no vehicular connectivity with the future residential neighborhood. • 4.06.00—Improve air quality and reduce air pollution in the Meridian and Treasure Valley airshed. The proposed development would negatively affect air quality for adjacent residential uses due to added vehicular traffic and vehicles idling in drive-thru lines. • 3.01.01 A—Evaluate comprehensive impacts of growth and consider City Master Plans and Strategic Plans in all land use decisions(e.g.,traffic impacts, school enrollment, and parks). The existing FL UM designation for this property in the Comprehensive Plan is MDR, which has a much lower traffic impact than the proposed development plan.As noted in the Applicant's narrative, the McDermott Bypass/Ustick intersection is expected to be extremely busy—the proposed uses will exacerbate traffic in this area where low traffic generating uses are desired. The study that went into the FL UM determined that residential use was the best use for this property with higher intensity/traffic generating uses located further away from the interchange area. • 3.07.00—Encourage compatible uses and site design to minimize conflicts and maximize use of land.Residential uses as currently planned on this property which are more compatible with future adjacent residential uses and the nearby interchange area than the proposed commercial uses. Residential uses will create less traffic than commercial uses, which is more appropriate and will create less conflicts in this area. The proposed commercial uses, associated business hours of operation and site design will create conflicts and is not compatible with adjacent residential uses. • 3.07.01 —Proactively address potential conflicts between incompatible uses. The proposed convenience store/fuel facility, drive-through and vehicle service uses and associated hours of operation will likely conflict with future residential uses due to impacts pertaining to lighting, noise and air quality, which are not proposed to be buffered and/or mitigated. D. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): There is an existing home and accessory structures on the property that will be removed with development. 2. Proposed Use Analysis (UDC 11-2): The proposed convenience store& fuel sales facility and restaurant(coffee shop)are principal permitted uses in the C-C district, subject to the specific use standards in UDC 1I- 4-3-20 (and 11-3A-16 if applicable)and 11-4-3-49 (and 11-4-3-11 Drive-through Establishment if applicable),respectively. The proposed vehicle service(oil change facility) use requires conditional use permit approval in the C-C district, subject to the specific use standards in UDC 11-4-3-38. A financial institution is a principal permitted use in the C-C district, subject to the specific use standards in 11-4-3-17 (and 11-3A-16 if applicable). See UDC Table 11-2B-2 for additional uses allowed in the C-C district. City of Meridian I Department Report 111. Staff Analysis 3. Dimensional Standards (UDC 11-2): Compliance with the dimensional standards of the C-C zoning district in UDC Table 11-2B-3 is required. E. Design Standards Analysis 1. Structure and Site Design Standards (UDC 11-3A-19): All structures and site design is required to comply with the standards listed in UDC 11-3A- 19. The conceptual development plan depicts an interconnected network of walkways and drive aisles that promote pedestrian and vehicular mobility within the development and to the adjacent development to the east; a pathway is proposed to the future residential development to the north for pedestrian access and connectivity,no vehicular connectivity is proposed. For lots with frontage on a public street, a minimum of thirty(30)percent of the buildable frontage of the property shall be occupied by building facades and/or public space per UDC 11-3A-19B.2b. A drive aisle is proposed along the frontage of the property adjacent to Ustick Rd.,which separates the buildings from the street—parking is proposed at the rear of the buildings. If the proposed development is approved,compliance with this standard is required.A revised conceptual development plan should be submitted that demonstrates compliance with this standard. Pedestrian pathways are proposed from the perimeter sidewalk to the main building entrances. Where the pathway crosses vehicular driving surfaces,it is required to be distinguished through the use of pavers,colored or scored concrete,or bricks,per UDC 11-3A-19B.4b. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets UDC Requirement Proposed/Analysis Entry Way Corridor: W.Ustick Rd.—the proposed buffer width is 35',which 35 Feet complies with this standard Arterial Road:25 Feet N.McDermott Rd.Bypass—the proposed buffer width is 26',which complies with this standard Landscaping must comply with the standards in UDC 11-3B-7C. Lawn and other grasses requiring regular mowing shall comprise no more than sixty-five(65) percent of the vegetated coverage of a landscape buffer; calculations demonstrating compliance should be included on the plan.Because W. Ustick Rd. is an entryway corridor, additional landscape design features are required within the buffer as set forth in UDC 11-3B-7C.3f. The additional design features consist of a dry creek bed with river rock and boulders as shown on the cross-section below and on the landscape plan below in Section VII.H. City of Meridian I Department Report III. Staff Analysis 35' ENTRYWAY CORRIUOR LANOWAPE BUFFER {35' REQ) 5' 1 p' 19' �USTIOIt RD.— LAWN CONCRETE —LANDSCAPE BEd PARkSTRIP WALKWAY PER PLAN I DRY CREEK BED PLFNT M&ERLAL —II III— —II I I I I *7- USTICK RD. LANDSCAPE BLIFFER SECTION r Y DRY CREEK BED REFERENCE IMAGE ii. Parking lot landscaping Landscaping is required to be provided in all parking areas with future development per the standards listed in UDC 11-3B-8. Analysis of the plans for consistency with these standards will take place with the Certificate of Zoning Compliance and/or Conditional Use Permit application, as applicable. iii. Landscape buffers to adjoining uses A minimum 25-foot-wide buffer is required adjacent to residential land uses in the C-C district in accord with UDC Table 11-2B-3 landscaped per the standards in UDC I I-3B- 9C. Where the adjacent property is vacant,the FLUM designation determines use. Although no residential land uses currently exist on the adjacent property to the north and east,the FLUM designation on that property is MDR. With the pending Durango Subdivision application for that property,residential uses are proposed to the north and office uses are proposed to the east. Because there is a 50' wide easement for the Sky Pilot Drain along the north property boundary,which prohibits trees/shrubbery,the buffer should be placed outside of the City of Meridian I Department Report III. Staff Analysis easement. The width of the buffer may be modified by City Council at a public hearing with notice to surrounding property owners if requested by the Applicant. iv. Tree preservation Per UDC 11-3B-10,Mitigation shall be required for all existing trees four-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred(100)percent replacement(Example: Two(2)ten- inch caliper trees removed may be mitigated with four 5-inch caliper trees, five(5)four- inch caliper trees,or seven(7)three-inch caliper trees). There are existing trees on the site that will be removed with development. Mitigation should be assessed prior to removal of any trees from the site and information should be included on the landscape plan that demonstrates compliance with the standards in UDC 11-313-10C.5. v. Storm integration An adequate storm drainage system shall be required in all developments in accord with the city's adopted standards, specifications and ordinances. Design and construction shall follow Best Management Practice as adopted by the city. A geotech report was submitted with this application for Durango Subdivision; a report for the proposed subdivision and not the adjacent subdivision should be submitted. vi. Pathway landscaping A minimum 5' wide landscape strip is required along each side of al I pathways landscaped per the standards in UDC 11-3B-12C. 3. Parking (UDC 11-3C): i. Nonresidential parking analysis UDC Requirement Proposed/Analysis Commercial: 1 Parking Future development should comply with this standard. Stall per 500 Square Feet of Gross Floor Area Specific Use Standards: Future development should comply with this standard. Restaurants: 1 Parking Coffee shops are considered a restaurant. Stall per 250 Square Feet of Gross Floor Area ii. Bicycle parking analysis A minimum of one(1)bicycle parking space must be provided for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C. Review of compliance with parking standards will take place with future Certificate of Zoning Compliance and Conditional Use Permit applications, as applicable. 4. Building Elevations (Architectural Standards Manual): Conceptual building elevations were submitted for the proposed convenience store, fuel canopy,coffee shop and oil change facility as shown below in Section VII.J.All structures are proposed to be a single story in height. Final design is required to comply with the design standards in the Architectural Standards Manual(ASM). City of Meridian I Department Report III. Staff Analysis 5. Fencing (UDC 11-3A-6, 11-3A-7): No fencing is proposed on the landscape plan. 6. Parkways (UDC 11-3A-17): Parkways are required to comply with the standards in UDC 11-3A-17. F. Transportation Analysis 1. Roadway Improvements(FYWP&CIP): Ustick Road,between McDermott and Black Cat, is planned to be widened to 5-lanes(2-thru lanes in each direction with center medians and turn pockets where appropriate)in 2027 per the adopted North Meridian Neighborhood Plan&the Capital Improvement Plan(CIP). The project includes adding multi-use pathways. State Highway 16 and an interchange at Ustick/McDermott Roads are currently being constructed'/4+mile to the west. A Traffic Impact Study(TIS)was submitted to ACHD for this development at the request of the city. The TIS included trip generation information for the current MDR designation and the proposed commercial designation as follows: and Use Typ �erage Daily Trips W PM Peak Hour Trips Residential 4e7 27 Commercial 3,703 396 Increase in Trips 3,236 369 Percent Increase 693% 1,367% 2. Access (UDC 11-3A-3, UDC 11-3H-4): One(1)full access is proposed via N. McDermott Bypass on the west side of the site at the north boundary; and one(1)right-in/right-out temporary access is proposed via W. Ustick Rd. at the east boundary of the site. The McDermott Bypass is currently under the jurisdiction of ITD but is expected to be turned over to ACHD at some point in the future. ITD has stated they won't support access via McDermott Bypass. Staff is not supportive of an access via W. Ustick Rd.ACED states that the TIS did not demonstrate a need for this driveway. Further ACHD, like City policy,requires access to be taken from lesser-classified roadways,which is McDermott Bypass; a collector roadway once under the jurisdiction of ACHD. Drive aisle stubs are proposed to the property to the east but no vehicular connectivity is proposed to the future residential development to the north. If approved, Staff recommends a drive aisle connection be provided to the north for interconnectivity with the residential neighborhood.Cross-access/ingress-egress easements are required between all lots in the subdivision and to adjoining properties either by recorded easement or as a note on the final plat as set forth in UDC 11-3A-3A.2. City of Meridian I Department Report 111. Staff Analysis 3. Pedestrian Connectivity(UDC 11-3A-5, UDC 11-3A-8, UDC 11-3A-17): A 10' wide detached sidewalk/multi-use pathway is required on this site along W.Ustick Rd. per the Pathways Master Plan; and a 10' wide detached sidewalk is also required along N. McDermott Road Bypass,as proposed. All pathways should comply with the standards in UDC 11-3A-8. If any portion of the multi-use pathway lies outside of the adjacent right-of-way,it shall be included in a public use easement as required by the Park's Dept. G. Services Analysis 1. Waterways (UDC 11-3A-6): The Sky Pilot Drain lies along the northern boundary of this site within a 100' wide easement, 50' of which lies on this property. The drain is proposed to be relocated and piped by the developer. 2. Pressurized Irrigation(UDC 11-3A-1 S): An underground pressurized irrigation system is required to be installed in the development for each lot as set forth in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required for this development in accord with the City's adopted standards, specifications and ordinances per UDC 11-3A-18. Design and construction shall follow Best Management Practice as adopted by the City. 4. Utilities (UDC 11-3A-21): All utilities for an approved use shall be installed at or below grade in accord with the City's adopted standards, specifications and ordinances. Street lighting shall be installed in accord with the city's adopted standards, specifications and ordinances. The development shall be connected to the City of Meridian water and sewer systems in accord with the standards in UDC 11-3A-21C. Toll Brothers, the developer of the adjacent Dayspring and Springday developments to the south and east, recently reached an agreement with the City to extend sewer service from the north down McDermott Rd. and east on Ustick Road to serve their projects earlier than the City project to do so. This extension of services is planned to occur at the same time as the Ustick Rd. widening project and would also provide service to this development if approved. This development is subject to the Oaks lift station&West Ada School District reimbursement agreement: https.Ilweblinkmeridiancity.orQ/WebLink/Doc View.aspx?id=178931&dbid=0&repo Merid ianCi Adequate fire protection is required in accord with Fire Dept. standards. An emergency access plan is included below in Section VII L IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. A Development Agreement(DA)is required as a provision of annexation of this propegy. 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. City of Meridian I Department Report IV. City/Agency Comments &Conditions A fee for the DA shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the date of City Council approval of the Findings of Fact, Conclusions of Law and Decision&Order for the Annexation request. The DA shall, at minimum,incorporate the following provisions: i. Future development of this site shall be generally consistent with the conceptual development plan and building elevations,preliminary_plat,landscape plan,and buffer exhibits included below in Section VII and the provisions contained herein. One of the two conceptual drive-throu.h�y be a Tier 3 subject to conditional use permit approval by City Council. ii. The final design of all structures shall comply with the design standards in the Architectural Standards Manual(ASM). iii. The development is subject to the Oaks lift station&West Ada School District reimbursement agreements. iv. The site design shall comply with the site design standards in UDC 11-3A-I9.B.2b, which require a minimum of thirty(30)percent of the buildable frontage of the prope!U to be occupied by building facades and/or public space. v. Lot 1,Block 1 may operate 24 hours a day, 7 days a week. vi. Access to W. Ustick Road is prohibited in accord with UDC 11-3A-3. vii. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the development. vii. The applicant is allowed to obtain one building permit prior to recording a final plat. Prior to the issuing the certificate of occupancy,the gpplicant shall subdivide the property. 2. The final plat(s) shall include the following revisions. i. Depict cross-access/ingress-egress easements between all lots in the subdivision and to adjoining propertieseither by recorded easement or as a note on the final plat as set forth in UDC 11-3A-3A.2. 3. The landscape plan submitted with the final plat applications) shall include the following revisions: i. Where pedestrian pathways are proposed from perimeter sidewalks to the main building entrances,pathways shall be distinguished from vehicular driving surfaces through the use of pavers,colored or scored concrete, or bricks,per UDC 11-3A-1913.4b. ii. Lawn and other grasses requiring regular mowing shall comprise no more than sixty-five (65)percent of the vegetated coverage of a landscape(street)buffer per UDC 11-3B- 7C.3e; calculations or a note demonstrating compliance should be included on the plan. iii. Mitigation information shall be included for all existing trees four-inch caliper or rg eater that are removed from the site as set forth in UDC 11-3B-10. iv. Depict a 25-foot-wide buffer to adjoining residential land uses with landscapingper the standards in UDC 11-313-9C. 4. Additional design features consistingof creek bed with river rock and boulders shall be included in the street buffer along W. Ustick Rd., an entryway corridor,as proposed,in accord with UDC 11-313-7C.3f. 5. A public use easement shall be submitted for all multi-use pathways/sidewalks located outside of the adjacent ACHD right-of-way,as required by the Park's Dept. 6. Staff's failure to cite all relevant UDC requirements does not relieve the applicant from compliance. 7. A Certificate of Zoning Compliance and Design Review application shall be submitted for the commercial development and approved by the Planning Division prior to submittal of application(s) for building permits. City of Meridian I Department Report IV. City/Agency Comments &Conditions 8. The preliminary_plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer's signature on a final plat within two years of the date of the approved findings; or obtain approval of a time extension as set forth in UDC 11-613-7. B. Meridian Public Works https:llweblink.meridianciU.or lWebLinkIDocView.aspx?id=435509&dbid=0&repo=MeridianC Lty Site Specific Conditions of Approval 1. If a Well is located on the site it must be abandoned per regulatory requirements and proof of abandonment must be provided to the City. 2. Ensure no sewer services pass through infiltration trenches. 3. Provide 20'Easements for mains,hydrant laterals and water services. Easements should extend up to the end of main/hydrant/watcr meter and 10'bcyond it. 5. No permanent structures(trees, bushes, buildings, carports, trash receptacle walls, fences, infiltration trenches, light poles, etc.)to be built within the utility easement. General Conditions of Approval I. Applicant shall coordinate water and sewer main size and routing with the Public Works Department. 2. Per Meridian City Code(MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 3. The applicant shall provide easement(s) for all public wal.erlsewer mains outside of public right of way(include all water services and hydrants). Sewerlwvater easement wanes depending on sewer depth, Sewer 0-20 ft deep require. a 30 ft easement, 20-25 ft a 40 ft casement, and 2 5-3 0 ft a 45 ft easement. Ensure no permanent structures(trees, bushes,buildings,carports, trash receptacle walls, fences, infiltration trenches, light poles,etc,)are built within the utility easement. Submit an executed easement(on the form available from Public Works),a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A)and an 81/2"x 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. 4_ The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or wel l water for the prirrtary source. If a surface cr welI source is not available,a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, (lye developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. S_ 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, intersccting, 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 anv other annlicabie law or reLyulation. City of Meridian I Department Report IV. City/Agency Comments &Conditions 7. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rulcs administered by the Idaho Department of Water Resources (IDWR). The Developer, Own er, or project Engineer, shall provide a statement addressing whether there arc 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, Hydrogeo log]st 208-2874972) BEFORE any work is done to de Qum mission an cxiSung wCII (even if it is believed that the well is less than 18 ft deep)_ Proof of corn munic ation with IDWR must be submitted to the City prior to any work being done to decommission the well. Failure to communicate with 1DWR inny 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 H cal th for abandonment procedures and inspections (208)375-5211. 9. All Improvements related to public life, safety and health slral I be completed prior to occupancy of the structures. 10. Applicant shall be required to pay Public Works development plan review,and construction inspection fees,as determined during the plan review process, prior to the issuance of a plan approval letter. 11. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act_ 12. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may 1x required by the Army Corps of Engineers. 13. Developer shall coordinate mailbox locations with the Meridian Post Office_ 14. Compaction test results shall be submitted to the Meridian Building Department for ail building pads receiving engineered backfi11, where footing would sit atop fill material. 15. The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 16. The applicants design engineer shall be responsible for inspection of all irrigation and./or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD_ The design engineer shall provide certification that the facilities have bccn installed in accordance with the approved design plans. This cettification will be required before a certificate of occupancy is issued for any structures within the project. 17. At the completion of the 1)rojcct, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project_ 18. A street light plan will need to be included in the civil construction plans. Street light plan requirements ate IIstcd in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridianciiy.orB,�public works.aspx?id=272. 19. The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer, water and reuse infi-astructure 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, casts 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 587-2211. 20. The City of Meridian requires that the owner post to the City a warranty surely in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration oftwo 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 987-2211. City of Meridian I Department Report IV. City/Agency Comments &Conditions C. Meridian Park's Department https:llweblink.meridianciV.orglWebLinkIDocView.aspx?id=435517&dbid=0&repo=MeridianC LU D. Idaho Department of Environmental Quality(DEQ) https:llweblink.meridiancily.or lWebLinkIDocView.aspx?id=436100&dbid=0&repo=MeridianC iv E. Ada County Highway District(ACHD) https:llweblink.meridiancily.or lWebLinkIDocView.aspx?id=441442&dbid=0&repo=MeridianC City of Meridian I Department Report IV. City/Agency Comments &Conditions F. Idaho Transportation Department(ITD) �OAkp * I * Your Softty . Your Mobility IDAHO TRANSPORTATION DEPARTMENT itw P-0.Box 802a + Boise,I 83707-2028 Your Economic Opportunity 120)334-83ga + itd.idaho.gov ��ATt9N May 1,2026 Sonya Allen Planner City of Meridian Planning&Zoning VIA EMAIL Development 1-1-2 02 5-0135 9&H-202 -0007 Appikatlon Project Name Ustick Commerclal Project Location 59DD W.Ustick Rd Project Description Annexation,Preliminary Plat&Comp Plan Amendment Appikant Ethan Mansfield;Hawkins Companies The Idaho Transportation Department(ITD)reviewed the referenced applications}and has the following comments; 1. The McDermott Bypass is under ITD's jurisdiction until it is accepted and transferred to Ada County Highway District. While the Department wl11 not currently grant new access to the Bypass,we wlII continue coordinating with the applicant and ACHD,The tirnelineforthe transfer is uncertain,but efforts are underway_ 2. Apartfromthe comment above,ITD does not have any concerns with the proposed development. 3. ITD reserves the right to make further comments upon review of the submitted documents. If you have any questions,you may contact me at 209-334-9277_ Sincerely, Kendra Conder Development Services Coordinator Kendra.conder@itd-idaho.gov V. FINDINGS A. Comprehensive Plan(UDC 11-513-71)) 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. The Commission finds the proposed amendment is consistent with key elements of the Comprehensive Plan pertaining to compatibility and transition of land uses;specifically to the adjacent residential and office. City of Meridian I Department Report V. Findings 2. The proposed amendment provides an improved guide to future growth and development of the city. The Commission finds the proposed amendment provides an improved guide for future growth and development of the city and that the proposed Commercial FL UM designation is more appropriate for this property. 3. The proposed amendment is internally consistent with the goals,objectives and policies of the Comprehensive Plan. The Commission finds the proposed map amendment consistent with the goals, objectives and policies of the Comprehensive Plan. 4. The proposed amendment is consistent with this Unified Development Code. The Commission finds the proposed map amendment is consistent with UDC 11-5B-7, which requires the amendment to be compatible with existing and planned surrounding land uses. The proposed land uses are compatible with the adjacent Ustick/McDermott interchange area and may provide services near future residential uses planned for the area. 5. The amendment will be compatible with existing and planned surrounding land uses. The Commission finds the proposed map amendment to Commercial is compatible with abutting planned residential uses to the north and proposed office to the east. 6. The proposed amendment will not burden existing and planned service capabilities. The Commission finds the proposed amendment will not burden existing and planned transportation capabilities if the FLUM is changed from MDR to Commercial. 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. The Commission finds the proposed map amendment does provide a logical juxtaposition of uses that allows sufficient areas to mitigate any anticipated impact associated with the development of the area. 8. The proposed amendment is in the best interest of the City of Meridian. The Commission finds the proposed map amendment is in the best interest of the City. B. Annexation and/or Rezone(UDC 11-5B-3E) 1. The map amendment complies with the applicable provisions of the comprehensive plan; The Commission finds annexation of the subject property with the recommended changes to the C-C zoning district is consistent with the proposed Comprehensive Plan FLUM designation of Commercial. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Commission finds the proposed map amendment to the C-C district complies with the purpose statement for the commercial districts in that it contributes to the range of commercial opportunities for the surrounding area. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Commission finds that the map amendment will not be detrimental to the public health, safety and welfare with compliance of the conditions in section IV. 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 Commission finds the proposed map amendment will not result in adverse impacts if the applicant complies with the conditions in section IV as required. 5. The annexation(as applicable)is in the best interest of city. The Commission finds the proposed annexation is in the best interest of the City if the property develops in accord with the provisions in Section IV as required. C. Preliminary Plat(UDC-6B-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; The Commission finds the uses proposed with the preliminary plat is in conformance with the Comprehensive Plan and should generally conform with the UDC if the Applicant complies with the conditions of approval in Section IV. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; The Commission finds that public services are available or will be made available for the subject development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The Commission finds the plat is in conformance with scheduled public improvements in accord with the city's capital improvement program. 4. There is public financial capability of supporting services for the proposed development; The Commission finds there is financial capability of supporting services for the proposed development with the conditions listed in Section IV. 5. The development will not be detrimental to the public health, safety or general welfare; and The Commission finds the subject development will not be detrimental to the public health, safety, or general welfare. 6. The development preserves significant natural, scenic or historic features. There are no significant natural, scenic, or historical features. VI. ACTION A. Staff: Staff recommends denial of the proposed Comprehensive Plan Map Amendment for the reasons noted above in Section III. Consequently, Staff recommends denial of the associated annexation &zoning and preliminary plat requests because the proposed development plan isn't consistent with the MDR FLUM designation in effect for this property. City of Meridian I Department Report VI.Action B. Commission: The Meridian Planning&Zoning Commission heard these items on May 7 and 28,2026.At the public hearing,the Commission voted to recommend approval of the subject CPAM,AZ and PP requests. 1. Summary of Commission public hearing_ a. In favor: Ethan Mansfield b. In opposition: None c. Commenting: Connor Lindstrom, Corey and Rachel Thacker d. Written testimony: None e. Staff presenting application: Bill Parsons f. Other Staff commenting on application: Kurt Starman 2. Key issue(s) public testimony_ a. Impacts current road improvements have on surrounding residents. b. Traffic congestion in the area. 3. Key issue(s)of discussion by Commission: a. Hours of operation for the proposed commercial development. b. The number and types of drive-throu hgs proposed for the proposed commercial development. c. Temporary access to Ustick Road. d. Landscape improvements within and adjacent to the Sky Pilot Drain easement. 4. Commission change(s)to Staff recommendation: a. Commission overturned staff's recommendation for denial. During the May 28'hearing. Staff prepared a memo for the Commission that addressed development agreement provisions and conditions of approval,which have been included in section IV above. 5. Outstandingissue(s)ssue(s) for City Council: a. None C. City Council: Pending City of Meridian I Department Report VI.Action VII. EXHIBITS A. Project Area Maps 1. Aerial Vw Legend Rl iVillli` 4•?=R1- Ilea:i Project Location 1 ' >I5�Ful 0 .. Area of Impact ; g 11R,;;Snnmgnl Analysis !A 'IRE to 4. 4 ri •-l�K� � .■ _ n::.^�e Sew• i•' I+ 1TlMiR.-� Ir. _ f.1+.'r4lliw nee - City of Meridian Department Report VII. Exhibits 2. Zoning Map Legend Project Location Area of Impact 0 Analysis „- Li 0 R-40 R-15 ' -- -C TN-R R-4 E RUT R-8 3. Future Land Use Legend Project Location A T Area of Impact Medium-Densi ty' 6 Analysis Resldentlal Hf MU-N Mix6+Ulsee - - lelL�' Interchange ?� Office .. Plan ' MU-C City of Meridian Department Report VII. Exhibits 4. Planned Development Map Legend E9 Project Location City Limits Planned Parcels Area of Impact 0 Analysis � y IRERH _ r r + r r � rrxrTr*T'r^ rTH _ MIJU ITTT City of Meridian Department Report VII. Exhibits B. Service Accessibility Tool(Existing Conditions) PARCEL S043334 925 SERVICE ACCESSIBILITY verall score: 1 2 nd Percentile Criteria Location Within 1/2 mile of City Limits 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 < S min. Emergency Services Police Reporting District meets response time goals some of the Pathways Within 1/4 mile of future pathways Transit Not within 1/4 of current or future transit route Arterial Road Buildout Status Ultimate configuration (-#of lanes in master streets plan) School Walking Proximity From 1/2 to 1 mile walking School Drivability Either a High School or College within 2 miles OR a Park Walkability No park within walking distance by park type Report generated on 44-11-2Q2b by MERIDIAM&AEn City of Meridian I Department Report VII. Exhibits C. Aerial View of Property/Site Photos dW f � IG y - ..,,r-apt` L x t9: City of Meridian Department Report VII. Exhibits D. Adopted vs.Proposed Future Land Use Map Date: 03/19/2026 0 500 1,0D0 Feet Adopted Future Land Uses Legend UTICIC+ _ Area oif Change ■ Future Land Use Map tywide ' Law Drns'ty Residential Medium density Re-4dential Med-High density Residential High Density Residential Cammerddl Proposed Future Land Uses Offiae 7rdustria! Civic r-Ad Town Mixed Use Neicgh6arhecd Mixed Use Community { rr Mixed Use Regional Mixed Use Non-Residential Mixed Use-Interdtidnge ' Ten Mile Specific Law Density Employrrt Lifestyle Center High Density Empbyment it it it Mixed Empbymenk UST IC,I( Mixed Use Residential rE Mixed Use Commercial r 1 r City of Meridian Department Report VII. Exhibits E. Conceptual Development Plan 1 �LW rl haw 15 i � I Y I I L1..1 0 h I _ 1-r+ LU D AWAS 1 I k I � I� I < [1 ua o Mow W. .• I I �' � Y J I I � J I � r I ❑} r,I I I I ssudAa IIOVC3n7w . a City of Meridian Department Report VII. Exhibits F. Concept Plan with Durango Subdivision WW ILItTon"nHa: L1OV4414PF4!Olin ---------- -------- - -------------- 4■ II J1. ---------- F City of Meridian Department Report VII. Exhibits G. Preliminary Plat(dated: 12/15/2025) � a -�g F a z o z avZO � Q ° weg p y6`l�B¢�€ spy 6E11- _ t i T2 9 S 1yy1� ip, k sp V ¢W a i 5p` 1E= i9 ` N O 1Y�9 @!° x z W z �' a O Jill W r c 4 I A I r y i � I � I 1 »I � I•r ��$s � �� � I i 1 � i r� Y�tyQ1� •y w I 1 � Y i i 1 I I• I - � I I I 1 I I I I I I I• I ••w.r a 1 f � ; i I011e x� .ovra Irs pt-.{.'_ •�E s -- — ---- --- fLYN9llpYHiP�IY N RYAII LLOYIIWTY'll 1 Ih a _— __--_— —_--__ _ I �� Ir City of Meridian Department Report VII. Exhibits H. Landscape Plan and Buffer Exhibit(date: 12/15/2025) i� f ff J � T + � I � � I r I r r f. + w I � I I I I r N � I d I � LLJ U CO ILJI Y I � 1 r r z :.ssvd,a uowa3mw City of Meridian I Department Report VII. Exhibits rJ 1.4 51 il 66 71 h,I TT. I .rr- yy 1! -7' P Ell 99 Lu City of Meridian Department Report V11. Exhibits \| � \�\ )§) �)\ | � )§( §�§ s§a /R | � .§ | 4■ � � , . $■ k r g . � , •I �/ g ) UN �� ■ �� ' � � � d\ / � q $§� _ � � ■ � � �� Ln kc City of Meridian Department Rep o4 yJ. Exhibits COMMERCIAL TO RESIDENTIAL BUFFER EXHIBIT .. e �Y3 A —IMMIIICIALTIIRIIIDLNTIALCROMIII'nllN wo:tea mcwnc[mFlw o nws W _ Fi' w -1= _Jll -.--� II' d - � II VII II.. .. F.. mir=J III SDBDIMSIDN II�� _ MERIDIAN,—H0 O� km COMMERCIAL E D ����jLJI-TALI- �L��T I���IIIF'� r� �� - C III ., _ � F � II r II�fF III - NTIALSEPERATION •�•.E112L•_ City of Meridian i Department Report VII. Exhibits I. Fire Access Exhibit LIHIH)2 SSK)N 3V1 ��# x OH V01'NVIOIa3 W 9V071)OLLSf1'M 006S e � r i G� I i o - lit v low 77 .rc ....:. .....:. I � 6Ydt ypyi�y N I I I ' I /1 I City of Meridian Department Report VII. Exhibits J. Annexation Legal Description and Exhibit Map (C-C Zone) Ion November 20,2025 Project No.25-106 Rezone to C-C Legal Description Exhibit A A parcel of land situated in a portion of the South 1/2 oftfle Southwest 1/4 of Section 33,Township 4 NDrth, Range 1 West,Boise Meridian,Ada County,Idaho and being more particular*described as follows: BEGINNING at a found aluminum cap marking the West 1/15 corner of said Section 33,which bears 589°19'00"E a distance of 1,319.12 feet from a found aluminum cap marking the Southwest oomer of said Section 33,thence following the southerly line of said South 1/2 of the Southwest 1/4,N89'19'00"W a distance of 35.00 feet; Thence leaving said southerly line,N00'29'45"E a distance of 388.4&feet to the centerline of Sky Pilot Drain; Thence fallowing said centerline the following two(2}courses: 1. 589'40'1d'E a distance of 386.32 feet; 2. 100.55 feet along the arc of a curve to the right,said curve having a radius of 220.00 feet,a delta angle of 26'11'15",a chord bearing of 576'34'27"E and a chord distance of 99,68 feet; Thence leaving said centerline,500'29'28"W a distance of 369.87 feet to said southerly line of the South 1f 2 of the Southwest 1f4; Thence following said southerly line,N89'19'0a'W a distance of448,50feetto the POINTOF BEGINNING. Said parcel contains4312 acres,more or less,and is subjectto all existing easements and/or rights-of-wayof record or implied_ Attached hereto is ExhihitB and bythis reference Is made a part hereof. 1d kL LAND 0 4 or."Is"¢ G c � � O d � 5725 Nortb Discovery Way•Boise,Idaho 83713•208.639,6939•kmengllpXotn City of Meridian Department Report V1I. Exhibits AND�w_, .___�_=DWG o�PO,a .IPDfJ ° tQ | M m § | q §\ | � o R $ M \§ S §I ju k rl \ OM §§ / ( — — _ Z K § kUcD�mt�pa6 � k \ ; -Uk / NOQ am7 mEk' r 2 A £ Z � ( z K rTj n j � �4§ © • Z %me @ k \ e3 C! )# > \ ƒ \ } c gb rnQo Mf - a 00 R � � � qM § ® U % LU < / � � Q � c � % o / s \ L.0 KP4 & @ Z3 ƒ ( ; _ \ \ ® n b & � 2 ) k \ � , S k § o e § SM2 2¥ kaa% \ a@»7ED § � §1§ nZ Exhibit B &rnexalionand Rezone kkk�/ 0 Apo$m of the South 112of the Southwest 1/4r Section 33 z R % Town5hip 4Nor% Range1West, Boise Meridian.Ada County,Idaho City of Meridian Department Rep o4 yJ. Exhibits 9$9°dG SQ'1e �x 3 a- Obo`ar r$„ �wl �n g d-08 S ns � +o 1112012025 Scale: 1 inch- 80 feet File: TFMI:1'4_3119 ACYM J167227 Sq.Feat),Closure:n00,0000e O.OU k(11395952).Perimeter=1728 ft. 01 n89.1900w 35 02 mDO-2945e 388.48 03%99.4010e 388.32 04 Rt,r=220.00,delis=025.1115,chDrd=s7U427e sa.ae os saa.aszaw aaa.s7 06 n89.1 WZ 449.5 City of Meridian Department Report VII. Exhibits K. Conceptual Building Elevations Afl IMM: An r. E City of Meridian Department Report VII. Exhibits I I I I I I HOHS Y Go l _ I I I li � II I � I I J I I W I I I I � I I I J I M I I I I I I I I s 1 V � y@ E 111H y9 63 8e a H!H"I AS! pp� S � pp �e �� xx 7q qr Sq pT LU a Do o a o 1 °I ga kl -11 I I I ^I I I I I I j I I I I I I I I I I I I I I I I I I I = Ij W I II W I N I a � I I I I I I I I I I I I I I I I I I I �J I I I I I _ I �. I J k l City of Meridian Department Report VII. Exhibits dOHS='u- SNOMI-W CN E3E)NVHO 110 2J § /) � � F | ) | |� | � § | A | ) � |�� � § �q �n ]§ ƒ| �� b &| &| �§ ��e �n q§ El. El EJ EJ a. I:]- El El H- 0- 11, , , J ( { El I? . ' ) � � a \ Nil C), D- EP- City of Meridian Department Report V11. Exhibits VIII. ADDITIONAL NOTES &DETAILS FOR STAFF REPORT MAPS, TABLES,AND CHARTS (link to Community Metrics) A. One-Mile Radius Existing Condition Notes This data is automatically derived from enterprise application and GIS databases, and exported dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30- days. Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel based data excludes certain properties and represents land as it exists now. Properties considered are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional development, government,and quasi government facilities). The following values also constrain included property acreage to reduce outliers and non-conforming instances from distorting averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. Some approved entitlements, and particularly older ones,may be constructed. Decennial population counts and household counts are based on the most recent Decennial Census. Current population and current household values are COMPASS estimates,usually for the year previous, and are based on traffic analysis zone boundaries(TAZ's). B. Service Assessment Notes This data represents existing conditions derived from our enterprise application and GIS database, exported through dynamic reporting. The system references the most recent available data from various sources, including sewer main lines, sewer trunk sheds, floodplain, fire service areas and response times,police crime reporting,pathway information,existing and planned transit, roadway improvements, school and park proximity, and other resources. The tool provides context for project review,using multiple indicators consistently. Data from similar topics may vary based on different levels of review. The overall score is based on weighted criteria(not a ranked order), and the percentile score compares the parcel to others in the city(higher is better). This tool was developed as a City Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are just one data point and should not be the sole basis for decisions. C. ACHD Roadway Infographic Notes The Ada County Highway District utilizes a number of planning and analysis tools to understand existing and future roadway conditions. • Existing Level of service(LOS).LOS indicator is a common metric to consider a driver's experience with a letter ranking from A to F. Letter A represents free flow conditions, and on the other end Level F represents forced flow with stop and go conditions. These conditions usually represent peak hour driver experience.ACHD considers Level D, stable flow,to be acceptable. The LOS does not represent conditions for bikes or pedestrians,nor indicate whether improvements: are possible; if there are acceptable tradeoffs; or if there is a reasonable cost-benefit. • Integrated Five Year Work Plan(IFYWP). The IFYWP marker(yes/no)indicates whether the specified roadway is listed in the next 5-years. This work may vary, from concept design to construction. • Capital Improvement Plan(CIP).The CIP marker(yes/no)indicates whether the specified roadway is programmed for improvement in the next 20-years. City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts Development Application Transmittal Link to Project Application: Ustick Commercial H-2025-0059 TWO LINKS Ustick Commercial H-2026-0007 Hearing Date: May 7, 2026 Assigned Planner: Sonya Allen To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331Email: cityclerk(a)_meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law. C i E IDIAN.;--- Agenda Item Applicant Presentation H July 14, 2026City Council SubdivisionMcUstick0007-2026-0059 & H-2025- Location Map ramp-16 on-rd 1/3•BypassUstick and McDermott 4 acres on NE corner of •2 Location Map Condition 2.ii.and 10 and removal of updated DA Condition 1.v., 9, recommended approval with On May 28, PZC access and site plan Coordinating with Durango on 3 Concept Plan 1b-9C.1a-3B-Landscape buffer per UDC 11 but sod and plants will be allowed.No trees will be allowed in the easement, •location.NMID supports access/maintenance drive •NMID prefers drain to be piped.•100’ wide easement whether piped or not.•NMID Coordination4 lots–Prelim Plat •(Community Commercial) zoneC -Annexation and Zoning to C•CommercialComprehensive Plan Amendment to •Request: •4 Auto at Ustick Rd Interchange)76,000 vehicles per day by 2045 (Up to 110,000 •in vehicular transportation infrastructure700 million investment -$600•84)-44 to Interstate-State Street (SH–16-SH•5 centric Private Investment-centric Public Improvements Drive Auto- 6 centric Private Investment-centric Public Improvements Drive Auto-Auto vehicles per day35,000 -28,000•in vehicular transportation infrastructure$10 million investment •Widening to 5 lanes; signal at McDermott & Ustick Rd.•Black Cat to McDermott Rd.–Ustick Road • 7 We agree to ACHD conditions of approval.•“No mitigation is required … ; no alternative mitigation is required”•constructed with Ustick widening.–Hawkins to pay for frontage improvements •ACHD approved this project with standard conditions.•We provided a TIS at the request of City of Meridian.•Neither ACHD nor ITD requested a Traffic Study for this project.•oriented Uses” don’t drive “more” trips, pollution, congestion, or VMT-“Auto “Autonew trips or truly diverted Only 33% of trips to the site are either •by trips”.-Traveled because they are “passVehicle Miles reduceof the customers visiting our site, these uses will 65%For •8 oriented Uses” don’t drive “more” trips, pollution, congestion, or VMT- 9 oriented Uses” don’t drive “more” trips, pollution, congestion, or VMT-“Auto counting existing trips that were already on the road.-Avoids double•by and captured trips. Only counts new and diverted trips.-Removes pass•development is expected to consume.proportional cost of roadway capacity that a new Impact fees measure the •.that developmentexpanded roadway infrastructure needed to accommodate the traffic generated by fund the construction of new or time charge assessed on new development to -One•Impact Fees can tell us a lot about… impacts!• 10$724,920 (per acre = $97,962)----------------------------------$12,082 ): 60 x thrus-Shopping Center (60,000SF, no driveDayspring Commercial (7.4 acres immediately South)$386,624 (per acre = $104,493)----------------------------------$12,082 ): 32 x thrus-Shopping Center (32,000SF, no driveDurango Commercial (3.17 acres immediately east)oriented Uses” don’t drive “more” trips, pollution, congestion, or VMT-“Auto$191,000 (per acre = $47,750)----------------------------------Gas Station: 10 x $13,144Coffee Shop: 1 x $2,940Food: 2 x $24,646-FastOil Changer: 2 x $4,312 OUR PROPOSAL (4 acres) “Auto$185,696 (per acre = $46,424)----------------------------------$5,803Family Homes (8 du/acre): 32 x -32 SingleDensity Residential-Medium$191,000 (per acre = $47,750)----------------------------- -----Gas Station: 10 x $13,144Coffee Shop: 1 x $2,940Food: 2 x $24,646-FastOil Changer: 2 x $4,312 OUR PROPOSAL oriented Uses” don’t drive “more” trips, pollution, congestion, or VMT- 12 oriented Uses” don’t drive “more” trips, pollution, congestion, or VMT-“Auto commercial uses than any other commercial use.16 will travel less time and distance to access our -Any current or future resident within this box that is using Impact of “noise, light, and odor” on Residential Development?: 2,951+ 1,629 = 4,580 Vehicles Per DayMcUstick: 4,337 Vehicles Per DayMcHurtreyUSTICK: 35,000 Vehicles Per Day 13 14 1b-9C.1a-3B-Landscape buffer per UDC 11 184’Landscape Buffer 15 Landscape Buffer How do other buffers compare?homes and nearest commercial usehas 3x distance between nearest McUstick Dayspring Subdivision Commercial 16 17 McMillan and Locust Grove Rd How do other buffers compare?Pine & Ten Mile Rd 18 Fairview and Venture140’McMillan and Linder Rd How do other buffers compare? Impact of “noise, light, and odor” on Residential Development?: 2,951+ 1,629 (Durango Commercial) = 4,580 Vehicles Per DayMcUstick: 4,337 Vehicles Per DayMcHurtreyUSTICK: 35,000 Vehicles Per Day 19 Impact to Residential Development?.impactreducingfurthersite,theintotrafficlessevenbewillthereUstick,ontrafficminimalistherewhentimesAt.tripsby-passbewouldsitethetotrafficthisofMost•.residentsfutureo flifeofqualityonimpactnegativedramaticabewouldtheresite,subjecttheondevelopedwerehomesIf•.proposedcurrentlyaretheywherethanodorandlightnoise,byimpactednegativelymorefarbewouldRdUsticktoadjacentUnitsR esidential•20 21 limited from 6:00 am to 11:00 pm unless extended with a Conditional Use Permit. per day, 7 days per week. Business hours of operation of additional tenants shall be The future tenant of Lot 1, Block 1 shall be allowed to operate 24 hours Proposed 1.v.: Recommended Approval by PZC–Condition 1.v. Modification Request for DA to allow for site prep and building permit issuancefinal plat.: Up to one building permit may be issued prior to recording the Condition 10recording the final plat.utilities, parking fields, and pedestrian pathways, may occur prior to : Preparation of the site, including installation of the drive aisles, Condition 9Proposed Conditionsbuilding permit prior to recording the final plat.to complete site work associated with commercial uses and receive a single Because the site is currently a single, buildable parcel, we request the ability 22 Remove DA Condition 2.ii.vehicle connectivity directly to our siteDurango Conditions do not require •impact to adjacent residential uses.to commercial development and minimizes Dayspring Way provides local road connectivity •the property to the north. connection with pedestrian facilities on each side to foot wide drive aisle -Depict a minimum 20•Remove Development Condition 2.ii. •Coordinating with Durango on access. •23 Summary.selectionsitetomarketofamountextensiveanuserstheseofEach.sitethisonsupportcanwethantenantsmorefromhaveWe•.currentlyaretheywherethanodorandlightnoise,bynegativelymorefarbewouldRdUsticktoUnitsR esidential•.du/acre8atUsesResidentialtointensityinsimilarandusescommercialotherthannetworkroadwaythetoimpactfullessareproposingareweusesThe•.uses-autodrivesinvestment-Auto•24 Thank you!9, and 10 and removal of Condition 2.ii.0007 with updated DA Condition 1.v., -2026-0059 & H-2025-Please approve H10 and removal of Condition 2.ii.On May 28, PZC recommended approval with updated DA Condition 1.v., 9, and and future residents of Meridan.For these reasons, a CPAM to accommodate our proposed uses benefits current 25 26 Landscape Buffer Proposal Market Analysis?Value Permit Commercial Total in Million 391$•ValuePermitResidentialTotalinBillion1.1$•Permits Commercial 118•PermitsResidential462,4•:ValleyTreasuretheforReportMarketLand20253QTOK’sP er•.optionsretailmoreforneedthehighlightingpermits,commercialtoresidentialofratiohighawithValley,Treasuretheinconstructionresidential.vscommercialinimbalanceanisThere:wide-ValleyUnderbuiltisDevelopme ntCommercial•.selectionsiteoptimizetoanalysismarketofamountextensiveanperformsuserstheseofEach.sitethisonsupportcanwethantenantsmorefrominteresthaveWe•.TenantsCommercialforsensemakesthatlandfindtoisJ obOur•27 Commercial Land Availability and Surrounding FLUM Landuse Regional -Lack of availability of Mixed 28 29 oriented Uses” don’t drive “more” trips, pollution, congestion, or VMT-“Auto 4300 Fairview AvenueValvoline and Human Bean Coffee Shop at parked on site near GreenbeltGreen Acres Impact Fee: 3x Food Trucks Thru Coffee Impact Fee example-Green Acres Food Truck Park vs. Drive• 30 supportednotbendsdegree90•”48betoanticipatedsizePipe•.allowedbewillplantsandsodbuteasement,theinallowedbewilltreesNo•locationdriveaccesssupportsNMID•pipedbetodrainprefersNMID•.notorpipedwhethereas ementwide’100•Coordination with NMID “Autooriented Uses” don’t drive “more” trips, pollution, congestion, or VMT- W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for The Fields (H-2025-0057) by Idaho Holdings, located south of McMillan Rd, north of Ustick Rd. and between Can Ada Rd. and Owyhee Storm Ave. A. Request: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) (45.63 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(1-L) (51.64 acres). B. Request: Preliminary Plat consisting of 985 total lots on approximately 200.06 acres. This includes 899 residential lots (602 single-family detached units and 297 single-family attached units) and 72 common lots and 14 common drive lots. The development is proposed within the R-8(157.48 acres) and R-15 (44 acres)zoning districts. C. Request: Comprehensive Plan Map Amendment for approximately+/--45.63 acres of land in the Southeast part of the development to be designated as Commercial(29.09 acres)from Mixed-Use Community and Medium High Density Residential(16.54 acres)from Medium Density residential and designate +/--45.63 acres of land to Civic from General Industrial for a future City Park. CL C: = m 0 bp ti C: c UO w L- Ln L- 0- 0 >< m V) 9' 1 >0, 0 OWN% Ln Ln r N L-�� mo O Ln Ln b-0 LL LL =3 0 0 0 LA Development Application Transmittal Link to Project Application: The Fields AZ, CPAM, PP H-2025-0057 Hearing Date: May 7, 2026 Assigned Planner: Linda Ritter To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)_meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331Email: cityclerk(cD_meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received bV CitV of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and maV be released upon request, unless exempt from disclosure by law. 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 C i E IDIAN.;--- Agenda Item Applicant Presentation City Council2026July 14, East Ranch Subdivision(200 Acres)Westveil Subdivision for Preliminary Plat 3.Comprehensive Plan Map Amendment2.(480 Acres)Initial Zoning w/ DA and Annexation1.APPLICATIONS 2 East Ranch Subdivision Predictable 3.DesignIntegrated Community 2.Public PlanningComprehensive 1.BENFITS OF MASTER PLANNING 3 East Ranch Subdivision MDRIndustrialCommercial Mixed UseCommunity FIELDS SUBAREA PLAN 4 East Ranch Subdivision PROPOSED ZONING 5 East Ranch Subdivision SITE PLAN 6 East Ranch Subdivision SITE PLAN 7 •18Can AdaMcMillanDA MODIFICATION REQUIRED INDUSTRIAL (IL)Future Applications: DA Mod, Preliminary Plat, CUPs•51 Acres•PA 18 •17DA MODIFICATION REQUIRED N)-PARK (C Restrooms, Picnic Tables•Sport Courts•Destination Playground•Sports Fields•community events such as:Amenities to focus on large groups and •40.82 Acres •STAR RD DA MODIFICATION REQUIRED C): McMILLAN CENTER-COMMERCIAL (C DA, Preliminary Plat, CUPs •Future Applications: •Acres: 14•PA 12 COMMERCIAL (C 12DA MODIFICATION REQUIRED C): McMILLAN CENTER- COMMERCIAL (C McMillan Center Conceptual Rendering Looking South C): McMILLAN CENTER- COMMERCIAL (C 1DA MODIFICATION REQUIRED Future Applications: DA Mod; Preliminary Plat, CUP•Acres: 27•PA 1•C): OWYHEE CENTER- •51113DA MODIFICATION REQUIRED CUP; DA Mod; Preliminary Plat•Future Applications: •15-RR-TN15-R MULTI FAMILY R-Zoning: R15; TN•PAs # 5, 11, 13 •10151416DA MODIFICATION REQUIRED 8-R DA Mod; Preliminary Plat•Future Applications: •R-TN15-R Single Family, Townhomes and Detached R-Zoning: R8; R15; TN•PAs # 16, 15, 14, 10 COMP. PLAN MAP AMENDMENT PA #1, #5 COMP. PLAN MAP AMENDMENT PA #17 Westveil Preliminary Plat OWYHEE STORM BLVDUSTICK RDSTAR RD Roadway Improvements•2,989 SF 15 Average Lot Size: -R•5,723 SF8 Average Lot Size:-R•297 Townhomes•598 Single Family Detached•895 Homes•4.44 du/acreGross Density: •15-8 and R-RZoning: •Acres200 • •PRELIMINARY PLAT OPEN SPACE(15% required)Qualified Open Space 23% PRELIMINARY PLAT RENDERINGS TownhomesDetached Single Family PHASING OWYHEE STORM BLVDSTAR RD Phase 7: 2033•Phase 6: 2032 •Phase 5: 2031 •Phase 4: 2030 •Phase 3: 2029 •Phase 2: 2028 •Phase 1: 2027 •Construction July 2028 First Home Sale: 7654321 East Ranch Subdivision ACHD•$ 5,193,685Sewer Assessment •$ 4,842,845Water Assessment•$ 1,355,030Meridian Fire •$ 890,525Meridian Parks•$ 3,686,505Meridian Police•$ 359,790 Westveil Impact Fee Estimate: $16,328,280 Well Lot•Appraised Donated Value$3,659,413 Park: •Sewer Lift Station Propertyacre-1•Master Project Contributions 22 STAR ACHD IMPACT FEES > $5.1 Million Road Widening Improvements Build New Collector RoadITD Proportionate Share Contribution Westveil Preliminary Plat Mitigation and Improvements STAR STAR)also in CIP(Road Improvements Build New Collector RoadACHD Intersection ImprovementsITD Proportionate Share Contribution Anticipated at Full Annexed Area Buildout (2040)Mitigation and Improvements STAR THANK YOU SUPPLEMENTAL MATERIALS RAB Roadway Improvements(EOY 2026)-5PHB OWYHEE 2027)(Improve Light 2028 Light Install Light Install McMILLANUSTICK RTLs)Lanes (add CL and Complete to 3 Turn LanesSidewalkShoulder, 17’ Pavement,3 Lanes Preserving ROW for 5–(2041) 3 Lanes 3 Lanes STAR Roadway Improvements STAR STAR Roadway Improvements STAR East Ranch Subdivision Roadway Improvements 30 East Ranch Subdivision approved bonds.-voterCreates a path for capital projects without relying solely on a •purchase payments. -Allows eligible state facilities dollars to be used towards lease•Amends Idaho’s School District Facilities Fund. •HB636SCHOOLS 31 East Ranch Subdivision Residential-Fields Subarea Development Program 32 East Ranch Subdivision Acres of Commercial 42.8Our Application: Acres of Commercial40SAP Planned Development Program: Commercial-Fields Subarea Development Program 33 East Ranch Subdivision34 East Ranch Subdivision Commercial-Fields Subarea Development Program 35 East Ranch Subdivision Commercial-Fields Subarea Development Program 36 C�,fER IDIAN:--- IDAHO Public Presentations Good Evening Mayor Simison and Members of the City Council. Thank you for the opportunity to speak this evening. My name is Denise LaFever, 6706 N Salvia Way, Meridian, ID �Qn�S UPt e I am not here to support or oppose this application. I am here to speak about the importance of following the plans we adopt. Several years ago, during the Comprehensive Plan process, Steering Committee members and I encouraged the City to prepare site-specific plans for Meridian's remaining large growth areas.We believed that planning these areas before they developed would produce better neighborhoods, better transportation, better parks, and ultimately a better Meridian. I was pleased when the City embraced that vision and adopted the Fields Subarea Plan. That Plan represents years of work by City staff, consultants, property owners, stakeholders, elected officials, and residents. It reflects a shared vision—not simply for where growth should occur, but how it should occur. As I reviewed this application, I appreciated that City staff evaluated it against the adopted Fields Subarea Plan and identified areas where additional refinement is needed, including the mixed-use center, commercial integration, pedestrian orientation, and implementation of the Plan's design vision. Those are not minor details—they are fundamental elements of the adopted Plan. The Fields Subarea Plan was adopted to guide devetopment—not simply to describe it. Development Agreements,future approvals, and conditions of approval are valuable implementation tools, but they should not become substitutes for demonstrating consistency with the adopted Plan. Whatever decision you make tonight, I respectfully ask that the record clearly demonstrates how this application fulfills the vision, principles, and design intent of the Fields Subarea Plan. Residents invest hundreds of hours participating in planning because they believe the plans they help create will guide future decisions. Developers invest based on those plans. Future residents and future Councils rely on those plans to provide predictability, consistency, and fairness. Plans matter only if they influence decisions. If they become documents that can be reinterpreted or adjusted to accommodate development,the planning process risks becoming an exercise in aspiration rather than implementation. Tonight's decision is about more than one development. It is about whether Meridian's adopted plans will continue to guide development—or whether development will begin to guide the plans. Thankyou for your time and for your service to our community. My Primary Concern 1.The plan should guide the development—not the development guide the plan. My greatest concern is ensuring that the adopted Fields Subarea Plan remains the governing document. As this application moves forward, I encourage the Council to avoid conditioning approval in a way that effectively modifies or relaxes the intent of the Plan simply to accommodate the proposed development. Areas where I believe careful attention is warranted include: • Mixed-Use Center Design o Ensuring the Star/McMillan center achieves the pedestrian-oriented, integrated mixed-use vision envisioned in the Subarea Plan rather than evolving into a more conventional commercial center. • Commercial and Residential Integration o Maintaining the integrated relationship between commercial, residential, civic, and public spaces envisioned by the Plan. • Urban Design and Watkability o Preserving the Plan's emphasis on walkability, building orientation, streetscape design, and public gathering spaces. • Transportation Framework o Ensuring roadway improvements, pedestrian facilities, pathways, and multimodal transportation are implemented as a coordinated system consistent with the adopted transportation framework. • Implementation Through Development Agreements o Using Development Agreements and conditions of approval to implement the adopted Plan—not to substitute for or redefine its intent. • Future Amendments o Avoiding incremental amendments or conditions that, overtime, substantially alter the original vision without a transparent public planning process. • Infrastructure Timing o Continue requiring roads, utilities, parks, and other public infrastructure to be provided in step with development. • Parks and Civic Spaces o Preserve the importance of parks, civic gathering places, and community amenities as integral components of the overall plan. • Long-Term Consistency o Apply the Fields Subarea Plan consistently throughout future phases of development so the years of planning invested by the City and the public are reflected in the completed community. My concern is not that the development should be changed to fit the Plan; my concern is that the Plan should not be changed—or effectively reinterpreted—to fit the development.