HomeMy WebLinkAboutZ - FFCl for 7-28 CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAWC��(IEFI
AND DECISION& ORDER
In the Matter of the Request for 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,by Hawkins Companies.
Case No(s).H-2025-0059(CPAM); H-2026-0007(AZ,PP)
For the City Council Hearing Date of: July 14,2026 (Findings on July 28, 2026)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of July 14, 2026, incorporated by
reference)
2. Process Facts(see attached Staff Report for the hearing date of July 14,2026, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of July 14,2026,
incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of July 14,2026, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use
Planning Act of 1975,"codified at Chapter 65, Title 67,Idaho Code(I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified as
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by
ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian,
which was adopted December 17,2019, Resolution No. 19-2179 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s)received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision,which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the
Community Development Department,the Public Works Department and any affected party
requesting notice.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR USTICK COMMERCIAL(H-2025-0059;H-2026-0007)
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7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of July 14,2026, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant's request for a Comprehensive Plan map amendment, annexation and zoning, and
preliminary plat is hereby approved with the requirement of a Development Agreement per the
provisions in the Staff Report for the hearing date of July 14,2026, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
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 preliminary plat or the combined
preliminary and final plat or short plat(UDC 11-6B-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments,if submitted within successive intervals of two(2)years,may be considered for
final approval without resubmission for preliminary plat approval(UDC 11-613-713).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up
to two(2)years as determined and approved by the City Council may be granted. With all
extensions,the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension,the property shall be required to go through the platting procedure again(UDC 11-
6B-7C).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s)and returned to the city within six(6)months of the city council granting the
modification.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR USTICK COMMERCIAL(H-2025-0059;H-2026-0007)
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A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six(6)month approval
period.
E. Judicial Review
Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho
Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight
(28)days after all remedies have been exhausted, including requesting reconsideration of this final
decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as
provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of
Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA.
F. Notice of Right to Regulatory Takings Analysis
Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the
subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory
takings analysis.
G. Attached: Staff Report for the hearing date of July 14,2026
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR USTICK COMMERCIAL(H-2025-0059;H-2026-0007)
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By action of the City Council at its regular meeting held on the day of ,
2026.
COUNCIL PRESIDENT JOHN OVERTON VOTED
COUNCIL VICE PRESIDENT ANNE LITTLE ROBERTS VOTED
COUNCIL MEMBER DOUG TAYLOR VOTED
COUNCIL MEMBER LUKE CAVENER VOTED
COUNCIL MEMBER LIZ STRADER VOTED
COUNCIL MEMBER BRIAN WHITLOCK VOTED
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert E. Simison
Attest:
Chris Johnson
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By: _ Dated:
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR USTICK COMMERCIAL(H-2025-0059;H-2026-0007)
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EXHIBIT A
COMMUNITY DEVELOPMENT �E IDIAN-
DEPARTMENT REPORT
HEARING 7/14/2026 Legend ®�
DATE: ® `
_ Project Location
TO: Mayor&City Council '::Area of Impact
'ic City Limits
FROM: Sonya Allen,Associate Planner O Analysis
208-884-5533
sallen@meridiancity.org i.
APPLICANT: Hawkins Companies
h
SUBJECT: Ustick Commercial and McUstick
r` ,Y S
Subdivision -2
i`�"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.1 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:Approved
E. Table of Contents
Community Metrics.............................................................................. II
StaffAnalysis..................................................................................... III
City/Agency Comments and Conditions...................................................... IV
Findings............................................................................................ V
Action.............................................................................................. VI
Exhibits............................................................................................ VII
Il. COMMUNITY METRICS
Table 1:Land Use
Description Details Map Ref.
Existing Land Use(s) 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 VILA.2
Proposed Zoning C-C(Community Business District)
Adopted FLUM Designation Medium Density Residential(MDR) VILA.3
Proposed FLUM Designation Commercial
Table 2:Proiect 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 + i 4 building lots/0 common lots
City of Meridian I Department Report TI.Community Metrics
Table 3:Process Facts
Description Details
Preapplication Meeting date 12,12025
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.
• TIaffic 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"
McDermoff Bypass 363-feet Future Collector N/A "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 IV.B
• Distance to Mainline Water is available to the site.
• Impacts or Concerns NO W_
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:
htos://weblink.meridiancitv.or lWebLink/Browse.aspx?id=435499&dbid=0&repo=MeridianCity
City of Meridian I Department Report II.Community Metrics
Fillurc 1:One-Mile Radius Existing Condition Metrics
Reference Parcel:SO433346925 Date Retrieved:2026 15 11
Parcel Count Parcel Acreage Infill Indicator:
848 Surrounding Area
1,547
49% Not city
976
® City Limits
888.3 ■ Not City
Household Change Household&Population Growth
Households ■2020
Population Change:82.4%
Population ■Growth
(Household and Population Change
since 2010 Decennial) - 5,000 10,000
Use Types Residential Addresses All Addresses
■ Single-family
® Multi-family 1% 096
0 0® 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.
4,
i 0
..
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-I)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.
• 5.01.01F—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.
• 6.01.01 J—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 III.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.
• 3.01.01A—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 11-
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 I1I.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 11-313-7C.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 11-313-7C.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 I1I.Staff Analysis
35' ENTRYWAY CC LANpSCAPE RIIFFER
(35' R �
(35' EQ)
5' 10' I 19
�45TICK Rp. LAWNI �CCN �y�LANp CA' LEL�
PARKSTRIP WALKWAY
KWAY =ERlz =Lan
DW CREEK BED PWJI uaTERAL
USTICI{RD. LANDSCAPE BUFFER SECTION
.;F: .A
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 11-3B-
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 I1I.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 all 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 I1I.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:
Residential 467 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.ACHD 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 III.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-15):
An underground pressurized irrigation system is required to be installed in the development
for each lot as set forth in UDC 11-3A-15.
3. Storm Drainage(UDC 11-3A-18):
An adequate stone 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:
httos.Ilweblink.meridiancity.ors/WebLinklDocView.aspx?id=178931&dbid=0&repo=Merid
ianCity
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 Commented IBM]:heed standard conditions for these?Can
make quick parts for insertion.For now,just copy/paste what you
A. Meridian Planning Division have in testing.
1. A Development Agreement(DA)is required as a provision of annexation of this property Unused sections should either be deleted(including reference in
Prior to approval of the annexation ordinance,a DA shall be entered into between the City of 'cable 3)or flagged with some type ofno comment(could be quick
Meridian,the property owner(s)at the time of annexation ordinance adoption,and the part)'
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 VH and the provisions contained herein.One of the
two conceptual drive-throu hg s may 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-I9.13.2b,
which require a minimum of thirty(30)percent of the buildable frontage of the property
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 recordinga final plat.
Prior to the issuing the certificate of occupancy,the applicant shall subdivide the
property.
2. The final plat(s)shall include the following revisions:
i. Depict cross-access/in ess-egress easements 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.
3. The landscape plan submitted with the final plat application(s)shall include the following
revisions:
i. Where pedestrian pathwaysproposed 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 11-313-
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 great
er
that are removed from the site as set forth in UDC 11-313-10.
iv. Depict a 25-foot-wide buffer to adjoining residential land uses with landscaping per the
standards in UDC 11-313-9C.
4. Additional design features consistingof f 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.
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.meridianci y.orzlWebLinkIDocView.aWx?id=435509&dbid=0&repo=Meridianhty
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/water meter and 10'beyond it.
5. No permanent structures(trees,bushes,buildings,carports,trash receptacle walls,fences,
infiltration trenches,light poles,etc.)to be built within the utility easement.
General Conditions of Approval
1. Applicant shall coordinate water and sewer main size and routing with the Public Works
Department.
2. Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
3. The applicant shall provide easements)for all public water/sewer mains outside of public right of
way(include all water services and hydrants). Sewerlwater easement varies depending on sewer
depth,Sewer 0-20 ft deep require a 30 ft easement,20-25 ft a 40 ft easement,and 25-30 ft a 45 ft
easement. Ensure no permanent structures(trees,bushes,buildings,carports,trash receptacle
walls,fences,infiltration trenches,light poles,etc.)are built within the utility easement. Submit
an executed easement(on the form available from Public Works),a legal description prepared by
an Idalic Licensod Professional Land Surveyor,which must include the area of the easement
(marked EXHIBIT A)and an 81/2"x I I"map with bearings and distances(marked EXHIBIT B)
for review.Both exhibits must be sealed,signed and dated by a Professional Land Surveyor.DO
NOT RECORD.
4_ The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(UDC I 1-3B-6).The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available,a single-point
connection to the culinary water system shall be required.If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
5_ Any structures that are allowed to remain shall be subject to evaluation and possible reassignment
of street addressing to be in compliance with MCC.
6. All irrigation ditches,canals,laterals,or drains,exclusive of natural waterways,intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per
UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207
and anv other armheable law or regulation.
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 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. All improvements related to public life,safety and health shall be completed prior to occupancy
of the structures.
10, Applicant shall be required to pay Public Works development plan review,and construction
inspection fees,as determined during the plan review process,prior to the issuance of a plan
approval letter.
11. It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
12, Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
13.Developer shall coordinate mailbox locations with the Meridian Post Office
-
14.Compaction test results shalt be submitted to the Meridian Building Department for ail building
pads receiving engineered back fi11,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.
lb. The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD.The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans.This certification will be required before a certificate
of occupancy is issued for any structures within the project.
17. At the completion of the project,the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
18, A street light plan will need to be included in the civil construction plans.Street light plan
requirements ate listed in section 6-5 of the Improvement Standards for Street Lighting.A copy
of the standards can be found at ha://www.meridiancity.o[g(gblic works.as2x'id=272.
19.The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure
prior to final plat signature.This surety will be verified by a line item cost estimate provided by
the owner to the City.The surety can be posted in the form of an irrevocable letter of credit,cash
deposit or bond.Applicant must file an application for surety,which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
20, The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20%of the total construction cost for all completed sewer,water and reuse infrastructure for
duration of two years.This surety will be verified by a line item cost estimate provided by the
owner to the City.The surety can be posted in the form of an irrevocable letter of credit,cash
deposit or bond.Applicant must file an application for surety,which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
City of Meridian I Department Report IV.City/Agency Comments&Conditions
C. Meridian Park's Department
https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=435517&dbid=0&repo=Meridianhty
D. Idaho Department of Environmental Quality(DEQ)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=436100&dbid=0&repo=Meridianhty
E. Ada County Highway District(ACHD)
htos://weblink.meridianci y.org/WebLink/DocView.aspx?id=441442&dbid=0&repo=MeridianC
hty
City of Meridian I Department Report IV.City/Agency Comments&Conditions
F. Idaho Transportation Department(ITD)
vit.
Your Safety • Your Mobility IDAHO TRANSPORTATION DEPARTMENT
P-O,Box8028• Boise,ID 83707.2028
Your Economic Opportunity 1208)334-830D• itd.idaho.gov
May 2,2026
Sonya Allen
Planner
City of Meridian Planning&Zoning
VIA EMAIL
Development H-2025-DD59&H-2026.0007
Application
Project Name Ustick Commercial
Project Location 59DO W.Ustick Rd
Project Description Annexation,Preliminary Plat&Comp Plan Amendment
Applicant Ethan Mansfield;Hawkins Companies
The Idaho Transportation Department(ITD)reviewed the referenced applicatlon(sJ and has the following comments:
1, The McDermott Bypass is under ffD's jurisdiction until it is accepted and transferred to Ada County Highway District.While
the Department will not currently grant new access to the Bypass,we will continue coordinating with the applicant and
ACHD.The timeline forthe transfer is uncertain,but efforts are undenvay-
2. Apart from the 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.on tad me at 209-334-9177_
Siinncceerely,
/1 .� L,0.6L1LPT
Kendra Conder
Development Services Coordinator
Kendra-condergitd idaho.gov
V. FINDINGS
A. Comprehensive Plan(UDC 11-513-7D)
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.
The City Council 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 City Council finds the proposed amendment provides an improved guide for future
growth and development of the city and that the proposed Commercial FLUMdesignation is
more appropriate for this property.
3. The proposed amendment is internally consistent with the goals,objectives and policies of
the Comprehensive Plan.
The City Council 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 City Council 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 City Council 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 City Council finds the proposed amendment will not burden existing and planned
transportation capabilities if the FL UM 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 City Council 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 City Council 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 City Council finds annexation of the subject property with the recommended changes to
the C-C zoning district is consistent with the proposed Comprehensive Plan FL UM
designation of Commercial.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The City Council 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 City Council 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 City Council 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 City Council 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 City Council 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 City Council 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 City Council 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 City Council 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 City Council 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,Hawkins Companies
b. In opposition:None
C. Commenting:Connor Lindstrom,Corey and Rachel Thacker
d. Written testimony:None
e. Staff presenting Wlication:Bill Parsons
f Other Staff commenting on application:Kurt Starman
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
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 staffs 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:
The Meridian City Council heard these items on July 14,2026.At the public hearing.the Council
moved to approve the subject AZ,PP and CPAM requests.
1. Summary of the City Council public hearing:
a In favor:Ethan Mansfield,Hawkins Companies(Applicant)
b. In opposition:None
-c, Commenting:Corey Thacker(property ownerl
d. Written testimony:None
-c, Staff presenting application:Sonya Allen
f. Other Staff commenting on application:Bill Parsons
2. Key issue(s)of public testimony.
a. Traffic congestion in this area
3. Key issue(s)of discussion by City Council:
a. Opinion commercial use is more appropriate than residential use for this property.
b. Desire for services to develop on this property that will benefit nearby residents.
4. City Council change(s)to Commission recommendation:
a. None
City of Meridian I Department Report VI.Action
VII. EXHIBITS
A. Project Area Maps
1. Aerial
Legend
Project Location
Area of Impact
OAnalysis ",''
9
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City of Meridian Department Report VII.Exhibits
2. Zoning Map
Legend HE � ® 0
Project Location
Area of Impact
OAnalysis
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Project LocationRn.
tlium=D ns�i Area of Impact Me� h
OAnalysis Residential
MU-N
Mixed Use -
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sub ; _ Office
Platy
MU-C
City of Meridian I Department Report VII.Exhibits
4. Planned Development Map
Legend ® ®E 0
Project Location
T City Limits
Planned Parcels
Area of Impact
0 Analysis
' ; f
EEBM� l
City of Meridian Department Report VII.Exhibits
B. Service Accessibility Tool(Existing Conditions)
PARCEL S0433346925 SERVICE
ACCESSIBILITY
Overall Scare: 12 2nd Percentile
Criteria Description Within 1/2 mile of City Limits
Extension Sewer Trunkshed mains s 2,000 ft.from parcel
Floodplain Either not within the 100 yr floodplain or> 2 acres
Emergency Services Fire Response time a 5 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 04-11-2026 by M ERI DIANValen
City of Meridian I Department Report VII.Exhibits
C. Aerial View of Property/Site Photos
9a
City of Meridian Department Report VII.Exhibits
D. Adopted vs.Proposed Future Land Use Map
Date:03/19/2026
0 500 1,000
Feet Adopted Future Land Uses
4r a
Legend USTIC-I(
Area Of Change
inure Land Use Map
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Law Denvty Residendel / -/,/
Medium Density Residential
MEd-High Density Resdartlal
High Density Residendal
Cammerdal Proposed Future Land Uses
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Mined Use Neighborhood
Mixed Use Commuoibty 77/
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Mixed Use Non-Residential
Mimed Use-Innrdwnge t •O
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Low Density Employmrent ICK
Lifestyle CenterHigh Density Empkryment Mbed Employ nt USTMixed UseResidendalMined UseCommercial
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City of Meridian I Department Report VII.Exhibits
E. Conceptual Development Plan
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F. Concept Plan with Durango Subdivision
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City of Meridian Department Report V11.Exhibits
G. Preliminary Plat(dated:12/15/2025)
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H. Landscape Plan and Buffer Exhibit(date:12/15/2025)
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I. Fire Access Exhibit
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City of Meridian Department Report VII.Exhibits
J. Annexation Legal Description and Exhibit Map(C-C Zone)
lum
E N G I N E E R I N G
November 20,2025
Project No.25-106
Rezone to C-C
Legal Description
Exhibit A
A parcel of land situated in a portion at the South 1/2 ofthe Southwest 1/4 of Section 33,Township 4 North,
Range 1 West,Raise Meridian,Ada County,Idaho and being more particularly described as follows:
BEGINNING at a to Lind aluminum cap marking the West 1/16 corner of said Section 33,which bears
589'19'OW E a d ista nce of 1,319.12 feet from a found alum inum cap marking the So uthwest comer of said
Section 33,thence following the southerly line of said South 1/2 of the Southwest 1/4,N 89`19'00"W a
distance of 35.00 feet;
Thence leaving said southerly line,N00°29'45"E a distance of 388.48 feet to the centerline of Sky Pilot Drain;
Thence following said ce ntedine the following two(2)courses:
1. S89.40'VIFadistanreof386.32feet;
Z. 100.55 feet along the arc of a curve to the right,sald curve having a radius of 220.00 feet,a delta
angle of 26°ll'15",a chord bearing of S76'34'27"E and a chord distance of 99.68 feet;
Thence leaving said centerline,SOO'29'28"W a distance of 368.87 feet W said southerly line of the South 1/2 of
the Southwest 1/4;
Thence following said southerly line,N89°19'OV W a distance of 448.50 feet to the POINT OF BEGINNING.
Said parcel contains 4-312 acres,more or less,and i5 subject to all existing easements and/or rights-of-way of
record or implied.
Attached hereto is Exhibit Band by this reference is made apart hereof-
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City of Meridian Department Report VII.Exhibits
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A portion of the South 1/2 of the Southwest 1/4 cf 5ection 33,
x W a z Township 4 North,Range 1 West,Boise Meridian,Ada County,Idaho
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City of Meridian Department Report VII.Exhibits
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City of Meridian I Department Report VII.Exhibits
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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