HomeMy WebLinkAbout2026-07-16 E IDIAN
'aAHO
AGENDA ITEM
ITEM TOPIC: Approve Minutes of the July 2, 2026 Planning and Zoning Commission
Meeting
4
Meridian Planning&Zoning Commission
July 2,2026
Page 62 of 62
Jordan: Thank you.
Lorcher: All right. Thank you. Can I take one more motion.
Gelsomino: Madam Chair?
Lorcher: Commissioner Gelsomino.
Gelsomino: I would like to make a motion to adjourn tonight's meeting.
Stoll: Second.
Lorcher: It's been moved and seconded to adjourn. All those in favor say aye. Any
opposed? Motion carries. Thank you very much.
MOTION CARRIED: ALL AYES.
MEETING ADJOURNED AT 8:52 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. )
APPROVED
7 16 126
MARIA LORCHER - CHAIRMAN DATE APPROVED
ATTEST:
CHRIS JOHNSON - CITY CLERK
66
E IDIAN
'aAHO
AGENDA ITEM
ITEM TOPIC: Findings of Fact, Conclusions of Law for 713rew Coffee (H-2026-0017) by
Core States Group, located at 3570 E. Fairview Ave.
F67
CITY OF MERIDIAN wl IDIAN;=--
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND � DAHO
DECISION& ORDER
In the Matter of the Request for a conditional use permit for a Tier two(2) drive through
establishment on 0.64 acres of land for 7Brew Coffee,Located at 3570 E.Fairview Avenue in the C-
G Zoning District,by Core States Group.
Case No(s).H-2026-0017
For the Planning& Zoning Commission Hearing Date of. July 2°d,2026(Findings on July 16',
2026)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of July 2"d, 2026, incorporated by
reference)
2. Process Facts(see attached Staff Report for the hearing date of July 2nd,2026, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of July 2"d,2026,
incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of July 2',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 Planning&Zoning Commission takes judicial notice of its Unified Development
Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan
of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-784 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 Chairman of the Commission and City Clerk and then a copy served by the Clerk
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2026-0017
Page 1 68
upon the applicant,the Planning Department,the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of July 2°d,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 Planning &Zoning Commission'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 conditional use permit is hereby approved in accord with the
conditions of approval in the staff report for the hearing date of July 2nd,2026,attached as Exhibit
A.
D. Notice of Applicable Time Limits
Notice of Two(2)Year Conditional Use Permit Duration
Please take notice that the conditional use permit,when granted, shall be valid for a maximum
period of two(2)years unless otherwise approved by the City in accord with UDC 11-5B-6F.1.
During this time,the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval,acquire
building permits and commence construction of permanent footings, install underground City
utilities; or record a final plat. For conditional use permits that also require platting,the final
plat must be signed by the City Engineer within this two(2)year period in accord with UDC
11-5B-6F.2.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-5B-6.F.1,the Director may authorize a single extension of the time to commence the
use not to exceed one(1)two (2)year period.Additional time extensions up to two (2)years as
determined and approved by the Commission may be granted. With all extensions,the Director
or Commission may require the conditional use comply with the current provisions of Meridian
City Code Title 11.
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 §§ 67-652 1(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.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2026-0017
Page 2 69
G. Attached: Staff Report for the hearing date of July 2',2026.
By action of the Planning&Zoning Commission at its regular meeting held on the 16th day of
July ,2026.
COMMISSIONER MARIA LORCHER, CHAIRMAN VOTED
COMMISSIONER JARED SMITH,VICE CHAIRMAN VOTED
COMMISSIONER BRIAN GARRETT VOTED
COMMISSIONER JESSICA PERREAULT VOTED
COMMISSIONER MATHEW STOLL VOTED
COMMISSIONER MATTHEW SANDOVAL VOTED
COMMISSIONER DOM GELSOMINO VOTED
7-16-2026
Maria Lorcher, Chairman Date
Attest:
Chris Johnson, City Clerk 7-16-2026
Copy served upon the Applicant,the Planning and Development Services divisions of the
Community Development Department,the Public Works Department and the City Attorney.
7-16-2026
City Clerk's Office Date
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2026-0017
Page 3 70
Exhibit A
COMMUNITY DEVELOPMENT (✓ V L E IDIAN�-
DEPARTMENT REPORT
HEARING 6�'40%� 2026-Continued to 7/02/2026 Legend
DATE: Project Location
TO: Planning&Zoning Commission � Area i Impact
= City Limits
FROM: Nick Napoli,Associate Planner ®Analysis
208-884-5533
nnapoli@meridiancity.org
APPLICANT: Mira Gantzert L
i`
SUBJECT: 7Brew Coffee
H-2026-0017
LOCATION: Located at 3570 E. Fairview Avenue in !Iy '
Lot 6,Block 2 of the Centercal �1 LJJ �
riTI Tl ��i
Subdivision.
I. PROJECT OVERVIEW
A. Summary
The applicant requests a conditional use permit for a Tier two(2) drive through establishment on
0.64 acres of land in the C-G zoning district.
B. Issues/Waivers
MPD and staff have concerns about peak hour stacking as it may back out into the private drive
aisle and obstruct traffic impacting neighboring businesses. Staff is asking the Planning and
Zoning Commission to carefully consider whether the stacking is adequate.
C. Recommendation
Planning Division: Approval with conditions.
D. Decision
Planning and Zoning Commission: Approved
E. Table of Contents
CommunityMetrics.............................................................................. II
StaffAnalysis..................................................................................... III
City/Agency Comments and Conditions...................................................... IV
Findings............................................................................................ V
Action.............................................................................................. VI
Exhibits............................................................................................ VII
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2026-0017 ■
Page 4
II.COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant -
Proposed Land Use(s) Commercial -
Existing Zoning C-G(General Retail and Service Commercial District)
Proposed Zoning C-G(General Retail and Service Commercial District)
Adopted FLUM Designation Mixed Use Regional 0
Table 2: Proiect Overview
Description Details
History AZ-07-012,DA Inst#108131103,MDA-11-012(1"Addendum Inst#
111056292;2nd Addendum Inst#112026435)
Acreage 0.64 acres
Table 3: Process Facts
Description Details
Preapplication Meeting date 2/24/2026
Neighborhood Meeting 4/20/2026
Site posting date 6/8/2026
Table 4:Agency Comments
Agency/Element Description/Issue Reference
Ada County Highway District 0
Comments Received Yes; Staff Report -
Commission Action Required No -
Access E.Fairview Avenue via a Drive Aisle -
ITD Comments Received No Error!
Reference
source not
found.
Meridian Public Works 0
Wastewater
Distance to Mainline Available at Site
Impacts or Concerns Yes; See Public Works Site Specific Conditions
Meridian Public Works Water 0
Distance to Mainline Available at Site
Impacts or Concerns None
Note: See section 0. City/Agency Comments&Conditions for comments received or see the public
record.Paste the following link into your browser to access the public record:
https://weblink.meridiancity.org[WebLinkBrowse.aspx?id=442334&dbid=0&repo=MeridianCity
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2026-0017
Page 5 72
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. History
The subject property was annexed in 2007 and subdivided in 2011 as a part of the Centercal
Subdivision.With the annexation application, a development agreement was approved with a
concept plan consistent with the building location as proposed.
B. General Overview
This property is designated as Mixed-Use Regional(MU-R)on the Future Land Use Map
(FLUM). The use of a drive through coffee shop(restaurant)is consistent with the comprehensive
plan for the MU-R designation.
The subject site is among a wide range of commercial uses in the Centercal Subdivision(The
Village at Meridian) and surrounding area near the intersection of Fairview Avenue and Eagle
Road. The proposed use of a restaurant with a drive-through aligns with the desired uses specified
within the Mixed-Use Regional designation in the Comprehensive Plan, as noted above. In
conjunction with the already approved retail,restaurants,recreation facilities, etc. in the broader
area,the proposed use satisfies the general Mixed-Use Regional future land use designation for
this area.
A restaurant is a permitted use in the C-G zoning district but a Tier two(2)drive through requires
a conditional use permit. The proposed restaurant and drive through are required to comply with
UDC 11-4-3-11 and 11-4-3-49.
The applicant is proposing a 910 square foot drive-through restaurant designed to accommodate
seven(7)vehicles in the stacking lane. They have indicated the intended hours of operation are
5:00 am to 11:00 pm, 7 days a week with the possibility of going 24/7 if the demand is there for
extended hours of operation. In addition,the applicant has indicated that 713rew typically has 10-
15 employees per shift with an average of 400 customers per day. The applicant's narrative states
that their business model of using"runners"instead of a traditional menu board for ordering will
speed up the process and prevent queuing from backing up into drive aisles and roads.
Staff and the Meridian Polic Department expressed concerns about overflow stacking. As a result,
the applicant provided a transportation study from a 713rew location in Santa Rosa California.
This provided data showing approximately 77 vehicle trips per hour. In addition,they included
queuing data for 12 similar 713rew locations which show the average maximum queue of 7.4
vehicles per lane with wait times varying based on employee count at each location. The
applicant also indicated in the event of an emergency,that they would have customers go into the
escape lane;however,they do not anticipate needing to do this regularly.
C. Comprehensive Plan Policies
Policy Analysis
"Encourage and support mixed-use The subject mixed-use area is currently a diverse and active
areas that provide the benefits of being community,featuring a variety of retail,restaurant,office,and
able to live,shop,dine,play,and work residential uses,as well as a multi-family development further north..
in close proximity,thereby reducing The proposed coffee restaurant will enhance this vibrant area by
vehicle trips,and enhancing overall adding a popular drive-through coffee chain option for area residents,
livability and sustainability."(3.06.02B) especially those living in nearby residential developments.The new
establishment will also create job opportunities for nearby residents.
"Promote area beautification and The applicant will be required to complete the 35-foot landscape
community identity through context buffer along E.Fairview Avenue.In addition,they will landscape the
sensitive building and site design internal drive aisle coming off Fairview Avenue.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2026-0017
Page 6 73
principles,appropriate signage,and
attractive landscaping."(5.01.02C)
"Reduce the number of existing access No new access points are proposed with this development. They will
points onto arterial streets by using use an existing private drive aisle to get access to their site.
methods such as cross-access
agreements,access management,and
frontage/backage roads,and promoting
local and collector street connectivity."
(6.01.02B) M
"Require all development to be The proposed use of a drive-through and restaurant is consistent with
consistent with Future Land Use Map the Future Land Use Map.The commercial designation allows for a
designations for the property." variety of office,retail,employment,restaurants,and service uses in
(3.03.03D) which this project will fill in one of the last available pad sites at the
Village.
"Require pedestrian circulation plans to Along the entire frontage of E.Fairview Avenue,there is an existing
ensure safety and convenient access 10-foot-wide pathway located within the buffer.A 5-foot-wide
across large commercial and mixed-use detached sidewalk is also present within the landscape buffer along
developments."(3.07.02A). the private drive aisle to the west.The development requires a
minimum 5-foot-wide sidewalk adjacent to all commercial buildings
and along the main driveways within the site.These sidewalks will
facilitate pedestrian connectivity and easy access throughout the
mixed-use development.
D. Site Development and Use Analysis
Proposed Use Analysis (UDC 11-2):
The proposed use of a restaurant and drive-through establishment aligns well with the Mixed-
Use Reginal(MU-R)future land use designation,which supports a blend of residential,
commercial,and recreational uses. By offering service options within proximity to both
residential areas and existing commercial developments,this project contributes to the
community's overall livability and sustainability. Specifically,it adheres to Policy 3.06.02B,
which encourages and supports mixed-use areas that provide the benefits of living, shopping,
dining, and working nearby,thereby reducing vehicle trips. Additionally,the proposal is
consistent with Policy 2.09.00,which encourages creating positive,vibrant, and accessible
commercial activity centers. The establishment's location adjacent to N. Eagle Road and
within the Centercal Subdivision enhances its accessibility and supports the commercial
landscape, fulfilling the need for such amenities in the immediate and broader community.
Dimensional Standards (UDC 11-2):
Development of the site shall comply with the dimensional standards of the C-G zoning
district in UDC Table 11-2B-3. Staff has reviewed the proposed plans and building elevations
and they comply with the required standards.
Specific Use Standards (UDC 11-4-3):
Drive-Through Establishment UDC 11-4-3-11 and Restaurant UDC 11-4-3-49:
Drive-Through Establishment: The proposed drive-through establishment is subject to the
specific use standards listed in UDC 11-4-3-11,Drive-Through Establishment.All
establishments providing drive-through service are required to identify the stacking lane,
menu, and speaker location(if applicable),and window location on the site plan. The site
plan is also required to demonstrate safe pedestrian and vehicular access and circulation on
the site and between adjacent properties. At a minimum,the plan is required to demonstrate
compliance with the following standards:
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2026-0017
Page 7 74
1) Stacking lanes have sufficient capacity to prevent obstruction of driveways,drive
aisles, and the public right-of-way by patrons. Designated pick-up or pull forward
parking stalls may be required if the decision-making body determines that the stacking
capacity if insufficient.
The proposed restaurant features a drive-through lane with space to queue seven (7)
vehicles along with an escape lane, outside of the drive-through lane. The drive-through
itself starts at the north side of the building and exits at the south side,facing east. The
concept plan also shows that the stacking lane is separate from the drive aisles and
parking, however, staff has some concerns about peak hour stacking as it may back out
into the private drive aisle and obstruct traffic impacting neighboring businesses.
However, the applicant meets the minimum requirements for queuing length and has
provided additional data from other locations as discussed above in Section III.B.
Staff is asking the Planning and Zoning Commission to carefully consider whether the
stacking is adequate.
2) The stacking lane shall be a separate lane from the circulation lanes needed for access
and parking, except stacking lanes may provide access to designated employee parking.
The stacking lanes are separate from the circulation lanes for parking, however staff still
has concerns that vehicles could block the main entrance waiting to enter the drive-
through.
3) The stacking lane shall not be located within twenty(20) feet of any residential
district,use or dwelling;
The stacking lane is not located within 20'of any residential district or residence.
4)Any stacking lane greater than one hundred feet(100) in length shall provide for an
escape lane. Each stacking lane and designated escape lane shall have a minimum width
of ten feet(10').
The stacking lane exceeds 100'in length and an escape lane is required. An escape lane
is proposed around the entire building.
5) The site shall be designed so that the drive-through is visible from a public street, or
other readily accessible public space,for surveillance purposes.
The drive-through is located starting on the north side of the building and ending on the
south side of the building. The drive-through is visible from E. Fairview Avenue along the
southside of the building for surveillance purposes.
6) The minimum stacking lane capacity shall be six(6)vehicles per land for tier 2 or tier
3, and two(2)vehicles per land for tier 1.
The proposed tier 2 drive through has a proposed capacity of seven (7)vehicles. This
exceeds the minimum standards for code, however, staff is asking the Planning and
Zoning Commission to carefully evaluate whether this is adequate capacity given the
layout of the site.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2026-0017
Page 8 75
7)All drive-throughs shall submit a queuing exhibit demonstrating vehicle stacking per
the lane capacity standards in subsection(13)(6). Each vehicle space within the stacking
lane shall be based on a vehicle length of twenty feet(20').
The applicant has indicated the cars depicted in the drive through are 20 feet in length
and meet this standard.
Restaurant: The proposed use is also subject to the specific use standards listed in UDC 11-
4-3-49 Restaurant,which requires at a minimum, one(1)parking space to be provided for
every 250 square feet of gross floor area(see parking analysis below). If queuing and parking
are shifted as recommended by staff,the parking will move on-site and will still meet UDC
standards. The Applicant did not provide information on how many proposed indoor seats
and patio seats will be provided to accommodate customers.
E. Design Standards Analysis
1. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
UDC Requirement Proposed/Anal sis
Entry Way Corridor: The landscape buffer exists,however,a portion of it on the
35 Feet corner has not been installed and is proposed to integrate
with the existing landscaping.The applicant did not
provide vegetation coverage calculations and details on
ground coverage material. These details shall be provided
with the certificate of zoning compliance application.
ii. Parking lot landscaping
Landscaping is required to be provided along all parking areas per the standards listed in
UDC 11-313-8. The majority of the parking is existing as a shared parking for the Village
at Meridian; however, the applicant is removing three(3)parking stalls and is proposing
to put in a new planter island which meets the requirement for parking lot landscaping.
In addition, the applicant has provided seven (7)feet of hangover.
iii. Tree preservation
Per UDC 11-313-10,Mitigation shall be required for all existing trees four-inch caliper or
greater that are removed from the site with equal replacement of the total calipers lost on
site up to an amount of one hundred(100)percent replacement(Example: Two (2)ten-
inch caliper trees removed may be mitigated with four 5-inch caliper trees, five(5)four-
inch caliper trees, or seven(7)three-inch caliper trees).
If any existing trees are removed during construction they shall be mitigated for. The
applicant shall provide mitigation calculations with the submittal of the certificate of
zoning compliance and design review application.
iv. Storm integration
An adequate storm drainage system shall be required in all developments in accord with
the city's adopted standards, specifications and ordinances. Design and construction shall
follow Best Management Practice as adopted by the city.
v. Pathway landscaping
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2026-0017
Page 9 76
The pathway landscaping was installed with subdivision improvements for Centercal
Subdivision. The applicant shall preserve and protect this landscaping during
construction.
2. Parking (UDC 11-3C):
Nonresidential parking analysis
UDC Requirement Proposed/Analysis
Specific Use Standards: The applicant's building is 910 square feet which would
Restaurants: 1 Parking require four(4)parking stalls.The proposed property
Stall per 250 Square Feet three(3)new stalls and has several already built on the
of Gross Floor Area property as apart of the Village at Meridian.With the
existing shared parking agreement for the Village at
Meridian,the applicant exceeds the parking requirements.
Bicycle parking analysis
A minimum of one(1)bicycle parking space must be provided for every 25 vehicle
spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to
comply with the location and design standards listed in UDC 11-3C-5C. The applicant
has provided one (1) bicycle parking space meeting the UDC standard for bicycle
parking.
3. Building Elevations (Architectural Standards Manual):
Goal 2.09.03A of the Comprehensive Plan highlights establishing distinct,engaging identities
within commercial and mixed-use enters through design standards to integrate commercial,
multifamily,and parking areas with existing neighborhoods. In response,the developer has
submitted conceptual building elevations for the proposed structure as shown in Section
VII.C. Building materials consist of stucco, stone veneer, aluminum panels, and glazing.
The conceptual building elevations appear to meet guidelines set forth in the Architectural
Standards Manual. However,final building design will be subject to the commercial design
guidelines and will be reviewed with the design review application.
F. Transportation Analysis
1. Access (UDC 11-3A-3, UDC 11-3H-4):
Access is proposed off a commercial drive aisle that connects to E. Fairview Avenue. This
access point leads into the parking lot of the Village at Meridian and then into the 7 Brew
drive through. Staff has concerns that at peak hours/visit times for the Village at Meridian
that existing parking may have conflicts with stacking if it extends beyond the seven(7)cars
shown in the stacking lane.
As a result of these concerns,the applicant provided a transportation study from a 713rew
location in Santa Rosa California. This provided data showing approximately 77 vehicle trips
per hour. In addition,they included queuing data for 12 similar 713rew locations which show
the average maximum queue of 7.4 vehicles per lane with wait times varying based on
employee count at each location. The applicant also indicated in the event of an emergency,
that they would have customers go into the escape lane;however,they do not anticipate
needing to do this regularly. If this becomes a regular occurrence,the applicant would need to
apply for a Tier 3 Drive Through establishment.
The amount of stacking meets the UDC requirements; however, staff is asking the
Planning and Zoning Commission to carefully consider whether it is adequate given the
existing conditions in the surrounding area.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2026-0017
Page10 77
Pedestrian Connectivity (UDC 11-3A-5, UDC 11-3A-8, UDC 11-3A-17):
The applicant has provided a pedestrian connection from the existing sidewalk on the east
side of the commercial drive aisle. This then connects to a crossing to the main building. The
applicant has proposed the crossing to be concrete,which will be delineated from the primary
driving surface of the drive through.
G. Services Analysis
Pressurized Irrigation(UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided to each lot within the
subdivision as set forth in UDC 11-3A-15.
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.
Utilities (UDC 11-3A-21):
Connection to City water and sewer services is required in accord with UDC 11-3A-21. Street
lighting is required to be installed in accord with the City's adopted standards, specifications
and ordinances.
CITY/AGENCY COMMENTS& CONDITIONS
Meridian Planning Division
1. Future development of this site shall comply with the previous conditions of approval and
terms of AZ-07-012,DA Instrument#108131103; PP 11-012;MDA-012 (I't Addendum Inst.
All 1056292; 2nd Addendum Inst.#112025435)and the conditions contained herein.
2. The site plan and/or landscape plan, as applicable, shall be revised with the certificate of
zoning compliance application as follows:
- All mechanical equipment on the back of the building and outdoor service and equipment
areas should be incorporated into the overall design of buildings and landscaping so that
the visual and acoustic impacts of these functions are fully contained and out of view
from adjacent properties and public streets as set forth in UDC 11-3A-12.
- Depict signage ahead of each pedestrian crossing in the drive-through lane notifying
drivers to watch out for pedestrians.
- The applicant shall submit an overflow stacking exhibit to show where additional cars
will be placed if stacking exceeds the seven(7)cars proposed.
3. Hours of operation shall be between 5:00 am and 11:00 pm.
4. Show six(6)parking stalls designated as overflow or pull Lap parking with the certificate of
zoning compliance and design review application.
5. Compliance with the standards listed in UDC 11-4-3-49 and 11-4-3-11 is required. This
project is approved as a tier 2 drive through and shall comply with the tier 2 standards.
6. Preserve and protect the existing landscaping along E. Fairview Avenue during construction,
per UDC 11-3B-10.
7. A Certificate of Zoning Compliance and Design Review application shall be submitted and
approved for the proposed use prior to submittal of a building permit application. The design
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2026-0017
Page I I 78
of the site and structure shall comply with the standards listed in UDC 11-3A-19;the design
standards listed in the Architectural Standards Manual and with the Development Agreement.
8. The conditional use permit is valid for a maximum period of two (2)years unless otherwise
approved by the City. During this time,the Applicant shall commence the use as permitted in
accord with the conditions of approval, satisfy the requirements set forth in the conditions of
approval,and acquire building permits and commence construction of permanent footings or
structures on or in the ground as set forth in UDC 11-5B-6. A time extension may be
requested as set forth in UDC 11-5B-6F.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2026-0017
Page 12 79
Meridian Public Works
Wastewater
Dlstance tb Sewer Available at Site
Services
Sewer Shed
Estimated Project See appllcatlon
Sewer ERU's
• WRRF Declining
Dal-arkm
+ Pro)mCorrsistent Y25
with WW Master
P1 an/Facility Plarp
+ ImpactVroncerns See Public Works Site Specific Conditions
Water
............................................
• Dlstanee to Water Available at Site
Services
a PreSsureZorle
+ Estimated Project See application
Water ERU's
a Waterquality None
a Protect Consistent Yes
with WV kter Master
plan
+ rmpactslConcerns NtSRP.-
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2026-0017
Page 13 80
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FINDINGS
Conditional Use(UDC 11-5B-6E)
The commission shall base its determination on the conditional use permit request upon the
following:
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2026-0017
Page 14 81
1. That the site is large enough to accommodate the proposed use and meet all the dimensional
and development regulations in the district in which the use is located.
The Commission finds with the proposed modification to allow for six(6)pull up/overflow
parking that the site is large enough to accommodate the proposed use and meets all
dimensional and development regulations of the recommended C-G zoning district.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
The Commission finds the proposed restaurant and drive through use will be harmonious
with the Comprehensive Plan and is consistent with applicable UDC standards with the
conditions noted in Section IV of this report.
3. That the design, construction, operation and maintenance will be compatible with other uses
in the general neighborhood and with the existing or intended character of the general vicinity
and that such use will not adversely change the essential character of the same area.
The Commission finds the design, construction, operation and maintenance of the proposed
use should be compatible with other uses in the general neighborhood, with the existing and
intended character of the vicinity and will not adversely change the essential character of the
area.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
The Commission finds the proposed use will not adversely affect other properties in the
vicinity if it complies with the conditions in Section IV of this report.
5. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools,parks,police and fire protection, drainage structures,
refuse disposal,water,and sewer.
The Commission finds the proposed use will be served by essential public facilities and
services as required.
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
The Commission finds the proposed use will not create additional costs for public facilities
and services and will not be detrimental to the economic welfare of the community.
7. That the proposed use will not involve activities or processes,materials, equipment and
conditions of operation that will be detrimental to any persons,property or the general
welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors.
The Commission finds the proposed use will not be detrimental to any persons,property or
the general welfare by the reasons noted above.
8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or
historic feature considered to be of major importance.
The Commission finds the proposed use will not result in the destruction, loss or damage of
any such features.
9. Additional findings for the alteration or extension of a nonconforming use:
This finding is not applicable.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2026-0017 ■
Page 15
10. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
This finding is not applicable.
11. That the proposed nonconforming use is developed to a similar or greater level of conformity
with the development standards as set forth in this title as compared to the level of
development of the surrounding properties.
This finding is not applicable.
ACTION
A. Staff:
Staff recommends approval of the proposed CUP application and finds it in conformance with the
Comprehensive Plan,UDC with the conditions included in Section IV. and Findings in V.
Commission:
The Meridian Planning&Zoning Commission heard this item on June 18th and July 2"d. 2026. At
the public hearing.the Commission moved to approve the subject conditional use Hermit reauest.
1. Summary of the Commission public hearing
a. In favor: Mira Gantzert,High Crawford,Brenton Jackson,Bill Burton.
b. In opposition: None
C. Commenting: None
d. Written testimony: None
e. Staff presenting application: Bill Parsons
f. Other Staff commenting on application:None
2. Key issue(s)of public testimony:
a. None
3. Key issue(s)of discussion by Commission:
a. The Planning and Zoning Commission had considerable concerns regarding the lack of
overflow stacking. With the site constraints and the existing landscape in the immediate
area,the commission directed the applicant to gather additional data and propose a solution
to the stacking concerns brought up at the June 18t'hearing. As a result,the applicant
provided additional information and proposed to have six(6)_parking stalls dedicated for
713rew to use as pull up parking in the event that stacking extends into the drive aisle.
4. Commission change(s)to Staff recommendation:
a. The Planning and Zoning Commission approved the application with the following
changes:
- Show six(6)parking stalls designated as overflow or pull up parking with the
certificate of zoning compliance and design review application.
- Hours of operation shall be between 5:00 am and 1 1:00 pm.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2026-0017
Page16 83
EXHIBITS
Project Area Maps
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CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2026-0017
Page 17 84
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CASE • H-2026-0017
Page 18 F 85]
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CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2026-0017
Page 19 86
Service Accessibility Tool(Existing Conditions)
Overall Score: 2 th Percentile
Criteria .'-Description
Location In City Limits
Extension Sewer Trunkshed mains < 500 ft.from parcel
Floodplain Either not within the 100 yr floodplain or > 2 acres
Emergency Services Fire Response time > 9 min.
Emergency Services Police Reporting District meets response time goals most of
Pathways Within 114 mile of current pathways
Transit Within 114 mile of current transit route
Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets plan)
School Walking Proximity From 112 to 1 mile walking
School Drivability Either a High School or College within 2 miles OR a
Park Walkability Either a Regional Park within 1 mile OR a Community
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2026-0017
Page 20 87
Subject Site Photos
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CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2026-0017
Page 21 88
Site Plan(date: 5/14/2026)
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CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2026-0017
Page 22 89
Landscape Plan(date: 5/14/2026)
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CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2026-0017
Page 23 Fgol
Building Elevations(date: 5/14/2026)
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CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2026-0017
Page 24 F91
ADDITIONAL NOTES &DETAILS FOR STAFF REPORT MAPS, TABLES,AND CHARTS
(link to Community Metrics)
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).
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.
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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).H-2026-0017 ■
Page 25
E IDIAN
'aAHO
AGENDA ITEM
ITEM TOPIC: Findings of Fact, Conclusions of Law for Meridian Office Building (H-2026-
0020) by CSHQA, located at 3514 E. Louise Dr.
F93
CITY OF MERIDIAN wl IDIAN;=--
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND � DAHO
DECISION& ORDER
In the Matter of the Request for a conditional use permit to construct and operate a 5,000 square
foot office building on 0.54 acres for Meridian Office Building,Located at 3514 E.Louise Drive in
the L-O Zoning District,by CSHQA.
Case No(s).H-2026-0020
For the Planning& Zoning Commission Hearing Date of. July 2°d,2026(Findings on July 16',
2026)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of July 2"d, 2026, incorporated by
reference)
2. Process Facts(see attached Staff Report for the hearing date of July 2nd,2026, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of July 2"d,2026,
incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of July 2',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 Planning&Zoning Commission takes judicial notice of its Unified Development
Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan
of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-784 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 Chairman of the Commission and City Clerk and then a copy served by the Clerk
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2026-0020
Page 1 94
upon the applicant,the Planning Department,the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of July 2°d,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 Planning &Zoning Commission'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 conditional use permit is hereby approved in accord with the
conditions of approval in the staff report for the hearing date of July 2nd,2026,attached as Exhibit
A.
D. Notice of Applicable Time Limits
Notice of Two(2)Year Conditional Use Permit Duration
Please take notice that the conditional use permit,when granted, shall be valid for a maximum
period of two(2)years unless otherwise approved by the City in accord with UDC 11-5B-6F.1.
During this time,the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval,acquire
building permits and commence construction of permanent footings, install underground City
utilities; or record a final plat. For conditional use permits that also require platting,the final
plat must be signed by the City Engineer within this two(2)year period in accord with UDC
11-5B-6F.2.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-5B-6.F.1,the Director may authorize a single extension of the time to commence the
use not to exceed one(1)two (2)year period.Additional time extensions up to two (2)years as
determined and approved by the Commission may be granted. With all extensions,the Director
or Commission may require the conditional use comply with the current provisions of Meridian
City Code Title 11.
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(l)(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 §§ 67-652 1(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.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2026-0020
Page 2 F951
G. Attached: Staff Report for the hearing date of July 2',2026.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2026-0020
Page 3 96
By action of the Planning&Zoning Commission at its regular meeting held on the 16 day of
July ,2026.
COMMISSIONER MARIA LORCHER, CHAIRMAN VOTED
COMMISSIONER JARED SMITH,VICE CHAIRMAN VOTED
COMMISSIONER BRIAN GARRETT VOTED
COMMISSIONER JESSICA PERREAULT VOTED
COMMISSIONER MATHEW STOLL VOTED
COMMISSIONER MATTHEW SANDOVAL VOTED
COMMISSIONER DOM GELSOMINO VOTED
7-16-2026
Maria Lorcher, Chairman Date
Attest:
Chris Johnson, City Clerk 7-16-2026
Copy served upon the Applicant,the Planning and Development Services divisions of the
Community Development Department,the Public Works Department and the City Attorney.
7-16-2026
City Clerk's Office Date
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2026-0020
Page 4 97
Exhibit A
COMMUNITY DEVELOPMENT
C��fEPIDIAN*,-
DEPARTMENT REPORT A H O
ii al
HEARING 7/2/2026 Legend k.
DATE: Project Location � r_ '
TO: Planning&Zoning Commission :::Area of Impacta ' ��
�- TI
City Limits ry r,� _
r
FROM: Nick Napoli,Associate Planner O Analysis ,
208-884-5533 -�'4
nnapoli@meridiancity.org
I
APPLICANT: Paul Graham ill.
I
SUBJECT: H-2026-0020
Meridian Office Building _ -- • ' �lE
LOCATION: Located at 3514 E. Louise Drive in the -
' l
north '/4 of Section 16, T.3N.,R.lE. � ;•
'r
I. PROJECT OVERVIEW
A. Summary
The applicant requests a conditional use permit to construct and operate a 5,000 square foot office
building on 0.54 acres in the L-O zoning.
B. Recommendation
Staff. Approval with conditions.
C. Decision
Planning and Zoning Commission: Approved.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2026-0020
Page 5 F981
II. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant -
Proposed Land Use(s) Office -
Existing/Proposed Zoning L-O 1 V.A.2
Future Land Use Designation MU-C(Mixed Use Community) V.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 3/31/2026
Neighborhood Meeting 4/30/2026
Site posting date 6/22/2026
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District
• Comments Received Yes -
• Commission Action Required No -
• Access Private Drive Aisle -
ITD Comments Received No -
Meridian Public Works Wastewater III.B
• Distance to Mainline Available at site
• Impacts or Concerns No
Meridian Public Works Water III.B
• Distance to Mainline Available at site
• Impacts or Concerns No
Note: See section III. City/Agency Comments & Conditions for comments received or see the
public record:
(https:llweblink.meridiancioy.orglWebLink/Browse.aWx?id=362259&dbid=0&repo=MeridianC
Lty)-
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2026-0020
Page 6 F991
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
This property is designated as Mixed-Use Community(MU-C)on the Future Land Use Map
(FLUM). The proposed use for an office building is consistent with prior approvals and the
comprehensive plan for the MU-C designation.
The subject site is among several commercially zoned properties surrounding the corner of S.
Touchmark Way and E. Franklin Road. The proposed office buildings align with the desired uses
specified within the Mixed-Use Community designation. In conjunction with the existing office
buildings,proposed future residential, and existing residential the proposed use satisfies the mix
of uses desired in the MU-C designation.
It is important to note that there is currently a twenty(20)foot public utility easement on the
western boundary of the property. The applicant is currently working on getting relinquishment
letters from all the utility providers to vacate a portion of the easement to allow for the building to
be constructed.
Table 4: Project Overview
Description Details
History AZ-05-022;PP-05-054;CUP-05-050
Acreage 1.2 acres
B. History and Process
The subject property was annexed in May 2001 (Ordinance No. 01.917) and approved a
conditional use permit(CUP-05-050)for the applicant to develop the property into a mixed-use
retirement community consisting of residential dwellings,medical offices,commercial/retail
businesses, and a senior community center. The CUP requires all lots within the scope of the
permit to receive detailed CUP approval prior to developing the property.
C. Site Development and Use Analysis
1. Proposed Use Analysis (UDC 11-2):
The proposed use of an office building aligns well with the Mixed-Use Neighborhood(MU-
C) future land use designation,which supports a blend of residential, commercial,and
recreational uses. Office buildings are typically principally permitted in the L-O zoning,
however, due to a provision in the CUP from 2005,all properties require detailed CUP
approval.
By offering service options within proximity to both residential areas and existing
commercial developments,this project contributes to the community's overall livability and
sustainability. Specifically, it adheres to Policy 3.06.02B,which encourages and supports
mixed-use areas that provide the benefits of living, shopping, dining, and working nearby,
thereby reducing vehicle trips.
To align with the current development, staff recommends that the applicant enhance
landscaping between the buildings and along the eastern buffer. Goal 2.09.02E of the
comprehensive plan emphasizes the importance of consistent landscaping standards for
developments. Therefore, staff is advising that these improvements be included with the
Certificate of Zoning Compliance and Design Review submission.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2026-0020
Page 7 11001
2. Dimensional Standards (UDC 11-2):
Development of the site hall comply with the dimensional standards of the L-O zoning
district in UDC Table 11-213-3. Staff has reviewed the proposed plans and building elevations
and they comply with the required standards.
D. Design Standards Analysis
1. Landscaping (UDC 11-3B):
i. Parking lot landscaping
Landscaping is required to be provided along all parking areas per the standards listed in
UDC 11-3B-8. The proposed landscape plan shall be revised to include 5 feet of
landscaping along the southern property boundary. When the property to the south
developed, they built parking to abut with the subject property for this development. Staff
talked with the applicant about this, and they have elected not to abut parking.As a
result, the subject development is responsible for a 10 foot buffer which is why 5 feet of
landscaping is required to the north of the sidewalk.
ii. Landscape buffers to adjoining uses
Landscaping is required to meet the standards of UDC 11-3B-9. The landscape plan
meets the minimum requirements.
iii. Storm integration
Storm drainage is required to comply with the standards listed in UDC 11-3A-18.
2. Parking (UDC 11-3C):
i. Nonresidential parking analysis
A minimum of one(1) off street parking space is required per 500 square feet of gross
floor area. Based on the building being 5,000 square feet, 10 parking stalls are required.A
total of 15 parking stalls are provided exceeding the required parking.
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.Bicycle parking
is depicted on the plans submitted with this application that meet the requirements.
3. Building Elevations (Comp Plan,Architectural Standards Manual):
Goal 2.09.03A of the Comprehensive Plan highlights establishing distinct, engaging identities
within commercial and mixed-use enters through design standards to integrate commercial,
multifamily,and parking areas with existing neighborhoods. In response,the developer has
submitted conceptual building elevations for the proposed structure as shown in Section
VII.C. Building materials consist of EIFS stucco,craft chop ledge panels, standing seam
metal panels, steel canopies, and glazing.
The proposed conceptual elevations are approved. The final design is required to comply
with the Architectural Standards Manual for Commercial Design Guidelines.
E. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Goal 6.01.0213 emphasizes reducing the number of access points onto arterial streets by
utilizing strategies such as cross-access agreements, access management, and the creation of
frontage and backage roads,while also improving connectivity between local and collector
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2026-0020
Page 8 11011
streets. The site plan features a single access point via a private drive aisle located on the
eastern part of the site. This private drive aisle connects to S. Touchmark Way and E. Louise
Drive(collector streets).
2. Sidewalks (UDC 11-3A-17):
The proposed plan includes a pedestrian walkway from the main sidewalk on the north side
of the buildings connecting to the front of each building. Pedestrians do not need to cross
driving surfaces to connect with these building so delineation from the drive aisle is not
required. The site/landscape plan submitted both reflect compliance with this standard.
F. Services Analysis
1. Pressurized Irrigation(UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided as set forth in UDC 11-
3A-15.
2. Storm Drainage (UDC 11-3A-18):
Storm drainage is required to comply with the standards listed in UDC 11-3A-18.
3. Utilities (Comp Plan, UDC 11-3A-21):
Both the Plan and the UDC establish policy and regulations for extending and connecting to
City utilities. Goal 3.03.03G of the Plan mandates urban infrastructure be provided for all
new developments,including curb and gutter, sidewalks,water and sewer utilities.All
utilities for the proposed development are required to be installed in accord with the standards
listed in UDC 11-3A-21.
III. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. Future development of this site shall comply with the previous conditions of approval and
terms of AZ-05-022; PP-05-054; CUP-05-050; and FP-06-012 and the conditions contained
herein.
2. The site plan and/or landscape plan, as applicable, shall be revised with the certificate of
zoning compliance application as follows:
- The southern boundary of the site shall be revised to show a 10-foot landscape buffer
which can include the 5 foot sidewalk as shown or apply for alternative compliance.
- The landscape plan shall be revised to call out the ground coverage materials.
3. A Certificate of Zoning Compliance and Design Review application shall be submitted and
approved for the proposed use prior to submittal of a building permit application. The design
of the site and structure shall comply with the standards listed in UDC 11-3A-19;the design
standards listed in the Architectural Standards Manual and with the Development Agreement.
4. An easement vacation application shall be submitted and approved prior to issuance of the
building permit.
5. The conditional use permit is valid for a maximum period of two (2)years unless otherwise
approved by the City. During this time,the Applicant shall commence the use as permitted in
accord with the conditions of approval, satisfy the requirements set forth in the conditions of
approval,and acquire building permits and commence construction of permanent footings or
structures on or in the ground as set forth in UDC 11-5B-6. A time extension may be
requested asset forth in UDC 11-5B-6F.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2026-0020
Page 9 [102]
B. Meridian Public Works
PRE-PLA'f COND1'11ONS
wastewater
+ Dkstancetn; tiwer SewerAvailable atsibe
Services
Sewer shed
a kstimated Project see application
Sewer ERU'S
• WRRI Ueclinmg
Balance
• ProfectCansiste•nt Yes
with W4Y Master
FlaOF aclifty Plan
• Impa Lt5�e8r1cerns •
+ See Public Wofks Site Specific Conditions
Water
Ekganoetowater waterhvaklahleatsite
Services
• Pre551ffe LUrre
+ Estimated Project see application
WaterkRu's
• WaltertLuakty None
• Flopct Cansiske nt yes
with Water Master
Plan
ImpaotS/Cencerns Nave-Please see Public warksstte specific C:ondrtions
NON-P LAY CON lll'IlONS
hPt.mm:444mL3DrPARTmi--r
Site Spc lfie Candllions of Approval
I. Thae is an existing Aub bmated at the SW corner ofthc wile-Wake nx-tcr FKcd'.to connect
within T front end ofAulk Callout mmoy l of the Rlnw-off.Water nx ery need to be located ins
1mdmap1og area
2. W aier services rcqui rc a 21Y oa crnent up to the waicr meter.The city regL"that the cs cincnt
extrnd;IQ'past the water mderbut nnly S'lq fcyujrcd.
3. Single stnrxtuc multi-tiuml unit,that am for renal nnly should have a-ingV City nxiw.Ifthe
unity wil I he cwmcd individually,dKn cash mee&a wwix meter.
4. CagwwL,and rAhm penmanem suimb rq(trees,hwhcs,buildings,trash rouygae]c ualLz,fend,
infiltration trendies light pales,ram}i-,anntx Ix built within the utility Fa cmcm
5- .Ensure nn Rcwcrsmiccrt eFem infiltratirrfitrenehes.Rcwersctviec Ijnc.q tJ:m)ugh underground
wqWhe hcxi'.in-'.Value aM rxii aillawtxi WdMi Uppmved by dw Cicy 1kLginccr-
6. Water scrvioeri requite a 21Y c ienwO up to and li7'beyond the meta%ar as cJck;c to 16'aw perm-ble-
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2026-0020
Page 10 103
C;raeral Condition!;of approval
1. Applicaut shall ecKxdiaatewatcr aad wewer main size and mutiag with the Public Wc' rkw
DeparuncnL
2. Pcr Meridian CLty Co&(MCC'),the applicant shall be re lwtesiNe io k"I wewer and wake
mains to and through this devcLopnwmL Applicant may he cLigible for a reimtwrsnrou
agreement forinfrairmfim enhanccrnent per MCC 9-&5.
3. The applicant;hall provide cascmcnt(s)for all public watalacwar mains outside of public eight of
way(include alL water ycraiccx and hydrants). Sewcrhwatcr ramnau varies dgrcndi ng cm wcwcr
depth.Scwcr 420 ft deep require a 30 ft caarntcnft,2425 Ram ft eascrncnt.and 25-30 A a 45 ft
C&sCment- Ensure err pcnrarecnt Anvw res(truce hushes,huilding,�cuportv,trash romptanle
wank.fence&infiltration trencher:,light pok%,etc.)arc hulk within the utility easement- Submii
an execuled easement(on the form availabLe from Public Works),a Iegal.dcacription prepared by
an Tdalut Tieatsed Pmfemwnal Deed Surveyor,whLch must Lnelude the arc$of the cascntcni
(inadad EXHIBrf A)and an SJr2"A I I"nW with bcarings and distances(marked F}CHJRIT R)
for review-Bras exEhits must be scaled,signed and dated by a Pmfemional Land Surveyor-DO
NOT RECORD.
4. The City of Meridian requjrcs that prrssuriaed i rrigatinn systems he supplied by a year-round
source of water(LJDC L L-3B-6).71hc applicam whouLd he rcquiwdto use any existing surfacc-or
well waler foethe printery sewree. Tf a strrfaec or well uwrree is ttotavaiLahl asit4elciruni
connection in the culinary walers).ti m shall be required_If s rkSLo-poirt connection iw u ikzod,
the developer will he respnnyi-bLc far the payment of*Laoswerku Rw the cornnxxt auras priortn
prior to roceiving dcydri iert plan apprcwal-
5. Anyonklures that are allowed in remain shall he subject to cvalt."cm and possible mm.Nignmcni
of 4rect addressing to he in compliance with MCC.
fi. All irrigation dit&em,canals,laterals,ordraim,exdwiveof natural waterways,Lntrxseaing,
er"ngor laying adjacerdandeod.iguixtito the area hieing subdivided shell he ad&cmed pa
kW,I 1-3A#ti In perforrai ng such work,the appLic=shall comply with ldahn CO&42-1207
and any othff appLioable law or regulating
7. Any wells that will.fret erwttinue to be used must he propalyr ahandnned according to Idaho WeL1
Censtrurtion Standards Rulcs admi niitcrad by the Idaho Diepartmeni of Water RcsoureC€ The
fkvelopef's Fng1ncer shall.provide asiaLemamaddresaing whether tlxroale aay a kfmg welLs in
the dcvc qwd cwt,and Lfso,haw they will exmtinuc 0be used,or provide re awd of their
ahandenrncnL
X. Any existing gq*c syytcros within this project shall he mmoycid fmrnscrviae perCity Grdinautar.
Section 4-L-4 and9 4 8- C.ontactC.enual District Health for abandonmcM preroduresand
ingKc ions(208)37--521 l-
9. Al I imprcwannerds related to public I ife,safety and health;hall he completed prier to oompaney
of the 4iructures.
10. Applicant shall be naquired to pay Public Wrwlrs deuelcgw rt plan re4imy.and eomgwwAhin
inspection fce-�.isdelermincdduring the plan review peeress,priorm tic bNwmceofa pLan
approval]ct1cr-
11. It shaL]be the responsibility of the appLicam to ensure that"dcvcLoprncnt features owwLy widk
the Arneeicam with DLsahLlities Act and the Fair Hansing Act
12. Applicant shall be respnncFjNc for application wd wmpLLxbm with any Section 4M Permitting
that may be rcquircd by the Army Corps of Fngjnecm
13. Ucucloper shall caxrrdLrkue majlhnx Locations with the Meridian Post cortm.
14. Ccxupaclion text rcsuLts shad]be submiued in the Mesidjam BuiLdi ng Depautmeni for all bui Iding
pads reecivingrnginocredbackfiLl,where Wdngwould sitatnp fell material-
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2026-0020
Page 11 [104]
15. The desrgp cnginax shall he requtlyd to certify that the street cerrtulinc clevauoas an set a
minimurn of 3-keT abnvc the highest orrablishad rycak,grmmtwaicrdcualion. This is to ensure
that the hcaom clevationofthe crawl spaocsof honws is at least l-foot abow-
1 d. The applimea design eng1wer sha1L he n Fwwt!sihla for im"ion of aLL irrigation and+or
drainage faciLLty within this project That do not faLL under the jurisdiction of an irrigation district
nr A(-.Hf)_The design engineer shall provide certification that the facilities have barn installed in
accordance withtbeapprovcd dcxign plank This certiflu6an will be mquirrd befcxe a oertifwatc
of oocuparicy iy isrivad for my stmctwiN withi n the pvejoct
17. At the eon*ction of the pmjoet,the applicant sha1L he mFKwtsihlc to smhnut rmord drawings per
the City of Meridian AulfC'AD standards, 'Thane rcoorddrawing4 mustbc receiyaiandappmvod
priortn Ose bumanocofacerlifition of nceupancy few any siruewres within the pmjxt
18. A street Iiou plan will nwdto he included in thecivil oonyu=ion pleas,Street light plan
wquiranea&arc Iislad in saetinn 6-5 ofthe Imprtwcmmt Standvrelu for Street Lighting.A cropy
of The standards can he fawrrd at http!lwww.rncridiancity.a cgVpublic wrwits.aspOid-232_
19. The City of Meridian rcquircs that the owner post[a the City a pexWrmancc smnty in the amaud
of 125%oftho urrtalconsruction crrstforalL ineornplete sewer,water and m me Lnfrastmawe
prior to finarL plat sigrmmrc_This surety will he verified by a LLrne item cost cWmic proyidcd by
the a wrxr to the City.7lic surety can be pie"in the farm ofan Lrreyocoble Letter of cradit,cash
dcprrrrit nr hand_AppLLcant ramt file an appLieaticrrt fix surety,which can be fomd an the
Community Dcvclnprncnt Deparbr nt wchsite. PLeasc crwdwi Land Dcydnpmant Service fax
mitre infrxmatim at 887-22L L.
20. The City of Meridian Fequires that the owner post To the City a warranty suety in the amount of
20%of ilro tcrtal trTrtsrr rk oost for 21L wraplcicd w wa,water and muse iof► mists rc for
duralinn oftwo years.This surety wLl I be verified by a Line item oast cslinmte provided by the
enynar rntlwCity.The surety can he pisdad in the fcwm ofaa LrmyomW loner of credit,cash
lcirosit nr barrd_AppLicant must file an appLicadm fix surety,which can be frond rwt the
Community DevelapnKr t Dgrarinxnt wcbsite. PLeasc emiml I-and Dewdroprnmt Service fix
mire infcwmatim at 297-22L L.
IV. FINDINGS
A. Conditional Use (UDC 11-5B-6E)
The commission shall base its determination on the conditional use permit request upon the
following:
l. That the site is large enough to accommodate the proposed use and meet all the dimensional
and development regulations in the district in which the use is located.
The Commission finds the site is large enough to accommodate the proposed use and meets
all dimensional and development regulations of the recommended L-O zoning district.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
The Commission finds the proposed office use will be harmonious with the Comprehensive
Plan and is consistent with applicable UDC standards with the conditions noted in Section IV
of this report.
3. That the design, construction, operation and maintenance will be compatible with other uses
in the general neighborhood and with the existing or intended character of the general vicinity
and that such use will not adversely change the essential character of the same area.
The Commission finds the design, construction, operation and maintenance of the proposed
use should be compatible with other uses in the general neighborhood, with the existing and
intended character of the vicinity and will not adversely change the essential character of the
area.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2026-0020
Page12 [105]
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
The Commission finds the proposed use will not adversely affect other properties in the
vicinity if it complies with the conditions in Section IV of this report.
5. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools,parks,police and fire protection, drainage structures,
refuse disposal,water,and sewer.
The Commission finds the proposed use will be served by essential public facilities and
services as required.
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
The Commission finds the proposed use will not create additional costs for public facilities
and services and will not be detrimental to the economic welfare of the community.
7. That the proposed use will not involve activities or processes,materials, equipment and
conditions of operation that will be detrimental to any persons,property or the general
welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors.
The Commission finds the proposed use will not be detrimental to any persons,property or
the general welfare by the reasons noted above.
8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or
historic feature considered to be of major importance.
The Commission finds the proposed use will not result in the destruction, loss or damage of
any such features.
9. Additional findings for the alteration or extension of a nonconforming use:
This finding is not applicable.
10. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
This finding is not applicable.
11. That the proposed nonconforming use is developed to a similar or greater level of conformity
with the development standards as set forth in this title as compared to the level of
development of the surrounding properties.
This finding is not applicable.
IV. ACTION
A. Staff:
Staff recommends approval of the proposed CUP application and finds it in conformance with the
Comprehensive Plan,UDC with the conditions included in Section IV. and Findings in V.
B. Commission:
The Meridian Planning&Zoning Commission heard this item on July 2nd. 2026.At the public
hearing,the Commission moved to approve the subject conditional use permit request.
1. Summary of the Commission public hearing:
a. In favor: Ryan Hart
b. In opposition:None
C. Commenting:None
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2026-0020
Page 13 [106]
d. Written testimony:None
e. Staff presenting application: Bill Parsons
f. Other Staff commenting on application:None
2. Key issue(s)of public testimony:
a. None
I Key issue(s)of discussion by Commission.
a. The commission asked questions about the 20-foot utility vacation that is
required for the site. The applicant informed the commission that they are in the
process of receiving all the relinquishment letters and will submit that
application at a later date. The commission has no other concerns.
4. Commission change(s)to Staff recommendation.
a. None
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2026-0020
Page 14 [107]
ProjectV. EXHIBITS
A.
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1. Aerial
Legend
ProArea of Impact
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CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
ram?=� ■�.� r�. �:
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CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE
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4. Planned Development Map
Legend L LA
Project Location
City Limits
Planned Parcels
Area of Impact
OAnalysis f —�
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2026-0020
Page 17 11,01
B.rSite Plan (date: 3/13/2026)
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CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2026-0020
Page 18 Fill]
C. Landscape Plan (date: 3/13/2026)
Mff cowrflcnow INc THE OAEFLIDLAN OFFrE BUILDING M&R6113.]Olc
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CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2026-0020
Page 19 112
A Building Elevations(date: 3/13/2026)
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CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). H-2026-0020
Page 20 113
E IDIAN
'aAHO
AGENDA ITEM
ITEM TOPIC: Findings of Fact, Conclusions of Law for High Desert Veterinary Hospital (H-
2026-0022) by Travis Butterfield and McCarter Moorhouse, located at 3147 W. Belltower Dr.
114
CITY OF MERIDIAN C�
E IDIAN ---
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND ID A H O
DECISION& ORDER
In the Matter of the Request for Conditional Use Permit for High Desert Veterinary Hospital,
Located at 3147 W.Belltower Drive in the L-O Zoning District,by Travis Butterfield.
Case No(s).H-2026-0022
For the Planning& Zoning Commission Hearing Date of. July 2,2026(Findings on July 16, 2026)
A. Findings of Fact
1. Hearing Facts(see attached Department Report for the hearing date of July 2, 2026, incorporated
by reference)
2. Process Facts(see attached Department Report for the hearing date of July 2, 2026, incorporated
by reference)
3. Application and Property Facts(see attached Department Report for the hearing date of July 2,
2026, incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Department Report for the
hearing date of July 2, 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 Planning&Zoning Commission takes judicial notice of its Unified Development
Code codified at Title 11 Meridian City Code,and all current zoning maps thereof. The City of
Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan
of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-784 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 Chairman of the Commission and City Clerk and then a copy served by the Clerk
upon the applicant,the Planning Department,the Public Works Department and any affected
party requesting notice.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). [H-2026-00221
Pagel 115
7. That this approval is subject to the conditions of approval in the attached department report for
the hearing date of July 2,2026, 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 Planning &Zoning Commission's authority as provided in Meridian City Code § 1I-
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 Conditional Use Permit is hereby approved in accord with the
conditions of approval in the department report for the hearing date of July 2, 2026, attached as
Exhibit A.
D. Notice of Applicable Time Limits
Notice of Two(2)Year Conditional Use Permit Duration
Please take notice that the conditional use permit,when granted, shall be valid for a maximum
period of two(2)years unless otherwise approved by the City in accord with UDC 11-5B-6F.1.
During this time,the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval, acquire
building permits and commence construction of permanent footings, install underground City
utilities; or record a final plat. For conditional use permits that also require platting,the final
plat must be signed by the City Engineer within this two(2)year period in accord with UDC
11-513-617.2.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-513-6.F.1,the Director may authorize a single extension of the time to commence the
use not to exceed one(1)two(2)year period.Additional time extensions up to two (2)years as
determined and approved by the Commission may be granted.With all extensions,the Director
or Commission may require the conditional use comply with the current provisions of Meridian
City Code Title 11.
E. Judicial Review
Pursuant to Idaho Code § 67-6521(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: Department Report for the hearing date of July 2, 2026
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). [H-2026-00221
Page 116
By action of the Planning&Zoning Commission at its regular meeting held on the 16th day of
July ,2026.
COMMISSIONER MARIA LORCHER, CHAIRMAN VOTED
COMMISSIONER JARED SMITH,VICE CHAIRMAN VOTED
COMMISSIONER JESSICA PERREAULT VOTED
COMMISSIONER MATHEW STOLL VOTED
COMMISSIONER MATTHEW SANDOVAL VOTED
COMMISSIONER DOM GELSOMINO VOTED
7-16-2026
Maria Lorcher, Chairman Date
Attest:
Chris Johnson, City Clerk 7-16-2026
Copy served upon the Applicant,the Planning and Development Services divisions of the
Community Development Department,the Public Works Department and the City Attorney.
7-16-2026
City Clerk's Office Date
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). [H-2026-0022]
Page 3 F1
EXHIBIT A
COMMUNITY DEVELOPMENT �E IDIAN ---
DEPARTMENT REPORT
HEARING 7/2/2026 Legend
DATE: Project Location
Area of Impact
TO: Planning&Zoning Commission �= city omits w
FROM: Bill Parsons, Current Planning O Analysis
Supervisor
208-884-5533
f.
bparsons@meridiancity.org -- �,-
APPLICANT: Travis Butterfield `
SUBJECT: High Desert Veterinary Hospital
H-2026-0022 ��
LOCATION: 3147 W. Belltower Drive,located in the @rLu
SW 1/4 of the NW 1/4 of Section 35,
Township 4N.,Range 1 W.
I. PROJECT OVERVIEW
A. Summary
Conditional Use Permit to operate an animal care facility on approximately 0.397 of an acre in
the L-O zone.
B. Recommendation
Planning Division: Staff recommends approval of the Conditional Use Permit with the conditions
noted in Section IV below.
C. Decision
Planning and Zoning Commission: Approval
D. Table of Contents
Community Metrics.............................................................................. II
StaffAnalysis..................................................................................... III
City/Agency Comments and Conditions...................................................... IV
Findings............................................................................................ V
Action.............................................................................................. VI
Exhibits............................................................................................ VII
II. COMMUNITY METRICS
Table 1: Land Use
Description Details Ma Ref.
Existing Land Use(s) _ Office Building
Proposed Land Use(s) Veterinary Clinic -
City of Meridian I Department Report I. Project Overview
118
Description Details Map Ref.
Existing Zoning L-O VII.A.2
Proposed Zoning L-O
Adopted FLUM Designation Limited Office VILA.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 5/7/2026
Neighborhood Meeting 5/18/2026
Site posting date 6/10/2026
Table 3:Agency Comments
Agency/Element Description/Issue Reference
Ada County Highway District IV.K
• Comments Received Yes/Staff Report -
• Commission Action Required No I I -
• Access W. Belltower Drive/Ten Mile Road I -
• Traffic Level of Service Better than`E" I -
ITD Comments Received Yes
Meridian Public Works Wastewater
• Distance to Mainline Available at the site
• Impacts or Concerns No
Meridian Public Works Water 1V.B
• Distance to Mainline Available at the site
• Impacts or Concerns No
Note: See section IV. City/Agency Comments&Conditions for comments received or see the public
record. Paste the following link into your browser to access the public record:
https:llweblink.meridianci y.org/WebLink/Browse.aspx?id=442707&dbid=0&repo=MeridianCitX
City of Meridian I Department Report 11. Community Metrics
119 1
Figure 1: One-Mile Radius Existing Condition Metrics
Reference Parcel:51203110005 Date Retrieved:2026/2/26
Parcel Count Parcel Acreage Infill Indicator:
587 Surrounding Area
227 1 2 Of ifl Not city
® City Limits
4,343 1,fifi2.
g ■ Not City
Household Household& Population Growth
Households
02020
Population Change:6.1°I°
Population ■Growth
(Household and Population Change
since 2010 Decennial) 10,000 20,000 30,000
Use Types Residential Addresses All Addresses
■ Single-family
no/
Multi-family 190% is
3%
® Commercial
Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years)
Proposed I I Proposed
Pending Pending
Approved Approved
0 500 1000 1500 0 50 100
■ Single-family ❑ Multi-family
City of Meridian I Department Report II. Community Metrics
120
2.00 4,000
Single-family H 3,500 y
Residential
01 1.50 3,000 *'
" 2,500
Parcel Diversity (A1.00 2,000 c°�
N 1,500 —y
0Parcel Count ,,, 0.50 0.46 1,000 L
Average Acres 0.00 18 0.10 0000
a
R-2 R-8 R-15
Average Single-family Density by Zoning Average
15.00
dResidential Net Density
10.00 9.94
p 5.00 �4.32 �5.fi8 4.51
2.16
0.00 Dwelling Units l Acre
R-2 R-4 R-8 R-15
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
Table 2:Proiect Overview
Description Details
History Modena Plaza Subdivision SHP-2025-0004;CZC,DES A-2025-0093
Acreage 0.397
A. History
In 2025, approval was granted for a short plat to re-subdivide Lot 3,Block 6, of Bridgetower
Crossing Subdivision No. 2. The subdivision consists of four(4)building lots on approximately
1.59 acres of land within the existing L-O zoning district.
A certificate of zoning compliance and concurrent design review application was approved for
the construction of a 3,520 office building on the site.
B. General Overview
This property is designated as Office on the Future Land Use Map (FLUM) contained in the
Comprehensive Plan. This designation will provide 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 zones include L-O.
C. Comprehensive Plan Policies
• "Permit new development only where it can be adequately served by critical public facilities and
urban services at the time of final approval, and in accord with any adopted levels of service for
public facilities and services."(3.03.03F)
City water and sewer services are available and can be extended by the developer with
development in accord with UDC 11-3A-21.
City of Meridian I Department Report III. Staff Analysis
121
• "Ensure that quality fire protection,rescue and emergency medical services are provided within
Meridian."(4.11.03)
The proposed veterinary hospital is within a reasonable response time zone for emergency
services.
• "Require all new development to create a site design compatible with surrounding uses through
buffering, screening,transitional densities, and other best site design practices."(3.07.01A)
The Applicant is proposing a 6 foot-tall fence at the northwest corner of the building. A 35 foot-
wide street buffer exists along N. Ten Mile Rd., an arterial street, in accord with UDC Table 11-
2B-3, as depicted on the plat.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed veterinary hospital is located adjacent to Ten Mile Road, with office uses to the
east and south, and a daycare to the north. The site is situated within a low-intensity office area,
and the proposed use is compatible with the surrounding development. Accordingly, the
veterinary hospital is not expected to create conflicts with adjacent land uses.
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and the
extension to and through said developments are constructed in conformance with the City of
Meridian Water and Sewer System Master Plans in effect at the time of development."
(3.03.03A)
The proposed development is already connected to City water and sewer systems.
• "Require urban infrastructure be provided for all new developments,including curb and gutter,
sidewalks,water and sewer utilities."(3.03.03G)
Urban sewer and water infrastructure and curb, gutter and already constructed and provided
with development as proposed.
• "Slow the outward progression of the City's limits by discouraging fringe area development;
encourage development of vacant or underutilized parcels currently within City limits."(4.05.03B)
The site is already developed and located within the City limits. The proposed veterinary hospital
will provide a valuable service to area residents and businesses while contributing to the
development of a vacant tenant space in the new building in a manner that is consistent with the
surrounding office and commercial uses. Additionally, the proposed use will support the efficient
provision of City services.
D. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
There is a new 3,620 square foot office building on this site, which was approved with
CZC/DES application A-2025-0093.
2. Proposed Use Analysis (UDC 11-2):
The proposed use "Animal Care Facility"is an allowed use with an approved conditional
use permit per the UDC.
3. Dimensional Standards (UDC 11-2):
The existing building meets the dimensional standards for setbacks, landscape buffers,
parking requirements, landscape requirements and maximum building height.
City of Meridian I Department Report 111. Staff Analysis
122
4. Specific Use Standards (UDC 11-4-3-1):
• All animals shall be indoors at all times,except when being exercised.At such times,
animals shall be under the supervision and direct control of a caretaker.
The applicant has proposed a pet relief area on the northwest side of the building.All
animals will be supervised and kept on a leash at all times while outside the clinic. No
overnight boarding or kenneling services are proposed as part of this veterinary facility.
• The facility owner and/or operator shall comply with all state and local regulations
relating to such a facility and shall maintain housekeeping practices designed to prevent
the creation of a nuisance and to reduce noise and odor to a minimum.
The animals will be indoors at all times except when relieving themselves. All animal
waste shall be maintained and discarded in a manner that minimizes odor.
5. Hours of Operation(UDC 11-2B-3B):
Business hours of operation within the L-O district shall be limited from 6:00 a.m. to 10:00
p.m. The applicant is proposing to operate the business within the following hours:Monday
through Friday-8 a.m. to 6 p.m.
E. Design Standards Analysis
1. Structure and Site Design Standards (UDC 11-3A-19):
There is an existing structure on this site. Detached sidewalks along Time Mile Road with a
pedestrian connection to the building have been installed.A thirty-five (35)foot landscape buffer
is required along Ten Mile Road and has been installed as well as the 5-foot buffer along the
north side of the structure.
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
UDC Requirement Proposed/Analysis
Arterial Road: 35 Feet The applicant is proposing 35 feet of landscaping along N.
Ten Mile Road.
ii. Parking lot landscaping
Landscaping is required to be provided along all parking areas per the standards listed in
UDC 11-3B-8. The site currently meets this requirement.
iii. Landscape buffers to adjoining uses
The property is adjacent to a daycare within a residential zoning district. Per UDC 11-
3E-9, this requirement applies to a landscape buffer next to residential and/or
nonindustrial uses not zoning districts. Therefore, this requirement does not apply.
iv. Storm integration
An adequate storm drainage system shall be required in all developments in accord with
the city's adopted standards, specifications and ordinances. Design and construction shall
follow Best Management Practice as adopted by the city.
The development meets the requirement per UDC 11-3B-11 for stormwater integration.
3. Parking (UDC 11-3C):
i. Nonresidential parking analysis
City of Meridian I Department Report III. Staff Analysis
123
UDC Requirement Proposed/Analysis
Commercial: 1 Parking Eight(8)parking spaces are required/The applicant is
Stall per 500 Square Feet proposing 20 parking spaces exceeding the parking
of Gross Floor Area requirements. *All lots within this subdivision are subject
to cross access/cross parking agreement as shown on the
plat.
ii. Bicycle parking analysis
A minimum of one(1)bicycle parking space must be provided for every 25 vehicle
spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to
comply with the location and design standards listed in UDC 11-3C-5C.
The applicant meets the requirements and has proposed two bicycle racks.
4. Building Elevations (Architectural Standards Manual):
The building elevations were approved with Certificate of Zoning Compliance and Design
Review Application A-2025-0093 and are compliant with the ASM standards.
5. Fencing (UDC 11-3A-6, 11-3A-7):
The applicant is proposing a small,fenced area on the northwest side of the building for
animal relief. The Applicant shall provide a detail of the proposed fencing meeting the
UDC standards.
F. Transportation Analysis
1. Access (UDC 11-3A-3, UDC 11-3H-4):
Access is proposed via an existing backage road along the east boundary of the site from W.
Belltower Dr., a collector street to the north,from N. Ten Mile Rd., an arterial street along
the west boundary of the site. Direct access via Ten Mile Rd. is prohibited.A cross-
access/cross parking easement is granted between all the proposed lots for internal access
from the backage road via a note on the plat.
2. Pedestrian Connectivity(UDC 11-3A-5, UDC 11-3A-8, UDC 11-3A-17):
Detached sidewalks currently exist along Ten Mile Road. The applicant is providing a five-
foot-wide pedestrian walkway from the sidewalk along Ten Mile to the building.
G. Services Analysis
1. Pressurized Irrigation(UDC 11-3A-15):
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(UDC 11-3B-6). The applicant should be required to use any existing surface
or well water for the primary source. If a surface or well source is not available, a single-
point connection to the culinary water system shall be required. If a single point connection
is utilized, the developer will be responsible for the payment of assessments for the common
areas prior to prior to receiving development plan approval.
2. Storm Drainage (UDC 11-3A-18):
An adequate drainage system is required in all developments by the City's adopted
standards, specifications, and ordinances. Design and construction shall follow best
management practices adopted by the City as outlined in UDC 11-3A-18. Storm drainage
was approved with the construction application and was constructed to City and ACHD
design criteria.
City of Meridian I Department Report 111. Staff Analysis
124
3. Utilities (UDC 11-3A-21):
Ensure development is connected to City of Meridian water and sanitary sewer systems and
the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development.All
utilities are available to the site. Water main,fire hydrant and water service require a
twenty foot(20) wide easement that extends ten (10)feet past the end of main, hydrant, or
water meter. No permanent structures, including trees are allowed inside the easement.
There are existing water and sewer services stubbed to the property.Any unused services
shall be abandoned per the UDC.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. The applicant shall comply with all previous conditions of approval for this development
(SHP-2025-0004; CZC,DES A-2025-0093).
2. The proposed project shall comply with the standards listed in UDC 11-4-3-22 for animal
care facilities.
3. The hours of operations shall be limited to 8:00 a.m.to 6:00 p.m. as proposed.
4. Overnight boarding or kenneling services is prohibited.
5. All animals shall be indoors at all times,except when being exercised or relieving
themselves. At such times,animals shall be under the supervision and direct control of a
caretaker and remain within the designated fenced area.
6. The Applicant shall provide a detail of the proposed fencing meeting UDC 11-3A-7 standards
with the building permit application.
7. The conditional use permit is valid for a maximum period of two (2) years unless otherwise
approved by the City. During this time, the Applicant shall commence the use as permitted in
accord with the conditions of approval, satisfy the requirements set forth in the conditions of
approval, and acquire building permits and commence construction of permanent footings or
structures on or in the ground as set forth in UDC 11-5B-6.A time extension may be requested
as set forth in UDC 11-5B-6F.
B. Meridian Public Works
1. Sanitary sewer service to this development is available via extension of existing mains
adjacent to the development. Water service to this site is available via extension of existing
mains adjacent to the development.
2. 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.
3. Upon installation of the landscaping and prior to inspection by Planning Department staff,the
applicant shall provide a written certificate of completion as set forth in UDC 11-313-14A.
4. A letter of credit or cash surety in the amount of 110%will be required for all incomplete
fencing,landscaping,amenities,pressurized irrigation,prior to signature on the final plat.
5. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125%of the total construction cost for all incomplete sewer,water infrastructure
City of Meridian I Department Report IV. City/Agency Comments &Conditions
125
prior to final plat signature. This surety will be verified by a line-item cost estimate provided
by the owner to the City. The applicant shall be required to enter into a Development Surety
Agreement with the City of Meridian. 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.
6. 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, and water infrastructure for a
duration of two years. This surety amount will be verified by a line item final cost invoicing
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.
7. In the event that an applicant and/or owner cannot complete non-life,non-safety and non-
health improvements,prior to City Engineer signature on the final plat and/or prior to
occupancy,a surety agreement may be approved as set forth in UDC 11-5C-3C.
8. 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.
9. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
10. Developer shall coordinate mailbox locations with the Meridian Post Office.
11. All grading of the site shall be performed in conformance with MCC 11-1-4B.
12. 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.
13. 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.
14. 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.
15. Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street
Lighting(http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be
installed at developer's expense. Final design shall be submitted as part of the development
plan set for approval,which must include the location of any existing street lights. The
contractor's work and materials shall conform to the ISPWC and the City of Meridian
Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and
Utility Coordinator at 898-5500 for information on the locations of existing street lighting.
16. 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
City of Meridian I Department Report IV. City/Agency Comments &Conditions
126
(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 signature of the final plat by the
City Engineer.
17. Applicant shall be responsible for application and compliance with and NPDES permitting
that may be required by the Environmental Protection Agency.
C. Meridian Parks Department
Detached sidewalks and bike lanes already exist in this location.No multi-use pathways required
with this application.
D. Idaho Department of Environmental Quality(DEQ)
https:llweblink.meridianciU.orglWebLinkIDocView.aspx?id=443245&dbid=0&repo=MeridianC
hty
E. Ada County Highway District(ACHD)
https:llweblink.meridianciU.orglWebLink/DocView.aspx?id=443244&dbid=0&repo=MeridianC
iv
F. Idaho Transportation Department(ITD)
https:llweblink.meridianciU.orglWebLink,lDocView.aspx?id=443244&dbid=0&repo=MeridianC
iv
V. FINDINGS
A. Conditional Use(UDC 11-511-6E)
The commission shall base its determination on the conditional use permit request upon the
following:
1. That the site is large enough to accommodate the proposed use and meet all the dimensional
and development regulations in the district in which the use is located.
The Commission finds the site is large enough to accommodate the proposed use.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
The Commission finds the proposed veterinary hospital will be harmonious with the
Comprehensive Plan and is consistent with applicable UDC standards with the conditions
noted in Section IV of this report.
3. That the design, construction, operation and maintenance will be compatible with other uses
in the general neighborhood and with the existing or intended character of the general vicinity
and that such use will not adversely change the essential character of the same area.
The Commission finds the proposed design, construction, operation and maintenance of the
proposed use will be compatible with other uses in the general neighborhood, with the
existing and intended character of the vicinity and will not adversely change the essential
character of the area.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
The Commission finds the proposed use will not adversely affect other properties in the
vicinity if it complies with the conditions in Section IV of this report.
City of Meridian I Department Report V. Findings
[127]
5. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools,parks,police and fire protection, drainage structures,
refuse disposal,water,and sewer.
The Commission finds the proposed use will be served by essential public facilities and
services as required.
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
The Commission finds the proposed use will not create additional costs for public facilities
and services and will not be detrimental to the economic welfare of the community.
7. That the proposed use will not involve activities or processes,materials, equipment and
conditions of operation that will be detrimental to any persons,property or the general
welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors.
The Commission finds the proposed use will not be detrimental to any persons,property or
the general welfare by the reasons noted above.
8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or
historic feature considered to be of major importance.
The Commission finds the proposed use will not result in the destruction, loss or damage of
any such features.
9. Additional findings for the alteration or extension of a nonconforming use:
Not applicable
10. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
Not applicable
11. That the proposed nonconforming use is developed to a similar or greater level of conformity
with the development standards as set forth in this title as compared to the level of
development of the surrounding properties.
Not applicable
VI. ACTION
A. Staff:
Staff recommends approval of the Conditional Use Permit with the conditions noted in Section IV
of the staff report.
B. Commission:
The Meridian Planning&Zoning Commission heard this item on July 2,2026.At the public
hearing.the Commission voted to approve the subject CUP request.
1. Summary of the Commission public hearing:
a. In favor: Travis Butterfield
b. In opposition: None
C. Commenting: ony Nicholson
d. Written testimony: None
e. Staff presenting application: Bill Parsons
f. Other Staff commenting on application: None
2. Key issue(s)of public testimony:
a. Hours of operations of the clinic.
City of Meridian I Department Report VI.Action
128
b. Disposal of the biohazard waste.
C. Sound-proofing of the building.
3. Key issue(s) of discussion by Commission:
a. None
4. Commission change(s)to Staff recommendation:
a. None
VII. EXHIBITS
A. Project Area Maps
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4. Planned Development Map
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City of Meridian Department Report VII. Exhibits
131
B. Service Accessibility Tool (Existing Conditions)
----------------------------------------------------------------------------------
PARCEL S1203110005 SERVICE ACCESSIBILITY
overall Score: 34 *th Percentile
Criteria
. -
Location In City Limits
Extension Sewer Trunkshed mains < 500 ft,from parcel
Floodplain Either not within the 100 yr floodplain or > 2 acres
Emergency Services Fire Response time < 5 min.
Emergency Services Police Reporting District meets response time goals some of the time
Pathways Within 1/4 mile of current pathways
Transit Not within 114 of current or future transit route
Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets plan) matches
School Walking Proximity Within 1/2 mile walking
School Drivability Either a High School or College within 2 miles OR a Middle or
Park Walkability Either a Regional Park within 1 mile OR a Community Park within 1/2
Report generated�:n02-26-2026 by MERIDIANVritter
City of Meridian I Department Report VII. Exhibits
132
C. Site Plan (date: 10/24/2025)
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City of Meridian Department Report VII. Exhibits
F133]
D. Landscape Plan (date: 12/5/2025)
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City of Meridian Department Report VII. Exhibits
134
E. Building Elevations(date: 10/24/2025)
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City of Meridian Department Report VII. Exhibits
135]
F. Floor Plan (date: 10/26/2025)
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City of Meridian Department Report VII. Exhibits
136]
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
137
E IDIAN*--
-)AHO
AGENDA ITEM
ITEM TOPIC: Public Hearing continued from May 21, 2026 for Butte Fence (H-2025-0060)
by Engineering Solutions, LLP, located at 5233 W. Franklin Rd.
Applicant Requests Continuance
A. Request: Annexation of 9.14 acres of land with the I-L zoning district for the purpose of
complying with the terms outlined in the consent to annex agreement for the existing fencing
business in operation at the subject property.
138
Development Application Transmittal
Link to Project Application: Butte Fence AZ H-2026-0060
Hearing Date: May 21, 2026
Assigned Planner: Nick Napoli
To view the City of Meridian Public Records Repository, Click Here
The above "Link to Project Application" will provide you with any further information on
the project.
The City of Meridian is requesting comments and recommendations on the application
referenced above. To review the application and project information please click on the
application link above. The City of Meridian values transparency and makes a variety of
information available to the public online through our public records repository.
We request that you submit your comments or recommendations prior to the hearing
date specified above. When responding, please reference the file number of the project.
If responding by email, please send comments to comment(a)_meridiancity.org.
For additional information associated with this application please contact the City of
Meridian Planner identified above at 208-884-5533.
Thank you,
City Clerk's Office
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208.888.44331Email: cityclerk(cD_meridiancity.org
Built for Business, Designed for Living
All e-mail messages sent to or received 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.
139
E K IDIAN:---
iuAn
Planning and Zoning Presentations and outline
h2
Planning and Zoning Commission MeetingJuly 16, 2026
Slide 1
h2 Agenda Item Numbers/Order:
hoodc, 12/19/2006
Zoning MapAerialFLUM
Zoning MapAerialFLUM
Zoning MapAerialFLUM
Zoning MapAerialFLUM
Zoning MapAerialFLUM
1,200 feet by 1,257 feet (2,457 feet). E. Crimson Clover Drive exceeds the maximum block length of West project in 2024.requested and granted with the previously approved Summerlin
Keep the remaining Rawson Canal open. This same request was boundariesthat continue to be approved by the five agencies that serve their subject to change based on the number of development
applications homeschooled, or private school students. These numbers are K, estimated to be 2,951.34 students. This does not include Predevelopments already underway and applications
in the process are School District states the potential student enrollment based on the The property lies within the Kuna School District boundary. Kuna The applicant is seeking the
following waivers:
densities, and other best site design practices.surrounding uses through buffering, screening, transitional development to create a site design compatible with Per Comprehensive Plan
Policy 3.07.01A, require all new backing up to its side yard. Summerlin Drive so that Lot 9, Block 18 does not have 4 lots 7, Block 18 on the northeast side of E. reconfigure Lots
4to whether the applicant should revise the plat map to Staff is asking the Commission and Council to weigh in as
Zoning MapAerialFLUM
E IDIAN*--
-)AHO
AGENDA ITEM
ITEM TOPIC: Public Hearing continued from May 28, 2026 for Starling Ridge Subdivision
(H-2026-0009) by Rodney Evans and Partners, generally located 1/2 mile south of E. Lake Hazel
Rd.
Applicant Requests Continuance
A. Request: Annexation of 61.34 acres of land with R-4 (25.62 acres) and R-8 (35.72 acres)
zoning districts.
B. Request: Preliminary Plat consisting of 211 building lots and 26 common lots on 60.43 acres
of land in the R-4 and R-8 zoning districts.
140
COMMUNITY DEVELOPMENT �E DEPARTMENT REPORT
REPORT
HEARING 5/28/2026 Legend 9
r ®FTR
DATE: Project Location �®
Area of Impact
TO: Planning&Zoning Commission i- City Limits
FROM: Sonya Allen,Associate Planner Q Analysis
208-884-5533 -- J.
sallen@meridiancity.org
APPLICANT: Benjamin Semple
SUBJECT: Starling Ridge Subdivision
H-2026-0009
e
LOCATION: Generally located 1/2 mile south of E.
Lake Hazel Rd., on the east side of S.
Eagle Rd.in the SW 1/4 of Section 4,
T.2N,R.IE.
I. PROJECT OVERVIEW
A. Summary
Annexation of 61.34 acres of land with R-4(25.62 acres) and R-8 (35.72 acres) zoning districts;
and preliminary plat consisting of 211 building lots and 26 common lots on 60.43 acres of land in
the proposed R-4 and R-8 zoning districts.
B. Issues/Waivers
- The applicant has provided building elevations; however,they would like additional
flexibility for the building elevations in the Development Agreement due to uncertainty
around which builders will be building in the proposed development.
- Block 11 along the Farr Lateral requires a City Council Waiver as the block exceeds
1,000 feet.
- A City Council waiver is requested to keep the Farr Lateral open.
- A City Council waiver is requested for access to Eagle Road labeled E.Via Roberto
Drive.However,staff is recommending that E.Via Roberto Drive be the access that
remains open and E.Vantage Point Lane be closed.
- This project is serviced by Kuna School District. Currently,Fremont Middle School and
KHS/SFHS High School are both over capacity.
- Sewer is currently not available at the site and won't be made available until the
adjacent development to the west(Reville Ridge)of S.Eagle Road extends it from the
western edge of Discovery Park and their development to Eagle Road. Currently,sewer
is approximately 3/of a mile away,however,engineering plans have been submitted for
the extension to this development but timing of sewer being available is unknown and is
a concern from staff and the City Engineer.
City of Meridian I Department Report 1. Project Overview
141
- Approximately half of the open space for the development is located on the east side of
the Farr Lateral. Staff has concerns about the placement of this open space as it is not
easily accessible and is not well connected throughout the development.Staff is asking
the Planning and Zoning Commission and City Council to carefully consider whether
the open space location is appropriate.
- The overall gross density is 3.49 dwelling units per acre,which is at the maximum
density permitted within the Low Density Residential(LDR)designation.However,the
applicant included approximately five(5) acres of open space on the east side of the
Farr Lateral which is not easily accessible for residents to use.When excluding these
five(5) acres from the density calculations the overall density comes out to 3.81 units
per acre. This over the allowed density in the LDR FLUM designation.In addition,it
does not meet the comprehensive plans vision for the LDR FLUM designation of larger
estate style lots.
- The proposed subdivision does not meet the fire code for secondary access.2018 IFC,
Section D107.2.Remoteness.is not being met and shall be revised to meet this
requirement.An alternative to this would be to fire sprinkler all of the homes within the
subdivision.
C. Recommendation
Staff: Approval with a Development Agreement and Conditions.
Planning and Zoning Commission: Pending
D. Decision
City Council: Pending
E. Table of Contents
Community Metrics.............................................................................. II
StaffAnalysis..................................................................................... III
City/Agency Comments and Conditions...................................................... IV
Findings............................................................................................ V
Action.............................................................................................. VI
Exhibits............................................................................................ VII
II. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Agriculture -
Proposed Land Use(s) Residential -
Existing Zoning RUT in Ada County VII.A.2
Proposed Zoning R-4 and R-8 Zoning
Adopted FLUM Designation Low Density Residential VII.A.3
Table 2:Project Overview
Description Details
History N/A M
Phasing Plan 6 Phases
Residential Units 211 Single Family Detached Units
City of Meridian I Department Report II. Community Metrics
142
Description Details
Open Space 9.31 Acres; 15,4%
Amenities Required 12 Points;Provided 14 Points.4 pet waste stations,2 outdoor fire
pits,playground,unpaved sports court,bocce ball court,bicycle repair
station,and pathways.
Physical Features Farr Lateral
Acreage 60.43 acres
Lots 211 Buildable Lots and 26 Common Lots
Lot Sizes Average Lot Size: 5,478 square feet
Density Gross: 3.49 units per acre;Net: 6.69 units per acre
Table 3: Process Facts
Description Details
Preapplication Meeting date 10/10/2025
Neighborhood Meeting 12/1/2025
Site posting date 5/18/2026
Table 4:Agency Comments
Agency/Element Description/Issue Reference
Ada County Highway District IVT
• Comments Received Yes;Staff Report -
• Commission Action Required No -
• Access Eagle Road:Arterial Roadway -
• Traffic Level of Service Better than"E" -
ITD Comments Received Yes;No Comment -
Meridian Public Works Wastewater IV.B
• Distance to Mainline Sewer is not Available to the site but is actively being
brought to the site.
• Impacts or Concerns Yes;See Public Works Site Specific Conditions
Meridian Public Works Water IV.B
• Distance to Mainline Available at Site
• Impacts or Concerns No
NOTE: SEE SECTION 0.
City of Meridian I Department Report 0. Note: See section 0.
143
City/Agency Comments&Conditions for comments received or see the public record. Paste the
following link into your browser to access the public record:
https://weblink.meridiancity.org/WebLink/Browse.aspx?id=430475&dbid=0&repo=MeridianCity
City of Meridian I Department Report 0. Note: See section 0.
144
Figure 1: One-Mile Radius Existing Condition Metrics
Reference Parcel:R8970710025 Date Retrieved:2026/5/4
Parcel Count Parcel Acreage Infill Indicator:
345 1,145 Surrounding Area
67% Not city 6
® City Limits
1,088 560.6 . Not City
HouseholdHousehold& Population Growth
Households 02020
Population Change:38.2%
Population ■Growth
(Household and Population Change
since 2010 Decennial) 5,000 10,000
2.00 1,000
Single-family
41
Residential U 1.50
Parcel Diversity (A1.00 500 uo
O Parcel Count in 0.50 0.69
*Average Acres J 0.00 0.28 0.18 0.13 0 a
R-2 R-4 R-8 R-15
Average Single-family Density by Zoning Average
10.00
Residential Net 07.70 Density
Q O 5.69
� 5.00
0
p 3.58 4.91
O 1.45
0.00 Dwelling Units / Acre
R-2 R-4 R-8 R-15
Notes: See VTIT. Additional Notes&Details for Staff Report Maps,Tables, and Charts.
City of Meridian I Department Report 0. Note: See section 0.
F145]
Fisure 2: ACHD Summary Metrics
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
Eagle Road 1,330-feet Principal Arterial 629 Better than "E-
Lake Hazel Road N/A Principal Arterial 433 Better than "E'"
Columbia Road N/A Collector 504 "E"
Gamely Avenue 37-feet Local N/A N/A
' Acceptable level of service for a two-lane principal arterial is `E" (690 VPH).
Acceptable level of service for a two-lane collector is "D" (425 VPH).
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
City of Meridian I Department Report 0. Note: See section 0.
F146]
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview and History
The subject development is designated as Low Density Residential (LDR)on the Future Land
Use Map(FLUM).
The LDR allows for the development of single-family homes on large and estate lots at gross
densities of three (3) dwelling units or less per acre. These areas often transition between existing
rural residential and urban properties.Developments need to respect agricultural heritage and
resources,recognize view sheds and open spaces, and maintain or improve the overall
atmosphere of the area. The use of open spaces,parks,trails, and other appropriate means should
enhance the character of the area. Density bonuses may be considered with the provision of
additional public amenities such as a park, school, or land dedicated for public services.
The proposed single-family residential use is consistent with the recommended uses outlined in
the Future Land Use Map(FLUM) designation. The development includes two zoning districts:
approximately 25.62 acres zoned R-4 and 35.72 acres zoned R-8. The project proposes a total of
211 buildable lots and 26 common lots. The overall gross density is 3.49 dwelling units per acre,
which is at the maximum density permitted within the Low Density Residential(LDR)
designation. The applicant is proposing approximately 9.31 acres of open space throughout the
development. However,the applicant included approximately five(5) acres of open space on the
east side of the Farr Lateral which is not easily accessible for residents to use and will require
residents to walk to E.Vantage Point Drive to access this area.
It is important to note that during the pre-application meeting, staff and the applicant discussed
removing the large open space area from the density calculation so staff could more accurately
evaluate the project density. Additionally, staff recommended the project be annexed with both
R-4 and R-2 zoning designations to better align with the Comprehensive Plan. Therefore, staff
recommended the applicant modify the plan to incorporate R-2 lots along the eastern boundary of
the site and more R-4 lots to provide a better balance of larger estate style lots.
The applicant did not provide calculations showing the density without the large approximately
five(5) acre open space,however; staff calculated did this calculation and the overall density
comes out to 3.81 units per acre and open space falls below 10%. This over the allowed density in
the LDR FLUM designation and under the UDC requirement for qualified open space.
Staff is asking the Planning and Zoning Commission and City Council to carefully evaluate
whether this is adequate due to limited access to a significant portion of qualified open
space.
In addition, at the preapplication meeting held on October 10', 2025 staff relayed concerns
regarding the density,placement of the open space, and ability to meet the LDR description in the
comprehensive plan.As a result,staff is recommending the following changes to the
preliminary plat to be addressed 15 days prior to the City Council hearing:
- Modify Lots 14-23,25-30,32-34,Bock 11 to the R-2 Zoning district to provide larger
estate style lots along the Farr Lateral.
- Modify Lots 18-29,Block 4 to the R-4 zoning to provide a better transition of the Ada
County parcels to the south.
- Modify Lots 2-7,Block 13 and Lots 8-11, 13-15,Block 12 to the R-4 zoning to provide a
one(1)to one(1)transition to the proposed R-4 properties to the east.
- Remove Lots 2-4,Block 14 to incorporate additional open space west of the Farr
Lateral.
City of Meridian I Department Report III. Staff Analysis
147
Staff and the City Engineer have additional concerns about sewer not being available to the
site. Currently,the subject development is dependent on the adjacent development to the
west of S.Eagle Road(Reville Ridge)for sewer. This requires the adjacent developer to pull
sewer through Discovery Park and Reville Ridge stubbing to Eagle Road before this
development will have sewer available. Currently Reville Ridge has engineering drawings in
review for this extension but the timeline for this is not clear.
In addition,the Meridian Fire Department provided comments to staff that the subdivision
does not meet fire code requirements for secondary access.2018 IFC,Section D107.2.
Remoteness.is not being met and shall be revised to meet this requirement 15 days prior to
City Council.An alternative to this would be to fire sprinkler all of the homes within the
subdivision.
The applicant has indicated they plan to phase the development into six(6) different phases.
However,the phasing plan shall be revised to incorporate the main open space(Lot 7,Block 1)
with Phase one(1) of the development.Based on these factors and with the recommended
changes presented above, staff finds that the proposed preliminary plat and R-2, R-4, and R-8
zoning districts are generally consistent with the Future Land Use Map designation of Low
Density Residential.
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 recommends 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
Comprehensive Plan Policy: Analysis:
"Encourage a variety of housing types that The proposed single-family detached
meet the needs,preferences, and financial dwellings with the recommended changes
capabilities of Meridian's present and future above will provide a mix of lot sizes and
residents." (2.01.02D) housing types to meet the needs,preferences
and financial capabilities of present and future
residents in the City as desired.
"Permit new development only where it can City water and sewer service is available and
be adequately served by critical public can be extended by the developer with
facilities and urban services at the time of development in accord with UDC 11-3A-21.
final approval, and in accord with any adopted
levels of service for public facilities and
services." (3.03.03F)
"Require all new development to create a site The LDR designation calls for larger estate
design compatible with surrounding uses style lots which are provided on the eastern
through buffering, screening, transitional third of the site. However, staff is
densities, and other best site design practices." recommending a further transition to the Ada
(3.07.01A) County Subdivision to the east and south of
the development which will result in the loss
of approximately 20 lots. The recommended
changes as noted above.
City of Meridian I Department Report 11I. Staff Analysis
148
"Require pedestrian access in all new A 10' wide multi-use pathway is proposed
development to link subdivisions together and through the site from the south to the north
promote neighborhood connectivity." boundary along the Farr Lateral. Other micro
(2.02.011)) paths and internal pathways are proposed for
pedestrian connectivity within the
development.
"Reduce the number of existing access points There is currently one(1) access driveway via
onto arterial streets by using methods such as S.Eagle Rd. for this property,which will be
cross-access agreements, access management, remain for an existing access to the Ada
and frontage/backage roads, and promoting County Subdivision to the east. The applicant
local and collector street connectivity." is proposing an additional access to Eagle
(6.01.02B) Road while also tying into the existing road to
the north and stubbing to the south. Staff is
not supportive of two (2) access points to
Eagle Road and is recommending that Via
Roberto be the primary access and Vantage
Point be closed off as emergency access only.
The applicant is requesting a City Council
waiver to keep both access points.
"Require urban infrastructure be provided for Currently, sewer services are not available at
all new developments, including curb and the site and are approximately 3/4 of a mile
gutter, sidewalks, water and sewer utilities." west of the site. An approved development
(3.03.03G) across Eagle Road is currently working on
engineering plans to pull this sewer to Eagle
Road for this development to use;however,
timing of this extension is uncertain. The City
Engineer has indicated this is a concern as the
subject development does not control when
sewer will be made available,which could
result in an annexed property that the city
cannot serve.
"Establish and maintain levels of service for The subject development has acceptable
public facilities and services,including water, levels of service for water,transportation,
sewer,police,transportation, schools,fire, and parks,police, and fire; however,there is
parks." concern with maintaining levels of service for
(3.02.01G) both sewer and schools. As noted above,
sewer is not available at the site and is reliant
on an adjacent developer to extend sewer
approximately 3/4 of a mile before it will be
available. In addition, staff received a letter
from Kuna School District which states
Fremont Middle School and KHS/SFHS High
School are both over capacity. Staff is asking
the Planning and Zoning Commission and
City Council to carefully consider whether
timing of the annexation in relation to these
services is in the best interest of the city.
City of Meridian Department Report III. Staff Analysis
149
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements(UDC 11-1):
The site currently is used as a sod farm and has no permanent structures on it.However, any
wells and sceptic systems on the subject properties shall be abandoned prior to City
Engineers signature of the plat.
2. Proposed Use Analysis (UDC 11-2):
The applicant is proposing single-family detached homes (211 lots), which are listed as a
principal permitted use in UDC Table 11-2A-5 and 11-2A-6 for the R-4 and R-8 zoning
districts.
However, as mentioned above,the Comprehensive Plan designates the Low Density
Residential designation as large estate style lots that provide a transition between existing
rural residential and urban properties. As a result, staff is recommending the following
changes to provide larger lots and provide transitions to rural county properties to the east and
south:
- Modify Lots 14-23,25-30,32-34,Bock 11 to the R-2 Zoning district to provide larger
estate style lots along the Farr Lateral.
- Modify Lots 18-29,Block 4 to the R-4 zoning to provide a better transition of the Ada
County parcels to the south.
- Modify Lots 2-7,Block 13 and Lots 8-11, 13-15,Block 12 to the R-4 zoning to provide a
one(1)to one(1)transition to the proposed R-4 properties to the east.
- Remove Lots 2-4,Block 14 to incorporate additional open space west of the Farr
Lateral.
- Move Lot 27,Block 12 to align with the proposed traffic calming and have it include a
10-foot multi-use pathway as indicated on the path master's plan.Extend the 10-foot
multi-use pathway through the east side of Lots 5 and 11,Block 15 to connect the
pathway with the pathway in Lot 24,Block 11.
With these recommended changes staff finds the proposed subdivision to meet the Low
Density Residential comprehensive plan policy and will bring the overall density of the
project closer to the true three(3)units an acre envisioned in the Comprehensive Plan.
3. Dimensional Standards(UDC 11-2):
The proposed plat and subsequent development are required to comply with the dimensional
standards listed in UDC Tables 11-2A-5 and 11-2A-6 for the R-4 and R-8 zoning districts.
The proposed plat complies with the dimensional standards of the R-4 and R-8 zoning
districts. If the City Council approves the development with the recommended changes listed
above, the applicant shall comply with the dimensional standards for the R-2, R-4, and R-8
zoning districts.
D. Design Standards Analysis
1. Qualified Open Space&Amenities (UDC 11-3G):
UDC Requirement Proposed/Analysis
Open Space: 15%for the 9.31 Acres; 15.4%
R-8 Zoning
Amenities: 1 Point for Quality of Life Amenities:
every 5 acres of gross - 4 Pet Waste Stations(2 points)
land area and multiple - 2 Outdoor Fire Ring(2 points)
Recreation Activity Area Amenities:
City of Meridian I Department Report III. Staff Analysis
150
UDC Requirement Proposed/Analysis
amenities from each - Playground(3 points)
category are required - Sports Court,Unpaved(2 points)
- Bocce Ball Court(2 points)
Pedestrian or Bicycle Circulation System Amenities:
- Multi-Use Pathway aligned with Farr Lateral
(2 points)
- Pathway aligned with Farr Lateral(1 point)
- Pathway aligned with linear open space(1
point)
Multi-Modal Amenities:
- Bicycle Repair Station(1 point)
Total points: 14 points
The proposed open space and site amenities exceed the requirements in the UDC.
However,it is important to note that the applicant is proposing approximately 5 acres or 50% of the
qualified open space on the east side of the Farr Lateral which will require residents to walk to E.
Vantage Point Drive to access this area. In addition,the applicant is proposing the open space on the east
side of the Farr Lateral to be"passive" open space. This means it will not have recreational activities
other than walking paths to provide a buffer to the existing residents in the existing Vantage Point
Subdivision. The applicant worked with the HOA to ensure there will not be any structures,courts,
playgrounds, etc.in this space. Staff is asking the Planning and Zoning Commission and City Council
to carefully evaluate whether this is adequate due to limited access to a significant portion of
qualified open space.
2. Landscaping(UDC I1-3B):
i. Landscape buffers along streets
UDC Requirement Proposed/Analysis
Arterial Road: 25 Feet The applicant did not specify the width of the landscape
buffer.However,it appears to be 25 feet in width.In
addition,the landscaping does not appear to meet the 70%
vegetation coverage requirement.These shall be revised
with the final plat.
Local Road: 10 Feet The applicant did not specify the width of the landscape
buffer.However,it appears to exceed the 10 feet required
along the local road on the north portion of the site.
ii. Tree preservation
Per UDC 11-3B-10, Mitigation shall be required for all existing trees four-inch caliper or
greater that are removed from the site with equal replacement of the total calipers lost on
site up to an amount of one hundred(100)percent replacement(Example: Two (2)ten-
inch caliper trees removed may be mitigated with four 5-inch caliper trees, five(5)four-
inch caliper trees, or seven(7)three-inch caliper trees).
The applicant shall provide mitigation calculations with submittal of the final plat if any
trees are being removed from the property.
iii. 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.
City of Meridian I Department Report III. Staff Analysis
151
iv. Pathway landscaping
Landscaping is required to be provided along all pathways per the standards listed in
UDC 11-3B-12C.
A minimum of ten (10)feet of landscaping is required along pathways with no less than
two(2)feet on any one side. In addition, a mix of trees, shrubs, lawn, and other
vegetative ground cover shall be provided with a tree every 100 linear feet of pathway.
The applicant does not meet the pathway landscaping requirements and shall revise their
site and landscape plan to reflect compliance with these standards.
If the irrigation district does not allow for the applicant to plant vegetation in their
easement, the applicant shall revise their plat to allow for an additional five(S)feet
outside of the easement for the required vegetation.
3. 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.
4. Building Elevations(Architectural Standards Manual):
The applicant has provided nine(9)conceptual building elevations for the proposed
subdivision as shown in Section VII.G. The proposed housing products throughout the
development are single-family detached units featuring a variety of regionally appropriate
designs. This includes single story and two(2) story designs with varying garage sizes and
materials.
The applicant has indicated that they intend to sell lots in the subdivision to different builders
and are asking for flexibility regarding the proposed elevations in the future. Staff has
apprehension towards this approach as elevations submitted with the annexation process are
tied to the development through the development agreement. Staff is asking the Planning
and Zoning Commission and City Council to carefully evaluate whether allowing
additional flexibility in building elevations for this development is appropriate.
Homes on lots that abut S.Eagle Road, an arterial street, will be highly visible; therefore,the
rear and/or side of structures on these lots (i.e.Lots 7, 9-11, 13-16, and 18, Block 4;Lots 7,
9-13,Block 3) should 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 street. Single-
story and existing structures are exempt from this requirement.
5. Fencing (UDC 11-3A-6, 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-6C and 11-3A-7, as
applicable. The landscape plan depicts a six (6)foot fence with a four(4) foot tall vinyl
section and a two (2)foot section of open vision paneling.
6. Parkways (UDC 11-3A-17):
An 8' wide parkway is required along S.Eagle Road planted with vegetation coverage per
11-3A-17E.
City of Meridian I Department Report III. Staff Analysis
152
E. Transportation Analysis
1. Access (UDC 11-3A-3, UDC 11-3H-4):
Two (2)public streets,E. Via Roberto Drive and E. Vantage Point Drive, are proposed for
access via S. Eagle Rd. Staff relayed to the applicant at the preapplication stage that we
would not be supportive of two (2) access points to Eagle Road. It is important to note that E.
Vantage Point Lane is currently a private street in Ada County, and the applicant is proposing
to convert it to a local street. Staff is supportive of the access point at E. Via Roberto Drive as
it aligns with the Future Collector Street on the west side of S. Eagle Road. Staff is
recommending the access point at E.Vantage Point Drive be restricted to emergency access
only where it connects with S.Eagle Road. UDC 11-3A-3 requires access points to be limited
along Collector and Arterial Roadways.
ACHD's staff report discusses the access points not meeting the offset requirements for local
streets intersecting a principal arterial roadway. However, since Vantage Point Lane exists as
a private street that serves both Vantage Point Subdivision and Sky Break Subdivision,
ACHD staff is supportive of having both access points to Eagle Road.
The applicant has requested a City Council waiver for access to Eagle Road via E.
Vantage Point Drive. The Planning and Zoning Commission and City Council shall
carefully consider whether both access points are warranted.
The applicant is proposing two stub streets to the south for future public street extensions
with future development.
Ada County Highway District required a traffic study for the subject development.In
ACHD's staff report,they are requesting traffic calming throughout the development where
block lengths are longer than their policy. In addition,ACHD is requesting a southbound turn
lane on Eagle Road at its intersection with Vantage Point Lane and a two-way turn lane on
Eagle Road at its intersection with Via Roberto Drive.This will provide a safer ingress
movements into the subject subdivisions that Vantage Point Lane and Via Roberto Drive
serve.
2. Pedestrian Connectivity(UDC 11-3A-5, UDC 11-3A-8, UDC 11-3A-17):
The applicant is proposing to construct a ten (10)foot multi-use pathway along S.Eagle Road
and the south side of the Farr Lateral. The multi-use pathway along the Farr Lateral shall be
revised to stub to the southern property and not stop short of the property line. In addition, the
applicant will be providing a five(5)foot sidewalk on both sides of all public streets
including the improvement to E.Vantage Point Drive as it is converted from a private street
to a public street. The applicant provided a micro-pathway through the development leading
towards the Farr Lateral and a micro-pathway in the open space to the east of the Farr Lateral.
As previously mentioned,the only way to access the open space on the east side of the Farr
Lateral is the sidewalk connection on E. Vantage Point Drive.
All pathways should be constructed in accord with the standards listed in UDC 11-3A-8. In
addition, all pathways not located in ACHD's right-of-way shall be placed in a pedestrian
access easement to the standards listed by our parks department in section IV below.
Staff is requesting the following change the pathways proposed to align with the pathways
master plan: Move Lot 27,Block 12 to align with the proposed traffic calming and have it
include a 10-foot multi-use pathway as indicated on the path master's plan. Extend the 10-
City of Meridian I Department Report 111. Staff Analysis
153
foot multi-use pathway through the east side of Lots 5 and 11,Block 15 to connect the
pathway with the pathway in Lot 24,Block 11.
3. Subdivision Regulations(UDC 11-6):
i. Dead end streets
The proposed subdivision does not contain a dead-end street other than the two(2) stub
streets to the southern property as discussed above.
ii. 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 unless alternative compliance is applied for.
The applicant proposes six(6)common drives within the development. Each common
drive has two(2) units taking access to them. In addition, the applicant complies with the
twenty(20)foot width requirement and five(5)foot landscaping requirement. However,
the applicant did not depict the driveways for lots adjacent to common drives. The
applicant shall revise the common drive exhibits to show the driveways on the opposite
side of the shared property line adjacent to the common drive.
iii. Block face
UDC 11-6C-3-regulates block lengths for residential subdivisions. 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.
The north side of Block 11 along the Farr Lateral requires a City Council Waiver as the
block exceeds 1,000 feet.All other block faces in the subdivision meet the standards in
UDC 11-6C-3.ACHD and City staff are requiring traffic calming on three(3)streets
within the development, Heather Hills Street, Horsham Street, and Tualatin Drive. The
traffic calming measures stated in ACHD's staff report discusses intersection crosswalk
bulb-outs approximately every 300 linear feet(or where pathways connect with the street
section).
F. Services Analysis
1. Waterways (UDC 11-3A-6):
The Farr Lateral exists along the eastern portion of the site within a 55-foot wide easement
(25-feet on the north side and 30-feet on the south side of the lateral's centerline).
All irrigation ditches and laterals crossing this site that aren't being improved as a water
amenity or linear open space as defined in UDC 11-1 A-1 are required to be piped or
otherwise covered as set forth in UDC 11-3A-6B.3,unless otherwise waived by City Council.
The Applicant requests a waiver from Council to leave the Farr Lateral open and not pipe it
as allowed in UDC 11-3A-6B.3a.
2. Pressurized Irrigation(UDC 11-3A-1 S):
Underground pressurized irrigation water is required to be provided to each lot within the
subdivision as set forth in UDC 11-3A-15.
City of Meridian I Department Report 11I. Staff Analysis
154
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
4. Utilities (UDC 11-3A-21):
Connection to City water and sewer services is required in accord with UDC 11-3A-21. Street
lighting is required to be installed in accord with the City's adopted standards, specifications
and ordinances. The Public Works Department and City Engineer provided comments that
sewer is currently not available at the site and is approximately 314 of a mile to the west.
Sewer will not be available until the adjacent development to the west pulls the sewer through
their site to S. Eagle Road. It is important to note that the adjacent development has
engineering drawings under review for this sewer extension; however, the timing for the
completion of this extension is unknown. The Planning and Zoning Commission and City
Council should determine whether annexation of the subject development is in the best
interest of the city at this time.
5. School Capacity(Comp Plan):
School District(s) Kuna School District
• Capacity of Silver Trail Elementary: 676 Students
Schools Fremont Middle:473 Students
KHS/SFHS High Schools: 1688 Students
• Number of Silver Trail Elementary: 611 Students
Students Fremont Middle:493 Students
Enrolled KHS/SFHS High Schools: 1755 Students
Fremont Middle School and KHS/SFHS High School are both over capacity.
City of Meridian I Department Report 0.
155
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
15 Days prior to the City Council hearing,the applicant shall provide the following
revisions:
-Lots 1-6,Block 12 and Lots 18-29,Block 4 shall be revised to the R-4 zoning
district and dimensional standards.
-Lots 2-7,Block 13 and Lots 8-11, 13-15,Block 12 shall be revised to the R-4 zoning
district and dimensional standards.
-Lots 14-23,25-30,32-34,Block 11 shall be revised to the R-2 zoning district and
dimensional standards.
- Remove Lots 2-4,Block 14 to incorporate additional open space west of the Farr
Lateral.
-Move Lot 27,Block 12 to align with the proposed traffic calming along Horsham
Street and have it include a 10-foot multi-use pathway as indicated on the path
master's plan.Extend the 10-foot multi-use pathway through the east side of Lots 5
and 11,Block 15 to connect the pathway with the pathway in Lot 24,Block 11.
-Updated legal descriptions for the R-2,R-4,R-8 zoning districts.
- Receive approval from the Meridian Fire Department for secondary access or
provide a written letter that you will fire sprinkler the homes in the subdivision.
-Revised plat,landscape plan,and open space exhibit.
1. A Development Agreement(DA) is required as a provision of rezone 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 shall not be submitted until the DA and Ordinance is approved
by City Council and sewer has been extended to the property.
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 IF City Council determines
annexation is in the best interest of the City:
City of Meridian I Department Report IV. City/Agency Comments & Conditions
156
a. Future development of this site shall be generally consistent with the preliminary plat,
phasing plan,landscape plan,common open space/site amenity exhibit, and conceptual
building elevations included in Section VIII 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. Homes on lots that abut S.Eagle Road, an arterial street,-will be highly visible; therefore,
the rear and/or side of structures on these lots (i.e. Lots 7, 9-13, Block 3; Lots 7, 9-11, 13-
16, and 18, Block 4) should 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
street. Single-story and existing structures are exempt from this requirement.
d. Access to Eagle Road via Vantage Point Lane Shall be restricted to emergency access
only unless otherwise approved by City Council.
2. The final plat shall include the following revisions:
a. Add a plat note stating"direct lot access to S. Eagle Road is prohibited."
b. Revise the phasing plan to incorporate Lot 7,Block 1 with Phase One (1) of the
development.
c. Graphically depict the five(5)foot wide public utility,drainage, and irrigation easements
on the sides of all buildable lots.
d. Dimension the width of the landscape buffers/common lots.
e. The applicant shall revise the common drive exhibits to show the driveways on the
opposite side of the shared property line adjacent to the common drive.
f. The multi-use pathway along the Farr Lateral shall be revised to stub to the southern
property and not stop short of the property line.
3. The landscape plan submitted with the final plat shall include the following revisions:
a. Include mitigation calculations on the plan for existing trees that are proposed to be
removed in accord with the standards listed in UDC 11-3B-1OC.5. The Applicant shall
coordinate with the City Arborist(Kyle Yorita kyorita@meridiancity.org)to determine
mitigation requirements prior to removal of existing trees from the site.
b. The multi-use pathway along the Farr Lateral shall be revised to stub to the southern
property and not stop short of the property line.
c. If the irrigation district does not allow for the applicant to plant vegetation in their
easement,the applicant shall revise their plat to allow for an additional five(5)feet
outside of the easement for the required vegetation.
d. Provide vegetation coverage calculations for landscape buffers along streets to meet the
required 70%. Sod and other grasses cannot comprise of more than 65% of the vegetation
coverage.
4. The proposed plat and subsequent development are required to comply with the dimensional
standards listed in UDC Table 11-2A-5 and 11-2A-6 for the R-4 and R-8 zoning districts.
City of Meridian I Department Report IV. City/Agency Comments & Conditions
157
5. All waterways, except natural waterways,intersecting,crossing or lying within the area being
development are required to be piped unless used as a water amenity or linear open space, in
which case they may be left open as set forth in UDC 11-3A-6. If left open,fencing may be
required in accord with the standards listed in UDC 11-3A-6C.
6. Prior to the City Engineer's signature on the final plat, all wells and sceptic system shall be
abandoned.
7. Prior to submittal of the final plat for City Engineer signature, a 14-foot wide public
pedestrian easement shall be submitted to the Planning Division, approved by City Council
and recorded for the multi-use pathway along the Farr Lateral and any other pathways
required by the Park's Department in accord with the Pathways Master Plan that are outside
of public right-of-way. Include the recorded instrument number of the easement(s) along with
a depiction of the easement(s)on the final plat.
8. Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
9. Off-street parking is required to be provided in accord with the standards listed in UDC
Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit.
10. The preliminary plat approval shall become null and void if the applicant fails to either: 1)
obtain the City Engineer's signature on a final plat within two years of the date of the
approved findings; or obtain approval of a time extension as set forth in UDC 11-6B-7.
11. The final plat shall substantially comply with the approved preliminary plat as set forth in
UDC 11-6B-3C.
12. The applicant and/or assigns shall have the continuing obligation to provide irrigation that
meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping
as set forth in UDC 11-3B-5,UDC 11-3B-13 and UDC 11-3B-14.
13. The Applicant shall comply with all ACHD conditions of approval.
14. 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.
15. Staff's failure to cite all relevant UDC requirements does not relieve the applicant from
compliance.
City of Meridian I Department Report IV. City/Agency Comments & Conditions
158
B. Meridian Public Works
PRE-PLAT CONDITIONS
.:,,tewater
• Distance to Sewer Sewer not yet available to site.Please see site conditions of Approval
Services
• Sewer Shed
• Estimated Project See application
Sewer ERU's
• WRRF Declining
Balance
• Project Consistent Yes
with WW Master
Plan/Facili Plan
• Impacts/concerns •
• See Public Works Site Specific Conditions
Water
• Distance to Water Water Available at Site
Services
• Pressure Zone
• Estimated Project See application
Water ERU's
• Water Quality None
• Project Consistent Yes
with Water Master
Plan
• Impacts/Concerns None•Each phase of the development will need to be modeled to verify
minimum fire flow pressure is maintained
PUBLIC WORKS DEPARTMENT
Site Specific Conditions of:Approval
I. Sewer not yet available to Site.Sewer to come from the future Reveille Subdivision to the East.
Public works will not approve Starling Ridge Subdivision utility plans until Reveille acquires
bonds and surety to move forward with Development.or until Sewer becomes available to site by
other means.
2. Casings should extend to the boundaries of the Irrigation District Easement.
3. Each phase of the development will need to be modeled to verify minimum fire flow pressure is
maintained.
4. Engineer to verify if there is a well onsitc.If a Well is located on the site it must be abandoned
per regulatory requirements and proof of abandonment must be provided to the City.Can be used
for Pressurized irrigation.
City of Meridian I Department Report IV. City/Agency Comments & Conditions
159
5 Pro%ide Mr I awooent•fist mAim h%drant Ixcnls anJ waster•cr%tcc•• Fawment•dwaJd ctwnd
up to the cad of mats hydrant water txtct anJ I bc%UTA It
6 No permxwnt unncture%itnvt.buslw•%.build soy. saptsttc toath nvcriacle walk knee•
mfiltratiaa trenches,light pots-% ete s to be built withn the utility ea.enent I rcc•arc not allowd
to the('ter .I atcmcot
Gesrral Cosditists%of Appro%sl
I Appltcant hall eoordtnvc water and xuer maim stye and rouuny with the Public Norks
Wparimmi.and c%rcutc u.xitlanl kstmt of ca•cmem%fin anv maim that are nqutr%d to pros idc
seer ice out-,ids;of a public nyhtof-wav \6nmum co%cr m cr aeu cr mama n t►rce feet.if coves
from top of pipe to sub.grade i%k-%s than three k%I than shernac materials shall be used in
conformance of City of Wood tan Public W orks Departments Standard Specsficaiom
2. Per Ncndtan( t.the applicant+full h rcsltwrhsible to install.ewer anf water
mails to and through this&%cloponest Applicant maxi be eligible for a reimbursement
altrevncot for tnftastrueture cnhane:mcnt pet WC 94t-5
3. The applicant shall pro%ide easemcmis)for all public water sewer mains cwtsidc of public nghtof
wa%tinclufc all waw•r+mists and h%diant%). Iltc cascnicra widtl%%Ul be 2(4txt w idc for a
singk uulty,sx 31i feet wide for two The cassntnit*hall ni.t t\Jdieat•A%ia this,plat.but
rather tkdi:atcd uubidc the plat ptuccas using this,('in of Wi Jian's+tandard forms, 11sc
catumi ni shall la graphically dcprctd sin the plat for mkicricc puihs•cs cuhnti an c%cvuwd
ea•ctns,nt ton the forts a%alable f o n Pubic Works1.a Icral"-npirtn mpsrcd by an Idaho
l.icrnscd Profasustnal I awl�unc%rst whKh mist iscludc the area of the cascm.•nt irsarkn!
EXHIHI I.AI and an x F. s 11'map with bearings and distances it wkd EXHIHI I B►for
rc% w Ibth c%hibits mtru be scaled •igncd aid dated Ina{hack%%tc.nal I arid Sunc%or DO
NOT RECORD Add a note io the plat rcfercncmg dws document. All easements must be
subatstied.rv%scwcd and apptosed prow io dc%cloprsent plan appio.al
a. The City of Mcndian requrrs that pressurized rmgatiott systems be supplied b%a vetr-rt trnd
sotmce of warn i('UC 11.1B-m The applicant should be required to use any cueing surface or
well water for the pnmary source. If a surfacc or wcU sotrce is sot a%ailadc.a singk-pomt
eomiccuon to t►c culinary w atcr system%►all be regtsrrd If a usglc-punt cunniecum i%uuhetd
the&-%cloper will be responsible for she Mment ofasscsstntats for the cvw.imm areas prior to
pnot to rt cn itnr dc%cluprucnt plan appio%al
5 All eusbng mncturrs that we rcyuircd to be icrso%cd shad)be prior so signature on the final plat
by dw('it%Engineci Any utuctuics that are allow d so M1matn shall be+ubfoct to"Auxwxt and
portAle rcmmgnrnt�i of unvi addns%ing s)I-in cornpltaicc with WC
6. All ungation dsichet canal+.Laterals or drains.excltm%c of nxural watef%tays.interxvims.
con sung or Iaymg ad-,xi-no and coniqutus to Ilk area Molt%uhJi%sdtd%lull Ix addn•.td p,i
C1X I 1-t A.6 In perf(xmtny such work.the applicant shall csstnpl%with Idaho l'odc 42-IN7
and anv oilier aptilicable law or rvgulaoum
7 Anv wells that will not cononue to be uvd raw be propirriv af%a%dmcd according to Idaho%%'ell
Construction%tatdard%Rides admimucrcd Ay the Idaho D.partrncni of N atcr Rc%ourccs
i1DWR1.The Dc%ebper.Owncr.or project Erignecr.shall pro%tdc a statement addressing
whether there we an%existing-elk in the de%cloprsent.and if so.{sow the%will xmunuc to he
used.or pro%idc record of their abandonment.If W ells arc to be aband rocd.the pro)co ouster or
thot npescntati%c must contest tic•IDNR(iroundwatet Holtvtiun S ctiors IAaun%kinner.
Hydiogeologim 20x-2x7-4a72i BEFORE any work is don;to decommission an existing well
ic%cs if it t%bclw%d that the well it fit%thin Is fl dccpl Pioof o(cornmtntcauwt with IDN•R
muM be submitted to List,City prior to any won►beinr dos to ds,comtoi>wn the well Failure to
eumnunwas,with ID1b•R may a%ult in atfditwiwal work and%;x n%e to d%ionstriamo ri the well
City of Meridian I Department Report IV. City/Agency Comments & Conditions
160
N Any-timing"ic ii owns widun this ponied shall be it-mi%ed from%n%we per City ordinance
section 9-1-0 and 9 4 X. Contact Ccatral Dususct Health for abandonment proeodurcis and
ncpar:udrss 12tnt fl7 c.}2 I I
9 Street sngm arc to be in place.tarutan sewer and water t�'stern shall be approscd and acti%atd.
road haw approy cd by the Ada County Ikghwas District and At Frail Pis kr this w(dotuon
shall be recorded,poor to apphing for budding permits.
11, \Icier of credo or cash wrcty in the amount of I llr.will be required fa all uncompleted
fencing.landscaping.arnrntim etc.prior no signatut On the fiwl plat
I I All mpnocmcats related to public life.sakty and health shall be complctcd prior to occulpanc-,
of the structures Where approsed by the City Engineer,an ouster may post a perforrunce surety
for such impros cmenb in order to obtain City Eeginccr ugnaturc on the final plat as set forth to
UDC I I•'C.3B
12.Applwant shall be required to pay Public 116ods dcsclopracni plan inicw.and anwwtwa
inspection fete.as deicrm.ncd during the plan u' iew plrko%.prior to the icaturwc of a plan
approy at letter
13 It shall Isc the iciptnwhility of ti<applicant io eneure that all des cloptricat features comply with
the Amerwans with Dicabwliti-s Act and the Fair Haainy Act
14 1pplwant.hall he mpsnuble fir application and tirnphince with any%evion 4414 Kimittmy
that may he requnad by the Army Corps of knenccn
I s Iki clolscr shall csivo dnalc mantels kwat.ons with if.Mmdtan Post OfrKc
Ih Compaction test resuks shall be suhrmtted to the Meridian Building Dkpatmcnt fir all building
pads ri vo%ng enysnccnid hac►fill,where fxtuag w vld wt atop till matenal
17 The design engineer shall be regturrd to ccnih that the sircct«merino ckyaisons arc set a
mininurn of 3•(cct ahsyc the hiSlicst cstabhshcd peak gnwndwatcr cicsatom This is to crisurc
that the bc4wm cloy anon of the craw I spxes of hones ism(cast I•fort abos c.
Ix nse applicants design cnirneci shall be responsible for inspection of all imgatwn and or
dnu"c facility within this prr+trct that do not fall under the iunsdicam o(an inigmion district
or ACHD nr-&-ani n-neitr-xr shall pros.&-certification that the facilities hayc bean nsulkd in
acoordancc with the appimcd design plant This ccnificatson will be requdred Iscforc a ccniftcatc
of oc-cupascy is tssticd loot any atructuies w ohm the p"ect
I V At the completion of the prolcici the applcant.lull tw rc%psnuNe ki submit n\tiled draw mge jie7
tic(tty of hlcndian AuwCAD atandmis Ibcsc icccrd dnw ings must be rcccsscd and appnncd
pMr k/11K 1\etiallY Uf a CefllflcaUin OflKitlpanc\'6i/ani NItwlUre\wllin Ihic pn.lc-1
20 A street light plan will need to be included in the civil construction plans Street light plan
requirements we Inwd in xctsoit A•e of the Improscncnl Statdanls for street Lighting A copy
of the standards can hfinned at bLIP- wwsi tttmdtancil_e%pubfli�•prks�scn td_�7,
21 the Ctly of Mcndias rrgiares that the owner post to the C ity a performance surciv to the amount
of I:s (,(the total construction cost for all incompkst uwer.water and reuse infrastructure
pia to final ptx sigismurc lhts wrcty will be ienticd by a line item cost-stoma-pros Wit b%
the owner to the Of% The suety can be posted in the form of an irrmocaNc lencr of cmdn.cash
deposit or bond Applicant must file an application fa surety,shich can be found on the
Commumts l)c%cloprnent Dcpannmi%-bait- Please contact land Ikyelopricnt[-nice for
more information at rcx?-__11.
22 The City of WiWian rcguirce that the oyiner post to tie Cin a warranty turcty in the anoint of
2U'.of the twal oanuuctwn cost I'or all cvmpkwd ssrsci.wain and reuse nfratructur-fur
duration of two ycan Tlrs surety will he icrifkd in a line item cost cstirnae pros sdcd by the
owner to the City The sixty d:ai be pu.tcd in the titan of an nnc%ticablc kttcr of cndit,cash
deposit or Ixnd Appkcam must file an application fa suray,shich can tr found cn the
l ismmuuty Dkyclopmcnt lhpanmcnt wcbute Please comet land M%clopmcnt son ncc fix
rikrc information at ax7•;:I 1
City of Meridian I Department Report IV. City/Agency Comments & Conditions
161
C. Meridian Park's Department
(:> E IDI� �
Isar A�.-I Nrcrranun
Revneswr. Kim Warren/Pathways Protect Manager
Planner Assigned Sonya Allen
Prefect Name:Starting Ridge Sub file No:H 2O2600D3`A7.PP Oro: 3 26 2026
T/w following will be trosnned for drvrlopmenx of the proposed protecl.
CONDITIONS OF APPROVAL-PATHWAYS
I The protect developer shall design and—,,struct rniltayse pathways consistent with the location and
specificabons set forth in the Meridian Pathways Master Plan Map and Master Pattways Plan Docurnem
Chapter 3). Any proposed adrntnrrts to pathway ailprswist slia8 be coordinated through the Pathways
Protect tanager. Sew tnterorrrt Porrrways Mop on C,fy Websire
7 Prior to final protect approval the applicant Char dedicate a pubic amen easement for the blip— g multi
use pathways:
• A 10'wide milts vse pathway along the south(wnt)side of the Fan laseral
• A multi-use pathway connection between the Fan lateral Pathway and the neighborhood at the
srautheast corn,of the development
• A 10'wide mutts-use pathway shall also be constricted wstM the landscape buffer along 5 Eagk
Rd for the length of the proposed protect
Easernerts shad be a rnownurn of 14'wide(10'pathway•2'shoulder each aside). A8 pathways shall be
located outside of ingation dtsdkt easements unless permission is spealically,obtained from the gow i ning
irrigation district.Easement need only be dedicated for nhsltt-uw pathways that he outside the pudic ROW
Follow A(HD easement rlCuirrnents for detached sidewalks along public roadways
Use standard City rempbte tor pubic access rosemrnt Submit ON comments online tnrorgn Cmrrn's
Aam fibefd.
3 Commict multi use pathways per prying sMion bned on existing site concMiom as recommended by
prefect civil engineer in accord with UDC 11.3A-8 and 11-3912.Prior to final approval the applicant's
engineer shalt provide writer docurnntaton(stamped plans depicting reconvnended paving section)that
the pathway segment was constructed per ttw recommended specification.
4. The owner lot representative Association)of the property affected by each pudic access easrnerit shag
have in ongoing obligation to maintain the mugs use pathway
S 6'hgh open iron fnxrhg shall be ontall d between pathways and level water irrigation cysah and laterah
as detailed in the Meridian Pathways Master Pas,Chapter 3,page 3-5. AN other fence details per UDC 1I-
3A)
6 Protect developer shall be responsibhr for obtaining kimw agfermert and other permissions)in rephred
for constructrig within irrigation disVKt easements.
7 Should any discrepancy exist between these conditions of approval and the repurements of the irrigation
district,the developer Mail wort with Pathways Protect Manger to achieve a pathway design that meets
both City and irrigation district oblecores City requreryientS as stated slsall not(nor are they intended to)
override those of the rftgation district having pwtsdicton over the protect area
R..w i6 aG
City of Meridian Department Report IV. City/Agency Comments & Conditions
162
D. Irrigation Districts
1. Boise Project Board of Control
!n=?YM B ist. PRWF:CT BOARD OF COXTROL
....Ana.or..cn
n14.lAr�ATrr11an11
..• ..v�un.�..�r. 1'OMalr Or V a NOlairAnO.i.alerl
qqr a rJlnr01 J�OYMO aar0
woad r.r.rwu O[a.sorsigi ww.reior.Os-wtT
ata.rw..yr.x r
triorrAa AnrwA.aa .Aaw w.wc•
Ar..w ro'u_•�.wr. rrA.ar�wnlr
w rir woad*
AeaYe aAaiara
>eacr.w.M-
stern►are ceiAna ni Ora M►r w.
.►erns►!V[•,A.. ua our ni.An
01 April 2026
City Clerk's oflicc RECEIVE[)
33 F.Bnnxhsay Asentir
Meridian 11).83642 AM 03 2026
CITYOFOW-iie sir
RL:Starling Ridgc Sub.Avila 1•.aglc!hove.LLC AZ.PP.H-202ti~ON9 02TYCLERKS OFFICE
Lal.e Ilarcl tend liaglr Rd.Meridian
New York Irrigation District NY-156401-00
Farr lateral 32.60.71.30
Sec.04.T.N.R I F BM.
Sonya Allen. Plactater:
The l lnucd%utcs Fier Lawral lies within the Nnindary of The atriivc•nxntianed hwation The
crowrw it for this canal and lateral is held in the name of the United Stases through the Bureau of
Rect.inuuon under the authority of the Act of August 30.1890. (26 Stat.391;43 U.S.C.915)if
appro-ovd.
I he 114me Mill ILurd,.f l'rraml as contracYaA to opu4a4 and inninuin thin cam[ We awort this 1 ederal
ca.ement of i0 feet Noth dimixtn.of the For l.aaecal omtahne. Whcrra din arcs is 4x the operation
gird mainrerimm of air taddit),rui actis it)should liindrit err ahtlit)ter d4i ut.
If the original landscape I.planned di Ise t%cavaled more than 10 feet(20%air 11 t degrees)
within ttl feet of the drone quoted federal tavemcnr. Bois Project will require that the
eanaVlateral to be pipecllcoacrNe lined bs the land.rencr or dene4grcr to include all required
hoe structure,and dcliserii•%within the project Imandarics. Piped canahAalcrals could get
a reduced ca.ctncnt if agreed upon M Boive Project and the landowncr,develaper.
The Boise 1'ro w does not appmvr I3nd%*r4(gravel onl))within its cawnsenus.as this will
certunls increase the cost of mainlcnrnce. the casrnirnt must rvitwn a flat drivable surface All
public nsadways trust be otxvidc of this raicincnt. I asenw'nl mull remain n flat driid le surface
No variarices will be granted.
Fencing.gates,pathway s and pressurized irrigation lines(as may be required)must be constructed
just of Ilhe lateral casement•to emir public vnlety and prevent cmroochrnetxs. No varunoes will
tic granted.
The conuructiori of any roadway cnxsings must use conducted only during the non-irrigation
season whim the lateral is dcwittend. In any caw no work shell tale place within the eascnsent
City of Meridian I Department Report IV. City/Agency Comments & Conditions
163
E. Kuna School District
(rccn a.. Kuna School District
Empowering students to lead productive Yves
Mile 41126
RI %tarlmir Ridge%uhilti,m m
Ikaf(tmrni—mcn and(it)(uun.d Mc'dnm
Kuru%c"Dwrici hA+res Ie1.e1I the AppINA11 n for Starling Ridge and pro.Idc%the folk1 mg cornnicnt%for y.mu
(tm.deratwn
Kuru%K-K.il I)-oml ha.c.perunccd rapid xrx-ih mci the lay ten)ear.Out'Itan'h:0:t Kid rnca.urc ui imTca.c
.tudcnt capacim did arm pass.Nc are currently ar or near dntnct capacity In many of our whook and tho.e pnlial.tntrn
..III-Ml1r rc 10 gniw giscn the current appro%ads the(it)of Kula.City of Wndian.and Counn agirmict hJ.c panted
To he abk it,.mi:then dc.cloprwrit.the Kuna Sc-N 4 I)iun:t&card of Tru.tcc.rryuc.tt that dcscl.W.ii-im the
uxpayem to mrtigatc thc.,wd of grcw.th through pane r.hip which can K in the form of a dtmution of land.rnoicy.or
m-kted facilm)work l hti,dcsclipincnt w ill lfkf.•J.0 the pufutarrm Of S11WI I tall I krll.mtar).F icn►nt Middle.and
KIdS\hllti Ihgh S.'drx/1s
nea0n Pont 494 421
t10Yd 299 282 7211
ian Cfeeh 322 281 hX
676 640
270 270
Tree 676 611
fw5 473 493
8 100 83 0311
766 701
120 120 100%
s a SFHS 16Ia 17i8 lax
otar by group SW7 $727
The N19(it)of Kwu(trnprchcriu,c flan,appro.cd h)the City(wrwd,pv.wfc.,at to relate.to whoob:'School
facilltin Mill cmwnd.as rmrdcd.to loop pwc umh Kuna't growing population'In order to expand.the Kira School
Ditamt rcyurr,y paitact.h.pi w Ali dc.ckgvt+andk term inipurlaall).hwd.
To rcducc yr rclwrwc on tknd,and ri pnrrrmc rca.tnahk growth Mithin our dmtrict.Mc gm-rally.cck panncnhip%with
rc.dcnital dctek>f+er. I'anncr.hrpi,with kscl.gs r.mitigate the imp it harric.Mill Iusc to the Kura 1clr.ol I)i.tn.t and
our ability to&b-,vr scr%wes without comprtnmmng the gealit)of scnicc dedncry to currm reudcan or unpoung
Sstparierw.dw�
AOaam 11brR1/
ColrvmneaNlorr Qrarb
711 E Poo to Ad. Kuna.kW*8" Phone (206)922.1000
City of Meridian I Department Report IV. City/Agency Comments & Conditions
F164]
F. Ada County Highway District(ACHD)
ACHD ���.A�
Nals Wkwvq,V"Pr•i/ OM
I+,•M CommWon•r
/ Da.o raiarr"Commuuor.•r
/ Pxr"NN•or%Ca--W rw
Date:March 18.2026
To Ben Semple.Rodney Evans and Partners,PLLC
Staff Contact:Sam Standal-Ass.stant Traffic Engineer
Project Description Staring Ridge
TrlpGeneration This development is estimated to generate 1.968vehicle trips per day.
191 vehicle trip per hour in the PM peak hour,bated on the Institute of Transportat ion
Engineers Trip Generation Manual.17"edition
Meets
Area Roadway Level of
service Proposed Development Traffic Impact Study Planned
Improvements
Yes
NO Livable Street
Performance Measures
Area roads will rT*et AC I
AC
the future with planned
_.
Yes X Is Transit Available?
NO
Comments
connecting you to more
b•CGu WV Hsgt l y OM Ci-StMO N rw••rvr A—-Sdfl.ID.•sn)-PH X0-7f74100-f%t4l-74&SO•M .K.'CIO.IO W q
V. FINDINGS
A. Annexation(UDC 11-5B-3E)
Upon recommendation from the commission, the council shall make a full investigation and shall,
at the public hearing,review the application. In order to grant an annexation and/or rezone,the
council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Staff finds annexation of the subject property with the recommended changes to the R-2, R-4,
and R-8 zoning districts is consistent with the Comprehensive Plan FLUM designations of
LDR for this site and the goals and policies in the Plan listed above in Section III.B.
City of Meridian I Department Report V. Findings
165
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds the proposed map amendment to the R-2, R-4, and R-8 districts comply with the
purpose statement for the residential districts in that it contributes to the range of housing
opportunities consistent with the Comprehensive Plan. The staff recommended changes to
lower density and meet the intent of the comprehensive plan for larger estate style lots.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds that the map amendment will not be detrimental to the public health, safety and
welfare with compliance of the conditions in section IV.
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
Staff 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.
Staff 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.
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;
Staff finds the uses and residential density proposed with the preliminary plat is in
conformance with the Comprehensive Plan and should generally conform with the UDC if the
Applicant complies with the conditions of approval in Section IV.
2. Public services are available or can be made available ad are adequate to accommodate the
proposed development;
Staff 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;
Staff finds the plat is in conformance with scheduled public improvements in a accord with
the city's capital improvement program.
4. There is public financial capability of supporting services for the proposed development;
Staff 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
Staff 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.
City of Meridian I Department Report V. Findings
166
VI. ACTION
A. Staff:
Staff recommends approval of the proposed Annexation and Preliminary Plat with the conditions
of approval listed in Section IV.
B. Commission:
The Meridian Planning&Zoning Commission heard this item on [date]. At the public hearing
the Commission moved to approve the subject request.
1. Summary of the Commission public hearing:
a. In favor:
b. In opposition: None
C. Commenting: None
d. Written testimony: None
e. Staff presenting application:
f. Other Staff commenting on application: None
2. Key issue(s)of public testimony:
a. None
3. Key issue(s)of discussion by Commission:
a. None
4. Commission change(s)to Staff recommendation:
a. None
C. City Council:
The Meridian City Council heard these items on [date].At the public hearing, the Council moved
to approve the subject [=] and [app]requests.
1. Summary of the City Council public hearing:
a. In favor.
b. In opposition: None
C. Commenting: None
d. Written testimony: None
e. Staff presenting application.
f. Other Staff commenting on application: None
2. Key issue(s)of public testimony:
a. None
3. Key issue(s)of discussion by City Council:
a. None
4. City Council change(s)to Commission recommendation:
a. None
City of Meridian I Department Report VI. Action
167
VII. EXHIBITS
A. Project Area Maps
1. Aerial
Legend
Project Location
k `
• -• of • •
Analysis
A
City of
y,
MeridianDepartment Report /
2. Zoning Map
Legend M ffMMmM
R-8M
Project Location IM R4
Area of Impact
oAnalysis
R-2 -
I-RUT RSW
e IR 1
RR
M1
3. Future Land Use
Legend ® ffMiM
Project Location ® 0
r_ ® II
■_ Area of Impact ['�� .,�..-
Me,d_=High
® Analysis Density Residential
CIVIC J
®� Medium
D-KsltylR'esidential
Low Density
Residential �
s .
City of Meridian Department Report VII. Exhibits
F169]
4. Planned Development Map
Legend
Project Location
'T=" City Limits �®
Planned Parcels
Area of Impact
® Analysis
Er
I�
s .
City of Meridian Department Report VII. Exhibits
F170]
B. Service Accessibility Tool (Existing Conditions)
Overall Score: 7 12nd Percentile
Criteria Description
Location Within 1/2 mile of City Limits
Extension Sewer Trunkshed mains 500-2,000 ft. from parcel
Floodplain Either not within the 100 yr floodplain or > 2 acres
Emergency Services Fire Response time > 9 min.
Emergency Services Police Reporting District meets response time goals some of
Pathways Within 1/4 mile of future pathways
Transit Not within 1/4 of current or future transit route
Arterial Road Buildout Status Ultimate configuration (# of lanes in master streets plan)
School Walking Proximity From 1/2 to 1 mile walking
School Drivability Not within 2 miles driving of existing or future school
Park Walkability Either a Regional Park within 1 mile OR a Community
City of Meridian I Department Report VII. Exhibits
171
C. Subject Site Photos
AL
City of Meridian Department Report VII. Exhibits
Fl 72
D. Phasing Plan(date: 5/12/2026)
e
�r ESTIMATED PHASING SHO'AN-MAY BE ADJUSTED BASED ON MARKET CONDITIONS.
Phasing Map
0 400 800
FEET
City of Meridian Department Report VII. Exhibits
F173]
E. Landscape Plan(date: 3/10/2026)
t3 _ 'e I I; III •
o
i;
CO
Z.
OVERALL
PRELIMINARY LANDSCAPE PAN
_✓ —r L1.00
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1. _ __ __ _ _ __ _ ._ - .. __ .. ..�.•+�.
IRPRELIMINARV LANDSCAPE PLAN-AREA ONE
City of Meridian Department Report VII. Exhibits
Fl 74
Ao\ fe /T&N fe A-ON AO /0--> ft r�0
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'PRELIMINARY PLAN-AFtEATHFIEE
City of Meridian Department Report V11. Exhibits
175]
uuo■cv■uaw c+unlrw�.s.0.-=
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LIMINARV LANDSCAPE PLAN-AREA FIVE ,
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City of Meridian I Department Report VII. Exhibits
Fl 76
= ----
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PRELIMINARY LANDSCAPE PLAN-AREA SIX
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TPRELIMINARY LANDSCAPE PLAN-AREA SEVEN
City of Meridian I Department Report VII. Exhibits
F177]
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PRELIMINARY LANDSCAPE PLAN-AREA EIGHT
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City of Meridian I Department Report V11. Exhibits
178]
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City of Meridian I Department Report V11. Exhibits
179]
TP.-w.
,. .... 1 AQouo MM E PuwnNc�_ W_ •2 CONIFEROUS TRff PLANTING
--•-•--••
City of Meridian Department Report VII. Exhibits
Fl 80
F. Common Drive Exhibits
EWAY LOTS 6-3+7-3 Camwn DrNaMay Accer Lepttd
I COMMON CRY -
'�COMMON pNEWAY 1OT812-3+13-0
' OVERALL PLAN __•_...�•_
u-T_
all-
77
,
I COMMON OgVC-WAY LOTS 8J+7J !LN COMMON DgYEWAY LOTS 16-4+19-4 7 COMMON OgYEWAY LOTS b@+8-12 COMMON DRIVEWAY L078 2242+2342
�--f-
DWA i
l
G. Qualified Open Space Exhibit(date: 2/11/2026)
LANDSCAPE LEGEND CITY OF MERIDIAN OPEN
SPACE REQUIREMENTS
a ®oPENaP.cE COMMON OPEN SPACE
Toro srtE—zLu.]s.sr.w u to ss
Rt]t 21 ACRFS
Rt YLtCREs
RFOWED OPFM SPttF PFRCFNTtGf
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PNOv-61Q SF lPttF OENCENf.Cf
QUALIFIED OPEN SPACE
- '� auus,ED arEu aPACE
- tams
1 xl mNsr.
a+f 1lTP LF
C is C i♦TI:AEt99F
SITE AMENITIES
FERatcREs
t _ wno�am tcw.cs,.
N=DDcroTSTATIDNs-Da"PERST--
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OVERALL OPEN SPACE EXHIBIT
STARLIN RIDGE SUBDIVISION 7
S.EAGLE ROAD.MERIDIAN,ID 83642
I'
City of Meridian I Department Report VII. Exhibits
Fl 81
H. Preliminary Plat(date: 3/5/2026)
PRELIMINARY PLAT FOR STARLING RIOOE SUBOIVI.SION _
{ITYAT{O IN N)OR TN{{W 4 OI...TION
{OI{{M{NIOIAN.AOA OOYNTV.IOANO -- - '•""'O
o■s Note
k. fs�r Ij Et "6 _. _ _ Vick*M �..
71 1 _ �� ,Common DrNw{y Aoosee �PeroaY kldlOsE Contacts_--
-. r' Keyed Notes
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City of Meridian Department Report VII. Exhibits
182
I. Building Elevations (date: 5/12/2026)
Starling Ridge-City of Meridian
Example Elevations-2 and 3 car Garages
■ 1.
r
T", r 71 kill 't
City of Meridian Department Report VII. Exhibits
F183]
Starling Ridge-City of Meridian
Example Elevations-2 and 3 car Garages
in
City of Meridian Department Report VII. Exhibits
184
Starling Ridge-City of Meridian
Example Elevations-2 and 3 car Garages
City of Meridian Department Report VII. Exhibits
Fl 85
1 'f 11
DepartmentCity of Meridian po
Starling Ridge-City of Meridian
Example Elevations-2 and 3 car Garages
c.
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Mud rr'
_ 1
City of Meridian Department Report VII. Exhibits
Fl 87
J. Annexation Legal Description & Exhibit Map
Legal Description
Starling Ridge Subdivision —R-8 and R4 Rezone
Parcels being in the N'/,of the SW Y.of Section 4 Township 2 North.Range 1 East Dose Meridian.
Ada County Idaho.and more particularly described as follows
R•8 Zone
Beginning at an Aluminum Cap monument marking the northwesi corne•cf said N%of the SW/.of
Section 4 from which an Aluminum Cap monument marking the southwest corner of said SW/bears
S O'12'45'W a distance of 2653.35 feet.
Thence S 89'48'13'E a distance of 30 00 feel to the northwest cofnef of Lot 2 in Block 1 of Vantage
Pointe Subdivision as shown in Book 80 of Plats on Pages 8575 through 8576.records of Ada County.
Idaho.
Thence along the northerly boundary of said I of 2 r Block 1 of Vantage Pointe Subdivision tr4!
follovnng described courses
Thence S 89'48 13'E a distance of 1199.54 feet to a Y:diameter rebar with cap#4998 be rig
the northeast corner of said-ot 2 in Block 1 of Vantage Pointe Subdivision
Thence along the easterly boundary of said Lot 2 in Block 1 of Vantage Pointe Subdivrson the`ollarrn�
described courses
Thence S 0'11'4T W a distance of 11368 feet to a pant of extension from sad easterly
boundary
Thence S 45`17'24'W a distance of 222 09 feet:o a point
Thence S 44'42'36'E a distance of 178.87 feet to a point.
Thence S 45'17'24'W a distance of 30 54 feet to a point
Thenoe S 0'12 45'YV a distance of 904.29 feel to a point along the southerly boundary of sa,d Lot 2
in Block 1 of Vantage Pointe Suodiviwn.
Theno N 89'59'02'W a distance of 1177 00 feet to a 5/8'diameter rebar wdh cap*4998 being the
southwest corner of said N h of the SW'/.of Section 4 IS 1116 corner).
Thence N 0'12 45'E a distance of 1326 71 feet:o the POINT OF BEGINNING
This parcel contains 35.72 acres and is subject to any easements existiN of in use
R-42o
Commencing at a-)Aluminum Cap monument marking the northwest comer of said N'/,of the SW
'/.of Sect,on 4 from vonich an Alvninum Cap monument marking the southwest corner of said SWI.
bears S 0'12'45'W a distance of 2553 35'ce:
indSolutions Sonr9 Raq�suDOrnJob _ 2149
No
oseIaI
City of Meridian I Department Report V1I. Exhibits
F188]
I herce S 89'48 13'E a distance of 1229 54 feel to a Y:'diameter rebar with cap 94998 being the
nc-treast comer of Lot 2 in Block 1 of Vantage Pointe Subdivrson as shown in Book 80 of Pests on
Pages 8575 through 8576.records of Ada County.Idaho,
Therce along the easterly boundary cf said Lot 2 in Block 1 of Vantage Pointe Suhd vision
S 0'1 1 47'W a distanoe of 56 29 feet to I-A' d ar e+ter rebar with cap 04998 being the POINT OF
BEGINNING.
Thence continuing along the easterly bounca y o1 said Lot 2 in Block 1 of Vantage Pointe Subd.vision
the fc lowing described courses
Ihence a distance of 100 61 feet along the arc of a 100 00 foot radius curve fight Sad curve
njv'ng a central angle of 57.38'43'and a long chord gearing S 60'S8'S2'F a distance of 96 42
feet to a 518'diameter rebar with cap*4998 brng a point of tangency:
Thence S 32'09'30'E a distance of 68 90 feet to a 5W diamete•rebar%ith cap 94998 being
a point of curvature.
Thence a a stance of 171.03 feet along the arc of a 170.0 foot radius curve left.said cu ve
rtav rg a uentral anglu of 57'38'38' and a long chord bearing S 60'58 52' E a distance of
163.91 keel to a 5M'diameter rebar vnth cap fr4998 being a pant of tangency
Thence.S 89'48'13'F a distance of 15 00 feet to a point
Thence S 0'12'52-W a distance of 52 33 feet to a point.
Thence S 27'41'49'E a distance of 172 02 feet to a 5l8'diameter rebar with cap 94998
Thence S 56'09'30'E a distance of 23 85 feet to a"'diameter teow vnth cap rr499h
1 hence N 81'50 30`E a distance of 135 14 feet to a 112 diameter rebar with cap$4998:
Thence N 89'55 06'E a distance of 206 00 feet to a 172'diameter rebar with cap 27612:
Trence N 88'31 55"E a distance of 183 25 feet to a 112 a ameter rebar with cap 1117612,
Thence S 37'29'07'E a distance of 81 09 feet to a 1!2'diameter rebar w,th an illegible cap.
1 hence S 0'37'03'W a distance of 160 02 feet to a point.
Thence S 17'36'23'W a distance of 133 25 feet to a point.
Thence S 62'28'31'E a distance of 273 2' !eel to a pant of curvature:
Thence a distance of 26 76 feet along the arc of a 20.00 foot radius curve right saia curve
having a central angle of 76'3927' ana a long chord bearing S 38'5647'W a distance of
24 81 feet to a point of reverse curvature.
Thence a distance of 131 50 feet along the arc of a 45 00 foot radius curve left.said curve
having a central angle of 167'26 04 and a long choro bearing S 6'26'31'E a d stance of 89.46
feet to a 117 d!arreter rebar with an illegible cap.
Thence S 0'09'30'E a distance of 68 61 feel to a point
Le'1ndSolutions Su rrq 0.0pe SjbdwnXt Rcc-49
Pape 2 cr]
City of Meridian I Department Report VII. Exhibits
189
Then:*S 42'09'30'E a distance of 16 09 feet to a point.
Therce S 76'09'38'E a distance of 238.87 feet to a point
Thence S 0'37'03'W a distance of 150.97 feet:o a point being the southeast comer of said
Lc:2 n Block 1.
Thence along:he southerly boundary of said Lot 2 in Block 1 of Vantage Pointe Subdivision
N 89'59'02"W a distance of 1446 32 feet to a point.
Thence N 0'12'45'E a distance of 904 29 feet to a point
Thence N 45'17'24'E a distarce of 30 54 feet to a port
Thence N 44'42'36'W a distance of 178 87 feet to a point
Thence N 45'17'24'E a drstarce of 222 09 feet to a po nt
Thence N 0*11'4r E a distance of 57.39 feet to the POINT OF BEGINNING
This parcel contains 25.62 aces and is subject to any easements existing Cr in use
Clinton W Hanson.PLS Ht,L LA,j�
Land Solutions.PC �O S
REVISED March 10,2026 vt,rf F G94
P M
a 11118 z
N to
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ylOnr W. N��
l c7n d$OlutlOnS SWIM ROWS LCC.+sor-ne:YL`
rrj.;-01
City of Meridian I Department Report VII. Exhibits
F-19ol
STARLING RIDGE SUBDIVISION - RE-ZONE EXHIBIT
PORTIONS OF THE N1/2 OF THE SW1/4 OF SECTION 4, T2N R1E• BM, ADA
cPhf NST to t?' " COUNTY, IDAHO
2019-09 022 5 a E. UU(E HAZEL ROAD
t2vE TABLE OJRK TABLE
uNE LENGTH OWINGOAVE LENGTH RAOUS DELTA BEAF04 OICRD
POINT OF Cl 10061' 100.00' 5738'43- S60'S6'52'E 9642'
OOMMWEMENT LI 5629' S011'47b
R-4 ZONING^ R C2 171 03' 1MCC' 57*38 60.38''36' S52'E 16191'
POINT OF
BEGINNING ��' S32T39'30 u +s.oa' se9'4e'+3'E'E
< C3 2676' 2007 76'39'2r S38S6'47Y 2481'
= �
R-8 ZONING I C4 131 SO 4&00 11I M'04- S11-All e9 46'
E4 s23a so 12 s2'w
cp46 NST - POINT OF BEGINNING
NO 111OW775 4 S89'487WE 12291/4 b .54 `� _ R-4 ZONING 1/4 SECTION LIE
E VANTAGE POINT I.N. (PRIVATE) VAMTAM PONTE 9.60wSKM
`PROWL ROAD 9 a ea PUS e5»-M
730'RoEASIDWEXT: (2.11 AC.) 57E. VANTAGE POINT LN
_ (0.91 AC)
^ PARED.11197071CM d 1 '��,`� 1. 18 1.9
N 0 S.EAU ROAD �� (►
CLOT 2.eU 1 VANTAGE POND _ P aP „ `
N 0 S EASE t10A0
•,•�• : (LOT 2.aX I VANTAGE PONIL)
ARt—35. 22 Ad1ES
G r, AREA-25.62 AMS !
114yyI Z ?eBEl 60'FARR LATERAL
p, . titL ROI70)Wlt`- cr(Aaf AM EASE]VENT PER VANTAGE {
PONTE 9"%fSON RAT !/ +11g ti o
4h PGIVT) 1177.00' = 1446.32'
N89'59.02'W N89'S9'02"W Q
No 9?M3 +/1 SECTION UNE Sw 1116/ W" UI[Ml ESTA1rS CPRF 1%,T
Su1DM9ON Sum.T90N Oeso+SADNTSDN NO, '0001'oJ]
S 1/16 +A"COJASA OWFTS 9./014" eA 54 KS BK'19•PLS ��KS S56S- CS tiff
+ 9N 5&PCs 5613-5614 5655- 5%6 y4}4_1" SSS6
a �wAN$PI EIM LINE 'ABLE LIE TAB:[
Ig EASNt PER
�+� E�VANTAGE POIN'E LINE LENGTH BEARING IIIE LENGTH BEAFINO
bl 91 nON AND PARR COLUMBIA BLUFFS 88 E9 18J 25' N71'S5'E US 1609 S4It7➢'301
i
SJBD+nON PLATS 1.10 ST.09' S37.29'07'E u6 23ae7* S76ro9'3W`E
s 4
e 9 E COLIMA ROAD u+ 16002' S0'3r03-R L17 30.54' 4&5-1724'E 0
CPAf IVST.NO E12 133,25' S'T3623'w 118 17887 N44-42-36-8
201 8-0551 6 9 U} 27},2t' S62Ze'3''E L19 222.C9' va51724 E
LINE TABLE
Eta 6e61' SOb9'30C E20 1136N NO11'4rE
LINE IENOTN I BEAPoNG
L5 172-02' S27.41.49*E 0*OIL LAND
A 23 es s56v9.3Dt Q �f�!o 9� ,
0106"r 55,061 0 LAndsolutions
l8 206 00' Ne9 W36'06t a �1 � 1 1�C a
0' 250' 500' 1000, n� ,r C' 23, ST of 9ft A.nd coF6.Erel>g
N W.NP o04.746r.4e ilOP,7M34C%.
n�MoimaN n a
City of Meridian I Department Report VII. Exhibits
Fl 9-1
1
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 VIIl. Additional Notes &Details for Staff Report
Maps,Tables, and Charts
192
Development Application Transmittal
Link to Project Application: Starling Ridge Subdivision AZ, PP H-2026-
0009
Hearin Date: May 28, 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.
193
E IDIAN
'aAHO
AGENDA ITEM
ITEM TOPIC: Public Hearing for Elizabeth Childcare (H-2026-0032) by Elizabeth Nganga,
located at 1247 Caucas Way
A. Request: Conditional Use Permit for an in-home group daycare for 12 or fewer children in
the R-4 zoning district.
194
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COMMUNITY DEVELOPMENT C��fEPIDIAN*,,
DEPARTMENT REPORT
HEARING 07/16/2026
Legend @
DATE: Project Location 0
Area of Impact -..
TO: Planning&Zoning Commission City LimitsAl
OAnalysis
FROM: Nick Napoli,Associate Planner
208-884-5533
nnapoli@meridiancity.org
APPLICANT: Elizabeth Nganga ,I
Ll �@
SUBJECT: H-2026-0032
Elizabeth Childcare-CUP
LOCATION: 1247 N. Caucus Way Meridian, ID
83642 El
I. PROJECT OVERVIEW
A. Summary
Conditional use permit (CUP) for an in-home group daycare for 6 to 12 children in the R-4
zoning district.
B. Issues/Waivers
None
C. Recommendation
Staff: Approval with the conditions included below in Section IV.
D. Decision
Planning and Zoning Commission: Pending
11. COMMUNITY METRICS
Table 1:Land Use
Description Details Map Ref.
Existing Land Use(s)/Proposed Use Single-family residential home -
Proposed Land Use(s) In-home group daycare for 6 to 12 children -
Existing Zoning L R-4(medium low-density residential) VII.A.2
Future Land Use Designation MDR(Medium-Density Residential) VII.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 4/18/2026
Neighborhood Meeting 5/26/2026
Site posting date i 7/6/2026
City of Meridian I Department Report 1. Project Overview
195
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District
• Comments Received Yes -
• Commission Action Required No -
• Access E.Florence Drive,a local street -
Meridian Public Works Wastewater Services are provided to the site. -
Meridian Public Works Water Services are provided to the site.
See City/Agency Comments and Conditions in Section IV and in the public record for all comments
received or see the public record at
https:llweblink.meridiancity.orglWebLinkIBrowse.aspx?id=448013&dbid=0&repo=MeridianCity.
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
A CUP is required for a group daycare in the R-4 zoning district per UDC Table 11-2A-2;
compliance with the specific use standards listed in UDC 11-4-3-9 is required.
The Applicant proposes an in-home group daycare for seven(7)to 12 children in the R-4 district.
The Applicant is currently operating an in-home family daycare for six(6)or fewer children in
this location.
The proposed daycare facility is consistent with Policy#5.01.01D in the Comprehensive Plan,
which states,"Plan for and encourage neighborhoods that provide reasonable pedestrian and
bicycle access to services like healthcare, daycare, grocery stores, and recreational areas."
Table 4: Proiect Overview
Description Details
History A-2019-0190(AUP for family daycare)
Acreage 0.228-acre
B. History and Process
The Applicant currently has an accessory use permit(A-2019-0190) for an in-home family
daycare for six(6) or fewer children in the R-4 zoning district.
C. Site Development and Use Analysis
I. Existing Structures/Site Improvements (UDC 11-1):
There is an existing home on the subject property and associated parking and landscaping.
2. Proposed Use Analysis (UDC 11-2):
The UDC(Table 11-2A-2)lists group daycares as a conditional use in the R-4 zoning district,
subject to the specific use standards listed in UDC 11-4-3-9.
3. Dimensional Standards (UDC 11-2):
Future development is required to comply with the dimensional standards listed in UDC
Table 11-2A-5 for the R-4 zoning district.
4. Specific Use Standards (UDC 11-4-3):
The proposed use is subject to the standards listed in 11-4-3-9.—Daycare Facility.
The Applicant proposes to care for up to 12 children at any one time, including her own;the
Applicant should not exceed this number.
City of Meridian I Department Report III. Staff Analysis
196
A 2-car parking pad exists on this site in front of the 2-car garage,which will provide off-
street parking and a turnaround area to ensure safe discharge and pick up of clients.
The Applicant is required to obtain a criminal background check and a fire inspection
certificate as required by Title 39, Chapter 11, Idaho Code. The applicant or owner shall
comply with all State of Idaho and Department of Health and Welfare requirements for
daycare facilities.
The proposed hours of operation are from 6:00 am to 11:00 pm;the hours of operation should
not extend beyond this time period. Any extension of hours would require a modification to
the CUP.
D. Design Standards Analysis
1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19):
No changes are proposed or required to the exterior of the existing home or property.
2. Parking (UDC 11-3C):
Off-street vehicle parking is required in accord with the standards for single-family detached
dwellings in UDC 11-3C-6. There are four(4)bedrooms in the home; therefore, a minimum
of four(4) off-street parking spaces are required with at least two(2)of those in the garage;
the other space may be a minimum 10' x 20' parking pad. There are two(2)vehicle parking
spaces in the garage and two(2)on the parking pad in front of the garage.
The Applicant states some kids are picked up but some are dropped off along N. Caucus Way
or in the driveway. All of their personal vehicles will be parked inside the garage and the
parking pad outside will be available for parents to use that prefer to pick-up and drop-off
their children to ensure safe discharge and pick up of clients in accord with UDC 11-4-3-
9A.2.
3. Building Elevations (Comp Plan,Architectural Standards Manual):
No changes are proposed to the exterior of the existing home.
4. Fencing (UDC 11-3A-6, 11-3A-7):
Fencing is required to comply with the standards listed in UDC 11-3A-7 and 11-4-3-9B.1.
A 6-foot tall solid wood fence exists along the side lot lines in the rear yard.
The specific use standards require all outdoor play areas to be completely enclosed by a
minimum 6-foot tall non-scalable fence to secure against exit/entry by small children and to
screen abutting properties. The applicant meets this standard with the existing fencing.
E. Transportation Analysis
1. Access (UDC 11-3A-3):
Access is provided to this site via E. Florence Drive and N. Caucus Way,both local streets.
2. Sidewalks (UDC 11-3A-17):
A sidewalk exists along E.Florence Drive and N. Caucus Way in accord with UDC
standards.
City of Meridian I Department Report III. Staff Analysis
197
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. The Applicant shall comply with all previous conditions of approval associated with this
development(A-2019-0190) as well as those listed below.
2. The Applicant shall have an ongoing obligation to comply with the specific use standards
listed in UDC 11-4-3-9. -Daycare Facility.
3. The maximum number of children allowed to be at the facility at one time,including the
operator's children,is 12— the Applicant shall not exceed this number.
4. The hours of operation of the daycare facility shall not extend beyond the hours of 5:00 am to
11:00 pm as proposed with this application; extension of these hours shall require a
modification to the conditional use permit.
5. The Applicant shall obtain proof of criminal background checks and fire inspection
certificates as required by Title 39, Chapter 11,Idaho Code and comply with all State of
Idaho and Department of Health and Welfare requirements for daycare facilities.
6. Outdoor play equipment over 6-feet high shall not be located in a front yard or within any
required yard per UDC 11-4-3-9B.2.
7. Outdoor play areas shall not be used after dusk per UDC 11-4-3-913.3.
8. Any signage for the proposed use shall comply with the standards listed in UDC 11-3D-8B.
9. The Applicant shall commence the use as permitted in accord with the conditions of approval,
satisfy the requirements set forth in the conditions of approval, and acquire building permits
and commence construction of permanent footings or structures on or in the ground within
two (2)years from the date of approval of the subject conditional use permit; or apply for a
time extension prior to that date as set forth in UDC 11-5B-6F in order for the conditional use
permit to remain valid.
V. Findings
A. Conditional Use (UDC 11-513-6E)
The commission shall base its determination on the conditional use permit request upon the
following:
1. That the site is large enough to accommodate the proposed use and meet all the dimensional
and development regulations in the district in which the use is located.
Staff finds the site is large enough to accommodate the proposed use and meet all
dimensional and development regulations of the R-4 zoning district.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
Stafffinds the proposed daycare use will be harmonious with the Comprehensive Plan and is
consistent with applicable UDC standards with the conditions noted in Section IV of this
report.
City of Meridian I Department Report III. Staff Analysis
198
3. That the design, construction, operation and maintenance will be compatible with other uses
in the general neighborhood and with the existing or intended character of the general vicinity
and that such use will not adversely change the essential character of the same area.
Stafffinds the operation of the proposed use should be compatible with other uses in the
general neighborhood, with the existing and intended character of the vicinity and will not
adversely change the essential character of the area.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
Stafffinds the proposed use will not adversely affect other properties in the vicinity if it
complies with the conditions in Section IV of this report.
5. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools,parks,police and fire protection, drainage structures,
refuse disposal,water,and sewer.
Stafffinds the proposed use will continue to be served by essential public facilities and
services as required.
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
Stafffinds the proposed use will not create additional costs for public facilities and services
and will not be detrimental to the economic welfare of the community.
7. That the proposed use will not involve activities or processes,materials, equipment and
conditions of operation that will be detrimental to any persons,property or the general
welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors.
Stafffinds the proposed use will not be detrimental to any persons,property or the general
welfare by the reasons noted above.
8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or
historic feature considered to be of major importance.
Stafffinds the proposed use will not result in the destruction, loss or damage of any such
features.
9. Additional findings for the alteration or extension of a nonconforming use:
This finding is not applicable.
10. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
This finding is not applicable.
11. That the proposed nonconforming use is developed to a similar or greater level of conformity
with the development standards as set forth in this title as compared to the level of
development of the surrounding properties.
This finding is not applicable.
VI. ACTION
A. Staff:
Staff recommends approval of the proposed CUP application and finds it in conformance with the
Comprehensive Plan and the UDC with the conditions included in Section IV.
A. Commission:
Pending
City of Meridian I Department Report VI. Action
199 1
VII. EXHIBITS
A. Project Area Maps
(link to Project Overview)
1. Aerial
Legend
Project Location ;�;;�as
a,o ea ben
Area of Impact
Analysis
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2. Zoning Map
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Area of Impact
6Analysis
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City of Meridian Department Report VII. Exhibits
200
3. Future Land Use
Legend
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0
Project Location `
Density ,
;.: Area of Impact Resldentlal
® Analysis Low Density
Residential
MU-RG
Commercial
Densit` Residential
MU-NR Office �-
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Mon
General
Industrial
4. Planned Development Map
Legend
Project Location -
"T City Limits
Planned Parcels
Area of Impact
Analysis
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City of Meridian Department Report VII. Exhibits
201
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C. Aerial View of Property
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City of Meridian Department Report VII. Exhibits
203
D. Site Plan
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City of Meridian Department Report VII. Exhibits
F204]
Development Application Transmittal
Link to Project Application: Elizabeth Childcare H-2026-0032
Hearing Date: July 16, 2026
Assigned Planner: Nick Napoli
To view the City of Meridian Public Records Repository, Click Here
The above "Link to Project Application" will provide you with any further information on
the project.
The City of Meridian is requesting comments and recommendations on the application
referenced above. To review the application and project information please click on the
application link above. The City of Meridian values transparency and makes a variety of
information available to the public online through our public records repository.
We request that you submit your comments or recommendations prior to the hearing
date specified above. When responding, please reference the file number of the project.
If responding by email, please send comments to comment(a)_meridiancity.org.
For additional information associated with this application please contact the City of
Meridian Planner identified above at 208-884-5533.
Thank you,
City Clerk's Office
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208.888.44331Email: cityclerk(cD_meridiancity.org
Built for Business, Designed for Living
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
F
05
E IDIAN
'aAHO
AGENDA ITEM
ITEM TOPIC: Public Hearing for Taco Bell (H-2026-0040) by BRS Architects, located at
3272 W. Grand Mogul Dr.
A. Request: Conditional Use Permit for a Tier two (2) drive-through on 0.80 of an acre in the C-G
zoning district.
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0000
COMMUNITY DEVELOPMENT �E IDIAN ---
DEPARTMENT REPORT
HEARING 7/16/2026
DATE:
TO: Planning&Zoning Commission v° -__
HKI-
'i
FROM: Bill Parsons, Current Planning
Supervisor - -
208-884-5533
bparsons@meridiancity.org .'.. W
d �3
APPLICANT: Julie Bemntendi
SUBJECT: Taco Bell at Ten Mile _:.:::.....:.:::....... a.
H-2026-0040 CUP \ � ---
LOCATION: Located at 3272 W. Grand Mogul Dr.
I. PROJECT OVERVIEW
A. Summary
The applicant requests a conditional use permit for a Tier two (2)drive through establishment on
0.802 acres of land in the C-G zoning district.
B. Recommendation
Planning Division: Approval
C. Decision
Planning and Zoning Commission: Pending
D. Table of Contents
Community Metrics.............................................................................. 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) Vacant -
Proposed Land Use(s) Restaurant w/tier 2 drive-through -
Existing Zoning C-G(General Retail and Service Commercial District) VILA.2
City of Meridian I Department Report I. Project Overview
207
Description Details Map Ref.
Proposed Zoning C-G(General Retail and Service Commercial District)
Adopted FLUM Designation Commercial VILA.3
Table 2:Pro aect Overview
Description Details
History H-2023-0071,DA-Instrument#2025-022884,FP-2025-0009,&A-2026-
0055
Acreage 0.80 of an acre
Table 3:Process Facts
Description Details
Preapplication Meeting date 5/19/2026
Neighborhood Meeting 6/3/2026
Site posting date 7/6/2026
Table 4: Agency Comments
Agency/Element Description/Issue Reference
Ada County Highway District IV.K
• Comments Received Yes; Staff Report -
• Commission Action Required No -
• Access W.Grand Mogul Dr. and W.Cobalt Dr via a commercial -
drive aisle
ITD Comments Received No IV.L
Meridian Public Works Wastewater IV.B
• Distance to Mainline Available at Site
• Impacts or Concerns No
Meridian Public Works Water IV.B
• Distance to Mainline Available at Site
• Impacts or Concerns None
Note: See section IV. City/Agency Comments&Conditions for comments received or see the public
record. Paste the following link into your browser to access the public record:
H-2026-0040- Taco Bell at Ten Mile
City of Meridian I Department Report II. Community Metrics
208
STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. History
In 2023,the subject property received CPAM,RZ, PP and MDA approval.As part of this
approval a new overall conceptual development plan and use area plan were to serve as a guide
for development of the property. The use area plan for this portion of the development includes a
mix of large anchor retail,restaurants,recreation,and hospitality uses. Recent deviations have
occurred since this approval but general consistency with the plan has been maintained. The site
where the proposed drive-through is located is one of those minor deviations that was allowed by
the Director.
In 2025,the first final plat was approved and recorded as the District Ten Mile Subdivision No. 1.
The proposed drive-through is located on Lot 6,Block 1 approved with this subdivision.
B. General Overview
This property is designated as Commercial on the Future Land Use Map (FLUM). This
designation provides 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. Multi-family residential may be allowed in some cases
but should be careful to promote a high quality of life through thoughtful site design,
connectivity, and amenities.
The subject site is among a wide range of commercial uses approved with the District
development. The proposed uses of a restaurant with a drive-through aligns with the desired uses
specified within the Commercial designation in the Comprehensive Plan. In conjunction with the
already approved retail,restaurants,recreation facilities, etc. in the broader area,the proposed use
satisfies the general Commercial future land use designation for this area.
The restaurant use is permitted in the C-G zoning district however,the Tier two(2) drive through
requires a conditional use permit. The proposed restaurant and drive-through is required to
comply with the specific use standards in accord with UDC 11-4-3-11 and 11-4-3-49.
C. Comprehensive Plan Policies
Policy Analysis
"Promote area beautification and A 35-foot wide landscape buffer is required along S. Ten Mile Road.
community identity through context In addition,the parking lot landscaping is designed to meet the UDC.
sensitive building and site design
principles,appropriate signage,and The design of the building has obtained approval from the District's
attractive landscaping."(5.01.02C) design review board.
"Reduce the number of existing access No new access points are proposed with this development.Access to
points onto arterial streets by using this lot is provided by the commercial drive aisle which is currently
methods such as cross-access under construction.
agreements,access management,and
frontage/backage roads,and promoting
local and collector street connectivity."
(6.01.02B) -
"Require all development to be The proposed restaurant with drive-through is consistent with the
consistent with Future Land Use Map FLUM and contributes to the mix of uses in the area.
designations for the property."
(3.03.03D)
"Require pedestrian circulation plans to With the approval of the District at Ten Mile development,the City
ensure safety and convenient access approved a pedestrian circulation plan for the overall development. "i
City of Meridian I Department Report 0. Staff Analysis
209
across large commercial and mixed-use Compliance with this plan is required. See exhibit F for the pedestrian
developments."(3.07.02A). circulation plan.
D. Site Development and Use Analysis
1. Proposed Use Analysis (UDC 11-2):
H-2026-0040—Lot 6, block I is proposed to develop with a 2,053 square foot restaurant
building with a Tier 2 drive-through. The site provides twenty-six(26)parking stalls and
includes the applicable parking lot landscaping.
2. Dimensional Standards (UDC 11-2):
Development of the site shall comply with the dimensional standards of the C-G zoning
district in UDC Table 11-213-3. Staff has reviewed the proposed plans and building elevations
and they comply with the required standards.
3. Specific Use Standards (UDC 11-4-3):
Drive-Through Establishment UDC 11-4-3-11 and Restaurant UDC 11-4-3-49:
Drive-Through Establishment: The proposed drive-through establishment is subject to the
specific use standards listed in UDC 11-4-3-11, Drive-Through Establishment. All
establishments providing drive-through service are required to identify the stacking lane,
menu, and speaker location(if applicable), and window location on the site plan. The site
plan is also required to demonstrate safe pedestrian and vehicular access and circulation on
the site and between adjacent properties. At a minimum,the plan is required to demonstrate
compliance with the following standards:
1) Stacking lanes have sufficient capacity to prevent obstruction of driveways, drive
aisles,and the public right-of-way by patrons. Designated pick-up or pull forward
parking stalls may be required if the decision-making body determines that the stacking
capacity is insufficient.
The proposed restaurant features a drive-through lane with space to queue nine (9)
vehicles along with an escape lane, outside of the drive-through lane as required.
2) The stacking lane shall be a separate lane from the circulation lanes needed for access
and parking, except stacking lanes may provide access to designated employee parking.
The stacking lane is separate from the circulation lane for parking.
3) The stacking lane shall not be located within twenty(20)feet of any residential
district,use or dwelling;
The stacking lane is not located within 20'of any residential district or residence.
4)Any stacking lane greater than one hundred feet(100)in length shall provide for an
escape lane. Each stacking lane and designated escape lane shall have a minimum width
of ten feet(10').
The stacking lane exceeds 100'in length therefore an escape lane is required. The site
also meets the dimensional standards of 20 feet as required.
City of Meridian I Department Report 0. Staff Analysis
210
5) The site shall be designed so that the drive-through is visible from a public street, or
other readily accessible public space, for surveillance purposes.
The drive-through is visible from S. Ten Mile Road for surveillance purposes as required.
6) The minimum stacking lane capacity shall be six(6)vehicles per land for tier 2 or tier
3, and two(2)vehicles per land for tier 1.
The proposed Tier 2 drive through has a proposed capacity of nine(9) vehicles exceeding
the minimum stacking requirements of the UDC.
7)All drive-throughs shall submit a queuing exhibit demonstrating vehicle stacking per
the lane capacity standards in subsection(13)(6). Each vehicle space within the stacking
lane shall be based on a vehicle length of twenty feet(20').
The requirement will be verified during the review of the certificate of zoning compliance
application.
Restaurant: The proposed use is also subject to the specific use standards listed in UDC 11-
4-3-49 Restaurant,which requires at a minimum, one (1)parking space to be provided for
every 250 square feet of gross floor area. The site exceeds the minimum parking standards as
noted below.
E. Design Standards Analysis
1. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
UDC Requirement Proposed/Analysis
Entry Way Corridor: The 35' landscape buffer along S.Ten Mile Road is not
35 Feet shown on the site plan and will be required as part of the
conditions of approval.
ii. Parking lot landscaping
Landscaping is required to be provided along all parking areas per the standards listed in
UDC 11-313-8. The applicant is providing the required parking lot landscaping.
iii. 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.
2. Parking (UDC 11-3C):
i. Nonresidential parking analysis
UDC Requirement Proposed/Analysis
Specific Use Standards: The building is 2,053 square feet which requires a
Restaurants: 1 Parking minimum of nine(9)parking stalls.The proposed site
Stall per 250 Square Feet plan shows twenty-six(26)new stalls.
of Gross Floor Area
City of Meridian I Department Report 0. Staff Analysis
■
ii. Bicycle parking analysis
A minimum of one(1)bicycle parking space must be provided for every 25 vehicle
spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to
comply with the location and design standards listed in UDC 11-3C-5C. The applicant is
providing two (2) bicycle parking spaces meeting the UDC standard for bicycle parking.
3. Building Elevations (Architectural Standards Manual):
Goal 2.09.03A of the Comprehensive Plan highlights establishing distinct, engaging identities
within commercial and mixed-use enters through design standards to integrate commercial,
multifamily, and parking areas with existing neighborhoods. In response,the developer has
submitted conceptual building elevations for the proposed structure as shown in Section
VII.C. Building materials consist of stucco, stone veneer,aluminum panels,and glazing.
Elevations within the District at Ten Mile development are subject to review and approval of
the District's design review board.As noted above Staff is reviewing the CZC application for
the site and the required letter has been provided as required.
F. Transportation Analysis
1. Access (UDC 11-3A-3, UDC 11-3H-4):
Access is proposed off a commercial drive aisle that connects to W. Grand Mogul Drive and
W. Cobalt Drive in accord with UDC standards.
2. Pedestrian Connectivity(UDC 11-3A-5, UDC 11-3A-8, UDC 11-3A-17):
The applicant has provided a pedestrian connection to the perimeter sidewalk on the west
side of the building to the eastern edge of the commercial drive aisle per the approved
pedestrian circulation plan. These crossings must be scored concrete to delineate them from
the primary driving surface in accord with UDC standards.
III. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. Future development of this site shall comply with the previous conditions of approval and
terms of H-2023-0071, DA Instrument#2025-022884,FP-2025-0009,A-2026-0055 and the
conditions contained herein.
2. The site plan and/or landscape plan, as applicable, shall be revised with the certificate of
zoning compliance application as follows:
i. All mechanical equipment on the back of the building and outdoor service and equipment
areas should be incorporated into the overall design of buildings and landscaping so that
the visual and acoustic impacts of these functions are fully contained and out of view
from adjacent properties and public streets as set forth in UDC 11-3A-12.
ii. Depict signage ahead of each pedestrian crossing in the drive-through lane notifying
drivers to watch out for pedestrians.
iii. The applicant shall comply with the overall pedestrian plan approved with the District at
Ten Mile project. Compliance with this plan shall be reviewed and approved with the
Certificate of Zoning Compliance application.
iv. All pedestrian crossings through the parking lot shall be distinguished from the primary
driving surface through the use of pavers, colored or scored concrete, or bricks in accord
with UDC 11-3A-19B.4b.
City of Meridian I Department Report 111. City/Agency Comments &Conditions
212
v. Depict a 35-foot wide landscape buffer adjacent to S. Ten Mile Road as required with FP-
2025-0009.
3. Compliance with the standards listed in UDC 11-4-3-49 and 11-4-3-11 is required. This
project is approved with a Tier 2 drive through and shall comply with the tier 2 standards.
4. A Certificate of Zoning Compliance applications shall be submitted and approved for the
proposed use prior to submittal of building permit applications. The design of the site and
structure shall comply with the standards listed in UDC 11-3A-19;the design standards listed
in the Architectural Standards Manual and with the Development Agreement.
5. The conditional use permit is valid for a maximum period of two(2)years unless otherwise
approved by the City. During this time,the Applicant shall commence the use as permitted in
accord with the conditions of approval, satisfy the requirements set forth in the conditions of
approval,and acquire building permits and commence construction of permanent footings or
structures on or in the ground as set forth in UDC 11-5B-6. A time extension may be
requested as set forth in UDC 11-5B-6F.
City of Meridian I Department Report III. City/Agency Comments &Conditions
213
B. Ada County Highway District(ACHD)
ACHD #-ilranda GWd,Preslden[
Alexia m ira ina,Vigo-President
xent Oqtd1hwp9,Coven MiMiW1eF
bave McKinney,Cammms.aner
Patricia Nilsson,commissioner
'404
Juiy 10, 2026
To: Julie Benint,endi— BRS Architects
10148 W Emerald Street, Suite 100
Boise, ID 83704
Mark Hawk—Ah Iquist
1 144 S Silverstone Way
Meridian, ID 83642
Subject: MER26.0040,MER26-0056, MER26-00551 H-2026-0040, H-2026-0033, 111-2026-
0039
3272 VV Grand Mogul Drive
Taco Bell and District Drive-Thrus
As part of ACHD's action on The District at Ten Mile (MPP24-OOO&H-2023-0071) a signal warrant
analysis for the Grand Mog ul)Villag io)Black Cat Road intersection was required to be provided as aprt fo
the first phase of development-The first final plat has been record,and some eornmercial businesses are
under construction as part of the first phase of the development, however, the signal warrant analysis
was never prcvided-
Phorto issuance of an ACHD impact fee assemmentfor the following applications,either provide a signal
warrant analysis for the Grand McifullVillagioll3lack Cat Road intersection or install a signal at the
intersection without the warrant analysis.
• MER26.0040I H-202E-W40,A-202&0055—Taco Bell
• MER26-0056I H-2026-0033,A-202&0045—Ten Mile District Retail Building 1
• MER26.00551 H-2026.0039,A-202&0046—Ten Mile District Retail Building 2
• MER26-0053IA-202&0047—Tan futile District Retail Building 3
• M ER26-0054!A-202&0048—Ten Mile District Retail Building 4
See finding 3 on page 12 and site specific condition of condition 3 on page 3 of the attached staff report
for guidance-
If you have any questions, please feel free to contact me at(208)387-6391.
Sincerely,
llv
KaraLeigh Troyer
Planner
Development Services
cc: City of Meridian—Bill Parsons
COT X Enterprises—Stan Nicolaysen
Cof7r'iecti gyol.1 to more
Ada County Highway Dlstrkt-5804N Meeker AVCnUe-Boise.ID-03913-PH XG W-6100-FX345-7650-WWW achdidaho.ary
City of Meridian I Department Report III. City/Agency Comments &Conditions
■
Standard Conditions of Approval
1- All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements)- Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
2- Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
3- In accordance with District policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Public Bight-of-Way
Accessibility Guidelines (PROWAG) requirements. The applicant's engineer should provide
documentation of compliance to District Develnnment Review staff for review-
4- Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during
the oanstruction of the proposed development- Contact Construction Services at 208-387-62W
(with fi le number)for details.
5- A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas-
5- All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7- It is the responsibility of the applicant to verify all existing utilities within the right-of-way- The
applicant at no cost to ACHD shal I repair existing utilities damaged by the applicant- The applicant
shall be required to call DIGLINE (1,B11-342-1585) at least two full business days prior to
breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations
387-6190 in the event any ACHD conduits(spare or filled)are compromised during any phase of
construction-
8- Utility street cuts in pavement less than We years old are not allowed unless approved in writing
by the District_ Contact the Districts Utility Coordinator at 208-387-6258 (with file numbers) for
details.
9- All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho
shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHD- The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future,ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change
in the planned use of the property which is the subject of this application, shall require the
applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time
unless a watvedvariance of the requirements or other legal relief is granted by the ACHD
Commission.
connecting)you to more
Ada County"h%W Ustrkt•SSW N Mealier Avenuo-6alse-ID•63713-P"206-387-61t53•fix 34-nso•WWW,ac1)6ida1)o.ory
City of Meridian I Department Report III. City/Agency Comments &Conditions
215
IV. FINDINGS
A. Conditional Use(UDC 11-5B-6E)
The commission shall base its determination on the conditional use permit request upon the
following:
1. That the site is large enough to accommodate the proposed use and meet all the dimensional
and development regulations in the district in which the use is located.
Stafffinds the site is large enough to accommodate the proposed use and meets all
dimensional and development regulations of the recommended C-G zoning district.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
Stafffinds the proposed restaurant and drive through use will be harmonious with the
Comprehensive Plan and is consistent with applicable UDC standards with the conditions
noted in Section IV of this report.
3. That the design, construction, operation and maintenance will be compatible with other uses
in the general neighborhood and with the existing or intended character of the general vicinity
and that such use will not adversely change the essential character of the same area.
Stafffinds the design, construction, operation and maintenance of the proposed use should be
compatible with other uses in the general neighborhood, with the existing and intended
character of the vicinity and will not adversely change the essential character of the area.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
Stafffinds the proposed use will not adversely affect other properties in the vicinity if it
complies with the conditions in Section IV of this report.
5. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools,parks,police and fire protection, drainage structures,
refuse disposal,water,and sewer.
Stafffinds the proposed use will be served by essential public facilities and services as
required.
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
Stafffinds the proposed use will not create additional costs for public facilities and services
and will not be detrimental to the economic welfare of the community.
7. That the proposed use will not involve activities or processes,materials,equipment and
conditions of operation that will be detrimental to any persons,property or the general
welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors.
Stafffinds the proposed use will not be detrimental to any persons,property or the general
welfare by the reasons noted above.
8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or
historic feature considered to be of major importance.
Stafffinds the proposed use will not result in the destruction, loss or damage of any such
features.
9. Additional findings for the alteration or extension of a nonconforming use:
This finding is not applicable.
City of Meridian I Department Report IV. Findings
[216]
10. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
This finding is not applicable.
11. That the proposed nonconforming use is developed to a similar or greater level of conformity
with the development standards as set forth in this title as compared to the level of
development of the surrounding properties.
This finding is not applicable.
V. ACTION
A. Staff:
Staff recommends approval of the proposed CUP application and finds it in conformance with the
Comprehensive Plan,UDC with the conditions included in Section IV. and Findings in V.
B. Commission:
The Meridian Planning&Zoning Commission heard this item on[date]. At the public hearing.
the Commission moved to approve the subject[appl request.
I. Summary of the Commission public hearing:
a. In favor:
b. In opposition: None
C. Commenting: None
d. Written testimony: None
e. Staff presenting application.
f. Other Staff commenting on application: None
2. Key issue(s)of public testjmony
a. None
3. Key issue(s)of discussion by Commission:
a. None
4. Commission change(s)to Staff recommendation:
a. None
City of Meridian I Department Report V. Action
■
VI. EXHIBITS
A. Project Area Maps
1. Aerial
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City of Meridian Department Report VI. Exhibits
219
B. Subject Site Photos
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City of Meridian Department Report VI. Exhibits
F220]
C. Site Plan(date: 5/27/2026)
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City of Meridian Department Report VI. Exhibits
222
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City of Meridian Department Report VI. Exhibits
223
Development Application Transmittal
Link to Project Application: Taco Bell CUP H-2026-0040
Hearing Date: July 16, 2026
Assigned Planner: Bill Parsons
To view the City of Meridian Public Records Repository, Click Here
The above "Link to Project Application" will provide you with any further information on
the project.
The City of Meridian is requesting comments and recommendations on the application
referenced above. To review the application and project information please click on the
application link above. The City of Meridian values transparency and makes a variety of
information available to the public online through our public records repository.
We request that you submit your comments or recommendations prior to the hearing
date specified above. When responding, please reference the file number of the project.
If responding by email, please send comments to comment(a)_meridiancity.org.
For additional information associated with this application please contact the City of
Meridian Planner identified above at 208-884-5533.
Thank you,
City Clerk's Office
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208.888.44331Email: cityclerk(cD_meridiancity.org
Built for Business, Designed for Living
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
F
24
E IDIAN
'aAHO
AGENDA ITEM
ITEM TOPIC: Public Hearing for District Building Drive-Through No. 1 (H-2026-0033) by
Ahlquist Development, located at 3318 W. Grand Mogul Dr.
A. Request: Conditional Use Permit for a Tier two (2) drive-through on 1.11 acres in the C-G
zoning district.
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COMMUNITY DEVELOPMENT �E DEPARTMENT
N --
DEPARTMENT REPORT
HEARING 7/16/2026 — w
DATE:
TO: Planning&Zoning Commission
FROM: Bill Parsons, Current Planning — -- — a,.
Supervisor
208-884-5533 E
bparsons@meridiancity.org - 71
APPLICANT: Mark Hawk -:,= J I''w
SUBJECT: District Building Drive-through#1 (H-
2026-0033)and
District Building Drive-through#2 (H-
2026-0039) - -
LOCATION: Located at 3318 W. Grand Mogul Dr.
and 3249 W. Cobalt Dr.
I. PROJECT OVERVIEW
NOTE: The proposed drive-throughs are part of the same development.Therefore,staff has
included analysis for both drive-throughs in a single department report. Commission is still
required to take separate action on each conditional use permit application.
A. Summary
H-2026-0033 -The applicant requests a conditional use permit for Tier 2 drive through
establishment on 1.11 acres of land in the C-G zoning district.
H-2026-0039 -The applicant requests a conditional use permit for Tier 2 drive through
establishment on 1.22 acres of land in the C-G zoning district.
B. Recommendation
Planning Division: Approval
C. Decision
Planning and Zoning Commission: Pending
D. Table of Contents
CommunityMetrics.............................................................................. II
StaffAnalysis..................................................................................... III
City/Agency Comments and Conditions...................................................... IV
Findings............................................................................................ V
Action.............................................................................................. VI
Exhibits............................................................................................ VII
City of Meridian I Department Report 1. Project Overview
226
II. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant -
Proposed Land Use(s) Each buildings are multi-tenant w/tier 2 drive-throughs -
Existing Zoning C-G(General Retail and Service Commercial District) VII.A.2
Proposed Zoning C-G(General Retail and Service Commercial District)
Adopted FLUM Designation Commercial VII.A.3
Table 2: Proiect Overview
Description Details
History H-2023-0071,DA-Instrument#2025-022884,FP-2025-0009,A-2026-
0045,&A-2026-0046
Acreage 1.11 and 1.22 acres
Table 3:Process Facts
Description Details
Preapplication Meeting date 5/19/2026
Neighborhood Meeting 6/2/2026
Site posting date 7/6/2026
Table 4: A2ency Comments
Agency/Element Description/Issue Reference
Ada County Highway District IV.K
• Comments Received Yes; Staff Report -
• Commission Action Required No -
• Access W.Grand Mogul Dr. and W.Cobalt Dr via a commercial -
drive aisle
ITD Comments Received No I V.L
Meridian Public Works Wastewater IV.B
• Distance to Mainline Available at Site '
• Impacts or Concerns None
Meridian Public Works Water IV.B
• Distance to Mainline Available at Site
• Impacts or Concerns None
Note: See section IV. City/Agency Comments&Conditions for comments received or see the public
record. Paste the following link into your browser to access the public record:
H-2026-0033 -District# 1
H-2026-0039 -District#2
City of Meridian I Department Report 11. Community Metrics
227
STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. History
In 2023,the subject property received CPAM,RZ,PP and MDA approval.As part of this
approval a new overall conceptual development plan and use area plan to serve a a guide for
development of the property. The use area plan for this portion of the development includes a mix
of large anchor retail,restaurants,recreation, and hospitality uses. Recent deviations have
occurred since this approval but general consistency with the plan has been maintained. The sites
where the two prosed drive-throughs are located is one of those minor deviations that was
allowed by the Director.
In 2025,the first final plat was approved and has recorded as the District Ten Mile Subdivision
No. 1. The proposed drive-throughs are located on two of recorded lots approved with this
subdivision.
B. General Overview
This property is designated as Commercial on the Future Land Use Map (FLUM). This
designation provides 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.Multi-family residential may be allowed in some cases,
but should be careful to promote a high quality of life through thoughtful site design,
connectivity, and amenities.
The subject site is among a wide range of commercial uses approved with the District
development. The proposed uses of a restaurant with a drive-through aligns with the desired uses
specified within the Commercial designation in the Comprehensive Plan. In conjunction with the
already approved retail,restaurants,recreation facilities, etc. in the broader area,the proposed use
satisfies the general Commercial future land use designation for this area.
The restaurant use is a permitted use in the C-G zoning district however,the Tier two (2)drive
throughs require a conditional use permit. The proposed restaurants and drive-throughs are
required to comply with UDC 11-4-3-11 and 11-4-3-49.
C. Comprehensive Plan Policies
Policy Analysis
"Promote area beautification and The applicant will be required to complete the 35-foot landscape
community identity through context buffer along S. Ten Mile Road.In addition,they will landscape the
sensitive building and site design internal drive aisle coming off W.Grand Mogul Drive.
principles,appropriate signage,and
attractive landscaping."(5.01.02C) The design of the buildings have obtained approval for the District's
design review board.
"Reduce the number of existing access No new access points are proposed with this development.Access to
points onto arterial streets by using these lots are provided from commercial drive aisle which is currently
methods such as cross-access under construction.
agreements,access management,and
frontage/backage roads,and promoting
local and collector street connectivity."
(6.01.02B)
"Require all development to be The proposed restaurants with drive-throughs are consistent with the
consistent with Future Land Use Map FLUM and contribute to the mix of uses in the area.
designations for the property."
(3.03.03D)
City of Meridian I Department Report 0. Staff Analysis
22s
"Require pedestrian circulation plans to With the approval of the District development,the City approved a
ensure safety and convenient access pedestrian circulation plan for the entire development. Compliance
across large commercial and mixed-use with this plan is required for both developments. See exhibit F for the
developments."(3.07.02A). pedestrian circulation plan.
D. Site Development and Use Analysis
1. Proposed Use Analysis (UDC 11-2):
H-2026-0033—Lot 8, Block 1 is proposed to develop with a 5,165 square foot multi-tenant
building with a Tier 2 drive-through. The site provides fifty-one(51)parking stalls and
includes the applicable parking lot landscaping.
H-2026-0039—Lot 5, Block 1 is proposed to develop with an 8,207 square foot multi-tenant
building with a Tier 2 drive-through. The site provides forty-six(46)parking stalls and
includes the applicable parking lot landscaping.
2. Dimensional Standards (UDC 11-2):
Development of the site shall comply with the dimensional standards of the C-G zoning
district in UDC Table 11-2B-3. Staff has reviewed the proposed plans and building elevations
and they comply with the required dimensional standards.
3. Specific Use Standards (UDC 11-4-3):
Drive-Through Establishment UDC 11-4-3-11 and Restaurant UDC 11-4-3-49:
Drive-Through Establishments: The proposed drive-through establishment is subject to the
specific use standards listed in UDC 11-4-3-11, Drive-Through Establishment. All
establishments providing drive-through service are required to identify the stacking lane,
menu, and speaker location(if applicable), and window location on the site plan. The site
plan is also required to demonstrate safe pedestrian and vehicular access and circulation on
the site and between adjacent properties. At a minimum,the plan is required to demonstrate
compliance with the following standards:
1) Stacking lanes have sufficient capacity to prevent obstruction of driveways, drive
aisles,and the public right-of-way by patrons. Designated pick-up or pull forward
parking stalls may be required if the decision-making body determines that the stacking
capacity if insufficient.
The proposed restaurants feature drive-through lanes with space to queue six (6) vehicles
along with an escape lane, outside of the drive-through lane. The concept plan also
shows that the stacking lanes are separate from the drive aisles and parking.
2) The stacking lane shall be a separate lane from the circulation lanes needed for access
and parking, except stacking lanes may provide access to designated employee parking.
The stacking lanes are separate from the circulation lanes for parking.
3) The stacking lane shall not be located within twenty(20)feet of any residential
district,use or dwelling;
The stacking lanes are not located within 20'of any residential district or residence.
City of Meridian I Department Report 0. Staff Analysis
229
4)Any stacking lane greater than one hundred feet(100)in length shall provide for an
escape lane. Each stacking lane and designated escape lane shall have a minimum width
of ten feet(10').
The stacking lanes for each drive-through exceed 100'in length therefore escape lanes
are required for both sites. Both sites also meet the dimensional standards of 20 feet as
required.
5) The site shall be designed so that the drive-through is visible from a public street,or
other readily accessible public space, for surveillance purposes.
The drive-throughs are visible from S. Ten Mile Road and W. Grand Mogul Drive for
surveillance purposes as required.
6) The minimum stacking lane capacity shall be six(6)vehicles per land for tier 2 or tier
3, and two(2)vehicles per land for tier 1.
The proposed tier 2 drive throughs have a greater capacity than the six(6)vehicles
required by the UDC.
7)All drive-throughs shall submit a queuing exhibit demonstrating vehicle stacking per
the lane capacity standards in subsection(D)(6). Each vehicle space within the stacking
lane shall be based on a vehicle length of twenty feet(20').
The applicant has indicated the cars depicted in the drive through are 20 feet in length
and can accommodate the number of vehicles as required.
Restaurant: The proposed use is also subject to the specific use standards listed in UDC 11-
4-3-49 Restaurant,which requires at a minimum, one (1)parking space to be provided for
every 250 square feet of gross floor area.Both sites exceed the minimum parking standards
as noted below.
E. Design Standards Analysis
1. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
UDC Requirement Proposed/Analysis
Entry Way Corridor: The 35' landscape buffer is shown on the site plan with
35 Feet trees on both sides of the detached sidewalk along the S.
Ten Mile Road.This buffer is required to be installed prior
to the issuance certificate of occupancy of the building
associated with CUP application H-2026-0039.
Collector landscape 25' landscape buffer is shown along the W.Grand Mogul
buffer:20 Feet Drive;however trees are shown only on the street side of
the detached sidewalk.This buffer is required to be
installed prior to the issuance certificate of occupancy of
the building associated with CUP application H-2026-
0033.
ii. Parking lot landscaping
City of Meridian I Department Report 0. Staff Analysis
230
Landscaping is required to be provided along all parking areas per the standards listed in
UDC 11-313-8. The applicant is providing the required parking lot landscaping in most of
the areas; however, some landscape islands on both sites have utilities running
underneath and will require Alternative Compliance applications to be submitted along
with the Certificate of Zoning Compliance applications.
iii. 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.
iv. Pathway landscaping
The pathway landscaping will be installed with subdivision improvements for District
Ten Mile Subdivision No. 1. The applicant shall preserve and protect this existing
landscaping during construction.
2. Parking (UDC 11-3C):
i. Nonresidential parking analysis
UDC Requirement Proposed/Analysis
Specific Use Standards: H-2026-0033 -This building is 5,172 square feet which
Restaurants: 1 Parking requires a minimum of twenty-one(2 1)parking stalls.
Stall per 250 Square Feet The proposed site plan shows fifty-one(51)new stalls.
of Gross Floor Area
H-2026-0039-This building is 8,207 square feet which
requires a minimum of thirty-three(33)parking stalls.
The proposed site plan shows forty-six(46)new stalls.
ii. Bicycle parking analysis
A minimum of one(1)bicycle parking space must be provided for every 25 vehicle
spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to
comply with the location and design standards listed in UDC 11-3C-5C. The applicant
has provided two (2) bicycle parking spaces for each development meeting the UDC
standard for bicycle parking.
3. Building Elevations (Architectural Standards Manual):
Goal 2.09.03A of the Comprehensive Plan highlights establishing distinct,engaging identities
within commercial and mixed-use enters through design standards to integrate commercial,
multifamily,and parking areas with existing neighborhoods. In response,the developer has
submitted conceptual building elevations for the proposed structure as shown in Section
VII.C. Building materials consist of stucco, stone veneer, aluminum panels,and glazing.
Elevations with the District are subject to review and approval of the District's design review
board.A letter of approval is submitted with the Certificate ofzoning Compliance
application.As noted above Staff is reviewing the CZC applications for both sites and the
required letters have been provided as required.
F. Transportation Analysis
1. Access (UDC 11-3A-3, UDC 11-3H-4):
Access is proposed off a commercial drive aisle that connects to W. Grand Mogul Drive and
W. Cobalt Drive in accord with UDC standards.
City of Meridian I Department Report 0. Staff Analysis
231
2. Pedestrian Connectivity(UDC 11-3A-5, UDC 11-3A-8, UDC 11-3A-17):
The applicant has provided pedestrian connections to the perimeter sidewalk on the east and
south sides along with internal connections to the commercial drive. Compliance with the
pedestrian circulation plan is required for both sites.
The applicant is proposing the ped crossings as scored concrete to delineate them from the
primary driving surface of the drive throughs in accord with UDC standards.
III. CITY/AGENCY COMMENTS & CONDITIONS
NOTE: The conditions of approval below are associated with both CUP applications.
A. Meridian Planning Division
1. Future development of this site shall comply with the previous conditions of approval and
terms of H-2023-0071, DA Instrument#2025-022884,FP-2025-0009,A-2026-0045,A-2026-
0046 and the conditions contained herein.
2. a. H-2026-0033 —The landscape plan is missing five(5)required trees from the landscape
islands and the landscape buffer due to utilities running underground. The applicant shall
submit a concurrent Alternative Compliance application with the Certificate of Zoning
Compliance to place the required trees elsewhere on the site.
b. H-2026-0039—The landscape plan is missing three(3)required trees from the landscape
islands due to utilities running underground. The applicant shall submit a concurrent
Alternative Compliance application with the Certificate of Zoning Compliance to place the
required trees elsewhere on the site.
3. The site plan and/or landscape plan, as applicable, shall be revised with the certificate of
zoning compliance application as follows:
i. All mechanical equipment on the back of the building and outdoor service and equipment
areas should be incorporated into the overall design of buildings and landscaping so that
the visual and acoustic impacts of these functions are fully contained and out of view
from adjacent properties and public streets as set forth in UDC 11-3A-12.
ii. Depict signage ahead of each pedestrian crossing in the drive-through lane notifying
drivers to watch out for pedestrians.
iii. The applicant shall comply with the overall pedestrian plan approved with the District at
Ten Mileproject. Compliance with this plan shall be reviewed and approved with the
Certificate of Zoning Compliance applications.
4. Compliance with the standards listed in UDC 11-4-3-49 and 11-4-3-11 is required. These
projects are approved as a tier 2 drive through and shall comply with the tier 2 standards.
5. Preserve and protect the existing landscaping along S. Ten Mile Road and W. Grand Mogul
Drive during construction,per UDC 11-3B-10.
6. A Certificate of Zoning Compliance applications shall be submitted and approved for the
proposed use prior to submittal of building permit applications. The design of the site and
structure shall comply with the standards listed in UDC 11-3A-19;the design standards listed
in the Architectural Standards Manual and with the Development Agreement.
7. The conditional use permit is valid for a maximum period of two (2)years unless otherwise
approved by the City. During this time,the Applicant shall commence the use as permitted in
accord with the conditions of approval, satisfy the requirements set forth in the conditions of
approval,and acquire building permits and commence construction of permanent footings or
City of Meridian I Department Report III. City/Agency Comments &Conditions
232
structures on or in the ground as set forth in UDC 11-5B-6.A time extension may be
requested as set forth in UDC 11-5B-6F.
City of Meridian I Department Report III. City/Agency Comments &Conditions
233
B. Ada County Highway District(ACHD)
HD Ahmki#-1lranda Gold,President
AC 4ank fhe hw 9,Vino-Praiidnw
I[ent Ga0,,in,,,, Commurddenl
■ Dave McKinney.Commissioner
io Patrkia tAssom Com"ssynner
July 10, 2026
To: Julie Benintendi— BIRS Architects
10148 W Emerald Street, Suite 100
Boise. ID 837N
Mark Hawk—Ahlquist
1144 S Silverstone way
Meridian, If)83842
Subject: MEf 6-OW,MER26-0056, MER26-00551 H-2026-OW, H-2028-0033, H-2026-
0039
3272 W Grand Mogul Drive
Taco Bell and District Drive-Thrus
As part of ACHD-s action on The District at Ten Mile (MPP24-00061H-2023-0071) a signal warrant
analysis for the Grand Mog ul)Villag io)Black Cat Road intersection was required to be provided as aprt fo
the first phase of development-The first final plat has been record,and some commercial businesses are
under construction as part of the first phase of the development, however, the signal warrant analysis
was never provided-
Prior toissuance of an ACHD impact fee assessme nt for the following applications,either provide a signal
warrant analysis for the Grand MofulfYllagioll3lack Cat Road intersection or install a signal at the
intersection without the warrant analysis.
MER26-0040 l H-202E-W40,A-202&0055—Taco Bell
• MER26-0056 l H-202E-0033,A-202&0045—Ten Mile District Detail Building 1
• MER26-00551 H-2026-0039,A-202&0046—Ten Mile District Retail Building 2
• MER26-0053I A-2026-0047—Ten Mile District Retail Building 3
• MER26-0054I A-2026.0048—Ten Mile District Retail Building 4
See finding 3 on page 12 and site specific condition of condition 3 on page 3 of the attached staff report
for guidance-
If you have any questions, please feel free to contact me at(208)387-6391.
Sincerely,
l
KaraLeigh Troyer
Plan ner
Development Services
cc: City of Meridian—Bill Parsons
COT X Enterprises—Stan Nicolaysen
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Ada CourKy W911wayDistrict-5&)0N Meeker,4venue-golse-ID-83913-PM NO 397-6100.Fx345-76&0•w om-mhdidahaGN
City of Meridian I Department Report III. City/Agency Comments &Conditions
234
Standard Conditions c f Approval
1. AN proposed irrigation facilities shall be located outside of the ACHD right-cf-way(including all
cascn}onts)- Any existing irrigation facilities shall be relocated outside of the AGHI]right-of-way
(including all casements)-
2. Private Utilities including sourer or water systems are prohibited from being located within the
ACHD right-of--way.
3. In accordance with district policy, 7203.3.the applicant may be required to update any existing
non pliant pedestrian improvements abutting the site to meet current Pubic Right-of-Way
Accessibility Guidelines (PROWAG) requirements- The applicant's engineer should provide
documarrtation of c=l:lance to Distnct Develoo mmern Review staff for ravow.
4. Replace arty existing damaged curb, gutter.and sidewalk and any that may be damaged during
the construction of the proposed&velopment Contact Got auction Services at 20E�337-6280
(with file number)for details.
5. A liWnse• agreement and compliance with the DistrkXs Tree Planter policy is required for all
landscaping proposed within ACHD righ- f-way or casement areas-
6. AI utility rchacafion costs associated with improving street frontages abutting the site shall be
bomo by the developer_
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way- The
applicant at no cost to ACHD shall repair cxisbrmg utibm damaged by the applicant. The applicant
shall be required to tall OIGLINE (1-611-342-1585) at least two full business days prior to
breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations
387-6190 in the event any ACHD conduits(spare or filled)are compromised during any phase of
construction.
8. Lhiity street arts in pavement Icss than five years old arc not allowed unless approved in writing
by the District- Contact the District's Utility Coordnattr at 208-387-62.58(with file numbers)for
details-
9. Al design and construction shall be in accordance with the ACHD Policy Manual. ISPINC
Standards and approved supplements. Gonstruction Services prooedums and all applicablo
ACHD Standards unless specifically waived herein- An engincor registered in the State of Idaho
shall prepare and Datity all improvement plans.
10. Coonstructian, use and property development shall be in confoml,arim with all applicable
requirements of AGHU prior to District approval for tccupancy-
11. No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the appicont's authorized representative and an authorized
representative ative of AG HO. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future,ACHD Planning Review will review the sir plan
and may require additional improvements to the transportation system at that time.Any change
in the planned use of the property. which is the subject of this application, shall require the
applicant to mmply with ACHD Policy and Standard Conditions of Approval in place at that time
unless a waiuerhrariance of the requirements or other legal reie is granted by tic AGHO
Commission-
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City of Meridian I Department Report III. City/Agency Comments &Conditions
235
Standard Conditions of Approval
1- All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements)- Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements}.
2- Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
a- In accordance with District policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Public Right-of-Way
Accessibility Guidelines (PROWAG) requirements. The applicant's engineer should provide
documentation of cnmr}liance to District Development Review staff for review-
4- Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during
the construction of the proposed development- Contact Construction Services at 208-M7-6280
(with file number)for details.
b- A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas-
6- All utilfty relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7- It is the responsibility of the applicant to verify all existing utilities within the right-of-way- The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant- The applicant
shall be required to call DIGLINE (1-81t-942-'1585} at least two full business days prior to
breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations
387-6190 in the event any ACHD conduits(spare or filled)are cpmprornised during any phase of
construction-
a- U41ity street cuts in pavement less than five years old are not allowed unless approved in writing
by the District- Contact the District's Utility Coordinator at 208-087-6258 (with file numbers) for
details.
9- All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho
shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHI] pnor to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future,ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system a.that time. Any change
in the planned use of the property which is the subject of this application, shall require the
applicant to comply with A.CHI3 Policy and Standard Conditions of Approval in place at that time
unless a waiverIvariance of the requirements or other legal relief is granted by the ACHD
Commission.
connecting you to more
Ada County Highway Olstrict-5EW H Meeker Avenuo-Botso-ID-03713-FH 206 387-6100-FX 345-7650•WWWachdkh-Maury
City of Meridian I Department Report III. City/Agency Comments &Conditions
236
IV. FINDINGS
A. Conditional Use(UDC 11-5B-6E)
The commission shall base its determination on the conditional use permit request upon the
following:
1. That the site is large enough to accommodate the proposed use and meet all the dimensional
and development regulations in the district in which the use is located.
Stafffinds the site is large enough to accommodate both Tier 2 drive-throughs and meet all
dimensional and development regulations of the C-G zoning district.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
Stafffinds both proposed Tier 2 drive-throughs will be harmonious with the Comprehensive
Plan and is consistent with applicable UDC standards with the conditions noted in Section IV
of this report.
3. That the design, construction, operation and maintenance will be compatible with other uses
in the general neighborhood and with the existing or intended character of the general vicinity
and that such use will not adversely change the essential character of the same area.
Stafffinds the design, construction, operation and maintenance of the proposed use should be
compatible with other uses in the general neighborhood, with the existing and intended
character of the vicinity and will not adversely change the essential character of the area.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
Stafffinds both Tier 2 drive-throughs will not adversely affect other properties in the vicinity
if it complies with the conditions in Section IV of this report.
5. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools,parks,police and fire protection, drainage structures,
refuse disposal,water,and sewer.
Stafffinds both Tier 2 drive-throughs will be served by essential public facilities and services
as required.
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
Stafffinds both Tier 2 drive-throughs will not create additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
7. That the proposed use will not involve activities or processes,materials,equipment and
conditions of operation that will be detrimental to any persons,property or the general
welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors.
Stafffinds both Tier 2 drive-throughs will not be detrimental to any persons,property or the
general welfare by the reasons noted above.
8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or
historic feature considered to be of major importance.
Stafffinds both Tier 2 drive-throughs will not result in the destruction, loss or damage of any
such features.
9. Additional findings for the alteration or extension of a nonconforming use:
This finding is not applicable.
City of Meridian I Department Report IV. Findings
[237]
10. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
This finding is not applicable.
11. That the proposed nonconforming use is developed to a similar or greater level of conformity
with the development standards as set forth in this title as compared to the level of
development of the surrounding properties.
This finding is not applicable.
V. ACTION
A. Staff:
Staff recommends approval of the proposed CUP applications and finds it in conformance with
the Comprehensive Plan,UDC with the conditions included in Section IV. and Findings in V.
B. Commission:
The Meridian Planning&Zoning Commission heard this item on[date]. At the public hearing.
the Commission moved to approve the subject[appl request.
I. Summary of the Commission public hearing:
a. In favor:
b. In opposition: None
C. Commenting: None
d. Written testimony: None
e. Staff presenting application.
f. Other Staff commenting on application: None
2. Key issue(s)of public testjmony
a. None
3. Key issue(s)of discussion by Commission:
a. None
4. Commission change(s)to Staff recommendation:
a. None
City of Meridian I Department Report V. Action
238
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VI. EXHIBITS
A. Project Area Maps
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Development Application Transmittal
Link to Project Application: District Building Drive-Through CUP H-2026-
0033
Hearin Date: July 16, 2026
Assigned Planner: Bill Parsons
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.
F
46
E IDIAN;---
Applicant Presentation
The District #2 through -0039 Drive-2026-H Public HearingJuly 16, 2026 0039-2026-0033 and H-2026-H CUP Hearingthrough -DriveTier 2
APPLICANT
Conditional Use Vicinity MapPermit
The District Commercial future land use designation for this area. in the broader area, the proposed use satisfies the general with the already approved retail, restaurants, recreation
facilities, etc. In conjunction Commercial designation in the Comprehensive Plan. through aligns with the desired uses specified within the -a driveThe proposed uses of a restaurant
with with the District development. The subject site is among a wide range of commercial uses approved •connectivity, and amenities. promote a high quality of life through thoughtful
site design, residential may be allowed in some cases, but should be careful to family -public uses. Multi-well as appropriate public and quasirestaurants, personal and professional
services, and office uses, as to serve area residents and visitors. Desired uses may include retail, Map (FLUM). This designation provides a full range of commercial uses This property
is designated as Commercial on the Future Land Use •
CITY OF MERIDIAN Development Code 11 in length shall provide for an escape lane.Any stacking lane greater than one hundred 100 feet •up window. -lane, and a picklimited to a designated
order area, one 1) stacking -. A driveTier 2•up windows, and exit lanes. -stacking lanes, speaker and/ or ordering area, picklocated in a motor vehicle, including associated capable
of being transacted, directly with customers a structure where business is transacted, or is . The use of a portion of through establishment-Drive•2119-& ORDINANCE NO. 2611-3-4-
H 1 Menu/Speaker (Order Area)•1 Window•1 Escape Lane•12 car queue (6 car standard). •1 Stacking Lane•through #1 Site Plan-0033 Drive-2026-
H 1 Menu/Speaker (Order Area)•1 Window•1 Escape Lane•11 car queue (6 car standard). •1 Stacking Lane•through #2 Site Plan-0039 Drive-2026-
The District Questions?
E IDIAN
'aAHO
AGENDA ITEM
ITEM TOPIC: Public Hearing for District Building Drive-Through No. 2 (H-2026-0039) by
Ahlquist Development, located at 3249 W. Cobalt Dr.
A. Request: Conditional Use Permit for a Tier two (2) drive-through on 1.22 acres in the C-G
zoning district.
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COMMUNITY DEVELOPMENT �E DEPARTMENT
N --
DEPARTMENT REPORT
HEARING 7/16/2026 — w
DATE:
TO: Planning&Zoning Commission
FROM: Bill Parsons, Current Planning — -- — a,.
Supervisor
208-884-5533 E
bparsons@meridiancity.org - 71
APPLICANT: Mark Hawk -:,= J I''w
SUBJECT: District Building Drive-through#1 (H-
2026-0033)and
District Building Drive-through#2 (H-
2026-0039) - -
LOCATION: Located at 3318 W. Grand Mogul Dr.
and 3249 W. Cobalt Dr.
I. PROJECT OVERVIEW
NOTE: The proposed drive-throughs are part of the same development.Therefore,staff has
included analysis for both drive-throughs in a single department report. Commission is still
required to take separate action on each conditional use permit application.
A. Summary
H-2026-0033 -The applicant requests a conditional use permit for Tier 2 drive through
establishment on 1.11 acres of land in the C-G zoning district.
H-2026-0039 -The applicant requests a conditional use permit for Tier 2 drive through
establishment on 1.22 acres of land in the C-G zoning district.
B. Recommendation
Planning Division: Approval
C. Decision
Planning and Zoning Commission: Pending
D. Table of Contents
CommunityMetrics.............................................................................. II
StaffAnalysis..................................................................................... III
City/Agency Comments and Conditions...................................................... IV
Findings............................................................................................ V
Action.............................................................................................. VI
Exhibits............................................................................................ VII
City of Meridian I Department Report 1. Project Overview
248
II. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant -
Proposed Land Use(s) Each buildings are multi-tenant w/tier 2 drive-throughs -
Existing Zoning C-G(General Retail and Service Commercial District) VII.A.2
Proposed Zoning C-G(General Retail and Service Commercial District)
Adopted FLUM Designation Commercial VII.A.3
Table 2: Proiect Overview
Description Details
History H-2023-0071,DA-Instrument#2025-022884,FP-2025-0009,A-2026-
0045,&A-2026-0046
Acreage 1.11 and 1.22 acres
Table 3:Process Facts
Description Details
Preapplication Meeting date 5/19/2026
Neighborhood Meeting 6/2/2026
Site posting date 7/6/2026
Table 4: A2ency Comments
Agency/Element Description/Issue Reference
Ada County Highway District IV.K
• Comments Received Yes; Staff Report -
• Commission Action Required No -
• Access W.Grand Mogul Dr. and W.Cobalt Dr via a commercial -
drive aisle
ITD Comments Received No I V.L
Meridian Public Works Wastewater IV.B
• Distance to Mainline Available at Site '
• Impacts or Concerns None
Meridian Public Works Water IV.B
• Distance to Mainline Available at Site
• Impacts or Concerns None
Note: See section IV. City/Agency Comments&Conditions for comments received or see the public
record. Paste the following link into your browser to access the public record:
H-2026-0033 -District# 1
H-2026-0039 -District#2
City of Meridian I Department Report 11. Community Metrics
249
STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. History
In 2023,the subject property received CPAM,RZ,PP and MDA approval.As part of this
approval a new overall conceptual development plan and use area plan to serve a a guide for
development of the property. The use area plan for this portion of the development includes a mix
of large anchor retail,restaurants,recreation, and hospitality uses. Recent deviations have
occurred since this approval but general consistency with the plan has been maintained. The sites
where the two prosed drive-throughs are located is one of those minor deviations that was
allowed by the Director.
In 2025,the first final plat was approved and has recorded as the District Ten Mile Subdivision
No. 1. The proposed drive-throughs are located on two of recorded lots approved with this
subdivision.
B. General Overview
This property is designated as Commercial on the Future Land Use Map (FLUM). This
designation provides 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.Multi-family residential may be allowed in some cases,
but should be careful to promote a high quality of life through thoughtful site design,
connectivity, and amenities.
The subject site is among a wide range of commercial uses approved with the District
development. The proposed uses of a restaurant with a drive-through aligns with the desired uses
specified within the Commercial designation in the Comprehensive Plan. In conjunction with the
already approved retail,restaurants,recreation facilities, etc. in the broader area,the proposed use
satisfies the general Commercial future land use designation for this area.
The restaurant use is a permitted use in the C-G zoning district however,the Tier two (2)drive
throughs require a conditional use permit. The proposed restaurants and drive-throughs are
required to comply with UDC 11-4-3-11 and 11-4-3-49.
C. Comprehensive Plan Policies
Policy Analysis
"Promote area beautification and The applicant will be required to complete the 35-foot landscape
community identity through context buffer along S. Ten Mile Road.In addition,they will landscape the
sensitive building and site design internal drive aisle coming off W.Grand Mogul Drive.
principles,appropriate signage,and
attractive landscaping."(5.01.02C) The design of the buildings have obtained approval for the District's
design review board.
"Reduce the number of existing access No new access points are proposed with this development.Access to
points onto arterial streets by using these lots are provided from commercial drive aisle which is currently
methods such as cross-access under construction.
agreements,access management,and
frontage/backage roads,and promoting
local and collector street connectivity."
(6.01.02B)
"Require all development to be The proposed restaurants with drive-throughs are consistent with the
consistent with Future Land Use Map FLUM and contribute to the mix of uses in the area.
designations for the property."
(3.03.03D)
City of Meridian I Department Report 0. Staff Analysis
250
"Require pedestrian circulation plans to With the approval of the District development,the City approved a
ensure safety and convenient access pedestrian circulation plan for the entire development. Compliance
across large commercial and mixed-use with this plan is required for both developments. See exhibit F for the
developments."(3.07.02A). pedestrian circulation plan.
D. Site Development and Use Analysis
1. Proposed Use Analysis (UDC 11-2):
H-2026-0033—Lot 8, Block 1 is proposed to develop with a 5,165 square foot multi-tenant
building with a Tier 2 drive-through. The site provides fifty-one(51)parking stalls and
includes the applicable parking lot landscaping.
H-2026-0039—Lot 5, Block 1 is proposed to develop with an 8,207 square foot multi-tenant
building with a Tier 2 drive-through. The site provides forty-six(46)parking stalls and
includes the applicable parking lot landscaping.
2. Dimensional Standards (UDC 11-2):
Development of the site shall comply with the dimensional standards of the C-G zoning
district in UDC Table 11-2B-3. Staff has reviewed the proposed plans and building elevations
and they comply with the required dimensional standards.
3. Specific Use Standards (UDC 11-4-3):
Drive-Through Establishment UDC 11-4-3-11 and Restaurant UDC 11-4-3-49:
Drive-Through Establishments: The proposed drive-through establishment is subject to the
specific use standards listed in UDC 11-4-3-11, Drive-Through Establishment. All
establishments providing drive-through service are required to identify the stacking lane,
menu, and speaker location(if applicable), and window location on the site plan. The site
plan is also required to demonstrate safe pedestrian and vehicular access and circulation on
the site and between adjacent properties. At a minimum,the plan is required to demonstrate
compliance with the following standards:
1) Stacking lanes have sufficient capacity to prevent obstruction of driveways, drive
aisles,and the public right-of-way by patrons. Designated pick-up or pull forward
parking stalls may be required if the decision-making body determines that the stacking
capacity if insufficient.
The proposed restaurants feature drive-through lanes with space to queue six (6) vehicles
along with an escape lane, outside of the drive-through lane. The concept plan also
shows that the stacking lanes are separate from the drive aisles and parking.
2) The stacking lane shall be a separate lane from the circulation lanes needed for access
and parking, except stacking lanes may provide access to designated employee parking.
The stacking lanes are separate from the circulation lanes for parking.
3) The stacking lane shall not be located within twenty(20)feet of any residential
district,use or dwelling;
The stacking lanes are not located within 20'of any residential district or residence.
City of Meridian I Department Report 0. Staff Analysis
251
4)Any stacking lane greater than one hundred feet(100)in length shall provide for an
escape lane. Each stacking lane and designated escape lane shall have a minimum width
of ten feet(10').
The stacking lanes for each drive-through exceed 100'in length therefore escape lanes
are required for both sites. Both sites also meet the dimensional standards of 20 feet as
required.
5) The site shall be designed so that the drive-through is visible from a public street,or
other readily accessible public space, for surveillance purposes.
The drive-throughs are visible from S. Ten Mile Road and W. Grand Mogul Drive for
surveillance purposes as required.
6) The minimum stacking lane capacity shall be six(6)vehicles per land for tier 2 or tier
3, and two(2)vehicles per land for tier 1.
The proposed tier 2 drive throughs have a greater capacity than the six(6)vehicles
required by the UDC.
7)All drive-throughs shall submit a queuing exhibit demonstrating vehicle stacking per
the lane capacity standards in subsection(D)(6). Each vehicle space within the stacking
lane shall be based on a vehicle length of twenty feet(20').
The applicant has indicated the cars depicted in the drive through are 20 feet in length
and can accommodate the number of vehicles as required.
Restaurant: The proposed use is also subject to the specific use standards listed in UDC 11-
4-3-49 Restaurant,which requires at a minimum, one (1)parking space to be provided for
every 250 square feet of gross floor area.Both sites exceed the minimum parking standards
as noted below.
E. Design Standards Analysis
1. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
UDC Requirement Proposed/Analysis
Entry Way Corridor: The 35' landscape buffer is shown on the site plan with
35 Feet trees on both sides of the detached sidewalk along the S.
Ten Mile Road.This buffer is required to be installed prior
to the issuance certificate of occupancy of the building
associated with CUP application H-2026-0039.
Collector landscape 25' landscape buffer is shown along the W.Grand Mogul
buffer:20 Feet Drive;however trees are shown only on the street side of
the detached sidewalk.This buffer is required to be
installed prior to the issuance certificate of occupancy of
the building associated with CUP application H-2026-
0033.
ii. Parking lot landscaping
City of Meridian I Department Report 0. Staff Analysis
252
Landscaping is required to be provided along all parking areas per the standards listed in
UDC 11-313-8. The applicant is providing the required parking lot landscaping in most of
the areas; however, some landscape islands on both sites have utilities running
underneath and will require Alternative Compliance applications to be submitted along
with the Certificate of Zoning Compliance applications.
iii. 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.
iv. Pathway landscaping
The pathway landscaping will be installed with subdivision improvements for District
Ten Mile Subdivision No. 1. The applicant shall preserve and protect this existing
landscaping during construction.
2. Parking (UDC 11-3C):
i. Nonresidential parking analysis
UDC Requirement Proposed/Analysis
Specific Use Standards: H-2026-0033 -This building is 5,172 square feet which
Restaurants: 1 Parking requires a minimum of twenty-one(2 1)parking stalls.
Stall per 250 Square Feet The proposed site plan shows fifty-one(51)new stalls.
of Gross Floor Area
H-2026-0039-This building is 8,207 square feet which
requires a minimum of thirty-three(33)parking stalls.
The proposed site plan shows forty-six(46)new stalls.
ii. Bicycle parking analysis
A minimum of one(1)bicycle parking space must be provided for every 25 vehicle
spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to
comply with the location and design standards listed in UDC 11-3C-5C. The applicant
has provided two (2) bicycle parking spaces for each development meeting the UDC
standard for bicycle parking.
3. Building Elevations (Architectural Standards Manual):
Goal 2.09.03A of the Comprehensive Plan highlights establishing distinct,engaging identities
within commercial and mixed-use enters through design standards to integrate commercial,
multifamily,and parking areas with existing neighborhoods. In response,the developer has
submitted conceptual building elevations for the proposed structure as shown in Section
VII.C. Building materials consist of stucco, stone veneer, aluminum panels,and glazing.
Elevations with the District are subject to review and approval of the District's design review
board.A letter of approval is submitted with the Certificate ofzoning Compliance
application.As noted above Staff is reviewing the CZC applications for both sites and the
required letters have been provided as required.
F. Transportation Analysis
1. Access (UDC 11-3A-3, UDC 11-3H-4):
Access is proposed off a commercial drive aisle that connects to W. Grand Mogul Drive and
W. Cobalt Drive in accord with UDC standards.
City of Meridian I Department Report 0. Staff Analysis
253
2. Pedestrian Connectivity(UDC 11-3A-5, UDC 11-3A-8, UDC 11-3A-17):
The applicant has provided pedestrian connections to the perimeter sidewalk on the east and
south sides along with internal connections to the commercial drive. Compliance with the
pedestrian circulation plan is required for both sites.
The applicant is proposing the ped crossings as scored concrete to delineate them from the
primary driving surface of the drive throughs in accord with UDC standards.
III. CITY/AGENCY COMMENTS & CONDITIONS
NOTE: The conditions of approval below are associated with both CUP applications.
A. Meridian Planning Division
1. Future development of this site shall comply with the previous conditions of approval and
terms of H-2023-0071, DA Instrument#2025-022884,FP-2025-0009,A-2026-0045,A-2026-
0046 and the conditions contained herein.
2. a. H-2026-0033 —The landscape plan is missing five(5)required trees from the landscape
islands and the landscape buffer due to utilities running underground. The applicant shall
submit a concurrent Alternative Compliance application with the Certificate of Zoning
Compliance to place the required trees elsewhere on the site.
b. H-2026-0039—The landscape plan is missing three(3)required trees from the landscape
islands due to utilities running underground. The applicant shall submit a concurrent
Alternative Compliance application with the Certificate of Zoning Compliance to place the
required trees elsewhere on the site.
3. The site plan and/or landscape plan, as applicable, shall be revised with the certificate of
zoning compliance application as follows:
i. All mechanical equipment on the back of the building and outdoor service and equipment
areas should be incorporated into the overall design of buildings and landscaping so that
the visual and acoustic impacts of these functions are fully contained and out of view
from adjacent properties and public streets as set forth in UDC 11-3A-12.
ii. Depict signage ahead of each pedestrian crossing in the drive-through lane notifying
drivers to watch out for pedestrians.
iii. The applicant shall comply with the overall pedestrian plan approved with the District at
Ten Mileproject. Compliance with this plan shall be reviewed and approved with the
Certificate of Zoning Compliance applications.
4. Compliance with the standards listed in UDC 11-4-3-49 and 11-4-3-11 is required. These
projects are approved as a tier 2 drive through and shall comply with the tier 2 standards.
5. Preserve and protect the existing landscaping along S. Ten Mile Road and W. Grand Mogul
Drive during construction,per UDC 11-3B-10.
6. A Certificate of Zoning Compliance applications shall be submitted and approved for the
proposed use prior to submittal of building permit applications. The design of the site and
structure shall comply with the standards listed in UDC 11-3A-19;the design standards listed
in the Architectural Standards Manual and with the Development Agreement.
7. The conditional use permit is valid for a maximum period of two (2)years unless otherwise
approved by the City. During this time,the Applicant shall commence the use as permitted in
accord with the conditions of approval, satisfy the requirements set forth in the conditions of
approval,and acquire building permits and commence construction of permanent footings or
City of Meridian I Department Report III. City/Agency Comments &Conditions
254
structures on or in the ground as set forth in UDC 11-5B-6.A time extension may be
requested as set forth in UDC 11-5B-6F.
City of Meridian I Department Report III. City/Agency Comments &Conditions
255
B. Ada County Highway District(ACHD)
HD Ahmki#-1lranda Gold,President
AC 4ank fhe hw 9,Vino-Praiidnw
I[ent Ga0,,in,,,, Commurddenl
■ Dave McKinney.Commissioner
io Patrkia tAssom Com"ssynner
July 10, 2026
To: Julie Benintendi— BIRS Architects
10148 W Emerald Street, Suite 100
Boise. ID 837N
Mark Hawk—Ahlquist
1144 S Silverstone way
Meridian, If)83842
Subject: MEf 6-OW,MER26-0056, MER26-00551 H-2026-OW, H-2028-0033, H-2026-
0039
3272 W Grand Mogul Drive
Taco Bell and District Drive-Thrus
As part of ACHD-s action on The District at Ten Mile (MPP24-00061H-2023-0071) a signal warrant
analysis for the Grand Mog ul)Villag io)Black Cat Road intersection was required to be provided as aprt fo
the first phase of development-The first final plat has been record,and some commercial businesses are
under construction as part of the first phase of the development, however, the signal warrant analysis
was never provided-
Prior toissuance of an ACHD impact fee assessme nt for the following applications,either provide a signal
warrant analysis for the Grand MofulfYllagioll3lack Cat Road intersection or install a signal at the
intersection without the warrant analysis.
MER26-0040 l H-202E-W40,A-202&0055—Taco Bell
• MER26-0056 l H-202E-0033,A-202&0045—Ten Mile District Detail Building 1
• MER26-00551 H-2026-0039,A-202&0046—Ten Mile District Retail Building 2
• MER26-0053I A-2026-0047—Ten Mile District Retail Building 3
• MER26-0054I A-2026.0048—Ten Mile District Retail Building 4
See finding 3 on page 12 and site specific condition of condition 3 on page 3 of the attached staff report
for guidance-
If you have any questions, please feel free to contact me at(208)387-6391.
Sincerely,
l
KaraLeigh Troyer
Plan ner
Development Services
cc: City of Meridian—Bill Parsons
COT X Enterprises—Stan Nicolaysen
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Ada CourKy W911wayDistrict-5&)0N Meeker,4venue-golse-ID-83913-PM NO 397-6100.Fx345-76&0•w om-mhdidahaGN
City of Meridian I Department Report III. City/Agency Comments &Conditions
256
Standard Conditions c f Approval
1. AN proposed irrigation facilities shall be located outside of the ACHD right-cf-way(including all
cascn}onts)- Any existing irrigation facilities shall be relocated outside of the AGHI]right-of-way
(including all casements)-
2. Private Utilities including sourer or water systems are prohibited from being located within the
ACHD right-of--way.
3. In accordance with district policy, 7203.3.the applicant may be required to update any existing
non pliant pedestrian improvements abutting the site to meet current Pubic Right-of-Way
Accessibility Guidelines (PROWAG) requirements- The applicant's engineer should provide
documarrtation of c=l:lance to Distnct Develoo mmern Review staff for ravow.
4. Replace arty existing damaged curb, gutter.and sidewalk and any that may be damaged during
the construction of the proposed development Contact Got auction Services at 20E�337-6280
(with file number)for details.
5. A liWnse• agreement and compliance with the DisitrkXs Tree Planter policy is required for all
landscaping proposed within ACHD righ- f-way or casement areas-
6. AI utility rchocation costs associated with improving street frontages abutting the site shall be
bomo by the developer_
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way- The
applicant at no cost to ACHD shall repair cxisbrmg utibm damaged by the applicant. The applicant
shall be required to tall OIGLINE (1-611-342-1585) at least two full business days prior to
breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations
387-6190 in the event any ACHD conduits(spare or filled)are compromised during any phase of
construction.
8. Lhiity street arts in pavement Icss than five years old arc not allowed unless approved in writing
by the District- Contact the District's Utility Coordnattr at 208-387-62.58(with file numbers)for
details-
9. Al design and construction shall be in accordance with the ACHD Policy Manual. ISPINC
Standards and approved supplements. Gonstruction Services prooedums and all applicablo
ACHD Standards unless specifically waived herein- An engincor registered in the State of Idaho
shall prepare and panty all improvement plans.
10. Coonstructian, use and property development shall be in confoml,arim with all applicable
requirements of AGHU prior to District approval for tccupancy-
11. No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the appicont's authorized representative and an authorized
representative ative of AG HO. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future,ACHD Planning Review will review the sir plan
and may require additional improvements to the transportation system at that time.Any change
in the planned use of the property. which is the subject of this application, shall require the
applicant to mmply with ACHD Policy and Standard Conditions of Approval in place at that time
unless a waiuerhrariance of the requirements or other legal reie is granted by tic AGHO
Commission-
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#9 CouM HVM D.Rrho-SO4NUPWw, mr\ •WN.iD•asm-PH zoewo7,wo•Fx 34`r7650•wwwachd1daiMeArg
City of Meridian I Department Report III. City/Agency Comments &Conditions
257
Standard Conditions of Approval
1- All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements)- Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements}.
2- Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
a- In accordance with District policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Public Right-of-Way
Accessibility Guidelines (PROWAG) requirements. The applicant's engineer should provide
documentation of compliance to District Development Review staff for review-
4- Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during
the construction of the proposed development- Contact Construction Services at 208-M7-6280
(with file number)for details.
b- A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas-
6- All utilfty relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7- It is the responsibility of the applicant to verify all existing utilities within the right-of-way- The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant- The applicant
shall be required to call DIGLINE (1-81t-342-'1585} at least two full business days prior to
breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations
387-6190 in the event any ACHD conduits(spare or filled)are cpmprornised during any phase of
construction-
8- U41ity street cuts in pavement less than five years old are not allowed unless approved in writing
by the District- Contact the District's Utility Coordinator at 208-387-6258 (with file numbers) for
details.
9- All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho
shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHI] pnor to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future,ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system a.that time. Any change
in the planned use of the property which is the subject of this application, shall require the
applicant to comply with A.CHI3 Policy and Standard Conditions of Approval in place at that time
unless a waiverIvariance of the requirements or other legal relief is granted by the ACHD
Commission.
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Ada County Highway Olstrict-5EW H Meeker Avenuo-Botso-ID-03713-FH 206 387-6100-FX 345-7650•WWWachdkh-Maury
City of Meridian I Department Report III. City/Agency Comments &Conditions
258
IV. FINDINGS
A. Conditional Use(UDC 11-5B-6E)
The commission shall base its determination on the conditional use permit request upon the
following:
1. That the site is large enough to accommodate the proposed use and meet all the dimensional
and development regulations in the district in which the use is located.
Stafffinds the site is large enough to accommodate both Tier 2 drive-throughs and meet all
dimensional and development regulations of the C-G zoning district.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
Stafffinds both proposed Tier 2 drive-throughs will be harmonious with the Comprehensive
Plan and is consistent with applicable UDC standards with the conditions noted in Section IV
of this report.
3. That the design, construction, operation and maintenance will be compatible with other uses
in the general neighborhood and with the existing or intended character of the general vicinity
and that such use will not adversely change the essential character of the same area.
Stafffinds the design, construction, operation and maintenance of the proposed use should be
compatible with other uses in the general neighborhood, with the existing and intended
character of the vicinity and will not adversely change the essential character of the area.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
Stafffinds both Tier 2 drive-throughs will not adversely affect other properties in the vicinity
if it complies with the conditions in Section IV of this report.
5. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools,parks,police and fire protection, drainage structures,
refuse disposal,water,and sewer.
Stafffinds both Tier 2 drive-throughs will be served by essential public facilities and services
as required.
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
Stafffinds both Tier 2 drive-throughs will not create additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
7. That the proposed use will not involve activities or processes,materials,equipment and
conditions of operation that will be detrimental to any persons,property or the general
welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors.
Stafffinds both Tier 2 drive-throughs will not be detrimental to any persons,property or the
general welfare by the reasons noted above.
8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or
historic feature considered to be of major importance.
Stafffinds both Tier 2 drive-throughs will not result in the destruction, loss or damage of any
such features.
9. Additional findings for the alteration or extension of a nonconforming use:
This finding is not applicable.
City of Meridian I Department Report IV. Findings
[259]
10. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
This finding is not applicable.
11. That the proposed nonconforming use is developed to a similar or greater level of conformity
with the development standards as set forth in this title as compared to the level of
development of the surrounding properties.
This finding is not applicable.
V. ACTION
A. Staff:
Staff recommends approval of the proposed CUP applications and finds it in conformance with
the Comprehensive Plan,UDC with the conditions included in Section IV. and Findings in V.
B. Commission:
The Meridian Planning&Zoning Commission heard this item on[date]. At the public hearing.
the Commission moved to approve the subject[appl request.
I. Summary of the Commission public hearing:
a. In favor:
b. In opposition: None
C. Commenting: None
d. Written testimony: None
e. Staff presenting application.
f. Other Staff commenting on application: None
2. Key issue(s)of public testjmony
a. None
3. Key issue(s)of discussion by Commission:
a. None
4. Commission change(s)to Staff recommendation:
a. None
City of Meridian I Department Report V. Action
260
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VI. EXHIBITS
A. Project Area Maps
1. Aerial
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City of Meridian I Department Report VI. Exhibits
262
B. Subject Site Photos
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H-2026-0039—From Ten Mile Road
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267
Development Application Transmittal
Link to Project Application: District Building Drive-Through No. 2 CUP H-
2026-0039
Hearin Date: July 16, 2026
Assigned Planner: Bill Parsons
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(aD_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.
F268]
E IDIAN;---
Applicant Presentation
The District #2 through -0039 Drive-2026-H Public HearingJuly 16, 2026 0039-2026-0033 and H-2026-H CUP Hearingthrough -DriveTier 2
APPLICANT
Conditional Use Vicinity MapPermit
The District Commercial future land use designation for this area. in the broader area, the proposed use satisfies the general with the already approved retail, restaurants, recreation
facilities, etc. In conjunction Commercial designation in the Comprehensive Plan. through aligns with the desired uses specified within the -a driveThe proposed uses of a restaurant
with with the District development. The subject site is among a wide range of commercial uses approved •connectivity, and amenities. promote a high quality of life through thoughtful
site design, residential may be allowed in some cases, but should be careful to family -public uses. Multi-well as appropriate public and quasirestaurants, personal and professional
services, and office uses, as to serve area residents and visitors. Desired uses may include retail, Map (FLUM). This designation provides a full range of commercial uses This property
is designated as Commercial on the Future Land Use •
CITY OF MERIDIAN Development Code 11 in length shall provide for an escape lane.Any stacking lane greater than one hundred 100 feet •up window. -lane, and a picklimited to a designated
order area, one 1) stacking -. A driveTier 2•up windows, and exit lanes. -stacking lanes, speaker and/ or ordering area, picklocated in a motor vehicle, including associated capable
of being transacted, directly with customers a structure where business is transacted, or is . The use of a portion of through establishment-Drive•2119-& ORDINANCE NO. 2611-3-4-
H 1 Menu/Speaker (Order Area)•1 Window•1 Escape Lane•12 car queue (6 car standard). •1 Stacking Lane•through #1 Site Plan-0033 Drive-2026-
H 1 Menu/Speaker (Order Area)•1 Window•1 Escape Lane•11 car queue (6 car standard). •1 Stacking Lane•through #2 Site Plan-0039 Drive-2026-
The District Questions?
E IDIAN*--
-)AHO
AGENDA ITEM
ITEM TOPIC: Public Hearing for Summerlin (H-2026-0018) by Laren Bailey, Conger Group,
located on the east side of S. Locust Grove Rd., between E. Via Roberto St. and E. Columbia Rd.
A. Request: Annexation of 20.976 acres of land from the Rural Urban Transition (RUT) zone in
Ada County to the R-15 (Medium Density Residential).
B. Request: Preliminary Plat consisting of 506 building lots, 45 common lots on 87.40 acres of
land zoned R-8 and R-15 zoning districts.
C. Request: Development Agreement Modification to include an additional 20 acres of land.
L� 269
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COMMUNITY DEVELOPMENT C�E IDIAN*_ -
DEPARTMENT REPORT °AHO
HEARING 7/16/2026 Legend i F
DATE: T-'
Project Location
TO: Planning&Zoning Commission Area of Impact
:= City Limits
FROM: Linda Ritter,Associate Planner O Analysis -''
208-884-5533
lritter@meridiancity.org --; - -
APPLICANT: Laren Bailey, Conger Group
SUBJECT: Summerlin AZ,PP&MDA
H-2026-0018 s
LOCATION: Located on the east side of S. Locust °
Grove Road,between E. Vio Roberto
Street and Columbia Road in the SW 1/4
of Section 5,Township 2N,Range 1 E,
parcels: R7406180020,R7406180030,
R7406180040,R5147110200,
R5147110324,R5147110342 and
S1405315235
I. PROJECT OVERVIEW
A. Summary
• An annexation of 20.976 acres with zoning from RUT(Rural Urban Transition)to R-15
zone(medium-high density residential).
• A preliminary plat to allow for the development of a 551-lot subdivision consisting of 506
residential building lots and 45 common lots on 87.40-acres with minimum lot size of 3,040
sf and an average lot size of 4,103 sf in the R-8 and R-15 zones.
• A modification to the existing development agreement to include additional acreage and enter
into a new development agreement.
B. Issues/Waivers
• Kuna School District states the potential student enrollment based on the developments
already underway and applications in the process are estimated to be 2,951.34 students. This
does not include Pre-K,homeschooled,or private school students. These numbers are subject
to change based on the number of development applications that continue to be approved by
the five agencies that serve their boundaries. Previously the District stated they cannot serve
the proposed development because the proposed plats in this zone are beyond district
capacity. This proposed development will impact Silver Trail Elementary,Fremont Middle
School,Kuna High School and Swan Falls High School zones which are already at or over
capacity with the current enrollment.
City of Meridian I Department Report I. Project Overview
270
• Waiver for Block Face Length per UDC 11-6C-3F for E. Crimson Clover Drive exceeding
the maximum requirement of 1,200 feet.
• Waiver to keep the Rawson Canal open per UDC 11-3A-6.
C. Recommendation
Planning Division: Approve with conditions
Planning and Zoning Commission: Click or tap here to enter text.
D. Decision
City Council: Click or tap here to enter text.
E. Table of Contents
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) RUT and Single-Family Residential -
Proposed Land Use(s) Single-Family Residential -
Existing Zoning RUT,R-8 and R-15 VII.A.2
Proposed Zoning R-8 and R-15
Adopted FLUM Designation Medium Density Residential,Low Density Residential VII.A.3
Proposed FLUM Designation Medium Density Residential,Low Density Residential
Table 2:Proiect Overview
Description Details
History H-2024-0023;Laredo Estates Subdivision Lots 2 and 3
Phasing Plan 6 Phases
Residential Units 336 Single-family detached
Open Space 15%required/24.36%and 15.39 acres provided
Amenities Swimming pool facility,playground,picnic gazebo,pathways,tot lot,
plaza sitting area and dog parks
Physical Features Rawson Canal
Acreage 87.40 acres
Lots 551 lots(506 residential and 45 common lots)
Lot Sizes Minimum lot size: 3,040 sf/Average lot size:4,103 sf
Density 6.12 du/acre(R-15)2.95 du/acre(R-8)overall 5.79 du/acre
Table 3: Process Facts
Description Details
Preapplication Meeting date 2/24/2026
Neighborhood Meeting 3/24/2026
Site posting date jj 7/2/2026
City of Meridian I Department Report II. Community Metrics
271
Table 4:A2ency Comments
Agency/Element Description/Issue Reference
Ada County Highway District IV.H
• Comments Received Yes/Staff Report -
• Commission Action Required No -
• Access S.Locust Grove Road,E.Via Roberto Street and S. -
Recreation Avenue
• Traffic Level of Service Locust Grove Road"Better than E" -
Columbia Road"Better than E"
Via Roberto Lane"N/A"
ITD Comments Received No Comments Received
Meridian Public Works Wastewater IV.B
• Distance to Mainline Sewer is available to site from Locust Grove and Roberto
Street.Applicant to extend sewer in Locust Grove Road to
southern boundary,and to extend sewer in E.Via Roberto
Street to eastern boundary per to and through policy.
• Impacts or Concerns No
Meridian Public Works Water IV.B
• Distance to Mainline Available at the site
• Impacts or Concerns No
• Kuna School District Kuna School District states the potential student enrollment
based on the developments already underway and
applications in the process are estimated to be 2,951.34
students. This does not include Pre-K,homeschooled,or
private school students.These numbers are subject to
change based on the number of development applications
that continue to be approved by the five agencies that serve
their boundaries.
Note: See section 0. The property lies within the Kuna School District boundary.
Kuna School District states the potential student enrollment based on the
developments already underway and applications in the process are estimated to be
2,951.34 students. This does not include Pre-K, homeschooled, or private school
students. These numbers are subject to change based on the number of development
applications that continue to be approved by the five agencies that serve their
boundaries.
City/Agency Comments&Conditions for comments received or see the public record. Paste the
following link into your browser to access the public record:
https://weblink.meridianciU.org/WebLink/Browse.aspx?id=445978&dbid=0&Mpo=MeridianCit
Y
City of Meridian I Department Report II. Community Metrics
272
Figure 1: One-Mile Radius Existing Condition Metrics
Reference Parcel:R7406180040 Date Retrieved:2026/5/21
Parcel Count Parcel Acreage Infill Indicator:
341 891 Surrounding Area
46% Not city
46 0 ® City Limits
1,152 ■ Not City
Household Household& Population Growth
Households 02020
Population Change:158.0°I°
Population ■Growth
(Household and Population Change
since 2010 Decennial) 2,000 4,000 6,000 8,000
Use Types Residential Addresses All Addresses
■ Single-family
Multi-family 0%
1aa% es%
® Commercial
Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years)
Proposed I Proposed
Pending Pending
Approved Approved
0 2000 4000 6000 0 10 20 30 40
■ Single-family ❑ Multi-family
City of Meridian I Department Report II. Community Metrics
273
2.00 4a- 500
Single-family H
01 1.50 (AResidential
Parcel Diversity (A1.00 ® U
0 Parcel Count 0.50 0.70
0 4 L
m
Average Acres 0.00 0.15 0.11 0 a
R-2 R-8 R-15
Average Single-family Density by Zoning Average
10.00
� • 9.24
L DensityResidential Net
V
6.30
- 5.00 - 4.59
a
2.45
1.44
0.00 Dwelling Units 1 Acre
R-2 R-4 R-8 R-15
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
FilZure 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 PIA Peak Hour
Classification Traffic Count Level of Service
Locust Grove 1,212-feet Minor Arterial 173 Better than°E"
t„
Columbia Road N/A Minor Arterial 230 Better than°E"
Via Roberto Lane 101-feet Collector N/A NIA
"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 Lased on AGHD's most current traffic counts and the traffic impact
study.
• The average daily traffic count for Locust Grove north of Columbia Road was 4,065 on March
26, 2026_
• The average daily traffic count for Columbia Road east of Locust Grove Road was 3,692 on
March 20,2024
• There are no current traffic counts for Via Roberto Lane
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
City of Meridian I Department Report II. Community Metrics
274
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. History
A portion of the property previously resided within Ada County and was zoned RUT. Parcels
R5147110200, R5147110324, and R5147110342 were originally part of the Laredo Estates
Subdivision, Lots 2 and 3.Lot 3 was subsequently subdivided into two separate lots.
Summerlin West Subdivision was approved on December 17, 2024. Since approval of the
Preliminary Plat, the applicant has acquired an additional twenty (20) acres. The originally
approved subdivision consisted of 339 residential lots; however, the proposed expansion
increases the total to 506 residential lots.
The inclusion of the additional acreage allows for the removal of Cavalli Lane, a county roadway
identified during the original review process as a potential source of vehicular access conflicts.
Cavalli Lane was a concern expressed by both the City of Meridian and the Ada County Highway
District(ACHD) due to its alignment and potential impacts on safe and efficient neighborhood
circulation. According to the applicant, elimination of Cavalli Lane through the expanded project
boundary resolves those concerns and results in a more cohesive and internally connected
neighborhood layout, improving both pedestrian and vehicular movement.
The expanded boundary also enables the extension of E. Via Roberto Way, a planned mid-mile
collector roadway, eastward along the southern boundary of Discovery Regional Park. This
extension will improve access to the park for both residents and the broader community while
helping to define and formalize the park's southern edge. Per the applicant, the improved
connectivity created by completing E. Via Roberto Way will also reduce overall transportation
impacts by providing additional route options for traffic entering and exiting the neighborhood,
thereby improving circulation and dispersing traffic more effectively.
The addition of the 20 acres creates meaningful interactions that strengthen the project's
circulation network, improve safety, reduce transportation impacts, and enhance connectivity to
key community amenities, resulting in a more unified and functional neighborhood design. The
proposed neighborhood is consistent with the City of Meridian Comprehensive Plan in that it
supports adopted goals related to residential density,provides an improved and well-connected
transportation network, and offers strong proximity and access to parks and emergency services.
The proposed neighborhood is consistent with the City of Meridian Comprehensive Plan,
as it meets adopted goals related to residential density,provides an improved and well-
connected transportation network, and offers strong proximity and access to parks and
emergency services.
B. General Overview
This property is designated Medium Density Residential and Low Density Residential 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(3) to eight(8)
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 low density residential designation allows for dwelling units at gross densities of three (3)
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
City of Meridian I Department Report III. Staff Analysis
275
character of the area. Density bonuses may be considered with the provision of additional public
amenities such as a park, school, or land dedicated for public services.
The proposed density for the R-8 zoning district equates to 2.91 du/ac and with and overall
density for the remaining project of 5.79 du/ac, meeting the required density range listed above.
Stafffinds the proposed preliminary plat and requested R-8 and R-15 zoning districts to be
generally consistent with the Future Land Use Map designation for medium and low density
residential.
The R-15 zoning designation, which allows for reduced lot sizes down to 2,000 square feet,
provides flexibility for developers to support a diversity and variety of housing types. This can
create a dynamic, multi-generational community where residents can transition through different
stages of life (known as aging in place) while remaining in the same neighborhood. This type of
zoning in conjunction with other designations should be used to support a diverse housing mix
that supports long-term residency and continuity within the community,promoting stability and a
sense of place for residents throughout different stages of life.
The City may require a development agreement(DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. To ensure the site develops as proposed with this application,
staff recommends 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 six(6) months of the Council granting the annexation for approval by City Council and
subsequent recordation.
The applicant is proposing to modem the existing Development Agreement to include the
additional 20 acres of land. Staff suggest entering into a new agreement as additional conditions
have been added to this new proposal.
Prior to the submittal of the first final plat, the applicant will submit documentation to the City
formally withdrawing the preliminary plat approval for Summerlin West(H-2024-0023) and
withdraw of modify the Final Plat approval for Hadler Subdivision No. 3(FP-2025-0031).
C. Comprehensive Plan Policies
2.01.01 -encourages diverse housing options suitable for various income levels, household sizes
and lifestyle preferences. The applicant meets this criteria as they are providing a mix of R-8 and
R-15 lot sizes.
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. The applicant meets this criteria as they
are providing a mix of R-8 and R-15 lot sizes to provide a diversity of lot sizes.
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. The
applicant meets this criteria as there are numerous pedestrian pathways, sidewalks and ample
open space and amenities for the residents to enjoy as well as the project is adjacent to Discovery
Park.
2.02.01B-requires the applicant to evaluate open space and amenity requirements for
consistency with community. The applicant meets this criteria as there are ample amenities being
proposed for this development and the project is adjacent to Discovery Park—a regional park.
3.07.01 C-appropriate landscaping, buffers, and noise mitigation with new development along
transportation corridors (setback, vegetation, low walls, berms, etc) is required. The applicant
meets this criteria as they have proposed appropriate landscaping and street buffers along the
transportation corridor.
City of Meridian I Department Report III. Staff Analysis
276
4.04.OIA - ensure that new development and subdivisions connect to the pathway system. The
applicant meets this criteria as there are proposed pathway systems throughout the proposed
project that lead to the adjacent Discovery Park and adjacent neighborhoods.
4.05.OID-requires improving and protecting creeks and other natural waterways throughout
commercial, industrial, and residential areas. The applicant is proposing a 10 foot multi-use
pathway adjacent to this facility per the City's Master pathways Plan. However, the applicant
will need to obtain a Council waiver to keep the Rawson Canal open. Council granted a waiver
with the previous application (H-2024-0023).
D. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
The current use of the property is agricultural with two (2) residential properties and several
outbuildings existing. The structures will be removed, and the existing wells and septic
systems will be abandoned as required. City utilities are required to be extended to serve the
proposed development.
2. Proposed Use Analysis (UDC 11-2):
The applicant is proposing single-family detached homes which are listed as a principal
permitted use in UDC Table 11-2A-2 for the R-8 and R-15 zoning districts.
The Comprehensive Plan states the location and balance of land uses and densities should
efficient and sustainable; enhance community identity;support a multimodal transportation
network;provide housing choices near jobs, schools, shops, and parks; minimize conflicts
between incompatible uses; and integrate development with existing and planned
infrastructure. The Comprehensive Plan was updated to support a diversity of housing types
for all income groups.
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 and 11-2A-7 for the R-8 and R-15 zoning districts.
All proposed lots and public streets 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,Figure 3.Development of the subdivision is required to
comply with the subdivision design and improvement standards listed in UDC I I-6C-3.
Six(6) 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.
E. Design Standards Analysis
1. Structure and Site Design Standards (UDC 11-3A-19):
The proposed plat and subsequent development are required to comply with the dimensional
standards listed in UDC Table 11-2A-6 and 11-2A-7 for the R-8 and R-15 zoning districts.
The proposed lots comply with the dimensional standards of the above-mentioned districts.
Ada County Highway District(ACHD) is requiring the applicant to construct several internal
streets as 27 foot local streets sections with curb, gutter, and 5-foot-wide attached concrete
City of Meridian I Department Report III. Staff Analysis
277
sidewalks and redesign several internal streets to reduce the length or to include passive
traffic calming design elements.
Staff is asking the Commission and Council to weigh in as to whether or not the applicant
should revise the plat map to reconfigure Lots 4-7,Block 18 on the northeast side of E.
Summerlin Drive so that Lot 9,Block 18 does not have 4 lots backing up to its side yard.
Per Comprehensive Plan Policy 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.
2. Qualified Open Space &Amenities (UDC 11-3G):
UDC Requirement Proposed/Analysis
Open Space: 15%for the Required: 15%/Provided:21.81%(total for the R-8 and R-
R-8 Zoning 15 Zoning)
Open Space: 15%for the Required: 15%/Provided:21.81%(total for the R-8 and R-
R-15 Zoning 15 Zoning)
Amenities: 1 Point for Required: 13 amenity points/Provided:43 amenity points
every 5 acres of gross Amenities: Swimming pool facility,playground,picnic
land area gazebo,pathways,tot lot,plaza sitting area,and dog parks
Based on the standards in UDC Table 11-3G-3, a minimum of 15% (or 13.11-acres) of
qualified open space is required to be provided within the development. An open space
exhibit was submitted as shown in Section VIT G, that depicts 21.81% (or 19.06-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 thirteen (13) amenity points are required to be
provided. The amenities proposed are a swimming pool facility,playground,picnic gazebo,
pathways, tot lot,plaza sitting area and dog parks.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 to provide an amenity from the multi-modal group in order to meet
the required standards.
3. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
UDC Requirement Proposed/Analysis
Arterial Road:25 Feet S.Locust Grove Road
Collector Road: 20 S.Recreation Avenue,E.Via Roberto Street
Feet
ii. Tree preservation
Per UDC 11-3B-10,Mitigation shall be required for all existing trees four-inch caliper or
greater that are removed from the site with equal replacement of the total calipers lost on
site up to an amount of one hundred(100)percent replacement(Example: Two (2)ten-
inch caliper trees removed may be mitigated with four 5-inch caliper trees, five(5)four-
inch caliper trees, or seven(7)three-inch caliper trees).
The applicant shall add a mitigation section to the landscape plan for trees meeting the
criteria above that are removed.
iii. 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.
City of Meridian I Department Report III. Staff Analysis
27s
Development will be required to meet UDC 11-3B-11 for stormwater integration.
iv. Pathway landscaping
Landscaping for pathways shall meet the requirements outlined in UDC 11-3B-12. The
applicant is required to provide a landscape strip a minimum of five(5)feet wide shall
along each side of the pathway. Designs are encouraged in which the width of the
landscape strip varies to provide additional width to plant trees farther from the
pathway,preventing root damage. The minimum width of the landscape strip shall be two
(2)feet to allow for maintenance of the pathway. The landscape strips shall be planted
with a mix of trees, shrubs, lawn, and/or other vegetative ground cover. The applicant is
required to add pathway landscaping along the Rawson Canal.
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.
5. Building Elevations (Architectural Standards Manual):
Three(3) conceptual building elevations were submitted for the proposed subdivision as
shown in Exhibit VIIX The applicant states the homes in the Summerlin West Subdivision
will include 506 homes with a mix of different product types, two-story and single-story
detached single-family homes.
Buildings 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. However, because the rear
and/or sides of homes facing S. Locust Grove Road, S. Barchetta Avenue and the collector
portion of Summerlin Drive will be highly visible, 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.
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 a parkway along Summerlin Drive.
City of Meridian I Department Report III. Staff Analysis
279
F. Transportation Analysis
1. Access (UDC 11-3A-3, UDC 11-3H-4):
Per UDC 11-3A-3,the intent of these standards is to improve safety by combining and/or
limiting access points to collector and arterial streets and ensuring that motorists can safely
enter all streets unless waived by City Council.
Access to the property is proposed from Summerlin Drive via S. Locust Grove, via a new
north/south collector roadway (S. Recreation Avenue) abutting the site's east property line
and via E. Via Roberto Street a new east/west Corridor to the north. The applicant is
proposing a new mid-mile collector roadway, eastward along the southern boundary of the
City ofMeridian's Discovery Regional Park. This extension will provide improved access to
the park for both residents and the broader community, while also helping to define and
formalize the park's southern edge. The improved connectivity created by completing Via
Roberto Way also reduces overall transportation impacts of the project by providing
additional route options for traffic entering and exiting the neighborhood, thereby improving
circulation and dispersing traffic more effectively.
2. Pedestrian Connectivity (UDC 11-3A-5, UDC 11-3A-8, UDC 11-3A-17):
All sidewalks constructed as part of this proposal are required to comply with the standards
listed in UDC 11-3A-17. The applicant is prosing to construct a 10 foot-wide sidewalk along
S. Locust Grove Road and a 5-foot-wide sidewalk along S. Recreation Avenue. Staff
recommends the applicant construct a 10 foot sidewalk along S. Recreation Avenue.
All pathways should be constructed in accord with the standards listed in UDC 11-3A-8.
The Master pathway plan requires a 10 foot multi-use pathway along the north side of the
Rawson Canal. 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. Detached ten (10)foot wide
sidewalks (multiuse pathway)shall be provided along S. Recreation Avenue and Locust
Grove Road frontages.
The applicant is providing nearly a mile ofpedestrian pathway within the Summerlin
Neighborhood. Along the Rawson Canal, at the south border of the project, there is over
mile of multi-use pathway that connects to the City's multi-use pathway system. The pathway
will be approximately a quarter of a mile on the project's west side along Locust Grove Road.
The pathway on the project's east side along the new collector road, S. Recreation Avenue,
will be approximately a quarter mile. With the additional twenty(20) acres and completion
of E. Via Roberto Lane, an additional quarter mile of regional pathway will be completed.
These pathways will provide a variety of opportunities for the residents of the Summerlin
Neighborhood to walk and bike. The internal and external pathways proposed with the
Summerlin Neighborhood will provide easy access to Discovery Regional Park.
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 six(6) common driveways that meet the dimensional
requirements as outlined in the UDC.
ii. Block face
City of Meridian I Department Report III. Staff Analysis
280
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.
It appears that several blocks exceed 750 feet, but the applicant has provided a
pedestrian connection as allowed by UDC 11-6C-3. However, E. Crimson Clover Drive
exceeds the maximum block length of 1,200 feet by 1,257 feet(2,457 feet). The applicant
has requested a waiver from Council for exceeded block length.
This waiver was previously granted by City Council under approval H-2024-0023.
Additionally, the road in question includes curves that help reduce the visual impact of
the extended block face length.
G. Services Analysis
1. Waterways (UDC 11-3A-6):
Per UDC 11-3A-6,requires limiting the tiling and piping of natural waterways,including,but
not limited to, ditches, canals, laterals, sloughs and drains where public safety is not a
concern as well as improve,protect and incorporate creek corridors(Five Mile,Eight Mile,
Nine Mile, Ten Mile, South Slough and Jackson and Evan Drains)as an amenity in all
residential, commercial and industrial designs.When piping and fencing is proposed,the
standards outlined in UDC 11-3A-6B shall apply.
The Ada County Highway District(ACHD) is requiring the applicant to provide a road trust
deposit in the amount of$299,376 to pay '/ of the crossing and allow for construction of the
bridge in the future when the adjacent parcels develop. The road trust deposit shall be paid
prior to the district signature on the plat that includes S. Recreation Avenue.
The applicant is seeking a Council waiver to keep the remaining Rawson Canal open. This
same request was requested and granted with the previously approved Summerlin West
project in 2024.
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 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. Storm drainage
will be proposed with a future Certificate of Zoning Compliance application and shall be
constructed to City and ACHD design criteria.
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. All
utilities are available to the site. Water main,fire hydrant and water service require a
City of Meridian I Department Report III. Staff Analysis
281
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.
5. School Capacity(Comp Plan):
The property lies within the Kuna School District boundary. Kuna School District
states the potential student enrollment based on the developments already underway
and applications in the process are estimated to be 2,951.34 students. This does not
include Pre-K, homeschooled, or private school students. These numbers are subject
to change based on the number of development applications that continue to be
approved by the five agencies that serve their boundaries.
W. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
Submit revised plans based on ACHD and Staff s 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.
1. Development Agreement Modification to replace Summerlin Subdivision DA-Inst. #2025-
034474:
1.1 A new Development Agreement is required and shall be signed by the property
owner(s)and returned to the Planning Division within six(6)months of the City
Council approval of the annexation ordinance. The Development Agreement shall,at
minimum, incorporate the following provisions:
a. Future development of this site shall be generally consistent with the preliminary
plat,landscape plan, site plan, qualified open space exhibit, site amenity exhibit
and conceptual building elevations included in Section VIII of the Staff Report
attached to the Findings of Fact and Conclusions of Law attached hereto as Exhibit
"A"and the provisions contained herein.
b. No building permits shall be issued prior to the plat being recorded.
c. Any future development of the site must comply with the City of Meridian
ordinances in effect at the time of the development.
d. The rear and/or sides of 2-story structures that face S. Locust Grove,E. Via
Roberto Street, and S. Recreation Avenue 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. Single-story structures are exempt from this requirement.
e. Direct lot access to S. Locust Grove Road, S. Recreation Ave. and Via Roberto
Street is prohibited.
f. Provide a road trust deposit in the amount of$149,688 to pay for 1/4 widening of the
bridge on Locust Grove Road over the Rawson Canal prior to ACHD's signature
on the first final plat.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
282
g. Construct Via Roberto Street abutting the site's north property line as
half of a 36-foot-wide collector street section with vertical curb,gutter,
an 8-foot-wide planter strip, and 5-foot-wide detached concrete sidewalk.
If Via Roberto Lane hasn't been constructed as part of Discovery Park
Phase 3,construct an additional 12-feet of pavement beyond centerline.
h. Provide a road trust deposit for half of the cost of a Rectangular Rapid
Flashing Beacon,to be built at Via Roberto Street's intersection with
Altaira Avenue when Phase 3 of Discovery Park is developed. The exact
amount of the road trust deposit will be determined during plan review.
i. Provide a road trust deposit to ACHD in the amount of$299,376 to pay
for 1/4 of the Rawson Canal crossing over S. Recreation Avenue and
allow for the construction of the bridge in the future when the adjacent
parcels develop. The road trust deposit for the crossing of the Rawson
Canal should be provided prior to ACHD's signature on the plat that
includes S. Recreation Avenue.
2. The Preliminary Plat included in Section VII, dated 10/10/24, is approved with the
following revisions:
a. All utility easements reflected on the utility plan shall be included on the final plat.
b. All pathways and micropathways shall be within a separate common lot or easement as
required per UDC 11-3A-8.
c. Revise the plat map to reconfigure Lots 4-7,Block 18 on the northeast side of E.
Summerlin Drive so that Lot 9,Block 18 does not have 4 lots backing up to its side yard
if required by Council.
d. The applicant shall construct a 10-foot wide sidewalk along the west boundary of S.
Recreation Avenue.
3. The Landscape Plan included in Section VII, dated 5/28/24, shall be submitted for review and
approval with the following revisions prior to final plat approval:
a. Show the ten(10) foot wide detached sidewalks along the east side frontage of Locust
Grove Road and the west side frontage of S. Recreation Avenue.
b. Remove a portion of the fence and provide a micro-pathway within Lot 24,Block 18 that
connects to the pathway within Hadler No. 3 Subdivision Lot 25,Block 4.
c. Add pathway landscaping along the south side of the Rawson Canal in accord with UDC
11-3B-12.
d. Add shrubs/ornamental grasses/perennials to the pathway within Lot 15, Block 5 and Lot
18,Block 8.
e. 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 11-313-10.
4. Provide an amenity from the multi-modal group in order to meet the required
standards per UDC 11-3G-4.
5. The applicant shall comply with the open space exhibit approved as part of this plat
application that depicts 21.81% (or 19.06-acres) of qualified open space and exceeds
the required amenity points.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
283
6. Prior to the submittal of the first final plat,the applicant shall submit documentation to the
City to withdraw the current preliminary plat application approval for Summerlin West(H-
2024-0023) and modify or withdraw the Final Plat approval for Hadler Subdivision No. 3
(FP-2025-0031)to remove the affected lots.
7. The Applicant shall obtain a Council waiver to allow the Rawson Canal to remain open in a
natural state,per UDC 11-3A-6. All other irrigation facilities,as applicable, shall be tiled in
accord with UDC 11-3A-6.
8. The applicant shall obtain a Council waiver to allow the Block Face Length for E. Crimson
Clover Drive to exceed the maximum requirement of 1,200 feet per UDC 11-6C-3F.
9. 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 S. Locust Grove to the Planning Division
for approval by City Council and subsequent recordation or unless required by ACHD.
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-6B, as applicable.
11. 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.
12. 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 11-313-12C.
13. 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.
14. 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.
15. 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.
16. A Certificate of Zoning Compliance and Design Review application shall be submitted and
approved for the proposed swimming pool facility and pool area prior to 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.
17. 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.
18. The Applicant shall comply with all conditions of ACHD.
19. 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
Sewer
1. Sewer is available to site from Locust Grove and Roberto St.Applicant to extend sewer in
Locust grove to southern boundary, and to extend sewer in Roberto St to eastern boundary
per to and through policy.
Water
1. Water mains extended down E Via Roberto Ln and Locust Grove Rd both need to be 12".
City of Meridian I Department Report IV. City/Agency Comments &Conditions
284
2. With only a single water connection only approximately 50 units can be constructed.
3. Each phase of the development will need to be modeled to verify minimum fire flow pressure
is maintained.
4. If a road to the south is required provide a water main stub to the southern boundary.
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.
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
City of Meridian I Department Report IV. City/Agency Comments &Conditions
285
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-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.
20. A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting.A
copy of the standards can be found at
http://www.meridianciiy.org/public works.aspx?id=272.
21. The City of Meridian requires that the owner post to the City a performance surety in the
amount of 125%of the total construction cost for all incomplete sewer,water and reuse
infrastructure prior to final plat signature. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,
which can be found on the Community Development Department website. Please contact
Land Development Service for more information at 887-2211.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
286
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
1. The project developer shall design and construct multi-use pathways consistent with the
location and specifications set forth in the Meridian Pathways Master Plan Map and Master
Pathways Plan Document Chapter 3). Any proposed adjustments to pathway alignment shall
be coordinated through the Pathways Project Manager. See Interactive Pathways Map on City
Website.
2. Prior to final project approval the applicant shall dedicate a public access easement for a
multi-use pathway parallel to the Rawson Canal, outside of the irrigation easement, for the
length of the project.
10' wide, detached multi-use pathways will be required within the landscape buffers along
W.Vio Roberto St., S Lake Hazel Rd, and S. Recreation Ave.
Applicant shall also provide a north/south pathway connection between the Rawson Pathway
and Via Roberto Street through the site. 10' multi-use pathway is recommended. Pathway
shall be within dedicated easement(s) and routed through common open areas or non-
driveway-loaded roadways so as to minimize pedestrian-vehicle conflicts.
Easements shall be a minimum of 14' wide(10' pathway+2' shoulder each side).All
pathways shall be located outside of irrigation district easements unless permission is
specifically obtained from the governing irrigation district. Easement need only be dedicated
for multi-use pathways that lie outside the public ROW. Follow ACHD easement
requirements for detached sidewalks along public roadways.
Use standard City template for public access easement.Submit all easements online through
Citizen's Access Portal.
3. Construct multi-use pathways per paving section based on existing site conditions as
recommended by project civil engineer in accord with UDC 11-3A-8 and 11-313-12. Prior to
final approval the applicant's engineer shall provide written documentation(stamped plans
depicting recommended paving section)that the pathway segment was constructed per the
recommended specifications.
4. The owner(or representative association)of the property affected by each public access
easement shall have an ongoing obligation to maintain the multi-use pathway.
5. 6' high open vision fencing shall be installed between pathways and(live)water irrigation
canals and laterals as detailed in the Meridian Pathways Master Plan, Chapter 3,page 3-5. All
other fence details per UDC 11-3A-7.
6. Project developer shall be responsible for obtaining license agreement and other
permission(s)as required for constructing within irrigation district easements,if applicable.
7. Should any discrepancy exist between these conditions of approval and the requirements of
the irrigation district,the developer shall work with Pathways Project Manager to achieve a
pathway design that meets both City and irrigation district objectives. City requirements as
City of Meridian I Department Report IV. City/Agency Comments &Conditions
287
stated shall not(nor are they intended to) override those of the irrigation district having
jurisdiction over the project area.
D. Community Planning Association of Southwest Idaho(COMPASS)
https:llweblink.meridiancity.or lWebLink/Browse.aspx?id=445979&dbid=0&redo=MeridianCit
Y
E. Boise Project Board of Control
https:llwebink.meridianciU.org WWebLinkIDocView.aspx?id=448979&dbid=0&repo=MeridianCi
tyBoise Project oard of Control
F. Idaho Department of Environmental Quality(DEQ)
https:llweblink.meridiancity.org/WebLink/Browse.aspx?id=445979&dbid=0&repo=MeridianCit
Y
G. Kuna School District
https:llweblink.meridiancity.org/WebLink/Browse.aspx?id=445979&dbid=0&repo=MeridianCit
Y
H. Ada County Highway District(ACHD)
https://weblink.meridiancity.org/WebLink/Browse.aspx?id=445979&dbid=0&repo=MeridianCit
Y
City of Meridian I Department Report IV. City/Agency Comments &Conditions
288
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;
Stafffinds annexation of the subject site with an R-8 and R-15 zoning designation is
consistent with the Comprehensive Plan Medium Density Residential and Low Density
Residential FL UM designation for this property, if the Applicant complies with the provisions
in Section IV.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Stafffinds the lot sizes and layout proposed will be consistent with the purpose statement of
the residential districts in that housing opportunities will be provided consistent with the
Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Stafffinds that the map amendment will not be detrimental to the public health, safety and
welfare.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including,but not limited
to, school districts; and
Previously the Kuna School District stated they cannot serve the proposed development
because the proposed plats in this zone are beyond district capacity. This proposed
development will impact Silver Trail Elementary, Fremont Middle School, Kuna High School
and Swan Falls High School zones which are already at or over capacity with the current
enrollment. Unlike West Ada School District, the Kuna School District does not have a lot of
options when it comes to busing students to different schools or redrawing the school
boundaries. However; the Kuna School District did not provide comments during the review
period.
5. The annexation(as applicable)is in the best interest of city.
Stafffinds the proposed annexation is in the best interest of the City if the property is
developed in accord with the provisions in Section IV.
B. Preliminary Plat(UDC-6B-6)
In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the
decision-making body shall make the following findings:
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code;
Stafffinds the proposed plat is generally in conformance with the UDC if the Applicant
complies with the conditions of approval in Section IV.
City of Meridian I Department Report V. Findings
289
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Stafffinds public services can be made available to the subject property and will be adequate
to accommodate the proposed development. Sewer is available to the site from Locust Grove
Road and E. Via Roberto Street. The applicant will be required to extend the sewer in Locust
Grove Road to the southern boundary, and to extend sewer in E. Via Roberto Street to the
eastern boundary per the to and through policy.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
Stafffinds the proposed plat is in substantial conformance with scheduled public
improvements in accord with the City's Capital Improvement Program.
4. There is public financial capability of supporting services for the proposed development;
Stafffinds there is public financial capability of supporting services for the proposed
development.
5. The development will not be detrimental to the public health, safety or general welfare; and
Stafffinds the proposed development is not detrimental to the public health, safety, and
general welfare.
6. The development preserves significant natural, scenic or historic features.
Stafffinds the development is preserving the Rawsom Canal by requesting to keep it open as
a natural feature.A waiver from Council is required per UDC 11-3A-6.
City of Meridian I Department Report V. Findings
290
VI. ACTION
A. Staff:
Staff recommends approval of the proposed annexation,preliminary plat and Development
Agreement modification per the provisions in Section IV in accord with the Findings in Section
V.
B. Commission:
The Meridian Planning & Zoning Commission heard this item on [date]. At the public
hearing. the Commission moved to approve the subject [app] request.
1. Summary of the Commission public hearing:
a. In favor:
b. In opposition: None
c. Commenting: None
d. Written testimony: None
e. Staff presenting application:
f. Other Staff commenting on application: None
2. Key issue(s) of public testimony:
a. None
3. Key issue(sl of discussion by Commission:
a. None
4. Commission change(s)to Staff recommendation:
a. None
C. City Council:
The Meridian City Council heard these items on [date]. At the public hearing, the Council
moved to approve the subject [ana] and [ana] requests.
1. Summary of the City_ Council public hearin_g_:
a. In favor:
b. In opposition: None
c. Commenting: None
d. Written testimony: None
e. Staff presenting application:
f. Other Staff commenting on application: None
2. Key issue(s) of public testimony:
a. None
3. Key issue(sl of discussion by City Council:
a. None
4. City Council change(s)to Commission recommendation:
a. None
City of Meridian I Department Report VI. Action
291
VII. EXHIBITS
A. Project Area Maps
1. Aerial
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City of Meridian Department Report VII. Exhibits
294
B. Service Accessibility Tool(Existing Conditions)
PARCEL R7406180040 SERVICE ACCESSIBILITY
Overall Score: 17 5th Percentile
Description
Location Within 1/2 mile of City Limits
Extension Sewer Trunkshed mains 500-2,000 ft. from parcel
Floodplain Either not within the 100 yr floodplain or>2 acres
Emergency Services Fire Response time< 5 min.
Emergency Services Police Reporting District meets response time goals most of the time
Pathways Within 1/4 mile of current pathways
Transit Not within 1/4 of current or future transit route
Arterial Road Buildout Status Ultimate configuration(# of lanes in master streets plan)>
existing (# of lanes) &road IS NOT in 5 yr work plan
School Walking Proximity Not within 1 mile walking
School Drivability Not within 2 miles driving of existing or future school
Either a Regional Park within 1 mile OR a Community Park
Park Walkability within 1/2 mile OR a Neighborhood Park within 1/4 mile
walking
City of Meridian I Department Report VII. Exhibits
295
C. Map Notes
Nearby Recent Preliminary Plats(within last 5-years)
H-2021-0020 H-2021-0062 H-2022-0036
Nearby Recent Conditional Use Permits(within last 5-years)
H-2019-0123 H-2020-0009 H-2020-0057 H-2020-0127 H-2021-0087 H-2021-0086 H-2017-0068
H-2018-0043 H-2017-0129 H-2020-0056 H-2022-0036 H-2022-0064 H-2023-0047 H-2023-0050
H-2024-0014 H-2024-0022 H-2024-0023 H-2024-0041 H-2024-0061
City of Meridian I Department Report VII. Exhibits
296
D. Subject Site Photos
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City of Meridian Department Report VII. Exhibits
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City of Meridian Department Report VII. Exhibits
305
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City of Meridian Department Report VII. Exhibits
306
H. Pedestrian Connectivity
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City of Meridian Department Report VII. Exhibits
307
I. Qualified Open Space Exhibit(date: 4/9/2026)
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City of Meridian Department Report VII. Exhibits
308
J. Amenity Exhibit(date: 4/9/2026)
Proposed Amenities (43 points/code requires 13)
A. Large Central Park(Block 6,Lot 1)—This five- ?c y
acre park will contain the following facilities:
• Pool Facility
• Two Pickleball Courts
• Fenced Dog Park ; i
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+ Seating Benches
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• Two large lawn areas
• Pedestrian Pathway
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B. Four Dog Parks (Block 6, Lot 1), (Block 7, Lot 20),(Block 2, Lot 14)and (Block 11, Lot 1)
• Fenced Dog Park
• Waste Station
• Seating Areas - _
• Attractive landscaping
City of Meridian Department Report VII. Exhibits
309
C. Pathways—The Summerlin
Neighborhood will include the following pedestrian pathways:
• 10'Wide Regional Pathway--1,682 LF
r'
D. Other open green areas— several other open spaces will have the following
amenities:
• Shade structures
• Large open grass areas
• Internal Pathways
• Picnic Area
• Attractive Landscaping
City of Meridian I Department Report VII. Exhibits
310
K. Common Driveways (date: 4/8/2026)
-- --_-----_ E.59'MMERLIN OR.BLOCK I
_-----_---_—_
N N N
m SETBACK LINE LOT LINE 1 3-W 3.00 1 1 3.00, 1
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FILE °"A'oeslB SUMMERLIN SUBDIVISION CIVIL INNOVATIONS,PLLC
OBr OT Br
DRAWN BY Br MERIDIAN,IDAHO HQ E.PARK BLYO M 101
CHECKED BY ET BOISE•ID 83712
ISSUE BATE WIV2029 WNE:Q08[BS44161
SCALE ASSHOWN SHARED DRIVEWAY EXHIBIT %NN'.uVIHfNV3 gns.[am
SIEEf 1 OF 1
City of Meridian Department Report VII. Exhibits
311
I -
L SBMMERLIN BR.
o _
N N
3.Of1' I I 3.0[I' 1
3.01r 3"DIP
W . BLOCK 5
W —SETBACK LINE
W 10 $ (TYPICAL)
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--- --- - -- - 24,00' .1
-� 12.00'
BUILDING
ORIENTATION B 8
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------------
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BUILDING
ORIENTATION 5 $
BLOCK P i i ROCK P i 20.00'
14 1 15 I 16 17 BUILDING 12.00
ORIENTATION 4 I
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Neff l
40 20 B 40
HORIZONTAL SCALE IN FEET
PROJECT NO. 2smmiss
MG ME DRfWMY DESI6rfDDr ar SUMMERLIN SUBDIVISION CIVIL INNOVATIONS,PLLC
DRAWN BY ER MERIDIAN.IDAHO 1043 E.PARK RLYD STE 101
DHECNEDBY ER 805E,I083712
5511E DATE DWQ,2026 PHONE[208F 0&4-6181
SCALE AS SHOWN SHARED DRIVEWAY EXHIBIT www.duiN ruua nns.mm
51EEF 1 OF 1
City of Meridian Department Report VII. Exhibits
312
I '
3 Do- BUILDING 11242 I
3-00' 3.00' d 20d0 ORIENTATION BO o e �
BLOCKS
I 25 I 1g -
I I
BUILDING 112-(Q
m o ORIENTATION 79 c I
L. _--J I I
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4 ■ 2010' ORIENTATION 73 1 LOT LINE
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[TYPICAL}
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BUILDING 140 BLOCK 1 I
ORIENTATION TT $ c I 1
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---i i -- 75 a + ------------ - -- rI
a
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(TYPICAL}
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L (TYPICAL) I I I I I I I
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BLOCK 1
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dB 20 0 40
HORIZONTAL SCALE IN FEET
PFI.OIEOT NO. 26-03M-M
BA"BFlLE DR Br"�`AY
OE51GIE0 BV SUMMERLIN SUBDIVISION CIVIL INNOVATIONS,PLLC
ORAWNBY Err MERIDIAN,IOAHD 1043 E.PARK BLVO STE 101
CHECKED BY ER 3OISE,ID 93712
MILE DATE DM2O26 PHONE RK 9E4-6161
SME AS SHOWN SHARED DRIVEWAY EXHIBIT www.aviHrcnealuns.mm
RMEr 1 OF 1
City of Meridian Department Report VII. Exhibits
313
J
I I I I I C
25
en Lu
BLOCK 1B 12.00'
r BUILDING
27 Y8 ORIENTATION 24 $ $
am8.00'
SETBACK LINE I
3.ar 3.ar
m i'n
I
BLOCK1B 1200 s r
-1 1----�----I ------� _,. -. BUILDING
3.ar 3.ar 2[I,BO ORIENTATION 38 o
I I 3.00' I I 3.00' I
I I 1
BB i 34 ,. ----- --
o a I 35 I4.ar 12.00' i
I z p z I e BUILDING
�'1 ORIENTATION 37 0 1
r r ed �n
I
I
I I I I I
___________________ __
12.P e
r BUILDING
+ ORIENTATION 38 $ Q
E.CLOIIOCBOFT ST.
—DRIVEWAY -- --�-� r
(TYPICAL)
12.0
' OT LINE
BUILDING L
ORIENTATION 39 m Q [TYPICAL}
I0 '------- - a..
20,00,' — 112.W
BUILDING40
K ORIENTATION o 0
BLOCK L
1P 13 I 14
HI J
+� I I a.ar •
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I 3.00'
BUILDING j
20.00' ORIENTATION 41 a 12LOO'
IN
N '
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40 20 0 44
HORIZONTAL SCALE IN FEET
PROJECT ND. 8N m-%
DWI3 FILE DFIONMY
DESIGrED BY ET
SUMMERLIN SUBDIVISION CIVIL INNOVATIONS,PLLC
E5IGI
DRAMBY Er MERIDIAN, DAHO 1W E.PARK BLVD STE 101
NECKED BY Br B06E,ID 81712
6511E DATE NO MIS PHONE:r1081 BBi-6161
SCALE AS SHwm SHARED DRIVEWAY EXHIBIT xSYx.uuiHm]Valuns.mm
POET 1 DF 1
City of Meridian Department Report VII. Exhibits
■
12-00'12.0[II 5 -------------
$ ORIENTBUILDINGATION - -
00; s I '20.00' — 112.00 J �- ----- � -.. :•. d •� '.•.., '1 ORIENTATION20 $ o
l r- - ------ --- WI I I
12-00'�12.{10'I BUILDING xl ,� E------------- - -� '•
ORIENTATION 112.00P
BUILDING 1 •i
ORENTATID21
N o 1
BLOC[15
7 ,.
1200'.
.+ LOT LINE
BUILDING 1
` ORIENTATION 22 0 0 1 {IYPIOAL)
- � I
-------- -- 1
DRIVEWAY ------------
E.AERIS ST. ----- J
1
(TYPICAL) .. ,------------------- - --
I
" I
Y. BUILDING 1 E
AlORIENTATION 23 1
- Y I
c7 a sa o o ------------------- --
II
25W 20.00' sum1� 172:00'
27
I x
I I m o I i m o I �'° ~ •�
I I I I I I
I BUILDING
3 1 26 f ORIENTATION 24 b
I
I 1 3.U0` I I 3.00' SETRAGKLINE
3.p0 3.00 ITYPICALI
e•
I ________________
L. i r
$ $ BLOCK IB 06 fO�O�O�-7
- m
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r
BUILDING
I I---- ----I r---------I ORIENTATION
3.00 1 3.00 1 20.00
c7 ri
I 3.00, 1 3.00' 1
I
I I 1 1 1 a
I 33 ' 34 I 3 -----
o o 35 a BUILDING
ORIENTATION 87 c o 1
>r
MORTH
40 20 0 40
HORIZONTAL SCALE IN FEET
PRO Ecr NO. 29-M,$
DWG RLE DNYETVAP DEslcr�D BY Err SUMMERLIN SUBDIVISION CIVIL INNOVATIONS,PLLC
DRAWN Br Er MERIDIAN,IDAHO lC43 E.PARK BLVD STE 101
CHECKED BY Err BONE,ID 83712
NSDE DATE UM026 PHONE:f269k A$i-B1B1
SCALE ASSHGM SHARED DRIVEWAY EKHIBIT
MET 1 OF 1
City of Meridian Department Report VII. Exhibits
315
I
I
SETBACK LINE-
(TYPICAL)
s I
c.l ci
l r— ----� r— -----1 r--' -- —, ,— $ -----1 r— ----1 r— -----I
3,00' I I 3.OQ 3.01P 3.00, 3-00, I I 3-00, .x
I 3.00, I I 3.01y 3A0' 3_I& 3-013 I I 3-00' 1
I I
I I I I I I I I I I 1 1 I I
I I I l i I I I I I I I
I 11 I 10 i 11 12 13 I 14 'LOT LINE
z I z I y I
{TYPICAL} I
II x iI ll ?� ll II ?Fll II zFl lla� ll lgr
► m l i l 9 f ' 1 m I i I I I i I I I I I I I
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DRIVEWAY i �' Y-$. L. La
E.RADLER DR. (iYPICAL) 4 -
— --- — — --- ...............................................
&Y1RED 0NIIfEWA =1
\ _ '
'li;• s cal
BLOCK 15
BUILDING
{ ORIENTATION 18 $ c
•. '24.00',.�' ci e� I
112-01r 12.0011 BUILDING I j ----------- - -�
1 p o P ORIENTATION _
BUILDING
I
i 6° " ORIENTATION 17 o 0 1
_JI
1
12.0912.00" BUILDING ------- - -�
0 0 $ ORIENTATIONF7771 1 - '2O.G0'•; - 112.00'
20.OR;:
! BUILDING
I
tv
NORTH
40 20 0 44
I
HORIZONTAL SCALE IN FEET
PHQ[CT NO. aamm-ss
DW FILE MWWAY
DESIGNSDeY BT SUMMERLIN SUBDIVISION CIVIL INNOVATIONS,PLLC
E515ner
DRAWN BY Br MERIDIAN,IDAHO 1813 E.PARK BLVD BTE 101
CHECNE71 BY BT BOISE•ID A3712
5511E DATE WR-2026 PHONE:f2081 B84-6161
ScuE AS SHOWN SHARED DRIVEWAY EXHIBIT wxw.uuiMrcnua nns.mm
SIEEF 1 DF 1
City of Meridian Department Report VII. Exhibits
316
L. Building Elevations
Elevations
L,LLI�=�7
r
=u
I
City of Meridian Department Report VII. Exhibits
F317]
M. Annexation Legal Description &Exhibit Map
A Description for
Annexation
Summerlin Subdivision
April 2, 2026
All of Lots 2, 3, 4, and 5, Block 1, Rescue Ranch Subdivision as filed in Book
106 of Plats, at Pages 14734 through 14736, records of Ada County, Idaho, located in
the North 112 of the Southwest 114 of Section 5, Township 2 North, Range 1 East,
Boise Meridian,Ada County, Idaho more particularly described as follows.
Commencing at the Section corner common to Sections 5, 6, 7 and 8,T.2N.,
R.1E_, B.M-,from which the 114 corner common to said Sections 5 and 6 bears, North
00°0442"West, 2655 92 feet; thence on the west boundary line of said Section 5.
North 00`04'42"West, 2012.19 feet to the POINT OF BEGINNING:
thence continuing, North 00°04'42"West, 60,00 feet to the westerly
prolongation of the northerly boundary line of said Lot 5;
thence leaving said west boundary line on the northerly boundary line of said
Lot 5 and the westerly prolongation thereof the following seven(7)courses and
distances:
South 89°52'36"East,706.21 feet;
South 68°53'16"East, 342 09 feet;
75.80 feet along the arc of curve to the left having a radius of 50.00 feet.a
central angle of 86°51'39"and a long chord which bears North 67°40'54"
East,68.75 feet;
North 24'15'05" East, 307.54 feet;
143.71 feet along the arc of curve to the right having a radius of 125.00 feet,
a central angle of 65°52'19"and a long chord which bears North 5711'14"
East, 135.93 feet;
South 89°52'36"East,313 32 feet;
12.01 feet along the arc of curve to the right having a radius of 225.00 feet,
a central angle of 03°03'27"and a long chord which bears South 88°20'52"
East, 12 01 feet to the west boundary line of said Lot 2;
thence leaving said northerly boundary line on
said west boundary line, North 00°04'42"West, 335.88 NL tAND
feet to the east-west centerline of said Section 5, 5� L�cSNsF `s —
coincident with the north boundary line of said Rescue In rn�
Ranch Subdivision; 4�7
thence on said east-west centerline, South ��
89 52'50"East, 1004.03 feet to the Center 114 corner O 4-of �� Q z'
of
of said Section 5; M McCA�'�
Page 1 of 2
City of Meridian I Department Report VII. Exhibits
F318]
thence leaving said east-west centerline on the north-south centerline of said
Section 5, coincident with the east boundary line of said Rescue Ranch Subdivision,
South 00°00'59"West, 585.63 feet to the southerly boundary line of said Rescue
Ranch Subdivision;
thence leaving said north-south centerline on said southerly boundary line and
the westerly prolongation thereof,the following seven(7)courses and distances:
North 89°52'36"West, 1192.35 feet;
South 00604'42"East,535.82 feet;
North 48*18'53"West, 155.34 feet;
North 64°34'41"West,290.61 feet;
North 31°36'40"West, 154.12 feet;
North 68°53'16"West,332.83 feet;
North 89°52'36"West,696.77 feet to the POINT OF BEGINNING.
Containing 20.976 acres, more or less.
End of Description_
N SFD
s
11779
�m z
Of N'Pp()�
r� McCp,
Page 2 of 2
City of Meridian Department Report VII. Exhibits
F319]
Apex Southeast
Sub. Nv. 2
1/4 _ E. Via Roberto Ln.___ ___ 589'52'50'E 1004.03' C1/4 5.5
S.6 S.5 S8952'50'E 1655,16'
i7
J
za
J ( v
: 1 rM. Nadler Sub, No, 7 C3 L a
r) 3
L4 10
t2C.976 Acres o
Rescue Rvnch Sub. a
v y
Lt 589'52'36'E 706.21'
42 C1 N89'52'36"W 1192.35'
N89'52'36"W 696.77'
Paint of L9 tn
Beginning
� w
a Unptatted 1
Laredo Estoles Sub. 1
Cy o I
CV p
a� 1 I N iyl
1n
U N nk
m �I
I I
O s m I
� 3
v
m o 16 Line Table
Z I
1 Line Bearing Length
o�pL LAND
L4 NOO-04'42'W 50.00' yy� �GENSF s'
ti L
L2 568'53'16"E 342.09' O
L3 N2415'05"E 307.54' Z �
L4 S89'52'36"E 313.32' �� t Z 0
L5 N00'04'42'W 335.88' [10ay�E QF �aPd$
L6 N48'18'53"W 155.34'
- 1
1 L7 N64'34'41"W 290,61'
k
1"=4p0'
LB N31'36'40"W 154.12' Seple:
5.6' S.5 L9 N68'53'16"W 332,83' 0 100 200 400 800
S.7 S.8 W. Columbia Rd.
Curve Table
Curve Length Radlus ❑elta Chard Bearing Chord Length
C1 75.80' 50.00' 86'51'39" N67'40'54'E 68.75'
C2 143,71' 125 00' 65'52'19" N57'11'14"E 135.93'
C3 12.01' 225.00' 3'03'27" S88'20'52"E 12.07'
P\S„ —Si.e(—M F—)22-285\w\pl M"..Ex. &/2/2026 7.27.Oi Pu
Exhibit Drawing for Job No.
DAH❑ Annexation 22-2,55
9MWE4%PALa67 Summerlin Subdivsion Sheet No.
SURVEY
BABE.iO4++a 07"
GROUP, LLC mew asro All of Lots 2 and 3, 4, and 5 Block 1, Rescue Ranch Subdivision, located in 1
the N1/2 of the SWI/4 of Section 5. UN- RAE. B.M., Ada County. Idaho. 13w9. Date
4/2/2a26
City of Meridian I Department Report VII. Exhibits
320
N. Preliminary Plat Legal Description & Exhibit Map
A Description for
Summerlin Subdivision
April 3, 2026
All of Lots 2 and 3.Block 1, Laredo Estates Subdivision as filed in Book 58 of Plats
at Pages 5500 and 5501, retards of Ada County, Idaho,All of Lots 2, 3,4,and 5,Block 1,
Rescue Ranch Subdivision as filed in Book 106 of Plats at Pages 14734 through 14736,
records of Ada County, Idaho and an unplatted parcel of land all located in the Southwest
114 of Section 5,Township 2 North,Range 1 East,Boise Meridian,Ada County, Idaho
more particularly described as follows:
Commencing at the Section corner common to Sections 5,6, 7 and 8,T.2N..R.1 E.,
B.M.,from which the 114 corner common to said Sections 5 and 6 bears,North 00°04'42"
West,2655 92 feet;thence on the west boundary line of said Section 5, North 00°04'42"
West,2,062.19 feet;thence leaving said west boundary line,South 89'52'36"East,37 00
feet to the Northwest corner of Lot 5, Block 1 of said Rescue Ranch Subdivision,and the
POINT OF BEGINNING,
thence on the northerly boundary line of said Lot 5 the following seven(7)courses
and distances
South 89`52'36"East,669.21 feet;
South 68°53'16"East,342.09 feet;
75.80 feet along the are of curve to the left having a radius of 50.00 feet,a
central angle of W51'39"and a long chord which bears North 67°40'54"East,
68.75 feet;
North 24'15'05"East.307.54 feet:
143.71 feet along the arc of curve to the right having a radius of 125.00 feet,a
central angle of 65°52'19"and a long chord which bears North 57'11'14"East,
135.93 feet;
South 89°52'36"East,313.32 feet:
12.01 feet along the arc of curve to the right having a radius of 225.00 feet,a
central angle of 03°03'27"and a long chord which bears South 88°20'52"East,
12,01 feet to the west boundary line of Lot 2.Block 1 of said Rescue Ranch
Subdivision;
thence leaving said northerly boundary line on said west boundary line,North
00°04'42"West,335.88 feet to the east-west centerline of
said Section 5,coincident with the north boundary line of
said Rescue Ranch Subdivision; IbNK)P�_ LANp
thence on said east-west centerline,South
89°52'50"East, 1004.03 feel to the Center 114 corner of 7 g
said Section 5:
�p09T� OF %�P d�
Page 1 of 2
City of Meridian I Department Report VII. Exhibits
321
thence leaving said east-west centerline on the north-south centerline of said
Section 5,South 00°00'59"West,585.63 feet to the Southeast corner of said Rescue
Ranch Subdivision;
thence continuing, South 00°00'59"West, 1,081.82 feet to the Northeast corner of
Tamarack Ridge Subdivision as fled in Book 59 of Plats at Pages 5672 and 5673, records
of Ada County, Idaho;
thence leaving said north-south centerline on the northerly boundary line of said
Tamarack Ridge Subdivision the following seven(7)courses and distances:
North 61°46'52"West,361.44 feet;
South B2°33`31"West, 182.68 feet;
North 66°56'01"West,362.91 feet:
314.02 feet on the arc of a curve to the left having a radius of 267.40 feet,a
central angle of 67°17'03",and a long chord which bears South 79°25'27"
West,296.28 feet;
South 45°46'56"West,829.67 feet;
South 57°24'55"West, 143 12 feet:
South 67'27'28"West, 176.39 feet to the Northwest comer of said Tamarack
Ridge Subdivision, coincident with the Northeast comer of Lot 4,Block 1 of said
Laredo Estates Subdivision;
thence leaving the northerly boundary of said Tamarack Ridge Subdivision on the
northerly boundary line of said Lot 4 the following three(3)courses and distances'.
North 87°28'39"West, 78.00 feet:
North 59°23'39"West,474.00 feet;
North 51°21'39"West, 175.99 feet to the east right-of-way line of S. Locust
Grove Road:
thence on said east right-of-way line the following three(3)courses and distances:
North 00'04'42"West, 1,162.80 feet;
South 89°52'36"East, 7.00 feet;
o�Nt LAND
North 00°04'42"West,50.00 feet to the �g;t L\GE NE�4
POINT OF BEGINNING, l —
Containing 84 106 acres,more or less. a T;9
1
End of Description, cep 9rF Epp
a
OF a
Y� MCCA��
Page 2 of 2
City of Meridian I Department Report VII. Exhibits
322
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
323
Development Application Transmittal
Link to Project Application: Summerlin H-2026-0018
Hearing Date: July 16, 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 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.
F
24
E IDIAN;---
Applicant Presentation