HomeMy WebLinkAbout2025-07-22 Regular
City Council Regular Meeting
City Council Chambers, 33 East Broadway Avenue Meridian, Idaho
Tuesday, July 22, 2025 at 6:00 PM
Minutes
ROLL CALL ATTENDANCE
PRESENT
Councilman Doug Taylor
Councilman John Overton
Councilwoman Anne Little Roberts
Councilman Brian Whitlock -Via Remote
Councilman Luke Cavener
Mayor Robert E. Simison
ABSENT
Councilwoman Liz Strader
PLEDGE OF ALLEGIANCE
COMMUNITY INVOCATION
ADOPTION OF AGENDA Adopted
PUBLIC FORUM – Future Meeting Topics
COMMUNITY PRESENTATIONS \[Action Item\]
1. Meridian Police Department - Officer Rodriguez recipient of the Enrique S.
Camarena Award
ACTION ITEMS
2. Public Hearing for Idaho Power McDermott Substation (H-2025-0008) by KM
Engineering, LLP., located at SW corner of McMillan Rd and Owyhee Storm Ave.
Approved
Application Materials: https://bit.ly/H-2025-0008
A. Request: Annexation of 2.69 acres of land from RUT in Ada County to the R-
15 zoning district.
B. Request: Conditional Use Permit to allow the development of an Idaho
Power Substation.
Motion to approve made by Councilman Taylor, Seconded by Councilwoman Little Roberts.
Voting Yea: Councilman Taylor, Councilman Overton, Councilwoman Little Roberts,
Councilman Whitlock, Councilman Cavener
3. Public Hearing for Mogul Industrial Park Subdivision (H-2025-0006) by The Land
Group, generally located at the northwest corner of Black Cat Rd and I-84.
Approved
Application Materials: https://bit.ly/H-2025-0006
A. Request: Preliminary Plat to subdivide two (2) existing parcels into eleven
(11) building lots across three (3) phases in the I-L zoning district on 88.20
acres of land.
Motion to approve made by Councilman Cavener, Seconded by Councilwoman Little Roberts.
Voting Yea: Councilman Taylor, Councilman Overton, Councilwoman Little Roberts,
Councilman Whitlock, Councilman Cavener
4. Public Hearing for AOCI Comprehensive Plan Map Amendment (H-2025-0029) by
City of Meridian, located citywide and at 12504 W. Amity Rd. Approved
Application Materials: https://bit.ly/H-2025-0029
A. Request: Comprehensive Plan Map Amendment (CPAM) to modify the
boundaries of the Future Land Use Map (FLUM), along with a subsequent
request to Ada County to re-establish the modified boundary of the Area of
City Impact (AOCI), which includes the removal of 38 parcels totaling
approximately 507.34 acres and adds one 5.06 acre parcel.
Motion to approve made by Councilman Overton, Seconded by Councilwoman Little Roberts.
Voting Yea: Councilman Taylor, Councilman Overton, Councilwoman Little Roberts,
Councilman Whitlock, Councilman Cavener
5. Public Hearing: Proposed updates to Title 4, Chapter 1, Meridian City Code per
Idaho Code section 50-344(2), regarding temporary and project-specific solid
waste collection
6. Public Hearing: Proposed updates to Title 1, Chapter 7, Section 9, of Meridian City
Code regarding City Councilmembers' Compensation
7. Public Hearing: Proposed updates to Title 1, Chapter 6, Section 5, of Meridian City
Code regarding Mayor's Compensation
ORDINANCES \[Action Item\]
8. Ordinance No. 25-2092, updates to Title 4, Chapter 1, Meridian City Code per Idaho
Code section 50-344(2): Amending Meridian City Code section 4-1-3 to add
definitions of “household waste” and “temporary project”; amending Meridian City
Code section 4-1-4, regarding compulsory use of solid waste collection franchisee’s
services; amending Meridian City Code section 4-1-8, regarding collection of solid
waste and recyclable materials, specifically temporary project service and on-call
service; amending Meridian City Code section 4-1-10(G), adding an exception to
compulsory use of franchisee for temporary project solid waste collection;
repealing conflicting ordinances; and providing an effective date. Approved
Motion to approve made by Councilman Taylor, Seconded by Councilman Cavener.
Voting Yea: Councilman Taylor, Councilman Overton, Councilwoman Little Roberts,
Councilman Whitlock, Councilman Cavener
9. Ordinance No. 25-2093: An Ordinance Amending Title 1, Chapter 7, Section 9 of
the Meridian City Code, Regarding City Councilmembers' Compensation; Providing
a Savings Clause; and Providing an Effective Date Denied
Motion made to approve by Councilman Overton, Seconded by Councilwoman Little Roberts.
Voting Yea: Councilman Overton, Councilwoman Little Roberts
Voting Nay: Councilman Taylor, Councilman Whitlock, Councilman Cavener
10. Ordinance No. 25-2094: An Ordinance Amending Title 1, Chapter 6, Section 5 of
the Meridian City Code Regarding Mayor's Compensation; Providing a Savings
Clause; and Providing an Effective Date Approved
Motion to approve made by Councilman Overton, Seconded by Councilwoman Little Roberts.
Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock
Voting Nay: Councilman Taylor, Councilman Cavener
FUTURE MEETING TOPICS
ADJOURNMENT 7:56 P.M.
Meridian City Council Work Session July 22, 2025.
A Meeting of the Meridian City Council was called to order at 6:00 p.m. Tuesday, July
22, 2025, by Mayor Robert Simison.
Members Present: Robert Simison, Luke Cavener, Liz Strader, John Overton, Doug
Taylor, Anne Little Roberts and Brian Whitlock.
Members Absent: Liz Strader.
Other Present: Tina Lomeli, Bill Nary, Linda Ritter, Nick Napoli, Clint Dolsby, Tracy
Basterrchea, Steve Taulbee and Dean Willis.
ROLL-CALL ATTENDANCE
Liz Strader X Brian Whitlock
Anne Little Roberts X John Overton
_X_ Doug Taylor _X_Luke Cavener
X Mayor Robert E. Simison
Simison: Council, we will call the meeting to order. For the record it is July 22nd, 2025,
at 6:00 p.m. We will begin tonight's regular City Council meeting with roll call
attendance.
PLEDGE OF ALLEGIANCE
Simison: Next item up is the Pledge of Allegiance. If you would all, please, rise and join
us in the pledge.
(Pledge of Allegiance recited.)
COMMUNITY INVOCATION
Simison: We had no one sign up for the community invocation.
ADOPTION OF AGENDA
Simison: So, we will move on to adoption of the agenda.
Cavener: Mr. Mayor?
Simison: Councilman Cavener.
Cavener: Move we adopt the agenda as presented.
Overton: Second.
Meridian City Council
July 22,2025
Page 2 of 41
Simison: Have a motion and a second to adopt the agenda. Is there any discussion? If
not, all in favor signify by saying aye. Opposed nay? The ayes have it and the agenda
is agreed to.
MOTION CARRIED: FIVE AYES. ONE ABSENT.
PUBLIC FORUM — Future Meeting Topics
Simison: Madam Clerk, anyone signed up under Public Forum?
Lomeli: Thank you, Mr. Mayor. No one has signed up.
COMMUNITY PRESENTATIONS [Action Item]
1. Meridian Police Department - Officer Rodriguez recipient of the
Enrique S. Camarena Award
Simison: Okay. Then with that we will move on to Item 1, which is a community
presentation from the Meridian Police Department regarding Officer Rodriguez, recipient
of the Enrique S. Camarena Award. So, I will turn this over to Chief Basterrechea.
Basterrechea: If you don't mind I will turn the dais around, so -- I would rather look at
them than you. Sorry. So, the reason that we are here tonight is to recognize doc --
Officer Robert Rodriguez, one of our school resource officers. He has been named the
2024-2025 recipient of the Enrique Kiki Camarena Award for the State of Idaho. He
was formerly recognized earlier this summer by the Idaho Elks Association at a
convention held on June 7th at the Center of the Universe, Wallace, Idaho. And we are
here to honor him tonight. This recognition is presented annually by the Benevolent and
Protective Order of the Elks Awareness -- Drug Awareness Commission, which is very
involved with the Meridian Anti-Drug Coalition and we are very thankful for your
involvement with that. It honors law enforcement professionals who demonstrate an
unwavering commitment to drug prevention and education. Officer Rodriguez was
selected by his peers for exemplifying the principles and values championed by DEA
Special Agent Enrique S. Camarena. Sacrifice, integrity and dedication to public
service. For those of you who don't know Special Agent Camarena was -- life was
tragically taken in 1985 while fighting drug trafficking and he remains a symbol of
courage and purpose in the law enforcement community. The award bearing his name
continues to honor those who work tirelessly to protect and educate their communities.
As a school resource officer with the Meridian Police Department at Mountain View High
School Officer Rodriguez has dedicated himself to building trust with students,
promoting healthy decision making and creating a safe and supportive environment for
Idaho's youth. His ability to connect with children and provide a positive impactful
presence in their daily lives is recognized as a rare and invaluable gift. This marks the
second time a Meridian Police Department officer has received this distinguished honor.
In 2021 Officer Leroy Sonata was also named the Camarena Award recipient
underscoring the department's ongoing dedication to the meaningful youth engagement
Meridian City Council
July 22,2025
Page 3 of 41
and substance abuse -- abuse prevention. One thing I would point out, too, is this really
highlights the work that our school resource officers do every day in West Ada School
District and the high bar that they set for those other school resource officers around the
state and we are very appreciative of all of that. So, with that we would like to
congratulate Officer Rodriguez on his well-deserved recognition and thank him for his
ongoing commitment to public service and to the students and student advocacy and for
drug prevention and drug awareness. So, if you would come up, Robert, we will present
you with the plaque from the Idaho Association. We also have the bust that will stay
with Robert for over the next year and another plaque that will have his name on it as
well, with the other awardees.
Rodriquez: I just want to say thank you to Susie and -- come on up here, Susie. To
Susie with the Elks Lodge, also a member of the MADC and thank you to the gals over
at the MADC. You guys are amazing. And, most importantly, my wife. Come on.
Nope. Come on up. For putting up with my 17 year career in law enforcement to date.
For being an amazing woman and best friend, so -- I really don't have a whole lot to say.
I don't speak a whole lot. I just want to mention how large the print is for the chief to
read this stuff. I will be there one day I'm sure.
Stertz: We are very proud of him. We are very proud of him and we sure had a lot of
fun in Wallace.
Rodriquez: You said you weren't going to tell anybody.
Stertz: Oh, I didn't say anything.
Simison: Well, Officer, on behalf of myself and the Council, congratulations and I will
just say this. Whenever we would go to Mountain View you make a world of difference
for everyone around you and it's clear. So, appreciate what you do and horns up.
ACTION ITEMS
2. Public Hearing for Idaho Power McDermott Substation (H-2025-0008)
by KM Engineering, LLP., located at SW corner of McMillan Rd and
Owyhee Storm Ave.
A. Request: Annexation of 2.69 acres of land from RUT in Ada County
to the R-15 zoning district.
B. Request: Conditional Use Permit to allow the development of an
Idaho Power Substation.
Simison: Okay. With that we will move on to the rest of our scheduled work for this
evening. So, next up will be a public hearing on Item H-2025-0008 and we will open
this public hearing with staff comments.
Meridian City Council
July 22,2025
Page 4 of 41
Ritter: Okay. I was giving everyone a chance to funnel out. So, good evening, Mayor
and Council Members. Linda Ritter, Planning Department. So, tonight we are here for
an annexation and conditional use permit for property located at the southwest corner of
McMillan Road and Owyhee Storm Avenue. The site consists of two and a half acres of
land. It's -- we are annexing 2.69 acres of land from RUT in Ada county to R-15 zoning
district and a conditional use permit to allow for the development of the Idaho Power
Substation. So, this application went through a record of survey in the county to parcel
out this two and a half acres, because normally county property -- it's five acres per lot,
but they allowed this one time split for the two and a half acres. So, that they are
proposing the construction of this new substation to enhance the reliability and
resilience of electrical services in Meridian and the surrounding areas of Ada county.
Currently customers in this region are served by Can-Ada Substation in Nampa and the
Ten Mile Substation in Meridian. So, the rapid ongoing growth throughout the Treasure
Valley has placed increased demand on these existing facilities leading to service strain
and reduced reliability. The proposed substation is particularly designed to
accommodate future growth and development, while also alleviating pressure on the
existing infrastructure. While rerouting service lines, the new facility will not only serve
new residents and commercial customers, but also improve service continuity and
reliability for current users. The site is proposed to be developed with the substation
that includes up to two transformers, each to serve four distribution feeders up to two
breakers beneath the transmission termination structure of the two metal clad
structures, which managing -- managed to switch to distribution feeders. One small
control building, which houses racks of switches and communication equipment and
one transmission dead-end structure, which connects to the -- with the transmission line
on McMillan Road. So, the public utility major public infrastructure is a permitted use in
the R-15 district upon approval of a conditional use permit and compliance with the
specific use standards for the UDC. Staff has determined that the proposed project
align with these standards and is essential to support the area's long-term utility needs.
Access to the property will be via McMillan Road and Owyhee Storm. So, it's designed
to meet the standards in accordance with the ACHD requirements. These two access
points are necessary to safely accommodate the maneuvering of large transport
vehicles during frequent -- Infrequent deliveries of major electrical equipment, such as
transformers, breakers, metal clad switch gear to the substation. Under typical
operation conditions a single access point would generally be sufficient to support
routine inspection and maintenance activities. The substation yard will be graveled to
allow for safe operation of the ground grid system underneath the service. The gravel is
specific for utility use. It's a typical three inch rod that also allows for water drainage.
Since no vehicle parking occurs within the substation the applicant is not proposing to
pave the surface inside the yard. Although the development of the power station is
located within a residential zone, the applicant is proposing a 30 foot landscape buffer
along the west side of the property to mitigate any noise that may generate -- along the
west and south side to mitigate any noise that may be generated from the substation.
Although there is no building the applicant is proposing an eight foot tall precast stamp
concrete wall along McMillan and Owyhee Storm Avenue frontages. Staff is also
requiring the wall to be extended around the whole substation. Basically because it is
abutting residential zones. So, they will be required to go through a certificate of zoning
Meridian City Council
July 22,2025
Page 5 of 41
compliance and design review prior to building permit issuance for the wall. The
Comprehensive Plan goal is to require appropriate building design and landscaping
elements to buffer screen, beautify and integrate commercial multi-family and parking
lots into existing neighborhoods. Although this has not been developed yet, but this is
zoned for residential and we are looking at development applications that may come in
for residential in this area. So, the maximum height of fences involved within a
residential zone is six feet. The applicant is requesting alternative compliance through a
separate permit outside of this process to increase the height of the proposed wall to
eight feet in order to maintain site security and deter trespassing. So, at a later date,
upon approval of the annexation. So, they had requested barbed wire on top of a fence
for them, but barbed wire is not allowed within residential areas, so staff is not in
agreement with that. And, then, also the applicant will be asking for a DA provision that
would allow deferral of landscape installation until development occurred within The
Fields District, citing the lack -- the current lack of available water in the area. But,
however, there is water within the Owyhee Storm Avenue. There was a 12 inch water
line and it goes to the intersection of Owyhee and McMillan Road. That does not have
a timeline for when the development, particularly on properties adjacent to the subject
site, will move forward. While irrigation infrastructure is not available yet, city water is
available within the Owyhee Storm and there is an existing irrigation ditch and box that
is located along the northern portion of the property. The applicant has approached
Public Works staff regarding temporary use of city water for landscaping until an
irrigation pump can be installed. Public Works doesn't have any objection to enter into
an agreement allowing the use of city water for a five year period, after which the
irrigation pump must be operational. Per UDC 11-3B-14 all required landscape and
irrigation system and site features must be installed in accordance with the approved
landscape plan prior to the final project approval, as there is no separate occupancy
approval process. So, staff does not support the applicant's request as there is no
mechanism to delay this landscaping installation, which is required -- which is a required
component of the development. Deferring the landscape would hinder the
establishment of mature -- of a mature vegetative buffer, which is essential to provide
adequate screening for future adjacent residential development. So, the Commission
recommended approval with the conditions that were outlined in our staff report. This
issue of deferring the landscape -- I don't think it was brought up at the Planning and
Zoning Commission meeting. We did talk about the wall, but this came after the
hearing, so just wanted to put this front and center before you. We had no one
commenting on the application, other than the applicant and the property owner. Again,
the only discussion that really took place was about the concrete stone wall surrounding
the entire property, rather than a chain link fence on the south and west side of the
property. We have had no comments since the hearing and other than that staff will
stand for any questions that you may have. But I do have Clint here to talk about the
water in the roadway if you have questions.
Simison: Thank you, Linda. And, Clint, you look so much happier to be here than on
vacation. Council, any questions for staff?
Cavener: Mr. Mayor?
Meridian City Council
July 22,2025
Page 6 of 41
Simison: Councilman Cavener.
Cavener: Linda, just one question for you about this request. Forego the landscape
buffer until developments occurred in The Fields District. Is there any specificity
provided about that? I mean there is development that has already occurred within The
Fields District and so I'm trying to figure out what -- what it is they were trying to
accomplish. Was it, again, more about maybe a miscommunication about the lack of
services or was there something else that was driving it?
Ritter: The applicant will be able to explain this more to you. We have been in -- we
have had a meeting. It is my understanding they have talked with Nampa Irrigation
District because -- first I thought this was under Settlers Irrigation, but it's under Nampa
Irrigation District. There is water that flows through here, but I think it floods the field for
irrigation right now. It flows across the field from the south of the property. But, again,
there is an irrigation box and irrigation also flows from this side across through here and
on through and, then, there is some kind of concrete ditch along here where water
flows, but I don't know if it's just flooded. I didn't get a chance to talk to anyone from the
irrigation district. I think -- I'm not sure. I think the applicant can better explain why they
would like to do this. It's just not something that staff is in support of.
Cavener: Okay.
Ritter: We would like to see this corner looking nice.
Cavener: Thanks. I have no other questions, Mr. Mayor.
Simison: Council, any additional questions for staff? All right. Then would the applicant
like to come forward?
Hopkins: Thank you, Mr. Mayor, Members of Council. Stephanie Hopkins with KM
Engineering. Our address is 5725 North Discovery Way in Boise.
Hazel: David Hazel. 1221 West Idaho Street. Idaho Power.
Hopkins: Thank you for considering our request this evening. I'm here with Idaho
Power to request annexation into the R-15 district and a conditional use permit for
public infrastructure for the McDermott substation, which is in northwest Meridian.
Linda did an awesome job of giving a -- an overview of our request and we will keep our
presentation pretty -- pretty short. Did you get my presentation? Thank you. Am I able
to control it or -- okay. So, Idaho Power has worked with the adjacent property owners
in this area to locate the substation in this -- in this area specifically. They plan to build
the substation here to serve this area of Meridian and Ada county. As we all know,
Meridian specifically in this area is growing very quickly. This is in The Fields sub area
plan, which is anticipated to include a mixture of uses. Industrial, commercial,
residential and multi-family uses and there are projects that are being contemplated
currently that will be directly adjacent to this site. So, that's the -- when I think staff was
Meridian City Council
July 22,2025
Page 7 of 41
saying Fields District, that's probably the project that they were speaking of and that's
what our request is for pressurized irrigation and landscaping, which we will provide
more information about a little bit later. So, the -- the objective of this is to provide
reliable and adequate electricity in this area and for all of Ada county. So, this is a
graphic just to show how this all works. Substations are the point in which Idaho Power
serves their customers directly. As this graphic shows there are multiple ways in which
power is generated. It's moved from a larger switching station to transmission lines and,
then, to businesses, homes and users. Idaho Power's objective is to meet the demand
of existing and future customers in this area, while we are leaving existing facilities.
Currently customers in this area are served by the Can-Ada substation, which is Nampa
and the Ten Mile substation in Meridian. The -- this substation, McDermott substation,
will connect to the existing Northside substation with a new 138 kilovolt wire from the
existing 230 kilovolt transmission line poles, those large apparatus along McMillan. This
is located at the southwest corner of Owyhee Storm and McMillan, close to Owyhee
High School. There is proposed to be -- or there are proposed to be two points of
access, one to McMillan and one to Owyhee Storm. Both will be secured with gates.
There will be -- the entire yard will be securely fenced and as staff mentioned initially we
were requesting to have two of our boundaries with chain link and since, then,
commission has recommended that those boundaries, the -- the south and west
boundary of the site be -- include the precast concrete wall, which is what's proposed on
the north and east. We think that with this addition that the -- a request to defer
landscaping will be a little bit more palatable. It will be a presentable and nice project
until landscaping is installed and future development comes through. So, the -- let's
see. The internal yard is going to be graveled. There -- the site is designed to include
two transformers, two breakers, two component metal clad. Transmission will come in
from the dead end, which will go into the transformer, which steps the electricity down
from 138 kilovolts to four 12.5 kilovolt distribution feeders that will go out to customers
through the metal clad. Commission recommended that we include the precast
concrete walls mentioned and our request this evening is to -- we have two requests.
So, we would like to request that a DA provision be added to allow landscaping and
pressurized irrigation to be deferred until future development comes in. There are
several projects in The Fields District that are being contemplated currently and within a
certain time frame they will come in and bring services with them and we just think that
it's realistic and logical that that landscaping be installed with that development, so it's
all cohesively done at the same time. Our second request is to extend the conditional
use permit time frame from two years to five years, just to allow this -- a little bit more
time to commence the use of the -- the public infrastructure. They anticipate that it will
happen within the two year time frame, but it would just be -- it would be nice to make
sure they have a little extra time if needed. So, we really appreciate Linda and Public
Works' coordination and help on the different components of this project. We have been
working with them and did mention it in our last meeting with the Commission that we
were hoping to defer -- or work through some kind of solution to defer the pressurized
irrigation and landscaping and just working with them in general on all of the
components of this project has been great. So, really appreciate that and thank you for
your consideration this evening. We will stand for questions.
Meridian City Council
July 22,2025
Page 8 of 41
Simison: Thank you. Council, any questions for the applicant?
Taylor: Mr. Mayor?
Simison: Councilman Taylor.
Taylor: Your request -- the second request to have the CUP granted extended from two
years to up to five years. Is that because you need the time to install the new
transmission line and all the permitting that's required or like -- can you just give a little
more detail about why you would need that extra time to -- for that kind of buffer that
you are looking for?
Hazel: So, we are kind of working off our proposed timeline right when this project was
kicked out and there is a lot of variables leading up to this project that could extend our
time frame. I dearly want to complete this project within two years, but if there is an
issue with equipment or something else within the site that could extend our project
duration out. I think that's kind of why we are asking for the extension is if we do run
into those issues as we are getting materials coming in, you know, something pushed
on our side as far as design that we are still covered if we push a year or two.
Simison: And can you say your name for the record, please?
Hazel: David Hazel. Idaho Power.
Simison: Thank you.
Taylor: Mr. Mayor, quick follow up?
Simison: Councilman Taylor.
Taylor: On the landscaping pressurized irrigation being deferred, so, you know,
understand the staff commenting like there is really no way for us to sort of make sure
you do it; right? If -- other than on my honor I will do it kind of a thing. So -- and I think
that's a good point. Obviously, Idaho Power is a good, wonderful company, track record
in -- in the state, but how -- how do we have any assurance that it will get done and
done right if we don't have any way to ensure that it gets done if we give you that ability
right now?
Hopkins: So, Mayor, Councilman Taylor, I think you bring up a good point. Idaho Power
is a different -- I would say partner -- community partner with the city. They are not your
typical developer. They are perhaps in a different circumstance than most developers
and I think that there is an opportunity to probably work through some kind of
agreement with them, maybe, you know, through this application, through the
development agreement maybe there could be a memorandum of understanding or
something that's attached. We are asking for a situation that's not typical, right, and I
think that that's merited based on the public utility component of it. We have been trying
Meridian City Council
July 22,2025
Page 9 of 41
to create -- I think of solutions, too, and I think a development agreement is the easiest
way up front, with maybe in the provision we say that there has to be an agreement on
the site that's, you know, checked up on or -- or something along those lines. I don'
know if the city attorney maybe has any ideas, but --
Simison: Yeah. Mr. Nary, would a surety not work in this situation?
Nary: A what, sir?
Simison: A surety bond. Would that not work in this situation?
Nary: Well, we certainly can. I mean there is usually a time limit --
Simison: Correct.
Nary: -- for those, but, otherwise, yeah. that's -- that's one method you could use.
Simison: So, surety bond would work. It's a time limit, but they either -- they could
either pay the entire amount to pull it or a portion of it, depending upon the time frame
that's identified.
Hopkins: Mayor, I think Idaho Power is amenable to that and, you know, maybe just --
we could discuss further with staff to see what the parameters on that are or -- they are
willing to work with that. I think that would be a favorable outcome.
Hazel: And I think that kind of helps relieve some of our irrigation landscaping concerns
as well if that's deferred I should say.
Hopkins: Yeah. Absolutely. If we were able to do a surety to, you know, put up a bond
for the amount of money that would be required for the landscaping and the pressurized
irrigation I think that would give Idaho Power the ability to defer it in the way that they
want to and making the city able to actually make it right eventually.
Simison: And I will defer to Council's viewpoint and staff and -- staff on how easy that
is, but --
Cavener: Mr. Mayor?
Simison: Councilman Cavener.
Cavener: I appreciate I think you are giving a creative approach to this. I -- I am
curious to kind of hear how our staff would respond to this type of request and their
ability to manage that as well. It's an important consideration.
Ritter: So, Mayor, Council, we have been in that situation before. We have a project
that is at the corner of Ten Mile and McMillan Road that was a plat that was approved
Meridian City Council
July 22,2025
Page 10 of 41
and they did the same thing, bonded for their landscaping, and to date that landscaping
has not been installed and that bond is still there. I don't know how valid that bond is,
but the city has -- not saying that Idaho Power would do this, but the city has been
burned by putting in -- having someone bond for the landscaping and never put in the
landscaping and as far as this project, if we are waiting for the development that is
adjacent to this, we just don't know when that will come in. I know we have been
working with the property owners looking at doing some development there, but the
phases that are close to this property are not something that is immediate, that won't
happen anytime soon, so I don't know how far out that development would be and if we
waited for that we don't know when that landscaping might go in. So, staff has talked
internally about this and the -- we just don't -- there is no time frame for when that
development will come in and as, again, our code says with development this is all
supposed to go in. The city has offered an option for irrigation for the landscaping that
should assist with putting this landscaping in, because we would like to see some
mature landscaping on this property, because you have a 30 foot buffer to the south and
a 30 foot buffer to the west to help mitigate this substation for when the residential
development does come in. We don't want it to be like new landscaping that's coming
in that's not going to provide a sufficient buffer for this residential. So, we have been
upfront with the applicant that we are not in support of this based on our code and some
of the issues that we have had with bonding for landscaping. So, again, you guys get to
make a final call. That's just staff's position on this. Well, it depends. I imagine --
don't want to talk about the other situation in that context, but if -- but if people are not
adhering to their bond we have a different issue to address, because we should be able
to execute that bond and go do -- have the work done if it's past due, but if it hasn't
reached the requirements of the DA that's a different story. So, I think it depends on
how it's determined, because you can do a bond that says you have five years and
within five years we will -- you will either put it in yourselves or we will execute the bond
for you to have it done for you, because to me you are like asking for up to five years.
Well, it seems like five years is a great time frame. The landscaping needs to be put in
one way or the other. If that's what you are asking for I think it's fair for us to achieve
that same outcome however we choose to -- to alleviate the points that have been
raised by staff. But in two cents. Councilman Taylor.
Taylor: Thank you, Mr. Mayor. Can you just walk me through, again, the reasons why
you want to defer? Is it just the uncertainty of timing? Is it the uncertainty of access to
pressurized irrigation water? Would you just remind me kind of why you want that
deferral?
Hazel: Yeah. I can field that one. So -- I mean it's really the lack of pressurized
irrigation and there was that depiction of -- earlier I think, Linda, you pulled up with the
irrigation box on the north side of our property. So, I was able to meet with Mark
Phillips. He is a private water owner out there. That water is part of the Nampa-
Meridian system, but they don't own that ditch is my understanding and so, basically,
meeting with Mark that vault that was shown on that drawing -- I don't have it up here,
but basically that's just a drain. So, we don't have any surface water readily available to
us on our property, because he is flood irrigating from the south to the north up to our
Meridian City Council
July 22,2025
Page 11 of 41
property; right? So, basically, our surface water is going to end at our substation, so we
are not going to want to flood our whole yard; right? So, we don't have an option to
drop a pump into that vault like we were talking earlier unfortunately. The other option I
think was the city water as well, right, which we are open to. I guess the -- the biggest
challenge I see there is I'm kind of hoping for like a final solution with this; right? So, if
we are putting in city water and we are going to be required to come back and hook up
to the pressurized irrigation system once it's available, we are going to be spending
additional dollars to reconfigure our system to tie into that; right? So, I guess the point
I'm trying to make is our hope would be -- is that once that pressurized irrigation is
available we can start our plantings out there and meet the code requirements
associated with that.
Taylor: Mr. Mayor?
Simison: Councilman Taylor.
Taylor: I think that sounds reasonable, but you are also asking for a window of two to
five years. So, if you are hoping for some certainty about what your configuration is for
the -- the pressurized irrigation, like -- and I -- and I understand that seems like there is
a few moving parts here that we don't have all of our arms around in terms of what's
where and what we have --
Hazel: Right.
Taylor: -- my understanding would be that the city water would be sufficient pressurized
water for that and it may be two, three or five years or beyond before you would have
access to pressurized irrigation water and I don't know how that would -- issue is going
to be resolved. If we required you to -- if we didn't give you the deferral and you are
required to have the city water, there is no objection -- you could do that, you just don't
want to have to change that configuration maybe in whatever time frame that is when
the pressurized irrigation comes back. Am I tracking correctly?
Hazel: Right. And I mean it's the bigger picture, too; right? It's all kind of falling back
on the cost associated with this stuff and trying to rework stuff that we have already put
in. You know, I mean I just don't want to go shell out additional dollars if we are
reworking something just to get us by in the interim, if that makes sense, versus having
a complete system that's readily available, we can tie into it and do what we need to do
on the perimeter of our yard.
Taylor: Mr. Mayor?
Simison: Councilman Taylor.
Taylor: So, do you have any idea what it would look like to move from a pressurized
system supplied by the city to irrigation? Because --
Meridian City Council
July 22,2025
Page 12 of 41
Hazel: I mean it's -- I'm sorry. Go ahead.
Taylor: Just to finish my point -- because the irrigate -- you know, the -- the irrigation,
you know, system to provide the water, that's not going to have to change, it's just going
to be how you are going to tie into it.
Hazel: Right.
Taylor: So, I'm having a hard time tracking how expensive that might be considering the
significant scale of infrastructure that's going to go into this anyway. So, help me
understand -- do you know what it take to switch from city pressurized water to
irrigation? And I don't know if you know the answer to that.
Hazel: Well, let's -- I'm going to throw out a round number, right, that I'm going to
ballpark off the top my head. I'm going to say 15,000 dollars. Fifteen thousand isn't
nothing; right? I mean that's something that we are going to have this project closed
out, this is going to be in operation and, then, we are going to have to come back and
spend that additional money for stuff that we already have functional to tie into that PI
system when it's available. I guess what -- what I'm trying to avoid is just the additional
rework; right? The additional dollars associated with that. So, if we come off the city
water, if that's the final solution that's -- you know, we can do that, but I think the -- the
preference would be is to come off the PI system once it's available. So, we are not,
you know, using water from the city water to feed our planting.
Overton: Mr. Mayor?
Simison: Councilman Overton.
Overton: Either one of you, Stephanie or -- just talk to -- if you don't want to landscape
it what is it going to look like?
Hazel: So, that decorative concrete wall is -- I mean there were some depictions up
there earlier, but that's basically what the parameter would look like. It's a -- basically a
precast wall. It's stamped. It's got some decorative elements in it, depending on, you
know, which route we go. But that would be kind of the -- the focus of the substation;
right? Is the -- that concrete wall. You wouldn't have the trees on the perimeter. We
were talking about putting maybe xeriscape and some perma bark down on that 30 foot
swath, potentially, which we could still do without the water there. I guess that
answered your question?
Overton: Mr. Mayor, follow up?
Simison: Councilman Overton.
Overton: Well, it does and it doesn't yet, because the trees do need water.
Meridian City Council
July 22,2025
Page 13 of 41
Hazel: Correct.
Overton: And you are putting in xeriscape landscaping. I'm just curious how are you
watering the trees if there is no water out there?
Hazel: Like physically? Is that what you are asking?
Overton: Yeah.
Hazel: Well, if we have a source as of being either the city water or the PI system, we
can set that up on a regular schedule off a drip system to water our plants.
Overton: So, use the city water for the trees on the xeriscape landscape --
Hazel: No. Sorry. Let me back up. I'm saying the xeriscape is what we would try to do
as part of the interim period between that and the pressurized irrigation being available.
Once the pressurized irrigation is available we would use that water to plant those trees
and keep them alive.
Overton: Okay. My mistake is I'm looking through --
Hazel: If we hooked up to city water we -- we have the same thing, but it goes back to
the point of -- I'm trying to avoid the rework and additional cost if we possibly can; right?
Simison: How about we trade you landscaping for moving the poles on McMillan over
just a little bit to allow that road to be widened. It seems like a deal to me. Okay. All
Right. Did anyone sign up to provide testimony on this item?
Lomeli: Mr. Mayor, no one has signed up.
Simison: Okay. Is there anybody in the audience that would like to provide testimony?
Just so we at least know where we stand. I'm not seeing anyone coming forward or
raising their hand. So, we will let you stay there until Council is either done with
questions or ready to close the public hearing, unless you have any final comments that
you want to try to make at this point. I heard a pop in the system. He has got Bills.
Taylor: Can you just tell me -- and maybe staff can help, too. I'm curious about the
conversations with the Nampa Irrigation District. Is there -- I mean it sounds like some
changes to the system have to be in place for you to have access and I'm not totally
tracking what all changes need to be. Do you -- can you provide some insight like what
will have to happen before you will have access to that? And I don't know if -- Linda, if
you know the answer to that or, David, if you -- what conversations you have had where
you have any idea what they are going to have to do to -- in order to provide you with
that?
Hazel: You just mean the PI system?
Meridian City Council
July 22,2025
Page 14 of 41
Taylor: Yes. Correct.
Hazel: They just need to kind of get it to our property. I believe it's coming from the
west to the east; right?
Taylor: And did you have any sense of time frame from them, like -- how that's going to
happen?
Hazel: It's kind of up in the air at this point.
Taylor: Because it seems like we just have no clue when you are going to have access
to that. It could be next year. It could be in five years. It could be like -- Nampa
Irrigation District will just do whatever they want, because water rules everything; right?
I'm just having a hard time tracking when we could have any expectation of that and it
just seems very vague and open-ended and, Linda, I don't know if you have had any
communication with them that -- because I read their letter on that -- in the application.
It's very unhelpful.
Ritter: Mayor, Council Member Taylor, correct, that irrigation district did not provide
much information and I think from the conversation we have been having are you guys
waiting for the development to occur that's adjacent to you to bring that over to your
property or --
Hazel: Yes. That's my understanding.
Ritter: And I guess that's the city's issue. We don't know when that development is
coming and so we don't have a time frame. We don't -- there is a lot of unknowns, so
that's staff's position on it, so --
Overton: Mr. Mayor?
Simison: Councilman Overton.
Overton: Still trying to grasp my head around what this is eventually going to look like.
What landscaping is your final plan?
Hopkins: Mr. Mayor, Councilman Overton, we do have a landscape plan that shows 30
feet along the west and south boundary and, then, if it's on the screen now there is a
variety of vegetative ground cover and a mixture of evergreen and deciduous trees
that's shown on the landscape plan. So, this is what, you know, is required by code and
this is what's being provided as far as part of the conditional use permit. There is an
option in code to xeriscaping, which is kind of what David was alluding to, would
provide, you know, same vegetation -- similar vegetation, more rockscape and -- and
there are certain standards you have to meet. Still requires pressurized irrigation,
obviously, to keep the vegetation in place and -- and healthy, but would require less
water. So, that's an option I think once pressurized irrigation is available. But our
Meridian City Council
July 22,2025
Page 15 of 41
request to you is that there be a DA provision or something -- some kind of agreement
that would allow them to defer the requirement for pressurized irrigation and
landscaping, just currently period, essentially, until development to the west comes in
and brings in pressurized irrigation, so that it could all be completed cohesively and
together at the same time, so -- and we recognize that the timeline is tricky. That's the
big thing that we have been trying to wrap our minds around, too. And I think that's
where, you know, it's important to remember that Idaho Power is not a typical developer
and I think there is an opportunity to kind of work through some -- something -- some
kind of agreement or solution that would work for everyone.
Overton: Mr. Mayor, follow up.
Simison: Councilman Overton.
Overton: So, if I'm looking at this picture on the left, talking greenscape, if you had
irrigation water as we went through this right now and you -- you put everything in, it
wouldn't be xeriscape, am I correct?
Hazel: Correct.
Hopkins: Mr. Mayor, Councilman, yes.
Overton: So, is there any reason I shouldn't logically figure that if you pay the money to
put in a xeriscape and, then, you get your water, you are not going to also, then, pay to
have all that removed, so you can go back in and do the landscaping right? And it might
be cheaper to pay the 15,000 dollars to hook up to the irrigation? It seems like if you
are putting in xeriscape now and you are going to have to yank that out to put in the
greenery in the future --
Hopkins: Mr. Mayor, Councilman Overton, I -- maybe I will restate how we -- so, the
xeriscaping is really another option if pressurized irrigation is available. It wouldn't be
an option without pressurized irrigation, because you wouldn't be able to keep the
vegetation healthy and alive. So, right now we are proposing to just defer any kind of
landscaping until pressurized irrigation is available. So, the xeriscaping would be an
option that we had considered that would require less water in the future when they do
hook up to pressurized irrigation. Does that make sense? It's a little convoluted.
Hazel: I might have made that more difficult when I stated my answer earlier, too,
when I said xeriscape. I was just referring to before we put the plantings in, before we
get water, we could put some rock mulch on the -- on the borders of this thing and make
it look pretty until we have the water to get the plants in.
Hopkins: And, Mr. Mayor, Council --
Overton: So, I'm trying to tie up. I want to -- because, obviously, I don't want to see this
as dirt.
Meridian City Council
July 22,2025
Page 16 of 41
Hazel: Right.
Overton: I want to see it landscape. But if you are landscaping it -- and I see this
picture on the left and it's all green -- and, then, I see the gravel, I'm just -- my logic is
you are going to have to rip all that back out and put in the landscaping that you would
initially intend to put in.
Hopkins: Mr. Mayor, Councilman Overton, I think that there is an image in our
presentation that shows some like substations that have a similar -- it's kind of a rock
mulch that they put out in front of -- it is really common in Ada county. So, the project on
the right with the trees, obviously, wouldn't be included if we were to defer the
landscaping, but the rock mulch would be included with the eight foot precast concrete
wall and that does -- I mean it provides a nice frontage in the interim we think. It's a
good -- I think a good solution while they wait for pressurized irrigation to come. So,
that's what they would propose. It would be the -- kind of decorative rock mulch with the
precast concrete wall.
Overton: Mr. Mayor, follow for staff.
Simison: Councilman Overton.
Overton: Is that consistent with the landscape plan that was submitted that was seen
by Planning and Zoning?
Ritter: No, that's not what was -- the landscape plan that -- this is what was
recommended for approval by Planning and Zoning Commission. And I just want to
make a clarification. So, it's not xeriscape, it's water conserving. So, what it does is
reduce the landscape buffer by 50 percent and you do more water conserving plants
within there, but it -- it's kind of more like a simulated riverbed, boulders, and things that
go along there, but you still have to have your irrigation system. But that's not what was
proposed with this development. If it's something that they are asking for, because what
we would look at is what was approved with this DA with this -- what you guys would
approve. So, this is the landscape plan that has gone through the process. We don't
have anything different. So, if they are proposing something different that is something
that we need to look at to make sure that they are meeting the requirements and, again,
it doesn't take away the irrigation obligation, so -- I don't know -- it's like I don't know if --
and I keep hearing you say that you would have to go back and redo all this. I don't
know if it's something that can be looked at ahead of time as far as how you layout your
irrigation to say when that irrigation comes how you would hook up to what you are
putting in with the -- say if you did use city water and then -- but plan it for when you do
hook up your pressurized irrigation that you don't have to -- to realign your lines with
that, but --
Hazel: And I understand what you are saying there. I guess my comment was I'm
thinking of a bare minimum; right? We got to get something out there to dig these pipes
up once the pressurized irrigation is in. Kill everything, basically, and, then, tie
Meridian City Council
July 22,2025
Page 17 of 41
everything back into what they have done previously. So, I think that 15,000 dollar
number, right, I'm just using that as kind of like a ballpark right now; right? But I mean at
the end of the day it's still additional costs that we are incurring and that's what I'm trying
to avoid.
Hopkins: Can I just mention one thing, too? I think the Mayor brought up a really good
option that we had kind of considered, too, was the idea of a surety that would be
placed with the city and would really give you the reassurance that this would happen in
the future and I think, you know, that could be tied to the development agreement in a
way that would be easy to enforce or easier to enforce than maybe some other things.
So, that's probably what we would defer to as, you know, a preference if -- if that's
something that you are all amenable to.
Ritter: Mayor? As far as the surety -- because you did mention that there is a timeline
on the surety and so we have not established a timeline at this point. So, do you guys
have a timeline that you are looking at? Because that's the thing that staff doesn't know.
We don't have a timeline and so it can't be out there for infinity, so --
Hopkins: Mr. Mayor, Members of Council and staff, I think -- I mean we have
acknowledged that it's tricky; right? We don't know exactly when things are going to
develop. We don't know when pressurized irrigation is going to be available. And so
that's why we are kind of asking for solutions and trying to think creatively how to, you
know, marry both the city's -- what the city wants and what Idaho Power is hoping to do
and I think we all serve -- you all serve the same constituents and the same people. So,
the goal is to try to give their customers rates that are great and -- and try to make sure
that the city is getting what they want on property, too. So, I -- I mean -- but we -- yeah,
we acknowledge that the timing is tricky and we don't know if -- I don't have a solution
for that unfortunately.
Overton: Mr. Mayor?
Simison: Councilman Overton.
Overton: I just got to throw this out there. It's not usual that we end up with an
application in front of us that's been changed since it's gone in front of Planning and
Zoning have been approved and in this case we also have a situation where that
development could happen in six years and we could put a surety bond on for five
years. You are still paying 15 grand -- or maybe you are paying 25 grand, because it's
five years from now and it costs more money. I'm having a real hard time justifying why
we need to do that and not stay consistent with how we operate as a city.
Hopkins: Mr. Mayor, Councilman --
Simison: I think it's going to cost them more for a surety bond long term, but that's how
they want to do it. That's -- that's their -- their choice -- or your choice. I don't want to
say it's their choice. Then if it's not even an option don't even put it out there.
Meridian City Council
July 22,2025
Page 18 of 41
Hopkins: Mr. Mayor, Councilman Overton, I want to just clarify -- we haven't changed
anything at the application. The landscape plan that's still -- that's in front of you right
now is what we presented with conditional use permit and that is what Idaho Power
intends to install once pressurized irrigation is available. Our request this evening is to
add a DA provision to the DA to allow them to defer that landscaping. So, if you were to
approve it tonight without that DA provision they would be required to install this
landscaping. They are not proposing xeriscaping, it's just something that code allows
and that had been contemplated at one point. This is what's being proposed.
Hazel: And I guess I would just like to add -- I mean if it is a requirement that we are to
put this landscaping in, you know, as part of our build out, certainly possible with the city
water. I just want to be clear that we are -- Idaho Power is incurring additional costs to
try and reconfigure stuff that isn't necessarily there or we are hoping is going to be
there; right? I think that's just kind of the main point. I mean if we have to tap onto the
city water and we have to have irrigation I understand that. I guess I just kind of want
to, you know, make it clear that we are incurring additional costs that, in, turn we can --
Hopkins: Thank you for the conversation. It's really nice to be able to discuss and kind
of figure out --
Simison: Well, you are getting more money from me each month now with the new
PUC rolls on solar, so consider that my contribution to the project. Sorry. That was for
you, Paris.
Whitlock: Mr. Mayor?
Simison: Yes, Council Member Whitlock. Council Member Whitlock, yes.
Whitlock: Thank you, Mayor. Stephanie and David, thank you. Just to build off of what
Councilman Overton was asking, just in my mind if -- if this gets the green light tonight
with a development agreement that at some point you will put in the landscape, once
you get out there, starting put -- start putting the transformers in, you put the eight foot
decorative wall up, what will be on that 30 foot buffer to the north, south, east and west
until development comes and you are able to tap into the -- the PI? What -- what will
this look like for five -- up to five years if this gets the green light tonight as is --
Hazel: Some of these --
Whitlock: -- with the development agreement that you are --
Hazel: Yeah. Sorry to interrupt you. Some of these images that you are seeing up
here right now, if you can see them, is basically what it would look like without the -- the
trees and everything. I mean the image on the right has trees in there, but we could just
remove those and you would have the rock mulch and the concrete wall.
Meridian City Council
July 22,2025
Page 19 of 41
Whitlock: Mayor, just a quick follow up. So, again, the concern that this just would have
a nice decorative precast wall and be surrounded by dirt is not what you would envision
for the next two to five years once -- once this substation goes in?
Hopkins: Mr. Mayor, Councilman Whitlock, that's correct. Yeah. It would be the rock
mulch.
Cavener: Mr. Mayor?
Simison: Councilman Cavener.
Cavener: Move we close the public hearing on Item No. 2.
Taylor: Second.
Simison: I have a motion and a second to close the public hearing. Is there any
discussion? If not, all in favor signify by saying aye. Opposed nay? The ayes have it
and the public hearing is closed.
MOTION CARRIED: FIVE AYES. ONE ABSENT.
Cavener: Council, I will just weigh in.
Simison: Councilman Cavener.
Cavener: Thank you. Sorry, Mr. Mayor. Sorry. I appreciate that. Council, I -- I -- I see
this as a -- as a really simple application that I'm generally in approval of. Stephanie
and team, I appreciate the request. There is just not a clear path here and you -- you
install vital infrastructure that is incredibly necessary and important for our community.
That vital infrastructure isn't always the most appealing for development to occur next to
and if you said, hey, five years, ten years -- if you gave me a pathway so that staff could
track this I think I could get there. Without knowing what that looks like it's -- just for me
I default back to -- to what our code is. So, I'm approving the application. I'm not in
support of waiving the -- the delay on a landscape buffer. I recognize that may require
you to connect to city services and use city water to take care of that until PI comes.
Just without a clear path it always makes me a little eerie to get outside of our regular
routine and without a clear path that just can't be supportive of that particular piece. So,
Council, that's where I will be tonight.
Overton: Mr. Mayor?
Simison: Councilman Overton.
Overton: I will be quick. Support a lot of what Council President Cavener said and
consistent with how I have done it in the past and I have to remember they are one of
the first ones out to this area, but they also want to be good neighbors to the residential
Meridian City Council
July 22,2025
Page 20 of 41
that's going to grow up around them and having that mature landscaping as it goes is a
pretty important part I think of being that good neighbor to the residential going around
them. I am in supportive of this application. I'm not in support of deferring the
landscaping.
Taylor: Mr. Mayor?
Simison: Councilman Taylor.
Taylor: I'm in line with what was said and I don't like to impose additional costs if we
can avoid them certainly on businesses who are investing millions of dollars to provide a
critical infrastructure. So, I appreciate you -- the ask and I think it was warranted, but --
and I'm okay with the -- extending the conditional use permit time frame from two years
to five years, I think that seems reasonable to allow you the flexibility to do the business
that you need to do, but I think having installed sprinkler systems and before I -- I just
don't quite think that the cost is so significant that we would kind of want to jeopardize
what we would want to see here without any sort of surety. So, I think it's a good
application. I will support it, but not the deferral of the landscaping. Mr. Mayor?
Simison: Councilman Taylor.
Taylor: Unless there is any additional comments I would be prepared to make a motion
that we approve -- after considering all staff, applicant and public testimony, I move that
we approve File No. H-2025-0008 as presented in the staff report for the hearing date of
July 22nd, 2025, with the addition of extending the time frame of the conditional use
permit from two years to five years.
Little Roberts: Second.
Simison: I have a motion and a second. Is there a discussion on the motion?
Overton: Yes. Mr. Mayor?
Simison: Councilman Overton.
Overton: This motion includes that they will hook up to the city water?
Taylor: Yes. Mr. Mayor, thank you. I think -- correct. To -- to hook up to the city water
for the irrigation services. Thank you for clarifying.
Little Roberts: Second concurs.
Simison: Okay. Further discussion? If not, clerk call the roll.
Roll Call- Cavener, yea; Strader, absent; Overton, yea; Little Roberts, yea; Taylor, yea;
Whitlock, yea.
Meridian City Council
July 22,2025
Page 21 of 41
Simison: All ayes. Motion carried and the item is agreed to. Have a good evening,
everybody.
MOTION CARRIED: FIVE AYES. ONE ABSENT.
3. Public Hearing for Mogul Industrial Park Subdivision (H-2025-0006)
by The Land Group, generally located at the northwest corner of
Black Cat Rd and 1-84.
A. Request: Preliminary Plat to subdivide two (2) existing parcels into
eleven (11) building lots across three (3) phases in the I-L zoning
district on 88.20 acres of land.
Simison: Next we will move on to Item 3, which is a public hearing from Mogul
Industrial Park Subdivision, H-2025-0006. We will open this public hearing with staff
comments. Nick, nice to see you.
Napoli: Good to see you, too, Mr. Mayor. Good evening, Mr. Mayor and Members of
the Council. The next item on the agenda is the preliminary plat for Mogul Subdivision.
The applicant is proposing a preliminary plat consisting of 11 -- 11 building lots across
88.2 acres within the I-L zoning district. The plat excludes the parcels containing the St.
Luke's Building, Building J and Building M. Development is proposed to occur in three
phases. The site is generally located at the northwest corner of Black Cat and 1-84 and
as shown on the screen the existing zoning is I-L and the FLUM designations are mixed
employment and low density employment. This property was annexed in 2021 at which
time the development agreement and -- a development agreement was established,
including specific requirements for road improvements, limited uses, timing thresholds
for extending a collector road through the site. It's important to note that subdividing the
property is not a requirement under the current DA. The applicant is choosing to do so
primarily for project phasing of additional buildings. This is the existing conditions out
there for the preliminary plat. This would be the St. Luke's building, Building M, and all
these buildings on the frontage are actually currently under construction -- or this
Building J. Building M will be here and these buildings are under construction currently,
which will be included in the plat with this back section. Might give you a little clearer
image right there. Although the configuration of the parcels may not appear connected,
the applicant has legally constructed boundaries through a series of adjustments.
According to the Ada county surveyor, as long as the parcels are connected via right of
way and the plat is signed by ACHD, the entire area can be treated as a single
preliminary plat. So, it will be these six parcels back here and the parcels fronting on
Black Cat right here. But these three parcels right here will not be included in the formal
subdivision. The surrounding parcels, while not a part of the plat, are also part of the
broader development and are governed by the CC&Rs ensuring shared responsibilities
for landscaping, roadways and cross-access. The Ten Mile Interchange Specific Area
Plan requires the collector roadway to be built within the part of the development. The
east-west collector, known as Grand Mogul, has already been partially constructed and
partially deeded to ACHD for the constructed portion. North-south collector roadway is
Meridian City Council
July 22,2025
Page 22 of 41
also a requirement and this will give you a better idea. This will be the north-south
collector on the very west boundary. Part of -- part of the north-south collector will be
proposed on Lot 3, Block 2, which will include a turnaround approved by ACHD.
However, as the city anticipates future development in this area there is a concern
about whether -- whether the connection at Franklin Road will align property on the
north and the south side. Staff has presented an alternative along the east side of the
Rosenlof Drain for logical city service expansion, but acknowledges the applicant's valid
concerns about the cost and feasibility for smaller developments on that side. So, as a
result of that staff has worked with the applicant since the -- the Commission hearing to
revise the condition to allow for future collaboration on the roadway alignment prior to
the final plat of phase three for this development. So, the city, the applicant and ACHD
can figure out what is the best alignment for that road at the time that the final plat for
phase three comes in, which is anticipated to be I think several years down the line and
regarding access, the entire development -- regarding cross-access, the entire
development is covered by CC&Rs, which will include a provision for cross -- cross-
access among parcels. As a -- as a result staff is comfortable allowing a reference to
the CC&Rs in the plat notes. Staff and Commission have recommended a few
modifications to the conditions of approval and I have displayed them on the screen for
you guys' reference. So, we will want condition 5-D to be striked, because it's a
repetitive primarily modification to 4-D to allow for the plat note to either have a blanket
cross-access easement or for it to reference the CC&Rs and, then, a modification to
condition three to allow for -- with the final plat phase three to allow for coordination for
that alignment of the north-south collector on the south and north side of Franklin Road.
And I would -- finally I would like to note that no public comments were received for this
application and staff is recommending approval with conditions and I will stand for any
questions you may have.
Simison: Thank you. Council, any questions for staff? Would the applicant like to
come forward? Good evening. State your name and address for the record.
Densmer: I might be too tall. Mr. Mayor, Members of Council, thank you. My name is
Jason Densmer. I'm with The Land Group. I'm here -- my address is 462 East Shore
Drive in Eagle and I'm pleased to be here tonight representing the applicant for the
Mogul Industrial Park Subdivision. We appreciate Nick and your staff's work on this
application over the past several months as we brought it forward with them. Generally
tonight we are in full support of the staff report as written. I did want to give you just a
quick update on the project, because it has been in front of you before since it was
originally annexed into the city and entered into a development agreement. Things
have been going really well with the project. The Meridian Commerce Park has
constructed the St. Luke's building. Recently completed Building J and four additional
smaller format, light industrial buildings along the Black Cat frontage. We have also
improved the Black Cat frontage according to ACHD's conditions of approval for the
project and constructed about the first third of Grand Mogul, the east-west collector
road. Your approval, hopefully, tonight of the Mogul Industrial Park Subdivision will
allow us to continue moving forward in a -- kind of a methodical, logical development of
the overall project, still consistent with the development agreement and adhering to all
Meridian City Council
July 22,2025
Page 23 of 41
of the conditions that we know we have to do. The -- the Planning and Zoning
Commission -- we were pleased to have their recommendation for approval and, really,
the only things that we needed to talk about with them were this north-south collector
road that Nick mentioned will occur with our phase three of the development on the
western boundary of the project. There is just a lot of kind of haziness in the crystal ball
for that area of the project and the exact alignment of that roadway we think is best
deferred a few years into the future until there is a little bit more clarity about
development of the property to the west of us and where the intersection of that road
will need to align on Franklin Road. So, we are in support of the revised condition of
approval that was recommended to you by the Planning and Zoning Commission and
the two other minor modifications to conditions that Nick mentioned earlier. So, a lot of
words just went by. Hopefully you follow them, but if you have any questions I'm happy
to answer them. The short story is we are very happy with the recommendations of staff
and your Planning and Zoning Commission and hope to gain your approval tonight for
the preliminary plat.
Simison: Thank you. Counsel, any questions for the applicant? Okay. Thank you very
much. Madam Clerk, anyone signed up to provide testimony on this item?
Lomeli: Thank you, Mr. Mayor. No one has signed up.
Simison: Okay. Is there anybody who -- who is present who would like to provide
testimony on this item? Or online? Seeing no one coming forward, would the applicant
like to make any file comments? Council, turn this over to you.
Cavener: Mr. Mayor?
Simison: Councilman Cavener.
Cavener: Move that we close the public hearing on Item H-2025-0006.
Little Roberts: Second.
Simison: Have a motion and a second to close the public hearing. Is there any
discussion? If not, all in favor signify by saying aye. Opposed nay? The ayes have it
and the public hearing is closed.
MOTION CARRIED: FIVE AYES. ONE ABSENT.
Cavener: Mr. Mayor?
Simison: Councilman Cavener.
Cavener: Pretty straightforward application with it being a preliminary plat. I just -- I
want to note for Council, I know we spent a lot of time last week talking about the
service impact tool. This didn't exist in 2021. This came when this came in. It is there
Meridian City Council
July 22,2025
Page 24 of 41
today. I did hear from -- from fire and planning today again. Similar set of
circumstances. It's kind of away from town. Current conditions with access will likely be
resolved as development occurs, so I don't see any compelling reason why we would
want to delay at least getting the preliminary plat approved. So, Mr. Mayor, I'm going to
move that we approve Item 3, preliminary plat for H-2025-0006 as presented in the staff
report, notating the changes as presented by staff. Include all staff and applicant
testimony.
Little Roberts: Second.
Simison: Have a motion and a second to approve item 3. Is there discussion on the
motion? If not clerk call the roll.
Roll Call: Cavener, yea; Strader, absent; Overton, yea; Little Roberts, yea; Taylor, yea;
Whitlock, yea.
Simison: All ayes. Motion carries and the item is agreed to. Have a good evening.
MOTION CARRIED: FIVE AYES. ONE ABSENT.
4. Public Hearing for AOCI Comprehensive Plan Map Amendment (H-
2025-0029) by City of Meridian, located citywide and at 12504 W.
Amity Rd.
A. Request: Comprehensive Plan Map Amendment (CPAM) to modify
the boundaries of the Future Land Use Map (FLUM), along with a
subsequent request to Ada County to re-establish the modified
boundary of the Area of City Impact (AOCI), which includes the
removal of 38 parcels totaling approximately 507.34 acres and
adds one 5.06 acre parcel.
Simison: All right. Next up is Item 4, which is public hearing for area of city impact
Comprehensive Plan Map amendment, which is H-2025-0029. We will open this public
hearing with staff comments. Good evening, Carl.
Anderson: Good evening, Mr. Mayor, Members of the Council. My name is Carl
Anderson, long range associate planner here with the city. Tonight's presentation we
are going to go over the city's request to amend the city's future land use map --
comprehensive future land use map amending the boundaries of the land use map itself
and the city's area of impact. I will go through the reasoning behind the request, detail
some of the areas that are being impacted and the city's next steps. So, the why behind
the request -- in 2024 the Idaho state legislature amended Idaho Code 67-6526
pertaining to areas of impact. There are a couple key components here that I would like
to detail. One of those is establishing kind of a timeline that the city needed to address
modifying the boundaries of its area of city impact. So, there are -- the timeline -- the
deadline, essentially, for that area to be modified is December 31st of 2025. The city
Meridian City Council
July 22,2025
Page 25 of 41
has been in contact with Ada county and we are anticipating meeting that timeline.
Requires areas of city impact to be within two miles from city limits. Considerations for
service planning were also amended within Idaho Code as well. Essentially also
established that areas of impact are within the jurisdiction of Ada county. So, the
request will be followed by a request to Ada county to reestablish the city's area --
current or proposed area of city impact. Additionally one point of clarification within
Idaho Code is that it does clarify that city may adopt a comprehensive plan, conduct
infrastructure, capital improvements and other planning activities beyond its current
area of impact. So, while we are pulling back some of our boundaries due to the two
mile radius from city limits, we do anticipate that we will continue to plan for those areas
for -- anticipate future growth within those areas. So, being a citywide application this --
this request was noticed for a public hearing. Courtesy notices were sent to affected
property owners that -- whose properties were subject to the request. The removal --
the removed parcels impact 38 total parcels, 507 acres and some change parcel acres.
So, this does not include right of way. With the addition of one parcel totaling 5.06
parcel acres. This was a request supported as part of this application where the city of
Boise recently removed a parcel on Amity Road from its areas of city impact. The
resolution -- resolution for that action is with -- included within the staff report. The
proposed properties would be included in the area of city impact for Meridian with a
future land use map designation of medium density residential. There are no
development proposals with that request at this time, so as that property develops in the
future the applicant would need to come forward with their request to annex and
develop the property at that time. Additionally, entryway corridors would be modified
accordingly with this request. Where areas are being removed or added those entry
corridors that are impacted would be either extended or removed accordingly. So, the
map on the left details the area that's being removed from the city's area of impact. You
will see the change in the acres. This is 512 acres and some change that's inclusive of
right of way from that area. This is located generally the southwest corner of the City of
Meridian boundary -- area city impact boundary and future land use map. Of note there
are parcels included in this as permitted by Idaho State Code where that buffer might
bisect a parcel. If it's bisecting that parcel it may be included in the AOCI boundary, so
those parcels are included within -- within our proposed area of impact. The image on
the right is the area to be added, 5.07 acres. That is the parcel to be added to both the
FLUM and the city's area of impact with the designation, again, of medium density
residential matching those properties to the west of the subject parcel. The Planning
and Zoning Commission recommended approval of the request on the public hearing
held on July -- June 26th, 2025, and forwarded their recommendation to City Council.
The next steps following Council decision tonight, staff will be requesting the
renegotiation with Ada county to reestablish the city's area of impact pending Council
approval. We will be back before you for a resolution, either within the coming months
or after that decision. Some of the timing related to resolution is still up in the air a little
bit, but we are working through that. With that I'm happy to answer any questions that
the Council may have.
Simison: Thank you. Council, any questions for staff on this item?
Meridian City Council
July 22,2025
Page 26 of 41
Little Roberts: Mr. Mayor?
Simison: Council Woman Little Roberts.
Little Roberts: Mr. Mayor. Carl, will you just help me understand -- when I was on the
Council previously we spent a lot of time talking about clean lines and this looks like it
does just the opposite, but I know there has got to be more behind it than what I'm
understanding. I'm just curious.
Anderson: Yes. Thank you, Mr. Mayor, Council Woman Little Roberts. So, again, this
is just removing those portions from the city's current future land use map and area of
impact that extend beyond that two mile radius. There is an exhibit in the staff report
that does detail what that buffer looks like as it bisects those parcels. So, those parcels
are within the city's capital improvement plans and future planning efforts. So, we would
like to keep them within the city's area of impact in future land use map where possible.
So, what you are seeing here -- maybe at the north most portion of the area to be
removed where it doesn't -- the lines don't necessarily square up, that's generally
following parcel boundaries.
Simison: The intention is to eventually include this in our area of city impact. Probably
in five years we will -- maybe have annexed far enough that we would -- next time we
update it we would include it. So, it would still be a nice clean line eventually.
Little Roberts: Great. Thank you. Thank you.
Anderson: Yeah.
Simison: Okay. Madam Clerk, anyone signed up to provide testimony?
Lomeli: Thank you, Mr. Mayor. No. No one has signed up.
Simison: Is there anybody present who would like to provide testimony on this item?
Seeing no one coming forward, any last comments from staff?
Anderson: No, Mr. Mayor. Thank you.
Simison: Council, what's your pleasure or direction?
Overton: Mr. Mayor?
Simison: Councilman Overton.
Overton: Seeing no comments, I move we close the public hearing.
Cavener: Second.
Meridian City Council
July 22,2025
Page 27 of 41
Simison: Have a motion and a second to close the public hearing. Is there any
discussion? If not, all in favor signify by saying aye. Opposed nay? The ayes have it.
The public hearing is closed.
MOTION CARRIED: FIVE AYES. ONE ABSENT.
Overton: Mr. Mayor?
Simison: Councilman Overton.
Overton: This is pretty straightforward. It's keeping us in alignment with the new state
code and I would be happy to move forward with a motion.
Simison: Okay.
Overton: Mr. Mayor, after approving all staff, applicant and public testimony, I move to
approve File No. H-2025-0029 to remove the subject 507.34 acres from the city's future
land use map and area of city impact and include 5.06 acres as described to the area of
city impact and future land use map with a designation of medium density residential
and authorize staff to request -- apply with Ada County to re-establish the boundaries of
the city's area of city impact.
Little Roberts: Second.
Simison: Have a motion and a second. Is there discussion on the motion? If not, clerk
call the roll.
Roll Call: Cavener, yea; Strader, absent; Overton, yea; Little Roberts, yea; Taylor, yea;
Whitlock, yea.
Simison: All ayes. Motion carries and the item is agreed to. Thank you very much.
MOTION CARRIED: FIVE AYES. ONE ABSENT.
5. Public Hearing: Proposed updates to Title 4, Chapter 1, Meridian City
Code per Idaho Code section 50-344(2), regarding temporary and
project-specific solid waste collection
Simison: With that we will move on to Item 5, which is a public hearing for proposed
updates to Title 4, Chapter 1, Emergency Code, per Idaho State Code Section 50-344-
2. Mr. Nary.
Nary: Thank you, Mr. Mayor, Members of the Council. You had this presentation in
front of you last week. So, for the record and for the public that may be watching, this is
a desire for our code to now match up to some changes that were put into place by the
last legislative session that does allow, even in areas where the franchise for solid
Meridian City Council
July 22,2025
Page 28 of 41
waste collection, like we have in the City of Meridian and the mandatory requirement to
use our franchisee for most solid waste collections, there is an exception that's been
created by the state legislature that allows that to be done by other entities other than
franchisees in -- in areas that are defined by the city. So, we have done that in this
particular case in creating, basically, an exception that allows for these to be done by
anybody, including the franchise -- or -- or -- either the current franchisee or any other
entity with a limited basis for a limited period of time. We have created a way that can,
then, be tracked and collected and adjusted through our system. Anyway, this allows
for an exception that's been created by the legislature and allows us to define what that
is and that's what this does, so -- we haven't had any additional comments since the last
presentation. And, again, we have vetted that through our Solid Waste Commission, as
well as with our current franchisee. So, we are ready to move this forward and, again,
whatever your pleasure is.
Simison: Thank you. Council, any questions for staff? Okay. This is a public hearing.
Do we have anyone signed up to provide testimony on this item?
Lomeli: Mr. Mayor, no one has signed up.
Simison: Okay. Is there anybody present who would like to provide testimony on this
item?
Cavener: Mr. Mayor?
Simison: Councilman Cavener.
Cavener: Move we close the public hearing on Item No. 5.
Taylor: Second.
Little Roberts: Second.
Simison: Motion and second to close the public hearing. Is there any discussion? If
not, all in favor signify by saying aye. Opposed nay? The ayes have it and the public
hearing is closed.
MOTION CARRIED: FIVE AYES. ONE ABSENT.
6. Public Hearing: Proposed updates to Title 1, Chapter 7, Section 9, of
Meridian City Code regarding City Councilmembers' Compensation
Simison: So, with that we will -- have under ordinances -- you want to move on to the
next couple items? Okay. With that next item up is Item 6, public hearing proposed
updates to Title 1 , Chapter 7, Section 8, of Meridian City Code regarding City Council
Member compensation. Open this public hearing with staff comments.
Meridian City Council
July 22,2025
Page 29 of 41
Nary: Yes. Mr. Mayor, Members of the Council, so we -- again, as the presentation was
last week, former Council Member Hoaglun is here as well if you have questions from
the committee. This is a recommendation from your citizens committee to both
recommend an increase to the City Council over the next two years and also in that --
and I appreciate the Councils have taken a look at this and giving us some feedback,
some of the information in the transition and trying to get this on for this week a couple
things got missed, but we have corrected it. The one that is in the packet for your
approval tonight -- or can be delayed if you wish -- is reflective of what was presented
last week, which is an increase to the Council for both next calendar year in '26, as well
as another increase in '27 and, then, a condition that after those two years, then, the
Council increases would align with the city's general employee compensation increases,
if any, that are provided, would be the same amount as those would be going forward.
The recommendation is not in this, but the ordinance still would be in place that allows
the committee to reconvene each election cycle to evaluate those to a market analysis
and bring back any other suggestions, if any, to you, but -- so, that wouldn't change, but
this would be a two year change in compensation for Council Members, as well as an
ongoing method that's already, then, going to be in ordinance to allow for increases
without any other additional changes.
Simison: Thank you, Bill. Council, any questions for staff?
Whitlock: Mr. Mayor?
Simison: Councilman Whitlock.
Whitlock: Bill, thanks for the explanation and if Mr. Hoaglun is still there, again, thanks
for the presentation last week. My microphone wasn't quite working, so I didn't get to
express my full appreciation then, so I will do it now. Just a question, Bill, in terms of
the ordinance which has dollar amounts fixed in it and, then, Subsection B, which two
years from now allows for an increase commensurate with the city employee pay
increase or COLA. Is there a reason why we couldn't just do Subsection B at this point
or do we have to amend Subsection A and change dollar figures at this point?
Nary: Well, Mr. Mayor, Members of the Council, Council Member Whitlock, actually you
can do whatever you wish. The recommendation from the committee was to move the
total compensation for the Council up to those dollar figures and, then, subsequent to
that, then, the increases. So, the desire was to move the -- the value of compensation
for each of those positions up to those numbers and -- and if you recall former Council
Member Perreault was here last week as well -- in the targeting that 20,000 figure is
what they were looking at, but they recognize that getting to that over a two year period
was more palatable and so they want to do that, but, then, after that the secondary was
also, then, to build in that increase that was built into the system that's already in place
for compensation with, again, that adjustment or evaluation every couple years. So,
that was the intent of the committee. Certainly this Council could do whatever you wish.
So, you can certainly make it the --just the -- the percentage increase only and that's it,
but I mean that's certainly your call. If I misstated that certainly Council Member
Meridian City Council
July 22,2025
Page 30 of 41
Hoaglun is here as well and he could certainly correct that, but that's what I recall the
discussion was.
Simison: Council, any further questions? Is there anybody from the public who would
like to provide testimony on this item? Seeing one coming forward.
Hoaglun: Thank you, Mr. Mayor. Brad Hoaglun. 2470 West Trestle Drive here in
Meridian and I had the pleasure of serving on the committee and just wanted to remind
you of a couple of things. First of all, it's really not about you, it's about the future and
those that come after you and -- and that's one of the things the committee had a good
discussion about. We wanted to have fair and competitive compensation going into the
future. We want people who -- who come after you to be compensated in a way that --
they are not going to get rich. We know you aren't doing it for the money and people in
the future I'm pretty sure aren't going to be doing it for the money, but there is that
aspect that you are taking valuable time and time away from your family. In fact, I think I
characterize it as spousal appreciation pay and that's what happens to that. Council,
will speak to the Council salaries here, because we have a separate one for the Mayor.
But in 2023 the committee had made a recommendation that was turned down. It was
not acted upon. So, 2024 and '25 there was no increases. So, that's why we wanted to
go to 1,500 dollars for this coming year and a following 1 ,500 dollars the next year.
That way we hope we would, then, have the Council move forward with the
recommendation of having the general -- whatever the general employee population
receives that will also be what the Mayor and Council receive and that way we kind of
take the politics out of this. People look at it say, oh, they are just self-serving when
they get to vote for their own pay increase. That's why you have the committee. We
look at it. We looked at all the amount you are receiving since 2000. We looked at
other cities and did that comparison. Now, it's a little hard sometimes, because you look
at Nampa, the third largest city, Meridian is the second largest city and there is a big
difference, but -- in their code they are required two meetings a month. You have four.
Twice as many. So, there are discrepancies like that that we kind of ferreted through
and said, okay, this is why we think you should be paid this amount. So, again, you are
not going to get rich on it. I think I said last time it was 54 dollars per pay period
increase and that's before taxes. So, not a whole heck of a lot. But it's very important.
We also had made the recommendation that if you don't want to go 1 ,500 per -- per
year, at least go 500. There has got to be some increase in there. We need to keep up
-- otherwise you get so far behind the committee after us will come and make -- have to
make a recommendation that's even larger. But we hope by accepting this
recommendation for the next two years and, then, beginning in 2028 that cost of living
increase that employees get would also be received by Council and you just move
forward that way and, then, every two or four years, whatever was decided for that, we
can look at it from a market perspective, just like HR does, does there need to be a
market adjustment. But everything is built in, whatever goes to the general employee
would go to you. So, that's what we did. We hope you agree with that and I stand for
any questions.
Simison: Thank you. Council, any questions? Thank you, Brad.
Meridian City Council
July 22,2025
Page 31 of 41
Taylor: Mr. Mayor?
Simison: Councilman Taylor.
Taylor: Maybe a question for staff. So, I'm looking at the ordinance here. Are we
tonight would be voting on this ordinance, am I understanding correctly is this all
updated with how it was portrayed to you last week with how to draft the ordinance as in
if we accepted it this would be the ordinance and this would be what we would do
tonight?
Nary: Yes, sir.
Taylor: Mr. Mayor, quick follow up. If -- if we had -- if we would like to make some
modifications to this tonight would we -- what would that process be? Would we -- we
just indicate that we want to come back with maybe a slightly change to that? Because
I know we took the recommendations -- the recommendations were drafted in the
ordinance as it was and here it is before us, but we didn't have a very -- much of a
discussion at least about -- if we would like to see any tweaks or changes to that. So,
the process, if I understand it, would be if we wanted to make some changes tonight we
would offer that up, we would vote on it and, then, we would potentially have it redrafted
to come back next week or the following week; is that correct?
Nary: Yes. Mr. Mayor, Members of the Council, Council Member Taylor, if -- if -- that's
exactly correct. The direction was bring forward what we have proposed. If the Council
does want to make changes we can, then, bring it back to a subsequent meeting. If the
desire is to bring it back next week, because you are going to be comfortable with those
changes, that's fine. Next week we weren't intending to have another public hearing,
but you certainly can. Or we can bring it back on the 12th of August for a public
hearing. We do need to have some final action by -- and, again, I apologize, I -- I think
by at least by the 12th we would like to get that finalized to make sure we meet the
timeline that's required by state code. So, it can be done this week, it can be done next
week, it can be done on the 12th. If you want to make changes you can certainly do
that.
Taylor: Yeah. Mr. Mayor?
Simison: Councilman Taylor.
Taylor: To make sure that -- I think now would probably be the appropriate time to sort
of have some of the discussion, even though the public hearing is open. Appreciate the
work of the committee and -- there is some things in there that I really like and I want to
support and there is some things I just -- I can't support today for the reason that's pretty
obvious, which is if we are considering a -- asking the -- for a public levy increase,
have a hard time asking for an increase. Though I do support the idea of tying future
decisions to a percentage increase with the employees. I think that -- to me that makes
a lot of sense and I agree it also makes sense to keep market adjustment discussion in
Meridian City Council
July 22,2025
Page 32 of 41
there as we would deem appropriate. So, you know, I don't want to bury the lead as it
were. I -- I can't say -- I wouldn't support this tonight, but I would -- what I would like to
see is -- is essentially that we adopt the second half of the -- the ordinance where we --
actually starting next year we would start tying our salary increases to the percentage
increase of that. But I'm not in favor tonight of the increase in salary, just because we
are in a unique situation this year and I would -- I would make the argument -- when
was the last time we had a permanent public levy that we were potentially presenting to
the -- the city to vote on and approve? To me that's what qualifies extraordinary
circumstances by which I don't think it's appropriate. I always have considered budget
documents and -- and for of the budget process as a laying out our priorities to the
citizens and to me it's a confusing argument to say we are going to take us an increase
in pay and we are going to ask for more money from you for the levy. Again I'm not
trying to be difficult, I'm not trying to be a naysayer, I'm trying to be productive in the
discussion. So, I just wanted to kind of state that's where I am at this point. I could
support something that was only the second-half of the ordinance, but not the entirety
without some modification.
Simison: So, I know my comments are going to fall in deaf ears, because no one likes
to have a conversation and just like I won't speak up when you are on the next item, but
I'm going to challenge Council to say, you know, part of the -- the conversation that I
have had about the levy, you know, as well as the SAFER grant, I said I wouldn't let it
impact our current operations and our current needs. These -- to me these are not
competing issues. You know, the levy's been put forward and to say if you would like us
to retain these additional firefighters, if you would like to pay your police more, if you
would like to do prosecution ourselves, this is how we can go about doing that. But to
me -- and maybe you can make your own arguments about whether or not that rings
true, but this is no different than the other thing that went through our budget process.
We want competitive salaries for all of our employees. We did not back away from any
changes to our employee compensation this year because of the levy conversation. If
there was a market adjustment that was necessary, if there was a step plan that was
going to be made, if there was a cost of living increase that was going to be done, we
did all that and that's all included into our -- into our budget. So, I know you feel like you
-- you may feel like it's being hypocritical in this -- in the context, but I think it actually --
you know, what is hypocritical is we will call it the Council opposition oppression vote to
say no to increase wages, so that no one wants the job, because you don't get -- you
don't get compensated for this to the level that's necessary, but I know it's a tough
conversation. It's a tough vote no matter. It's a tough conversation. But at least I want
to be the one to say some things, because I -- I think, you know, you can take it, you
cannot, you can vote however you -- you want, but my viewpoint on the levy is we would
not impact our current operational components and this is the recommendation and I'm
not going to say because they got together and gave their time to give their
recommendations that you should have to do it, but if you are not going to do it I would
say let's get rid of this code. Let's no longer go to a committee that's going to evaluate
and make recommendations if it's really something that's not going to be what's going to
make that driving factor or take it out of your hands and let other people make that
decision throughout -- let me make the decision for you. I'm -- I'm serious. You know,
Meridian City Council
July 22,2025
Page 33 of 41
it's like there is other ways to do this, because it's never comfortable to have this
conversation about your own salaries. I get it one hundred percent and it's not easy in
that context. So, I'm going to stop right there and --
Taylor: Mr. Mayor?
Simison: Councilman Taylor.
Taylor: It didn't fall on deaf ears. It was well received. I just cordially disagree.
Simison: Correct.
Little Roberts: Mr. Mayor?
Simison: Councilman Little Roberts.
Little Roberts: Mr. Mayor and Council, this is definitely something I go back and forth
on, because as Brad pointed out, we -- we are the ones making the decision and so the
first thing we do is take -- how do we feel about it in consideration and it's tough for me
to say raise my salary for whatever reason, because I'm here because I love the city,
but I also know that I have talked to so many people that possibly could be up here
someday and they think, well, that's kind of not in my wheelhouse because it really isn't
paid, especially if they are younger, in their 30s or 40s are like that doesn't match what
I'm even remotely considering as a part-time salary, because we do end up working
more hours than we anticipate and to me there is a lot of things to look at and I don't
think we could have had a better committee. I mean our committee was made up of
people that have sat in these chairs and wrestled with the decision -- two of our
esteemed former colleagues, as well as people that are very versed on what we do,
how we do it, how much time goes in it and, then, my HR side of me says we kind of
missed out on not keeping up with salaries every single year. So -- so I think in the long
run I am supportive of this. It's got so many angles and I don't believe that it's tied in
with the levy. I think we have got to consider everything. But I think that your words
definitely rang true for me that those are two completely different issues. So, thank you.
Overton: Mr. Mayor?
Simison: Councilman Overton.
Overton: Say a lot of words I think I said last time we talked about this. We voted on
this a couple years ago. I was brand new on Council and at the time I was like very
very uncomfortable voting on my own pay increase. I was brand new to Council and I
was still discovering just how much time it took for my week. Not just to do this job, but
to do it right, to put the homework in, to spend the time looking through everything. So,
after voting no two years ago and getting to this point now I realize what we are doing is
we are digging a hole and we can keep digging that hole. We are not doing ourselves a
favor. We are not doing future councils a favor. But I think I have to go back to the
Meridian City Council
July 22,2025
Page 34 of 41
bottom line that was said is we are not doing this for us. This isn't -- this isn't in front of
us for us, this is in front of us for city council's now, future -- everyone to look at so they
are adequately compensated for the work they do to do the job and it's -- it's a tough
one. I don't -- I don't like voting on something for myself. I made that quite apparent
two years ago. I kind of get it now and it helps that there were former council members
on that committee that can look you in the eye and sit there and they are not getting
compensated for it now and they are looking right at me saying you need to do this and
this is why and they spent their time up here sitting on this dais making decisions for the
city and doing the work and based on those conversations I think it's the right thing to do
to support it and I would move forward. I think we can always find an excuse for not
supporting this. You can always find it. So, I will support it this year going forward.
Simison: And maybe just piggyback off one thing that you said. I often say this to other
people about -- said the reason Meridian is success -- successful in what we have in the
Public Safety Training Center and our amazing parks and our fire and things is because
Council at one point in time had made a very tough decision to implement impact fees.
Quite frankly, this Council, the job that you have to do, is made so much easier,
because some council 20 years ago made some very tough decisions to put additional
costs on the back of growth and development that allows this Council to be successful.
Myself included. This is maybe one of those times where you are especially setting
something up -- catching up and a path moving forward for the long run for those next
councils as well at this point in time. But I -- I just think it's -- sometimes these are
things that doesn't feel right, doesn't feel comfortable, but I think it's important to
consider, so --
Whitlock: Mr. Mayor?
Simison: Councilman Whitlock.
Whitlock: Started the evening on the fence on this issue and, unfortunately, it was a
picket fence, so I'm going to have to figure out which side I want to fall on and part of
me wants to fall where Councilman Taylor is, because I agree with that and this is not in
conflict with what we may or may not decide next week, but it is juxtaposed to what we
may or may not decide next week with the public safety levy. So, I have to look at the
full picture of that and yet the other side of the fence I totally agree with what you just
said. We need to make some decisions about the future and, frankly, if the public safety
levy fails, somebody's going to be making some really hard decisions on this Council
and they ought to be compensated for making those tough decisions. If the public levy
-- public safety levy passes, then, we are able to make that a priority for our city as we
move forward and deliver on what the citizens say that they want. So, again, I'm -- I'm
-- I'm trying to figure out which side of the fence I'm going to fall onto, because this
picket fence is not a comfortable ride right now. I would like to hear the rest of the
discussion, but I -- I appreciate the -- the counsel from you, Mayor. I appreciate the
concerns from Councilman Taylor. I agree with both sides of that. So, if anybody else
can help me get off the fence I would appreciate it.
Meridian City Council
July 22,2025
Page 35 of 41
Simison: Your cleanup hitter is coming in, Councilman Cavener.
Cavener: Mr. Mayor, I don't know if this helps Council Member Whitlock one way or
another. I think this is the fifth time that I have been a part of one of these and I will be
honest, when I very first got on Council I was a no unless proven otherwise. Just -- I
showed up, my mind was made up, I was not going to vote to support a salary increase
and at the time, quite frankly, I think because of these committees, I have tried to be
much more open minded. I have even voted to support a salary increase, I believe,
once in my time. So, I'm not always opposed and I -- and Mayor, I -- and, Mr. Nary,
want to commend you. I think this is the best committee we have ever put together
since I have been on Council and like my good colleague Council Member Whitlock, I --
I have swayed back and forth and, Council Member Little Roberts, you hit the nail on
the head, I don't -- I don't think that -- that a salary increase for the Council is tied to a
levy, but I also don't think that we can make those decisions in a vacuum. I think we
have to look at the real world implications and former Council Member Hoaglun I think,
you know, put it best, it's not about us, it is about -- got to take the person out of it and,
Council Member Little Roberts, you talk a lot about, you know, positions, not people,
and that has sat in the back of my head a lot. It's not about Council Member Cavener or
Council Member Taylor, it's about future council members who will send these seats and
so I have -- I have wrestled with that. The part that I have landed for me is -- and you
have heard me ask about this at various budgets and as we have talked about
compensation for our employees. I want our employees to be paid a fair and equitable
wage. I don't want to compare it necessarily to this city or that city. We want to be
selective. I want to make sure their employees receive a fair and equitable wage.
Likewise, I want to make sure that our City Council receives a fair and equitable
compensation. Our Mayor receives a fair and equitable compensation, knowing that we
have never met -- I have never met anybody that's ran or sat up here that said because
we have increased our wage 1 ,500 dollars, that was the ticket to get me to run or
because you didn't take an increase I decided I wasn't going to run. I don't think that
our voters want candidates that are focused on compensation. I do agree with Council
Member Hoaglun, my wife has had a few make-up dinners purchased probably with my
City Council salary and flowers for saying, hey, I told you to be home at 8:00 and didn't
get home until 11:30, that happens. But are we paid a fair and equitable wage for what
we do and I think the answer is yes and so I -- I likely won't be in support of an increase
this year, not because I don't think the -- the committee makes sense and not because I
don't think it's deserved. Quite frankly, all of you that are up here deserve to be paid a
hundred times more than what you are paying, because you care about this community
and the time that you put in. It's not about that. It is are we receiving a fair and
equitable amount of compensation for the job that our community asks of us? I think
right now the answer is yes.
Simison: The public hearing is still open.
Cavener: Mr. Mayor, while I don't see anybody here and I have to say I -- I'm going to
convey a little bit of disappointment. Our state legislature took up compensation
increases. There was lots of chatter and lots of people had strong opinions and one of
Meridian City Council
July 22,2025
Page 36 of 41
our neighbor cities took up compensation increases. It was a packed, you know, council
chambers. We don't have anybody here, despite I think this being promoted very well.
Used to have a council member who sat right over here and says if -- if nobody's here
that must mean everybody's in agreement. I don't necessarily share that same opinion,
but I'm disappointed that there is nobody here in our community, outside of a good
committee member, to provide any testimony on this one way or another. But that said,
Mr. Mayor, I'm happy to make a motion that we close the public hearing on proposed
updates to Title 1 , Chapter 7, Section 9, the Meridian City Code, regarding City Council
compensation.
Little Roberts: Second.
Simison: Have a motion and a second to close the public hearing. Is there any
discussion? If not, all in favor signify by saying aye. Opposed nay? The ayes have it
and the public hearing is closed.
MOTION CARRIED: FIVE AYES. ONE ABSENT.
Simison: So, Council, I don't know if you want to continue discussion before we get to
the ordinance to know whether or not we are going to take up the ordinance or not. Any
further -- or just go to the ordinance when we get there and see what happens? Okay.
Right. I think that's what we will do.
7. Public Hearing: Proposed updates to Title 1, Chapter 6, Section 5, of
Meridian City Code regarding Mayor's Compensation
Simison: So, with that we will go to Item 7, which is a public hearing proposed updates
to Title 1, Chapter 6, Section 5 of Meridian City Code regarding mayor's compensation.
Turn this over to Mr. Nary.
Nary: Thank you, Mr. Mayor, Members of the Council. Again, as the prior one, we -- our
citizens committee did meet and made these recommendations for these increases for
the Mayor's compensation. Basically very similar conversation, very similar discussion.
Again, it was looking at trying to be consistent, trying to move the wages up periodically
as necessary. That's a very common compensation method is to do that to avoid these
discussions where you have to make drastic increases. There was a desire by the
committee to move this number up to what they felt was a more reasonable and
equitable approach for compensation for the mayor. Again, the committee is currently
configured that it meets every couple years during an election cycle, so the next time it's
scheduled to meet again is in two years before the actual term of the Mayor is over
before the next Mayor term would begin. But this is trying to, again, keep it up and
move it along. Again, there have been -- and they looked at a number of past ones over
the last 25 years of -- the Mayor has increased more incrementally more often than the
Council. There have been occasions where they have not. But here, again, was the
same idea of not looking at the individuals, not looking at the individual person in the
job, but the job itself and what the expectation the committee felt as a community, as the
Meridian City Council
July 22,2025
Page 37 of 41
committee members, as their expectation of what they believe, as well as what they
think the public is looking for and what they think is a fair compensation. So, that was
where those numbers came from. That's what the intent was was to move that along.
And, then, also same thing, to put this in future opportunity for those to increase on a
regular basis annually along with that periodic market adjustment with the election
cycle. So, that was the intent for this one as well.
Simison: Thank you, Mr. Nary. Council, any questions for staff? Would the public like
to come up and provide any testimony on this? Or committee member?
Hoaglun: Yes, I would, Mr. Mayor. Brad Hoaglun. 2470 West Trestle Drive, Meridian.
And that's one thing about the committee -- all residents and they want to be good
stewards of tax dollars. I mean that's really what we want and when it came to the
Mayor's salary the recommendation was 3,500 dollar increase of 2026 and 3,500 dollars
for 2027. And, again, also, then, tying into for -- starting in 2028 the -- the general
employee increases as well. One of the things about the salary now for the Mayor, he is
not paid what a CEO of an organization this size, with a budget of this magnitude, would
be paid. They are much higher. And -- and, of course, bonuses and other things. You
are in government work you don't get bonuses. That's just the way it works. That's fine.
And, again, it's -- it's not about this Mayor, it's about that position and -- and the future of
that position. I -- I do know having been in private business and -- and private entity
that the level that's currently at it's not even a vice -- vice-president level. It's not even
at a director level. There are people who are directors in organizations that make far
more than this. So, we thought it was imperative that we increase that a bit and still not
even going to make 150,000. It would be after 2027 it would at 146,387. So, with the
direct reports that he has, the budget he manages, the day-to-day affairs, we thought it's
the best we can do at this time, but, then, if we tie it in moving forward that would be
helpful for whoever is in that position in the future, so -- any questions happy to answer.
Simison: Thank you. Council, any questions? Is there anybody else who has been
hanging out all night that wants to come forward and talk about this item?
Taylor: Mr. Mayor?
Simison: Councilman Taylor.
Taylor: If there is anything I try to be consistent, so I don't need to repeat what I said
before, because my position is consistent, but that said I will take the opportunity, as
have learned about -- over the last year and a half of being on Council, the
responsibilities that the Mayor's seat has. It's significant. It is a large organization. It
does require a lot of time and I -- I absolutely agree with you, the notion that we want
competent people to be interested in this role, not just now, but in the future as the city
grows. There is a lot of challenges. You do have to face a lot of difficult decisions,
some of us thrusting it upon you, some of your own making, but it is a -- it is a
challenge.
Simison: Come on. My own making? What's up with that?
Meridian City Council
July 22,2025
Page 38 of 41
Taylor: And I recognize that.
Simison: I'm kidding.
Taylor: I will compliment you. I think that the city is being run well and it -- my position
on this issue isn't reflective of your job performances, as much as being consistent with
what I have said before about how we present these things to our constituency.
Simison: You could have just closed the public hearing, too. Sorry. I'm having a good
night tonight. I don't know why. Well, a lot of iced tea today. Any -- any further
comments or a motion to close the public hearing?
Cavener: Mr. Mayor?
Simison: Councilman Cavener.
Cavener: Move we close the public hearing on proposed updates to Title 1 , Chapter 7,
Section 5 of the Meridian City Code regarding Mayor's compensation.
Overton: Second.
Simison: Have a motion and a second to close the public hearing. Is there any
discussion? If not, all in favor signify by saying aye. Opposed nay? The ayes have it.
The public hearing is closed.
MOTION CARRIED: FIVE AYES. ONE ABSENT.
ORDINANCES [Action Item]
8. Ordinance No. 25-2092, updates to Title 4, Chapter 1, Meridian City
Code per Idaho Code section 50-344(2): Amending Meridian City
Code section 4-1-3 to add definitions of "household waste" and
"temporary project"; amending Meridian City Code section 4-1-4,
regarding compulsory use of solid waste collection franchisee's
services; amending Meridian City Code section 4-1-8, regarding
collection of solid waste and recyclable materials, specifically
temporary project service and on-call service; amending Meridian
City Code section 4-1-10(G), adding an exception to compulsory use
of franchisee for temporary project solid waste collection; repealing
conflicting ordinances; and providing an effective date.
Simison: Okay. With that we will move on to Item 8, which is Ordinance No. 25-2092.
Ask the Clerk to read this ordinance by title.
Lomeli: Thank you, Mr. Mayor. Ordinance No. 25-2092, updates to Title 4, Chapter 1,
Meridian City Code, per Idaho Code Section 50-344(2): Amending Meridian City Code
Meridian City Council
July 22,2025
Page 39 of 41
Section 4-1-3 to add definitions of "household waste" and "temporary project"; amending
Meridian City Code Section 4-1-4, regarding compulsory use of solid waste collection
franchisee's services; amending Meridian City Code Section 4-1-8, regarding collection
of solid waste and recyclable materials, specifically temporary project service and on-
call service; amending Meridian City Code Section 4-1-10(g), adding an exception to
compulsory use of franchisee for temporary project solid waste collection; repealing
conflicting ordinances; and providing an effective date.
Simison: Thank you. Council, you have heard this ordinance read by title. Is there
anybody that would like it read in this entirety? If not, do I have a motion?
Taylor: Mr. Mayor?
Simison: Councilman Taylor.
Taylor: I move that we approve Ordinance No. 25-2092.
Cavener: Second.
Simison: Have a motion and a second to approve Ordinance No. 25-2092. Is their
discussion? If not, clerk call the roll.
Roll Call: Cavener, yea; Strader, absent; Overton, yea; Little Roberts, yea; Taylor, yea;
Whitlock, yea.
Simison: All ayes. Motion carries and the item is agreed to.
MOTION CARRIED: FIVE AYES. ONE ABSENT.
9. Ordinance No. 25-2093: An Ordinance Amending Title 1, Chapter 7,
Section 9 of the Meridian City Code, Regarding City
Councilmembers' Compensation; Providing a Savings Clause; and
Providing an Effective Date
Simison: Next item up is Ordinance No. 25-2093. Ask the clerk to read this ordinance
by title.
Lomeli: Thank you, Mr. Mayor. An Ordinance Amending Title 1, Chapter 7, Section 9 of
the Meridian City Code, regarding City Councilmembers' Compensation; providing a
savings clause; and providing an effective date.
Simison: Thank you. Council, you have heard this ordinance read by title. Is there
anybody who would like it read in its entirety? If not, do I have a motion?
Overton: Mr. Mayor?
Meridian City Council
July 22,2025
Page 40 of 41
Simison: Councilman Overton.
Overton: Mr. Mayor, I move that we approve Ordinance No. 25-2093.
Little Roberts: Second.
Simison: Have a motion and a second to approve Ordinance No. 25-2093. Is there
discussion on the motion? If not, clerk call the roll.
Roll Call: Cavener, nay; Strader, absent; Overton, yea; Little Roberts, yea; Taylor, nay;
Whitlock, nay.
Simison: Three no's. Two ayes. Motion fails.
MOTION FAILED: THREE NAY. TWO AYES. ONE ABSENT.
10. Ordinance No. 25-2094: An Ordinance Amending Title 1, Chapter 6,
Section 5 of the Meridian City Code Regarding Mayor's
Compensation; Providing a Savings Clause; and Providing an
Effective Date
Simison: With that we will move on to Ordinance No. 25-2094. Is there discussion -- or
ask the clerk to read this ordinance by title?
Lomeli: Thank you, Mr. Mayor. An Ordinance amending Title 1, Chapter 6, Section 5 of
the Meridian City Code regarding Mayor's compensation; providing a savings clause;
and providing an effective date.
Simison: Thank you. Council, you have heard this ordinance read by title. Is there
anybody that would like it read in its entirety? If not, do I have a motion?
Overton: Mr. Mayor?
Simison: Councilman Overton.
Overton: Move that we approve Ordinance No. 25-2094.
Little Roberts: Second.
Simison: Have a motion and a second to approve Ordinance No. 25-2094. Is there
discussion on the motion? If not, clerk call the roll.
Roll Call: Cavener, nay; Strader, absent; Overton, yea; Little Roberts, yea; Taylor, nay;
Whitlock, yea.
Simison: Three ayes, two nays, and the motion is agreed to..
Meridian City Council
July 22,2025
Page 41 of 41
MOTION CARRIED: THREE AYES. TWO NAYS. ONE ABSENT.
FUTURE MEETING TOPICS
Simison: Council, anything under future meeting topics?
Cavener: Mr. Mayor?
Simison: Councilman Cavener.
Cavener: Just a good reminder to our team, special meeting next Tuesday. Make sure
it's on your calendar. We will be talking all things public safety levy. So, look forward to
seeing you all next week.
Simison: All right. With that is there a motion?
Cavener: Mr. Mayor?
Simison: Councilman Cavener.
Cavener: Move we adjourn the meeting.
Little Roberts: Second.
Simison: Motion and second to adjourn the meeting. All in favor signify by saying aye.
Opposed nay? The ayes have it. We are adjourned.
MOTION CARRIED: FIVE AYES. ONE ABSENT.
MEETING ADJOURNED AT 7:56 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS)
8 / 12 25
MAYOR ROBERT E. SIMISON DATE APPROVED
ATTEST:
CHRIS JOHNSON - CITY CLERK
E IDIAN;---
/hl R
AGENDA ITEM
Public Forum - Future Meeting Topics
The Public are invited to sign up in advance of the meeting at
www.meridiancity.org/forum to address elected officials regarding topics of
general interest or concern of public matters. Comments specific to an active
land use/development applications are not permitted during this time.
By law, no decisions can be made on topics presented at the Public
Forum. However, City Council may request the topic be added to a future
meeting agenda for further discussion or action. The Mayor may also direct
staff to provide followup assistance regarding the matter.
3
CITY OF MERIDIAN
i
CITY COUNCIL
{
PUBLIC FORUM SIGN-IN SHEET
Date: July 22"d, 2025
Please sign in below if you wish to address the Mayor and City Council and
provide a brief description of your topic. Please observe the following rules of
the Public Forum:
• DO NOT:
o Discuss active applications or proposals pending before Planning
and Zoning or City Council
o Complain about city staff, individuals, business or private matters
• DO
o When it is your turn to speak, state your name and address first
o Observe a 3-minute time limit (you may be interrupted if your topic
is deemed inappropriate for this forum)
Name (please print) Brief Description of Discussion Topic
E IDIAN
'aAHO
AGENDA ITEM
ITEM TOPIC: Meridian Police Department - Officer Rodriguez recipient of the Enrique S.
Camarena Award
Idaho State E ks Association
`gyp o
DAP
February 14, 2025
Officer Robert Rodriguez
Meridian Police Department
1401 E Watertower St
Meridian, Idaho 83642
Dear Officer Rodriquez,
On behalf of the Idaho State Elks Association-Drug Awareness Commission,we are pleased to inform
you that you have been selected as the 2024-2025 Enrique "Kiki"Camarena Award recipient for the
State of Idaho.This prestigious award is given to a person in law enforcement that exemplifies the
qualities and principals that DEA Special Agent Camarena lived every day and ultimately gave his life for.
Your work in promoting healthy choices and creating a supportive environment for our leaders of
tomorrow has been recognized by your community. Your role as a School Resource Officer is one of the
most rewarding while also being a difficult position. Working with many children as you do on a day to
day basis and earning their trust as you interact with them is a gift that not all people possess. Your
peers and colleagues recognized these qualities and were instrumental in your nomination for this
award.
You and your Mrs. Rodriquez will be our guests at the ISEA Summer Convention June 6t" in Wallace,
Idaho where you will receive your award.
We are all very proud of you and delighted to make this announcement.
Respectfully,
i
Susan Steitz-ISEA Drug Awareness Chairman
1531 W Storey St
Meridian, Idaho 83646
208-861-8386 susiestertz@gmaii.com
Cc: PGER Keith Malls Idaho Sponsor, MPD Chief Rasterrchea, MADC Kendall Nagy, ISEA President
Ed Willson
Heroes
� 1
-�� - ADAHO$TAT]
A.
owl
BOISE
. VETER4NIg
� �.' �: AFF
`jlV
r
A, —
�s,
,
q
d ,{
C� E IDIAN
Planning and Zoning Department Presentation and Outline
i
Item#2: Idaho Power McDermott Substation (H-2025-0008)
Application(s):
➢ Annexation
➢ Conditional Use Permit
Size of property, existing zoning, and location: This site consists of 2.50 acres of land,zoned RUT within Ada County, located at
the SW corner of McMillan Road and N. Owyhee Storm Avenue,
History: ROS No. 13689
Comprehensive Plan FLUM Designation: Medium High Density
Summary of Request:Annexation of 2.69 acres of land from RUT in Ada County to the R-15 zoning district and a Conditional Use
Permit(CUP)to allow the development of an Idaho Power substation.
The applicant is proposing the construction of a new Idaho Power substation to enhance the reliability and resilience of electrical
service in Meridian and the surrounding areas of Ada County. Currently, customers in this region are served by the Can-Ada
Substation in Nampa and the Ten Mile Substation in Meridian. However, rapid and ongoing growth throughout the Treasure Valley has
placed increased demand on these existing facilities, leading to service strain and reduced reliability.
The proposed substation is strategically designed to accommodate future growth and development,while also alleviating pressure on
the existing infrastructure. By re-routing service lines,the new facility will not only serve new residential and commercial customers but
also improve service continuity and reliability for current users,
The site is proposed to be developed with a substation that includes up to two transformers, each to serve four distribution feeders; up
to two breakers beneath the transmission termination structure; up to two metalclad structures,which manage switching of distribution
feeders;one small control building,which houses racks of switches and communication equipment; and one transmission dead-end
structure,which connects with the transmission line on McMillian Road.
Public Utility, Major and Public Infrastructure is permitted use within the R-15 zoning district upon the approval of a Conditional Use
Permit and compliance with the specific use standards per UDC 11-4-3-31. Staff has determined the proposed project aligns with
these standards and is essential to support the area's long-term utility needs.
Access to the property will be via McMillan Road and Owyhee Storm Avenue,to be designed in accordance with Ada County Highway
District(ACHD) requirements.These two access points are necessary to safely accommodate the maneuvering of large transport
vehicles during infrequent deliveries of major electrical equipment such as transformers, breakers,or metal-clad switchgear to the
substation. Under typical operating conditions, a single access point will generally be sufficient to support routine inspection and
maintenance activities.
The substation yard will be graveled to allow for safe operation of the ground-grid system underneath the surface. The gravel is specific
for utility use,typically 3-inch rock that also allows for water drainage. Since no vehicle parking occurs within the substation,the
applicant is not proposing to pave the surfaces inside the yard.
Although the development of the power substation is located within a residential zoning district, the applicant is proposing a thirty(30)
foot landscape buffer to the west and south of the property to mitigate any noise that may be generated from the substation.
Although there is no building,that applicant is proposing an eight(8)foot tall pre-cast stamped concrete wall along the McMillian Road
and Owyhee Storm Avenue frontages. Staff is requiring the wall extended around the entire substation. Final design is required to
comply with the design standards in the Architectural Standards Manual and recorded development agreement.A Certificate of Zoning
Compliance(CZC) and Design Review(DES)approval is required prior to building permit issuance.
The Comprehensive Plan's goal is to require appropriate building design, and landscaping elements to buffer, screen, beautify, and
integrate commercial, multifamily, and parking lots into existing neighborhoods.
The maximum height of fences and walls within residential zoning districts is 6 feet. The applicant is requesting alternative compliance
through a separate permit outside of this process to increase the height of the proposed wall and fence to eight(8)feet in order to
maintain site security and deter trespassing at a later date upon approval of the annexation. Barbed wire is prohibited in residential
districts per UDC 11-3A-7.
The applicant is proposing to add a Development Agreement(DA) provision that would allow deferral of landscaping installation until
development occurs within the Fields District,citing the current lack of available water in the area. However, City staff does not have a
timeline for when development, particularly on properties adjacent to the subject site,will move forward.While irrigation infrastructure is
not yet available, City water is accessible within Owyhee Storm Avenue, and an existing irrigation ditch and box are located along the
northern portion of the property.
The applicant has approached Public Works staff regarding temporary use of City water for landscaping until an irrigation pump can be
installed. Public Works has no objection to entering into an agreement allowing the use of City water for up to five(5)years, after which
the irrigation pump must be operational.
However, per UDC 11-36-14, all required landscaping, irrigation systems, and site features must be installed in accordance with the
approved landscape plan prior to final project approval, as there is no separate occupancy approval process. Therefore, staff does not
support the applicant's request, as there is no mechanism to delay landscaping installation,which is a required component of
development. Furthermore,deferring landscaping would hinder the establishment of a mature vegetative buffer,which is essential to
provide adequate screening for future adjacent residential development.
Commission Recommendation:Approval
Summary of Commission Public Hearing:
i. In favor: Stephanie Hopkins and David Garrett representing the property owner
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Key Issue(s):
Key Issue(s)of Discussion by Commission:
i. Stamped concrete wall surrounding the entire property rather than a chain link fence on the south and west side of the property
as the project will eventually be surrounded by residential development on all sides.
Commission Change(s)to Staff Recommendation:
i. None
Outstanding Issue(s)for City Council:
i. None
Written Testimony since Commission Hearing: None
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2025-0008, as presented in the staff
report for the hearing date of July 22,2025: (Add any proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2025-0008, as presented during the
hearing on July 22, 2025,for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2025-0008 to the hearing date of[date]for the following reason(s): (You should state specific
reasons) for continuance.)
Item#3: Mogul Industrial Park Subdivision(H•2025.0006)
Application(s): Preliminary Plat
Size of property, existing zoning, and location: This site consists of 88.2 acres of land,zoned I-L, generally located at the
northwest corner of Black Cat Road and 1-84.
History: This overall development(Known as Black Cat Industrial and/or Meridian Commerce Park)consists of five(5) parcels all
governed by one Development Agreement(DA#2022-082504).
The existing development agreement contains a conceptual development plan consisting of seventeen (17) buildings located within the
industrial park. The applicant has 6 buildings completed and a seven soon to start construction. The development agreement does not
restrict the property from being subdivided. The applicant is proposing that only two of the existing five parcels be included in the
subdivision. This is due to the property boundary adjustments that have occurred (PBA-2022-0025 and PBA-2025-0004),which have
allowed the applicant to reconfigure three buildings on individual properties.
The collector roadway(W. Grand Mogul Drive) has been partially constructed and extended through the site.Additional right-of-way will
need to be deeded as the phases of the subdivision are completed.
Comprehensive Plan FLUM Designation: Mixed Use Employment and Low Density Employment
Summary of Request: The applicant is proposing a preliminary plat consisting of 11 building lots across 88.2 acres within the I-L
zoning district. The plat excludes the parcels containing the St. Luke's building, Building J, and Building M. Development is proposed to
occur in three phases.
Each phase includes the construction of the 10-foot detached multi-use pathway along Grand Mogul Drive, as well as the full
installation of the street landscape buffers along 1-84, Grand Mogul Drive, and north/south collector road corresponding to that
proposed phasing plan.
The subject properties are annexed with the Light Industrial (I-L)zoning designation,which allows for a variety of uses. The narrative
discusses the existing and proposed buildings will be industrial buildings with industrial users. Currently, the existing Development
Agreement limits certain activities, specifically prohibiting"storage facility, self-service"and vehicle impound sales and repair unless
conducted entirely indoors.This restriction aims to support industrial users and job creation. The property will remain subject to the
same Development Agreement provisions, along with the restrictions in UDC 11-2C-2.
Access is proposed via the extension of W. Grand Mogul Drive, a collector street from N. Black Cat Road, an arterial street. W. Grand
Mogul Drive shall be extended to the west boundary of the site to connect with the future north/south collector roadway prior to the
certificate of occupancy being issued for Lot 3, Block 2.Additionally, a portion of the north/south collector shall be constructed in
accordance with the TMISAP street section C prior to certificate of occupancy on Lot 3, Block 2. Direct lot access to Black Cat Road
and Grand Mogul Drive is prohibited except for access specifically approved for this application or by ACHD.
Commission Recommendation:Approval with conditions. Staff recommends removal of condition of approval and modify 3
conditions to change the wording from and to or.
1. Summary of Commission public hearing:
i. In favor: Jason Densmer, The Land Group
ii. In opposition: No testimony provided.
iii. Commenting: No testimony provided.
iv. Written testimony: No testimony provided,
v. Staff presenting application: Bill Parsons
vi. Other Staff commenting on application:Ali Breshears
2. Key issues(s)of public testimony: None.
3. Key issues(s)of discussion by Commission:
i. Future extension of the north/south collector road along the west boundary.
4, Commission change(s)to Staff recommendation:
i. See modified conditions below.
5. Outstanding issue(s)for City Council:
i. None.
Written Testimony: None
Issues: Extension of the north/south collector roadway,ACHD has approved the location proposed by the applicant. Staff recommends
it shift to the east as shown in the exhibit. Staff has worked with the applicant to create a new condition to allow for future collaboration
of placement.
Modified Conditions:
Strike 5d: DePiGt landSGaping along all pathways per the standards in UDG 11313 12G.A 5'wide
landSGape strip is required on both sides of the pathway planted with a mix of trees,
shrubs, lawn andlor other vegetative ground Gover.
Modify 4d: Add a plat note stating that a blanket cross-access easement encumbers applies ies to all lots within the subdivision and
OR add include a note referencing the recorded CCR's in effect for the entire development that establishes the
requirement for cross-access.
Modify 3: Fifteen (15)days prior to the City GOUnGil hearing,the app"Gant shall submit a revised prelirninary plat that shifts the
north/south GOIleGtOr ro d fa4er to the east and stubs to the north boundary of the Rosenlof Drain and GOOrdinate
with AGHID on the requirements fbF the GFOSSing over the d Prior to submitting the final plat for Phase 3,the
applicant shall coordinate with the City and ACHD to determine the final alignment of the north-south collector along
the west boundary.
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2025-0006, as presented in the staff report
for the hearing date of July 22, 2025: (Add any proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to recommend deny File Number H-2025-0006, as presented during
the hearing on July 22, 2025,for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2025-0006 to the hearing date of for the following reason(s): (You should state specific
reasons)for continuance.)
Item#4:AOCI Comprehensive Plan Map Amendment(H-2025-0029)
Application(s): Comprehensive Plan Map Amendment
Summary of Request: The City of Meridian Planning Division is applying for a Comprehensive Plan Map Amendment(CPAM)to
Amend the City's 2019 Comprehensive Plan. This amendment modifies the boundaries of the Future Land Use Map(FLUM), along
with a subsequent request to Ada County to re-establish the boundaries of the Area of City Impact(AOCI). The intent of the
amendment is to align the City's AOCI with the adopted Idaho State Code§67-6526,Areas of Impact, as amended in the 2024
legislative session. Per section 67-6526 of Idaho Code, areas of impact boundaries are required to be within two miles of a city's
municipal boundary. The subject amendment would remove 38 parcels,totaling 507.34 acres (more or less), which are over two miles
from municipal boundaries from the City's FLUM and AOCI.Additionally,the amendment would add one parcel 5.06 acres(more or
less)of land and generally located at 12504 W Amity Road to the City's FLUM and AOCI. The proposed designation on the FLUM of
the subject addition is Medium Density Residential(MDR). The proposed amendment does not modify any policies or text of the
current City of Meridian Comprehensive Plan.
Written Testimony: None since the P&Z hearing on June 26, 2025,
Commission Recommendation: The Commission recommended the application be forwarded to City Council for approval.
The Meridian Planning &Zoning Commission heard these items on June 26, 2025.At the public hearing the Commission moved to
recommend approval of the subject application, H-2025-0029.
1. Summary of Commission public hearing:
i. In favor: No testimony provided.
ii. In opposition: No testimony provided.
iii. Commenting: No testimony provided.
iv.Written testimony: No testimony provided.
v. Staff presenting application: Carl Anderson presented the application.
vi. Other Staff commenting on application: Caleb Hood
2. Key issues(s)of public testimony:
i. None.
3. Key issues(s)of discussion by Commission:
i. Discussion was had related to the area being removed being not within an AOCI at this time. In the future it's possible that the
AOCI line created for Kuna and Meridian could shift again.
ii. Questions were raised as to how the City of Kuna is approaching their AOCI.
iii. Questions were raised as to how often the AOCI limit is assessed.
4. Commission change(s)to Staff recommendation:
i. None.
5. Outstanding issue(s)for City Council:
i. None.
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2025-0029, to remove the subject 507.34
acres from the City's Future Land Use Map and Area of City Impact and include 5,06 acres as described to the AOCI and FLUM,with a
designation of Medium Density Residential, and authorize staff to request apply with Ada County to re-establish the boundaries of the
City's Area of City Impact.,for the following reasons: (Add any proposed modifications to conditions)
Denial
After considering all staff,applicant and public testimony, I move to deny File Number H-2025-0029, as presented during the hearing
on July 22, 2025,for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2025-0029 to the hearing date of July 22, 2025 for the following reason(s): (You should state specific
reasons)for continuance.)
h2
City Council MeetingJuly 22, 2025
Slide 1
h2 Agenda Item Numbers/Order:
hoodc, 12/19/2006
Zoning MapAerialFLUM
Zoning MapAerialFLUM
Modify Condition 4d: south collector along the west boundary.-and ACHD to determine the final alignment of the northPrior to submitting the final plat for Phase 3, the applicant shall
coordinate with the City over the drain. north boundary of the Rosenlof Drain and coordinate with ACHD on the requirements for the crossing revised preliminary plat that shifts the
north/south collector road farther to the east and stubs to the Fifteen (15) days prior to the City Council hearing, the applicant shall submit a Modify Condition 3: shrubs, lawn and/or
other vegetative ground cover. wide landscape strip is required on both sides of the pathway planted with a mix of trees, 12C. A 5’ -3B-Depict landscaping along all pathways per the
standards in UDC 11Strike condition 5d: access.-for crossthat establishes the requirementdevelopment include a note referencing the recorded CCR’s in effect for the entire add OR and
all lots applies toencumbers access easement -Add a plat note stating that a blanket cross
AOCI Comprehensive Plan Map July 22, 2025City Council 0029-2025-H Amendment
Why the Change 6526 (1b))-67§impact.” (that extend beyond its current area of improvement, and other planning activities and conduct infrastructure, capital “A city may adopt a comprehensive
plan Cities may have their own planning areas.County sets AOCIConsiderations for service planningof municipal city limitsRequires AOCI be limited to within 2 miles with Ada County
in 2025Area of City Impacts must be reestablished , amended in 20246526-67§Idaho State Code
Areas of Change Modify entryway corridors accordingly Density Residential on the FLUM.Designate the property as Medium approved releasing from their AOCI.of this application since
Boise already was a request and supported as part 1 parcel totaling 5.06 parcel acres. This Addsimilar)way or -of-(does not include right38 parcels totaling 507.34 parcel acres Remove.
th owners on June 11Courtesy Notice sent to affected property
Remove from AOCI Areas of Change (Exhibits)(5.07 gross acres)Add to AOCI
Request and Next Steps begin AOCI negotiations.Formal Application to Ada County to Next StepsCouncil for approval. the application be forwarded to City 26, 2025. The Commission recommended
Commission heard this application on June The Meridian Planning & Zoning
W IDIAN�
AGENDA ITEM
ITEM TOPIC: Public Hearing for Idaho Power McDermott Substation (H-2025-0008) by KM
Engineering, LLP., located at SW corner of McMillan Rd and Owyhee Storm Ave.
Application Materials: https://bit.ly/H-2025-0008
A. Request: Annexation of 2.69 acres of land from RUT in Ada County to the R-15 zoning district.
B. Request: Conditional Use Permit to allow the development of an Idaho Power Substation.
PUBLIC HEARING SIGN IN SHEET
DATE: July 22, 2025 ITEM 4 2�-
PROJECT NAME: Idaho Power McDermott Substation H-2025-0008
I wish to
testify Your Full Name Your Full Address Representing
f ye(mars (Please Print) HOA.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 7/22/2025 Legend -
DATE:
Project Location
TO: Mayor& City Council ::: Area of fmpact
�= City Limits i
FROM: Linda Ritter,Associate Planner O Analysis
208-884-5533
Iritter@meridiancity.org
APPLICANT: Stephanie Hopkins, KM Engineering,
LLP
SUBJECT: H-025-0008
Idaho Power McDermott Substation
Annexation and CUP
LOCATION: SW corner of McMillan Road and N.
Owyhee Storm Avenue, located in the
NW '/4 NW'/4 SEC 32 4N 1 W,Parcel
No. SO432212450
I. PROJECT OVERVIEW
A. Summary
Annexation of 2.69 acres of land from RUT in Ada County to the R-15 zoning district and a
Conditional Use Permit(CUP)to allow the development of an Idaho Power substation.
B. Issues/Waivers
The applicant will be requesting alternative compliance to increase the height of the proposed
wall and fence to eight(8)feet in order to maintain site security and deter trespassing at a later
date upon approval of the annexation.
C. Recommendation
Staff recommends approval of the requested annexation per the conditions of approval included
in Section IV in accord accordance with Findings in Section V.
D. Decision
City of Meridian I Department Report 1. Project Overview
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant -
Proposed Land Use(s) Public infrastructure -
Existing Zoning RUT VII.A.2
Proposed Zoning R-15
Adopted FLUM Designation Medium High Density Residential VII.A.3
Proposed FLUM Designation NA
Table 2: Process Facts
Description Details
Preapplication Meeting date 1/7/2025
Neighborhood Meeting 2/26/2025
Site posting date 5/22/2025
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District
• Comments Received Yes/Staff Report -
• Commission Action Required No -
• Access McMillian Road existing arterial -
• Traffic Level of Service Better than E -
ITD Comments Received No comments IV.F
Meridian Public Works Wastewater IV.B
• Distance to Mainline Sewer available at the site
• Impacts or Concerns See Public Works site specific conditions J
Meridian Public Works Water IV.B
• Distance to Mainline Water available at the site -
• Impacts or Concerns None
Note: See section IV. City/Agency Comments&Conditions for comments received.
City of Meridian I Department Report II. Community Metrics
Figure 1: One-Mile Radius Existing Condition Metrics
Reference Parcel:S0432212450 Date Retrieved:2025/4/ 14
Parcel Count Parcel Acreage Infill Indicator:
Surrounding Area
1,4755
1,85
76% vot aty
® City Limits
582.4
■ Not City
Household Household& Population Growth
Households
02020
Population Change:87.5°I°
Population ■Growth
(Household and Population Change
since 2010 Decennial) 1,000 2,000 3,000 4,000
Use Types Residential Addresses All Addresses
■ Single-family
Multi-family is 0% 0%
1aa%
® Commercial
Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years)
Proposed I Proposed
Pending Pending
Approved Approved
500 1000 1500 0 100 200 300
■ Single-family ❑ Multi-family
City of Meridian I Department Report II. Community Metrics
>�
Single-family y 2.00 1,000
1.50 (AResidential
Parcel Diversity a 1.00 41 500 U
E3 Parcel Count 0.50 L
a.a� a
Average Acres 0.00 0.00 0
R-2 R-4 R-15
Average Single-family Density by Zoning Average
15.00 V 13.88
L DensityResidential Net
10.00
- . 6.91 �.38
p 5.00 0 3.99
0.00a.aa 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.
Fieure 2:ACHD Summary Metrics
Level of Service Planning Thresholds
1. Condition of Area Roadways
Traffic Count is based an Vehicles per hour(VP'H)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
McMillan Road 330-feet Minor Arterial 386 Better than°E"
Owyhee Storm Avenue 305-feet Collector 230 Better than"D"
*Acceptable level of service for a two-lane minor arterial is°E"(575 VPH).
*Acceptable level of service for a two-lane collector is°D"(425 VPH).
2. Average Daily Traffic Count(VDT)
Average daily traffic counts are based on ACHD's most carrent traffic counts_
• The average daily traffic count for McMillan Road east of McDermott Road was 6,747 on
January 25,2024_
+ The average daily traffic count for Owyhee Storm Avenue south of McMillan Road was 4,321
on January 25, 2024.
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
City of Meridian I Department Report II. Community Metrics
Figure 3: Service Impact Summary
Service Impact Tools
Ready
Marginal
i
Caution
�\00a y�\te Qo\`Le rs'a �ta��•� a��0� �\� \Q``e \�
e1`� Qa� (-P 00 b°
Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
City of Meridian I Department Report II. Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
The Future Land Use Map(FLUM)designates the area proposed to be annexed as "Medium High
Density"This designation allows for a mix of dwelling types including townhouses,
condominiums,and apartments. Residential gross densities should range from eight to twelve
dwelling units per acre. These areas are relatively compact within the context of larger
neighborhoods and are typically located around or near mixed use commercial or employment
areas to provide convenient access to services and jobs for residents. Developments need to
incorporate high quality architectural design and materials and thoughtful site design to ensure
quality of place and should also incorporate connectivity with adjacent uses and area pathways,
attractive landscaping and a project identity. The applicant is requesting to zone the property R-
15.
The applicant is proposing the construction of a new Idaho Power substation to enhance the
reliability and resilience of electrical service in Meridian and the surrounding areas of Ada
County. Currently, customers in this region are served by the Can-Ada Substation in Nampa and
the Ten Mile Substation in Meridian. However,rapid and ongoing growth throughout the
Treasure Valley has placed increased demand on these existing facilities, leading to service strain
and reduced reliability.
The proposed substation is strategically designed to accommodate future growth and
development,while also alleviating pressure on the existing infrastructure. By re-routing service
lines,the new facility will not only serve new residential and commercial customers but also
improve service continuity and reliability for current users.
This use is permitted within the R-15 zoning district upon the approval of a Conditional Use
Permit and compliance with the specific use standards for both Public Utility,Major and Public
Infrastructure. The proposed project aligns with these standards and is essential to support the
area's long-term utility needs.
Table 4: Pro aect Overview
Description Details
History ROS No. 13689
Physical Features Vacant Lot
Acreage 2.50 acres
B. History
The property resides within Ada County and is currently zoned RUT. The property owner did a
one-time property division on October 26, 2022,to create this 2.50-acre lot. See Record of
Survey below.
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
The property is currently vacant,the applicant is proposing to construct,maintain,and
operate an electrical substation on an undeveloped parcel of land in northwest Meridian. The
new McDermott Distribution Substation will connect to the existing electrical grid and
provide increased capacity and reliability to existing and new customers in Meridian,Ada
County,and the surrounding area. The applicant will need to submit a Certificate of Zoning
Compliance(CZC)and Design Review(DES)application for review and approval prior to
building submittal.
City of Meridian I Department Report III. Staff Analysis
2. Proposed Use Analysis (UDC 11-2 and 11-4-3-31):
The proposed use"public infrastructure"requires a conditional use permit for the R-15
zoning district.
A. Accessory uses directly related to the maintenance and fueling of vehicles (including,but
not limited to,truck and trailer washing, fuel pumps,garages for minor repair)may be
allowed.
Not applicable
B. Installation of underground fuel tanks shall require written approval from the Idaho
Division of Environmental Quality, Idaho Department of Water Resources, and the
appropriate fire authority.
Not appliable as the applicant is not proposing underground fuel tanks.
C. No portion of the outside storage areas and/or outside activity areas may be visible from
any highway,interstate,gateway corridor,principal arterial, or minor arterial as herein
defined.
Staff determined no outside storage will be visible from the roadways and this will be a
condition of the permit.
D. All driveways into and through the facility and any open area with a driving surface shall
be surfaced with a dustless material including,but not limited to,asphalt, concrete,
pavers or bricks.
Staff determined the all driving surfaces are being constructed with dustless material.
E. For any use requiring the storage of fuel or hazardous material,the use shall be located a
minimum of one thousand(1,000)feet from a hospital.
Staff determined the facility is located at a minimum of 1,000 feet from a hospital.
3. Dimensional Standards (UDC 11-2):
The proposal will be required to meet the dimensional standards for setbacks,parking
requirements,maximum building height,landscape buffers and landscape requirements and
for the R-15 zoning district and the requirements of UDC 11-4-3-31 Public Utility,Maj or;
and Public Infrastructure.
D. Design Standards Analysis
1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19):
The applicant is proposing to develop the site with a substation that includes the following:
up to two transformers, each to serve four distribution feeders;up to two breakers beneath the
transmission termination structure;up to two metalclad structures,which manage switching
of distribution feeders; one small control building,which houses racks of switches and
communication equipment; and one transmission dead-end structure,which connects with the
transmission line on McMillian Road).
The substation yard is graveled to allow for safe operation of the ground-grid system
underneath the surface. The gravel is specific for utility use,typically 3-inch rock that also
allows for water drainage. Since no vehicle parking occurs within the substation,there will be
no paved surfaces inside the yard.
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
A 25-foot landscape buffer is required along McMillan Road and a 20-foot landscape
buffer along Owyhee Storm Avenue. Both street buffers will include a ten(10')foot wide
City of Meridian I Department Report III. Staff Analysis
detached sidewalk/multi-use pathway and landscaping in accordance with the
requirements of the UDC. The applicant will need to revise the landscape plan to meet
UDC-11-3B-7, if the unimproved street right-of-way is ten(10) feet or greater from the
edge of pavement to edge of sidewalk or property line,the developer shall maintain a ten-
foot compacted shoulder meeting the construction standards of the transportation
authority and landscape the remainder with lawn or other vegetative ground cover.
ii. Landscape buffers to adjoining uses
Although the development of the power substation is located within a residential zoning
district, the applicant is proposing a thirty(30)foot landscape buffer to the west and
south of the property to mitigate any noise that may be generated from the substation.
iii. Tree preservation
Per UDC 11-3B-10,the applicant shall preserve existing trees four-inch caliper or greater
from destruction during the development.
Mitigation shall be required for all existing trees four-inch caliper or greater that are
removed from the site with equal replacement of the total calipers lost on site up to an
amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper
trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper
trees, or seven(7)three-inch caliper trees). Deciduous specimen trees four-inch caliper or
greater may count double towards total calipers lost,when planted at entryways,within
common open space, and when used as focal elements in landscape design.
iv. Storm integration
Per UDC 11-3B-11,the applicant shall meet the intent to improve water quality and
provide a natural, effective form of flood and water pollution control through the
integration of vegetated,well designed stormwater filtration swales and other green
stormwater facilities into required landscape areas,where topography and hydrologic
features allow if part of the development.
Development will be required to meet UDC 11-3B-11 for stormwater integration.
v. 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 proposing landscaping along the multiuse pathways along McMillian
Road and Oywhee Storm Avenue.
3. Parking (UDC 11-3C):
i. Residential parking analysis
Not applicable
ii. Nonresidential parking analysis
As there is no building and this is an unmanned site,parking spaces are not required.
Bicycle parking analysis
As there is no building and this is not a manned site, bicycle parking is not required.
City of Meridian I Department Report III. Staff Analysis
4. Building Elevations (Comp Plan 5.01.02D,Architectural Standards Manual):
Conceptual elevations were submitted for the proposed substation as shown in Section VII.D.
Although there is no building, that applicant is proposing an eight(8)foot tall A pre-cast
stamped concrete wall along the McMillian Road and Owyhee Storm Avenue frontages. Staff
is requiring the wall extended around the entire substation. Final design is required to
comply with the design standards in the Architectural Standards Manual and recorded
development agreement.
The Comprehensive Plan's goal is to require appropriate building design, and landscaping
elements to buffer, screen, beautify, and integrate commercial, multifamily, and parking lots
into existing neighborhoods.
5. Fencing (UDC 11-3A-6, 11-3A-7):
All fencing constructed on the site is required to comply with the standards listed in UDC 11-
3A-7.
The applicant is proposing a pre-cast stamped concrete wall along the McMillan Road and
Owyhee Storm Avenue frontages. The applicant is also proposing a chain-link fence with
barbed wire along the west and south boundaries. However, barbed wire is prohibited in
residential zoning districts.As the proposed substation will eventually be surrounded by
residential development, staff recommends that the applicant install the pre-cast stamped
concrete wall along all sides of the substation for consistency and compliance with
residential standards.
E. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
The applicant is requesting access points on W. McMillan Road and N. Owyhee Storm
Avenue, to be designed in accordance with Ada County Highway District(ACHD)
requirements. These two access points are necessary to safely accommodate the maneuvering
of large transport vehicles during infrequent deliveries of major electrical equipment such as
transformers, breakers, or metal-clad switchgear to the substation. Under typical operating
conditions, a single access point will generally be sufficient to support routine inspection and
maintenance activities.
2. Multiuse Pathways (UDC 11-3A-5):
Multiuse pathways shall be constructed in accord with the city's comprehensive plan, the
Meridian Pathways Master Plan, the Ada County Highway District Master Street Map and
Roadways to Bikeways Master Plan.
3. Sidewalks (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 proposing a ten (10)foot wide detached sidewalk/multi-use pathway along
McMillian Road and Owyhee Storm Avenue frontages.
F. Services Analysis
1. Waterways (Comp Plan, UDC 11-3A-6):
Not applicable
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-
City of Meridian I Department Report III. Staff Analysis
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 (Comp Plan 3.03.03G, UDC 11-3A-21):
Ensure development is connected to City of Meridian water and sanitary sewer systems and
the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development.All
utilities are available to the site. Water main,fire hydrant and water service require a
twenty foot(20) wide easement that extends ten (10)feet past the end of main, hydrant, or
water meter. No permanent structures, including trees are allowed inside the easement.
Comprehensive Plan policy 3.03.03G requires urban infrastructure be provided for all new
developments, including curb and gutter, sidewalks, water and sewer utilities.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. A Development Agreement(DA)is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance, a DA shall be entered into between the City of
Meridian,the property owner(s) at the time of annexation ordinance adoption, and the
developer. A certificate of zoning compliance application will not be accepted until the
annexation ordinance and development agreement are approved by City Council.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six(6)months of the City Council granting the annexation. The DA
shall, at minimum,incorporate the following provisions:
a. Future development of this site shall be generally consistent with the concept
plan and conceptual building elevations included in Section VII and the
provisions contained herein.
b. Other than the access specifically approved with this application,direct lot access is
prohibited to McMillan Road and Owyhee Storm Avenue.
c. Future development of the site shall comply with the ordinances in effect at the time of
development.
d. Development of the subject property shall comply with the R-15 standards listed in UDC
11-2A-7 and UDC 11-4-3-31 Public Utility,Major, and Public Infrastructure.
e. No portion of the outside storage areas and/or outside activity areas may be visible from
the roadways.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
CONDITIONAL USE PERMIT
1. Outdoor lighting shall comply with the standards listed in UDC 11-3A-11. Lighting details
shall be submitted with the Certificate of Zoning Compliance application that demonstrates
compliance with these standards.
2. The landscape plan shall be revised to meet UDC -11-3B-7, if the unimproved street right-of-
way is ten(10) feet or greater from the edge of pavement to edge of sidewalk or property line,
the developer shall maintain a ten-foot compacted shoulder meeting the construction
standards of the transportation authority and landscape the remainder with lawn or other
vegetative ground cover.
3. The applicant shall submit an alternative compliance request for the 8-foot tall stamped
concrete wall along all boundaries of the site for review and approval. Barbed wire is
prohibited in residential districts per UDC 11-3A-7.
4. Provide a 30-foot landscape buffer to the south and west side of the property per
the approved site plan.
5. A Certificate of Zoning Compliance(CZC) and Design Review application shall be
submitted and approved for the proposed wall prior to submitting 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.
6. The Applicant shall comply with all conditions of ACHD.
7. Staff's failure to cite all relevant UDC requirements does not relieve the applicant from
compliance.
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 11-513-6. A time extension may be
requested asset forth in UDC 11-5B-6F.
B. Meridian Public Works
Site Specific Conditions of Approval
1. All dry utilities need to be at least 4' from the water main. Power poles need to be at
least 5' from the Water main.
2. No permanent structures are allowed in easements including covered parking,light poles and
trees. Correct all areas that apply.
3. Engineer to verify if there is a well onsite. 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.
General Conditions of Approval
1. Applicant shall coordinate water and sewer main size and routing with the Public Works
Department.
2. Per Meridian City Code(MCC),Extension of sewer mains to and through the site is not
required as part of this application,per direction from the City Engineer. 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). Sewer/water easement varies
City of Meridian I Department Report IV. City/Agency Comments &Conditions
depending on sewer depth. Sewer 0-20 ft deep require a 30 ft easement, 20-25 ft a 40 ft
easement, and 25-30 ft a 45 ft easement. Ensure no permanent structures (trees,bushes,
buildings, carports,trash receptacle walls, fences,infiltration trenches,light poles,etc.) are
built within the utility easement. Submit an executed easement(on the form available from
Public Works), a legal description prepared by an Idaho Licensed Professional Land
Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 81/2"x
I I"map with bearings and distances(marked EXHIBIT B) for review. Both exhibits must
be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD.
4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water(UDC 11-313-6). The applicant should be required to use any existing
surface or well water for the primary source. If a surface or well source is not available, a
single-point connection to the culinary water system shall be required. If a single-point
connection is utilized,the developer will be responsible for the payment of assessments for
the common areas prior to prior to receiving development plan approval.
5. Any structures that are allowed to remain shall be subject to evaluation and possible
reassignment of street addressing to be in compliance with MCC.
6. All irrigation ditches, canals, laterals,or drains, exclusive of natural waterways,intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed
per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code
42-1207 and any other applicable law or regulation.
7. Any wells that will not continue to be used must be properly abandoned according to Idaho
Well Construction Standards Rules administered by the Idaho Department of Water
Resources. The Developer's Engineer shall provide a statement addressing whether there
are any existing wells in the development, and if so,how they will continue to be used, or
provide record of their abandonment.
8. Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections(208)375-5211.
9. All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures.
10. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process,prior to the issuance of a plan
approval letter.
11. It shall be the responsibility of the applicant to ensure that all development features comply
with the Americans with Disabilities Act and the Fair Housing Act.
12. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
13. Developer shall coordinate mailbox locations with the Meridian Post Office.
14. Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill,where footing would sit atop fill material.
15. The design engineer shall be required to certify that the street centerline elevations are set a
minimum of 3-feet above the highest established peak groundwater elevation. This is to
ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above.
16. The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation
district or ACHD. The design engineer shall provide certification that the facilities have
City of Meridian I Department Report IV. City/Agency Comments &Conditions
been installed in accordance with the approved design plans. This certification will be
required before a certificate of occupancy is issued for any structures within the project.
17. At the completion of the project,the applicant shall be responsible to submit record
drawings per the City of Meridian AutoCAD standards. These record drawings must be
received and approved prior to the issuance of a certification of occupancy for any structures
within the project.
18. A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting.A
copy of the standards can be found at
h!Ltp://www.meridiancily.org/public works.aspx?id=272.
19. The City of Meridian requires that the owner post to the City a performance surety in the
amount of 125%of the total construction cost for all incomplete sewer,water and reuse
infrastructure prior to final plat signature. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for
surety,which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
20. The City of Meridian requires that the owner post to the City a warranty surety in the
amount of 20%of the total construction cost for all completed sewer,water and reuse
infrastructure for duration of two years. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for
surety,which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
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. Interactive Pathway Map
2. Prior to final plat approval the applicant shall dedicate a public access easement for the
detached multi-use pathways within the landscape buffers along W. McMillan Rd. and S.
Owyhee Storm Ave.
Easements shall be a minimum of 14'wide(10'pathway+2'shoulder each side). Easement
need only be dedicated to the City for multi-use pathways that lie outside the public ROW.
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 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.
D. Idaho Department of Environmental Quality(DEQ)
https:llweblink.meridiancity.oLylWebLinkIBrowse.aspx?id=389735&dbid=0&repo=MeridianCit
X
City of Meridian I Department Report IV. City/Agency Comments &Conditions
E. Ada County Highway District(ACHD)
https:llweblink.meridianciU.oLglWebLinkIBrowse.aspx?id=389735&dbid=0&repo=MeridianCit
X
F. Idaho Transportation Department(ITD)
https:llweblink.meridiancity.orQ/WebLinkIBrowse.aspx?id=389735&dbid=0&repo=MeridianCit
X
G. Ada County Development Services
https:llweblink.meridiancity.org WWebLinkIBrowse.aspx?id=389735&dbid=0&repo=MeridianCit
X
H. Irrigation Districts
1. Nampa&Meridian Irrigation District
https:llweblink.meridianciU.oLvlWebLinkIBrowse.aspx?id=389735&dbid=0&repo=Meridia
n ci
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;
Commission finds the Future Land Use Map (FLUM) designates the site as Med-High
Density Residential(`MHDR'). In accordance with this designation, Idaho Power has
requested annexation and zoning to R-15 zoning designation.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Commission finds the planned use of the subject property is a substation that will be operated
and maintained by Idaho Power. The UDC identifies the proposed use as 'public
infrastructure"that is permitted in the R-15 zone with the approval of a CUP.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Commission finds annexation with an R-15 zoning designation will not be detrimental to
public health, safety, and/or welfare. Idaho Power is committed to the safety, health, and
welfare of their employees, customers, and the communities that they serve. Proposed site
design,fencing and vegetation has been designed to ensure the security of the substation
while providing an attractive facility.
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
Commission finds the annexation of the subject property and the proposed use of a substation
will not impact the delivery of public services by any provider.
5. The annexation(as applicable)is in the best interest of city.
Commission finds the annexation of the site is in the best interest of the City as it will
facilitate the expansion ofldaho Power's service in this area and throughout the Treasure
Valley.
City of Meridian I Department Report V. Findings
B. 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.
Commission finds the site is large enough to accommodate the proposed substation and
provide adequate space to safely operate and maintain the facility.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
Commission finds the proposed substation is in accordance with the goals and policies found
in the City's Comprehensive Plan.
3. That the design, construction, operation and maintenance will be compatible with other uses
in the general neighborhood and with the existing or intended character of the general vicinity
and that such use will not adversely change the essential character of the same area.
Commission finds the proposed substation is an integral part of the landscape, similar to
other types of infrastructure that deliver essential services to our communities. Idaho Power
is proposing to make every effort to keep the property compatible with the character of the
area. The design, construction, operation, and maintenance of the substation will complement
the existing agriculture and residential character and the intended medium high density
residential character by improving the capacity of Idaho Power's operations to effectively
serve existing and future customers in the area. The applicant is proving a site obscuring
wall and landscaping around the perimeter of the site to screen the operation.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
Commission finds the proposed substation will be located entirely on private property.A
combination of site obscuring fencing and a landscape buffer will be installed around the
perimeter of the site, ensuring that the substation will not negatively impact neighboring
properties. The proposed Idaho Power substation will enhance service to local customers and
positively affect the surrounding area.
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.
Commission finds the proposed Idaho Power substation will be served adequately by
essential public facilities required for the operation of the facility.
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.
Commission finds the substation will not create additional costs for public facilities and
services.As the proposed Idaho Power substation operations will improve 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.
Commission finds the proposed Idaho Power substation will not produce excessive traffic,
noise, smoke,fumes, glare or odors as traffic will be limited to Idaho Power employees only.
Idaho
City of Meridian I Department Report V. Findings
Power employees typically visit a substation once a month. No excessive noise will be
generated during the operations of the proposed substation.Any operational noises will not
exceed 65 dB(decibels)per the Code of Federal Registry Section 24.An analogy of 65 dB
sound level would be a normal conversation at a three(3)foot distance. No other activities
will be occurring at the site.
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.
Commission finds the subject parcel has been used as agriculture and no natural, scenic, or
historic features were identified.
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 requested annexation per the conditions of approval included
in Section IV in accord accordance with Findings in Section V.
B. Commission:
The Meridian Planning&Zoning Commission heard these items on June 26,2025. At the
public hearing,the Commission moved to recommend approval of the subject annexation and
conditional use permit requests.
1. Summary of Commission public hearing_
a. In favor: Stephanie Hopkins and David Garrett representing the property owner
b. In opposition: None
c. Commenting None
d. Written testimony: None
e. Staff presenting application: Linda Ritter
f Other Staff commenting on application:None
2. Key issue(s) testimony
a. None
3. Key issues)of discussion by Commission.
a. Stamped concrete wall surrounding the entire property rather than a chain link fence on
the south and west side of the property as the project will eventually be surrounded bX
residential development on all sides.
4. Commission change(s)to Staff recommendation:
a. None
5. Outstandin issue(s)for City Council:
a. None
C. City Council:
Pending
City of Meridian I Department Report VI. Action
' 1 1
. - low
ct Location
of Impact
'+ ---;- -
0 �:.
Analysis
UJI
MCMILLAN ,' '
s
140
Legend
r.
_ 1
rr rrrr rr
� � ii�i�rrrrrl
Project . . . a
f Impact
Area • -�� II TIll=nri IIllllllllllunllsll�ulilrl+ll�IMlrr ll1!lrl1�
rll_lz�02
. Analysis111fiu n1uLl
1111111f limp
� �►�
�� p iiiin►• y1�• �mii
i � lul•ter i r:� holm
� ` �llllr,•
ll,l 111
� 11� 1111111M �� �IIH1111
,lllll � l,l llNlll l,l
V �►innnnn•oiuuul�nuunl�Iw
uu
zprr! �� nlll ►� iiiul
I r r4ri i. � Il N 11
tnul+ti'niln-
�:_ irn I.G inn N-r Ilq#1##SM`'��� llllllll
t -, alnlRlllii n — Am1�►�.Y
rrrl++i�l a �nnml,� #r s►�-'���
IS IFHIH
nrrnrr � �� #i• �!#1-`�-
'urrlurul =iriiiiiN+"'lurr�-.111E
1 mrrr knn =!.Hill unlnl-n■ml
=11im' Ikll u>`nr1� �nqo=_-11111
_ —uumn J ul glllt�. Illll��f111111#
e TlTnnnn
mml,
nuq, .
r -
Legend
��� -burl rruurrrn
e IIN111�I�rrRrl` i
• -Illlu•II �
--IIIIl�11111--i all.•Area • ImpactLocation
• -lrnr ouRllllllll'�IIIIIIIAnalysis II:�
Low
r_�II IIIIIIIIIIIIEII'Ilflllnertlr I�IMI�p���i+
l ririiii
�L.111-i �rrrrr n�,.,yr+
Reside tial
■nll rAa :O 'Imm
� •�- - �- III IP�
� � �'�''r'I�II,IIIl1?+ ,11111111
Illllllt<
0 Ie IIIII,IR�7111r1 Illllll III
(� •=rif uuuwxl unnl�nnnnr nu
;I, _ minnull Ilum a nnrl'uu
_� +nnnnfllu nnn�
MCMIL-LAN Il,l,l�i imxlxmurmxlt� �..nxnxnl
�"1"r Ir.11j i 11111�_I'Ill�annnl!1 nnl7j Illllll 11111111i
1 p`' ^�=111: ursuli Ilurrnl+■1■nm e■
E= �;=1 �ji3i7 nnxlr7r,lnunuul��t►`," �iRin:
o I lnrr►IRrr pn.'' ■:_;�Iu r1Rq 4;nNf11�-.r . ♦y1Lrt 11
Fields
tulur/�rf7lil:.. i!l RfgrU�.nllrl+ � '� �hlll l
0 o pnn p'.tn#1 ve_ a; rgrrUrrrly%'tr„rl!#� ��Ill,lllll
nm■ q�, Iri�rtli;r�`'=��onuln
4u�i_n == -nn Rom__ i �.llllll'll
Med-High Density
txu rurru!-: .�. r,r �, -C llllllal
1rr++s'ii NW
Residential �rRRlrlr
hu nuuy� l Medium -
I II 'u„ram
�€- =1 'i�� IFIIUI�IIrResidential
rl==lnoln A uulltl�
3:3111111111' 11�,
aaz �IIIIM+
Illlra�IN
fw 11'
Y, .. fl,e ill•,
�MIIIM .Fr z I
MUNNIR
1�lri�crai��
LegendProject Location
a of ImpactI�■ = uliriii■nrturi~--►�I�y.
_ 11111�11111-C -rlll
— - - --�� nwnun -r1x1 111g-rz' City Limitsllllllll'
Ry�!f!1!lglElli gllllnrmr��I�Illpl�F�
-III11117111#11111111111!�
�-__= J^uu1.111i111 Illllll` �/�1►�5•��•5
___�___' � ol■r<�, Oyu �,ky, �,3��
=Homo �,n�! _f.flli r11■r ■� ��IIHI
Planned Parcels
0 Analysis
iiii�iiie x3� W aBSG:;" ►�lllllllf<�� xl llllll
Mill
l,lllrls�Qiul IIlnlm
___onn,ln= Q�= . _[ 1 Illlllllllll Illrlll lllrllllll'1
mr,mn,nr W x.........MIIIIII C -rlllrl'
m man,up � Illllllllr llllll���llllll
MCMT-LEAN �! _ 111�, I[II� a, mllnllrtnnll �irmn.n
���.--l-Y.■��•6"li'rp_+lil'j�� ; rlllll lllllllli7/f IIIElnlxl
,=��._ _Cq_ xlll Illllrll qlp
llllll IIIIMII � I
�1 nlx r 49 1�1111111111 ���
,'�rflxrn.��■#1 1 r rrH '-:' Inl rr►q s a�llfl��f��i�I yiiu Rrrrrrry ■-�Irr, 1 r► 4
tuner/��ntul-..�-_- RN N.r►rU;:�fullrlrr •� III
is
-nnA^'mn>A c rlrr��, ��h�llfll`,rli'•.,�pp lllllllll
" 41N1 v'E 1=== {rnu ;I lilt� ri,rR tlrlfi. ��llllou
t ", - tnn rlNrlr!�.nl_Ilffrrrllf, - �IIII�� Rry
rl■.uu7»l ullrriiitir _� �111111n ,Y,/R1I1�; Ra�
!'Iul , 17ru,a�
IlnlH11H\� -- ,INl.►� .=.lnllll►► �=�Illl
II ur _�'. �ipil!!1 llllll p�-IIII'�
M Irlll! llllll
nn IIII tllln■►� Suff=_=lnn
JEe=uuunn ".i7[7.
�1111111111 1r "'n„
�nnMy
� Inun
1N1}• 1' �„1�
Y� �11111111 �
-�11111111�
MIIIIII
5. Map Notes
Nearby Recent Preliminary Plats(within last 5-years)
H-2018-0075 H-2021-0078 H-2022-0052 H-2022-0056 H-2023-0011
Nearby Recent Conditional Use Permits(within last 5-years)
H-2019-0013 H-2019-0133 H-2020-0025 H-2020-0093 H-2021-0065 H-2022-0056
H-2020-0047
B. Site Plan (date: 4/3/2025)
I �
MCMILLAN RD.
....:...:....:..
- - ---------
km
,OF,
City of Meridian Department Report VII. Exhibits
C. Landscape Plan(date: 4/3/2025)
�. � ,v `s. ��;err°•...,W �a',F:,.twa uxx��na�,
TA
'��•J S nCf1�.w.vrt5 V. q
0o a o ooao �.
m LANDSCfSPE PLAN F•••v`•^ Y
'L o
City of Meridian Department Report VII. Exhibits
D. Building Elevations (date: 3/5/2025)
Lima
w:
4
_ T
City of Meridian Department Report VII. Exhibits
•r
• Rom' I, �M1 i .� ^ .,l l .� T f. IT
-
I t• +I' ,y �h"t .I �.' � iul i�� i gig,�� � a
p+t • , � a � _T `� Its ti•�v r. �'� 7� R y {� :r� d" I�
r
`'
/ ,W I 4`x � es•� r r # 5
'j'.- l�,y� ,�,� '.'.f2" _ •} F .W'�•«?�•+,�,�i;,1 ��9rrx-`'.�!� � �i 1 1 [y
a r..
- •.j': � , e fie. ♦� .� i ;: �•�r j��„�..� t'+.-�� .' L �,q�•�iy3M.
'ti
®i
Awwl
lek
� + y
•�.r +!°tea � _ • �'N ;. • •i a
E. Annexation Legal Description& Exhibit Map
am
E mG. 14EEkING
February 19,2025
Project No.22-189
Annexation and Rezone to R-15
Legal Description
Exhibit A
A parcel of land situated in a portion of the Northeast 114 of the Northwest V4 and the Northwest 1/4 of the
Northeast 1/4 of Section 32,Township 4 North,Range 1 West,Boise Meridian,Ada County,Idaho and he1ng
more particularly described as follows:
BEGINNING at a found aluminum cap marking the North 114 comer ofsaid Section 32,which bears
589'22'22"Ea distance of 2,645.45 feet from a found aluminum cap marking the Northwest corner of said
Section 32;
Thence following the northerly Ifne of said Northwest 1/4 of the Northeast 1/4,589'21'S1"E a distance of
25.00 feet to the centerline of N_Dwhyhee Storm Ave.;
Thence leaving said northerly line and fallowing said centerline,5W35'45"W a distance of 330.00 feet;
Thence leaving said centerline,N89°22'22"W a distance of 25.00 feet to afound 5/8-inch rehar,
Thence N89°22'22"W a distance of 330.00 feet to a found 5/8-Inch rebar,
Thence N00°3645"E a distance of 130.00 feet to a found 5/8-inch rebar on the northerly line of said Northeast
1/4 of the Northwest 1/4;
Thence following said northerly line,S8922'22"E a distance of330.00 feet to the POINT OF BEGINNING.
Said parcel contains 2,639 acres,more or less,and is subject to all existing easements and/or rights-of-way of
record or implied.
Attached hereto is Exhibit B and by this reference is made a part hereof.
*pL LAND
EMS 3$ ,
a 0 6 a
dp� O F kip
QlC 1 H Y t15��
2 19/2025
S725 North Discovery Way•Boise,Idaho 83713•268.639.r's939-kmengllp.com
City of Meridian Department Report VII. Exhibits
POINT OF BEGINNING
rOUNO ALUMINUM CAP
NORTH 1/4 CORNER SECTION 32
FOUND ALUL41NUM CAP W. McMillan Rd.
NORTHWEST CORNER SEUTION 32 BASIS OF BEARING
. . . . . . . . . . . . S99'22'22"E 254G.45.. . . • . . . . -
3p 29 S89'22'22"E 330.00' 29
31 32 32
a
° S89'21'51"E
N 25,00'
� f
fV
0 0 60 120 18O <
k 0-
Plan 5cale: 1"=60' of f� � o
y w Rezone Area:2.589±AC
�, APW 50432212450 ��
p r,
Current Zoning:RUT o in
Proposed Zoning:R-15 rz o
O y
Z G
I N ,
1
25.00'
f
o _
3 N89'22'22"W
z 25.00' .
N89'22'22"W 330.00'
�tyhL LAND
Unplatted
I rn _
nL a
N x o M
a 06
OF -
8E( HYtA54j FOUND ALUMINUM CAP
a I CENTER 1/4 CORNER SECTION 32
Ion
N ENGIN -I EERING
4 5725 NORTH 015COVEWY WAY
6015k,EOX 1Mo U713
eeanElzoaI633.6539 Exhibit B
kme+,allp.wrn Annexation and Rezone to R-15
Pa7E: February 2025
q PROJECY P-M
2 SHEET: A portion of the NE 1/4 of the NW 114 and the NW 1/4 of the NE 1/4 of
� 1 OF 1 Section 32,T4N., RIM, B.M.,Ada County, Idaho
City of Meridian I Department Report V11. Exhibits
Title: Date:02-12-2025
Scale; 1 inch=60 feet File:Deed Plotter.des
Tract 1: 2.689 Acm: 117151 Sq Feet:Closure=nOO.3754c O.00 Fcct: Prccision=11364623: Pcrimctcr=1370 Fcct
OOI=s89.2151e 25.00 004=n89.2222w 330.00
002=sN3645w 330.00 005=n003645e 330.00
003=n89.222.2w 25.00 006=s89.2222e 330.00
City of Meridian I Department Report VII. Exhibits
F. Record of Survey(10/26/2022)
RECORD OF SURVEY ROS No.._l?bq
FOR A
ONE-TIME DIVISION
NORTHERN LAND HOLDINGS,LLC
A PARCEL OF IANO SITUATED IN A PORTION OF THE NORTH 1/2 OF THE NORTHWEST V4 Of
SECTION 32,TOWNSRIP4NORTH,RANGE 1 WEST,WISE MERIDIAN,ADA COUNTY,IDAMO.
a . W. Will..Rd3 wen sceN.s.cso
Vw mu Ixs+x aaaa�axvx
————————————— ssrxx'xz's zee x5__—___ _________ sR crsr xa'r xo xozz-cessza
x i x x x
30 29 SRe'21'x2'E fO Ll-E 2g
___________________ _ser22'11-1 5w-oo'_ 2
� -------------------�4-------------- s
its
rr PaadR 8
°Rs ii m zsoo.Ac
b
M>a�oul� rri g� xeazrzz^w sw.00 a I
A RRze. `c
xn rWxo i=°�xw xEx.x 6t s. �I�
ie—�.--
R x�n� .n.xx .� I>:
� a - --------------- R'
i Dr NBt10'5]"W el2.23' zs. >a'.e
i
xxe m'(riq p. NOT15'xe'W R3.02'` _—`--n,wl_MleOre�---
i
w oouivan-�_ a _____-
i 91 _____________ ¢ __-_-xa)•5E'24''W 1w5.3R'_-_--___-
�,k�8 x v sieoireiox w 1
T
33/1�crer ixsr.xe.,ironoxz w esev�rniz `"ioz�=c�esge\
iEGENO REFERENCES CERTIFICATE OF COUNTY RECORDER CERTIFICATE OF SURVEYOR
-- U 1 x a r .] .x x z xrc. non cwnr f 4S
_ __ x,or ors, irvsmuuwr xxMeex��'D��� rrrs vw is nr RSPass AT.aE sx
E, x� o x'wxeo'xFew xrsxwxzxr na.xoxv-aosvuz,rrtavxos or it `rsn rYsi DEREL wo wP'ou�Mve�meo� sNmn, xc+t o
6 o Noxuudx SURVEY NARRATIVE ry `6s62 co
o° N vx - n a,x I��eYdre-- y w�+° km
N F E R
A6 k"—
� rxE/a- M vuni[uP - - xn wns rourvo ro E w rcz�l` �lr FEW�"� wE`�uv.Ta�r9 nv
0 scra5/a- uric uv suesrxx w unroawxeE mrn me xcewm. p0 10 t�2y vmMvmn,
-
Eo we RSR s
City of Meridian Department Report VII. Exhibits
G. Service Accessibility Report
PARCEL S0432212450 SERVICE ACCESSIBILITY
Overall Score: 21 8th Percentile
Description
Location Within 1/2 mile of City Limits YELLOW
Extension Sewer Trunkshed mains > 2,000 ft. from parcel RED
Floodplain Either not within the 100 yrfloodplain a: = a�- es GREEN
Emergency Services Fire Response time < 5 min. GREEN
Emergency Services Police Meets response time goals most of the time GREEN
Pathways Within 1/4 mile of current pathways GREEN
Transit Not within 1/4 of current or future transit route RED
Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets YELLOW
plan) > existing (# of lanes) & road IS in 5 yr work plan
School Walking Proximity Within 1/2 mile walking GREEN
Either a High School or College within 2 miles DR a
School Drivability Middle or Elementary School within 1 mile driving GREEN
(existing or future)
Park WaIkability No park within walking distance by park type RED
City of Meridian I Department Report VII. Exhibits
H. Subject Site Photos
N.
LMw
y �
r"
1
- - 1
4—
City of Meridian Department Report VII. Exhibits
VIII. ADDITIONAL NOTES & DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS
(link to Community Metrics)
A. One-Mile Radius Existing Condition Notes
This data is automatically derived from enterprise application and GIS databases, and exported
dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30-
days.Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel
based data excludes certain properties and represents land as it exists now. Properties considered
are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional
development, government, and quasi government facilities). The following values also constrain
included property acreage to reduce outliers and non-conforming instances from distorting
averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals. Some approved entitlements,
and particularly older ones,may be constructed.
Decennial population counts and household counts are based on the most recent Decennial
Census. Current population and current household values are COMPASS estimates,usually for
the year previous, and are based on traffic analysis zone boundaries(TAZ's).
B. Mixed Use Analysis Notes
This data is derived from enterprise application and GIS databases, and exported dynamically.
Data considered for analysis are only those areas overlapping the overall Mixed Use boundary
area. Mixed Use areas across arterial roadways are distinct, separate, and not considered as they
do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety,
transportation efficiency, etc.). Mixed Use parcel areas may be greater or smaller than the future
land use area designation boundary due parcel size,configuration,right-of-way, and other factors.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals.
C. Service Assessment Notes
This data represents existing conditions derived from our enterprise application and GIS database,
exported through dynamic reporting. The system references the most recent available data from
various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and
response times,police crime reporting,pathway information,existing and planned transit,
roadway improvements, school and park proximity, and other resources.
The tool provides context for project review,using multiple indicators consistently. Data from
similar topics may vary based on different levels of review.
The overall score is based on weighted criteria(not a ranked order), and the percentile score
compares the parcel to others in the city(higher is better). This tool was developed as a City
Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are
just one data point and should not be the sole basis for decisions.
D. ACHD Roadway Infographic Notes
The Ada County Highway District utilizes a number of planning and analysis tools to understand
existing and future roadway conditions.
• Existing Level of service(LOS).LOS indicator is a common metric to consider a
driver's experience with a letter ranking from A to F.Letter A represents free flow
conditions, and on the other end Level F represents forced flow with stop and go
City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report
Maps, Tables, and Charts
conditions. These conditions usually represent peak hour driver experience. ACHD
considers Level D, stable flow,to be acceptable. The LOS does not represent conditions
for bikes or pedestrians, nor indicate whether improvements: are possible; if there are
acceptable tradeoffs; or if there is a reasonable cost-benefit.
• Integrated Five Year Work Plan (IFYWP).The 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
C i E IDIAN.;---
Agenda Item
Applicant Presentation
July 22, 2025 McDermott Substation0008-2025-H
Project Purpose grow.tocontinueselectricityfor demandastraditioncontinue thatushelpof Owyhee Storm Avenue and McMillan toat the southwest corner substationa buildtoplanWeand surrounding
Ada County area.Meridian toenergyreliableplentiful, deliveredsafelyhasPower Idahogenerations,For
Project Objectives from the existing 230kV transmission line poles along McMillan Road.McDermott Substation will connect to the existing Northside Substation with a new 138kV wire hung
Idaho Power’s Eastern Treasure Valley Electrical PlanProposed substation will accommodate new growth and will relieve existing facilities.Meridian.Ada Substation in Nampa and Ten
Mile Substation in -Customers in area are currently served by CanMeet electrical growth demands with a new substation
Owyhee Storm Ave
Project Features end structure-One transmission deadOne small control building structuresmetalcladUp to two transmission termination structure. Up to two breakers beneath the four
distribution feeders.Up to two transformers, each to serve
Idaho Power Substation in Pocatello at Eldredge and Idaho Power Substation in Meridian at Amity and Eagle Roads Project Features Idaho Power Substation in FruitlandRoadsPoleline
Standards Evaluation Conditional Use Standards–6 -5B-11§Annexation Standards–3 -5B-11§Proposed driveways into the site will be surfaced with a dustless material•Outdoor storage areas
and/or outside activity areas will be screened from McMillan and Owyhee Storm•Public utility, major; and public infrastructure–31 -3-4-11§6 (Conditional Use Permit Standards):-5B-11§3
(Annexation Standards), and -5B-11§infrastructure), 31 (Public utility, major; public -3-4-11§Sections is in compliance with the Meridian City CodeThis application residents and businesses
are met.term utility needs of Meridian’s existing and future -Coordinate with service providers to ensure the long, Goal 3.08:supports Meridian’s Comprehensive PlanThis application
Landscape Plan
Station 37 dB https://www.faa.gov/noise/aviation_noise/fundamentals_of_noise -Source buildingNearest -210 feet >1 dB37 dBpropertyEdge of –135 feet 5 dB43 dBInside Substation–6 ft 37
dB65 dB-59Location from SourceTransmission LineTransformer
Substation Magnetic 1.1 Ionizing Radiation Protection (ICNIRP) -International Commission on Nonhttps://docs.idahopower.com/pdfs/Safety/EMFbrochure.pdf-Source 500 feet9.311.07400 feet11.881.09300
feet8.91.16200 feet17.451.1100 feet18.891.05Substation Fence3.854.11ICNIRP Guideline41672000Location from Sourcefield (Volts/meter)Substation Electric Field (milligauss)
W IDIAN�
AGENDA ITEM
ITEM TOPIC: Public Hearing for Mogul Industrial Park Subdivision (H-2025-0006) by The
Land Group, generally located at the northwest corner of Black Cat Rd and 1-84.
Application Materials: https://bit.ly/H-2025-0006
A. Request: Preliminary Plat to subdivide two (2) existing parcels into eleven (11) building lots
across three (3) phases in the I-L zoning district on 88.20 acres of land.
PUBLIC HEARING SIGN IN SHEET
DATE: July 22, 2025 ITEM
PROJECT NAME: Mogul Industrial Park Subdivision H-2025-0006
I wish to
testify Representing
Your Full Name Your Full Address
(markf yes)X HOA?
(Please Print)
i
2
3
4
5
6
7
8
9
10
11
12
13
14
COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 7/22/2025 Legend
DATE: Project Location
TO: Mayor& City Council Area of impact r
= City Limits
FROM: Nick Napoli,Associate Planner ® Analysis ,
208-884-5533
a
nnapoli@meridiancity.org E
APPLICANT: Jason Densmer,The Land Group
SUBJECT: H-2025-0006
Mogul Industrial Park Subdivision
LOCATION: Generally located at the northwest corner
of Black Cat Road and 1-84 (Parcels:
S 1216141821 and S 1216131201)in the
east half of section 16, T.3N.,R.1 W.
I. PROJECT OVERVIEW
A. Summary
Preliminary plat to subdivide two(2)existing parcels into eleven(11)building lots in the I-L
zoning district on 88.20 acres of land.
B. Issues/Waivers
Extension of the north/south collector road at the west boundary(see analysis below).
C. Recommendation
Staff. Approval with conditions.
Commission: Recommended approval
D. Decision
Council: Pending
City of Meridian I Department Report 1. Project Overview
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Industrial Buildings -
Proposed Land Use(s) Industrial Buildings -
Existing Zoning I-L(Light Industrial) VII.A.2
Proposed Zoning I-L(Light Industrial)
Adopted FLUM Designation Mixed Employment and Low-Density Employment VII.A.3
Proposed FLUM Designation Mixed Employment and Low-Density Employment
Table 2: Process Facts
Description Details
Preapplication Meeting date 10/22/2024
Neighborhood Meeting 2/4/2025
Site posting date 6/13/2025
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District IV.D
• Comments Received Yes -
• Commission Action Required No -
• Access Black Cat Road,an arterial -
Grand Mogul Drive,a collector
• Traffic Level of Service Black Cat Road:Better than"E" -
Meridian Public Works Wastewater IV.B
• Distance to Mainline Available at site
• Impacts or Concerns See Public Works Site Specific Conditions
Meridian Public Works Water TV.B
• Distance to Mainline Available at site
• Impacts or Concerns See Public Works Site Specific Conditions
Note: See section IV. City/Agency Comments&Conditions for comments received or see the public
record.
City of Meridian I Department Report II. Community Metrics
Figure 1:ACHD Summary Metrics
Level of Service Planning Thresholds
1. Condition of Area Roadways
Traffic Count is based on Vehiclas per hour(VPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Franklin Road None Principal Arterial 543 Better than"E"
Black Cat Road 954-feet Minor Arterial 417 Better than'E"
"Acceptable level of service for a five-lane principal arterial is°E" (1,780 VPH)-
Acceptable level of service for a two-lane minor arterial is'E"(575 VPH)-
Notes: See Error! Reference source not found..Error!Reference source not found..
Figure 2: Service Impact Summary
ImpactService . .
Ready
Marginal
Caution
z`'�o�ye ����t \ooa ��\te 5 o\`oe �r�a� �a��•� oZ, \Q`\Ae �a��
o o o�� o �-
oa�L fro Qa
Notes: See Error!Reference source not found..Error!Reference source not found..
City of Meridian I Department Report II. Community Metrics
I11. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
The subject properties fall within the Ten Mile Interchange Specific Area Plan (TMISAP) and are
designated as Mixed Employment and Low-Density Employment on the Future Land Use Map
(FLUM).
The applicant is proposing a preliminary plat consisting of 11 building lots across 88.2 acres
within the I-L zoning district. The plat excludes the parcels containing the St. Luke's building,
Building J, and Building M. Development is proposed to occur in three phases. Staff recommends
that the subject properties be subdivided prior to the issuance of any building permits within the
subdivision. If the property isn't subdivided,the applicant will be responsible for installing the
remainder of the infrastructure and frontage improvements for the one larger parcel.
Each phase should also include the construction of the 10-foot detached multi-use pathway along
Grand Mogul Drive and Black Cat Road,as well as the full installation of the street landscape
buffers along 1-84, Grand Mogul Drive, and Black Cat Road corresponding to that phase. The
applicant has indicated a desire to phase these improvements, and based on the submitted phasing
plan,they can be implemented in alignment with the three proposed development phases.
"Work with the existing industrial businesses to expand or relocate operations in appropriate
area" (Goal 2.08.03C).
The subject site has been annexed and zoned with the Light Industrial(I-L)zoning. The proposed
subdivision will allow for the phased expansion of industrial businesses within close proximity to
I-84 and future SH-16.
"Plan for industrial areas with convenient access to state highways or the rail corridor,where
appropriate"(Goal 3.06.02D).
As noted above, the subject subdivision is in close proximity to both I-84 and the future SH-16
expansion. This allows industrial user and freight to have easy access to main transportation
corridors in the valley.
"Preserve the industrial base within designated industrial land use areas by discouraging non-
industrial uses and focusing on light manufacturing, distribution,flex-space, and base-
employment"(3.07.01D).
While the subdivision does not dictate the uses allowed in the industrial area, the existing
development agreement and UDC restrict certain uses to promote industrial users that will
generate employment opportunities in the city.
Table 4: Proiect Overview
Description Details
History H-2021-0064 AZ;DA Inst#2022-082504,PBA-2022-0025,PBA-2025-
0004
Phasing Plan 3 Phases
Physical Features Rosenlof Drain on the north boundary of the site.
Acreage 88.2 Acres
Lots 11 Building Lots
B. History
This overall development(Known as Black Cat Industrial and/or Meridian Commerce Park)
consists of five (5)parcels all governed by one Development Agreement(DA#2022-082504)
with an amendment(DA#2025-005936)for the recent annexation for Black Cat East(H-2024-
0047).
City of Meridian I Department Report III. Staff Analysis
The main development agreement contains a conceptual development plan consisting of
seventeen(17)buildings located within the industrial park. The applicant has two(2)buildings
completed with another four(4)currently under construction. The development agreement does
not restrict the property from being subdivided. The applicant is proposing that only two of the
existing five parcels be included in the subdivision. This is due to the property boundary
adjustments that have occurred(PBA-2022-0025 and PBA-2025-0004),which have allowed the
applicant to reconfigure three buildings on individual properties.
The collector roadway(W. Grand Mogul Drive)has been partially constructed and extended
through the site. Additional right-of-way will need to be dedicated as the phases of the
subdivision are completed.
C. Site Development and Use Analysis
1. Proposed Use Analysis (UDC 11-2):
The subject properties are annexed with the Light Industrial(I-L)zoning designation,which
allows for a variety of uses. The narrative discusses the existing and proposed buildings will
be industrial buildings with industrial users. Currently,the existing Development Agreement
limits certain activities, specifically prohibiting"storage facility, self-service"and vehicle
impound sales and repair unless conducted entirely indoors. This restriction aims to support
industrial users and job creation. The property will remain subject to the same Development
Agreement provisions, along with the restrictions in UDC 11-2C-2.
2. Dimensional Standards (UDC 11-2):
The I-L zoning district requires a 35' street setback,20' landscape buffer along collector
streets, 25' wide buffer along arterial streets, 50' wide buffer along interstates, and allows
height up to 50'. The concept plan and elevations submitted appear to meet these
requirements. Any future development shall comply with the I-L dimensional standards listed
in UDC 11-2C-3.
D. Design Standards Analysis
1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19):
UDC 11-3A-19 mandates a minimum of forty(40)percent of the buildable frontage of the
property shall be occupied by building facades. Based on the applicant's concept plan, it
appears to be in compliance with this standard as the buildings frame the W. Grand Mogul
Drive. Additionally,the applicant has oriented the parking to meet the requirement of no
more than fifty(50)percent of the total off street parking area shall be located between
building facades and abutting streets.
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
A 20-foot-wide landscape buffer is required along collector streets(W. Grand Mogul
Drive), a 50-foot-wide buffer is required along interstates(1-84), and a 25-foot-wide
buffer is required along arterial streets (S. Black Cat Road). The buffer along S. Black
Cat Road is addressed through the Certificate of Zoning Compliance(CZC) and Design
Review(DES)applications for each individual building and will be installed prior to the
issuance of a certificate of occupancy.
In contrast,the required buffers along W. Grand Mogul Drive and 1-84 have not yet been
installed for the lots within the subdivision. These will be required as part of the
subdivision improvements and implemented with each phase of development. Existing
improvements include Grand Mogul Way and landscaping on both sides of the collector
beyond the St. Luke's parcel.
City of Meridian I Department Report III. Staff Analysis
The applicant is proposing to phase these improvements according to the submitted
phasing plan, dividing them across the three planned phases. Additionally, each
individual lot will be required to submit a CZC application.Where parking areas abut the
2-foot landscape strip behind the 10-foot multi-use pathway, a minimum of 5 feet of
additional landscaping will be required.
The applicant shall comply with the vegetation coverage calculations with the final plat
to ensure they are meeting the 70%vegetation coverage at maturity with no more than
65%of this coverage coming from lawn or other grasses. These buffers shall be
landscaped per the standards in UDC 11-3B-7C.
ii. Parking lot landscaping
Landscaping is required to be provided along all parking areas per the standards listed in
UDC 11-3B-8. The requirements include 5 ft.perimeter adjacent to streets and islands of
at least 50 sq. ft. per every 12 parking spaces. Any parking that does not abut 7 feet of
overhang shall have parking blocks. These requirements will be analyzed with the
Certificate of Zoning Compliance.
iii. Tree preservation
A Tree Mitigation Plan should be submitted with the Certificate of Zoning Compliance
detailing all existing trees and methods of mitigation outlined by the City Arborist before
any trees are to be removed as set forth in UDC 11-3B-1OC.5.
iv. Storm integration
Storm drainage is required to comply with the standards listed in UDC 11-3A-18.
Drainage swales shall not be within the landscape buffers along W. Grand Mogul Way.
v. Pathway landscaping
A minimum of 5 feet of landscaping is required on each side of the multi-use pathway
along W. Grand Mogul Way. It appears that 8 feet of landscaping is provided in the
parkways along W. Grand Mogul Drive,however,it does not appear there is 5 feet of
landscaping on the back side of the pathway. These standards will be evaluated with the
final plat application and shall comply with UDC 11-313-12.
3. Parking (UDC 11-3C):
i. Nonresidential parking analysis
UDC 11-3C-6 requires one space for every two thousand(2,000) sq. ft. of gross floor
area in industrial districts. The original concept plan appears to exceed these standards
however,they will be analyzed with the submittal of the certificate of zoning compliance
applications.
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. This will be
reviewed with the submittal of the certificate of zoning compliance applications.
4. Building Elevations (Comp Plan, Architectural Standards Manual):
Building elevations were not submitted with the preliminary plat request. However, the
development agreement that governs the site requires development to be consistent with the
Meridian Architectural Standards Manual. Staff will evaluate the building elevations for
consistency with the ASM,DA, and TMISAP with the submittal of the certificate of zoning
compliance and design review applications.
City of Meridian I Department Report III. Staff Analysis
5. Fencing (UDC 11-3A-6, 11-3A-7):
Fencing is not depicted on the concept or landscape plan. Any future fencing shall be in
compliance with UDC 11-3A-7 and 11-3A-6.
6. Parkways (Comp Plan, UDC 11-3A-17):
UDC 11-3A-17 requires parkways of a minimum width of 8 feet. The applicant has indicated
in their narrative that the parkways are 8 feet in width,however it is not dimensioned on the
landscape plan. The parkways shall be dimensioned and a minimum of 8 feet in width in the
final plat application.
E. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Access is proposed via the extension of W. Grand Mogul Drive, a collector street from N.
Black Cat Road, an arterial street. W. Grand Mogul Drive shall be extended to the west
boundary of the site to connect with the future north/south collector roadway with phase 2, as
proposed.
Additionally, a portion of the north/south collector is required to meet the design standards in
the TMISAP,unless otherwise modified by the City and ACHD. To ensure consistency
within the development,this the street section has been modified so that it is designed with
the same cross-section as Grand Mogul Way consistent with previous actions of the City and
ACHD.
However,staff has concerns with the proposed alignment of the north/south collector
road, as it currently does not extend to the northern boundary of the development.
While the applicant has provided an exhibit illustrating how the road could potentially
be extended in the future,ultimately connecting to Franklin Road further north, staff
believes the alignment should be reconsidered.
LLA
■�� , ' '
W. FRANKLIN RD. -
I :
a�
I -
Pz E]OSTING ROSPNLQF GRAIN
o {NAN1PA-MERIDIAN IRRIGATION)
2
O
m
w z I
r
M NOTAPART l i
132 L3 d B2 L2 i R2 L7 I ST LUKE'S
c
70 �'-JY
z
C
GRANa MAUL 0R� -- J
—I.... �.
i
City of Meridian Department Report III. Staff Analysis
Long-range planning efforts,in coordination with ACHD, may lead to a more logical
connection to Franklin consistent with the Master Street Map (MSM). Staff
recommends shifting the roadway alignment farther to the east on the property,
stubbing it at the northern boundary,and aligning it near the eastern edge of the
Rosenlof Drain as it heads toward Franklin.This alignment may facilitate a four-legged
intersection at Franklin and provide improved access for this property and properties
north of the site and east of the Rosenlof Drain.
In addition,the MSM anticipates an east/west collector north of the subject
development. This planned road would provide access to this site independently of the
adjacent property to the west,which may not develop for some time due to limited
sewer access.Note: While ACHD has approved the street alignment as proposed by the
applicant,staff recommends a shift eastward to better align with long-range connectivity
goals. This would also require a significant redesign of the plat.
Direct lot access to Black Cat Road,Grand Mogul Drive, and the north/south collector is
prohibited except for access specifically approved by this application and ACHD.
Three parcels adjacent to the proposed subdivision are not included within its boundaries.
Under the original entitlement for Black Cat Industrial,cross-access was planned between
parcels both within and outside the subdivision. This cross-access must be preserved,
including for the parcels outside the subdivision, as it aligns with the access provisions
envisioned in the original entitlement. A copy of the industrial park CCR's were submitted
with the subject application that demonstrates cross access remains in place even with these
parcels being excluded from the proposed plat.
In 2022, a traffic impact study was completed with the previous application and is not
required with this application. However,the TIS addressed concerns regarding traffic from
this development and it was found that the infrastructure will be able to manage the 2.2
million square feet that will be developed within the broader project. This property was
included in that scope.
Since this approval,there has been a significant amount of development in the vicinity that is
either being built or has been approved. This includes 378,360 square feet of commercial and
industrial uses across Black Cat Road as a part of Farmstone(H-2023-0045),256 residential
building lots to the northeast as a part of Avani Subdivision(H-2023-0049), 552 Dwelling
units as a part of Vanguard Village, 330 single family lots and 240 apartments as a part of
Braya Subdivision, and a large amount of commercial, industrial, and residential in the
District at Ten Mile,which contribute impacts to the area roadways. These developments also
have requirements and restrictions on development until certain road improvements are
completed.
Specific to this applicant,the development agreement specifies that certain road
improvements are required once specific square footage thresholds are reached. Currently,the
site features 559,295 square feet of industrial space under development,with more planned.
When the total exceeds 960,000 square feet,the following improvements shall be completed
prior to 1,500,000 square feet being reached per the DA and ACHD recommendations: Black
Cat Road will be widened to five lanes between Grand Mogul Drive and Franklin;the
intersection of Black Cat and Franklin must be upgraded; and the McDermott and Franklin
intersection will need enhancements, including a two-way left turn lane,unless Franklin has
already been widened to five lanes.
City of Meridian I Department Report III. Staff Analysis
The applicant should add a plat note stating a blanket cross-access easement that encumbers
all subdivision lots, and the references the recorded CCRs that are place for the development
for those parcels that are outside of the plat to ensure cross access is maintained for the entire
development.
Comprehensive Plan Policy#6.01.02B—"Reduce the number of existing access points onto
arterial streets by using methods such as cross-access agreements, access management, and
frontage/backage roads,and promoting local and collector street connectivity."
2. Multiuse Pathways,Pathways, and Sidewalks (Comp Plan, UDC 11-3A-51 UDC 11-3A-8,
UDC 11-3A-17):
The preliminary plat proposes an extension of the 10-foot multi-use pathway along W. Grand
Mogul Road to the western boundary of the subdivision in compliance with the pathway
master plan. In addition to this,the applicant shall provide a 10-foot multi-use pathway along
the east side of the north/south collector on Lot 3,Block 2. However,the pedestrian
connections from the multi-use pathway to the front entrances of each building have not been
depicted. The pedestrian connections shall be depicted with the submittal of the certificate of
zoning compliance and design review applications for each site.
3. Subdivision Regulations (UDC 11-6):
i. Dead end streets
ACHD is requiring a temporary cul-de-sac to be located at the terminus of the north-
south collector roadway on the western boundary of the subdivision. This will be a
requirement on the final plat application.
ii. Block face
ACHD is requiring traffic calming along W. Grand Mogul Drive. These details will be
provided with the final plat application.
F. Services Analysis
1. Waterways (Comp Plan, UDC 11-3A-6):
The Rosenlof Drain runs along the northern boundary of the subdivision and was approved to
remain open with the annexation of the property.
2. Pressurized Irrigation(UDC 11-3A-15):
An underground pressurized irrigation system is required to be installed to provide irrigation
to each lot in the subdivision in accord with the standards listed in UDC 11-3A-15.
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 (Comp Plan, 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.
City of Meridian I Department Report III. Staff Analysis
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
I. Future development of this site shall comply with the previous conditions of approval and
terms of H-2021-0064(AZ—DA Instrument#2022-082504)and the conditions contained
herein.
2. Future development of the proposed lots is required to comply with the dimensional standards
I-L zoning districts in UDC Table 11-2B-3, as applicable. The 25-foot-wide arterial street
buffer and the 20-foot wide collector street buffer may be placed in an easement rather than a
common lot in accord with UDC 11-3B-7C.2a.
3. ,the appheant shall submit a revised
ffeliminaFy plat that shifts the Hffth/south eolleetOF FOad faFtheF tO the east and stubs
to the north boundary of the Rosenlof Drain and eoordinate with ACHD on
requirements for the crossing over the ar^'r. Prior to submitting the final plat for Phase
3,the applicant shall coordinate with the City and ACHD to determine the final
alignment of the north-south collector along the west boundary.
4. The final plat shall be revised as follows:
a. Depict street sections for W. Grand Mogul Drive and the future north/south collector
consistent with Street Section C in the TMISAP with a modification that allows for 8-foot
parkways and detached 10-foot wide sidewalks/pathways in lieu of on-street bike lanes as
required TMISAP. Streetlights are required at a pedestrian scale(see pg. 3-20, 3-22, 3-
23).
b. Depict required street landscape buffers in common lots or on permanent dedicated buffer
easements,maintained by the property owner,homeowner's association or business
owners' association, as applicable, as set forth in UDC 11-313-7C.2.
c. Revise the plat and landscape plans to accurately depict the dimensions of the landscape
buffers along W. Grand Mogul Drive and north/south collector road(20-feet wide), S.
Black Cat Road(25-feet wide), and 1-84(50-feet wide) on the plans.
d. Add a plat note stating that a blanket cross-access easement misapplies to all lots
within the subdivision a dOR addinclude a note referencing the recorded CCR's in effect
for the entire development that establishes the requirement for cross-access.
5. The landscape plan shall be revised as follows:
a. Revise the plat and landscape plans to accurately depict the dimensions of the landscape
buffers along W. Grand Mogul Drive and the north/south collector road(20-feet wide), S.
Black Cat Road(25-feet wide) and I-84 (50-feet wide)on the plans; currently both
landscape buffers do not accurately depict the landscaping as required by UDC Table 11-
213-3.
b. Depict landscaping within required street buffers in accord with standards listed in UDC
11-3B-7C; all required landscape buffers along streets shall be designed and planted
with a variety of trees, shrubs, lawn, or other vegetative ground cover. Plant materials
in conjunction with site design shall elicit design principles including rhythm,
repetition,balance, and focal elements.
c. Revise the plat and landscape plans to include the dimensions of the pathways.
d, Depiet!andseapiag along all pa"ays per-the standards in UPC 11 3-B 12G. A 5' wide
!a-adseape strip is r-equir-ed on both sides of the path-way planted with a niix of trees,
City of Meridian I Department Report IV. City/Agency Comments &Conditions
e. Sidewalks,walkways and pathways shall include dedicated crosswalks at the intersection
with all streets of W. Grand Mogul Drive with changes in color,markings,materials,
texture and/or surface to distinguish them from the surrounding pavement as set forth in
the TMISAP(see pg. 3-28,Crosswalks).
5. With the submittal of each certificate of zoning compliance application,provide a minimum
of 5 feet of landscaping when parking abuts the 2 feet of landscaping on the back side of the
10-foot multi-use pathway per UDC 11-3B-8.
6. Comply with all of ACHD's staff report conditions of approval.
7. Depict bike racks and pedestrian connections on the plans submitted with the future CZC and
Design Review application in accordance with UDC 11-3C-5C.
8. Upon completion of the landscape installation, a written Certificate of Completion shall be
submitted to the Planning Division verifying all landscape improvements are in substantial
compliance with the approved landscape plan as set forth in UDC 11-3B-14.
9. 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 2)obtain approval of a time extension as set forth in UDC 11- 6 B-7.
10. 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
B. Meridian Public Works
PRE:-FLM'CON1?L'1 IONS
W astewa ter
• bi tmce to Sewer snmr Awallable at 51te
SeFVKAS
Sewer shed
« Estimated Project sae application
Sewer kRU's
WHRI Declining
Balance
+ Projeet Consistent Yes
wuh WW Master
PLan/Fadkity Plan
+ Impa€Lsfmnoeins +
• 5ee Puhlrc WorksSLte specific cendittons
SAlater
« DmUnce to Water WaterAva[la6fe atSrte
Services
+ PFeMN'e lane
• Estimated Project see a pPlhcauon
Water LHU"5
water Ebral[ty None
Project Consistent Yes
with water Master
Plan
Imrpaw% bmerns None-
PueLAC WORKA DrvAtrr.Hr:h-r
Ske 5pedfir Cundillons of Approval
I. Nuaddititmial.huildirtgs can hr�Pm&C tcd wLlil min ufthr fulluwuW otuuhLiuiu haste Lx ii mct.
-A 2odcuruiuruou fiout[ILr NuLtli{Y,uur l}or
-2 urw oumwti'Litnis frtnn rhr East umu riug[u7w w 2.
2. Wabu mama otxai a uLsiiiE Lvluru cim sing Sxaritymid prrto urc urigaliLu Out LimiLs atxt:xs w
ti imp of LIK ycar cm is Ly mjr u i[ d out of coLwrLIL ufcJay pipuW.h-Akira tuoWAL, NiIIE to JMNH[
t]uu tlir City WiLI lravL:;iCLJ:KN at A IInLLN.Aho pirVYIIL Ific uwicrial 4tf dK 6 rigaliou Jim-
3. F'irc ilydrai&iLquirc aL k-mA S'spacing past dw hydi &N for futurr riaiuLcuwKx_Piwidr
dvswnrnlaLitmt fL¢PI. .that ctrvri s div hwlrauLs yr pruvidc a 2{r witk txvrurcu[ilat calcjn6 al.a
niiuinruoi 5'pusL Elie hydraid a-ldmugh 16 is 1}IuluiiLL NJhfhascLILL'u[Lcquirvinuid will.hL'drr
savx ftn any waL_r scrvio:%.
A. Nu pcunaucu[s[rmimLs(hLux,buxlrc-�btrLltrlg.'4,=pulls,traxlr[cx�cpladr wally fenLi:-%
i ufLllio6ou[rcnrhL�,liENL pukes,L'LL:.)[u 1�ImAL widriu[hr Ldili[y L:aL munL.
City of Meridian Department Report IV. City/Agency Comments &Conditions
5_ F'usurc nusLwCr serv:Las pass Wn3ugh iufiRratiLrcl Lcurlrls.
General Coodfitimsof Appraval
1. Applkaidskdl.nllrruliisilc wAri aiW srwci main 3a3'!L'andn3utirig wide dw Public Wui"
f)<gpwlIIKirl,wed L;xu xLL".xLaridalJ fin nLx of lauL'uKriLN for arty roainx Lhat arr ruyuirul.6P INoridi:
sLYkinr ovltwidl:ufx puULiL:iigJd�rf-way. P.immauo wvrr zrvrr 3cCwrr inaius i3z[hrci fLx'l,ifuwrr
fnnn tup LIf pipe toxulrgFalk ix Lt-Ns ILia.Ir Lhrix fc-LL dwrr altcuiaLc iiLatrrials xluLl Ur ux;iJ iu
u iforuiiwi x of City of Mc,irliwii Publiu Wrrrkx]1LpmL rLvLw rx xkrrd Slrxifr Lirxlx
2. Pc-r Mcridimi City Cudr(MCC),LPL appikail slwlL bL-rL7gXrIC IWL-W ILIslx 1.%-wcc mid wxLnr
n nim lu mld ilmmglii dii-N dvvL'Lir]9iuL'I11. Al4dicmrl Ilmy Irc L:LOWLr fIN a mimburxuurcvt
xgrurulrlrL f m irifmNLrui.A I L: 3xi W.C.kfi-5-
3. Thr alglliL A shall pruvilk La&La uiruL(x)fear alk piiddic wx1L0x wrr mains wtyiLIL:of pubhu r i0it of
way(iurlwJc aLl wa is 3 rvkr mid LiArmrtx). 'LLr Lxw iimmit wWflmxlwll bz:2&4mt wide firr a
xngell:utility,La 30-fcd wilk fur twa. 'lliu LawruLrldw slwll uzA Ix"iCarLal Viatlw plat,Inrt
rathudc kmkd aulaidc the VIM putom letting the CiLyof Mmidian's standard ronku.The
c=LiNud 3dmll km,gralpliiiiadly dypickid ou drC plat firr Ickri.7imu purIKM-Y.Suhurit arl c�Llxutci.L
Cl IIIrL-td{ou Ihr f NMLnvadablc fruw J3uULc W1 rLs a Iuj*dim-riptuelr picr ucd lryml Jdalxr
LiL: i" d PLLrfcsNi Piml]. uKl Surveyxn,which I3Lu3d I iw LLKk-ilic m Lv of dK t�liii LZIL(nwrk LA
EXH IL31T A)and an 81 f2"x I I"rtrap with h mrimp and djuanx-q(maAod F.XHIBIT B)far
u6vicw-Huth rxliWL%uruxL br x miikA xigiwd mid 46Lcd by a hofL-oouual 1-mid 5w rcyor-JX)
N(l'RliC RI.)- Add a imAL to We 14al rtifc-l'rr ing 11n!4 dlwumIL'rIL All cd3r13Lc1ILx nILLA by
xubnitic-A icy iL i it mid appio"pruar Iu 4kvvJ;4mr Cul phi appruval-
4. Thu City of ML-ridimI Prquiri:N ILA]3rtNsu6md iiirigaliuiii sy-;Eia s Iw slLlrlrlicid by a ycar-rowlll
suurlx of watci(LJDC. L L-3B-fI).'I'IK appliu ilNI mILL Lac rrguiicd to u miv cxiYLiLig3w1a or
well waU for ikiv prirrwry suuux_ If a surfm:c ui wr11 suwcu is uzrt avaiudi.7,a 36ugk pviid
ccxulu Iiun lu thU wlivary wxtcr sysLuu AiaL1 UL rLgpuiicd-Jf a Ni=iWlrpuiuE L iiiinxAiuu Iw LiLilicrd,
t1wdLvLiLgi 7 will tw rc�puusiblc for thu paymuiA uf�nridw fui Ow cuuuutm mtl priur Lrr
priur LAP uxciviugJrvrlrgxnrld pLmr appuwal-
Y All raisriirg srruuLwc'tliaL me I rrluircd to UC rriumM shall UC]3I urr to siViatut on rlir final]alaL
by OIL:City Emg6 R=. Amy drudiuuL Out me ullowcd UP rumaiu sLLaJI bi:subjLcL to L:vAuatiuu mlll
pi 3 iblc rra-wnignriiicmt of strrCr mMi=iugki UC i III uwnpli; li x with MCC.
6. All iu igatiurl Jit x-r,Lzuiu s,Lalo ads,ur drains,rxcknivr of uatwal warcr ways,irr -mm-16W,
ca uming or Iayiug adjacrii mid cuuti]gLx> Lo thr mca Lxniug sulAividLA s1uJl Ix.:wklri:�.soLl per
UDC 11-3A-6. In pufuruii6W-Awli wurk,Ikiv a3r]rlilvuL Nhul.l cumpLy wide Ididw CrIJL-42-12VF
Mid miy udICI xppl"PIL:law uI Icgulaturil.
T Any wcihL th d will IKA LANI iuur LAr br IXWLL uuLwl Lac pru x�Lyxlr Kll 3i"a urdiugtzr Nadir Wcll
Cwodruumii';ImPLLidx halo;x&iii iLdcrL:d Iiy tIc I"iu LIB uAr3lcid of Wabu Itcsaurixs. Thr
rkwcki per's FAIJ ihi xz xldL pro idr a%Lxrunwrt xJLLcsxuy''w"''�1hL-Lk7 ticrr&x miy cm6611lg wLdls in
t11r JCVdL"ixiII,a l if m&lluw Iloy will mmilinuu to hu uwLx rN JKOwidc rcamiJ of th it
x"IKIVIIID CIIL
II. Any cxlsLing mwplu xys. -i Lw wiUlin Ulis lrrolc LA slwlL be rul3Itrvud frum Scmiec W City Chili im wu
9u-tiuu 4-14 wKl 44 R. t aiiiij lCaarLal DistLiL;l ILLIrItli ItN almiiid6iuiwu1 Fm4wc-J,Lresmid
ipnagwLtium(2"373-5211-
i. atrr.L'L xigim mc lu be III pkux-.Yauiiwy wL-wc'I and warvi syNlun AiaLl bVA14NO"arid al'Ir VxIL%ll,
road L�appruvLaLl by thu Ada Cu iry 1 J igliway JANIxiL'L mid UK Kraal PL LL for tliis mdicLivixuru
shall hiz iummd i,priLa to a1a111yiug fur Uuildiug]acuniLx.
10. A Irticr of Vri�Jii or u Nh xuicty iu UK wimmit of L LO%will liti"rued for aLL unL nnplLiril
funciug.L uiLtwCaping.wipuiilicN,tie.,pchn tV slgiwruu:LNI vk fuel lr1aL-
11. All irlgsluvriuviktw rrlakd ILI I3ublic life,safL�ty mid lwallh JiuL1 br ulrnpki Lel priur Lrr L Liipmiuy
ult1K 3&L Lui Ls-W ACLU apl3luvLel by ILr City Engiircri,mi owii i may poxL a pLifuunmrcv xuri:Ly
City of Meridian Department Report IV. City/Agency Comments &Conditions
f[a%LIL'II 6111morcnLuki ill ofdff Ia rrbt3ol C'.ity Bnginrn%iglLalu[L Ml LIIL filal IFlal ad NUL fLatll ill
12. Appli"d%ILall bu nxiiii LI Lil Lip pay ISAPlit;W;mk.%duyck,17i lL"IIL plan rL:YIL:w,a.ldcsnlslruuLill[I
LuxlxL'Liuu fcuy�ad dLLcunii"during itir plait rLr ViLW IMi pc MM0 ]a Lipr Ill AL:]LinallLx ip12111 ILL II
gIIN d1ILUrl.
1.1. 11 dhaLl Lx Lllc respumibili[y LFf[klr appliuud tip rimuctllat all ikvd;ijmrx-iu[L- upmi cumply Willi
Lille A13W[iLamd wild L)6313ililkL ALIT d tllc Fair IfuL LW ALA.
14. Applicant sILa11 be impu3niblc hm applimiiiwi au l cumpliainx with my Sml[ pli 404 Frrnlihing
LI1al clay Ix ruyuilai3 by Ibu A1311y CMTM Ld EngirlIC=N.
I?. Draclolx[%IuJl LxmrdilLAL:Friailbux U--Ainn with Ihr Mc[idiaul hwA Offim.
14. L.ol[Ipa 61e11 ILj Ic'dtJL%dball VL 3aL6ua%A lu liu IL'170im1 Building DLllmr[111L,11 filr]116uik6W
pads lrYU'V1116'e119"'c"led 1paclifd%wllurr f[ Aiiig windd mil slop fill Material_
11. I kiv dL-iiEu c'[IgiiiPLrl d11aLI.Lx I rLY'Lii4A lu c:ritlfy Lila)tllc%1[rx[c'oiluILIIIL'ulcYa"um uL'Lwta
rt Lllllvll Uill Llf 1-fc LL JKWE"Ihu 6igllcdl u%tabLidLuJ pink Vuu11JwaU_I c'Ic'Vat]LIE I_ 1 6�6tL3 L,13a1R
t1Lal Ills bultonLdr YaLlWI Llf the crawl dpaors of IRnnLx Id at Lca30 I-fkKll alluvr.
lL.Thin ale k=rItY dmi6p cmgjiil dllall Lx rc-4 iNiblL fur ileslrx[iuu lrf all i1TiNa6ml MOM
draiiiilapi:fi6L'ifty wi:11irl tllid Iprujcd Lhal Clio IM3L fall LuKk-'1 drr juli3diL'Lilnl of all IITIgati!Wl diAr cl
or ACE dL cigi1 c[1'e'i11Lri dial pruvillc i:edifwaliou that LIK fa di[ic%Hare LX l inafh1led ill
a[xa&uicL with tliu al Tl]ruwddrsigQii ldaliiu.' l iii...cvrtifwaliurl will Ix iuquirrd kirforc a L AifiLalo
of uuniiin[ILy ix ixxurd for any 3divc[urru wiLhin dlc]ilujcLL
14). AL diu rinuld Ltiuu of lklr puljrLL,tlw app LiLuuli AiaLI Lx rLM timid ibk tie%ubMil lcuurd&Awiup]xr
tive Ciry LFf Mn intact A"AD ulawlalibL Tbrm:Ilnpiid drawiu'gi irmd be[cui"mkt apprrwLvl
pri La to Live 131d iiicu of a el"I ll flcat]Llrl of LKXALF Ky fur ally d1[1x'wrs wi di in OK puj cai
24. A 3itiuLt Ligld]elali will heed UP Ix iiiciL lkd in thL civil{;SNlL&L=ttiL1[I pbuix.ghod Iighl plali
rujui icimiii%air Iii"in 3Leciio[1(rS of[kc Ilnpruvrinc"IvL gtau Jx fm.S4 Lmt Gshtul&A Lmpy
} Uf Lllc 347uKkuLLN can br finuld al IrtlpJlwww_ulrliJLuiri[y.l:mZ aul]lir w4rl.%.aTA:-9id-272.
21.Tbr Gty of MuriJiail Ic'L11u[M 161t11c uw31LT WA Lu lkw C-ily aycifurnuin7e*L"irLthe anlowd
of 1.21%of dlr[oLa1 LvicitIllcl[ pit L4KA fin all in L71pinplidu%rwc[,wAwii wKI[LICIT infrmimiii:lurc
priu[Lie final pia[diguatuic_'l bix Nuicty will hu vvi ifux:!by a Lille iWlll cud[L-[ti11LaIL'p[[w]d L by
LLilleowlxl to dir City-'llic Nuic'ly La<I Ix]n KALd ill Ifir f[a in of=I Il rr"maldr k-Ilul Llfcll'LtiFvl y ea.ill
4k-lKFdi[La bund_Alildicald 13Llm fik ail applicaliuu for nucly,wbicll call lw fowid oil Iflu
C"oullnuuiLy]hYck+puleu[13cpxrLuod L1rL�oii4:. 1'ILmvL:L�lullae[t.aild llcvciulxoL,lISL7Yw:a:fill
nunc ilduunaliuu al 88'1-22I I.
22.'Ifklr City of Muriduul lcyuimL iiial tllu owner post to[be City a waruuur sluLry in the anmm it of
20%of 1JIL:ILILaJ cLxL%LJ Lll'Iioll 6 VA fLw all EV1311iILled 3LL'wL:I,W;AIZi mxl R,LtI:infra%LrLiclu[L for
duratim of two ycwd_'Fbix dLuc'ty will bL vvi ifrcd by a line i1vi l cu..CI eituliali:plovidui]l IFy tic
owner Iu tic C;ity.'111c sucTy im..-1 Ix rNIM I ill 111L"follil Llf all Llrl_"xaldc Ulu 4ncdiL,cusp
4k-IKPdi[[a build_ApllliLmfL rimA frk ail applicaliuu for nucly,wbidi call k-fa id oiii dic
C:oullnuui Ly]k Yckipllven[17cpaJ1JuuuL wL4Joii4:. 1'IL>L'LL;L�lelaae[t.aild J}cVL4L1p1oL,lI SLar1La:fete
nlolc i ufLainaliuu 01 991-22I I.
City of Meridian Department Report IV. City/Agency Comments &Conditions
C. Meridian Park's Department
C>VE IDF��
Parkaarid Rsxrcation
ReneWer. Klm warren/Pathways Pro)ect Manager
Plan eerAsslgnedr NkkNapoll
PmjertName- MogulYhdrMIalPark5ubdivision File No,H-W25-11tID6-PP Date 3-1fZIM
1 he following will be required for developnhent of the propmed prgeck
COMMONS OF APPRUVAL-PATHWAYS
1. 1he project developer shall desgn and constnxt mine pathways consistent with the kxanon and
specifications set forth In the Meridian Pathways Master Plan Map and Master Pathways PWn Document
Chapter 31. Pny proposed adpazirkentsto pathway allgnmentshall be coordinated through the Pathways
Project Manager-JnteraxfJm Futhhrs Aftp
2- Prior to fowl appmml itheappbEmashad dedicate a publicamess mien for a multiH"pathway {10'
whdedetxbedsldewalk)along both sides&W(;rand mogul way,far the length aftheproject. MawWallgn
with pathway that has a Iready been rmcrnr tad In the eastern pardon of the project.
Because of the alignment of M m this laratlon and steep fill slopes along Mack Cat Raad approaching the
fhrfiare freeway overpass,na pathway will be reWined Ln the landscape buffer along I-9a (I his had been
stated as a requirement in prdlmnary reiews.)
Additionally,10'd4nached multwuse pathway wig be required along the future mid4nile aollecmr road
planned along the west edge of the protect
Easements shall M a minimum of id'wide J11V pathway+2'shoukkr each side.)Lasmyiienits need cialf be
dedicated for mulh-use pa&Auys that Ile atrtsAe tt*public RDW.
Usestarrd'urdaty LernpilideJarpuhYc amens aimm ent Sw4Axq a9aws mwnzs wrfrnc th,awgh L:WFCFeJ
Ar ress Pbrtml
3- Construct mutt,use pathways per paving sectlon based on extstirg sAe corhdltlan.as recommended by
project cavil engineer In accord with UDC 11-3"and 11-3&12-Pnar to final approval tre app can's
engineer shall provide written documentation that the pathway segment was constructed per the
reeamrnended spec,ficat
4- 1 he owner(or representahwe.acsocaloonl of the property affected by each puNic aces easement shar
have an orgimag oblgatlon to maintain the mulUiue paidvmay.
S- If appllCabl%A'ho open vision fencing shall be installed between pathwaps and(live)water Irrigation
czrels and Laterals as detailed In the Wrldian Pathways Master Plam chapter 3,page 3-5. All other ferxe
details per tin[11-3A-L
6 rwoJ-ctdeheoper"Iberfpomblefmobtarningioainseageement and other permissio0s)asrequred
for comtructrhg withim or cressing,inrigatlon d wvt eaeerhhentst
l- Should any discrepancy exist beitween these conditions of approval and the requirements of the rrrigaban
distrIM the developer shall~work with Pathways Prcgedt Manager to aJreoe a pathway design that meets
bath Oty and irrlgaten district objectives.City requirements as stated shall rho+t Vnor are they rhtanded to)
owemdie those of the Inrlgetion district hav,ng jurisdiction over the project area-
Jhev.ai,a7.a�
D. Ada County Highway District(ACHD)
Link to ACHD StaffRgport
V. FINDINGS
A. 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:
City of Meridian I Department Report V. Findings
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code;
The Commission finds the proposed plat is in conformance with the Comprehensive Plan and
will be consistent with the UDC if the Applicant complies with the above-noted conditions.
2. Public services are available or can be made available ad are adequate to accommodate the
proposed development;
The Commission finds public services are currently being extended and will be available to
serve the site and will be adequate to accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
The Commission finds the proposed plat is in conformance with scheduled public
improvements in accord with the City's CIP.
4. There is public financial capability of supporting services for the proposed development;
The Commission finds there is public financial capability of supporting services for the
proposed development.
5. The development will not be detrimental to the public health, safety or general welfare; and
The Commission finds the proposed development will not be detrimental to the public health,
safety or general welfare.
6. The development preserves significant natural, scenic or historic features.
The Commission is unaware of any significant natural, scenic or historic features that need
to be preserved with this development.
VI. ACTION
A. Staff:
Staff recommends approval of the proposed preliminary plat with the conditions listed above in
Section V.
B. Commission:
The Meridian Planning&Zoning Commission heard this item on June 26,2025. At the public
hearing,the Commission moved to recommend approval of the subject preliminary plat request.
1. Summary of Commission public hearing_
a. In favor: Jason Densmer,The Land Group
b. In opposition: None
c. Commenting. None
d. Written testimony: None
e. Staff presenting application: Bill Parsons
f Other Staff commenting on application: Ali Breshears
2. Key issue(s)of public testimony
a. None
3. Key issue(s)of discussion by Commission:
a. Future extension of the north/south collector road along the west boundar.
4. Commission change(s)to Staff recommendation:
a. Condition of Approval#3 was modified to allow the applicant, City staff and ACHD
additional time to coordinate on the alignment of the north/south collector roadway along
the west boundary.
b. Condition of Approval#4d was modified to either require a plat note OR reference the
recorded CCRs in effect that establish cross access for the entire development.
City of Meridian I Department Report VI. Action
C. Condition of Approval 5d. was stricken.
5. Outstandingissue(s)s�(s for City Council:
a. None
C. City Council:
Pending
City of Meridian I Department Report VI. Action
VII. EXHIBITS
A. Project Area Maps
to Project Overview)
1. Aerial
Legend A.
'y.
Project Location
Area of Impact
•I
• AnalysisFRANKL--IN '- �
2. Zoning Map
Legend
Project Location RUT
Area of Impact -RUT
♦dti
.z
TN R
• AnalysisFRA RUi
N�L�IN • =�— - ` —
A400
RI
V
1
�l
$4
'�� 011ERL--AND - u . . ■■� t °�
� � FRANKL—INN
111.11.
-84
UYERLAND v •�■■ ■ —
■_ • _ ' 'e:���
E
rna ieni.
1 >.. .,
FRA'NKLIN
r � �� .iiiiiA��d,11111111 IIhI'�III''
Li
• Q ' -.iiiin $inn+n�T�y'
• ::unwu► ° wuu
��II 11fll1Ary111
lulu a—ml ynil= » ,�
Ininlxl�=
I'll`Illllllllii li illll'm _�.
IIII III y � oil
1111111 OYERL--AND � ��■■� tI�
B. Service Accessibility Report
Overall Scare: 16 3 rd Percentile
Descriptionk
Location In City Limits [GREEN
Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN
Floodplain Either not within the 100 yrflaodplain or > 2 acres GREEN
Emergency Services Fire Response time > 9 min. RED
Emergency Services Police Not enough data to report average response t.n-1 e RED
Pathways Within 1/4 mile of future pathways YELLOW
Transit Within 1/4 mile of current transit route GREEN
Arterial Road Buildout Status Ultimate configuration (#of lanes in master =t emt= GREEN
plan) matches existing # of lanes)
School Walking Proximity Within 1/2 mile walking GREEN
School Drivability Not within 2 miles driving of existing or future sc:io:� RED
Park Walkability No park within walking distance by park type RED
City of Meridian I Department Report VII. Exhibits
C. Site Plan(date: 4/29/2025)
tL
---—-- PFelIMI"aFy Plat
a cm Mogul Inclustflal Park StobdivWon
------------
A2
5'
4i
RLOMI
PP D2
City of Meridian Department Report V11. Exhibits
D. Landscape Plan(date: 4/29/2025)
fi—_..— _ aafawlgllyy ��1!wlr� W`iG
__ ___________ _______ 1-7
�— KGC[I 'C
I .
■
1
� r
r }
1 rdrliw �
—
r-------------
•
I I .
I II
• - I F j w�1r11.
__. �_ __. ._ .. [r{I,m.I�AVJI•`YIYb•I•h1rM1Y
:d
_ r _ IR
1
a "! rarr�a
--
1 '
_ I I
11��q�-dui r�Ead Ls
�lai�a�a-Glad YaEd Eaa 11[0-Fad Yyd Eaa 1110 {f'►
City of Meridian Department Report VII. Exhibits
i � d
IL
;. -
I
ll
_ _ a
f.
e
• ® h cv
�m
`-_--= - of I le
-
- - _-------
Landwar-6ranJ Yqul Wcs[Ama
II �
PL OY
� rlllJf o�
O
/A la�i�eaN-FS{East Area —
- c'o
T
L m
G�
City of Meridian Department Report VII. Exhibits
" ' + Ifljj7 d
o0
f' jTf � r + r'rr
r1 c
cis
_ 6 C
-�- �PL 04
d
00
1IM
f5
I
-A.x COkamtD.Wh
T
EVE
City of Meridian Department Report VII. Exhibits
E. Preliminary Plat and Phasing Plan (date: 4/29/2025)
--"—" - �-�---- - - .-- PFeiiminary Plat ...i=o
Mogul Industrial k SubdIvisiarp
— a
----------ielSL-"----- x--
-
�^ .-area NfwMrYM� j I � ".....••—••'•••••
ff'i�rpAr F ME
u E
.pI.b.
City of Meridian Department Report VII. Exhibits
W IDIAN�
AGENDA ITEM
ITEM TOPIC: Public Hearing for AOCI Comprehensive Plan Map Amendment (H-2025-
0029) by City of Meridian, located citywide and at 12504 W. Amity Rd.
Application Materials: https://bit.ly/H-2025-0029
A. Request: Comprehensive Plan Map Amendment (CPAM) to modify the boundaries of the
Future Land Use Map (FLUM), along with a subsequent request to Ada County to re-establish the
modified boundary of the Area of City Impact (AOCI), which includes the removal of 38 parcels
totaling approximately 507.34 acres and adds one 5.06 acre parcel.
PUBLIC HEARING SIGN IN SHEET
DATE: July 22, 2025 ITEM # 4
PROJECT NAME: AOCI Comprehensive Plan Map Amendment
wish to
testify Your Full Name Your Full Address Representing
(mark X (Please Print) HOA?
if yes)
1
2
3
4
5
6
7
8
9
10
11
12
13
14
COMMUNITY DEVELOPMENT DEPARTMENT REPORT (:�WEPIty
HEARING DATE: 7/22/2025 as 0
TO: Mayor&City Council L16 55
FROM: Carl Anderson, 26
Long-Range Associate Planner
208-884-5533
cnderson@meridiancity.org
APPLICANT: City of Meridian
Planning Division 4
SUBJECT: H-2025-0029 Legend
2025 AOCI Comprehensive Plan AOCI
Map Amendment County — es
LOCATION: AOCI Boundary/Citywide Line
Future
Road
I. SUMMARY
A. Summary
The City of Meridian Planning Division is applying for a Comprehensive Plan Map Amendment
(CPAM)to Amend the City's 2019 Comprehensive Plan. This amendment modifies the
boundaries of the Future Land Use Map(FLUM),along with a subsequent request to Ada County
to re-establish the boundaries of the Area of City Impact(AOCI). The intent of the amendment is
to align the City's AOCI with the adopted Idaho State Code §67-6526,Areas of Impact, as
amended in the 2024 legislative session. Per section 67-6526 of Idaho Code,areas of impact
boundaries are required to be within two miles of a city's municipal boundary. The subject
amendment would remove 38 parcels,totaling 507.34 acres(more or less),which are over two
miles from municipal boundaries from the City's FLUM and AOCI. Additionally,the amendment
would add one parcel 5.06 acres (more or less)of land and generally located at 12504 W. Amity
Road to the City's FLUM and AOCI. The proposed designation on the FLUM of the subject
addition is Medium Density Residential(MDR). The proposed amendment does not modify any
policies or text of the current City of Meridian Comprehensive Plan.
B. Issues/Waivers
None
C. Recommendation
Staff recommends approval of the proposed Comprehensive Plan Map Amendment to remove the
subject 507.34 acres from the City's Future Land Use Map and Area of City Impact and include
5.06 acres as described to the AOCI and FLUM,with a designation of Medium Density
Residential, and authorize staff to apply with Ada County to re-establish the boundaries of the
City's Area of City Impact.
Commission Recommendation: The Meridian Planning&Zoning Commission heard this
application on June 26,2025. The Commission recommended the application be forwarded to
City Council for approval. See Section VI. Action for additional information.
City of Meridian I Planning Department—Long range Division Page 1 of 15
II. COMMUNITY METRICS
Table 4:Process&Notification Details
Description Details Planning&Zoning City Council
Posting Date Posting Date
Preapplication Meeting date 5/13/2025
Neighborhood Meeting N/A
Site posting date N/A
Agency Notice 6/5/2025
Notification Published in news paper 6/10/2025 7/5/2025
Notification mailed to property N/A N/A N/A
owners within 300'
Courtesy notice to property owners 6/11/2025
Nextdoor PSA 6/6/2025 7/3/2025
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. Project Overview
The City of Meridian Planning Division is applying for a Comprehensive Plan Map Amendment
(CPAM). This amendment concurrently modifies the boundaries of the Future Land Use Map
(FLUM)and re-establishes the boundaries of the City's Area of City Impact(AOCI). The intent
of the amendment is to align the City's AOCI with the adopted Idaho State Code §67-6526,Areas
of Impact,as amended in 2024 legislative session. The proposed amendment does not modify any
policies or text of the current City of Meridian Comprehensive Plan.
The revised §67-6526,Areas of Impact of Idaho Code provided for multiple amendments the
State statute governing areas of impact. State statute establishes criteria in modifying or
confirming an existing area of impact, as set forth in the criteria found in Idaho State Code §67-
6526 (4),Provisions applicable to areas of impact.
City staff have been in communication with Ada County staff to coordinate compliance with
current State statue. Pursuant to Idaho code 67-6526(la)County commissioners make the final
determination regarding area of impact boundaries with their County. The proposed amendment
to the boundary of the City of Meridian Area of City Impact will not be re-established and
recognized by the County,until such time that the Board of County Commissioners adopts such
an ordinance.
Additionally, as a product of timing, a property owner that was recently granted approval to
exclude his property from the City of Boise AOCI and FLUM,has requested to be incorporated
into the City of Meridian's AOCI and FLUM. This request is detailed further in section II.A.2 of
this report.
There are two proposed areas of change for this map amendment that modify the boundaries of
the Area of City Impact and the future land use designation shown on the FLUM. Each of these
areas are south of Interstate 84. As of the submittal of the subject application and writing of this
staff report,there are thirty-nine(39)unique parcels affected by the proposed changes,with thirty
(30)unique owners. Letters notifying each of these owners of the specific change were mailed on
June 10,2025. Below are descriptions of the changes, organized by each of the two areas.Maps
of each of these areas are included in the Exhibits section of this report.
City of Meridian I Planning Department—Long range Division Page 2 of 15
A.1 Area 01 Description—Removed from FL UM&AOCI
Thirty-eight(38)of the total thirty-nine(39)parcels affected by this application are generally
located in the southwest corner of Meridian's AOCI. All 38 parcels have a designation of Low
Density Residential on the FLUM and are proposed to be removed from the City's current AOCI.
The combined area of the parcels is 507.34 acres(more or less). (See Exhibit A.2 for a map of the
area). The basis for the change is to align with Idaho State Code §67-6526. The proposed
amendment removes all land area that wholly extends beyond two miles from current City limits,
except where a portion of a given parcel extends beyond the two-mile buffer, such area is
included in the proposed AOCI as allowed by Idaho State Code §67-6526.4(b). The FLUM is
being amended to match the boundary of the proposed AOCI.
It should be noted that these areas will continue to be included in other Meridian planning efforts
such as, and not limited to,the 2025 Meridian Water Master Plan,2023 Collection System Master
Plan Update,and the 2023 Parks and Recreation Master Plan Update. Idaho State Code §67-
6526.1(b) states"...A city may adopt a comprehensive plan and conduct infrastructure, capital
improvement,and other planning activities that extend beyond its current area of impact...".
When the subject parcels are within two-miles of municipal boundaries,the City will likely seek
to once again include the parcels back in the City's FLUM and AOCI.
A.2 Area 02 Description—Included in FL UM&AOCI
One(1)of the subject properties is owned by Mr. Frans and is located at 12504 W. Amity Road
(parcel no. S 1128449082). The parcel is 5.06 acres(more or less). The property has historically
been in the City of Boise's AOCI but was recently removed. If included in Meridian's AOCI&
FLUM as proposed,the parcel will have a designation of Medium Density Residential,the same
designation as properties to the west. Of note,the FLUM also designates E Amity Road just west
of the subject parcel as an entryway corridor. Therefore,the entryway corridor designation on the
FLUM will need to be extended to the full length of the subject property. The applicant has
provided his written consent to be included in the City's AOCI, and FLUM,with a designation
Medium Density Residential(See Exhibits A4&B4 for reference).A resolution(Recording
No.2025-021233) from the City of Boise detailing the exclusion of the subject property from the
Boise AOCI has been provided and is included in the exhibits attached to this report.
Mr. Frans has indicated his intentions of developing his property in the near future(as evidenced
by PREAPP-2025-0061),however,the property owner is not requesting annexation at this time.
Staff have also provided a map of the proposed addition. Refer to the exhibits section for a review
of the aforementioned documentation.
B. Summary of Future Land Use Changes&Area of City Impact Changes
B.1 Summary by Future Land Use Area
Table 1.Summary by Future Land Use area
Change Type Current proposed Designation Acres
Designation
AOCI Removal Low Density None 507.34
Residential LDR
AOCI Addition None Medium Density 1.06
Residential(MDR)
Total Area Removed from AOCI 507.34
Total Area Added to AOCI 5.06
Total Area Impacted 512.4
(Note: The table does not include associated ROW.)
City of Meridian I Planning Department—Long range Division Page 3 of 15
B.2 Summary by Parcel
The following table describes the future land use designation changes for each affected
parcel.
Table Z Area to be Removed from AOCI&FLUM
Summary by Parcel
Parcel Ada Zoning Acres Current Future Land Use Map
R1895900040 RUT 4.66 Low Density Residential
R3311160010 RUT 10.41 Low Density Residential
R3311160020 RUT 10.34 Low Density Residential
R3311160030 RUT 10.55 Low Density Residential
R3311160050 RUT 10.62 Low Density Residential
R3311160060 RUT 10.26 Low Density Residential
R3311160072 RUT 1.00 Low Density Residential
R3311160076 RUT 9.23 Low Density Residential
R9575310100 RUT 5.01 Low Density Residential
R9575310200 RUT 7.55 Low Density Residential
R9575310300 RUT 5.00 Low Density Residential
S1228325635 RUT 4.53 Low Density Residential
51228336006 RUT 10.79 Low Density Residential
51228336085 RUT 12.03 Low Density Residential
51228336300 RUT 10.05 Low Density Residential
S1228336315 RUT 9.93 Low Density Residential
51228346900 RUT 19.62 Low Density Residential
51228347000 RUT 19.07 Low Density Residential
51233212710 RUT 36.60 Low Density Residential
51233212810 RUT 8.27 Low Density Residential
51233212840 RUT 10.37 Low Density Residential
51233223303 RUT 23.35 Low Density Residential
51233325420 RUT 1.63 Low Density Residential
S1233325500 RUT 117.37 Low Density Residential
51233336320 RUT 5.00 Low Density Residential
51233336380 RUT 5.00 Low Density Residential
51233336420 RUT 5.00 Low Density Residential
51233336460 RUT 5.00 Low Density Residential
51233346630 RUT 3.86 Low Density Residential
S1233346650 RUT * 1.00 Low Density Residential
S1233346680 RUT 5.00 Low Density Residential
51233346700 RUT 5.00 Low Density Residential
51233346750 RUT 5.00 Low Density Residential
S1233346800 RI 1.00 Low Density Residential
51233427840 RUT 40.00 Low Density Residential
51233438405 RUT 35.03 Low Density Residential
51233438615 RUT 10.34 Low Density Residential
51233449800 RUT 12.86 Low Density Residential
Total Acreage 507.34
City of Meridian I Planning Department-Long range Division Page 4 of 15
Table 3.Area to be Added to AOCI&FLUM
Summary by Parcel
Parcel Ada Zoning Acres Proposed Future Land Use Map
R1128449082 RUT 5.06 Medium Density Residential
Total Acreage 5.06
B.3 Changes to Area of Impact Boundary
The AOCI boundary line on the current Map will be revised to reflect all future land use area
subtractions and additions. See the Exhibit sections A&B for reference to proposed changes.
C. Comprehsnive Plan Analysis
CA Future Land Use Map Designation
(https:11meridiancity.or lcommuniU-development/plannin /�comprehensive plan/future-land-use-
mqo
Review: This application does not include any annexation,rezones,or new entitlements. As such,
no specific analysis is provided for the proposed changes. The following future land use
designations with descriptions are copy and paste from the Comprehensive Plan and are included
in the application for reference.
Low Density Residential: This designation allows for the development of single-family homes on
large and estate lots at gross densities of three dwelling units or less per acre. These areas often
transition between existing rural residential and urban properties. Developments need to respect
agricultural heritage and resources,recognize view sheds and open spaces, and maintain or
improve the overall atmosphere of the area. The use of open spaces,parks,trails, and other
appropriate means should enhance the character of the area. Density bonuses may be considered
with the provision of additional public amenities such as a park, school, or land dedicated for
public services.
Medium Density Residential: Medium Density Residential(MDR): This designation allows for
dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be
considered with the provision of additional public amenities such as a park, school, or land
dedicated for public services.
Entryway Corridors: The City feels it is important to identify roadways that introduce
and welcome both visitors and residents to the City of Meridian. These roadways are noted as
entryway corridors on the FLUM and are subject to additional standards within the Unified
Development Code.
C.2 Comprehensive Plan Policies(https://meridianciU.org/implementationtable.aspx)
Review: The Following policies are found to be relevant and/or informative to the project:
3.01.01C Ensure that regulations and plans support and encourage desired development and land
use patterns within the Area of City Impact.
Review: The proposed re-establishment of the AOCI improves consistency of the Plan and
Idaho State Statute.As is permitted by Idaho Code,the City will continue to plan for the area
proposed to be removed from the AOCI to ensure that plans support and encourage desired
development land use patterns should the subject area be included with the AOCI in the
future. The addition of the 5.06 Acre parcel,as described herein,has a proposed designation
of Medium Density Residential on the FLUM which is consistent with existing development
City of Meridian I Planning Department—Long range Division Page 5 of 15
abutting the property to the west. Services are available to facilitate future development of the
property.
3.02.01 Develop and implement master plans for all public facilities, services,and safety to guide
the growth of the City.
Review: The City's current master plans account for 38 of the 39 parcels subject to this
application.New development master plans for all public facilities, services,and safety to
guide growth are not being proposed at this time as they are regularly updated. See section
III.C.3.a of this staff report for a list of updated plans and studies which support and
contribute to the Plan. The City will continue to include the subject area that is being
removed from the AOCI in its planning efforts as is permitted by Idaho Code to ensure
orderly growth of the City.
3.03.01A Continue to develop and implement the desired vision in special areas, areas with
specific plans, and along key transportation corridors.
Review: The proposed amendment will extend the entryway corridor at the east-most end of
Amity Road in alignment with this policy. The proposed entryway corridor along the west-
most section of Lake Hazel Road will be removed as this area will no longer be in the City's
FLUM.
3.03.02H Require rural area residential development to submit alternative development plan to
allow for the efficient extension of urban services in the future(resubdivision plan).
Review: The City of Meridian coordinates with and provides comment on development
applications that are within the City's AOCI and under the jurisdiction of Ada County in
support of this policy. The re-establishment of the City's AOCI contributes to the
implementation of this policy.
3.06.01C Coordinate with Ada County to ensure all applicable land use ordinances and
provisions of this Plan are recognized when development within the Area of City Impact but
outside City Limits is proposed.
Review: The City of Meridian staff review and provide comment on development
applications with the AOCI,which fall under the jurisdiction of Ada County,to ensure that
all applicable land use ordinances and provisos of the Plan are recognized. The proposed
amendment will reduce the area included as part of the exiting agreement with Ada County,
however,the City will continue to plan for the area proposed to be removed from the AOCI
to ensure that plans support and encourage desired development land use patterns should the
subject area be included with the AOCI in the future.
C.3 Other Comprehensive Plan Consideration:
List of Adopted Plans and Studies By Reference
Review: The 2019 Meridan Comprehensive Plan(the Plan)is integrated with a series of plans
and studies which are adopted by reference by the City are enumerated on page C of the Plan
itself and Exhibit 13.3 of this report. Each of these planning efforts support and contribute to the
Plans overall vison and planning requirements.
Similar to the Plan itself,many of these planning efforts are regularly updated to remain current
and responsive to the existing conditions and needs of residents. The City has identified that there
are multiple plans that have been adopted by reference which are no longer the most current plan
of its scope. The adopted plans as referenced are inclusive of the specific plans and any future
update will likely refer to the most current version of the Plan, so as to remain as current as
possible. The City intends to bring forward a future amendment addressing these items at a later
City of Meridian I Planning Department—Long range Division Page 6 of 15
date. Plans of note include, and may not be limited to (Current Planning Documents are linked to
the text below):
• Meridian Water Master Plan
o The current version of this plan is the 2025 Water Master Plan, completed in February of
2025. The prior version of this plan is listed as the City of Meridian Water Master Plan
(2018).
• Ada County Hazard Mitigation Plan
o The current version of this plan is the 2022 Ada County Multi-Hazard Mitigation Plan,
completed in April 2023. The prior version of this plan is listed in the table as Ada County
Hazard Mitigation Plan(2017).
• City of Meridian Collection System Master Plan
o The most current version of this plan is the 2023 Collection System Master Plan Update
completed in November of 2023 and approved by the State of Idaho in 2024. The prior
version of this plan is listed in the table as the City of Meridian Collection System Master
Plan(2017).
• City of Meridian Strategic Plan
o The most current version of this plan is the City of Meridian Strategic Plan 2020-2025. The
prior version of this plan is listed in the table as the City of Meridian Strategic Plan(2016-
2020).
• City of Meridian Parks and Recreation Master Plan
o The Most current version of this plan is the City of Meridian Parks and Recreation Master
Plan Update 2023. The prior version of this plan is listed in the table as the City Meridian
Parks and Recreation Master Plan(2015).
• Downtown Meridian Neighborhood Pedestrian and Bicycle Plan(2012)
o The current version of this plan is the 2024 Downtown Meridian Neighborhood
Transportation Plan with the lead agency being ACHD. The prior version of this plan is
listed as the Downtown Merdian Neighborhood Pedestrian and Bicycle Plan(2012).
• Eastern Treasure Valley Electric Plan
o The current version of this plan is the Eastern Treasure Valley Electric Plan 2023-2024
Update. The prior version of this plan is listed as the Eastern Treasure Valley Electric Plan
(2012).
• Meridian Water Conservation Plan
o The current version of this plan is the 2023 Meridian Water Conservation Plan. The prior
version of this plan is listed as the Meridian Water Conservation Plan(2011).
Area of City Impact
Review: Chapter 3, Evolving Community of the Meridian Comprehensive Plan,discusses the role
of the AOCI as considered in Idaho State Code § 67-6526.Namely that unincorporated properties
within the City's AOCI are governed by Ada County for day-to-day administration of zoning
matters.Additionally,pursuant to the current agreement between Ada County and Meridan for
the AOCI,the Meridian Comprehensive Plan will apply within the City's established AOCI. The
following is copy and paste from the plan and discusses the City's vision and approach areas
within the AOCI(pg.3-2 &3-3 of the Comprehensive Plan).
"Within the AOCI, the county has generally applied a Rural Urban Transition (RUT)
zone which permits five-acre-lot, single-family residential development, as well as
agricultural-related uses and a range of conditional uses. County development
applications within the AOCI are reviewed by the City of Meridian for compliance with
the comprehensive plan and applicable City policies.
City of Meridian I Planning Department—Long range Division Page 7 of 15
The City of Meridian desires, over time, all development within its Area of City Impact to
be served with urban services from the City of Meridian. Such services primarily include
sanitary sewer, water, reclaimed water,fire,police, and parks. Secondarily, the City
considers the availability and capacity of the school system, transportation facilities,
libraries, and storm water facilities in any review of development within the AOCT All
requests for annexation into the City limits will require that the owner extend City-owned
services at the time of development.
The importance of cooperating with Ada County and neighboring cities is imperative to
successful long-term land use, transportation, and utility planning. There are very
significant financial and quality-of-life implications for not doing so.As such, the City of
Meridian is committed to fulfilling the terms of its Area of City Impact Agreement with
Ada County and coordinating with adjacent service providers.
Meridian aims to guide growth in a way that efficiently expands infrastructure and
services to support sustainable growth patterns. Targeting the right development and
growing responsibly—in the right locations with the right services—is the foundation of
the Evolving Community Vision."
D. Municipal Code&Unified Development Code(UDC)Analysis
Comprehensive plan amendments-Title 11 Chapter 5B Section 7.
Review: The following contains a review of Meridian City Code,Title 11,Chapter 5B Section 7
which requires all Comprehensive Plan Amendments to be processed as detailed below. The
following are not exhaustive of the aforementioned standards and contain only those standards
found to be relevant to this request.
11-5B-7
11-5B-7. C.Process.
1. Comprehensive plan amendment initiated by the city. The Planning and Zoning
Commission may propose to amend the comprehensive plan following notice and public
hearing procedures in article A, "general provisions",of this chapter and the hearing
procedures in Idaho Code § 67-6509.
Review: A request to amend the City of Meridan Comprehensive Plan has been
submitted and is subject to the notice and public hearing procedures outlined in
Article A"general provisions"of the required chapter and the hearing procedures of
Idaho Code § 67-6509.Note: A Neighborhood meeting is not required and has not
been held on this request, due to the request being City Wide. While not required,
staff have sent courtesy notice to those property owners whose properties are
included within this request.
3. The City Council shall not consider amendments to the land use map of the adopted
comprehensive plan more than twice per calendar year. The application deadlines for
amendments to the land use map component of the comprehensive plan shall be June 15
and December 15 of every year.
Review: The subject application was submitted was submitted on May 22"d,2025,
prior to the June 15t'deadline.
4. Amendments to the text component of the Plan may be submitted at any time.
Amendments to the text of the comprehensive plan may be recommended by the
Commission consistent with section 11-5A-6 of this chapter.
Review: An amendment to the text component of the Plan is not being proposed as
part of this request.
City of Meridian I Planning Department—Long range Division Page 8 of 15
5. The commission,prior to recommending the adoption, amendment, or repeal of the
comprehensive plan to the Council, shall conduct at least one(1)public hearing in
accordance with article A, "General Provisions",of this chapter and in accordance with
the procedures in Idaho Code § 67-6509.
Review: As part of their review and prior to recommending an amendment to the
Plan, a public hearing has been noticed for and held on June 26,2025,before the
Planning&Zoning Commission.
11-5B-7.D. Required Findings.
Review: The required findings may be found in Section VI"Findings"of this report.
E.Area of City Impact—Meridian Municipal Code Title 1 Chapter 11
Review: The following contains a review of the standards contained within Meridian City Code
Title 1 Chapter 11 pertaining to Area's of City Impact. The following are not exhaustive of
Chapter 11 and contain only those standards found to be relevant to this request.Note Sections 1-
11-5 &6 are included for reference purposes, and a review is not provided for each.
1-11-3 Meridian Area of City Impact Boundary:
1-11-3.A.Area shown on map. The Meridian Area of City Impact is the area designated on
the Meridian Area of City Impact boundary map,fully incorporated herein by this reference,
copies of which are available for inspection and delivery at the City Clerk's office.
Review: The Meridian Area of City Impact Boundary Map is shown on the adopted Future
Land Use Map for the City.
1-11-3.B.In case a property under single ownership is divided by the boundary line of the
area of city impact and the line divides such property so that one(1)or both of the parts has a
depth of three hundred(300) feet or less, such part may be included in the jurisdiction within
which the remainder and larger portion of the property is located.
Review: Idaho State Code Section § 67-6526.4(b) states that,"An area of impact boundary
shall not divide county recognized parcels of land. If only a portion of a recognized parcel
falls within the two (2)mile limit,then the boundary may extend beyond two (2)miles on
that parcel so that it encompasses the entire parcel". As part of this update,the proposed 2-
mile buffer would bisect multiple parcels as discussed in Section III.A.1 of this report. In
these cases,the AOCI boundary has been extended to encompass these parcels. This being
the case,this requirement is being met as the AOCI boundary line will not be dividing a
recognized parcel of land.
1-11-5 Applicable comprehensive plan policies and ordinances:
1-11-5 A.Application of provisions. The Meridian Comprehensive Plan shall apply to the
Meridian Area of City Impact.
1-11-5-B. Submission of subdivision plats. All subdivision plats,for land situated within the
area of impact, shall be submitted to the city for approval,in addition to Ada County for
approval, as provided in IC 50-1306.
1-11-5-C. Street and utility easement plan. All subdivision plat applications in the urban
service planning area of the city for land zoned by Ada County as RT(rural transition) shall
require a street and utility easement plan. Said plan shall provide for future resubdivision to
urban densities and such easements shall be included on the final plat. This requirement may
be waived if a letter is submitted to the Ada County Director of Developmental Services from
the City Council prior to preliminary plat approval by the Board of County Commissioners
approving the waiver.
1-11-5.D. Sewer and water lines. A condition of approval for all subdivision plats in the
urban service planning area of the city for land zoned by Ada County as RT(rural transition)
City of Meridian I Planning Department—Long range Division Page 9 of 15
shall require that,prior to occupancy of the subdivision's first dwelling unit, dry line sewer
and water lines shall be installed to accommodate the future resubdivision to urban densities.
This requirement may be waived if a letter is submitted to the Ada County Director of
Developmental Services from the City Council prior to preliminary plat approval by the
Board of County Commissioners approving the waiver.
1-11-5.E. County zoning ordinance. The Ada County Code,title 8,the Ada County Zoning
Ordinance, shall be the zoning ordinance applicable to the land in the area of city impact
which is outside the city limits and within the boundaries of the area of city impact.
1-11-6 Coordination of amendments and zoning applications.
1-11-6.A.County and city coordination. All applications for Ada County and Meridian
amendments to their respective comprehensive plans and implementing ordinances which
apply within the area of city impact shall be sent by the entity considering such amendment to
the other entity. A separate referral process shall be adopted by resolution by each entity
regarding procedures and time periods for, and the effect of, sending such amendments, and
such resolution may be amended from time to time upon mutual agreement in writing by Ada
County and the city.
1-11-6.B.Applications to city. All Ada County applications for planned developments,
subdivisions,rezones,private roads,and conditional use permits within the area of city
impact shall be sent to Meridian,in accordance with the referral process arrived at pursuant to
subsection(A)of this section.
1-11-7 Renegotiation.
1-11-7.A.Request.In accordance with IC 67-6526(d),the City Council or the Board of Ada
County Commissioners may request, in writing,renegotiation of any provision of this chapter
at any time. Within thirty(30)days of receipt of such written request by either party,a
meeting between the two(2)jurisdictions shall occur.
Review: This application will be followed by a written request from the City of Meridian to
the Ada County Commissioners for the re-establishment of the Meridian AOCI.No
additional modifications are proposed to this chapter as part of this request.
D.Idaho Code§67-6526 Areas of Impact
Review: The following contains a brief review of the standards contained within Idaho State
Code § 67-6526,Areas of Impact. The following are not exhaustive and contain those standards
found to be relevant to this request.
§67-6526(4)Provisions applicable to areas of impact.
(a) In defining an initial area of impact or in modifying or confirming an existing area of
impact,the criteria set forth in this subsection shall be considered:
i. Anticipated commercial and residential growth;
ii. Geographic factors;
iii. Transportation infrastructure and systems, including connectivity;
iv. Areas where municipal or public sewer and water are expected to be provided within
five(5)years; and
v. Other public service district Boundaries.
Review: The City of Meridian's Comprehensive Plan consider each of these elements as
enumerated with the Plan,Future Land Use Map and all supporting planning efforts.
Anticipated commercial and residential growth, geographic factors and transportation
infrastructure systems,municipal services and other service district boundaries, are
City of Meridian I Planning Department—Long range Division Page 10 of 15
considered and integrated throughout the Plan text,the adopted plans, studies,policies and
FLUM.
Areas where municipal or public sewer and water are expected to be provided are regularly
reviewed by the City. The City's planning efforts account for a five-year period and in some
cases extend beyond a five-year period. Please see Section III.C.2.a of this report for a list,
and link to,the most current plans pertaining to municipal public sewer and water. See also
review provided under section(b) contained in the next section for additional comment.
Pursuant to the text of the Plan, all requests for annexation into the City limits will require
that the owner extend City-owned services at the time of development. Please refer to the
2019 Comprehensive Plan and current supporting documents and studies for additional
information as needed.
(b) In addition to the criteria set forth in paragraph(a) of this subsection,an area of impact
shall not exceed the areas that are very likely to be annexed to the city within the next five(5)
years. Except as otherwise provided in this paragraph, an area of impact shall not extend
more than two(2)miles from existing city limits.An area of impact boundary shall not divide
county recognized parcels of land. If only a portion of a recognized parcel falls within the two
(2)mile limit,then the boundary may extend beyond two (2)miles on that parcel so that it
encompasses the entire parcel. Adjustments to an area of impact may be proposed and
considered at any time following the initial establishment of the area of impact.
Review: The City of Meridian plans for future development within its established AOCI, and
as previously noted,now beyond the proposed AOCI for some services like sewer and water.
The City plans for orderly growth within the AOCI. The city plans for utility expansion
through both capital improvement planning and development led expansion. While
programmed expansion in the City's Capital Financial Plan are not funded to all areas,
development-led extensions are all feasible. The City's master plans include a great deal of
contingency expansion.As previously stated,all requests for annexation into the City limits
will require that the owner extend City-Owned Services at the time of Development. Please
refer to the 2019 Comprehensive Plan and current supporting documents and studies for
additional information as needed. The proposed amendment removes all land area that wholly
extends beyond two miles from current City limits,except where a portion of a given parcel
extends beyond the two-mile buffer, such area is included in the proposed AOCI.
E.Idaho Code§67-6505 Planning Duties
Review: The following contains a brief review pertaining to the Idaho State Local Land Use
Planning Act(LLUPA) § 67-6508,Planning Duties. At the time of the public hearing noticed for
the Planning&Zoning Commission on June 26,2025,there are 18 planning duties listed which
include: property rights;population; school facilities; economic development; land use;natural
resources;hazardous areas;public service, facilities , and utilities;transportation;recreation;
special areas or sites; housing; community design; agriculture; implementation;national interest
electric transmission corridors; and public airport facilities.
During the 2025 legislative session Senate Bill No.1083 was passed and signed into law with an
effective date of July 1, 2025. The bill amendment multiple sections of Idaho code and of
relevance to this application added to LLUPA § 67-6508. Among some textual changes,the
revision added a new section stating, "(r)when considering amending,repealing, or adopting a
plan,the local governing board shall consider the effect the proposed amendment,repeal, or
adoption of the plan would have on the source, quantity, and quality of ground water within the
area."
City of Meridian I Planning Department—Long range Division Page 11 of 15
In review of the addition of the property located at 12504 W. Amity Road,the subject property
lies within the certified service area of Veolia. (As evidenced by preapplication notes and email
correspondence from the City of Meridian Assistant City Engineer to the property owner).Water
is available to serve the property with services previously negotiated and provided by Veolia.
Sewer is available to the property from Grayson Dr.; however,development may encounter issues
with enough coverage for manhole on southern half of development(as evidenced by
preapplication notes).
IV. CITY/AGENCY COMMENTS& CONDITIONS
Comments from outside agencies and City of Meridian Departments associated with this application
and received by June 18',2025, are summarized below. Interagency comments can be found on
Laserfiche at the link below and within Exhibit C:
https://weblink.meridiancity.org/WebLink/Browse.aspx?id=401127&dbid=0&repo=Meridian City
A. Meridian Public Works
• Water Modeling Review: Distance to Mainline—NA; Impacts of Concerns—Future
water planning will plan accordingly.
(https:lleplanreview.meridiancit E.oMIProiectDoxWeb UIlProiect/Index?ProiectID=2746
3&tab=correctionsTab)
B. Idaho Department of Environmental Quality(DEQ)
• The Boise Regional DEQ Administration has no comments at this time.
C. West Ada School District(WASD) or Other District/School
• Kuna School District—Kuna School District has reviewed the application of Case No. H-
2025-029 and has no objection to the application as it is presented.
D. Idaho Transportation Department(ITD)
• ITD does not have any comments regarding the comprehensive plan snap amendment.
V. FINDINGS
A. Comprehensive Plan(UDC 11-513-71))
Upon recommendation from the Commission,the Council shall make a full investigation and
shall, at the public hearing,review the application. In order to grant an amendment to the
Comprehensive Plan,the Council shall make the following findings:
1. The proposed amendment is consistent with the other elements of the comprehensive plan.
Finding: The Commission finds that the proposed amendment is consistent with the elements
of the 2019 Comprehensive Plan and which contribute to all eighteen (18) elements required
by Idaho State Statute. Commission finds the amendment maintains this consistency as no
changes are substantive to policy. Evidence includes the application, supporting materials
submitted, and the staff report with all exhibits for case file H-2025-0029. Evidence also
includes the 2019 Comprehensive Plan and all associated policies, studies and plans.
2. The proposed amendment provides an improved guide to future growth and development of
the city.
Finding: By maintaining and keeping the Comprehensive Plan up to date and current with
State of Idaho Statute, the Commission finds that the proposed Plan provides an improved
and current guide to future growth and development with the City. Evidence includes the
application, supporting materials submitted, and the staff report with all exhibits for case file
City of Meridian I Planning Department—Long range Division Page 12 of 15
H-2025-0029. Evidence also includes the 2019 Comprehensive Plan and all associated
policies, studies and plans.
3. The proposed amendment is internally consistent with the goals, objectives and policies of
the Comprehensive Plan.
Finding: The Commission finds the proposed amendment is consistent with the goals of the
Comprehensive Plan. Maintenance of the Plan is directed by policy within the Plan and the
State ofldaho. Evidence includes the application, supporting materials submitted, and the
staff report with all exhibits for case file H-2025-0029. Evidence also includes the 2019
Comprehensive Plan and all associated policies, studies and plans.
4. The proposed amendment is consistent with this Unified Development Code.
Finding: The Commission finds the proposed amendment is consistent with the Unified
Development Code, as no policies in the Comprehensive Plan modified, and no development
proposed. Evidence includes the application, supporting materials submitted, and the staff
report with all exhibits for case file H-2025-0029. Evidence also includes the 2019
Comprehensive Plan and all associated policies, studies and plans.
5. The amendment will be compatible with existing and planned surrounding land uses.
Finding: The primary purpose of this amendment is to align the Meridian Area of City
Impact with the State of Idaho Statute governing Areas of Impact. The proposed addition of
5.06 acres is compatible with surrounding land uses which are predominantly residential in
nature. The proposed designation of Medium Density Residential matches the existing future
land uses of the City of Meridian to the West. Future development of the parcel will be
reviewed at the time that the subject property is annexed into the City of Meridian. The
Commission finds the proposed Plan will be compatible with existing and planned
surrounding land uses. Evidence includes the application, supporting materials submitted,
and the staff report with all exhibits for case file H-2025-0029. Evidence also includes the
2019 Comprehensive Plan and all associated policies, studies and plans.
6. The proposed amendment will not burden existing and planned service capabilities.
Finding: The Commission finds that the proposed Plan will not burden existing and planned
service capabilities. This amendment maintains the relationship between service planning
and reflects coordination with partner agencies in service planning. Evidence includes the
application, supporting materials submitted and the staff report with all exhibits for case file
H-2025-0029. Evidence also includes the 2019 Comprehensive Plan and all associated
policies, studies and plans.
7. The proposed map amendment(as applicable)provides a logical juxtaposition of uses that
allows sufficient area to mitigate any anticipated impact associated with the development of
the area.
Finding: The proposed amendment is intended to align the City's AOCI with Idaho State
Statute. The Commission finds that the amendment does not require mitigation of impacts
associated with development as development is not proposed at this time. Evidence includes
the application, supporting materials submitted, and the staff report with all exhibits for case
file H-2025-0029. Evidence also includes the 2019 Comprehensive Plan and all associated
policies, studies and plans.
8. The proposed amendment is in the best interest of the City of Meridian.
Finding: The Commission finds the proposed amendment is in the best interest of the City
maintains the ensures the City of Meridian remains in compliance with Idaho State Statute
governing Areas of Impact; maintaining the plan improves relevancy; and provides for
orderly development of land that are proposed to be included in the AOCT Evidence includes
City of Meridian I Planning Department—Long range Division Page 13 of 15
the application, supporting materials submitted, and the staff report with all exhibits for case
file H-2025-0029. Evidence also includes the 2019 Comprehensive Plan and all associated
policies, studies and plans.
VI. ACTION
A. Staff:
Staff recommends approval of the proposed Comprehensive Plan Map Amendment to remove the
subject 507.34 acres from the City's Future Land Use Map and Area of City Impact and include
5.06 acres as described to the AOCI and FLUM,with a designation of Medium Density
Residential, and authorize staff to apply with Ada County to re-establish the boundaries of the
City's Area of City Impact.
B. Commission:
The Meridian Planning&Zoning Commission heard these items on June 26,2025.At the public
hearing the Commission moved to recommend approval of the subject application,H-2025-0029.
1. Summary of Commission public hearing:
i. In favor: No testimony provided.
ii. In opposition: No testimony provided.
iii. Commenting: No testimony provided
iv. Written testimony: No testimony provided.
v. Staff presenting application: Carl Anderson presented the application.
vi. Other Staff commenting on application: Caleb Hood
2. Key issues(s)of public testimony:
i. None.
3. Key issues(s)of discussion by Commission:
i. Discussion was had related to the area being removed being not within an AOCI at this
time. In the future it's possible that the AOCI line created for Kuna and Meridian could
shift again.
ii. Questions were raised as to how the City of Kuna is approaching their AOCI.
iii. Questions were raised as to how often the AOCI limit is assessed.
4. Commission change(s)to Staff recommendation:
i. None.
5. Outstanding issue(s)for City Council:
i. None.
C. City Council:
Pending
City of Meridian I Planning Department—Long range Division Page 14 of 15
VII. EXHIBITS:
A. Application Packet& Supporting Materials
A.1 Application
A.2 Narrative&Letter: May 22,2025
A.3 Table—Area to be removed from AOCI&FLUM
A.4 Tabel—Area to be added to AOCI&FLUM
A.5 Letter of Request&Consent—Jack Frans—Signed: May 15, 2025
A.6 Letter Re: William Road Extension: May 14,2025
A.7 City of Boise Letter&Resolution No.RES-236-25
A.8 2025 Current Meridian AOCI
A.9 Meridian Current Future Land Use Map(FLUM)
A.10 2 Mile Radius from Meridian City Limits
A.11 Parcels over two miles from Meridian City Limits
A.12 Proposed Addition to AOCI&FLUM
B. Supplemental Documents
B.1 Pre-Application Meeting: May 13, 2025
B.2 Letter from Ada County: February 26,2025
B.3 List of Adopted Plans And Studies By Reference—2019 Comprehensive Plan Extract
B.4 FLUM Addition—Medium Density Residential
C. Agency/Department Comments Received: July 14,2025
C.1 Kuna Schools: June 12,2025
C.2 Idaho Transportation Department(ITD): June 7,2025
C.3 Department of Environmental Quality(DEQ): June 9,2025
CA Meridian Public Works Department: May 28,2025
City of Meridian I Planning Department—Long range Division Page 15 of 15
Exhibit A
Application & Supporting Materials
Exhibit A.1
Planning Division
(:�V- E IDIA �1�T.-----' HEARING APPLICATION
DAHO
Type of Review Requested
Hearing File number: H-2025-0029
Assigned Planner: BIII Parsons
Related Files:
Applicant Information
Applicant name: CARL ANDERSON, CITY OF MERIDIAN Phone:
Applicant address: 33 E. BROADWAY AVE., MERIDIAN, ID 83642 Email: canderson@meridiancity.org
Owner name: Phone: Fax:
Owner address: Email:
Agent name(e.g.architect,engineer,developer,representative): CARL ANDERSON
Firmname: CITY OF MERIDIAN Phone: Fax:
Address: 33 E. BROADWAY AVE. Email: canderson@meridiancity.org
Contact name: Phone: Fax:
Contact address: Email:
Subject Property Information
Location/street address:
R1895900040, R3311160010, R3311160020, R3311160030, R3311160050, R3311160060,
R3311160072, R3311160076, R9575310100, R9575310200, R9575310300, S1228325635,
S1228336006, S1228336085, S1228336300, S1228336315, S1228346900, S1228347000,
S1233212710, S1233212810, S1233212840, S1233223303, S1233325420, S1233325500,
S1233336320, S1233336380, S1233336420, S1233336460, S1233346630, S1233346650,
S1233346680, S1233346700, S1233346750, S1233346800, S1233427840, S1233438405,
Assessor's parcel number(s): S1233438615, S1233449800
Township,range,section: 3N 1 W33
Project Description
33 E Broadway Avenue,Suite 102 a- Meridian,Idaho 83642
Phone:(208)884-5533 d- Facsimile:(208)888-6854 d- Website:www.meridaincity.org
1
Project/Application Name: AOCI Comprehensive Plan Map Amendment- CPAM
Hearing Date: June 26, 2025
Planner: Carl Anderson
Project: AOCI Comprehensive Map Amendment
Description of work: Request: The City of Meridian Planning Division is applying for a Comprehensive Plan Map Amendment
(CPAM). This amendment concurrently modifies the boundaries of the Future Land Use Map (FLUM) and
re-establishes the boundaries of the Area of City Impact (AOCI). The intent of the amendment is to align the
City's AOCI with the adopted Idaho State Code §67-6526 Areas of Impact, as amended in 2024. The
proposed amendment does not modify any policies or text of the current City of Meridian Comprehensive
Plan.
Location: City wide
33 E Broadway Avenue,Suite 102 a- Meridian,Idaho 83642
Phone:(208)884-5533 d— Facsimile:(208)888-6854 d— Website:www.meridaincity.org
2
Application Information
APPLICATION TYPES
Comprehensive Plan Map Amendment-CPAM: CHECKED
Is this City Initiated?: Yes
PROPERTY INFORMATION
General Location: City Wide
Total Acreage: -507.34 +5.06
Traffic Study Required per ACHD: No
FLUM DESIGNATION(S)
Low Density Residential: CHECKED
Acreage-Low Density Res: - 507.34
Medium Density Residential: CHECKED
Acreage-Medium Density Res: +5.06
PROJECT INFORMATION
What was the date of your pre-application meeting?: 05/13/2025
Pre-Application Permit Number(ex PREAPP-2021-0001): Preapp-2025-0063
PROPERTY POSTING
I agree to comply with the Commitment of Property Posting regulations per UDC I1- CHECKED
5A-6D:
PROPOSED FLUM DESIGNATION(S)
Low Density Residential: CHECKED
Acreage-Low Density Res: - 507.34
Medium Density Residential: CHECKED
Acreage-Medium Density Res: +5.06
TIME EXTENSION INFORMATION
Number of months extension: 24
PLAN REVIEW
Verified submittal standards and checklist items: CHECKED
Verify that all drawings/documents will be uploaded in Project Dox as Individual CHECKED
PDF's:
APPLICATION DISCLAIMER
I have read and accept the above terms: CHECKED
Your signature: Carl Anderson
MISC
Is new record: No
33 E Broadway Avenue,Suite 102 a- Meridian,Idaho 83642
Phone:(208)884-5533 a- Facsimile:(208)888-6854 a- Website:www.meridaincity.org
3
Exhibit A.2
Mayor Robert E. Simison
City Council Members:
E IDIAN� Luke Cavener, President
Liz Strader,Vice President
D A H O Brian Whitlock
Doug Taylor
John Overton
Anne Little Roberts
May 22, 2025
Bruce Freckleton
Community Development Director
City of Meridian
33. E. Broadway Ave. #102
Meridian, ID 83642
RE: Amendment to the Future Land Use Map & Re-establishment of the Area of City Impact
Boundary
Dear Mr. Freckleton,
The City of Meridian Planning Division is applying for a Comprehensive Plan Map Amendment
(CPAM). This amendment concurrently modifies the boundaries of the Future Land Use Map
(FLUM) and re-establishes the boundaries of the City's Area of City Impact (AOCI). The intent of
the amendment is to align the City's AOCI with the adopted Idaho State Code §67-6526 Areas of
Impact, as amended in 2024. The proposed amendment does not modify any policies or text of
the current City of Meridian Comprehensive Plan.
The proposed amendment removes all land area that wholly extends beyond two miles from
current City limits, except where a portion of a given parcel extends beyond the two-mile buffer,
such area is included in the proposed AOCI as allowed by Idaho State Code §67-6526.4(b). The
FLUM is being amended to match the boundary of the proposed AOCI.
At the time of submittal of this request, there are thirty-eight (38) parcels generally located in
the southwest corner of Meridian's AOCI,that are proposed to be removed from the City's AOCI.
All thirty-eight parcels have a designation of Low Density Residential on the FLUM.The combined
area of the parcels is 507.34 acres (more or less).
Additionally, as a product of timing, a property that has recently been approved to exclude itself
from the City of Boise AOCI and FLUM, has requested to be incorporated into the City of
Meridian's AOCI and FLUM.
Community Development Department . 33 E. Broadway Avenue, Suite 102, Meridian, ID 83642
Phone 208-884-5533 . www.meridiancity.org
The subject property is owned by Mr. Frans and is located at 12504 W. Amity Road (parcel no.
S1128449084). The parcel is 5.06 acres (more or less). Mr. Frans has intentions of developing his
property in the near future, however, is not requesting annexation at this time. The property is
proposed to have a designation of Medium Density Residential. The applicant has provided his
written consent to be included in the City's AOCI, and FLUM, with a designation Medium Density
Residential.
City staff are coordinating this effort with Ada County staff. The proposed amendment to the
boundary of the City of Meridian Area of City Impact will not be adopted, nor official until such
time that the Board of County Commissioners adopts such an ordinance. Pursuant to Idaho code
67-6526(1a) County commissioners make the final determination regarding area of impact
boundaries with the County.
Supporting documentation and materials are included as part of this request and may be further
detailed in the subsequent staff report.
Sincerely,
Carl Anderson I Long Range Associate Planner
City of Meridian I Community Development Department
Phone: 208.489.0328
cnderson@meridiancity.org
CC: Caleb Hood, Deputy Director
Brian McClure, Long Range Planning Supervisor
2
Exhibit A.3
Area to be removed from AOCI & FLUM -Summary by Parcel
Parcel Ada Zoning Acres Future Land Use Map
R1895900040 RUT 4.66 Low Density Residential
R3311160010 RUT 10.41 Low Density Residential
R3311160020 RUT 10.34 Low Density Residential
R3311160030 RUT 10.55 Low Density Residential
R3311160050 RUT 10.62 Low Density Residential
R3311160060 RUT 10.26 Low Density Residential
R3311160072 RUT 1.00 Low Density Residential
R3311160076 RUT 9.23 Low Density Residential
R9575310100 RUT 5.01 Low Density Residential
R9575310200 RUT 7.55 Low Density Residential
R9575310300 RUT 5.00 Low Density Residential
S1228325635 RUT 4.53 Low Density Residential
S1228336006 RUT 10.79 Low Density Residential
S1228336085 RUT 12.03 Low Density Residential
S1228336300 RUT 10.05 Low Density Residential
S1228336315 RUT 9.93 Low Density Residential
S1228346900 RUT 19.62 Low Density Residential
S1228347000 RUT 19.07 Low Density Residential
S1233212710 RUT 36.60 Low Density Residential
S1233212810 RUT 8.27 Low Density Residential
S1233212840 RUT 10.37 Low Density Residential
S1233223303 RUT 23.35 Low Density Residential
S1233325420 RUT 1.63 Low Density Residential
S1233325500 RUT 117.37 Low Density Residential
S1233336320 RUT 5.00 Low Density Residential
S1233336380 RUT 5.00 Low Density Residential
S1233336420 RUT 5.00 Low Density Residential
S1233336460 RUT 5.00 Low Density Residential
S1233346630 RUT 3.86 Low Density Residential
S1233346650 RUT 1.00 Low Density Residential
S1233346680 RUT 5.00 Low Density Residential
S1233346700 RUT 5.00 Low Density Residential
S1233346750 RUT 5.00 Low Density Residential
S1233346800 R1 1.00 Low Density Residential
S1233427840 RUT 40.00 Low Density Residential
S1233438405 RUT 35.03 Low Density Residential
S1233438615 RUT 10.34 Low Density Residential
S1233449800 RUT 12.86 Low Density Residential
Total Acreage 507.34
Exhibit A.4
Area to be added to AOCI & FLUM -Summary by Parcel
Parcel Ada Zoning Acres Future Land Use Map
R1128449082 RUT 5.06 Medium Density Residential
Total Acreage 5.06
Exhibit A.5
Outlook
[Draft]Request letter to the City of Meridian
From
Draft saved Mon 5/12/2025 11:16 AM
To Jackie Lee <jackfrans@msn.com>
This is a request to the City of Meridian to include the property located at 12504 West
Amity Road to the area of impact of Meridian.This is 5.06 Acres and is Parcel No.
S1128449082. I consent to the future land use map designation of medium density
residential.
Jack Frans
eC, �� /
Exhibit A.6
May 14,2025
Jack L.Frans
12504 W.Amity Road
Boise,Idaho 83709
RE: Willandra Road Extension
Dear Jack:
This letter concerns our consent to the extension of Willandra Road from the Northwest Corner
of our property to the Southwest Corner of our property.
Our consent for an extension of Willandra Road is subject to the following conditions:
I. Before any construction begins,we have an eight(8)to ten (10) foot privacy
fence on the East side of the planned road from our North fence to Amity Road.
2. We would require an irrigation ditch to be constructed to allow drainage from
our irrigation system,which ditch needs to run parallel to East side of the privacy fence to the
Nine Mile feeder ditch.
Sincerely yours,
Bruce Whittig
( . 1 t
W
Holly Whittig
Exhibit A.7
PLANNING AND DEVELOPMENT SERV;,HE'S
B 0 1 S E MAYOR: Lauren McLean I INT=RIM DIRECTOR: Hannah Brass Greer
i I T Y .^F ,3 G
S
May 22, 2025
Jackie Frans
12504 W Amity Rd
Boise, ID 83709
iacklrans',c�3msn.com
Re: CPA25-00001 / 12504 W Amity Rd / Resolution
Dear Applicant:
On May 20, 2025, the Boise City Council approved and adopted the resolution (ICES-236-
25) for a Comprehensive Plan Amendment to modify the boundaries of the Area of City
Impact (AOCI) shown on The Future hand Use Map by removing 5.06 acres located at
12504 W Amity Road from The Boise City Comprehensive Plan, and providing an effective
date.
Questions can be directed to the assigned planner, Jesi Ule at (208) 608-7857 or
lile( 'citvofbuise.oig.
Sincerely,
Maureen Brewer
Interim Deputy Planning Director
Boise City Planning and Development Services
MB/nr
cc: Frans Family Trust 5/30/19/Owner
Marisa Keith/Southwest Ada County Neighborhood Association
Rob Lockward/Deputy City Attorney/r -7L.jvI01
Jim Pardy/Boise City Public Works/ trc± Q:cioboise.Ofg
Jason Blais/Boise City Building Official/ blais:scityofboise.org
Brent Copes/Central District Health/l_ooes's cdh-idaho.aov
Planning Review/ACHD/ =-I ini:i.inorevii-w a rir.hdidaho.f)rfjj
The City of Boise Planning and Development Services Department acknowledges the ancestral,cultural,traditional,and
unceded territory of the Shoshone,Bannock,and Northern Paiute people on which our land use and development
decisions are made.
BOISE CITY HALL:150 N.Capitol Boulevard I MAIL-.PO Box 500,Boise,Idaho 83701-0500 1 P:2.08-608:'100 1 TTY.800-377-3529
BOISE CITY COUNCIL:Colin Nash(President), Meredith Stead (President Pro Tern}, Kathy Carless,Jimmy Hallyburton,Jordan Morales,Luci Willits
C I TYOF BO I S F=,0P G/P DS
Ada County Recorder Trent Tripple 2025-031233
Boise,Idaho Pgs=3 boberbillig 05/20/2025 04:34:30 PM
CITY OF BOISE$0.00
Electronically Recorded
Resolution NO. RES-236-25
BY THE COUNCIL CORLESS, HALLYBURTON, MORALES,
NASH, STEAD AND WILLITS.
A RESOLUTION (CPA25-00001) FOR A COMPREHENSIVE PLAN AMENDMENT TO
MODIFY THE BOUNDARIES OF THE AREA OF CITY IMPACT (AOCI) SHOWN ON
THE FUTURE LAND USE MAP BY REMOVING 5.06 ACRES LOCATED AT 12504 W
AMITY ROAD FROM THE BOISE CITY COMPREHENSIVE PLAN; AND
PROVIDING AN EFFECTIVE DATE.
WHEREAS, on March 10, 2025, the Boise City Planning & Zoning Commission held a
public hearing on the Comprehensive Plan Amendment to modify the boundaries of the area of
city impact (AOCI) shown on the future land use map by removing 5.06 acres located at 12504
W Amity Road from the Boise City Comprehensive Plan boundary; and,
WHEREAS, on March 10, 2025, the Boise City Planning & Zoning Commission
recommended approval of the Comprehensive Plan Amendment; and,
WHEREAS, on April 15, 2025, the Boise City Council held a hearing and approved by
formal motion the Comprehensive Plan Amendment to remove the 5.06 acres from the Boise
City Comprehensive Plan boundary to modify the boundaries of the area of city impact (AOCI)
shown on the future land use map.
NOW THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF
THE CITY OF BOISE CITY, IDAHO:
Section 1. That Blueprint Boise be amended to modify the boundaries of the area of
city impact (AOCI) shown on the future land use map as shown in Exhibit A by removing 5.06
acres from the Boise City Comprehensive Plan boundary.
Section 2. That this Resolution shall be in full force and effect immediately upon its
adoption and approval.
Instrument # 2025-031233
05/20/2025 04:34:30 PM Page 2 of 3
ADOPTED by the Council of Boise City, Idaho, on May 20, 2025.
APPROVED by the Mayor of the Boise City, Idaho, on May 20, 2025.
APPROVED: ATTEST:
auren McLea , yor = +Jmi�e=einze
rling, City erk
W Hollandale Dr s S ° W
9F a F ¢Q E > //S4h Gate o N
W 03 G 'l BOO p
'+✓•Easy acn MN CPA25-00001
et/Or C° co„ h W Netherland Dr 1 1 000'
E Los W Hiawatha Dr EfDrainfl a B_ O_ I_ S_ E
ra
os[D. W Grey\xng Ct W Grayling Dr W Tioga St Instrument#2025-031233
p` Y
0_ 0520/2025 04:34:30 PM Page 3 of 3
E.Moon_. Q °} G
m
° E
Dipper St Y 4 ��# W Tioga Ct 2
�■ io U)
N m Or ¢�c W Peconic Dr
- cn r. +;.
;EV,ictory,Rd _ W Victory.Rd o j3
CD
Aerial Map
Boise Area of Impact Outline
_- W Verde Ln O Subject parcel
v � r y W Verde�Dr
Boise City Limits
E DarlingtonFDr� i v D m to N y
<'Jv m ZI'% O
i E Brentor St J'v '• ° W Brentor St 1 a,F0 i d a S
eca C
'E Silver o . o N E
Elen,mile
d Le rVi eak rn �!�a°j�o �� � F View Cto„
w U
jJrAr'Feeder St
anal C
+ E Awb ey St, W Awbr�ey St Waya W Moh`awk-Dr
t'DaR ' �: J w +�+ ' U S Sumter N 3
i 44'� t -E Darby? p.
Y
E 'alula Ln -E'-POrid1 E_gott Ln _ � a ��o _ o
G a C7 o QI\N•Bott Ln
E.Pe erful� =EClearyU LL #* W Hem\opk. w
..
y& Pond Dr - N m - W Reutzel Dr
$ (P r U
E Fratello St Q ��r W'Fairlawn Ct `�
¢ LL
�T'�-� W Arabian Way
✓a� W ArabiarnDr Nco
cn = `' esoh cn� ��, a Eightmile o
w o DID CA
I�. U Q cn Creek
- CD ° W Shetland Rtl
E Amity Rd �. .ti ° W Amity Rd11
� a) N
E Woodmurra St -?�- o' l Q ry mQCD
o
�_ E Kalinga St , �. W DalrCODW Blackmoor St- U?mod' Q
y ll cn Ymple St,f a�> S
_ n -a
i ParklStr+ W Billabong St t2h��hi° v y�°'o e W Harness St
' r rf Cn, ay re ��(P -
E Hillsong St � o _
Hon Lateral
Exhibit A.8
STAR
. �'■ '4 a 4•
• •f ♦ EAGLE
■ ■ ■ ■ ■ ■ ■ ■ ■ ■■ ■ ■ ■ ■ ■ ■ ■ ■ ■
■ i
' New BOISE
a ■ ■ ■ ■ ■ ■ ■ � r. ■ ■ w
MERIDIAN a
■
NAMPA ■ ■
■ i.
■
■ ■«
■
■ a
■
� . or
■
■
Legend ■ ■:
■
■ ■ ■ ■ ■ ! a ■
■� Area of Impact
County Line ■ '
All Ada County KUNA ! ��
MERIDIAN ■ ■ ■ ■ ■■ ■
Ada County Cities I ■
Canyon County Cities ' ■ ■ ■ ■ ■ ■
0
Print Date: -r: canderson
The information shown on this map is compiled from various sources and is subject to constant revision.The City
of Meridian makes no warranty or guarantee as to the content,accuracy,timeliness,or completeness of any of V
the data provided,and assumes no legal responsibility for the information contained on this map.
Exhibit A.9
r ' �
STAR ' -I I %% EAGLE
'_11 ' • - Ila
1 � f
I
1
, • h 1
1 Cemetery 'F �i-
1
MERIDIAN Power I 101SE
1 ' I r
WRRF —'
1 Golf Course,
�+ I Al1
Library —� r�_
01
hmp r Post OfficeT14iiiAli
7LL, i
L 0 Gen.Plaza
NAMPA � � _ -�-- -M7id
11
� o .Wmetteryyyy r\/
�� ----_ I D�' ' State P1ice �
1 —
PA _li
Idaho Power
�
1 FI� 1
U �►..
1
I 1
i — Idaho
1 1 1 Power 1
1 1,
1
- r
Legend KUNA
Future Land Uses 11 old Town Mixed use Commercial 1
0 Low Density Residential ®Mixed Use Neighborhood i Area of Impact '
Medium Density Residential ®Mixed Use Community M County Line '
— � 1
Med-High Density Residential-Mixed Use Regional All Ada County
High Density Residential -Mixed Use Non-Residential MERIDIAN 1
r Commercial ®Mixed Use-Interchange Ada County Cities ,
OfficeOffice -Low Density Employment Canyon County Cities `
-Industrial I�Mixed Employment
Civic I�Mixed Use Residential
Current Future Land Use Map , ,
.5 1 Miles 0
Print Date: -r: canderson
The information shown on this map is compiled from various sources and is subject to constant revision.The City
OV
of Meridian makes no warranty or guarantee as to the content,accuracy,timeliness,or completeness of any of
the data provided,and assumes no legal responsibility for the information contained on this map. ,
Exhibit A. 1
TAR
l _� ► �� EAGLE
�w•iw—
`i::ti� GARDEN
�J
■ �fl�
■■il��� fl Iiri� � r, BOISE
MERIDIA
11111111 �
�, 11111■1'1�1�� � - 11111i,•`
111111� '' •
1 11 nft
11
fAl■lilli�
_�1■■IlhllllilllllV`��■�I�I�:-'a�I•�'`'• r'' _ �-••c'
Parcels Ove
two Miles
form City
Limits
�I�/11■�� alp=��Lp 1 ����I;�I tit IIUI � 1 ■
LAddition
/ I �LegendProposed Parcel
ii Potential Addition2 Mile radius from City Limits
v ;:!
iiRemove from AOCI
proposedParcels within AOCI
fill 6 Area of Impact
MERIDIAN__i County Line
All Ada County
Ada County Cities
Canyon County Cities KU
2 Mile Radius From City Limits �5 ,Miles
Print Date: 5/20/2025 � User: canderson
The
- - - -City
information . .. compiled . . . . and . .constant .
of Meridian makes no warranty or guarantee as to the content,accuracy,timeliness,or completeness of any of
the data provided,and assumes no legal responsibility for the information contained on this map.
IDAHO
Aq r
i
_. -�.. o •""�•,�� e -too ~� 'III
�—
�oOF
s
iA � � , I
„CIF
■
Parcels Over Two Miles from City Limits 0
Print Date: 5/22/2025 User: canderson 0 0.1 0.3Mies
The information on this map is compiled from various . and is subject .constant revision.
of Meridian makes no warranty or guarantee as to the content,accuracy,timeliness,or completeness of any of
the data provided,and assumes no legal responsibility for the information contained on this map.
IDAHO
Exhibit A.12
Legend
Area of Impact
MERIDIAN
Parcels
® Potential Addition
_
• � I 1
f
E ARABIAN DR
3
✓��FSoH cT W -
w.
Ln
00
H
MERIDIAN
S�112�8449082
E GRAYSON DR
r
■
E AMITY RD 'an T1.1m
If VC,
6 1'�
Proposed Addition
Print Date: -r: canderson1 0.01 0.02 114Miles
The information shown on this map is compiled from various sources and is subject to constant revision.The City
of Meridian makes no warranty or guarantee as to the content,accuracy,timeliness,or completeness of any of
the data provided,and assumes no legal responsibility for the information contained on this map.
Exhibit 6
Supplemental Documents
Exhibit B1
Planning Division
(:�z'WE 1D1N^'' PREAPPLICATION MEETING
D A�i t3
Type of Review Requested
Pre-Application Request File number: P REAP P-2025-0063
Assigned Planner: Nick Napoli
Scheduled Date: 05/13/2025 Scheduled Time: 9:30 AM
Applicant Information
Name: CARL ANDERSON, CITY OF MERIDIAN
Address: 33 E. BROADWAY AVE. 83642
Phone. Email: canderson@meridiancity.org
Additional Attendee(s)
Subject Property Information
Location/street address:
Assessor's parcel number City Wide
(s):
Township, range, section:
Project Description
Project/Application Name: AOCI & FLUM Amendment
Description of Work: Amentment to the City's Area of Impact and Future Land Use Map
Application Information
APPLICATION TYPES
Comprehensive Plan Map Amendment -CPAM: CHECKED
Is this City Initiated?: Yes
MEETING TYPE
Do you plan to attend this preapplication meeting in person or in person
virtually via Microsoft Teams?:
PROJECT INFORMATION
A neighborhood meeting is good for 3 months and is required prior CHECKED
to application submittal:
I acknowledge pre-app notes are good for 4 months: CHECKED
I acknowledge that a Site Plan will be uploaded in the attachment CHECKED
section:
Site Plan Date (MM/DD/YYYY): 04/30/2025
33 E Broadway Avenue, Suite 102 a— Meridian, Idaho 83642
Phone: (208)884-5533 a— Facsimile: (208)888-6854 a— Website: www.meridaincity.org
1
PROPERTY INFORMATION
Total Acreage: +/- 507.34 Acres (Potential +5.06)
PROPOSED FLUM DESIGNATION(S)
Acreage - Low Density Res: - 507.34
Acreage - Medium Density Res: +5.06 Designation NOT confirmed
Low Density Residential: CHECKED
Medium Density Residential: CHECKED
TYPE OF USE PROPOSED
Other Type of Use Proposed: City Wide
ZONING DISTRICT(S)
County: CHECKED
Review Type Reviewer Review Notes
Wastewater Plan Review Notes Vicki Ly Area is currently accounted for in Sewer Master Plan.
Required 2 lift stations and the construction of the
McDermott trunk line to service area
Legal Review Notes Kurt Starman Recommend that we describe this as the 'reestablishment"
of the AOI to better align with the language in I.C. 67-6526
(6). The City will need to coordinate with the County, since
the County is responsible for adopting the AOI under I.C. 67-
6526.
33 E Broadway Avenue, Suite 102 a- Meridian, Idaho 83642
Phone: (208)884-5533 5— Facsimile: (208)888-6854 a- Website:www.meridaincity.org
2
Exhibit B.2
ADA COUNTY
is DEVELOPMENT SERVICES
200 W.FRONT STREET,BOISE,IDAHO 83702-7300 PHONE(208)287-7900
https://adacouniy.id.gov/developmentservices FAX(208)287-7909
BUILDING COMMUNITY PLANNING ENGINEERING& SURVEYING PERMITTING
February 26, 2025
Caleb Hood
Deputy Director
City of Meridian
33 E. Broadway Avenue
Meridian, ID 83642
Re: Area of Impact Update
Dear Caleb:
Thankyou for proactively reaching out about the updates that were made
to section 67-6526 of Idaho Code in the 2024 legislative session, which
requires cities and counties in Idaho to work together to update or
reestablish their area of impact boundaries by December 31, 2025. We look
forward to working with you on this and appreciate the work the City has
already completed to ensure we have adopted your city's most recent
comprehensive plan for use within your area of impact.
As you are aware, section 67-6526 of Idaho Code, requires area of impact
boundaries to be within two miles of a city's municipal boundary. We've
identified parcels within your current area of impact that are over two miles
from your city's limits, as shown on the attached maps. These parcels will
need to be removed from your city's area of impact in order to comply
with the new legislation. Please reach out if you would like to discuss these
properties further, or see things differently with regard to this requirement.
Once an agreement has been reached regarding the area impact and
Meridian has addressed any necessary city applications and approvals,
Ada County will process the application to formalize the boundary, and
adopt any other proposed changes. This application would include a
zoning ordinance amendment to adjust the boundary and update the
area of impact agreement, and a comprehensive plan amendment if any
adjustments are required to future land use designations, or to adopt a new
comprehensive plan.
Stacey DuPuis from our Community & Regional Planning Team will oversee
this effort and manage the Ada County application. You can reach out to
her at any time for questions regarding the application process.
We look forward to working with you to help ensure the County's area of
impact boundaries and associated planning documents are accurate and
up to date.
Respectfully,
Richard Beck
Director
Attachment: Maps of Area of Impact Parcels Over Two Miles from City Limits
CC: Leon Letson, Community Planning Manager, Ada County
Stacey DuPuis, Community & Regional Planner, Ada County
Meridian Area of Impact Parcels Over Two Miles from City Limits
* i
�s '
.,' � ,
• 2.y I _ r i
ij
�,� Area of Impact Boundary NO,
VW Meridian City
-"ram"` iwa�'11..• _
• L i� f _-•� 11 itll 1 ,T L
ry
• w
Parcels Over
Two Miles Fromi —
'�I Cit Limits IN I
AT; v
!}[TmTffk
F `
_
FK4, ' �� Source: Esri,Maxar,EarGhstar Geographies,and the GIBS User Community
t
1
7 i�
MI I
pri
h.
.. 107
Exhibit B.3
LIST OF IMPLEMENTATION TOOLS
The following table lists existing tools which will be utilized to implement the City of Meridian Comprehensive Plan. These tools are
already approved through City ordinance, but may require updates to most effectively implement this Plan. Meridian's online City Code
is maintained by a third party and is available via the City's website.
ToolsList of Implementation
Tool Link
City of Meridian Architectural Standards Manual (2016) https://meridiancity.org/designreview
Meridian City Code (2019) https:Hmeridiancity.org/CityCode
Unified Development Code(Zoning and Subdivision Ordinances,Title 11 of Meridian City Code) (2019) https://meridiancity.org/UDC
LIST OF ADOPTED PLANS AND STUDIES BY REFERENCE
The following table lists plans that are adopted by reference by the City of Meridian. The most current major amendment dates are
reflected on this table. Sites listed without a www.meridiancity.org domain are not maintained or operated by the City.
AdoptedList of
Plan Lead Agency Link
Meridian Arts Commission Strategic Plan (2019) Meridian Arts Commission https://meridiancity.org/mac/
Meridian Environmental Programs Plan (2019) City of Meridian https://meridiancity.org/environmental/
Welcome to Meridian Signage Plan (2019) City of Meridian https://meridiancity.org/WelcomePlan
Communities in Motion 2040 2.0(2018) COMPASS https://meridiancity.org/TransportationPlanning
Existing Conditions Report(2022) City of Meridian https://meridiancity.org/comp-plan
Meridian Water Master Plan (2018) City of Meridian hUas://meridiancity.org/WataLMESummary
Roadways to Bikeways Master Plan (2018) Ada County Highway District https://meridiancity.org/TransportationPlanning
Valley Connect 2.0(2018) Valley Regional Transit https://meridiancity.org/TransportationPlanning
Ada County Hazard Mitigation Plan (2017) Ada County https:Hmeridiancity.org/AdaHazardPlan
City of Meridian Collection System Master Plan (2017) City of Meridian https://meridiancity.org/CollectionMPSummary
City of Meridian Strategic Plan 2016-2020(2015) City of Meridian https://meridiancity.org/StrategicPlan
www.meridiancity.org/compplan
List of Adopted Plans By Reference
Plan Lead Agency Link
Meridian Parks and Recreation Master Plan (2015) City of Meridian https://meridiancity.org/masterplan
Downtown Meridian Street Cross-section Master Plan City of Meridian https://meridiancity.org/StreetPlan
(2014)
Meridian Historic Preservation Plan (2014) Meridian Historic Preservation https://meridiancity.org/HistoricPlan
Commission
Downtown Meridian Neighborhood Pedestrian and Ada County Highway District/City of https://meridiancity.org/transportation
Bicycle Plan (2012) Meridian
Eastern Treasure Valley Electric Plan (2012) Idaho Power https://meridiancity.org/ElectricPlan
Airport-Overland Corridor Study(2011) ACHD and City of Nampa https://meridiancity.org/TransportationPlanning
Meridian Water Conservation Plan (2011) City of Meridian https://meridiancity.org/water/conservation
Destination Downtown (2010) Meridian Development Corporation https://meridiancity.org/downtown
Meridian Pathways Master Plan (2010) City of Meridian https://meridiancity.org/pathways
Meridian Rail-With-Trail Action Plan (2010) City of Meridian https://meridiancity.org/TransportationPlanning
ACHD Transportation and Land Use Integration Plan Ada County Highway District https://meridiancity.org/TransportationPlanning
(2009)
US-20/26 Corridor Study(2006) Idaho Transportation Department https://meridiancity.org/TransportationPlanning
(ITD)
Downtown Meridian Transportation Management Plan Ada County Highway District/City of https://meridiancity.org/TransportationPlanning
(2005) Meridian
Ten Mile Interchange Specific Area Plan (2007) City of Meridian https://meridiancity.org/TMISAP
Destination Downtown (2010) Meridian Development Corporation https://meridiancity.org/downtown
Fields Subarea Plan (2021) City of Meridian https://meridiancity.org/Fields
www.meridiancity.org/compplan
Exhibit B.4
jr.:�
■
■
F'iq E ARABIAN DLU
�1Fso • !�
�cT •
o S�112844908�2
Ln
E GRAYSON DR
i
r .
I
E-AMITY-RD - �' +* ••
Ui
a -71
LA
� �- -
0 i
Q r1
Y
E WOODMURRA legend
ST + �■ Area of Impact
r r Proposed - Medium Density Residential
Medium Density Residential
Le
The information shown on this map is compiled from various sources and is subject to constant revision.The City
of Meridian makes no warranty or guarantee as to the content,accuracy,timeliness,or completeness of any of
the data provided,and assumes no legal responsibility for the information contained on this map.
Exhibit C
Agency/Department Comments Received: July 14, 2025
Exhibit C.1
Kuna School District Kuna School District
kS D� Future Ready
Empowering students to lead productive lives.
Date: 06/12/25
RE: H-2025-0029
Dear Commissioners and Council Members,
Kuna School District has reviewed the application of Case No. H-2025-0029 and has no objection to the application as it
is presented. Thank you.
Sincerely,
Tim Jensen&Jason Reddy
Kuna School District Planning Team
Kim Bekkedahl, Brian Graves, Jason Reddy, Bradley Steadman,
Superintendent Asst. Superintendent Assistant Superintendent Chief Financial Officer
Allison Westfall, Kevin Gifford, Kelly Schamber,
Communications Director Curriculum, Instruction& Special Education Director
Assessment Director
711 E. Porter Rd., Kuna, Idaho 83634 Phone: (208) 922-1000
Charlene Way
From: Timothy Jensen <tejensen@kunaschools.org>
Sent: Thursday, June 5, 2025 2:13 PM
To: Clerks Comment
Subject: AOCI Comprehensive Plan Map Amendment H-2025-0029
':',xteirur:d: Sender der-Please use caution with links or attachments.
Kuna School District has no official comment on this application as it does not lie within our boundaries.
Tim Jensen
Prfiwip�l I amour.' S
N\II 1 F'r ,ulrrt
CONFIDENTIALITY NOTICE: This e-mail, including attachments, is intended solely for the person or
entity to which it is addressed and may contain confidential and/or privileged information. Any review,
dissemination, copying, printing or other use of this e-mail by persons or entities other than the
addressee is prohibited. If you have received this e-mail in error, please contact the sender
immediately and delete the material from your device.
CONFIDENTIALITY NOTICE: This e-mail, including attachments, is intended solely for the person or
entity to which it is addressed and may contain confidential and/or privileged information. Any review,
dissemination, copying, printing or other use of this e-mail by persons or entities other than the
addressee is prohibited. If you have received this e-mail in error, please contact the sender
immediately and delete the material from your device.
1
Exhibit C.2
Charlene Way
From: Kendra Conder <Kendra.Conder@itd.idaho.gov>
Sent: Saturday, June 7, 2025 3:16 PM
To: Clerks Comment
Subject: AOCI Comprehensive Plan Map Amendment H-2025-0029
Il teirirmlll Sender-Please use caution with links or attachments.
--------------------------------------------------------
Good Afternoon,
ITD does not have any comments regarding the comprehensive plan map amendment.
Thank you!
Kendra Conder
District 3 1 Development Services Coordinator
Idaho Transportation Department
Office:208-334-8377
Cell:208-972-3190
Idi
Exhibit C.3
Charlene Way
From: BRO Admin <BRO.Admin@deq.idaho.gov>
Sent: Monday, June 9, 2025 10:47 AM
To: Clerks Comment
Subject: RE: Development Application Transmittals - AOCI Comprehensive Plan Map
Amendment H-2025-0029
':'Xteirur:d: Sender der-Please use caution with links or attachments.
The Boise Regional DEQ Administration has no comments at this time.
Sincerely,
Carlene Oberg
Administrative Assistant I
Idaho Department of Environmental Quality
1445 North Orchard Street Boise, Idaho 83706
P: (208)373-OSSO I http://www.deq.idaho.gov/
Carlene.Oberg@deq.idaho.gov
Dev-e-Co -E PaH-y. 3eG�
From: clerk@ meridiancity.org<clerk@meridiancity.org>
Sent:Thursday,June 5, 2025 9:47 AM
To: BRO Admin <BRO.Admin@deq.idaho.gov>
Subject: Development Application Transmittals-AOCI Comprehensive Plan Map Amendment H-2025-0029
CnAU 'INOIP' . This email originated outside the State of Idaho network. Verify links and attachments BEFORE you
click or open, even if you recognize and/or trust the sender. Contact your agency service desk with any
concerns.
Development Application Transmittal
1
Link to Project Application:AOCI Comprehensive Plan Map Amendment(H-
2025-0029
Hearing Date:June 26, 2025
Assigned Planner: Carl Anderson
To view the City of Meridian Public Records Repository, Click Here
The above "Link to Project Application" will provide you with any further information on the project.
The City of Meridian is requesting comments and recommendations on the application referenced
above. To review the application and project information please click on the application link above. The
City of Meridian values transparency and makes a variety of information available to the public online
through our public records repository.
We request that you submit your comments or recommendations prior to the hearing date specified
above.When responding, please reference the file number of the project. If responding by email, please
send comments to comment@meridiancity.org.
For additional information associated with this application please contact the City of Meridian Planner
identified above at 208-884-5533.
Thankyou,
City Clerk's Office
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208.888.44331Email: cityclerk@meridiancity.org
Built for Business, Designed for Living
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention,and maybe released upon request,unless exempt from disclosure bylaw.
2
Exhibit C.4
Project Name: H-2025-0029
Project Description:AOCI Comprehensive Plan Map Amendment-CPAM
Review Comments List Date: 6/17/2025
Ref.#1,Water Modeling Review,Tyson Glock, 5/28/25 9:24 AM, Cycle 1, Info Only
Comment:
Distance to Mainline - NA
Impacts or Concerns-
Future water planning will plan accordingly.
E IDIAN
'aAHO
AGENDA ITEM
ITEM TOPIC: Public Hearing: Proposed updates to Title 4, Chapter 1, Meridian City Code
per Idaho Code section 50-344(2), regarding temporary and project-specific solid waste
collection
PUBLIC HEARING SIGN IN SHEET
DATE: July 22, 2025 ITEM # 5
PROJECT NAME: Updates to Title 4, Chapter 1, Meridian City Code
I wish to
testify Your Full Name Your Full Address Representing
(mark X if yes) (Please Print) HOA.7
1
2
3
4
5
6
7
8
9
10
11
12
13
14
Mayor Robert E. Simison
City Council Members:
E IDIAN Luke , r President
� � Liz Strailerrader,Vice President
Brian Whitlock
1 U A 1"1 U Doug Taylor
John Overton
Anne Little Roberts
MEMORANDUM
DATE: July 15, 2025
TO: Mayor Simison
Meridian City Council
FROM: Emily Kane, Deputy City Attorney
RE: Overview of proposed updates to Title 4, Chapter 1, Meridian City Code
This memorandum is provided to update you on proposed changes to Title 4, Chapter 1,
Meridian City Code that are necessitated by a new provision of Idaho Code.
This spring, the Idaho legislature passed a bill (Senate Bill 1073, attached), which allows a
citizen to contract"with a solid waste collection provider of the person's choosing" for
"temporary and project-specific" waste hauling, even where the citizen lives in a city has a
franchise agreement that grants a franchisee exclusivity in providing this service.
Meridian's franchise agreement with Republic Services does grant this exclusivity, and Meridian
City Code does require citizens to use Republic Services for temporary hauling (with some
exceptions). Under the new Idaho Code provision, however, the City will no longer be able to
enforce this franchise agreement provision or the City Code requirement. The updates in the
proposed draft ordinance will amend the provisions of Meridian City Code that conflict with this
legislation.
Specifically, the proposed City Code updates:
• Add a definition of"temporary project," as directed by the new Idaho Code;
• Change the requirement that all temporary accounts must be with the City's franchisee;
• Establish minimal standards/limits for temporary haulers to protect public health and safety;
and
• Clarify which services are provided by franchisee and which may be provided by temporary
haulers.
The Solid Waste Advisory Commission reviewed these proposed updates at their meeting on
June 25, 2025 and expressed no concerns. The new Idaho Code section 50-344(2) went into
effect on July 1, 2025. Pursuant to direction provided at your July 15, 2025 City Council
workshop, a public hearing on the proposed ordinance will be held at your July 22, 2025
meeting.
City Attorney's Office . 33 E. Broadway Avenue, Meridian, ID 83642
Phone 208-898-5506 . www.meridiancity.org
LEGISLATURE OF THE STATE OF IDAHO
Sixty-eighth Legislature First Regular Session - 2025
IN THE SENATE
SENATE BILL NO. 1073, As Amended in the House
BY LOCAL GOVERNMENT AND TAXATION COMMITTEE
I AN ACT
2 RELATING TO MUNICIPAL CORPORATIONS; AMENDING SECTION 50-344, IDAHO CODE, TO
3 REVISE PROVISIONS REGARDING SOLID WASTE COLLECTION SYSTEMS IN CITIES;
4 AND DECLARING AN EMERGENCY AND PROVIDING AN EFFECTIVE DATE.
5 Be It Enacted by the Legislature of the State of Idaho:
6 SECTION 1. That Section 50-344, Idaho Code, be, and the same is hereby
7 amended to read as follows:
8 50-344 . SOLID WASTE DISPOSAL. (1) Cities shall have the power to main-
s tain and operate solid waste collection systems. Such maintenance and oper-
10 ation may, by exclusive or nonexclusive means, be performed by:
» (a) Employees, facilities, equipment and supplies engaged o: acquired
12 by cities;
13 (b) Contracts, franchises or otherwise providing maintenance and oper-
a ation performed by private persons;
15 (c) Contracts providing for maintenance and operation performed by an-
16 other unit of government;
17 (d) Contracts, franchises or otherwise for maintenance and operation
i8 that may provide solid waste collection for all o: geographic parts of a
1s city;
20 (e) Any combination of paragraphs (a) , (b) , (c) , and (d) of this
21 subsection.
22 (2) Notwithstanding any city contractor f ranch Ise for solid waste col-
23 lection to the contrary, any person may contract with a solid waste collec-
24 tion provider of the nerson's choosing for the use of solid waste collection
25 containers that are temporary and project-specific, as defined by city ordi-
26 nance.
27 T24- (3) Upon a finding by the mayor or city manager for public safety or
28 necessary protection of public health and welfare and property, the provi-
29 sions of chapter 28, title 67, Idaho Code, shall not apply to solid waste col-
30 lection, as provided herein.
31 {3* (44) Before entering into such contracts, franchises or otherwise, a
32 city may require such security for the performance thereof as it deems appro-
33 priate or may waive such undertaking.
34 SECTION 2. An emergency existing therefor, which emergency is hereby,-
35 declared to exist, this act shall be in full force and effect on and after
36 July 1, 2025.
PROPOSED DRAFT
CITY OF MERIDIAN ORDINANCE NO. 25-
BY THE CITY COUNCIL: CAVENER, LITTLE ROBERTS, OVERTON,
STRADER, TAYLOR,AND WHITLOCK
AN ORDINANCE AMENDING MERIDIAN CITY CODE SECTION 4-1-3 TO ADD
DEFINITIONS OF "HOUSEHOLD WASTE" AND "TEMPORARY PROJECT";
AMENDING MERIDIAN CITY CODE SECTION 4-1-4, REGARDING COMPULSORY
USE OF SOLID WASTE COLLECTION FRANCHISEE'S SERVICES; AMENDING
MERIDIAN CITY CODE SECTION 4-1-8, REGARDING COLLECTION OF SOLID
WASTE AND RECYCLABLE MATERIALS, SPECIFICALLY TEMPORARY PROJECT
SERVICE AND ON-CALL SERVICE; AMENDING MERIDIAN CITY CODE SECTION
4-1-10(G), ADDING AN EXCEPTION TO COMPULSORY USE OF FRANCHISEE FOR
TEMPORARY PROJECT SOLID WASTE COLLECTION; REPEALING
CONFLICTING ORDINANCES; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, in the 2025 session, the Idaho legislature amended Idaho Code section 50-
344 to allow citizens to contract"with a solid waste collection provider of the person's
choosing" for"temporary and project-specific"waste hauling, notwithstanding a franchise
agreement that says otherwise; and
WHEREAS, Idaho Code section 50-344 further authorizes cities to define "temporary
and project-specific"; and
WHEREAS,the City Council of the City of Meridian finds the following amendments to
Meridian City Code to be authorized by Idaho Code section 50-344 and to be in the best interest
of the health, safety, and welfare of the public;
NOW,THEREFORE,BE IT ORDAINED BY THE MAYOR AND CITY COUNCIL
OF THE CITY OF MERIDIAN,ADA COUNTY,IDAHO:
Section 1. That two new definitions shall be added to Meridian City Code section 4-1-3,
to read as follows:
Household solid waste means solid waste generated as a result of residential activities, including
packaging materials, food scraps,paper, yard waste, and discarded household items.
Temporary-project means an activity, ninety(90) dqys or less in duration, that generates solid
waste and that necessitates a container for collection and removal of such waste.
Section 2. That Meridian City Code section 4-1-4 shall be amended as follows:
4-1-4. Compulsory use required.
All residential owners and/or occupants; all commercial owners and/or occupants; and all
persons undertaking, providing, or allowing the provision of construction contractor or
landscaper services; within the City of Meridian; shall pay for, and shall be provided, solid waste
and recyclable materials collection services by the franchisee, except as otherwise provided in
this chapter. Such services shall be provided in the manner and by the means as may be
established by the written franchise agreement and all applicable City ordinances and
resolutions.
TEMPORARY PROJECT SOLID WASTE COLLECTION ORDINANCE PAGE I
PROPOSED DRAFT
Section 3. That Meridian City Code section 4-1-8 shall be amended as follows:
4-1-8. Collection of solid waste and recyclable materials.
A. Collection at all premises. The following provisions shall apply to all customers and
premises within the City of Meridian:
1. Containers and wheeled carts. All solid waste and recyclable materials must be
deposited in franchisee owned and supplied containers or wheeled carts for collection
except for special collection services, temporary project service, or the use of customer
owned compactor containers on commercial or residential multifamily premises.
2. Liquids. All solid waste shall,before deposit in containers or wheeled carts, be free of
any liquids.
3. Containers and wheeled carts to be kept clean. All customers shall maintain franchisee
owned and supplied containers and wheeled carts in a clean condition, with the inside
and outside thereof free and clean of soil, grease, odor, and/or decomposing material.
4. Services to premises on nonpublic rights-of-way. Franchisee shall provide service only
to premises adjacent to public rights of way,unless otherwise authorized by the
customer on a private or nonpublic right-of-way. The franchisee may provide
collection services to premises on a private or nonpublic right of way where the
customer has provided written indemnification of the city and the franchisee for any
road or other damage or injury to persons or property incurred while in the course and
scope of franchisee's provision of solid waste and recyclable materials collection
services.
5. Notice of noncollection. When the franchisee encounters prohibited or improperly
prepared solid waste and/or recyclable materials, the franchisee shall collect any
properly prepared materials and leave the improperly prepared materials, with a written
notice affixed thereto. Such written notice shall include the date, time, and service
address, with a brief description of the reason for noncollection. The franchisee shall
keep a copy of the notice for thirty(30) days, and shall supply a copy of such notice
upon request.
6. Temporaryprolect service. Pursuant to Idaho Code section 50-344, any person may
contract with a solid waste collection provider of the person's choosing for the use of
solid waste collection containers and collection services for a temporary project, as
such term is defined in this chapter. The followingshall hall apply to temporary_project
service:
a. The owner of a property on which a temporary_project is occurring shall be
presumed to be responsible for canJng on or allowing the carr3ins;on of temporary
project service.
b. The owner of a property on which a temporary_project is occurring shall carry on or
allow the carrying on of such temporM project for no longer than ninety_(90) dqys. If
TEMPORARY PROJECT SOLID WASTE COLLECTION ORDINANCE PAGE 2
PROPOSED DRAFT
a project or undertaking is of a duration longer than ninety(90) days, the owner shall
utilize, or require the person carrying on the temporary project to utilize, solid waste
collection services provided by franchisee.
c. One (1)temporM project may occur property_per calendar year.
d. No person shall use a temporM project container to contain household solid waste,
prohibited waste.
e. No person shall place solid waste not generated by the temporary project in a
temporM project container.
£ All temporM project containers shall have clearly readable identification, on at least
two sides, using font at least two inches (2") in height, with the company name and an
active phone number at which the entity_providing the container and/or collection
services may be reached.
g. Entities providing solid waste collection services for temporary projects shall collect
temporM project waste at least once every thirty(30) days, unless such waste is
putrescible or greater frequency is appropriate, in the City's discretion, considering
protection of the environment and public health and safety.
h. Wheeled carts shall not be used as temporM project containers.
B. Collection at commercial premises. The following provisions shall apply to all commercial
customers and premises within the City of Meridian:
1. Frequency of service. Franchisee shall provide commercial service every day except
Sunday, commencing at 4:00 a.m. Public and private schools shall be serviced between
4:00 a.m. and 7:00 a.m. Franchisee shall collect solid waste and recyclable materials
from commercial premises at least once weekly.
2. Types of container. The franchisee shall collect solid waste and recyclable materials
from commercial premises in one (1) of the following types of container, per
arrangement with the customer:
a. Containers. Commercial premises solid waste service may be provided with
franchisee owned and supplied containers in the size requested by the customer,
subject to approval by the franchisee.
b. Compactor service. The franchisee may provide collection services to commercial
premises utilizing a compactor container where the customer has provided written
indemnification of the city and the franchisee for any road or other damage or
injury to persons or property incurred while in the course and scope of
franchisee's provision of solid waste and recyclable materials collection services,
and shall contact the franchisee to confirm that the compactor container and
location are compatible with collection vehicles and equipment.
3. Container placement standards.
TEMPORARY PROJECT SOLID WASTE COLLECTION ORDINANCE PAGE 3
PROPOSED DRAFT
a. All commercial property owners shall screen commercial solid waste collection
equipment from public streets. All such barriers shall comply with all applicable
city ordinances, requirements and/or standards. No commercial collection location
shall be on a public right of way or impede pedestrian traffic unless an appropriate
variance is granted by the roadway authority.
b. As to any newly constructed or remodeled commercial premises, customers shall
ensure that the collection site complies with the following standards:
(1) All containers shall be placed on a firm, level surface pad of concrete or
asphalt at least three (3) inches thick, at least twelve (12) feet wide by ten
(10) feet deep for solid waste collection.
(2) All gates shall be constructed to rest in an open position to avoid swinging
shut during collection.
(3) The collection space shall allow collection vehicles to turn in a forty-five-
foot radius and back up a distance of at least fifty(50) feet.
(4) The space shall allow at least fourteen (14) feet vertical clearance at all
access points, twelve (12) feet width drive clearance, and at least twenty(20)
feet vertical clearance in front of the container.
4. On call service. Franchisee shall provide on-call service as requested by-a
customer for projects over ninety(90) days in duration, or as otherwise needed.
Franchisee shall provide on-call service within two working days of a customer request,
and shall collect wet or putrescible wastes at least every(30) days or greater
frequency is appropriate, in the City's discretion, considering protection of the
environment and public health and safety.
Section 4. That Meridian City Code section 4-1-10(G) shall be amended as follows:
G. Solid waste collection. It shall be unlawful for any person to engage in the business of
collecting, transporting, hauling, or conveying any solid waste or recyclable materials over
the streets or alleys of Meridian, or to cause or employ any person to do the same, unless and
until such person has a franchise, license, or contract with the City of Meridian, except that:
1. The owner or occupant of a residence where household solid waste is generated may
collect, convey and dispose of such solid waste without a franchise, license, or contract with
the city, so long as the receptacle used for such purpose is neither a franchisee owned
wheeled cart or container, nor identical in volume and design to a wheeled cart or container
available from the franchisee. Notwithstanding the applicability of this exception, the full
base fee for solid waste collection services shall apply to the property.
2. A civic, community,benevolent, or charitable nonprofit organization may collect, convey,
and/or market recyclable materials for recycling, for the purpose of raising funds for that
organization without a franchise, license, or contract with the city, so long as the receptacle
used for such purpose is neither a franchisee owned wheeled cart or container, nor identical
in volume and design to a wheeled cart or container available from the franchisee.
Notwithstanding the applicability of this exception, the full base fee shall apply.
TEMPORARY PROJECT SOLID WASTE COLLECTION ORDINANCE PAGE 4
PROPOSED DRAFT
3. A construction contractor or landscaper who produces incidental volumes of solid waste in
the course of construction, demolition, or landscaping may collect, convey, and dispose of
such solid waste from the premises upon which it was generated without a franchise, license,
or contract with the city, so long as the receptacle used for such purpose is neither a
franchisee owned wheeled cart or container, nor identical in volume and design to a wheeled
cart or container available from the franchisee. Notwithstanding the applicability of this
exception, the full base fee shall apply.
4. Subject to this chapter, any person may contract with a solid waste collection provider of
the person's choosing for the use of solid waste collection containers and collection services
for a temporM project.
Section 5. That all City of Meridian ordinances, or parts thereof, that are in conflict with
this ordinance are hereby repealed.
Section 6. That this ordinance shall be effective immediately upon its passage and
publication.
PASSED by the City Council of the City of Meridian, Idaho, this day of
52025.
APPROVED by the Mayor of the City of Meridian, Idaho, this day of
, 2025.
APPROVED: ATTEST:
Robert E. Simison, Mayor Chris Johnson, City Clerk
CERTIFICATION OF SUMMARY:
William L.M. Nary, City Attorney of the City of Meridian, Idaho, hereby certifies that the
summary below is true and complete and upon its publication will provide adequate notice
to the public.
William L. M.Nary, City Attorney
SUMMARY OF CITY OF MERIDIAN ORDINANCE NO. 25 -
An ordinance amending Meridian City Code section 4-1-3 to add definitions of"household waste"
and"temporary project"; amending Meridian City Code section 4-1-4, regarding compulsory use
of solid waste collection franchisee's services; amending Meridian City Code section 4-1-8,
regarding collection of solid waste and recyclable materials, specifically temporary project service
and on-call service; amending Meridian City Code section 4-1-10(G), adding an exception to
compulsory use of franchisee for temporary project solid waste collection; repealing conflicting
ordinances; and providing an effective date. The full text of this ordinance is available at Meridian
City Hall, City Clerk's Office, 33 E. Broadway Avenue, Meridian, Idaho.
TEMPORARY PROJECT SOLID WASTE COLLECTION ORDINANCE PAGE 5
Item 6 Public Hearing
Proposed updates to Title 1, Chapter 7, section 9, of Meridian City
Code regarding City Councilmemebers' Compensation
PUBLIC HEARING SIGN IN SHEET
DATE: July 22, 2025 ITEM -'W
PROJECT NAME: Updates to Title 1, Chapter 7, Section 9 — Regarding City
Council Members Compensation
I wish to
testify Your Full Name Your Full Address Representing
(mark X (Please Print) HOA?
if yes)
1
0
2
3
4
5
6
7
8
9
10
11
12
13
14
Item 6 Public Hearing
Proposed updates to Title 1, Chapter 6, section 5, of Meridian City
Code regarding Mayor's Compensation
PUBLIC HEARING SIGN IN SHEET
DATE: July 22, 2025 ITEM
PROJECT NAME: Updates to Title 1, Chapter 5 — Regarding Mayor's
Compensation
I wish to
testify Your Full Name Your Full Address Representing
(mark X HOA?
(Please Print)
if yes)
2
3
4
5
6
7
8
9
10
11
12
13
14
W IDIAN�
AGENDA ITEM
ITEM TOPIC: Ordinance No. 25-2092, updates to Title 4, Chapter 1, Meridian City Code per
Idaho Code section 50-344(2): Amending Meridian City Code section 4-1-3 to add definitions of
"household waste" and "temporary project", amending Meridian City Code section 4-1-4,
regarding compulsory use of solid waste collection franchisee's services; amending Meridian City
Code section 4-1-8, regarding collection of solid waste and recyclable materials, specifically
temporary project service and on-call service; amending Meridian City Code section 4-1-10(G),
adding an exception to compulsory use of franchisee for temporary project solid waste
collection; repealing conflicting ordinances; and providing an effective date.
CITY OF MERIDIAN ORDINANCE NO. 25-2092
BY THE CITY COUNCIL: CAVENER, LITTLE ROBERTS, OVERTON,
STRADER, TAYLOR,AND WHITLOCK
AN ORDINANCE AMENDING MERIDIAN CITY CODE SECTION 4-1-3 TO ADD
DEFINITIONS OF "HOUSEHOLD WASTE" AND "TEMPORARY PROJECT";
AMENDING MERIDIAN CITY CODE SECTION 4-1-4, REGARDING COMPULSORY
USE OF SOLID WASTE COLLECTION FRANCHISEE'S SERVICES; AMENDING
MERIDIAN CITY CODE SECTION 4-1-8, REGARDING COLLECTION OF SOLID
WASTE AND RECYCLABLE MATERIALS, SPECIFICALLY TEMPORARY PROJECT
SERVICE AND ON-CALL SERVICE; AMENDING MERIDIAN CITY CODE SECTION
4-1-10(G), ADDING AN EXCEPTION TO COMPULSORY USE OF FRANCHISEE FOR
TEMPORARY PROJECT SOLID WASTE COLLECTION; REPEALING
CONFLICTING ORDINANCES; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, in the 2025 session, the Idaho legislature amended Idaho Code section 50-
344 to allow citizens to contract"with a solid waste collection provider of the person's
choosing" for"temporary and project-specific"waste hauling, notwithstanding a franchise
agreement that says otherwise; and
WHEREAS, Idaho Code section 50-344 further authorizes cities to define "temporary
and project-specific"; and
WHEREAS,the City Council of the City of Meridian finds the following amendments to
Meridian City Code to be authorized by Idaho Code section 50-344 and to be in the best interest
of the health, safety, and welfare of the public;
NOW,THEREFORE,BE IT ORDAINED BY THE MAYOR AND CITY COUNCIL
OF THE CITY OF MERIDIAN,ADA COUNTY,IDAHO:
Section 1. That two new definitions shall be added to Meridian City Code section 4-1-3,
to read as follows:
Household solid waste means solid waste generated as a result of residential activities, including
packaging materials, food scraps,paper, yard waste, and discarded household items.
Temporary-project means an activity, ninety(90) dqys or less in duration, that generates solid
waste and that necessitates a container for collection and removal of such waste.
Section 2. That Meridian City Code section 4-1-4 shall be amended as follows:
4-1-4. Compulsory use required.
All residential owners and/or occupants; all commercial owners and/or occupants; and all
persons undertaking, providing, or allowing the provision of construction contractor or
landscaper services; within the City of Meridian; shall pay for, and shall be provided, solid waste
and recyclable materials collection services by the franchisee, except as otherwise provided in
this chapter. Such services shall be provided in the manner and by the means as may be
established by the written franchise agreement and all applicable City ordinances and
resolutions.
TEMPORARY PROJECT SOLID WASTE COLLECTION ORDINANCE PAGE I
Section 3. That Meridian City Code section 4-1-8 shall be amended as follows:
4-1-8. Collection of solid waste and recyclable materials.
A. Collection at all premises. The following provisions shall apply to all customers and
premises within the City of Meridian:
1. Containers and wheeled carts. All solid waste and recyclable materials must be
deposited in franchisee owned and supplied containers or wheeled carts for collection
except for special collection services, temporary project service, or the use of customer
owned compactor containers on commercial or residential multifamily premises.
2. Liquids. All solid waste shall,before deposit in containers or wheeled carts, be free of
any liquids.
3. Containers and wheeled carts to be kept clean. All customers shall maintain franchisee
owned and supplied containers and wheeled carts in a clean condition, with the inside
and outside thereof free and clean of soil, grease, odor, and/or decomposing material.
4. Services to premises on nonpublic rights-of-way. Franchisee shall provide service only
to premises adjacent to public rights of way,unless otherwise authorized by the
customer on a private or nonpublic right-of-way. The franchisee may provide
collection services to premises on a private or nonpublic right of way where the
customer has provided written indemnification of the city and the franchisee for any
road or other damage or injury to persons or property incurred while in the course and
scope of franchisee's provision of solid waste and recyclable materials collection
services.
5. Notice of noncollection. When the franchisee encounters prohibited or improperly
prepared solid waste and/or recyclable materials, the franchisee shall collect any
properly prepared materials and leave the improperly prepared materials, with a written
notice affixed thereto. Such written notice shall include the date, time, and service
address, with a brief description of the reason for noncollection. The franchisee shall
keep a copy of the notice for thirty(30) days, and shall supply a copy of such notice
upon request.
6. Temporaryprolect service. Pursuant to Idaho Code section 50-344, any person maX
contract with a solid waste collection provider of the person's choosing for the use of
solid waste collection containers and collection services for a temporary project, as
such term is defined in this chapter. The followingshall hall apply to temporM project
service:
a. The owner of a property on which a temporary project is occurring shall be
presumed to be responsible for carrying on or allowing the carrying on of temporary
project service.
b. The owner of a property on which a temporary project is occurring shall carry on or
allow the carrying on of such temporary project for no longer than ninety(90) days. If
TEMPORARY PROJECT SOLID WASTE COLLECTION ORDINANCE PAGE 2
a project or undertaking is of a duration longer than ninety(90) days, the owner shall
utilize, or require the person carrying on the temporary project to utilize, solid waste
collection services provided by franchisee.
c. One (1)temporM project may occur property per calendar year.
d. No person shall use a temporM project container to contain household solid waste
or prohibited waste.
e. No person shall place solid waste not generated by the temporary project in a
temporM project container.
£ All temporM project containers shall have clearly readable identification, on at least
two sides, using font at least two inches (2") in height, with the company name and an
active phone number at which the entity providing the container and/or collection
services may be reached.
g. Entities providing solid waste collection services for temporary projects shall collect
temporary project waste at least once every thirty(30) days, unless such waste is
putrescible or greater frequency is appropriate, in the City's discretion, considering
protection of the environment and public health and safety.
h. Wheeled carts shall not be used as temporary project containers.
B. Collection at commercial premises. The following provisions shall apply to all commercial
customers and premises within the City of Meridian:
1. Frequency of service. Franchisee shall provide commercial service every day except
Sunday, commencing at 4:00 a.m. Public and private schools shall be serviced between
4:00 a.m. and 7:00 a.m. Franchisee shall collect solid waste and recyclable materials
from commercial premises at least once weekly.
2. Types of container. The franchisee shall collect solid waste and recyclable materials
from commercial premises in one (1) of the following types of container, per
arrangement with the customer:
a. Containers. Commercial premises solid waste service may be provided with
franchisee owned and supplied containers in the size requested by the customer,
subject to approval by the franchisee.
b. Compactor service. The franchisee may provide collection services to commercial
premises utilizing a compactor container where the customer has provided written
indemnification of the city and the franchisee for any road or other damage or
injury to persons or property incurred while in the course and scope of
franchisee's provision of solid waste and recyclable materials collection services,
and shall contact the franchisee to confirm that the compactor container and
location are compatible with collection vehicles and equipment.
3. Container placement standards.
TEMPORARY PROJECT SOLID WASTE COLLECTION ORDINANCE PAGE 3
a. All commercial property owners shall screen commercial solid waste collection
equipment from public streets. All such barriers shall comply with all applicable
city ordinances, requirements and/or standards. No commercial collection location
shall be on a public right of way or impede pedestrian traffic unless an appropriate
variance is granted by the roadway authority.
b. As to any newly constructed or remodeled commercial premises, customers shall
ensure that the collection site complies with the following standards:
(1) All containers shall be placed on a firm, level surface pad of concrete or
asphalt at least three (3) inches thick, at least twelve (12) feet wide by ten
(10) feet deep for solid waste collection.
(2) All gates shall be constructed to rest in an open position to avoid swinging
shut during collection.
(3) The collection space shall allow collection vehicles to turn in a forty-five-
foot radius and back up a distance of at least fifty(50) feet.
(4) The space shall allow at least fourteen(14) feet vertical clearance at all
access points, twelve (12) feet width drive clearance, and at least twenty(20)
feet vertical clearance in front of the container.
4. On call service. Franchisee shall provide on-call service as requested by-a
customer for projects over ninety(90) days in duration, or as otherwise needed.
Franchisee shall provide on-call service within two working days of a customer request,
and shall collect wet or putrescible wastes at least every(30) days or greater
frequency is appropriate, in the City's discretion, considering protection of the
environment and public health and safety.
Section 4. That Meridian City Code section 4-1-10(G) shall be amended as follows:
G. Solid waste collection. It shall be unlawful for any person to engage in the business of
collecting, transporting, hauling, or conveying any solid waste or recyclable materials over
the streets or alleys of Meridian, or to cause or employ any person to do the same, unless and
until such person has a franchise, license, or contract with the City of Meridian, except that:
1. The owner or occupant of a residence where household solid waste is generated may
collect, convey and dispose of such solid waste without a franchise, license, or contract with
the city, so long as the receptacle used for such purpose is neither a franchisee owned
wheeled cart or container, nor identical in volume and design to a wheeled cart or container
available from the franchisee. Notwithstanding the applicability of this exception, the full
base fee for solid waste collection services shall apply to the property.
2. A civic, community,benevolent, or charitable nonprofit organization may collect, convey,
and/or market recyclable materials for recycling, for the purpose of raising funds for that
organization without a franchise, license, or contract with the city, so long as the receptacle
used for such purpose is neither a franchisee owned wheeled cart or container, nor identical
in volume and design to a wheeled cart or container available from the franchisee.
Notwithstanding the applicability of this exception, the full base fee shall apply.
TEMPORARY PROJECT SOLID WASTE COLLECTION ORDINANCE PAGE 4
CERTIFICATION OF SUMMARY:
William L.M.Naiy, City Attorney of the City of Meridian, Idaho, hereby certifies that the
summary below is true and complete and upon its publication will provide adequate notice
to the public.
William L. M. Nary, City Attorney
SUMMARY OF CITY OF MERIDIAN ORDINANCE NO. 25 -209 2-
An ordinance amending Meridian City Code section 4-1-3 to add definitions of"household
waste"
and"temporary project"; amending Meridian City Code section 4-1-4, regarding compulsory use
of solid waste collection franchisee's services; amending Meridian City Code section 4-1-8,
regarding collection of solid waste and recyclable materials, specifically temporary project
service
and on-call service; amending Meridian City Code section 4-1-10(G), adding an exception to
compulsory use of franchisee for temporary project solid waste collection; repealing conflicting
ordinances; and providing an effective date. The full text of this ordinance is available at
Meridian
City Hall, City Clerk's Office, 33 E. Broadway Avenue, Meridian, Idaho.
3. A construction contractor or landscaper who produces incidental volumes of solid waste in
the course of construction, demolition, or landscaping may collect, convey, and dispose of
such solid waste from the premises upon which it was generated without a franchise, license,
or contract with the city, so long as the receptacle used for such purpose is neither a
franchisee owned wheeled cart or container, nor identical in volume and design to a wheeled
cart or container available from the franchisee. Notwithstanding the applicability of this
exception, the full base fee shall apply.
4. Subject to this chapter, any person may contract with a solid waste collection provider of
the person's choosing for the use of solid waste collection containers and collection services
for a temporM project.
Section 5. That all City of Meridian ordinances, or parts thereof, that are in conflict with
this ordinance are hereby repealed.
Section 6. That this ordinance shall be effective immediately upon its passage and
publication.
PASSED by the City Council of the City of Meridian, Idaho, this 22nd day of July, 2025.
APPROVED by the Mayor of the City of Meridian, Idaho, this 22nd day of July, 2025.
APPROVED: ATTEST:
Robert E. Simison, Mayor Chris Johnson, City Clerk
TEMPORARY PROJECT SOLID WASTE COLLECTION ORDINANCE PAGE 5
E IDIAN
'aAHO
AGENDA ITEM
ITEM TOPIC: Ordinance No. 25-2093: An Ordinance Amending Title 1, Chapter 7, Section 9
of the Meridian City Code, Regarding City Councilmembers' Compensation; Providing a Savings
Clause; and Providing an Effective Date
CITY OF MERIDIAN ORDINANCE NO. 25-2093
BY THE CITY COUNCIL: CAVENER, LITTLE ROBERTS, OVERTON,
STRADER, TAYLOR, WHITLOCK
AN ORDINANCE AMENDING TITLE 1, CHAPTER 7, SECTION 9 OF THE
MERIDIAN CITY CODE, REGARDING CITY COUNCILMEMBERS’
COMPENSATION; PROVIDING A SAVINGS CLAUSE; AND PROVIDING AN
EFFECTIVE DATE.
BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE CITY OF MERIDIAN,
IDAHO:
Section 1. Pursuant to Idaho Code Title 50, Chapter 2, Section 3, Meridian City Code Title
1, Chapter 7, Section 9, of the Meridian City Code is hereby amended as follows:
1-7-9. - Compensation.
A. The annual compensation of the members of the City Council shall be as follows:
1. Each member of the City Council shall receive an annual salary of sixteen thousand
one hundred and twenty-five dollars ($16,125.00) eighteen thousand eight hundred
thirty-five dollars ($18,835.00) effective January 1, 2022 2026, and effective
January 1, 2023, a total annual salary of seventeen thousand three hundred and
thirty-five dollars ($17,335.00) twenty thousand three hundred thirty-five dollars
($20,335.00) effective January 1, 2027, until this section is amended as allowed
by law.
2. The City Council President shall receive additional wage compensation of ten (10)
percent (10%) more than other Council members as compensation for the
additional work involved in that role. The compensation shall be an annual salary
of seventeen thousand seven hundred and thirty-eight-dollars ($17,738.00)
effective January 1, 2022, and effective January 1, 2023, a total annual salary of
nineteen thousand and sixty-nine dollars ($19,069.00), until this section is
amended as allowed by law.
3. Salary will be paid in equal monthly amounts.
B. The City Council shall receive the same employee benefits as all full-time city employees,
except for the accrual of vacation or sick leave, and any other benefits as directed by the
City Council.
Section 2. That all City of Meridian ordinances, or resolutions, or parts thereof, which are
in conflict herewith, are hereby repealed.
Section 3. That this ordinance shall be effective immediately upon its passage and
publication.
Ordinance 25-2093 Amending MCC 1-7-9 City Council Compensation
PASSED by the City Council of the City of Meridian, Idaho, this 22nd day of July, 2025.
nd
APPROVED by the Mayor of the City of Meridian, Idaho, this 22 day of July, 2025.
APPROVED: ATTEST:
_____________________________ ________________________________
Robert E. Simison, Mayor Chris Johnson, City Clerk
Ordinance 25-2093 Amending MCC 1-7-9 City Council Compensation
W IDIAN�
AGENDA ITEM
ITEM TOPIC: Ordinance No. 25-2094: An Ordinance Amending Title 1, Chapter 6, Section 5
of the Meridian City Code Regarding Mayor's Compensation; Providing a Savings Clause; and
Providing an Effective Date
CITY OF MERIDIAN ORDINANCE NO. 25-2094
BY THE CITY COUNCIL: CAVENER, LITTLE ROBERTS, OVERTON
STRADER, TAYLOR, WHITLOCK
AN ORDINANCE AMENDING TITLE 1, CHAPTER 6, SECTION 5 OF THE
MERIDIAN CITY CODE REGARDING MAYOR'S COMPENSATION;
PROVIDING A SAVINGS CLAUSE; AND PROVIDING AN EFFECTIVE DATE.
BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE CITY OF MERIDIAN,
IDAHO:
Section 1. Meridian City Code section 1-6-5 is hereby amended as follows:
1-6-5. - Compensation.
A. The annual compensation of the Mayor shall be as follows: The Mayor- shall a
annual salary Eeffective on January 1, 2424 2026, the Mayor shall receive a total annual
salary of one 4tindr-ed this one-thousand, seven hundr-e a f i4y five dollars and ninety
ents (e,3,,745 om, one hundred forty-two thousand eight hundred eighty-seven dollars
($142,887.00)., and effective January 1, � 2027, a total annual salary of one
thifty nine thousand, three hundfed eighty seven dellars and sixteen eents (1$139,387.16)
one hundred forty-six thousand three hundred eighty-seven dollars ($146,387.001, until
this section is amended as allowed by law. Salary shall be paid in equal monthly amounts.
B. The Mayor shall receive the same employee benefits as any full-time city employee,
except for accrual of vacation or sick leave, and any other benefits as directed by the City
Council. As of January 1, 2028 and going forward, the Mayor shall also receive the same
annual increase to the wage compensation as any full-time city employee, other than
those covered by the Collective Bargaining Agreement.
Section 2. That all City of Meridian ordinances, or resolutions, or parts thereof, which are
in conflict herewith, are hereby repealed.
Section 3. That this ordinance shall be effective immediately upon its passage and
publication.
PASSED by the City Council of the City of Meridian, Idaho, this 22nd day of July, 2025.
APPROVED by the Mayor of the City of Meridian, Idaho, this 22nd day of July 2025.
APPROVED: ATTEST:
Robert E. Simison, Mayor Chris Johnson, City Clerk
CERTIFICATION OF SUMMARY:
Ordinance 25-2094 Amending MCC 1-6-5:Mayor's Compensation
i
William L.M.Nary, City Attorney of the City of Meridian, Idaho, hereby certifies that the
summary below is true and complete and upon its publication will provide adequate notice
to the public.
William L. M.Nary, City Attorney
SUMMARY OF CITY OF MERIDIAN ORDINANCE NO.25 -2094
An ordinance amending title 1, chapter 6, section 5 of the Meridian City Code regarding
mayor's compensation; providing a savings clause; and providing an effective date. A full
text of this ordinance is available for inspection at City Hall, City of Meridian, 33 East
Broadway Avenue, Meridian, Idaho. This ordinance shall be effective as of the date of
publication of this summary.
Ordinance 25-2094 Amending MCC 1-6-5:Mayor's Compensation