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HomeMy WebLinkAbout2025-10-28 Work Session Meridian City Council Work Session Minutes Tuesday, October 28, 2025, at 4:30 PM City Council Chambers, 33 East Broadway Avenue Meridian, Idaho ROLL CALL ATTENDANCE PRESENT Councilman Doug Taylor Councilman John Overton Councilwoman Anne Little Roberts Councilman Brian Whitlock Councilwoman Liz Strader Councilman Luke Cavener Mayor Robert E. Simison ADOPTION OF AGENDA CONSENT AGENDA \[Action Item\] Approved Motion to approve made by Councilman Cavener, Seconded by Councilwoman Strader. Voting Yea: Councilman Taylor, Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Cavener 1. Approve Minutes of the October 14, 2025 City Council Work Session 2. Approve Minutes of the October 14, 2025 City Council Regular Meeting 3. Pura Vida Ridge Ranch Subdivision No. 1 Sanitary Sewer and Water Main Easement No. 2 (ESMT-2025-0121) 4. Western States Equipment Water Main Easement No. 2 (ESMT-2025-0122) 5. Apex Zenith Sanitary Sewer and Water Main Easement No. 1 (ESMT-2025-0123) 6. Idaho Fitness Factory Water Main Easement No. 1 (ESMT-2025-0125) 7. Highway 16 Sewer Crossing End Cap Sanitary Sewer Easement (ESMT-2025-0126) 8. Meridian Ten Mile Public Storage Water Main Easement No. 1 (ESMT-2025-0127) 9. Resolution No. 25-2544: A resolution vacating a 20-foot-wide gravity irrigation easement platted on a portion of Lots 13 and 14, Block 2 of Hill’s Century Farm Commercial Subdivision No. 2 (Book 124, Pages 19913-19915, records of Ada County, Idaho), being more particularly described in Exhibit “A”; and providing an effective date. 10. Final Order for District at Ten Mile (FP-2025-0009), by Kent Brown Planning, generally located at the southwest corner of W. Cobalt Dr. and S. Ten Mile Rd. Meridian City Council Luke Cavener, President; Liz Strader, Vice President Brian Whitlock, Doug Taylor, John Overton, Anne Little Roberts Mayor Robert E. Simison 11. Final Order for Southridge South Subdivision No. 2 (FP-2025-0011) by The Land Group, located at 2347 W. Overland Rd. 12. Final Order for Brundage Estates Subdivision No. 2 (FP-2025-0023) by Engineering Solutions, generally located on the east side of S. Linder R., 1/2 mile S. of W. Victory Rd. 13. Findings of Fact, Conclusions of Law for Fairbourne Subdivision No. 4 (H-2025- 0036) by Rodney Evans + Partners, LLC., generally located at the northwest corner of W. Chinden Blvd. and N. Black Cat Rd., at 4837 W. Waverton Dr. 14. Findings of Fact, Conclusions of Law for Modena Plaza Subdivision (SHP-2025- 0004) by Jordan Moorhouse, located at 3147 Belltower Dr. 15. Findings of Fact, Conclusions of Law for Pine 43 Mixed-Use Subdivision (H-2024- 0071) by DRB Investments, LLC., generally located on the north and south sides of E. Pine Ave., between N. Locust Grove Rd., and N. Hickory Ave. 16. Findings of Fact, Conclusions of Law for Solara Estates Subdivision (H-2025-0013) by Jadon Schneider, Bronze Bow Land, located at 1695 E. Amity Rd. and 4940 and 5060 S. Locust Grove Rd. 17. Approve contract to Resto Clean for the Not-to-Exceed amount of $366,700.00 for the WRRF Tertiary Flow Equalization Building Tanks Recoating 18. Development Agreement (Adero Mixed-Use Neighborhood - Commercial - H-2024- 0068) Between City of Meridian and Bridgetower Investments LLC for Property Located Near the Northwest Corner of N. Ten Mile and W. McMillan Rd. 19. Development Agreement (Adero Mixed-Use Neighborhood - Residential - H-2024- 0068) Between City of Meridian and Bridgetower Investments LLC for Property Located Near the Northwest Corner of N. Ten Mile and W. McMillan Rd. ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] DEPARTMENT/COMMISSION REPORTS \[Action Item\] 20. Destination Downtown Discussion EXECUTIVE SESSION \[Action Item\] 21. Per Idaho Code 74-206(1)(f): To communicate with legal counsel for the public agency to discuss the legal ramifications of and legal options for pending litigation, or controversies not yet being litigated but imminently likely to be litigated. Motion to enter executive session made by Councilman Cavener, Seconded by Councilwoman Strader. Voting Yea: Councilman Taylor, Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Cavener Into session: 5:36 PM Out of session: 5:59 PM ADJOURNMENT 5:59 PM Meridian City Council Work Session October 28, 2025. A Meeting of the Meridian City Council was called to order at 4:30 p.m., Tuesday, October 28, 2025, by Mayor Robert Simison. Members Present: Robert Simison, Luke Cavener, Liz Strader, John Overton, Doug Taylor, Anne Little Roberts and Brian Whitlock. Other Present: Chris Johnson, Bill Nary, Caleb Hood, Berle Stokes and Dean Willis. ROLL-CALL ATTENDANCE X 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 this meeting to order. For the record it is October 28, 2025, at 4:30 p.m. We will begin this afternoon's work session with roll call attendance. ADOPTION OF AGENDA Simison: Next up is adoption of the agenda. Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: Not seeing any changes, so I move we adopt the agenda as published. Strader: Second. Simison: Have a motion and a second to adopt the agenda as published. 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: ALLAYES. CONSENT AGENDA [Action Item] 1. Approve Minutes of the October 14, 2025 City Council Work Session 2. Approve Minutes of the October 14, 2025 City Council Regular Meeting Meridian City Council Work Session October 28,2025 Page 2 of 22 3. Pura Vida Ridge Ranch Subdivision No. 1 Sanitary Sewer and Water Main Easement No. 2 (ESMT-2025-0121) 4. Western States Equipment Water Main Easement No. 2 (ESMT-2025- 0122) 5. Apex Zenith Sanitary Sewer and Water Main Easement No. 1 (ESMT- 2025-0123) 6. Idaho Fitness Factory Water Main Easement No. 1 (ESMT-2025-0125) 7. Highway 16 Sewer Crossing End Cap Sanitary Sewer Easement (ESMT-2025-0126) 8. Meridian Ten Mile Public Storage Water Main Easement No. 1 (ESMT- 2025-0127) 9. Resolution No. 25-2544: A resolution vacating a 20-foot-wide gravity irrigation easement platted on a portion of Lots 13 and 14, Block 2 of Hill's Century Farm Commercial Subdivision No. 2 (Book 124, Pages 19913-19915, records of Ada County, Idaho), being more particularly described in Exhibit "A"; and providing an effective date. 10. Final Order for District at Ten Mile (FP-2025-0009), by Kent Brown Planning, generally located at the southwest corner of W. Cobalt Dr. and S. Ten Mile Rd. 11. Final Order for Southridge South Subdivision No. 2 (FP-2025-0011) by The Land Group, located at 2347 W. Overland Rd. 12. Final Order for Brundage Estates Subdivision No. 2 (FP-2025-0023) by Engineering Solutions, generally located on the east side of S. Linder R., 1/2 mile S. of W. Victory Rd. 13. Findings of Fact, Conclusions of Law for Fairbourne Subdivision No. 4 (H-2025-0036) by Rodney Evans + Partners, LLC., generally located at the northwest corner of W. Chinden Blvd. and N. Black Cat Rd., at 4837 W. Waverton Dr. 14. Findings of Fact, Conclusions of Law for Modena Plaza Subdivision (SHP-2025-0004) by Jordan Moorhouse, located at 3147 Belltower Dr. 15. Findings of Fact, Conclusions of Law for Pine 43 Mixed-Use Subdivision (H-2024-0071) by DRB Investments, LLC., generally located on the north and south sides of E. Pine Ave., between N. Locust Grove Rd., and N. Hickory Ave. Meridian City Council Work Session October 28,2025 Page 3 of 22 16. Findings of Fact, Conclusions of Law for Solara Estates Subdivision (H-2025-0013) by Jadon Schneider, Bronze Bow Land, located at 1695 E. Amity Rd. and 4940 and 5060 S. Locust Grove Rd. 17. Approve contract to Resto Clean for the Not-to-Exceed amount of $366,700.00 for the WRRF Tertiary Flow Equalization Building Tanks Recoating 18. Development Agreement (Adero Mixed-Use Neighborhood - Commercial - H-2024-0068) Between City of Meridian and Bridgetower Investments LLC for Property Located Near the Northwest Corner of N. Ten Mile and W. McMillan Rd. 19. Development Agreement (Adero Mixed-Use Neighborhood - Residential - H-2024-0068) Between City of Meridian and Bridgetower Investments LLC for Property Located Near the Northwest Corner of N. Ten Mile and W. McMillan Rd. Simison: Next up is the Consent Agenda. Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: Move that we approve the Consent Agenda. For the Mayor to sign and the Clerk to attest. Strader: Second. Simison: Have a motion and a second to approve the Consent Agenda. Is there any discussion? If not, all in favor signify by saying aye. Opposed nay? All ayes and the Consent Agenda is agreed to. MOTION CARRIED: ALLAYES. ITEMS MOVED FROM THE CONSENT AGENDA [Action Item] Simison: There are no items removed from the Consent Agenda. DEPARTMENT/COMMISSION REPORTS [Action Item] 20. Destination Downtown Discussion Simison: So, we will move on to Department/Commission Reports and we will continue with our Destination Downtown discussion. Meridian City Council Work Session October 28,2025 Page 4 of 22 Danley: Mr. Mayor, Council, thank you again for having us. I know that -- the good news is you will not be seeing us next month, so -- in honor of Thanksgiving. So, we will all give thanks for that. But, again, appreciate it. We also wanted to have a discussion today that's a little -- I think a little bit lighter, there has been lots of good progress being made on some of the other things that we discussed and so those are moving on in the background and I'm sure you will be hearing more about some of that stuff soon enough and the overlay and all that other things. But we wanted to talk about something fun today, a little bit different, a little bit more of the human side of downtown and that was really, as a reminder, you know, for us how do we take the baton that was passed to us from the first iteration of Destination Downtown and all the work that the city has done, Chamber as well, to continue to make downtown Meridian this amazing place. What's that next lap look like. And so we have already talked about the hard stuff, the parking, the land use and we will be talking about the transportation side of things in December, but this one is a little bit more about you, the human being this is for; right? And so that's what we are going to be discussing today. So, we will hear a little bit about some of these concepts and ultimately the recommendations, what people were in support of as we talked with residents at the different public events. We will talk about these subjects related to, you know, just framing it out, whether -- all the way from gateways through public art and so forth. So, this won't take terribly long, but want to make sure to do honor to this, because this is -- again, this is kind of more of a fun one. So, gateway treatments, I will start with that. So, how do we know we are in downtown Meridian, especially as we have gone through this journey together and the definition of downtown Meridian continues to shuffle around a little bit, but how do we know when we have arrived, so to speak? And so the notion of a gateway treatment is particularly one that is within -- oops, I just messed up my line up there, but you get the idea. The point is we are trying to define those edges, north to south; right? East to west. Pedestrian edges included as well. On-trail connections and things of that nature. And the point being is that we are trying to make sure when people do get here they know that, yep, I'm in downtown, wherever we ultimately define that. But other things that -- that give us -- I think an important piece of this is that as you know when you come -- as a driver; right? You go into an environment you see a gateway and you say, hey, I have arrived at wherever I am, hopefully, from a safety perspective that helps, too. It lets us know, okay, I would expect more people here. I expect different things to occur. Your downtown is not certain. It's not Highway 69; right? This is a different place and, therefore, our behavior ought to changes as well. We know there is going to be people coming in and out of on-street parking in small lots and shopping and all of the reasons and so these gateways are important. So, we defined the major gateway of north and south and, then, welcoming into that Old Town and, then, minor as the east and west and so visually it kind of looks like this and so when we think about major gateway treatments -- I will go back a slide -- that might be we will see in the top and middle, something along those lines. It could be something that spans the street or something a little bit more significant that does say, hey, you're in this place, especially if you come off that freeway and we know there is one that's out there now, but a bit of a different treatment and, then, as it comes in from the north -- into town from the north side. On the east-west a little bit less traffic, not -- not as busy and so, therefore, the treatment might be different and it might be something that looks a little bit more like the Meridian City Council Work Session October 28,2025 Page 5 of 22 -- the bottom image here and, then, when you get into pedestrian trails in the upper right, for example, that might be something yet all together that's definitely going to be much more of a different scale. But the point is this is the beginning of this journey of, okay, we are in downtown, welcome and act accordingly and break out your wallets, shop and have a good time; right? Lighting. So, lighting is a big deal and especially as we celebrate Halloween and soon enough we are going to be into the Christmas spirit and all that and we are going to start to see lighting become more and more prominent. You already have it out here. I think your crews are -- think your crews have already worked very hard and are putting up the seasonal lighting, but we want to think about lighting in a few different ways. Intersections and walkways, the projection and the opportunities for accent lighting and, then, of course, seasonal and holiday and even artistic. So, if we kind of work this journey of these images, it kind of gives you a flavor of each of these types of potential lighting treatments. So, we look in the upper right, for example, and that might be one of those that's a projection lighting. So, it might be a public building. It may be some of your private partners. I hear that there might be a new building going in across the street. Who knows; right? Maybe you can get them to do something fun. But the point being is that it does elevate the prominence of that building, especially when it has really neat looking architecture and can change and so forth. So, projection and accent lighting -- or, I'm sorry, intersection and walkways. So, now we are looking at sort of the upper left and that's an incredible treatment; right? But there is an idea that not only does it function as something that stimulates us emotionally and psychologically, but it also, again, is a CPTED principle. So, if you know CPTED is an acronym Crime Prevention Through Environmental Design. So, that's a really important factor in a busy pedestrian-filled environment in dark hours is to make sure that our lighting is right, not only, again, to kind of keep it interesting and provocative in a fun way, but also secure and so lighting can help in that way. Seasonal and holiday lighting and artistic lighting. You kind of can see some of these different examples here. You have already got some of the things with regards to lighting in the trees, but overhead, cantilever -- or cantilever lighting, that's another one of those that is really becoming more and more popular and a fun way to do it and now they can be programmable. So -- and it used to be where it was just white and that's all it was and see you later. But now it's a lot more interesting where you can change it and keep them up if you want and change with the seasons or month to month or whatever you are trying to celebrate. So, it's a lot -- a lot more interesting that way. the lighting is an important factor. So, in the -- in the report you will see there is a map that looks like this. It does not suggest that each of these are absolutes, of course, but more suggestive, but the green in those circles, that's where some of the more specific lighting treatment would be recommended. So, for example, the parking lot out here, this is your public space; right? And as we know right now, particularly this time of -- type of year -- time of year, lighting could be something that's more prominent within City Hall, links to our next block over and eventually festival street concept, so it's putting all of these things together and our busy pedestrian intersections as well. So, again, more suggestive, but maybe a good running head start there. So, holy cow, this is growing all across the country. I can tell you without a doubt having worked in projects from -- in Scottsdale, Arizona, a couple years ago, I didn't realize misters were so Clang popular, but they are -- good luck getting your hair done that day, because it's Meridian City Council Work Session October 28,2025 Page 6 of 22 going to get blasted. I was in Galveston, Texas, where the humidity and heat is incredible as well, but shade continues to grow in popularity and in need and so it's going to be -- it is definitely present in our plan as well and so there is a couple of different treatments and different ways to address this. We know street trees matter. I -- as a practicing planner, I will tell you this, having researched this and been doing this for a couple of decades, my favorite tool in the planter toolbox -- I know -- I realize how nerdy that sounds, but it's true, street trees is that tool, because street trees do so much more than just provide shade, but they definitely can do that and so placed in the right spot they can do a lot of different things for shade, as well as driver behavior, human comfort and on and on and on and so it's an important element. Year around versus seasonal. So, you might see, for example, in the middle right an example of shade sails. That's going to be more seasonal. Those things can obviously be taken down. But in our public spaces, in our gathering spaces if -- again, on this -- on the festival street concept, that might be one of those where we have a higher expectation of people coming, enjoying outdoor dining and all of the things that come along with it and, then, hey, we want to go hog wild, put a bunch of umbrellas over a street and see how people respond to that; right? But point being is that, again, there is different and creative ways with shades. And in terms of where -- again, this isn't an exhaustive thing. It's more illustrative, but if you see in the far upper right it's going to be in alignment with the direction of the sun, of course. It's going to be an effective tool. We don't want to pay for things that aren't going to be actually used, but in this instance it's those streets that do face towards the west and towards the south to ensure maximum shade propagation. Sounds. Oh, man, this is one that also has really come about a lot in the last several years. I got sent to a town in North Dakota a few years ago called the city of Cavalier. I don't know if any of you have ever been to Cavalier, North Dakota. It is in the middle of nowhere, a hundred percent. But it also happens to be on a highway up to Canada. It's about 1 ,400 people and it's on the -- the Minnesota state line. What do they have? They have about two and a half blocks -- and I'm being generous -- of a downtown environment. What do they have over the street, the lighting I showed and a PA system playing music and in that environment, this little small town, you legitimately feel different as you are simply just going from one or two or three blocks and having the lighting, but the music that's present -- in this case I recall walking and hearing the Everly Brothers was -- was playing in my ear and it just was neat. It was fun. In another community, the absolute opposite. Nashville. Maybe some of you have been to Nashville. That is, obviously, a hotbed of music, but what they have and what we do not have in all of Ada county and what I would love to see in Meridian -- is they have speakers built into their traffic cabinets and in those traffic cabinets where there is traffic signals, as you're waiting to cross a street there is music playing right here locally that can be heard and it's just a fun way to try to celebrate place and, oh, by the way, it also changes pedestrian behavior, because you have all been in that situation where you have stood there and you have waited and waited and waited and, then, -- I know -- I know Councilman Overton, you're a former police officer, you have never done this, but the rest of us probably have where we have crossed the street on a red light, maybe, as a pedestrian. We are in a hurry. But that point of the sound gives us -- it changes our mentality a little bit. That wait, that time standing on the corner isn't quite as long when we have something like that that hits our brain and so there is ways to get at sound and Meridian City Council Work Session October 28,2025 Page 7 of 22 to just immediately energize an environment and it's the same thing when you go to a place, for example, like The Village or the mall, you hear music; right? And we don't have that in places that we would like to, particularly in downtown. It would be a wonderful place to do that. And other ways -- in the upper left those are -- it's a -- as you have seen in other places where you actually can activate, kids might be more interested in they can pound around on it. This is a xylophone type of treatment and I'm sure I know some of your parks have these types of things, but another way to just activate through sounds. The last one -- I forgot to put this in. Walkway sounds. It's another CPTED treatment. In a particular street where you want to make sure people know, hey, you know, stay away or we want to make sure people are seen or heard, there is treatments, for example, where there is -- it could be a laser. It could be radar where it's actually -- it's connected to a noise making device. It could be a fun sound. And so every 50 feet, 100 feet, you ought to pick something up and let people know, hey, there is somebody here and so you will see that -- for example, I remember seeing this in an underpass in Denver under the freeway like it takes you to a light rail station. It's all about crime prevention and making sure -- like if I can't see down there, but I hear something, I know someone's down in there and it's a way to prevent people from -- in this case, you know, going into an environment they don't want to. So, other ways to get at sound and, again, on the sound thing this is probably going to be one that -- more on that festival street, but, again, on some of those key intersections and key locations, like Generations Plaza. Public art. That might be looking familiar in the middle and the upper part. Art is definitely a huge part of a downtown as you know, but there is different ways in which we can call something art, different ways to go at it, but I wanted to show you just a couple. Let me go back. So, you know about murals. I don't have to hit that too hard. You know about other ways to enhance. But there is two ways to celebrate history here, beyond -- even beyond murals and the buildings that made Meridian and the people who made Meridian. I'm going to focus on the people one. love seeing cool ideas and calling a mural. If you have ever been to the community of Anacortes, Washington, which is up north of Seattle, it's where there is a big ferry that takes you up to Canada. In the lower right this picture here is taken from Anacortes and that website there you can go and check this out for yourself, but you have the history walk. So, it kind of gets to this where you are seeing an actual structure that something historic happened in Meridian, but this is celebrating the people -- the people who made Meridian, just like yourselves and in Anacortes what they have done is they have taken the images of people who have been instrumental over time and they have popped them up in downtown in fun ways and they have celebrated them there. It's not quite a caricature, but it's a little bit fun in that way. It's not a full on, you know, exact painting or what have you, but it's a fun way to celebrate the people in -- this case Anacortes, Washington, and so just another thought there on what possibilities there may be for public art in Meridian. But ultimately -- oh, one more thing I wanted to show you and we will probably talk a little bit more about this next time, but I wanted to show you in the lower left, the image -- that sculpture there. That's on the inside of a roundabout and I'm the one happy that the traffic engineering world has finally come around to saying, yeah, we could do that and if you have been to Bend, Oregon, Bend has many, many, many, many roundabouts and every single one of them has something so unique in it that the Chamber of Commerce has a handout for you when you visit Bend, Oregon, that if you Meridian City Council Work Session October 28,2025 Page 8 of 22 go and you visit them all and you come back to the Chamber of Commerce building I think they gave you a T-shirt or something like that, but the whole point is they want you to see these unique things and cool things and actually celebrate whatever it is that's being celebrated within the middle of that roundabout. So, other ways that might be able to get those, because you will see me in December, as I mentioned, and we will talk a little bit about this, but we did discuss the potential of neighborhood traffic circles. Not full-fledged massive roundabouts, but more traffic circles that could be appropriate at a couple of few key locations in the neighborhood areas that are east and west of downtown as a way to enhance them and, again, kind of pull them into the fabric of downtown, so yet another way to address public art and in this case we just highlighted a few spots, but, again, this is where -- where it's appropriate and so forth. You can't see all those details I meant to highlight from you on purpose like that. Just kidding. This is in the docket. This is one of the implementations sections and so we tried to capture everything I pretty much just said, but in a much more rigorous and technical way and so it's trying to assign, you know, here is who might lead up a campaign to make this happen and how one might go about it, whether it's a policy issue, whether it's neuro campaign, whether it's a trial, working with ACHD saying, hey, let's get a speaker in there. Let's try this out. You guys have never done one before. Why not? It doesn't take much to do that. And so this is what this is attempting to do. Again, not every one of these is going to be accurate per se in terms of who the actual lead is. It might be -- it might be more -- this is certainly a role -- much of this is a role for MDC and the Chamber, but some things, especially on the policy side of things, if it touches that, would be certainly appropriate for the city to head up in some way or another. So, fairly little light. I told you next -- next -- well, December we will come back and we will talk about these things. This is where we are getting into some of the transportation connections, future alignments and closing gaps and, then, have you -- I will give you a thorough overview of this 3rd Street and 2nd 1/2 Street comparison just as a refresh, because I think it's important that you all get a good lay of the land of just making sure that we are either on the right course or if there are some things we need to reconsider, then, maybe we have that conversation. But that's not until December, well after Thanksgiving and the holiday season in spirit. So, with that I'm happy to talk about anything we discussed this evening in the human enhancement space. It's a lot of fun. Simison: Thank you. Council, questions? Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Just two things. I didn't see it and I thought it might warrant some attention. I think I talked about it last time, like some cities, like Copenhagen, other places kind of treat a lot of public spaces as an opportunity for families and children -- Danley: Yep. Meridian City Council Work Session October 28,2025 Page 9 of 22 Strader: -- so like public art that you could interact with or even small climbing structures just like things that are cool for families, I think is really really important for us to think about and, then, the other thing -- I guess maybe if it's in this category, I'm not super sure, but we do have a lot of like parades and public events where they are -- unfortunately because of incidents that have happened in the news we do need to worry about like mass casualty events and things like that and I know some cities have like those -- they are kind of like bollards that like appear from the street level that can like block streets off. Is that something that you guys have talked about? Are you open to talking about that just to enhance kind of our safety profile around like large public events? Danley: I appreciate both of those. I will go backward. With regard to the bollard discussion, that was not something that we actively discussed in Destination Downtown, but I do think that would be an appropriate conversation, particularly for the festival street concept as it moves forward. In our document we do talk about the festival street, particularly as it's already been discussed on 2nd Street, but also taking it maybe beyond Pine up above as -- especially as potentially Cole Valley develops and that maybe extends that way. So, as those events take place in those corridors over time and it becomes ideally a successful place, that's certainly going to be a conversation I think worth having. I will tell you anecdotally we worked on the 8th Street project in downtown Boise when it, obviously, had through traffic and, then, when COVID hit they shut everything down. So, they asked us to look at that from an ADA perspective, because it was kind of a nightmare and trying to figure out the dining part of it and the through ways and they looked at some of those retractable and they are not cheap and they can malfunction once in a while. I think their objective is to ultimately get to that point, but at this point they are, you know, removable and there is different ways to get at it, but it certainly is something to keep our eye on and, then, with respect to the family thing, I completely agree and I know in the document we talk a little bit about place making concepts and what that might look like and where those might be -- those pocket park kind of opportunities, those real like Generations Plaza, obviously, being a definition of one of those and so certainly one of those -- that's definitely I think game, especially if we do any kind of a revision. I will tell you -- I think it's even in the document, I don't recall every image, but I think we inserted one that's -- if you have been over to Mountain Home is one of my favorite examples of a place making concept that was built there, as they have gone into their downtown and totally overhauled downtown Mountain Home, if you have not been out there. What they have done, if you're not familiar with it, they took a container -- shipping container and went -- put it upright, carved out the front, put a slide on it, so it's a full play structure. Put another one next to it on its side where they do vending out of it, they put in the cantilever lights -- cantilever lights and, then, other things as part of it in a space that is a downtown space -- it's not very big. It's on like a quarter of a block or something like that. So, those are those ways to activate spaces and make them fun. So, thank you. Taylor: Mr. Mayor? Simison: Councilman Taylor. Meridian City Council Work Session October 28,2025 Page 10 of 22 Taylor: Yeah. Chris, I'm kind of curious from your experience in other cities what you have seen, just sort of the idea of all these different sort of ideas, can they be implemented irregardless of -- of other aspects? And the reason -- what I'm trying to get at is does there have to be sort of a common theme that weaves them together? Like does the lighting need to be kind of working with the shade ideas, with the play structures? Does it all kind of have to weave together or can you kind of just say, hey, we want to try this lighting stuff here and it's going to be different over here and we are going to do shade here and it's going to be a little different here. Like do you have to have a common theme that sort of stitches all these ideas together to make it sort of a -- something that works or can you sort of say, hey, as long as we are doing something with shade or we are doing something with light we are going to get that sort of desired goal? I hope that question makes sense. Danley: Yeah. Yeah. I think so. Thank you. And, Mr. Mayor, Councilman Taylor, so would say a little bit of both. I think one of the benefits of doing all of the -- all of the things that you are going to initiate is the factor of cost. So, you can buy things in bulk and more of them. It typically ends up being cheaper. So, whatever that is. If it's trees. If it's a lighting piece. Whatever it is. So, you might want to think about it that way. But I don't think that it has to all be done at once or certainly even as a major package deal. It certainly can be done in stages and iterations. I definitely think that that's the case. I think that you want to have a good strategic vision, especially if you're going to go plant trees, for example, that's going to take -- I would -- I would suggest that's -- you are going to do this block, that block, this block and potentially do them at one time is your crews are out there or if you are paying a vendor, however that's done, I think that's the scalable part that would -- that would matter. But, no, I think ultimately you can certainly do this -- you know, whether it's the concept one at a time, block by block one at a time, some things there is going to be a need to involve multiple blocks with -- you know, it depends on the topic. I will give you an example in Elgin, Illinois, I was just there four months ago, three months ago, I was walking -- I was talking with -- essentially Ashley's counterpart who -- who runs their downtown and the lighting thing. I was blown away. Elgin, Illinois', downtown is really cool and the lighting was actually bolted to the buildings. I had never seen that before. Usually it's freestanding and tethered -- tethered to -- to poles and she said because of what they get in their winds, they needed to do something a little more robust. I said how long did that take you to do that? She said it took us about -- I think she said it was about a year to convince all the owners on one block; right? They got it in. And -- and, then, we walked to the next block and there it was again and I said how long did this take you? She said about five minutes. She goes once that first block went in everyone was kind of going, whoa, this is really cool, this is neat, we want that, too, and just has started to take off like wildfire. Cavener: Mr. Mayor? Simison: Councilman Cavener. Meridian City Council Work Session October 28,2025 Page 11 of 22 Cavener: Chris, always appreciate these presentations, particularly stuff around quality of life is always interesting. I think it's things that our -- our residents often ask for and you certainly proposed some things I hadn't even thought of. So, need to lean on your kind of global expertise. Danley: Oh, boy. Okay. Cavener: I have seen cities that have done this well and, then, I -- I know -- I visited some cities where it hasn't been executed well. Danley: Yeah. Cavener: So, I appreciate you identifying these are the agencies who should be the lead. The question I guess is two parts. One -- part one is is it a case of -- that this type of -- I'm going to call it infrastructure, lighting, sound, place making, way finding, quality of life stuff, does that happen first and, then, the commercial activity or residential activity follows or is it waiting for that piece to activate and, then, this -- you know, a jurisdiction reinforces? And my second question is where it's done most successful who is leading the funding of it? Is it -- is it a city? Is it private development? Is it business improvement districts? Help me understand what the right formula is that you have seen to make this be as successful as possible. Danley: Yeah. Great question. And so, Councilman Cavener, I will tackle the first one you asked. I -- honestly, my honest answer is that it really can be either way, which is that, again, I will go back to Nashville. Everybody knows that city. It's been successful as can be. It's taken off like -- even more so, though, even just in the last, you know, five to eight years. So, they didn't necessarily need a whole lot of help in -- in some of these ways. But they are continuing to evolve and continuing to make themselves even more successful. So, in this instance they had a successful downtown, invested in a few more features like this, but the industry itself in the downtown vibe also has, of course, been an appeal and it's taken to the next level; right? But, then, certainly there is communities -- and I think our neighbor Caldwell is one of them, frankly, where I -- I remember being on a tour with people you all know who told me that they grew up there and there were bullet holes in the building when they grew up there. It's not like that now; right? And that took a lot of investment, which is now really paying off in so many different ways, not just from commercial vendors, but now you are seeing, you know, living arrangement, building, structures that are taking place and, of course, they are competing with you; right? And you are competing with them at certain times of the year and so it really does matter. What is the incentive here? What are we trying to do? For you all your downtown has continued to grow and each year -- we were just talking about Oktoberfest and how the numbers have continued to go up and up and up and so all that's a great and a good sign. So, what's that next level get to; right? And that is you're now starting to have those conversations more about residential and the 24 hour person that may be here, the CPTED conversation. So, these things probably do a little bit of both; right? They get to where that next iteration of Meridian is, but also augment the great things that are happening. In terms of cost. That's a trickier one for Meridian City Council Work Session October 28,2025 Page 12 of 22 me to answer, to be honest with you. I don't know that I have a fabulous answer for you. There certainly are different ways to get at it. I don't know that the city's always the right one to get at it. I do agree with you that the city's role in terms of those policies that set the stage for success -- we have talked the very first one. Parking. That's a pretty big piece of it; right? And how does parking fit with the enhancements that we are trying to do? What does that look like on a festival street, for example? Does it? Does it not? That's a conversation for you. So, the policy side matters. But I do think the city in this instance does take the lead on things -- like this is your building; right? That's your parking lot. So, if we want to maybe begin a discussion on lighting or -- and sound or whatever, it might be the kind of a thing where you set the tone. But I definitely would agree with you that this is precisely a role where an MDC and the Chamber and the private sector and sponsors and the art community all grants -- all of that is a big lift for this. But, ultimately, you're having to compete against that private sector; right? The Village is a big competition for you and you take one stroll through there and see what that vibe is like and understand the private sector is putting their money in some of these things, but you have an advantage where you have many many blocks and many more vendors and the events that the good hard people are working on and such, so you have a good running head start that they don't always have. Whitlock: Mr. Mayor? Simison: Councilman Whitlock. Whitlock: Chris, just continuing with that thought -- and, again, the document in our packet says if downtown Meridian businesses are to compete with counterparts at The Village, then, ensuring downtown has similar features is important. If you start with a bare piece of dirt or a greenfield and say here is our vision, it's -- it's pretty easy to build that vision. Can you do that -- can you make it similar when you have existing blocks? I mean how -- I'm just challenging similar features. When I first read that it just -- it didn't quite jive with, okay, if I'm building it from the ground up I can do it, but if I have got everything in place now and I'm building around it, how do I make it similar to something that's brand new? Danley: Great point and I appreciate you bringing that up, because that might not have been the best way of writing that. It might have been where we were trying to express that some of the elements that you would see at The Village are things we want to emulate in downtown, but not necessarily copy and paste. You can't. You don't have circuitous, you know, cute little narrow streets where -- I was just there taking my -- took my daughter there, you know, friends, two weeks ago to celebrate her -- her birthday and seeing people do laps, very loud music and just doing their thing, but you are not going to necessarily have that same exact environment and we are definitely not suggesting that you try to replicate that to a T. Not at all. Be you; right? Be the best downtown that you can and, frankly, I think you have got a much better setup moving forward, because of, again, just the dynamics that are here in downtown and multiple blocks and much more of the private sector energy that's still coming. They are kind of set; right? They are kind of what they are going to be, where you are still able to see Meridian City Council Work Session October 28,2025 Page 13 of 22 more and more growth in positive ways. But lighting pieces, sound, all of the things that we discussed here, absolutely the art piece, that unique place structures and place making, those are absolutely things -- they can't do that, because they are done. They are pretty much done. Whereas you have lots of opportunities, whether it's in a parking lot in here, whether it's in a lot that's underdeveloped and maybe there is an agreement in place or future developments that can be assured and codified through here in these chambers, right, and the different enhancements that are in your code and maybe to bolsters those opportunities. So, definitely lots of wonderful ways that downtown can be activated even farther, but in different ways, but with similar characteristics. Overton: Mr. Mayor? Simison: Councilman Overton. Overton: This was a lot easier topic to talk about tonight and -- to get that out there. Danley: I'm still taking questions. What are you talking about? Overton: I guess, you know, the only thing that I'm cautious about with this is I don't want to ever look like we are copying somebody else. Danley: Correct. Overton: But taking the time to identify what this means for Meridian and how do we do it our way and what does our way look like? Because it's going to take a lot of different minds coming together to identify what that is and how do we -- we get that -- all of the businesses and the Chamber -- how do we get a downtown business association there, how do we get all those groups energized to support it for public and private partnerships and I have no problem with the city taking the lead. I mean we took the lead as a city a long time ago with the first sign that went out there as you are coming in from the north, but it can't be something that the city carries. Danley: Yeah. A hundred percent. And, frankly, for me like as a -- as -- I'm going to throw my -- where I live under the bus a little bit. So, living in Boise, I have an office in downtown Boise, there is opportunities in Meridian to capitalize, because there is not always the good things and just because they are the big city. The Center on the Grove it's not that interesting, frankly, just being real. You know, there is a couple of interesting things, but there is -- there is so much opportunity for Meridian to take the reins and say, you know what, we got this. We got this. We are making downtown the best downtown in the valley and I think you can do that; right? In some ways Caldwell has a downtown that maybe even is better than in parts of Boise, despite the fact that they are 1/5th of the population and a fraction of the money; right? But as an experience it's a different deal. I'm dying for someone to take this season right now, Halloween, and grow it into a month long party of fun things with -- with -- with the lighting concepts and the different ways that take it to the next. Everybody does Christmas. To your point we don't want to Meridian City Council Work Session October 28,2025 Page 14 of 22 be the -- you know, if you want to do Christmas do Christmas. But how do you set yourself apart? There are certain things that other cities are not doing. Bingo. Simison: You have Oktoberfest, the Trunker Treat -- there you go. Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: Given that my birthday is on Halloween I think that's a great idea. Then we could just celebrate my birthday all month. Danley: Well, happy early birthday. You can have as much candy as you want. Taylor: I'm going to kind of dovetail off of Councilman Overton's question a little bit and kind of what Councilman Cavener was talking about with, you know, who is taking the lead, who is driving it, you know, whose voices are really important here? You know, those of us up here I think we understand our role in some respects, you know, policy, funding, you know, setting the stage, but, then, there is MDC and, then, there is our business community. So, I might even ask Shaun if he would be curious -- if he could come up. What does the Chamber think about this? What are some of your thoughts? If you don't mind coming up and sharing a little bit about that. But I'm kind of curious your interactions and your -- some of your ideas as it comes to some of these ideas. Danley: Me, too. Simison: You got to wait until I get to the -- Wardle: I would love to get up there and share a few comments if you don't mind. No, you know, all of you have asked great questions and I -- I have been with the Chamber almost six years. I have lived here in Meridian for 16 years and we definitely saw our downtown slow down in development when The Village came. You -- our downtown lost a little of the focus and communities around us, like Boise, Caldwell, even Eagle to a certain point, really saw their downtown bring a lot more business into it and just in the time that I have been with the Chamber and the things that we have been talking about in our downtown -- while the Chamber represents the business community as a whole, we see our downtown is that place that we have a lot of opportunity to create space, to create -- to create activities to bring people. When we did the Oktoberfest the first year four years ago, I can tell you the number one thing -- the number one comment that we got from people was I didn't know Meridian had a downtown. I didn't know it was this quaint, that it was this nice and that we could come down here for activities. So, we really built on that and we tried to build -- bring more people down. Oktoberfest, we just completed it a month ago, the fourth year and I was just sharing with Councilman Cavener beforehand -- we got the Placer Al data last week and there was 14,900 people in downtown Meridian between 10.00 a.m. and 10.00 p.m. That was just the time frame that we asked them to report on and that wasn't all at once, that was Meridian City Council Work Session October 28,2025 Page 15 of 22 throughout the 12 hour period, but it's because we created an activity. We brought other businesses in. We brought 80 vendors in and we brought food vendors, general vendors. We brought stages in to put in downtown and, then, we marketed for people to come downtown and they came. They came. They spent money. All of our vendors had beat previous year's revenue that they had tracked and they just keep asking us to do more. This year we added another event. The car show. We did a car show in September and despite the rain we still had 136 cars show up and activate the downtown. We had well over 1 ,500 people in the downtown just for that car show from 10:00 to 3:00 o'clock and the car show attendees were like you have to do this again. We are going to tell more people. Be prepared for double the cars next year. So, it is all about activation. Everything that we have studied, everything that we have looked at, if we can have that space that we can easily activate -- like the Indian Creek Plaza. I was just down there two weeks ago and it was so easy just to go up on their fixed stage and do an event and things. It costs. There is a lot of cost to bringing in staging and things like that. There is a lot of cost to road closure that if there was things that we could do in conjunction with the city, ACHD or other partners to make that easier, whether it be temporary bollards that are brought in or -- or something like that, we could activate downtown much more frequently and, then, the things that they were talking about, the lighting, the sound, the shade trees, the art, that just becomes something that makes it more appealing for people to be downtown. But it's going to take the activation. It's going to take bringing concerts, bringing other activities, creating a place for people to want to come into our downtown and, then, that's going to draw businesses. You're going to find more businesses to say, oh, downtown's worth being down there, because there is 200 plus events a year. I'm going to spend the money to be in a downtown business, because they created the foot traffic. It's what The Village has done. They created a space where people are coming and they get top dollar for their retail places, because they have created space. Taylor: Mr. Mayor? Wardle: Happy to answer any questions. Simison: Councilman Taylor. Taylor: So, you are kind of leading into a question I had in my mind, which you answer first and, then, Chris, I would curious yours, which is a lot of what we saw tonight -- or reading in this report is about what it feels like, how enjoyable you can make the space, shade, other things. But, then, how do you get people to come; right? So, you guys can host events and that's nice. What -- what's the next evolution of how do you get people to come and we have talked about a festival street and this concept before. Be kind of curious to know -- obviously, I know you support it, but how do you envision sort of that gathering space that's devoted towards more of an actual gathering space, instead of blocking off the streets and throwing up some street vendors. You know, what is the business community's ideal sort of festival street layout? How do you take advantage of that to attract businesses? Not just -- I mean street vendors are important, but, you know, more brick and mortar type of businesses, other activity -- of Meridian City Council Work Session October 28,2025 Page 16 of 22 people who want to bring an office space and lease down here, what's your sort of perspective on that representing the business community, then, Chris, I would be curious your comments as well. Wardle: So, from my perspective marketing -- once you start doing something people will start looking at the calendar of what you got produced and things like that. I can tell you over the four years in Oktoberfest marketing we have actually rolled back our marketing spend. We have created an event that has created -- that people know about. Word of mouth is getting around. They are coming down. You know, we have shifted from, you know, heavy radio advertising and print media advertising to probably more just social media, of saying, hey, Oktoberfest has come back around. You have got great pictures to share and things like that and people want to be a part of it. The -- as far as the businesses, one of the things -- and Councilman Little Roberts can probably attest to this, because she was in my role previously, we have had a seed change in some of the downtown businesses. The downtown businesses used to be objectionable to closing the streets and bringing in vendors and things like that. What we have shown them is that by doing things like that we are bringing additional foot traffic and you have got to capitalize on it. Do we still have a few outliers that are, you know, would rather see, you know, their customer be able to park right in front of their business? Yes. But the foot traffic that we are creating, the awareness and things, that is invaluable marketing for those downtown businesses to be a part of that. So, hopefully, I gave you an answer to my portion of it. Danley: So, my answer is going to be this is precisely -- that -- that question is precisely why the other parts of this document are important. It's why that parking should be as organized as we can be. Don't need to put a parking garage, but if we can organize it and make it easy, park once, you know, do your thing and make it as transparent and simple as can be. Enforceable. All the things we talked about. You know, that's a piece of it. It's why the overlay and the design standards are so important, because it's not just about attracting the people to come here, it's also about trying to make this place in the downtown also a livable place where people want to actually live and spend even more time. But the design standards are a piece of it. It's ensuring that the facades and the entry points are oriented towards the street in the right direction. It's not just a big parking area out in front, for example; right? All those little details in the overlay matter and it gets to the point that you are -- that you are getting to is all the ways and reasons why people want to be in the place and it's special, it's -- next December -- this coming December when I come back it's also the reason why we talk about the connection piece to make it easier if we do want people to come into downtown, how do we get in and out as easily as we can, whether it's by car or by foot or bike even or bus and eventually the rail corridor and the trail that you are building along the rail corridor. But having additional connections matters for the ability to get in and out and make it an easy experience. So, that's why all these puzzle pieces, in addition to what we talked about tonight, are important to the full vision of what this Destination Downtown is trying to achieve, so that when we have the, events, right, they are even more successful in all of those different ways. Meridian City Council Work Session October 28,2025 Page 17 of 22 Simison: I have got three items for you, Chris. We will try to go through them pretty quick. Danley: Okay. Simison: First one, the gateway features. Meridian Road. Yes, lighting was first -- that's like one of the first projects that was done through MDC was when they put all the historical lighting on that road. But, otherwise, it's a large road where you can't get any ambiance in its structure and I don't want to say it's not part of downtown, but we put the road in to get people to bypass downtown, so that downtown could be the walkable space, so at least in -- where they have identified entryway structures. We have got one on Meridian and we got one on Main and we got one even up at Franklin and I don't know that Franklin or Main -- or Meridian Road locations really signify you are in the downtown currently for what you are trying to convey. So, talk to me about why would you put those there -- if you were to put them up tomorrow -- Donley: Right. Simison: You know, 50 years, 40 years, 20 years, ten years it might be different, but, you know -- or do we need to put some emphasis on Meridian Road to change what Meridian Road feels like, even if it was a boulevard with trees in the middle to try to like slow down and change its feel for it to feel like downtown, because it doesn't feel like downtown. That's really where -- both those areas don't feel like what our downtown is or those gateway monuments proposed at least in the plan. Danley: And, Mayor Simison, you are illustrating this -- the point that we have had in this Chamber and we had in the couple of years of putting this document together, which is where is downtown, because for our -- for our task, our task for Destination Downtown was freeway -- I'm going to say Fairview, Cherry, but even a little bit farther. So, for our perspective or point it was -- that was the boundary of what downtown was, but to your point it's maybe more defined as what your code would refer to and what we have been discussing with the overlay of Old Town. But, yet, there is also objectives within the Comprehensive Plan and the previous documents that kind of say, hey, downtown is -- it's -- we want it to grow. We want it to stretch, especially as we go towards south a little bit and up towards north. It's why we want to have some of the land use discussions up around Cherry and Main and Meridian Road, for example, is okay. This is part of downtown now and so that's what our general thinking was and what we were hearing from the public about where their thoughts are, where is downtown, where is this Old Town and it is -- it is -- it is a tricky -- it's a hundred percent. So, if the ultimate landing place for where these circles on this map are to change, I think that's fair game. At this point that was our best take of saying, hey, these major intersections, the investment that's going to be going in to Fairview, for example, and other corridors, that's where we are thinking. With the -- the potential for the Speedway, we don't know what that's going to look like. There was another possibility there of saying, hey, we are pretty much right in downtown now or you're just about there. So, that was our general line of thinking. Meridian City Council Work Session October 28,2025 Page 18 of 22 Simison: Okay. Second one. You alluded to it a little bit -- or the plan alluded to it. You didn't really talk about it, but I guess Generations Plaza, there is a space that -- it was mentioned here might need a sprucing up. Is that the area that -- is it a big enough area to try to make it be the activation point? Because people tried to activate it over the years in different ways. Danley: Right. Simison: And I think it's activated by the restaurants on the edges, but the plaza itself really doesn't get a lot of activation from our perspective. So, is that a -- is that an easy place for the city to start, since it is our property. It's kind of like City Hall property and, if so, what would that look like in your mind tomorrow as an easy way to spruce it up? Danley: That's a great question, Mayor, and I would say our effort was not intended to get that granular in terms of design treatments on a parcel-by-parcel basis to that point. I think you're right that the Generations Plaza might be the most opportune site, because people are familiar with it and it is something that, you know, has ownership of. But are there other competing spots that might make sense, too? I don't -- off the top of my head I'm not going to be -- I can't -- I'm not able to answer that. But if I were to do two things I would say that -- I would -- I would really get into the music and lighting. I would lean on that. I would -- I would activate that space by making it interesting, by getting in here first and foremost. So, those are the two things on Generations, because there is also -- those are also two ways that aren't as -- they are not as -- as heavy on the bank account; right? They are not going to be some major transformational thing that you are kind of rolling the dice on. We know that lighting is a -- is relatively simple way and with the programmable stuff immediately will make a big difference there, especially this time of year, you know, when it's darker hours and the music side, that's -- that's also fairly easy. But the other space is this one out here and I know that it's a parking area, but directly out front is not and so there is another one of those public spaces that you have a bit of a -- of a canvas. There is a great water feature and -- but you have the bathrooms and stuff. So, that might be a competing area that might be a trial and error with some of these things. Simison: And you just touched on my third piece. One thing that wasn't talked about in here was a water feature and I would be remiss -- I saw Mayor Tammy last Friday. She very specifically asked where the water feature is in the downtown conversation, but in terms of activation -- I mean, obviously, we don't have a river or a creek that runs through it. Where do you see water coming into any consideration for what you want to create in downtown or a public space? Danley: Yeah. Another great question and I -- my answer to that would be -- and this is a bit -- a bit separate from the document, since it's not necessarily in there. I think water features are fantastic and wonderful. I know they are expensive and I know they are expensive to maintain, because they leak and they hit pumps and all of that kind of stuff. So, that becomes part of the calculation, especially in summer it starts to dry up, too. But, you know, I don't -- I'm not going to sit here -- I don't think I have a ready-made Meridian City Council Work Session October 28,2025 Page 19 of 22 answer for that. I think that water features are great. I think water features can certainly enhance certain locations where they are -- where they are appropriate, but given the cost of things and the maintenance I think that's a deeper discussion, frankly, that probably ought to be had, especially amongst MDC and the city. Simison: Okay. Thank you for indulging me. Council Woman Strader. Strader: Thank you. Just a process question. I have been out for a couple weeks, so I'm still getting caught up, but we are having these meetings every month. I think you're getting really good feedback from us. We are exchanging ideas. Does it make sense sometime, like early in 2026 or maybe in our next meeting, to come back to us with like, hey, these are some things we are thinking about changing in the plan or these are some tweaks that we are considering just in response to feedback from the city. I'm just kind of curious how you are thinking about that as we move forward. Danley: That's a great question and thank you, Council Woman Strader. So, I think this point the big momentum that we have at this point is the overlay district and I know that staff is working towards that and going through and documenting the types of things that they agree with, things that don't necessarily agree with and ultimately that's going to be in front of you at some point. So, that they are moving forward and making progress on that front. So, the question maybe is do we engage in that and, then, the bulk of the document when the time is right for any and all updates that kind of go in as a result of that overlay conversation or do we start to piecemeal this as it moves forward? I think that's a question that would need to be discussed, you know, I think with Ashley and myself. She's technically my client, so to speak, so we need to make sure we are on the same page about that. I don't want to speak out of turn. But I do think it's important that we continue to make that document better, but the timing of when it is -- and, then, ultimately how do we ensure we capture all of your -- your general comments and that there is alignment within them as much as possible? So, I think that's part of it. But I do agree that it's probably getting close to the point where we start getting things on paper and modifying where it needs to be modified to strengthen it. Simison: Council Woman Little Roberts. Your mic. Little Roberts: Thank you. There we go. If I remember right Caldwell did a business improvement district to get Indian Creek Plaza and all of that kicked off. Is that something that we would potentially need to look at? If I remember right it took them a long -- fairly long time to get the businesses to buy in and Shaun's absolutely right, we had some that were just like -- a few of them are still around that just were absolutely not going to budge for anything along there. I'm just -- all of this is wonderful. I'm super excited. I have done a lot of -- you know, in past on like walkable cities and things like that and so -- but I also know that there can be a lot of back work before something like this can even start, even though it sounds like you have come up with some great things like lighting and things that can be changed quicker. Meridian City Council Work Session October 28,2025 Page 20 of 22 Danley: Thanks for the question. And so you have in place an urban renewal district as we speak and there is mechanisms and opportunities within -- within the URD, separate conversation, but, nevertheless, there is a bit of a mechanism there. But maybe not necessarily all of the funding can come from that particular tool. So, would a BID be appropriate? That's another question that has to be, you know, kicked around, because, frankly, that's a -- that's a tax, let's be honest; right? That's a funding mechanism that's specific to the geography, but going toward the improvement that is agreed upon. So, that's a -- that's a discussion that certainly would need to be coming through this board or this commission and council. Let me get the third one; right. Because of the dollars and cents that comes from it. But I do agree that at some point there may be a need to have of -- do we have a dedicated funding source to do this or do we continue to do -- and go about this as it is, because you can accelerate the pace of delivery of some of these things, you know, with a dedicated source. But if that's not comfortable, especially just, you know, moving parts of cost of living and business costs and stuff like that, then, maybe we are more comfortable with the pace that we are in. will say maybe some of you have been to Joseph, Oregon, up by Wallowa Lake. They have an art district. So, it's the same kind of a thing in terms of an actual taxing district, but the amount of art that's in there and all of the different ways that they spend those funds it's amazing to see. It really is. It's quite overwhelming in some respects. It's just so prominent. But that's a decision that needs to be -- I think had probably later on. Simison: I'm going to asked Curtis to come on up and maybe piggyback on this, because this is something that we have been having conversations and exploring with -- with our business community and I think some of it is, you know, expectations of what they want or are willing to pay for and cost. So, you don't have to go into the -- just -- just give a brief overview of maybe where you think things are with the conversation so far. Calder: Yeah. Sure. Thank you. My name is Curtis Calder. I'm economic development administrator and when I came on board a year or so ago the Mayor had asked me to start the exploration of a business improvement district anticipating the oldest URD expiring next year and so we have engaged probably about 50 property owners in the central downtown core and had pretty lengthy conversations with them and explained what, number one, a business improvement district is, because there is always a lot of confusion with regard to what it is versus an urban renewal district. So, a lot of it was education. The feedback we have received and we have kind of put this together in a draft report. We haven't finished it yet, but the feedback we got was very positive actually. So, it might have to do with a lot of the different folks changing throughout the last decade or so down there. But we feel like, you know, just anecdotally it's a petition driven process. It's not something we necessarily control once they start the petition process, but we feel like there would be enough support to at least get it through the petition if -- if it were to go that far. We think that it's not one hundred percent support and we have visited with both -- well, with Caldwell, Nampa, Boise, Coeur d'Alene, their BIDS, to see how they were established, how they, you know, garnered public support. Each community did it a little bit differently, but we would say that in Caldwell's example they to this day still do not have full support and they said if Meridian City Council Work Session October 28,2025 Page 21 of 22 we were to go through that process to shoot for like 80 percent -- 75, 80 percent, because we will spend a lot of time on five or ten percent that are opposed to it even once it's established, so they spend a lot of their time still dealing with people that aren't very happy that they have the BID. So, I don't know if we could get to that level of support out of the gate, but I think the one thing they want to see -- or before they would be comfortable signing on is wanting to know what the money would be used for. They want a plan. They want to know what the value is of having a BID. And, then, the other question we have gotten a lot is why would we not think of reestablishing the URD again once it expires? So, that question's out there. I think there is folks that maybe don't want to see another URD, but it is another tool in the toolbox and so a lot of these communities are layering both. They have a URD and a BID and they are able to generate quite a bit of income to do some of the improvements that the businesses and the property owners would like to see. So, that's kind of a quick summary. Simison: A lot more to come. But that basic question -- is it a person? Is it events? Is it, you know, taking care of things like this that cost money from lighting and art and everything else? I think those will be the questions that they will want to know and I think so what this conversation is will help drive that conversation as well, so they can say this is a plan that they may or may not be interested in supporting. Calder: Yeah. That's fair. Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: Just a quick question. Curtis, does the BID have an expiration date? Five years? Ten years. Twenty years? I mean how is it -- or is it in perpetuity? Calder: Well, they are definitely structured differently per whatever -- I think it's through resolution of a city council when it's established. So, I don't think there is anything that can -- that says -- prevents you from putting in a sunset date on it. But the ones that we have looked at do not have sunset. So, I would assume that's something we wouldn't want to limit ourselves on, especially if the property owners are asking -- asking for it, because, again, it's not pushed down from us, it's pushed up from the property owners and/or businesses in the case of a business improvement district. Simison: Thank you. Appreciate that update. Calder: Okay. Thank you. Simison: Council, additional questions at this time? Comments? Okay. Take next month off. Danley: See you in December. Meridian City Council Work Session October 28,2025 Page 22 of 22 Simison: See in December. Thank you. Okay. Councilman Cavener. EXECUTIVE SESSION [Action Item] 21. Per Idaho Code 74-206(1)(f): To communicate with legal counsel for the public agency to discuss the legal ramifications of and legal options for pending litigation, or controversies not yet being litigated but imminently likely to be litigated. Cavener: Mr. Mayor, I move we go into Executive Session pursuant to Idaho State Code 74-206(1)(f). Strader: Second. Simison: Have a motion and second to go into Executive Session. Is there discussion? If not, clerk call the roll. Roll Call: Cavener, yea; Strader, yea; Overton, yea; Little Roberts, yea; Taylor, yea; Whitlock, yea. Simison: All ayes. Motion carries and we will go into Executive Session. MOTION CARRIED: ALLAYES. EXECUTIVE SESSION: (5.36 p.m. to 5.59 p.m.) (Cavener-motion/Strader-second) (Adjourn: Cavener-motion/Strader-second) MOTION CARRIED: ALLAYES. MEETING ADJOURNED AT 5.59 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) MAYOR ROBERT E SIMISON ATTEST: 11-12-2025 CHRIS JOHNSON - CITY CLERK E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve Minutes of the October 14, 2025 City Council Work Session Meridian City Council Work Session October 14,2025 Page 17 of 17 Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: Move we adjourn the work session. Overton: Second. Simison: Motion and second to adjourn. 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 5:21 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) MAYOR ROBERT E. SIMISON 10-28-2025 ATTEST: CHRIS JOHNSON - CITY CLERK 10-28-2025 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve Minutes of the October 14, 2025 City Council Regular Meeting Meridian City Council October 14,2025 Page 57 of 57 Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: I move that we approve Ordinance No. 25-2100. Overton: Second. Simison: Have a motion and second to approve Ordinance No. 25-2100. Is there 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. FUTURE MEETING TOPICS Simison: Council, anything under future meeting topics or do I have a motion to adjourn? Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: Move we adjourn our meeting. Little Roberts: Second. Simison: Motion and second to adjourn. 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 8.50 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) MAYOR ROBERT SIMISON DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK w IDIAN� AGENDA ITEM ITEM TOPIC: Pura Vida Ridge Ranch Subdivision No. 1 Sanitary Sewer and Water Main Easement No. 2 (ESMT-2025-0121) Ada County Recorder Trent Tripple - 2025-071054 ' "Boise,Idaho -Pds=5 vbailey,10/29/2025 08:10:06 AM / CITY OF MERIDIAN IDAHO$0.00 , Electronically Recorded imqw Name or SubdivisionName, Pura Vida Ridge R, anch SubdvWonNO. 1 it 'Se r Water Im ni Number 2 tit"Sft WAInvidodWIN&Wtbr whebanaft ' FGr Infemal use sty ESMT-2025-0121 kecord Number:- - ' October THIS nt nt i 2 2+025be .. . , arise Rim.LLC s! toe. Oita+OfMeriidiangan Idaho eipal Corporation '°Grantee"); WHEIT-AS,,the Grantor,desires to provide e a sanitary sewer a water rein ri t- f- Way ' across,the premises and property her imfter particularly boundedand described- - WHEREAS, the sanitary sewer and. ter is to be prov for h 'urt&rgro, und pipelines to-11v constructed by b - s#and ' -WHEREAS,itwill be to maintain and servicesaid pipelines fromfirrieto time b the Grantee; ' NOW, E FO , in nsider tinn f the fits;t be received by the nt r, and other good and valuable consideration the Gnuvor does hereby give,grant and convey unto the Grantee the right-ofawa for an easement for the operation amaintenance" of ' sanitary s" er d water mains over d across the fallowing described pry - ' - (SEE ATTAC14ED E1 .; E The casement hereby-grant is-fib is-fibr the purpose ofconstruction and operation,of sanitar -- s w r and watch mains and th,eiral i d facilities,together with their maintenance,repair and rep 1 +:sat at envn'ie f O t Frith the night cr a s to such a+ci liti at any and all times. r , TO HAVE AND `I`O HOLD, the said easement and right-of-way unto the sail: tee- f - its successors and igns forever. Ill I -EXPRESSLY UNDERSTOOD AND AGREED, by and between the parties hereto,that after making repairs or in other maintenance,- -shallGrantee re, tine areas of the e nt Adja t property to existent. 'or to undertaking I Stich repairs And maintenance. flarever,-Grantee shall n€mt be responsible for repairing, replacing or restoring anything pl ced,within the area describedin this easement that was placed'there in violatioh.of,this easement. r - ' Sanitary r and Water'Main Easanent Page I Version 01/01 024 THE GRANTOR covenants and agrees that Grantor shall not place or allow to be placed any permanent structures or obstructions within the easement area that would interfere with Grantee's use of said easement, including, but not limited to, buildings, trash enclosures, carports, sheds, fences, trees, or deep-rooted shrubs. THE GRANTOR covenants and agrees with the Grantee that should any part of the right-of- way and easement hereby granted shall become part of, or lie within the boundaries of any public street, then, to such extent, such right-of-way and easement hereby granted which lies within such boundary thereof or which is a part thereof, shall cease and become null and void and of no further effect and shall be completely relinquished. THE GRANTOR does hereby covenant with the Grantee that Grantor is lawfully seized and possessed of the aforementioned and described tract of land, and that Grantor has a good and lawful right to convey said easement, and that Grantor will warrant and forever defend the title and quiet possession thereof against the lawful claims of all persons whomsoever. THE COVENANTS OF GRANTOR made herein shall be binding upon Grantor's successors, assigns, heirs, personal representatives,purchasers,or transferees of any kind. IN WITNESS WHEREOF, the said parties of the first part have hereunto subscribed their signatures the day and year first herein above written. GRANTOR: SUNRISE RIM, LLC BY LAMANN LLC, MEMBER BY AUDERY D'ORAZIO, MEMBER STATE /IDAHO ) ) ss County ofAda ) This record was acknowledged before me on 10ro2r2025 (date) by Audrey D'Orazio (name of individual), [complete the following ifsigning in a representative capacity, or strike thefollowing ifsigning in an individual capacity] on behalf of Sunrise Rim LLC (name of entity on behalf of whom record was executed), in the following representative capacity:for Lamann LLC as member of {type of authority such as officer or trustee) Sunrise Rim LLC Notary Stamp Below TAMERA L Him OVDE COMMISSION #18311 Notary Signature NOTARY PUBLIC My Commission Expires: 12/02/2027 STATE OF IDAHO MY COMMISSION EXPIRES 1210212027 Sanitary Sewer and Water Main Easement Page 2 Version 01/01/2024 GRANTEE: CITY OF MERIDL4N Robert E. Simison,Mayor 10-28-2025 Attest by Chris Johnson, City Clerk 10-28-2025 STATE OF IDAHO, ) SS. County of Ada ) This record was acknowledged before me on 10-28-2025 (date) by Robert E. Simison and Chris Johnson on behalf of the City of Meridian, in their capacities as Mayor and City Clerk,respectively. Notary Stamp Below Notary Signature My Commission Expires: 3-28-2028 Sanitary Sewer and Water Main Easement Page 3 Version 01101/2024 N"�URI CENTURION ENGINEERS, INC. Consulting Engineers, Land Surveyors and, Planners 2323 S. Vista Ave, Suite 206 Boise, ID 83705 Telephone 208,343.3381 1 www.centengr.com NEE9h Pura Vida Ridge Ranch Subdivision Off-Site Meridian Water and Sewer Stub Easement Within Phase Two 18 October 2026 A portion of U.S. Lot 4 of Section 4, Township 2 North, Range 1 East, Boise Meridian, Ada County, Idaho being more particularly described as follows: Commencing at the northwest corner of said Section 4, which bears S89°43'34"W, 2,651.67 feet from the north quarter corner of said Section 4; thence from said northwest corner of said Section 4, N89°43'34"E, 1,325.81 feet along the northerly boundary of said U.S. Lot 4 to the northeast corner of said U.S. Lot 4; thence S38015'29"E, 787.56 feet along a random line to the Point of Beginning: Thence N32049'34"E, 28.00 feet; Thence S57°10'26"E, 20.00 feet; Thence S32°49'34"W, 51.50 feet; Thence N57010'26"W, 20.00 feet; Thence N32049'34"E, 23.50 feet to the Point of Beginning. Comprising 1,030 square feet, more or less. LA 116 �10-.I-o 'rE0F0 Exhibit A 0•Cp Our Second Century of Engineering Excellence Established 1921 NW Corner N 8904J 4"E N 14 Corner SoC66n 4 IJ25 BI' Section 4 East L aka Hazel Road S 890 , 34"W 1,325 86 ON AE Corner . b6 Lot 4 {fordo Lrr�e °,., 0 0.00' N 49,34 E 600' Easement c `p-r-) Point of Be iirn' i0 0 5F . °4 ;34 E 3 °4934"W ,3.50' I ' Pura Vida Ridge N 5770 "3 Rauch Subdivision 20r00' Off-Site Meridian WaterlSewer Serb Easement Situate In U.S. Lot 4 of Section 4, Township L !North, Range 7 East, L LA Boise Meridian, Ada County, Idaho 6 s s fi October 2025 a 4116 �E G F 0.Cad'``' N NTURI N CNOINCCRS. INC. ComAng ems, Surveyors,LaM s Exhibit 2323 , vista Ave, Ste 206 1 Boise, D 83705 OB 343,3381 1 wwwxentengx= E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Western States Equipment Water Main Easement No. 2 (ESMT-2025-0122) Ada County Recorder Trent Tripple 2025-071057 Boise,Idaho Pgs=5 vbailey 10/29/2025 08:10:06 AM CITY OF MERIDIAN IDAHO$0.00 Project Name or Subdivision Name: Electronically Recorded Western States Equipment Water Main Easement Number: 2 Identify this Easement by sequential number if the project contains more than one easement of this type.See instructions/checklist for additional information. '.. For Internal Use Only ESMT-2025-0122 Record Number: WATER MAIN EASEMENT THIS Easement Agreement made this28th day of October 20 25 between Western states Equipment company ("Grantor")and the City ofMeridian,an Idaho Municipal Corporation("Grantee"); WHEREAS, the Grantor desires to provide a water main right-of-way across the premises and property hereinafter particularly bounded and described,and WHEREAS , the water main is to be provided for through underground pipelines to be constructed by others;and WHEREAS, it will be necessary to maintain and service said pipelines from time to time by the Grantee; NOW,THEREFORE, in consideration of the benefits to be received by the Grantor; and other good and valuable consideration; the Grantor does hereby give, grant and convey unto the Grantee the right- of-way for an easement for the operation and maintenance of water mains over and across the following described property: (SEE ATTACHED EXHIBITS A and B) The easement hereby granted is for the purpose of construction and operation of water plains and their allied facilities,together with their maintenance,repair and replacement at the convenience of the Grantee,with the free right of access to such facilities at any and all times. TO HAVE AND TO HOLD, the said easement and right-of-way unto the said Grantee, its successors and assigns forever. IT IS EXPRESSLY UNDERSTOOD AND AGREED, by and between the parties hereto, that after making repairs or performing other maintenance,Grantee shall restore the area of the easement and adjacent property to that existent prior to undertaking such repairs and maintenance. However, Grantee shall not be responsible for repairing, replacing or restoring anything placed within the area described in this easement that was placed there in violation ofthis easement. THE GRANTOR covenants and agrees that Grantor shall not place or allow to be placed any permanent structures or obstructions within the easement area that would interfere with Grantee's use of said easement, including,but not limited to,buildings,trash enclosures, carports, sheds,fences,trees;or deep-rooted shrubs. THE GRANTOR covenants and agrees with the Grantee that should any part of the right-of-way and easement hereby granted shall become part of,or lie within the boundaries of any Water Main Easement Page I Version 01/01/2024 public street, then, to such extent, such right-of-way and easement hereby granted which lies within such boundary thereof or which is a part thereof, shall cease and become null and void and of no further effect and shall be completely relinquished. THE GRANTOR does hereby covenant with the Grantee that Grantor is lawfully seized and possessed of the aforementioned and described tract of land, and that Grantor has a good and lawful right to convey said easement, and that Grantor will warrant and forever defend the title and quiet possession thereofagainst the lawful claims of all persons whomsoever. THE COVENANTS OF GRANTOR made herein shall be binding upon Grantor's successors, assigns, heirs, personal representatives,purchasers, or transferees of any kind. IN WITNESS WHEREOF, the said parties of the first part have hereunto subscribed their signatures the day and year first herein above written. GRANTOR: Western States Equipment Company,an Idaho Company STATE OF IDAHO ) ) SS County of Ada ) ,1 c� This record was acknowledged before me orY ! j X ate)bye -ko ki (name of individual), [complete the following l signing in a representative capacity, or strike the following if signing in an individual capacity] on behalf of Western States Equipment Company (name of entity on behalf of whom record was executed), in the following representative capacity: President (type of authority such as officer or trustee) Notary Stamp Below M N M M dhkdbwft �A� SHASTA N FREDERICK Notary Public-State of Idaho Notary Signature �pj,nn ��nnjj``k'/ M pp 7 Commission Number 20203795 My Commission Expires:ya l(ol2�Z(p y Commission Expires Oct 16, 2026 Water Main Easement Page 2 Version 0 1/0 1/2024 GRANTEE: CITY OF MERIDIAN Robert E. Simison. Mayor 10-28-2025 Attest by Chris Johnson, City Clerk 10-28-2025 STATE OF IDAHO, ) : ss. County of Ada ) 10-28-2025 This record was acknowledged before me on (date) by Robert E. Simison and Chris Johnson on behalf of the City of Meridian, in their capacities as Mayor and City Clerk, respectively. Notary Stamp Below Notary Signature 3-28-2028 My Commission Expires: Water Main Easement Page 3 Version 0 1/0 1/2024 i��� THE LEGAL DESCRIPTION W_ Page1OF1 0 LAND ammiTAGROUP September 19, 2025 Project No.: 124154 EXHIBIT"A" WATERLINE EASEMENT CITY of MERIDIAN WESTERN STATES EQUIPMENT COMPANY An easement located in the Southeast one quarter of the Southwest one quarter of Section 18, Township 3 North, Range 1 East, Boise Meridian, City of Meridian,Ada County, Idaho, being more particularly described as follows: COMMENCING at the South One Quarter corner of said Section 18, (from which point the Southwest corner of said Section 18 bears South 89'43'32"West, 2444.36 feet distance); thence on the north- south mid-section line of said Section 18, North 00'27' 10" East,45.00 feet,to a point on the northern right of way line of East Overland Road;thence continuing on said mid-section line, North 00'27' 10" East,901.14 feet to the POINT OF BEGINNING: Thence North 89'32' 50"West, 3.83 feet to a point on the westerly edge of an existing Sewer& Water easement, recorded in Instrument No. 8708620; Thence on said westerly edge, North 00' 27'08" East,36.60 feet; Thence leaving said westerly edge, South 89'32' 50" East, 3.83 feet to a point on said mid- section line; Thence on said mid-section line,South 00' 27' 10"West, 36.60 feet to the POINT OF BEGINNING. The above-described easement contains 0.003 acres (140 Ftz), more or less. PREPARED BY: p't�'Ac�NA DS,� The Land Group, Inc. �0 �- Michael Femenia, PLS o x o 0 OF Q' U9/19/2025 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939,4041 thelandgroupinc.com Waterline Easement for Western States L2 Equipment Situate in the SE 1/4 of the SW 1/4 of Section 18 Township 3 North, Range 1 East, Boise Meridian WATERLINE EASEMENT City of Meridian,Ada County,Idaho 0.003 Acres± 2025 (140 Ft2) ;' 1�ALLA N sG� o I� p� I u /� a 5 500 E OVERLAND RD WESTERN STATES EQUIPMENT COMPANY o OF\ APN:S1118346791 0 EL S �� 09I19 2025 I � Line Table / LINE BEARING LENGTH POB L1 N89°32'50"W 3.83' L1 L2 S89°32'50"E 3.83, 32'CoM SEWER&WATER EASEMENTINST#8708620 I , I � rn I i �o , z SW COR SEC 18 RW A,W aW a,W a;mN00°27'10'E East Overland Road 45.00' S89°43'32"W 2444.36' S1/4 SEC 18 J E 0 10, 20' E Exhibit "B" a Horizontal Scale:1"=120' Project No.:124154 Date of Issuance:September 19,2025 o =oE =THE Waterline Easement =N LAND City of Meridian PTa _ GROUP Western States Equipment Company v IDIAN� AGENDA ITEM ITEM TOPIC: Apex Zenith Sanitary Sewer and Water Main Easement No. 1 (ESMT-2025- 0123) Ada County Recorder Trent Tripple 2025-071047 Boise,Idaho Pgs=30 vbailey 10/29/2025 08:05:51 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded Project Name or Subdivision Name: Apex Zenith Sanitary Sewer&Wata Main Easement Number. Id=*d&F=meat by aeqncW+t somber tf theproject caau=mae dm one eaumem of&k type.See bmum i'ewdlea ist for R&itimw information. For Internal Use Only ESMT-2025-0123 Record Number: SANITARY SEWER AND WATER MAIN EASEMENT THIS Easement Agreement made this 28th day of October 20 25 between DWT Investments LLC, an Idaho limited liability company, SCS Investments LLC, an Idaho limited liability company, and SCSH Properties LLC, an Idaho limited liability company (collectively "Grantor")and the City of Meridian,an Idaho Municipal Corporation("Grantee"); WHEREAS,the Grantor owns that certain property legally described on Exhibit A attached hereto(the"Grantor Property"),and Grantor desires to provide a sanitary sewer and water main right-of-way across a portion of the premises and property hereinafter particularly bounded,described and depicted on Exhibit B attached hereto(the"Easement Area");and WHEREAS, the sanitary sewer and water is to be provided for through underground pipelines to be constructed by others;and WHEREAS,it will be necessary to maintain and service said pipelines from time to time by the Grantee; NOW, THEREFORE,in consideration of the benefits to be received by the Grantor,and other good and valuable consideration, the Grantor does hereby give, grant and convey unto the Grantee the right-of-way for an easement for the operation and maintenance of sanitary sewer and water mains(the"Easement")over and across the Easement Area. The Easement hereby granted is for the purpose of construction and operation of sanitary sewer and water mains and their allied facilities,together with their maintenance,repair and replacement at the cost and expense of the Grantee,with the free right of access to such facilities located within the Easement Area as reasonably necessary for Grantee's maintenance and repair of such facilities at any and all reasonable times, provided, however,that,prior to such entry upon Grantor's Property,Grantee shall provide written notice to Grantor of such repair,or replacement activities(except in emergencies).Grantee shall perform such maintenance,repair,or replacement activities so as not to unreasonably interfere with Grantor's use and operation of the Grantor Property. TO HAVE AND TO HOLD,the Easement unto the said Grantee,its successors and assigns forever,subject to the conditions set forth herein. Sanitary Sewer and Water Main Easement Page 1 Version 01/01/2024 trn•in1Rg1AAq A IT IS EXPRESSLY UNDERSTOOD AND AGREED,by and between the parties hereto, that after making repairs or performing other maintenance or replacement activities upon the Easement, Grantee shall restore the Grantor Property to the condition existing prior to Grantee's entry upon Grantor's Property. However, Grantee shall not be responsible for repairing,replacing,or restoring anything placed within the Easement Area that was placed there in violation of the terms of this Easement. THE GRANTOR covenants and agrees that Grantor shall not place or allow to be placed any permanent structures or obstructions within the Easement Area only that would materially interfere with Grantee's use of the Easement, including, but not limited to, buildings, trash enclosures, carports, sheds, fences, trees, or deep-rooted shrubs. The foregoing restrictions shall not prohibit Grantor's legal use of the Easement Area that does not conflict with the Grantee's enjoyment of the Easement, including, but not limited to, parking and landscaping over the Easement Area. THE GRANTOR covenants and agrees with the Grantee that should any part of the Easement Area become part of, or lie within the boundaries of any public street,then, to such extent, such Easement hereby granted which lies within such boundary thereof or which is a part thereof,shall cease and become null and void and of no further effect and shall be completely relinquished. THE GRANTOR does hereby covenant with the Grantee that as of the date of this Agreement, Grantor is lawfully seized and possessed of the Easement Area, and that Grantor has a good and lawful right to convey said easement to Grantee,and that Grantor shall use commercially reasonable efforts to defend the title and quiet possession thereof against lawful claims related thereto. THE COVENANTS OF GRANTOR made herein shall be binding upon Grantor's successors,assigns,heirs,personal representatives,purchasers,or transferees of any kind. IN WITNESS WHEREOF,the said parties of the first part have hereunto subscribed their signatures the day and year first herein above written. [Signatures on next page] Sanitary Sewer and Water Main Easement Page 2 Version 01/01/2024 Pre 1 nZR;I)A K F GRANTOR: DWT INVESTMENTS LLC an Idaho limited liability company By: Brighton Corporation, an Idaho corporation, Manager By: Robert L. Phillips,President STATE OF IDAHO ) :ss. County of Ada ) On this f 3 day of OCk-12QL/, 2025, before me, the Notary Public in and for said State, personally appeared Robert L. Phillips, known or identified to me to be the President of Brighton Corporation, the Manager of DWT Investments LLC, the company that executed the instrument or the person who executed the instrument on behalf of said company, and acknowledged to me that such company executed the same.. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. of Public fP r I o i P UBLXC : o oa, 0z My Commissi n ex Tres kp P . ATE OF ��.••'' Sanitary Sewer Easement Page 3 Version 01/01/2024 SCS INVESTMENTS LLC an Idaho limited liability company BIIAJ,4-. Michael A.Hall,President STATE OF IDAHO ) . ss. County of Ada ) On this 13 day of Le:�.4 J(--aeA- in the year of 202,tT— . me a Notary Public o said State,personally appeared Michael A.Hall,known or identified to me to be the President of SCS Investments LLC,the company that executed the instrument or the person who executed the instrument on behalf of said company, and acknowledged to me that such company executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. DONNA WILSON COMMISSION#67674 NOTARY PUBUC STATE OF IDAHO Notary Public for Idaho 11:�— IP - N43 My Commission'expires Sanitary Sewer Easement Page 4 Version 01/0I 2024 SCSH PROPERTIES LLC, an Idaho limited liability company By: SCS Management LLC,an Idaho limited liability company Its:Manager By: dr-Zh PeIAA.4Hall,Presiders STATE OF IDAHO ) .SS. County of Ada ) On this )3 day of in the year of 20 ZLY,before me a Notary Public of said State,personally appeared Michael A.Hall,known or identified to me to be the President of SCS Management LLC,the Manager of SCSH Properties LLC,an Idaho limited liability company, the company that executed the instrument or the person who executed the instrument on behalf of said company,and acknowledged to me that such company executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. DONNA WILSON No Public for Idaho COMMISSION#67674 ' NOTARY PUSUC My Commission expires STATE OF IDAHO Sanitary Sewer Easement Page 5 Version 01/01 024 GRANTEE: CITY OF MERIDIAN Robert E. Simison,Mayor 10-28-2025 Attest by Chris Johnson,City Clerk 10-28-2025 STATE OF IDAHO ) : ss. County of Ada ) This record was acknowledged before me on10-28-2025 (date)by Robert E. Simison and Chris Johnson on behalf of the City of Meridian,in their capacities as Mayor and City Clerk,respectively. Notary Stamp Below Notary Signature 3-28-2028 My Commission Expires: Sanitary Sewer Easement Page 6 Version 01/01/2024 Exhibit A Grantor Property [To be inserted] Sanitary Sewer Easement Page 1 Version 0I/0U2024 km ENGINEERING October 7,2025 Project No.:22-075 Apex Zenith Pamel A Legal Description A parcel of land being a portion of Government lots 4 and 5 of Section 6,Township 2 North,Range 1 East,B.M.,City of Meridian,Ada County,Idaho being more particularly described as follows: Commencing at an aluminum cap marking the Northwest comer of said Section 6,which bears N89°42'120W a distance of 1,189.98 feet from a 5/8-inch rebar marking the Northeast corner of said Lot 4,thence following the northerly line of said Lot 4,S89042'12"E a distance of 665.06 feet; Thence leaving said northerly line,S00°17'48"W a distance of 70.50 feet to a 5/8-Inch rebar on the southerly right-of-way of W.Lake Hazel Road and being the POINT OF BEGINNING. Thence leaving said southerly right-of-way,S00017'48"W a distance of 502.71 feet to a 5/8-inch rebar; Thence N89*42'12"W a distance of 155.00 feet to a 5/84nch rebar; Thence 117.03 feet along the arc of a curve to the left,said curve having a radius of 190.00 feet,a delta angle of 35'17'31",a chord bearing of S72'39'02"W,and a chord distance of 115.19 feet to a 5/8-inch rebar; Thence S55°00'l6"W a distance of 86.58 feet to a 5/8-inch rebar; Thence 153.99 feet along the arc of a curve to the right,said curve having a radius of 250.00 feet,a delta angle of 35°17'31",a chord bearing of S72°39'02"W,and a chord distance of 151.57 feet to a 5/8-inch rebar; Thence N89°42'12"W a distance of 84.68 feet to a 5/8-Inch rebar; Thence S00°17'48"W a distance of 38.59 feet to a 5/8-Inch rebar; Thence N89°42'12"W a distance of 34.70 feet to a 5/84nch rebar, Thence S00051'06"W a distance of 659.22 feet to a 5/8-inch rebar; Thence N89°42'12"W a distance of 7.65 feet to a 5/8-inch rebar on the easterly right-of-way of S. Meridian Road; Thence following said easterly right-of-way the following three(3)courses: 1. N00°57'25"W a distance of 169.59 feet to a brass cap,- 2. N00°51'06"E a distance of 1,162.32 feet to a 5/8-inch rebar; 3. N45"34'27"E a distance of 11.31 feet to a 5/8-Inch rebar on the southerly right-of-way of W. Lake Hazel Road; Thence leaving said easterly right-of-way and following said southerly right-of-way the following nine(9) courses: 1. S89*08'S4"E a distance of 6.81 feet to a 5/8-Inch rebar, 2. 9.23 feet along the arc of a curve to the left,said curve having a radius of 27.00 feet,a delta angle of 19034'51",a chord bearing of N81'03'41"E,and a chord distance of 9.18 feet to a 5/8- Inch rebar; 3. N71"16'16"E a distance of 15.30 feet to a 5/8-inch rebar, 4. 4.32 feet along the arc of a curve to the right,said curve having a radius of 13.00 feet,a delta angle of 19"01'32",a chord bearing of N80°47'020E,and a chord distance of 4.30 feet to a 5/8- inch rebar; S. S89042'12"E a distance of 227.26 feet to a 5/8-inch rebar; 6. S85°08'19"E a distance of 129.00 feet to a 5/8•inch rebar; 7. N89°09'03"E a distance of 129.64 feet to a 5/8-inch rebar; 8. S71016'06"E a distance of 24.75 feet to a 5/8-inch rebar; 9. S89°42'12"E a distance of 54.18 feet to the POINT OF BEGINNING. Said parcel contains a total of 8.295 acres,more or less. 3 T� 5g o �A �V 07 1 l b•�.Zo?-s i t 227.26 32 a s89°4TI2"e •uroei�. ,� 2j 3 n nW42'12"w n i55.Q0 C4 � A � g S C Title: Apex Zenith Parcel A Date: 10-07-2025 Scale: 1 inch=200 feet File: Tract 1: 8.295 Acres: 361334 Sq Feet:Closure=858.1306e 0.01 Feet: Precision=1/564393: Perimeter=3794 Feet 001�OO.1748w 502.71 009�00.5106w 659.22 °n. o4702c R-I0'0°t DdCrI9.oi32 002=n89.4212w 155.00 010--a89.4212w 7.65 018=s89.4212e 227.26 M- a7'=?%9Ms i9'n1 011=e00.5725w 169.59 019=s85.0819e 129.00 004=55.0016w 86.58 012=nW.5106e 1162.32 020=n89.0903e 129.64 0 °° 37�1 013=9m45.3427e 11.31 021=71.1606e 24.75 006=n89.4212w 84.68 014=s89.0854e 6.81 022=s89.4212e 54.18 .1748w 38.59 01t4�14.°'cisl 008=n89.4212w 34.70 016=71.1616e 15.30 km E N G I N E E R I N G October 7,2025 Project No.:22-075 Apex Zenith Pamel B Legal Description A parcel of land being a portion of Government Lot 4 of Section 6,Township 2 North,Range 1 East,B.M., City of Meridian,Ada County,Idaho being more particularly described as follows: Commencing at an aluminum cap marking the Northwest corner of said Section 6,which bears N89"42'12"W a distance of 1,189.98 feet from a 5/8-Inch rebar marking the Northeast corner of said lot 4,thence following the northerly line of said lot 4,S89"42'12"E a distance of 665.06 feet; Thence leaving said northerly line,S00"17'48"W a distance of 70.50 feet to a 5/8-inch rebar on the southerly right-of-way of W.Lake Hazel Road and being the POINT OF BEGINNING. Thence following said southerly right-cf-way the following three(3)courses: 1. S89"42'12"E a distance of 55.43 feet to a 5/8-inch rebar, 2. N71"51142"E a distance of 31.62 feet to a 5/8-inch rebar, 3. S89"42'12"E a distance of 190.57 feet to a 5/8-inch rebar; Thence leaving said southerly right-of-ray,SW17'48"W a distance of 512.71 feet to a 5/8-inch rebar, Thence N89"42'12"W a distance of 276.00 feet to a 5/8-Inch rebar.- Thence N00"17'48"E a distance of 502.71 feet to the POINT OF BEGINNING. Said parcel contains a total of 3.232 acres,more or less. LA 1� 18! AA- �12459 0 l 07 L. B� ID-'7-Zoe r�7!AID-w1. I1I••A.MN.ta«. n-1-� .d-t.�wn ...+ www iww nw...t t._.......t•..� �... _ 190.57 s89°42'12"e .. Go C4 h n89°42'12"w 276.00 Title: Apex Zenith Parcel B Date: 10-07-2025 Scale: 1 inch= 100 feet File: Tract 1: 3.232 Acres: 140803 Sq Feet:Closure=n72.2640e 0.00 Feet: Precision=1/565064: Perimeter a 1569 Feet 001=s89.4212e 55.43 004--sOO.1748w 512.71 002=n71.5142e 31.62 005=n89.4212w 276.00 003=s89.4212e 190.57 006---n00.1748e 502.71 km ENGINEERING October 7,2025 Project No.:22-075 Apex Zenith Parcel C Legal Description A parcel of land being a portion of the Northwest 1/4 of Section 6,Township 2 North,Range 1 East, B.M.,City of Meridian,Ada County,Idaho being more particularly described as follows: Commencing at a 5/84nch rebar marking the Northwest corner of Government Lot 3 of said Section 6, which bears 589'42'12"E a distance of 1,189.98 feet from an aluminum cap marking the Northwest corner of said Section 6,thence following the westerly line of said Government lot 3,500"2649"W a distance of 77.48 feet to a 5/8-inch rebar on the southerly right-of-way of W.Lake Hazel Road; Thence leaving said westerly line and following said southerly right-of way,S89°42'12"E a distance of 1.28 feet to a 5/8-inch rebar being the POINT OF BEGINNING. Thence leaving said southerly right-of-way,S00'17'48"W a distance of 405.73 feet to a 5/8-inch rebar; Thence 77.82 feet along the arc of a curve to the right,said curve having a radius of 49.50 feet,a delta angle of 90'04'16",a chord bearing of S45'19'56"W,and a chord-distance of 70.05 feet to a 5/8-Inch rebar; Thence S76'15'37"W a distance of 20.62 feet to a 5/8-inch rebar, Thence N89"42'12"W a distance of 89.82 feet to a 5/84nch rebar, Thence S0001748"W a distance of 71.28 fleet to a 5/84nch rebar; Thence 57.91 feet along the arc of a curve to the right,said curve having a radius of 38450 feet,a delta angle of 08"3748",a chord bearing of S83'11'35"E,and a chord distance of 57.86 feet to a 5/8-Inch rebar, Thence S62037'53"E a distance of 19.60 feet to a 5/8-Inch rebar, Thence 58.20 fleet along the arc of a curve to the right,said curve having a radius of 109.50 feet,a delta angle of 30'27'18",a chord bearing of 559"56'lVE,and a chord distance of 57.52 feet to a 5/84nch rebar; Thence S44042'37"E a distance of 22.65 feet to a 5/84nch rebar; Thence 94.77 feet along the arc of a curve to the right,said curve having a radius of 156.50 feet,a delta angle of 34041'42",a chord bearing of S27"21'46"E,and a chord distance of 93.33 feet to a 5/8-inch rebar; Thence 68.66 feet along the arc of a compound curve to the right,said curve having a radius of 381.50 feet,a delta angle of 10"18'42",a chord bearing of SO4"51'33"E,and a chord distance of 68.57 feet to a 5/84nch rebar, Thence S00°17'45"W a distance of 559.21 feet to a 5/84nch rebar; Thence S38"20'3rW a distance of 28.79 feet to a 5/8-inch rebar; Thence N89"42'12"W a distance of 1,144.90 feet to a 5/84nch rebar, Thence N00"51'06"E a distance of 659.22 feet to a 5/8-Inch rebar; Thence S89"4212"E a distance of 34.70 feet to a 5/8-inch rebar; Thence N00"17'48"E a distance of 38.59 feet to a 5/84nch rebar, Thence S89042'12"E a distance of 84.68 feet to a 5/84nch rebar, Thence 153.99 feet along the arc of a curve to the left,said curve having a radius of 250.00 feet,a delta angle of 35'17'31",a chord bearing of N72039'02"E,and a chord distance of 151.57 feet to a 5/8-inch rebar; Thence N55*W16"E a-distance of 86.58 feet to a 5/8-inch rebar, Thence 117.03 feet along the arc of a curve to the right,said curve having a radius of 190.00 feet,a delta angle of 35'17'31",a chord bearing of N72039'02"E,and a chord distance of 115.19 feet to a 5/8-inch rebar, Thence S89042'12"E a distance of 431.00 feet to a 5/8-inch rebar; Thence N00'17'48"E a distance of 512.71 feet to a 5/8-Inch rebar on the southerly right-of-way of said W.Lake Hazel Road; Thence following said southerly right-of-way the following five(5)courses: 1. 589042'12"E a distance of 217.87 feet to a 5/8-inch rebar; 2. 10.30 feet along the arc of a curve to the right,said curve having a radius of 13.00 feet,a delta angle of 45'2326",a chord bearing of S67"00'29"E,and a chord distance of 10.03 feet to a 5/8- Inch rebar, 3. 54401846"E a distance of 18.42 feet to a 5/8-Inch rebar, 4. S89°42'12"E a distance of 8.66 feet to a 5/8-inch rebar on the westerly boundary of said Lot 3; 5. Thence leaving said westerly boundary,589*42'12"E a distance of 1.28 feet to the POINT OF BEGINNING. Said parcel contains a total of 23.598 acres,more or less. gti� �4► �o �G13T 2 9a 07 1 L. lo•7•Z�s 1 217.87 s89°471re 2t4r i .� h tz ti 4 D 43100 h z� sW4Y12"e 9 e i . to 'o t6 ii a � Q in n8904r12*w 1144.90 Title: Apex Zenith Parcel C Date: IM7-2025 Scale: 1 inch=200 feet File: Tract 1: 23598 Acres: 1027935 Sq Feet:Closure=n61.1429e 0.01 Feet: Precision=1/669739: Perimeter=5095 Feet 001=s00.1748w 405.73 BRr, 1842 ail:g�,R-19M. n�t -91731 002 R ROO.10.Dcka�90 0416 �8` s133a.QidA6B 37 Brlrn72 391f?�( - Bng- 3.1956rv.C6a-70.45 012=s00.1745w 559.21 022=s89.4212e 431.00 003=s76.1537w 20.62 013=s38.2037w 28.79 023-m00.1748e 512.71 004=n89.4212w 89.82 014=n89.4212w 1144.90 024=s89.4212e 217.87 005=s00.1748w 71.29 015=t00.5106e 659.22 07.E 1�6 W; M 016 s89.4212e 34.70 026=s14.1846e 18.42 007=s623753e 19.60 017=nO0.1748e 38.59 027=s89.4212e 8.66 on-a9561�ChDd t 7.20its 018=s89.4212e 84.68 028=s89.4212e 1.28 Oi9[IrR- Deb-35.1731 Afgl=c d d7Z7P 77 AS .. . .._. km ENGINEERING October 7,2025 Project No:22-075 Apex Zenith Parcel D Legal Description A parcel of land being a portion of the Northwest 1/4 of Section 6,Township 2 North,Range 1 East, B.M.,City of Meridian,Ada County,Idaho being more particularly described as follows: Commencing at a 5/8-inch rebar marking the Northwest corner of Government Lot 3 of said Section 6, which bears S89'42'12"E a distance of 1,189.98 feet from an aluminum cap marking the Northwest corner of said Section 6,thence following the westerly line of said Government lot 3,S00026'49"W a distance of 77.48 feet to a 5/8-inch rebar on the southerly right-of-way of W.Lake Hazel Road; Thence leaving said westerly line and following said southerly right-of-way,S89°42'12"E a distance of L28 feet to a 5/8-inch rebar being the POINT OF BEGINNING. Thence leaving said westerly line and following said southerly right-of-way,SB9°42'12"E a distance of 96.00 feet to a 5/8-inch rebar, Thence leaving said southerly right-of-way,S00'17'48"W a distance of 213.85 feet to a 5/8-inch rebar, Thence 89.38 feet along the arc of a curve to the left,said curve having a radius of 981.46 feet,a delta angle of 05°13'03",a chord bearing of S02°18'45"E,and a chord distance of 89.34 feet to a 5/8-Inch rebar; Thence SO4'55'16"E a distance of 63.79 feet to a 5/8-inch rebar, Thence 84.82 feet along the arc of a curare to the left,said curare having a radius of 331.50 feet,a delta angle of 14'39'39",a chord bearing of S12'15'06"E,and a chord distance of 84.59 feet to a 5/8-inch rebar,- Thence 72.05 feet along the arc of a compound curve to the left,said curve having a radius of 46.50 feet, a delta angle of 88'46'52",a chord bearing of S63'S8'21"E,and a chord distance of 65.06 feet to a 5/8- Inch rebar,- Thence 125.22 feet along the are of a reverse curve to the right,said curve having a radius of 384.50 feet, a delta angle of 18°3935",a chord bearing of N80'S8'00"E,and a chord distance of 124.67 feet to a 5/8- Inch rebar; Thence S89'42'12"E a distance of 375.88 feet to a S/8-inch rebar, Thence N00'17'48"E a distance of 361.55 feet to a 5/8-inch rebar on the southerly right-of-way of the Rawson Canal; Thence following said southerly right-of-way, N70'28'01"W a distance of 375.34 feet to the southerly right-of-way of sold W.Lake Hazel Road; Thence leaving the southerly right-of-way of said Rawson Canal and following the southerly right-of-way of said W.Lake Hazel Rd.the following three(3)courses: 1. S8r42'12"E a distance of 638.17 feet to a 5/8-Inch rebar; 2. S87'38'07"E a distance of 280.12 feet to a 5/8-inch rebar, 3. S89'42'12"E a distance of 87.69 feet to a 5/8-inch rebar, Thence leaving said southerly right-of-way,S00°12'26"W a distance of 1,275.39 feet to a 5/8-Inch rebar on the southerly line of said Government lot 3; Thence following said southerly line,S8902739"E a distance of 70.98 feet to a 5/8-Inch rebar marking the Southeast corner of said Government lot 3; Thence leaving said southerly line and following the easterly line of the Southeast 1/4 of the Northwest 1/4 of said Section 6,S00°00'25"W a distance of 1,324.42 feet to a 5/8-inch rebar marking the Center 1/4 corner of said Section 6; Thence leaving said easterly line and following the southerly line of said Southeast 1/4 of the Northwest 1/4,N89022'5WW a distance of 1,320.93 feet to a brass cap marking the Southeast corner of Government Lot 5 of said Section 6; Thence leaving the southerly line of said Southeast 1/4 of the Southwest 1/4 and following the southerly line of said Government Lot 5,N89022'50"W a distance of 350.00 feet to a 5/8-inch rebar on the easterly right-of-way of W.Aristocrat Drive; Thence leaving said southerly line and following said easterly right-of-way, N00037'10"E a distance of 60.50 feet to a 5/8-inch rebar on the northerly right-of-way of said W.Aristocrat Drive; Thence leaving said easterly right-of-way and following said northerly right-of-way the following four(4) courses: 1. N89°22'50"W a distance of 429.03 feet to a 5/8-Inch rebar; 2. 123.19 feet along the arc of a curve to the left,said curve having a radius of 217.00 feet,a delta angle of 32031'34",a chord bearing of S74021'24"W,and a chord distance of 121.54 feet to a 5/8- inch rebar, 3. S58005'37"W a distance of 49.22 feet to a 5/8-inch rebar; 4. N89022'50"W a distance of 211.45 feet to a 5/84nch rebar on the easterly right-of-way of S. Meridian Road; Thence leaving said northerly right-of-way and following said easterly right-of-way, N04°35'02"E a distance of 370.51 feet to a 5/8-inch rebar, Thence leaving said easterly right-of-way,N89°50'15"E a distance of 120.87 feet to a 1/2-inch rebar; Thence S00°51'06"W a distance of 50.00 feet to a 1/2-inch rebar; Thence N89'50'15"E a distance of 190.40 feet to a 1/2-inch rebar; Thence N00651'06"E a distance of 150.00 feet to a 1/2-inch rebar; Thence S89°50'15"W a distance of 305.70 feet to a 5/8-inch rebar on said easterly right-of-way; Thence following said easterly right-of-way,N00057'25"W a distance of 770.96 feet to a 5/8-inch rebar, Thence leaving said easterly right-of-way,S89°42'12"E a distance of 1,152.54 feet to a 5/8-inch rebar; Thene N38°20'37"E a distance of 28.79 feet to a 5/8-inch rebar, Thence N00°17'45"E a distance of 559.21 feet to a 5/8-inch rebar; Thence 68.66 feet along the arc of a curve to the left,said curve having a radius of 381.50 feet,a delta angle of 10°18'42", a chord bearing of N04°51'33"W, and a chord distance of 68.57 feet to a 5/8-inch rebar; Thence 94.77 feet along the arc of a compound curve to the left,said curve having a radius of 156.50 feet, a delta angle of 34041'42",a chord bearing of N27021'46W,and a chord distance of 93.33 feet to a 5/8- Inch rebar; Thence N44°4237"W a distance of 22.65 feet to a 5/8-Inch rebar, Thence 58.20 feet along the arc of a curve to the left,said curve having a radius of 109.50 feet,a delta angle of 30°27'18", a chord bearing of N59°56'16"W,and a chord distance of 57.52 feet to a 5/8-inch rebar, Thence N62°37'53"W a distance of 19.60 feet to a 5/8-inch rebar, Thence 57.91 feet along the arc of a curve to the left,said curve having a radius of 384.50 feet,a delta angle of 08°37'48",a chord bearing of N83°11'35"W, and a chord distance of 57.86 feet to a 5/8-inch rebar, Thene N00°1748"E a distance of 71.28 feet to a 5/8-inch rebar, Thence S89°42'12"E a distance of 89.82 feet to a 5/8-inch rebar; Thence N76"15'37pE a distance of 20.62 feet to a 5/8-inch rebar; Thence 77.82 feet along the arc of a curve to the left,said curve having a radius of 49.50 feet,a delta angle of 90°04'16",a chord bearing of N45"19'S6"E,and a chord distance of 70.05 feet to a 5/8-inch rebar Thence N00017'48"E a distance of 405.73 feet to the POINT OF BEGINNING. Said parcel contains a total of 100.533 acres,more or less. isr �12 59 0 OF y� 1 638.17 o a " 375.88 OC 1 s t BW42'12"e A .r s� N F c 11S2.S4 Is $W42'12"e s g a89°SO'13"w 305.70 >r uA 1 � at9'f0'ITo p k O 089°2YS0"w 429.03 = n89°22'50"w uM2150"w 2u�s 330.00 1320.93 Title: Apex Zenith Parcel D Date: 10-07-2025 Scale: 1 iwh=400 feet File: Data and Deed Call Listing of File: Tract 1: 100.533 Acres: 4379215 Sq Feet:Closure=n26.2949w 0.02 Feet: Precision=1/654477: Perimeter=12665 Feet 001=s89.4212c 96.00 002=s00.1748w 213.85 003:U R-98146.DdW=W.1303 Bag-sO isue.Chds84.34 004=s04.5516e 63.79 0g05 U R-3314 Odra-143939 00 i R-3�1 De1�88.4632 3a21e.tdDdca-6 R-384,�p,Dehai-i83935 Bast C 124.67 0"9.4212e 375.88 009=nOO.1748e 361.55 010=n70.2801w 37534 011=s89.4212e 638.17 012=s87.3807e 180.12 013=:989.4212e 87.69 014=s00.1226w 1275.39 015=s89.2739e 70.98 016=s00.0025w 1324.42 017=n89.2250w 1320.93 018=n89.2250w 350.00 019=n00.3710e 60.50 020=n89.2250w 429.03 Batg-s�4.2i24T.00�De1��134 022=s58.0537w 49.22 423=n89.2250w 211.45 024--n04.3502e 370.51 025=i89.5015e 120.87 026=s00.5106w 50.00 027-n89.5015e 190.40 028=n0o.5106e 150.00 029=s89.5015w 305.70 030=n00.5725w 770.96 031=s89.4212e 1152.54 032=n38.2037e 28.79 033=nW.1745e 559.21 034: R-Ml-0�Deb-ialW BSYMM1�Dd;:U.4142 7.2146w. .33 036=nO.4237w 22.65 9SOc` s3oirns 038=n62.3753w 19.60 Q39:1.�_:I DO -3748 ilasg-sS7133w, 040=i00.1748e 71.28 041=s89.4212e 89.82 042=n76.1537e 20.62 003: R�i9.�,Daifa-90.0416 i936e.CAd�7l10S 044=n00.1748e 405.73 i Exhibit B Easement Area [To be inserted] Sanitary Sewer and Water Main Easement Page 1 Version 01/01/2024 F[;•1A�S2S�dAS F ENGINEERING km September 19,2025 Project No.:24-254 Zenith Subdivision City of Meridian Sewer and Water Easement Legal Description Exhibit A Parcels of land for a City of Meridian sewer and water easement being a portion of the North 1/2 of the Northwest 1/4 of Section 6,Township 2 North,Range 1 East,B.M.,City of Meridian,Ada County, Idaho being more particularly described as follows: Commencing at an aluminum cap marking the Northwest comer of said Section 6,which bears N89042'12"W a distance of 1,189.98 feet from a 5/8-Inch rebar marking the Northeast corner of Government Lot 4 of said Section 6,thence following the northerly line of said Government Lot 4, S89'42'12"E a distance of 649.06 feet; Thence leaving said northerly line,500'17'48"W a distance of 305.50 feet to POINT OF BEGINNING 1. Thence S89042'12"E a distance of 35.00 feet to a point hereinafter referred to as Point"A'; Thence S00'17'48"W a distance of 184.36 feet; Thence S89'42'12"E a distance of 53.00 feet; Thence S00'17'48"W a distance of 35.00 feet; Thence N89'42'12"W a distance of 53.00 feet; Thence S00'17'48"W a distance of 211.77 feet; Thence S45'28'14"E a distance of 25.20 feet; Thence S89'42'12"E a distance of 140.94 feet; Thence NOO'17'48"E a distance of 43.00 feet; Thence S89642'12"E a distance of 20.00 feet; Thence S00'17'48"W a distance of 43.00 feet; Thence S89'42'12"E a distance of 168.61 feet; Thence S00'17'48"W a distance of 48.50 feet; Thence N8942'120W a distance of 67.31 feet, Thence N88010'24"W a distance of 262.19 feet; Thence S24'47'48"W a distance of 39.07 feet; Thence S00'17'48"W a distance of 57.95 feet to a point hereinafter referred to as Point"B"; Thence N89'42'12"W a distance of 20.00 feet; Thence N00'17'48"E a distance of 94.50 feet; Thence N89'42'12"W a distance of 198.91 feet, Thence S61'47'27"W a distance of 125.49 feet; Thence N34'S9'44"W a distance of 91.65 feet; Thence N55'00'16"E a distance of 35.00 feet, Thence S34'59'44"E a distance of 46.81 feet; Thence NSS'00'16"E a distance of 26.09 feet, Thence N73'45'33"E a distance of 100.10 feet; Thence S89'42'12"E a distance of 124.22 feet; Thence N67'47'48"E a distance of 52.03 feet; Thence N00'17'4WE a distance of 209.45 feet; Thence N89042'12"W a distance of 60.00 feet; 5725 North Discovery Way• Boise,Idaho 83713 • 208.639.6939 • kmengllp.com Thence N00017'48"E a distance of 35.00 feet; Thence S89°42'12"E a distance of 60.00 feet; Thence N00°17'48"E a distance of 184.36 feet to POINT OF BEGINNING 1. Said parcel contains 1.28 acres(55,796 square feet),more or less. TOGETHER WITH: Commencing at a point previously referred to as Point"A",thence S86016'02"E a distance of 483.87 feet to POINT OF BEGINNING 2. Thence S89°42'12"E a distance of 24.00 feet; Thence S00°17'48"W a distance of 20.00 feet to a point hereinafter referred to as Point"C"; Thence N89°42'12"W a distance of 24.00 feet; Thence N00°17'48"E a distance of 20.00 feet to POINT OF BEGINNING 2. Said parcel contains 480 square feet,more or less. TOGETHER WITH: Commencing at a point previously referred to as Point"B",thence S61°12'38"E a distance of 547.29 feet to POINT OF BEGINNING 3. Thence S89'42'12"E a distance of 45.49 feet; Thence N44048'49"E a distance of 41.37 feet, Thence N00017'48"E a distance of 44.48 feet; Thence S89042'12"E a distance of 35.00 feet; Thence S00017'48"W a distance of 144.46 feet; Thence N89044'22"W a distance of 35.00 feet; Thence N00°17'48"E a distance of 19.00 feet; Thence N49"28'01"W a distance of 25.54 feet; Thence N89042'12"W a distance of 55.00 feet; Thence N00'17'48"E a distance of 35.00 feet to POINT OF BEGINNING 3. Said parcel contains 8,253 square feet,more or less. TOGETHER WITH: Commencing at a point previously referred to as Point"C",thence S23043'38"E a distance of 459.50 feet to POINT OF BEGINNING 4. Thence N77°18'28"E a distance of 41.39 feet; Thence S12"41'32"E a distance of 52.00 feet; Thence S77°18'28"W a distance of 36.53 feet; Thence N18001'SWW a distance of 52.23 feet to POINT OF BEGINNING 4. Said parcel contains 2,026 square feet,more or less. PAGE 12 Said description contains a total of 1.53 acres(66,555 square feet),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. ��,L LAtyO ti\rC,ENSfasG�` 0 662 7l£ f ,9a PAGE(3 W.Lake Hazel Rd. NORTHEAST CORNER GOV'T LOT 4 0 BASIS OF BEARING FOUND 5/8" REBAR N_89'42'12"W 1189.98' — — _ /I — 649.06 — _ —' 540.92' J V-v '' E T S89'42'12"E c POINT OF COMMENCEMENT 105.50S00'17'48"W' (TIE) 35.00' E 0 v NORTHWEST CORNER SECTION 6 586'i6 V '02"E 483.87' FOUND ALUMINUM CAP �� (TIE) g POINT OF POINT "A` _a L2J Q BEGINNING 1 01 1. i J al la Iw 0) m DWT Investments LLC Iw 0 O v 51406223030 w M co �I I^ S89'42'12"E DWT Investments LLC 01 [53.00' v- '4 u S89'42'12"E 0 0 C S1406223020 60.00'� ZI �'� I m N00'17'48"E —� S00'17'48"W o o W 03j 35.00'�—� 1i--35.00' n V) L N v IV z N89'42'12W — I �N89'42'12"W .� H 60.00' I^ 53.00' N v ml I'-'� o Z> v gyW NI IN O_ 4-- V1 l O d a EJ < a I I m }A 3 N55'00'16"E Z 35.00' nl �^ 545'2B'14'E S89'42'12"E U N a _ 5 534'S9'44"E o� 00 25.20' 20.00' 0 z Z N a 46.81' N67'47'48"E I I N00'17'48"E S00'17'48"W 9 N55'00'16"E 52.03'� I 43.00'--\k? / .00' DATE: 5epkemM1m 2O29 Ik/ PROJECT: 2s29n g 26.09 S89'42'12"E _589'42'12"E 589'42'12"E 168.61' �P'N�1045�10'� 124.22' —�/ 140.94' —� --- --- -Iv SHEET: OF 2 0• ti� -- -----*? P------------ 1 N89'4212"W 198.91' --ff----�20 I N88'10'24"W 262.19' � w� �S24'47'48"W �561'47'27"W II 39.07' N89'42'12'W 5 / 125.49' N00'17'48'EJ ' S00'17'48'W 67.31' 94.50' I I 57.95' DWT Investments LLC NB9'42'12"W \ POINT "B" S61'12'38"E S1406223040 ENGINES RY N G 979 NORTH O H O9371 WAY — 547.29- (TIE) 0ONE.208)6 R-T13 j 20-00' PHONE 12ORI639-6939 SEE SHEET 2 knK"8Rp'"" — — — — — — — — — — — - 0 W. Lake Hazel Rd. 0 v I � DWT Investments LLC N 51406223040 N U I � POINT OF S89'42'12'E 'o g w BEGINNING 224.00' I LiJ Q a rnl S86'16'O2"E I 10 x � vWwi 483.87' (TIE) S00'17'48'VJ _ t-20.00' I O D7 e POINT A" I in rG c N00'17'48"E POINT "C" [0 > o o II 20.00' I :U a S23'43'38"E i u N89'4 '1 00' \ 459.50' (TIE) L v - — — — — — — — — - - - - - - - � x sm Nw W a, - - - - - - - - - - - � N N Ep V I \ N77'18'28"Ei- ~ — — — — — 41.39' �� ILI IFDWT Investments LLC I \ fi S1406223042 S89'42'12"E I I I �n .� I. �35.00' I I BEGINN NG 4 A S1 Z'41.32"E I �. a u oW POINT 6 •2"B3"B F NO0-17-4 8"E 52.00' 4.48'� I Z ) N44'48'49"E N18.01'S0"IN Sq 41.37' NZ a r I 52.23' DATE: 3015 C Do N PROIfCf: 15-154 x rn6) S89'42 12 E� I E a I DWT Investments LLC S77'18 28"W — — T' N 35.53' SHEET: w POINT OF 45.49' I p v o I S1406247810 2 OF 2 W BEGINNING 3 I I rn N00.17'48"E_/l I500' (o L - - - - - - - - - - - - J 35.00' ��=— �N 3 N89.42'12"W I I I I s N49.28'01"w + 2s.54' __ r DWT Investments LLC NO0'17'48"E T1 N E N G I N E E R I N G S1406223040 19.00' LN89'44'22*V 0 60 120 180 5715 NORTH DISCOVERY WAY 35.OG' 6OISE.IDAHO 81713 PHONE I208163"939 — L — — — — — - Plan Scale: 1"=BY d onP.IIP.cW a C i CO p� � s89'42'12"e 3 80 60 • 1 � s3 bCMv$ c w to s89'42.12'e s69'42'12'e a89.42'12's 115 V a 40. 4 8.61 n � 1 198.91 262.19 87.31 9 1 n •10'24 w WWI JW ,Oa9 too s6tq a City of Meridian Sewer and Water Easement Parcel 1 24-254 9/9/2025 Scale: 1 inch=94 feet File: Tract 1:12809 Acres(55796 Sq.Feet),Closure:s66.2925w 0.02 it.(11168805),Perimeter=2952 ft. 01 s89.4212e 35 20 n89A212w 198.91 02 s00.1748w 184.36 21 s61.4727w 125.49 03 s89A212e 53 22 n34.5944w 91.65 04 s00.1748w 35 23 n55.0016e 35 05 n89.4212w 53 24 s34.5944e 46.81 06 s00.1748w 211.77 25 n55.0016e 26.09 07 s452814e 25.2 26 n73.4533e 100.1 08 s89.4212e 140.94 27 s89.4212e 124.22 09 n00.1748e 43 28 n67.4748e 52.03 10 s89.4212e 20 29 n00.1748e 209A5 11 s00.1748w 43 30 n89.4212w 60 12 s89.4212e 168.61 31 n00.1748e 35 13 s00.1748w 48.5 32 s89.4212e 60 14 n89.4212w 67.31 33 n00.1748e 184.36 15 n88.1024w 262.19 16 s24.4748w 39.07 17 s00.1748w 57.95 18 n89A212w 20 19 n00.1748e 94.5 SW421re .m m r 24 City of Meridian Sewer and Water Easement Parcel 2 24-254 9/9/2025 IE- Scale: 1 inch=4 feet File: Tmet 1:0.0110 Acres(480 Sq.Feet),CIOSLO .rf00.0000e 0.00 ft.(11999999),Perimeter-88 h 01 S89.4212e 24 02 s00.1748w 20 03 rt89.4212w 24 04 rt00.1748e 20 boa YL IL d x� OD m o'. Q� C P m� v� s89'42'12"e v 45.4 ,m CrI r 55 rt w �s .m m v 35 City of Meridian Sewer and Water Easement Parcel 3 24-254 9/9/2025 Scale: 1 inch= 17 feet File: Tract 1:0.1895 Acres(8253 Sq.Feet),Closure:04.2319e 0.016.(1176496),Perimeter--480 ft. 01 s89.4212e 45.49 08 n49.2801w 25.54 02 n44.4849e 41.37 09 n89.4212w 55 03 n00.1748e 44.48 10 n00.1748e 35 04 s89.4212e 35 05 s00.1748w 144.46 06 n89.4422w 35 07 n00.1748e 19 AA- fill9 0 7 36� City of Meridian Sewer and Water Easement Parcel 4 24-254 9/9/2025 Scale: 1 inch=7 feet Fite: Tract 1:0.0465 Acres(2026 Sq.Feet).Closure:n00.00008 0.00 tL(1151590),Peftew--182 tt. 01 n77.1828e 41.39 02 s12.4132e 52 03 s77.1828w 36.53 04 n18.0180w 52.23 w IDIAN� AGENDA ITEM ITEM TOPIC: Idaho Fitness Factory Water Main Easement No. 1 (ESMT-2025-0125) Ada County Recorder Trent Tripple 2025-071053 Boise,Idaho Pgs=6 vbailey 10/29/2025 08:10:06 AM Project Name or Subdivision Name: CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded Idaho Fitness Factory Water Main Easement Number: Identify this Easement by sequential number if the project contains more than one easement of this type.See instructions/cheddist for additional information. For Internal Use Only ESMT-2025-0125 Record Number: WATER MAIN EASEMENT THIS Easement Agreement made this 2affi day of October 20 25 between Alturas 3171 Quintale, LLC ("Gmnlor")and the City ofT\4eridian,an Idaho Municipal Corporation("Grantee"); WHEREAS, the Grantor desires to provide a water main right-of-way across the premises and property hereinafter particularly bounded and described; and WHEREAS , the water main is to be provided for through underground pipelines to be constructed by others;and WHEREAS, it will be necessary to maintain and service said pipelines from time to time by the Grantee; NOW,THEREFORE, in consideration of the benefits to be received by the Grantor, and other good and valuable consideration,the Grantor does hereby give, grant and convey to the Grantee the right- of-way for an easement for the operation and maintenance of water mains over and across the following described property: (SEE ATTACHED EXHIBITS A and B) The easement hereby granted is for the purpose of construction and operation of water mains and their allied facilities,together with their maintenance,repair and replacement at the convenience of the Grantee,with the free right of access to such facilities at any and all times. TO HAVE AND TO HOLD, the said easement and right-of-way to the said Grantee, its successors and assigns forever. IT IS EXPRESSLY UNDERSTOOD AND AGREED, by and between the parties hereto,that after making repairs or performing other maintenance,Grantee shall restore the area of the easement and adjacent property to that existent prior to undertaking such repairs and maintenance. However, Grantee shall not be responsible for repairing, replacing or restoring anything placed within the area described in this easement that was placed there in violation oft is easement. THE GRANTOR covenants and agrees that Grantor shall not place or allow to be placed any permanent structures or obstructions within the easement area that would interfere with Grantee's use of said easement,including,but not limited to,buildings,trash enclosures, carports, sheds,fences,trees,or deep-rooted shrubs. THE GRANTOR covenants and agrees with the Grantee that should any part of the right-of-way and easement hereby granted shall become part of, or lie within the boundaries of any Water Main Easement Page 1 Version 01/01/2024 public street, then, to such extent, such right-of-way and easement hereby granted which lies within such boundary thereof or which is a part thereof, shall cease and become null and void and of no further effect and shall be completely relinquished. THE GRANTOR does hereby covenant with the Grantee that Grantor is lawfully seized and possessed of the aforementioned and described tract of land, and that Grantor has a good and lawful right to convey said easement, and that Grantor will warrant and forever defend the title and quiet possession thereofagainst the lawful claims of all persons whomsoever. THE COVENANTS OF GRANTOR made herein shall be binding upon Grantor's successors, assigns, heirs,personal representatives,purchasers, or transferees of any kind. IN WITNESS WHEREOF, the said parties of the first part have hereunto subscribed their signatures the day and year first herein above written. At UKAS 3171 QvI,JTALE,LL4, GRANTOR: Aµ IAAjta UAau,rr c.rimNr "$*r A-Lrt,AAs <_AP,ML pAR4i4LRS A 1>ELA11vAA4 )1Mr Q> Lr.461L,rY Cor%P^Nr !TS � M.sr�lAtrg� NAnt: TR•4vis �aCNrE.Y -rir1f; Ccc STATE OF IDAHO ) ) ss County of Ada ) r 9 k1% G This record was acknowledged before me on � ` O(date) by (name of individual), [complete the following Z signing in a representative capacity, or strike thefollowing fsigning in an individual capacity] on behalf of!-4l'����s 31y1(.Z✓�w'F411C, (name of entity on behalf of whom record was executed), in the following representative capacity: G 1=o (type of authority such as officer or trustee) Notary Stamp Below KIRK N#20 Z WIS COMMISSION PUBLIC 453 NOTARY PUBLIC STATE OF IDAHO My Commission Expires 0&21/29 Notary Signature EMy Commission Expires: Water Main Easement Page 2 Version 01/01/2024 GRANTEE: CITY OF MERIDIAN Robert E. Simison, Mayor 10-28-2025 Attest by Chris Johnson, City Clerk 10-28-2025 STATE OF IDAHO, ) . ss. County of Ada ) This record was acknowledged before me on 10-28-2025 (date) by Robert E. Simison and Chris Johnson on behalf of the City of Meridian, in their capacities as Mayor and City Clerk, respectively. Notary Stamp Below Notary Signature 3-28-2028 My Commission Expires: Water Main Easement Page 3 Version 01/01/2024 km E N G I N E E R I N G October 13,2025 Project No.24-196 City of Meridian Water Easement Exhibit A A parcel of land for a City of Meridian Water Easement being a portion of Lot 70, Block 10 of Bridgetower Crossing Subdivision No.7(Book 92 of Plats,Pages 10918-10919),situated in the Northwest 1/4 of the Northwest 1/4 of Section 35,Township 4 North, Range 1 West, Boise Meridian,City of Meridian,Ada County, Idaho and being more particularly described as follows: Commencing at a found 1/2-inch rebar marking the Northeast corner of said Lot 70,which bears N00°53'13"E a distance of 200.00 feet from a found 5/8-inch rebar marking the Southeast corner of said Lot 70,thence following the northerly boundary of said Lot 70, N89°06'47"W a distance of 314.50 feet to the POINT OF BEGINNING. Thence leaving said northerly boundary,S00°53'13"W a distance of 31.90 feet; Thence N89'06'47"W a distance of 23.84 feet; Thence N00°53'13"E a distance of 11.64 feet; Thence N89°06'48"W a distance of 11.66 feet to the easterly right-of-way of N.Ten Mile Road; Thence following said easterly right-of-way the following two(2)courses: 1. N00°53'16"E a distance of 5.54 feet to a found 5/8-inch rebar; 2. N00°15'22"W a distance of 14.72 feet to said northerly boundary; Thence leaving said easterly right-of-way and following said northerly boundary,S89°06'47"E a distance of 35.80 feet to the POINT OF BEGINNING. Said parcel contains 999 square feet,more or less,and is subject to all existing easements and/or rights-of-way of record or implied. All subdivisions,deeds,records of surveys,and other instruments of record referenced herein are recorded documents of the county in which these described lands are situated. Attached hereto is Exhibit B and by this reference is made a part hereof. \oNNL LAND S o��� ~\CENSf 4 G O o c tp 6 lF OF `oP� 5725 North Discovery Way • Boise, Idaho 83713 • 208.639.6939• kmengllp.com P;\24-196\SURVEY\CAD\EXHIBITS\24-196 CITY OF MERIDIAN WATER EASEMENT 1O.10.2025.OWG,KOBE ZIMMERMAN,1 0/1 012 0 2 5,DWG TO PDF.PC3,08.5X11 L[PDFI O N. Ten Mile Road o 0 o � -. 4 N N � N I't rrl LA>y 0 z Z 00 1� Z (O � 00 N —— co rn - W V I 01 O Oo -j 00 r*I I P 00 I � O Q � rl o z fD O -0o q —I D CD .C,a I 00➢ Z M (00 O O z Cp-_I cn EA �+ z (A r0 V O 00 o0 Oo 10 Cr 4 .p O Q 00 -i 10 -3 <, O :ifI" r m o w r � O _o m I z o (7 p I ❑ O QO og o0o o� o=o OrD-I mom �' 0 > 0 0 OO O0M m z n z z T.z MK m v o v v o� oM—Zi m r p N Oo 041 , rTl M o A 'D N00'53 1 YE 200.00' z cd m BASIS OF BEARING > > m N o 0 �Z m m Exhibit B imZG) z�0- ��' City of Meridian Water Easement m m z O O mp�m M C) 'T I M A N 0 A portion of Lot 70, Block 10 of Bridgetower Crossing Subdivision No.7,situated in the D z N NW 1/4 of the NW 1/4 of Section 35,T4N, R1W,B.M.,City of Meridian,Ada County, ID O s89°06'47"e 35.8 0 0 �� cn'v N N }N 2 �M � M� O O 11.66 n89'0677w Lnu�r � o" 0 c 23.84 n89"06'47"w 110/10/2025 Scale: 1 inch= 10 feet File: Tract 1:0.0229 Acres(999 Sq.Feet),Closure:n64.1319w 0.01 ft.(1/19042),Perimeter=135 ft. 01 s00.5313w 31.9 07 s89.0647e 35.8 02 n89.0647w 23.84 03 n00.5313e 11.64 04 n89.0648w 11.66 05 n00.5316e 5.54 06 n00.1522w 14.72 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Highway 16 Sewer Crossing End Cap Sanitary Sewer Easement (ESMT-2025- 0126) Ada County Recorder Trent Tripple 2025-071049 Boise,Idaho Pgs=9 vbailey 10/29/2025 08:06:36 AM Project Name or Subdivision Name: CITY OF MERIDIAN IDAHO$0.00 Highway 16 Sewer Crossing End Cap Electronically Recorded Sanitary Sewer&Water Main Easement Number: 1 Identify this Easement by sequential number if the project contains more than one easement of this type.See instructions/checklist for additional information. For Internal Use Only ESMT-2025-0126 Record Number: SANITARY SEWER EASEMENT THIS Easement Agreement made this 28th day of October 20 25 between Woodside Avenue Investors, LLC ("Grantor")and the City ofMeridian,an Idaho Municipal Corporation("Grantee"); WHEREAS,the Grantor desires to provide a sanitary sewer right-of-way across the premises and property hereinafter particularly bounded and described; and WHEREAS, the sanitary sewer is to be provided for through underground pipelines to be constructed by others;and WHEREAS,it will be necessary to maintain and service said pipelines from time to time by the Grantee; NOW, THEREFORE, in consideration of the benefits to be received by the Grantor, and other good and valuable consideration,the Grantor does hereby give, grant and convey unto the Grantee the right-of- way for an easement for the operation and maintenance of sanitary sewer over and across the following described property: (SEE ATTACHED EXHIBITS A and B) The easement hereby granted is for the purpose of construction and operation of sanitary sewer and allied facilities, together with their maintenance, repair and replacement at the convenience of the Grantee,with the free right of access to such facilities at any and all times. TO HAVE AND TO HOLD, the said easement and right-of-way unto the said Grantee, its successors and assigns forever. IT IS EXPRESSLY UNDERSTOOD AND AGREED, by and between the parties hereto, that after making repairs or performing other maintenance, Grantee shall restore the area of the easement and adjacent property to that existent prior to undertaking such repairs and maintenance. However, Grantee shall not be responsible for repairing, replacing or restoring anything placed within the area described in this easement that was placed there in violation ofthis easement. THE GRANTOR covenants and agrees that Grantor shall not place or allow to be placed any permanent structures or obstructions within the easement area that would interfere with Grantee's use of said easement, including, but not limited to, buildings, trash enclosures, carports,sheds,fences,trees, or deep-rooted shrubs. Sanitary Sewer Easement Page 1 Version 01/01/2024 THE GRANTOR covenants and agrees with the Grantee that should any part of the right-of-way and easement hereby granted shall become part of, or lie within the boundaries of any public street, then, to such extent, such right-of-way and easement hereby granted which lies within such boundary thereof or which is a part thereof, shall cease and become null and void and ofno further effect and shall be completely relinquished. THE GRANTOR does hereby covenant with the Grantee that Grantor is lawfully seized and possessed of the aforementioned and described tract of land, and that Grantor has a good and lawful right to convey said easement, and that Grantor will warrant and forever defend the title and quiet possession thereof against the lawful claims of all persons whomsoever. THE COVENANTS OF GRANTOR made herein shall be binding upon Grantor's successors, assigns, heirs,personal representatives,purchasers,or transferees ofany kind. IN WITNESS WHEREOF, the said parties of the first part have hereunto subscribed their signatures the day and year first herein above written. , � -7-,/ftjljk , r 1 L f � ' j�v?51ti15, L.L(_iG' (!c��t�f��� �IM�{�'N ���.nill y C0✓v�QCkA a GRANTOR: J 1 STATE OF IDAHO ) ss County ofAda This record was acknowledged before me on 'f S-UL5(date) by (,S 1"1 u'`�t 2- (name of individual), [complete the following if'signing in a representative capacity, or strike the following if signing in an individual capacity] on behalf of k r,,J S,k 4✓cow fir+✓��f� GGc, (name of entity on behalf of whom record was executed), in the following representative capacity: (type of authority such as officer or trustee) Notary Stamp Below PA—ILETTE-A MALOICH Notary Signature COMM. $ NOTARYY PUB ICB1 My Commission Expires: ` STATE OF IDAHO :4Y COMMISSION EXPIRES 08/22/2029 Sanitary Sewer Easement Page 2 Version 01/01/2024 GRANTEE: CITY OF MERIDIAN Robert E. Simison,Mayor 10-28-2025 Attest by Chris Johnson, City Clerk 10-28-2025 STATE OF IDAHO, ) : ss. County of Ada. ) This record was acknowledged before me on 10-28-2025 (date) by Robert E. Simison and Chris Johnson on behalf of the City of Meridian, in their capacities as Mayor and City Clerk, respectively. Notary Stamp Below Notary Signature My Commission Expires: 3-28-2028 Sanitary Sewer Easement Page 3 Version 01/01/2024 6 ESA H® 9939 W Emerald St SURVEY Boise, ID8370�i S Y URVE Exhibit A.1 Phone: (208) 846-8570 GROUP McDermott Village Subdivision North Sewer Crossing Easement Extension East Boundary Description Project Number 21-538 October 13, 2025 A 20-foot-wide easement situated in the southeast quarter of the southeast quarter of Section 32, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho, being 10.00 feet on each side of the following described centerline: Commencing at the southeast corner of Section 32, Township 4 North, Range 1 West, Boise Meridian, from which the south sixteenth-section corner bears N00°30'38"E, 1317.06 feet; Thence N14°25'52"W, 1192.96 feet on a random line to the POINT OF BEGINNING: Thence N74003'44"W, 17.77 feet to the east right-of-way line of Highway 16, the POINT OF ENDING. The above-described easement contains 355 square feet, more or less. The sidelines of the above-described easement shall extend or contract to close upon the right-of-way line at the POINT OF ENDING. Prepared from information of record, Sewer Easement 2022-006431. 1 � n 34 c� a. Page 1 of 1 / " Exhibit B.1 S1/16 S.32 S.33 I I I S ' e Wer lest Eose rn 2022 00643, N74. -4 6.3'44r, Point of Beginning _ I Point of i Ending o N .n •• I � I a co 0 I - 1 2 O rn r� Cn c �. — 0 w m 00 �j 0 an r� Co 1p O .,p O m I � •. I i I I I V I C 1 I W. Ustick Rd.o 1 - T.4N. R.M. S.32 S.33 Scele: 1"=20' ,0,� � T.3N. R.M. S.5 S.4 0 5 10 20 40 1 P.\McDermott Village Sewer Crossing 21-538\dwg\21-538 Sewer Easements - Extensians.dwg 10/13/2025 11.32.24 AN ID��® Exhibit B.1 Drawing for Job No. 21-538 9939 VV.EMERALD ST McDermott Village Subdivision Sheet 8 o. SURVEY BOISE4.8570 704 north Sever Crossing Easement Extension East 1 of 1 f e � I � c (208)846-8570 North l!1 .a GROUP, LLC Situated in the SE1/4 of the SE1/4 of Section 32, Dwg. Date T.4N., RAW., B.M., Ada County, Idaho. 10/13/2025 i®AHO 9939 W Emerald St SURVEY Boise, I® 83704 S SURVEY Exhibit A.2 Phone: (208) 846-8570 GROUP McDermott Village Subdivision South Sewer Crossing Easement Extension East Boundary Description Project dumber 21-538 October 13, 2025 A 20-foot-wide easement situated in the southeast quarter of the southeast quarter of Section 32, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho, being 10.00 feet on each side of the following described centerline: Commencing at the southeast corner of Section 32, Township 4 North, Range 1 West, Boise Meridian, from which the south sixteenth-section corner bears N00°30'38"E, 1317.06 feet; Thence N49°14'13"W, 533.49 feet on a random line to the POINT OF BEGINNING: Thence N89°19'37"W, 8.03 feet to the east right-of-way line of Highway 16, the POINT OF ENDING. The above-described easement contains 161 square feet, more or less. The sidelines of the above-described easement shall extend or contract to close upon the right-of-way line at the POINT OF ENDING. Prepared from information of record, Sewer Easement 2022-006432. 9 r Page 1 of 1 J Exhibit B.2 S1/16 S.32 S.33 I I I I --------- N89'19'37"W Point of Sewer Easement 8.03' Beginnin Inst. No. I 2022-006432 Point of I Ending ------------------------- o • N I I u I a . co r- � i O I 3 � I .s co to o m Q' 7Q. w m I_ 4 00 - 0 rr'vii �`0. o m Iz I I i I •. I L � S G Cis '• • I N�9 tot � co W. Ustick Rd. TAN. R.M.- - S.32 S.33 Scale: 1"=20' �scJ�,q�®F _ L S 1.3N. R.M. S.5 S.4 0 5 10 20 40 P:\McDermott Village Sewer Crossing 21-538\dwg\21-538 Sewer Easements — Extensions.dwg 10/13/2025 11:32:27 AM ®��® Exhibit B.2 Drawing for Job No. 21-538 SURVEY BOI W EMERALD 4 McDermott Village Subdivision Sheet No. 808SE,IDAHO6-8570 3704 South Seder Crossing Easement East 1 of 1 (208)846-8570 GROUP, LLC Situated in the SE1/4 of the SE1/4 of Section 32, Dwg. Date T.4N., RAW., B.M., Ada County, Idaho. 10/13/2025 I DAH® 9939 W Emerald St SURVEY Boise, ID 83704 SURVEY Exhibit A.3 Phone: (208) 846-8570 McDermott Village Subdivision South Sewer Crossing Easement Extension Vlest Boundary Description Project Number 21-538 October 13, 2025 A 20-foot-wide easement situated in the southeast quarter of the southeast quarter of Section 32, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho, being 10.00 feet on each side of the following described centerline: Commencing at the southeast corner of Section 32, Township 4 North, Range 1 West, Boise Meridian, from which the south sixteenth-section corner bears N00°30'38"E, 1317.06 feet; Thence N67°05'20"W, 907.80 feet on a random line to the west right-of-way line of Highway 16, the POINT OF BEGINNING: Thence N89°19'37"W, 11.05 feet to the POINT OF ENDING. The above-described easement contains 221 square feet, more or less. The sidelines of the above-described easement shall extend or contract to close upon the right-of-way line at the POINT OF BEGINNING. Prepared from information of record, Sewer Easement 2022-006432. z� Page I of I 1 Exhibit B.3 S1/16 S.32 S.33 I I I O N I ---------------------------- Point of N89'19'37"W 05' Ending 11. Sewer Easement Inst. No. Point of 2022-006432 Beginning I I ---=-------------------------- I I I I U J Q I (o I I� CD C _d1 1'7•� 6'� I W 4— sj 1 00 O O, O N �0 O m I I I I • I l � I a C W W. Ustick Rd. �- TAN. R.1 W. S.32 S.33 Z(;� Scale: 1"=20' E®S � T.3N. RAW. S.5 S.4 0 5 10 20 40 I P:\McDermott Village Sewer Crossing 21-538\dw9\21-538 Sewer Easements - Extensions.dwq 10/13/2025 11.32.32 AM IDAHO 1 Exhibit B.3 Drawing for Job No. 21-538 SURVEY 9939 W EA4ERALD ST. McDermoti Tillage Subdivision Sheet No. BOISE,IDAHO 83704 South Sewer Crossing Easement West , of 9 (208)846-8570 GROUP, LLC Situated in the SE1/4 of the SE1/4 of Section 32, Dwg. Date T.4N., RAW., B.M., Ado County, Idaho. 10/13/2025 w IDIAN� AGENDA ITEM ITEM TOPIC: Meridian Ten Mile Public Storage Water Main Easement No. 1 (ESMT-2025- 0127) Ada County Recorder Trent Tripple 2025-071055 Boise,Idaho Pgs=_8 vbailey 10/29/2025 08:10:06 AM CITY OF MERIDIAN IDAHO$0.00 Project Name or Subdivision Name: Electronically Recorded Public Storage Meridian Ten Mile Water Main Easement Number: 1 identify this Easement by sequential number if the project contains more than one easement of this type..See instructionsichecklist for additional information. For Internal Use Only ESMT-2025-0127 Record Number: WATER MAINEASEMENT THIS Easement Agreement made this 28th"day of October 20 25 between PS Mountain West LLC ("Grantor'')and the City ofMeridian,an Idaho Municipal Corporation("Grantee"); - - WHEREAS, the Grantor desires to provide a water main right-of-way across the premises and property hereinafter particularly bounded and described;and WHEREAS , the water main is to be provided for through underground pipelines to be constructed by others and conveyed to Grantee; and WHEREAS,it will be necessary to maintain and service said pipelines from time to time by the Grantee; NOW, THEREFORE, in consideration of the benefits to be received by the Grantor, and other good and valuable consideration,the Grantor does hereby give,grant and convey unto the Grantee the right- of-way for an easement for the operation and maintenance of water mains over and across the following described property: (SEE ATTACHED EXHIBITS A and B) The easement hereby granted is for the purpose of construction and operation of water mains and other appurtenances to such water mains,together with their maintenance,repair and replacement with the free right of access to such facilities at any and all times.Grantee shall make reasonable efforts to minimize any disruption to Grantor's use of its property while performing such maintenance,repair,or replacement work. TO HAVE AND TO HOLD, the said easement and right-of-way unto the said Grantee, its successors and assigns forever. IT IS EXPRESSLY UNDERSTOOD AND AGREED,by and between the parties hereto,that after making repairs or performing other maintenance,Grantee shall restore the area of the easement and adjacent property to that existent prior to undertaking such repairs and maintenance. However, Grantee shall not be responsible for repairing,replacing or restoring anything placed within the area described in this easement that was placed there in violation ofthis easement. THE GRANTOR covenants and agrees that Grantor shall not place or allow to be placed any permanent structures or obstructions within the easement area that would interfere with Grantee°s use of said easement,including,but not limited to,buildings,trash enclosures, carports, sheds,fences,trees,or deep-rooted shrubs.Grantor reserves the right to utilize its property for all other purposes not inconsistent herewith including without limitation,the installation of paved or unpaved Water Main Easement Page 1 Version 0 1/0 1 2024 areas for parking of vehicles, landscaping (provided such landscaping is not deep rooted) and irrigation. THE GRANTOR covenants and agrees with the Grantee that should any part of the right-of-way and easement hereby granted shall become part of,or lie within the boundaries of an public street,then, to such extent,such right-of-way and easement hereby granted which lies within such boundary thereof or which is a part thereof, shall cease and become null and void and of no further effect and shall be completely relinquished. Each party shall be responsible for its own acts and omissions and shall not be responsible for the acts and omissions of the other party. With respect to any claim or action arising out of any performance under or pursuant to this Easement Agreement, each party shall only be liable for payment of that portion of any and all claims, liabilities, costs, expenses,demands, settlements, or judgments resulting from its own acts or omissions. THE GRANTOR does hereby covenant with the Grantee that Grantor is lawfully seized and possessed of the aforementioned and described tract of land, and that Grantor has a good and lawful right to convey said easement, and that Grantor will warrant and forever defend the title and quiet possession thereof against the lawful claims of all persons whomsoever. THE COVENANTS OF GRANTOR made herein shall be binding upon Grantor's successors, assigns, heirs,personal representatives,purchasers, or transferees of any kind. IN WITNESS WHEREOF, the said parties of the first part have hereunto subscribed their signatures the day and year first herein above written. GRANTOR: pS MoHnf-+in Wesl-,�l C Sh A -nd-er l Vi're PreSidmf TE OF IDAHO ) ) ss County of ) This record was ac le before me on (date)by (name of individual), [co ollowing I signing in a representative capacity, or strike the following if signing in an ual capacity] on behalf of (name of entity on behalf of whom r as executed), in the following representative capacity: f authority such as officer or trustee) Notary Stamp Below Notary Signature My Commission Expires: Water Main Easement Page 2 Version 01/01/2024 A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached,and not the truthfulness,accuracy,or validity of that document. STATE OF CALIFORNIA } COUNTY OF LOS ANGELES } S.S. On Odl bict to 2025 before me, Sarah You, a Notary Public in and for said County and State, personally appeared, Sharon Linder, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s)acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. SARAH YOU Notary Public•CaiHornia WITNESS my hand and official seal. Los Anpies County Commission X 2471788 My Comm.Expires Nov 14,2027 Signature: (Notary Seal) GRANTEE: CITY OF MERIDIAN Robert E. Simison,Mayor 10-28-2025 Attest by Chris Johnson, City Clerk 10-28-2025 STATE OF IDAHO, ) . ss. County of Ada ) 10-28-2025 This record was acknowledged before me on (date) by Robert E. Simison and Chris Johnson on behalf of the City of Meridian,in their capacities as Mayor and City Clerk, respectively. Notary Stamp Below Notary Signature 3-28-2028 My Commission Expires: Water Main Easement Page 3 Version 01/01/2024 [#I D I A M O N D LEGAL DESCRIPTION LAND SURVEYING TUESDAY, OCTOBER 14, 2025 PROJECT NUMBER: 21-226 WATER LINE EASEMENT TEM MILE STORAGE A 20 FOOT WIDE WATER LINE EASEMENT SITUATED IN A PORTION OF THE NORTHEAST QUARTER OF SECTION 34, TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE MERIDIAN, CITY OF MERIDIAN, ADA COUNTY IDAHO, MORE PARTICULARLY DESCRIBED AS: COMMENCING AT THE EAST QUARTER CORNER OF SAID SECTION 34, AS RECORDED IN INSTRUMENT NUMBER 2020-162066 ON THE RECORDS OF ADA COUNTY, AND RUNNING THENCE NORTH 89°16'49" WEST 48.93 FEET ALONG THE EAST-WEST QUARTER SECTION LINE, TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF TEN-MILE ROAD, THENCE NORTH 0°43'11" EAST 7.38 FEET, ALONG SAID RIGHT-OF-WAY, TO THE POINT OF BEGINNING; THENCE NORTH 89°16'39" WEST 1179.86 FEET; THENCE SOUTH 0°43'21" WEST 6.70 FEET; THENCE NORTH 89°14'46" WEST 26.97 FEET; THENCE NORTH 0°43'21" EAST 6.68 FEET; THENCE NORTH 89°16'39" WEST 67.99 FEET, TO THE NORTH-SOUTH QUARTER SECTION LINE OF SAID SECTION 34; THENCE NORTH 0°48'05" EAST 20.00 FEET, ALONG SAID NORTH-SOUTH QUARTER SECTION LINE; THENCE SOUTH 89°16'39" EAST 346.96 FEET; THENCE NORTH 0°43'21" EAST 16.64 FEET; THENCE SOUTH 89°16'39" EAST 23.00 FEET; THENCE SOUTH 0°43'21" WEST 16.64 FEET; THENCE SOUTH 89°16'39" EAST 208.42 FEET; THENCE NORTH 0°43'21" EAST 170.45 FEET, TO THE SOUTH LINE OF AN EXISTING ROADWAY EASEMENT; THENCE SOUTH 58°37'30" EAST 23.25 FEET, ALONG SAID ROADWAY EASEMENT; THENCE SOUTH 0°43'21" WEST 158.60 FEET; THENCE SOUTH 89°16'39" EAST 155.00 FEET; THENCE NORTH 0°43'21" EAST 17.27 FEET; THENCE SOUTH 89°16'39" EAST 20.00 FEET; THENCE SOUTH 0°43'21" WEST 17.27 FEET; THENCE SOUTH 89°16'39" EAST 205.33 FEET; THENCE NORTH 0°43'21" EAST 16.51 FEET; THENCE SOUTH 89°16'39" EAST 20.00 FEET; THENCE SOUTH 0'43'21" WEST 16.51 FEET; PREPARED BY: NATHAN B. WEBER, PLS DIAMOND LAND SURVEYING I WWW.DIAMONDLANDSURVEYING.COM THENCE SOUTH 89°16'39" EAST 73.17 FEET; THENCE NORTH 0°41'48" EAST 17.98 FEET; THENCE SOUTH 89°16'39" EAST 20.00 FEET; THENCE SOUTH 0°41'48" WEST 17.98 FEET; THENCE SOUTH 89°16'39" EAST 182.91 FEET, TO SAID WESTERLY RIGHT-OF-WAY FOR TEN-MILE ROAD; THENCE SOUTH 0°43'32" WEST 20.00 FEET, ALONG SAID RIGHT-OF-WAY FOR TEN-MILE ROAD, TO THE POINT OF BEGINNING; CONTAINS 30,385 SQ. FT. OR 0.698 ACRES �Npt LAND S \✓\G NSED 10/14/25 17793 x 0 o F TyA N B, PREPARED BY: NATHAN B. WEBER, PLS DIAMOND LAND SURVEYING I WWW.DIAMONDLANDSURVEYING.COM 20' WIDE WATERLINE EASEMENT TEN MILE PUBLIC STORAGE EXISTING ROADWAY EASEMENT N W J � Z J J U H Q L8 L9 L10 L7 L11 L15 L4 30,385 SQ. FT. 0.698 ACRES L5777- W Z J 2 O Lu U � Q J_ L17 L21 L25 Z L19 N N L23 N N L27 F 48.93' 00 +34-v/ NJ 35 L1 N 89-16,491,W 2647.73' POINT OF 34 BASIS OF BEARING BEGINNING N 00'43'11"E 7.38' Line Table Line Table LEGEND SECTION LINE Line# Length Direction Line# Length Direction TIE LINE L1 1179.86' N 89'16'39"W L15 155.00' S 89°16'39"E WATER LINE EASEMENT EXISTING RIGHT-OF-WAY L2 6.70' S 00°43'21"W L16 17.27' N 00°43'21"E G CALCULATED POINT L3 26.97' N 89°14'46"W L17 20.00' S 89°16'39"E 3 CENTER QUARTER CORNER SECTION 34,T4N R1W L4 6.68' N 00°43'21"E L18 17.27' S 00°43'21"W 34 CP&F 2017-034261 35 EAST QUARTER CORNER L5 67.99' N 89'16'39"W L19 205.33' S 89°16'39"E SECTION 34,T4N R1W L6 20.00' N 00°48'05"E L20 16.51' N 00°43'21"E 34 CP&F 2020-162066 L7 346.96' S 89'16'39"E L21 20.00' S 89°16'39"E ONP`LANDS L8 16.64' N 00°43'21"E L22 16.51' S 00°43'21"W \ �\G�NSFO G,p� L9 23.00' S 89'16'39"E L23 73.17' S 89°16'39"E [L 10/14/25 .0 L10 16.64' S 00°43'21"W L24 17.98' N 00°41'48"E x 17793 d L11 208.42' S 89°16'39"E L25 20.00' S 89°16'39"E L12 170.45' N 00°43'21"E L26 17.98' S 00°41'48"W OF L13 23.25' S 58°37'30"E L27 182.91' S 89°16'39"E rHAN B.`N L14 158.60' S 00°43'21"W L28 20.00' S 00°43'32"W N DIAMONDI LAND SURVEYING' SCALE 1"=100' 10/14/2025 20' WIDE WATERLINE EASEMENT TEN MILE PUBLIC STORAGE A 20 FOOT WIDE WATER LINE EASEMENT SITUATED IN A PORTION OF THE NORTHEAST QUARTER OF SECTION 34, TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE MERIDIAN, CITY OF MERIDIAN, ADA COUNTY IDAHO, MORE PARTICULARLY DESCRIBED AS: COMMENCING AT THE EAST QUARTER CORNER OF SAID SECTION 34, AS RECORDED IN INSTRUMENT NUMBER 2020-162066 ON THE RECORDS OF ADA COUNTY, AND RUNNING THENCE NORTH 89°16149" WEST 48.93 FEET ALONG THE EAST-WEST QUARTER SECTION LINE, TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF TEN-MILE ROAD, THENCE NORTH 0°43'11" EAST 7.38 FEET, ALONG SAID RIGHT-OF-WAY, TO THE POINT OF BEGINNING; THENCE NORTH 89'16'39"WEST 1179.86 FEET; THENCE SOUTH 0°43'21"WEST 6.70 FEET; THENCE NORTH 89°14'46"WEST 26.97 FEET; THENCE NORTH 0°43'21" EAST 6.68 FEET; THENCE NORTH 89°16'39"WEST 67.99 FEET, TO THE NORTH-SOUTH QUARTER SECTION LINE OF SAID SECTION 34; THENCE NORTH 0°48'05" EAST 20.00 FEET, ALONG SAID NORTH-SOUTH QUARTER SECTION LINE; THENCE SOUTH 89°16'39" EAST 346.96 FEET; THENCE NORTH 0°43'21" EAST 16.64 FEET; THENCE SOUTH 89°16'39" EAST 23.00 FEET; THENCE SOUTH 0°43'21"WEST 16.64 FEET; THENCE SOUTH 89°16'39" EAST 208.42 FEET; THENCE NORTH 0°43'21" EAST 170.45 FEET, TO THE SOUTH LINE OF AN EXISTING ROADWAY EASEMENT; THENCE SOUTH 58°37'30" EAST 23.25 FEET, ALONG SAID ROADWAY EASEMENT; THENCE SOUTH 0°43'21"WEST 158.60 FEET; THENCE SOUTH 89°16'39" EAST 155.00 FEET; THENCE NORTH 0°43'21" EAST 17.27 FEET; THENCE SOUTH 89°16'39" EAST 20.00 FEET; THENCE SOUTH 0°43'21"WEST 17.27 FEET; SNP`L,gNDs THENCE SOUTH 89°16'39" EAST 205.33 FEET; C-NS6Q G'QL THENCE NORTH 0°43'21" EAST 16.51 FEET; 10/14/25 17793 THENCE SOUTH 89°16'39" EAST 20.00 FEET; THENCE SOUTH 0°43'21"WEST 16.51 FEET; T or- THENCE SOUTH 89°16'39" EAST 73.17 FEET; yAN B,�� THENCE NORTH 0°41'48" EAST 17.98 FEET; THENCE SOUTH 89°16'39" EAST 20.00 FEET; THENCE SOUTH 0°41'48"WEST 17.98 FEET; THENCE SOUTH 89°16'39" EAST 182.91 FEET, TO SAID WESTERLY RIGHT-OF-WAY FOR TEN-MILE ROAD; THENCE SOUTH 0°43'32"WEST 20.00 FEET, ALONG SAID RIGHT-OF-WAY FOR TEN-MILE ROAD, TO THE POINT OF BEGINNING; D I A M Q N D LAND SURVEYING CONTAINS 30,385 SQ. FT. OR 0.698 ACRES 10/14/2025 w IDIAN� AGENDA ITEM ITEM TOPIC: Resolution No. 25-2544: A resolution vacating a 20-foot-wide gravity irrigation easement platted on a portion of Lots 13 and 14, Block 2 of Hill's Century Farm Commercial Subdivision No. 2 (Book 124, Pages 19913-19915, records of Ada County, Idaho), being more particularly described in Exhibit "A"; and providing an effective date. Ada County Recorder Trent Tripple 2025-071056 Boise,Idaho Pgs=5 vbailey 10/29/2025 08:10:06 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded CITY OF MERIDIAN RESOLUTION NO. 25-2544 BY THE CITY COUNCIL: CAVENER, LITTLE ROBERTS, OVERTON, STRADER, TAYLOR, WHITLOCK A RESOLUTION VACATING A 20-FOOT-WIDE GRAVITY IRRIGATION EASEMENT PLATTED ON A PORTION OF LOTS 13 AND 14, BLOCK 2 OF HILL'S CENTURY FARM COMMERCIAL SUBDIVISION NO. 2 (BOOK 124, PAGES 19913-19915, RECORDS OF ADA COUNTY, IDAHO), BEING MORE PARTICULARLY DESCRIBED IN EXHIBIT "A"; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, on October 14, 2025 the City Council of the City of Meridian held a hearing on the vacation of a 20-foot-wide gravity irrigation easement platted on a portion of Lots 13 and 14,Block 2 of Hill's Century Farm Commercial Subdivision No. 2(Book 124,Pages 19913-19915, records of Ada County, Idaho); and WHEREAS, after such hearing, the City Council, by formal motion, did approve said described vacation; and NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MERIDIAN CITY, IDAHO: Section 1. That a 20-foot-wide gravity irrigation easement platted on a portion of Lots 13 and 14, Block 2 of Hill's Century Farm Commercial Subdivision No. 2 (Book 124, Pages 19913- 19915, records of Ada County, Idaho), as fully described in Exhibit"A", is hereby vacated. Section 2. That this Resolution shall be in full force and effect immediately upon its adoption and approval. Passed by the City Council of the City of Meridian, Idaho, this 28th day of October, 2025. Approved by the Mayor of the City of Meridian, Idaho, this 28th day of October, 2025. Easement Vacation—CENTURY FARM H-2025-0044 Attest: Mayor Robert E. Simison 10-28-2025 Chris Johnson, City Clerk STATE OF IDAHO ) ) ss: County of Ada ) On this 28th day of October, 2025, before me, the undersigned, a Notary Public in and for said State, personally appeared Robert E. Simison and Chris Johnson, known to me to be the Mayor and City Clerk, respectively, of the City of Meridian, Idaho, and who executed the within instrument, and acknowledged to me that the City of Meridian executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year first above written. Notary Public 03-28-2028 My Commission Expires: Easement Vacation—CENTURY FARM H-2025-0044 EXHIBIT A km E N G I N E E R I N G July 11,2025 Project No.:21-200 Hill's Century Farm Commercial Subdivision No.2 Master Association Gravity Irrigation Easement Vacation Legal Description A portion of Lots 13 and 14, Block 2 of Hill's Century Farm Commercial Subdivision No. 2 (Book 124, Pages 19913-19915, records of Ada County, Idaho) and further situated in the Northeast 1/4 of the Northwest 1/4 of Section 33,Township 3 North, Range 1 East, B.M., City of Meridian,Ada County, Idaho, and being more particularly described as follows: BEGINNING at a 5/8-inch rebar marking the southwest corner of said Lot 13, Block 2,thence following the westerly line of said Lot 13, Block 2 and the easterly right-of-way line of S.Tavistock Ave.the following three (3) courses: 1. 39.89 feet along the arc of a curve to the left, said curve having a radius of 331.50 feet,a delta angle of 06'53'41",a chord bearing of NO3°31'17"W and a chord distance of 39.87 feet to a 5/8- inch rebar; 2. N06°58'08"W a distance of 103.17 feet to a brass plug; 3. 8.06 feet along the arc of a curve to the right,said curve having a radius of 268.50, a delta angle of 01°43'13", a chord bearing of N06°06'32"W and a chord distance of 8.06 feet to a brass plug marking the northwest corner of said Lot 13, Block 2 and the southwest corner of said Lot 14, Block 2; Thence leaving said westerly line of said Lot 13, Block 2 and following the westerly line of said Lot 14, Block 2 and the easterly right-of-way of said S.Tavistock Ave.the following four(4) courses: 1. 25.86 feet along the arc of a curve to the right,said curve having a radius of 268.50 feet, a delta angle of 05`31'06",a chord bearing of NO2°29'22"W and a chord distance of 25.85 feet to a brass plug; 2. N00°16'11"E a distance of 114.14 feet to a 5/8-inch rebar; 3. N45°30'25"E a distance of 20.61 feet to a brass plug; 4. N00°44'38"E a distance of 2.00 feet to a brass plug on the southerly right-of-way line of E.Amity Rd.; Thence leaving said westerly and easterly lines and following said southerly right-of-way line, S89°15'22"E a distance of 20.00 feet; Thence leaving said southerly right-of-way line,S00°44'38"W a distance of 10.24 feet; Thence S45'30'25"W a distance of 20.51 feet; Thence S00'16'11"W a distance of 105.81 feet; Thence 31.39 feet along the arc of a curve to the left,said curve having a radius of 248.50 feet, a delta angle of 07°14'19",a chord bearing of 503'20'59"E and a chord distance of 31.37 feet; Thence S06°58'08"E a distance of 103.17 feet; Thence 42.58 feet along the arc of a curve to the right, said curve having a radius of 351.50 feet, a delta angle of 06°56'28",a chord bearing of S03°29'54"E and a chord distance of 42.56 feet to the southerly line of said Lot 13, Block 2; 5725 North Discovery Way 9 Boise, Idaho 83713 v 208.639.6939& kmenglip.com Thence following said southerly line, N89°15'22"W a distance of 20.00 feet to the POINT OF BEGINNING. Said description contains a total of 6,270 square feet,more or less. 5'k S g �1ST 4 � a 012459 0 too OF L. BAl'�'A -1 . 1 1 • 7025 PAGE 2 .4 8 6 �o a �_ 3 O o O O h E n+ � O O T r o O v to OW W Oo o� ~ A Title: GI Easement Vacation Date: 07-11-2025 Scale: 1 inch= 50 feet File: Tract 1: 0.144 Acres: 6270 Sq Feet:Closure=n73.4841w 0.00 Feet: Precision=1/156981: Perimeter=667 Feet 001:Lt .3117 , De 39.87 341 007=n00.4438e 2.00 013=s06.5808e 103.17 Bng�03.3117w,Ch�39.87 002=n06.5808w 103.17 008=s89.1522e 20.00 OB. 5o3 zDelta 9s4e,SCh�-42.5566'5628 003=n06.0632w 8.06 009=s00.4438w 10.24 0 1 5=n89.1522w 20.00 004=n02.2922w 25.85 010=s45.3025w 20.51 005=n00.1611e 114.14 011=s00.1611w 105.81 006=n45.3025e 20.61 Bng s032 059e5Chd3137.1419 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Final Order for District at Ten Mile (FP-2025-0009), by Kent Brown Planning, generally located at the southwest corner of W. Cobalt Dr. and S. Ten Mile Rd. BEFORE THE MERIDIAN CITY COUNCIL HEARING DATE: OCTOBER 21, 2025 ORDER APPROVAL DATE: OCTOBER 28, 2025 IN THE MATTER OF THE ) REQUEST FOR FINAL PLAT ) CONSISTING OF 17 BUILDABLE ) CASE NO. FP-2025-0009 LOTS ON 34.04 ACRES OF LAND ) IN THE C-G ZONING DISTRICT ) ORDER OF CONDITIONAL FOR DISTRICT AT TEN MILE ) APPROVAL OF FINAL PLAT SUBDIVISION NO. 1 ) BY: KIMLEY-HORN ) APPLICANT ) This matter coming before the City Council on October 21, 2025 for final plat approval pursuant to Unified Development Code (UDC) I 1-613-3 and the Council finding that the Administrative Review is complete by the Planning and Development Services Divisions of the Community Development Department, to the Mayor and Council, and the Council having considered the requirements of the preliminary plat, the Council takes the following action: IT IS HEREBY ORDERED THAT: 1. The Final Plat of"PLAT SHOWING DISTRICT TEN MILE SUBDIVISION, SITUATED IN A PORTION OF THE NORTHEAST QUARTER OF SECTION 15, TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2025, HANDWRITTEN DATE: ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR DISTRICT AT TEN MILE SUBDIVISION NO. 1 FP-2025-0009 Page 1 of 3 8/13/2025, by W. TRAVIS BRADLEY, PLS, SHEET 1 OF 5," is conditionally approved subject to those conditions of Staff as set forth in the staff report to the Mayor and City Council from the Planning and Development Services divisions of the Community Development Department dated October 21, 2025, a true and correct copy of which is attached hereto marked"Exhibit A" and by this reference incorporated herein. 2. The final plat upon which there is contained the certification and signature of the City Clerk and the City Engineer verifying that the plat meets the City's requirements shall be signed only at such time as: 2.1 The plat dimensions are approved by the City Engineer; and 2.2 The City Engineer has verified that all off-site improvements are completed and/or the appropriate letter of credit or cash surety has been issued guaranteeing the completion of off-site and required on-site improvements. NOTICE OF FINAL ACTION AND RIGHT TO REGULATORY TAKINGS ANALYSIS The Applicant is hereby notified that pursuant to Idaho Code § 67-8003, the Owner may request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight(28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR DISTRICT AT TEN MILE SUBDIVISION NO. 1 FP-2025-0009 Page 2 of 3 Please take notice that this is a final action of the governing body of the City of Meridian,pursuant to Idaho Code § 67-6521. An affected person being a person who has an interest in real property which may be adversely affected by this decision may, within twenty- eight(28) days after the date of this decision and order, seek a judicial review pursuant to Idaho Code§ 67-52. By action of the City Council at its regular meeting held on the 28th day of October , 2025. By: Robert E. Simison 10-28-2025 Mayor, City of Meridian Attest: Chris Johnson 10-28-2025 City Clerk Copy served upon the Applicant,Planning and Development Services Divisions of the Community Development Department and City Attorney. 10-28-2025 By: Dated: ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR DISTRICT AT TEN MILE SUBDIVISION NO. 1 FP-2025-0009 Page 3 of 3 EXHIBIT A STAFF REPORTC�WE COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT DATE: 10/21/2025 m TO: City Council FROM: Sonya Allen,Associate Planner 208-884-5533 sallenkmeridiancity.org SUBJECT: FP-2025-0009 District Ten Mile Subdivision No. 1 PROPERTY LOCATION: Generally located at the southwest corner of W. Cobalt Dr. and S. Ten Mile Rd.,in the NE 1/4 of Section 15,T.3N.,R.1W. I. PROJECT DESCRIPTION Final plat consisting of 17 buildable lots on 34.04 acres of land in the C-G zoning district for the first phase of District Ten Mile Subdivision. II. APPLICANT INFORMATION A. Applicant Nicolette Womack,Kimley-Horn— 1100 W. Idaho St., Ste. 210,Boise,ID 83702 B. Owner: Ten Mile District North,LLC—3240 W. Bavaria St.,Eagle,ID 83616 C. Representative: Same as Applicant III. STAFF ANALYSIS Staff has reviewed the proposed final plat for substantial compliance with the preliminary plat(H- 2023-0071) as required by UDC 11-613-3C.2. The configuration of lots within the proposed final plat is different than that depicted on the approved preliminary plat and the proposed final plat depicts one(1)fewer building lot than shown on the approved preliminary plat for the subject area. Staff finds the changes depicted on the proposed final plat are in substantial compliance with the approved preliminary as required by UDC 11-613-3C. Page 1 IV. DECISION A. Staff: Staff recommends approval of the proposed final plat with the conditions of approval below in Section VI. Page 2 V. EXHIBITS A. 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Qi g ! N❑ISIA1CIEMS 3-1 IVYN3110Ia1SIG -••�m all 9� l e Q !•S ! I p3lpl w � ❑ ❑ ❑ � �'d' �❑� (��:�® '.{ o w �.:�:_ i I y�pl���S� � !lel� �! !pQl�p �p� ['@i� go;��9 !I��e¢r=���0 9 �a Y LJ 5 1 e 1 f II Ark J 5II ( C) :S [' Page 15 y , NY1d 33a1; 11 NOISIAICIenS 3111N N31191J1510 -•. � i e sli =8 g gg J ] ii` g GEy yy � !rr Q ! Qga � 7 • F � 1� 2i� � 9 A 0°EQepi � ! � �Q`i 9! lit IN E• E. ¢! o!` ❑ ❑ ❑ � ❑ - ❑ o Page 16 g NOISIAIGEMS 31IV4 N3113INISKI -••�� gill p � r . LJ �i ill Y r� o � } o � I !I } I Page 17 a NY]d 8f1aHS; CN a � _ o =y NOISIAioans 31IW N31131H1SKI ,9q,-6@feu,`- m� ref r J L, I • ak 1. I Ci I �L R i e_ I � r li Page 18 N ' -- -- -- - Nvid 8ndHS; - IJ-1 a3 # g g NOISIAuans 311N N3113MIS10 w - � a °gill '- CIVOH DIM NIL Mp 1 i �• .D l "� 5� Page 19 y I 1 ^9 NVId BndHS; 59" o p o I i ; , 3 g { _ g NOISIAICIens 3lIVY N3113181SKI 14 I �A adaa D7iw NDi 1 ��• w ,r / '� 86Y pI1 IIA Page 20 N a NV]d UndH5; Ll h CD { _ ? NO151Almns 31IW N3110Ia1510 OVON 3111V N31 t =n fff i I I 0 a ti. z Q �SY k. C fF •c S!> s Page 21 w NVId OAI JHS-. 54 I II � � s g g NOISIhluens 31IW Nil 13INISU A - 5 14 pa3�gg yy ■x, c n. VO T 42 r+ ■ Page 22 N NVId 8AUHS; i g NOISIAIfl9f1S 31IW N311DIa1S10 N M i sr S a R`5 I � Q Page 23 N NVId anaHS-, m NnISIAKIenS 31IW N31101HIS10 - .. (Rill n ' -------- -- - All II v.�Tf ■ ;r�a ■ �1 p r — r r Y I r -7 r •, r r■ i ■ £ ,r �r �r 'r Page 24 D. Public Art Examples and Site Plan yr �1181HX3 NOLLVDOI IUV 0118nd 8 Oil s Y LLJ 1S3M 311VY N31 CL Ir ------------------ Al ITV 0 a � �� VO O F •,�J111111��11111 M1J� ,� . 1 { i a - -----�--1_---- 'II Page 25 VI. CITY/AGENCY COMMENTS & CONDITIONS A. Planning Division Site Specific Conditions: 1. Applicant shall comply with all previous conditions of approval associated with this development(preliminary plat H-2023-0071 and Development Agreement Inst. #2023- 022884). Future development of the property shall be generally consistent 2. The applicant shall obtain the City Engineer's signature on the subject final plat within two (2)years of the preliminary plat approval(i.e.by October 8, 2026); or apply for a time extension, in accord with UDC 11-613-7. 3. Prior to submittal for the City Engineer's signature,have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. The final plat prepared by Kimley-Horn, stamped on 8/13/25 by W. Travis Bradley, included in Exhibit B shall be revised as follows: a. Under Notes section on Sheet 4: i. Note#3: Delete note in favor of note#5. ii. Note#4: Include the recorded instrument of the CC&R's. iii. Note#5: Include the recorded instrument number of the development agreement (i.e. #2023-022884). iv. Note#7: Complete missing information. v. Note#11: Include the ACHD temporary license agreement instrument number. vi. Note#12: Complete the missing information. vii. Note#13: Complete the missing information. viii. Note#14: Complete the missing information. ix. Note#15: Complete the missing information. x. Include a note stating who the responsible party is for maintenance of the street buffer landscaping along N. Ten Mile Rd.,W. Cobalt Dr. and W. Grand Mogul Dr. (i.e.the property owner or business owner's association)in accord with UDC 11-3B-7C.2a. b. Include the phase number(i.e.No. 1)in the subdivision name. c. Under the Surveyor's Narrative on Sheet 5, include the missing information in Note #2. d. Include the recorded instrument number of the public water and sewer easement graphically depicted on Sheets 2 and 3. e. Depict 10-foot-wide detached sidewalks/pathways on the construction plans in the street buffers along N. Ten Mile Rd. and W. Grand Mogul in the areas where 6-foot- wide walkways are currently depicted near the intersections of Grand Mogul/Ten Mile and Cobalt/Ten Mile unless a physical barrier exists that prevents compliance. Submit a copy of the updated construction plans with the application for final plat signature. Page 26 f. Widen the 5' wide parkways depicted west of first driveway off Grand Mogul to 8' consistent with Street Sections B&C in the TMISAP on the construction drawings. g. Include the recorded instrument number(s)for the multi-use pathway public use easement. 5. The landscape plan prepared by AO Architects,dated 7/18/25 included in Exhibit C, shall be revised as follows: a. Depict 10-foot-wide detached sidewalks/pathways in the street buffers along N. Ten Mile Rd. and W. Grand Mogul in the areas where 6-foot-wide walkways are currently depicted near the intersections of Grand Mogul/Ten Mile and Cobalt/Ten Mile unless a physical barrier exists that prevents compliance. b. Depict landscaping within the street buffer along W. Grand Mogul Dr. in accord with the standards listed in UDC 11-313-7C.3 (i.e. depict a variety of shrubs and vegetative groundcover along with the 37 trees that elicit design principles including rhythm, repetition,balance and focal elements). Also revise the Project Calculations table on Sheet L1.00 to reflect a total of 37 street trees are proposed in the buffer. c. Depict landscaping along the multi-use pathway adjacent to the Purdam Drain in accord with the standards listed in UDC 11-313- 12C(i.e. 5-foot-wide landscape strips are required along each side of the pathway planted with a mix of trees, shrubs, lawn, and/or other vegetative groundcover—a minimum of one tree per 100 linear feet of pathway is required—include calculations in the Project Calculations table that demonstrate compliance). d. Widen the 5' wide parkways depicted west of first driveway off Grand Mogul to 8' consistent with Street Sections B &C in the TMISAP. 6. A Certificate of Zoning Compliance application shall be submitted and approved for all development on the site prior to submitting any associated building permit applications. 7. Future development shall be consistent with the Project Design Standards submitted by the Applicant, included in the Development Agreement,which supersede the design standards in the Architectural Standards Manual and the design guidelines in the TMISAP. 8. The subject property shall be subdivided prior to issuance of any Certificates of Occupancies within the development per requirement of the development agreement. 9. Prior to submittal of the final plat for City Engineer signature, a 14-foot wide public pedestrian easement shall be submitted to the Planning Division, approved by City Council and recorded for the multi-use pathway along the Purdam Drain(or drain alignment)and any other pathways required by the Park's Department in accord with the Pathways Master Plan that are outside of public right-of-way. 10. All waterways, except natural waterways, are required to be piped unless used as a water amenity or linear open space, in which case they may be left open as set forth in UDC 11- 3A-6. 11. Staff s failure to cite specific Unified Development Code requirements, conditions from the preliminary plat and/or provisions in the development agreement does not relieve the Applicant of responsibility for compliance. Page 27 B. Public Works https://weblink.meridianciiy.org/WebLink/DocView.aspx?id=417255&dbid=0&repo=Meridi anci See the following link for any additional Agency comments: https://weblink.meridiancity.org/WebLink/browse.aspx?id=417248&dbid=0&repo=MeridianCit X Page 28 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Final Order for Southridge South Subdivision No. 2 (FP-2025-0011) by The Land Group, located at 2347 W. Overland Rd. BEFORE THE MERIDIAN CITY COUNCIL HEARING DATE: OCTOBER 14, 2025 ORDER APPROVAL DATE: OCTOBER 28, 2025 IN THE MATTER OF THE ) REQUEST FOR FINAL PLAT ) CONSISTING OF 61 SINGLE- ) CASE NO. FP-2025-0011 FAMILY RESIDENTIAL ) BUILDING LOTS AND 16 ) ORDER OF CONDITIONAL COMMON LOTS ON 24.17 ACRES ) APPROVAL OF FINAL PLAT OF LAND IN THE R-8 ZONING ) DISTRICT FOR SOUTHRIDGE ) SUBDIVISION NO. 2 ) BY: THE LAND GROUP, INC. ) APPLICANT ) This matter coming before the City Council on October 14, 2025 for final plat approval pursuant to Unified Development Code (UDC) 11-6B-3 and the Council finding that the Administrative Review is complete by the Planning and Development Services Divisions of the Community Development Department, to the Mayor and Council, and the Council having considered the requirements of the preliminary plat, the Council takes the following action: IT IS HEREBY ORDERED THAT: 1. The Final Plat of"PLAT SHOWING SOUTHRIDGE SOUTH SUBDIVISION PHASE 2, LOCATED IN THE NORTH HALF OF SECTION 23, TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2025, HANDWRITTEN DATE: 7/28/2025, by JAMES R. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SOUTHRIDGE SOUTH NO. 2 FP-2025-0011 Page I of 3 WASHBURN, PLS, SHEET 1 OF 8," is conditionally approved subject to those conditions of Staff as set forth in the staff report to the Mayor and City Council from the Planning and Development Services divisions of the Community Development Department dated October 14, 2025, a true and correct copy of which is attached hereto marked"Exhibit A" and by this reference incorporated herein. 2. The final plat upon which there is contained the certification and signature of the City Clerk and the City Engineer verifying that the plat meets the City's requirements shall be signed only at such time as: 2.1 The plat dimensions are approved by the City Engineer; and 2.2 The City Engineer has verified that all off-site improvements are completed and/or the appropriate letter of credit or cash surety has been issued guaranteeing the completion of off-site and required on-site improvements. NOTICE OF FINAL ACTION AND RIGHT TO REGULATORY TAKINGS ANALYSIS The Applicant is hereby notified that pursuant to Idaho Code § 67-8003, the Owner may request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight(28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SOUTHRIDGE SOUTH NO. 2 FP-2025-0011 Page 2 of 3 Please take notice that this is a final action of the governing body of the City of Meridian,pursuant to Idaho Code § 67-6521. An affected person being a person who has an interest in real property which may be adversely affected by this decision may, within twenty- eight(28) days after the date of this decision and order, seek a judicial review pursuant to Idaho Code§ 67-52. By action of the City Council at its regular meeting held on the 28th day of October , 2025. By: Robert E. Simison 10-28-2025 Mayor, City of Meridian Attest: Chris Johnson 10-28-2025 City Clerk Copy served upon the Applicant,Planning and Development Services Divisions of the Community Development Department and City Attorney. 10-28-2025 By: Dated: ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SOUTHRIDGE SOUTH NO. 2 FP-2025-0011 Page 3 of 3 EXHIBIT A STAFF REPORT C: E IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 10/14/2025 KaRSWEI-M DATE: TO: Mayor&City Council W OVERLAND Ro FROM: Sonya Allen,Associate Planner 208-884-5533 TBA1 PROJECT AREA Paz SUBJECT: FP-2025-0011 ��, Southridge South No. 2 ® o(f LOCATION: 2347 W. Overland Rd., in the north 1/2 of Section 23,T.3N.,R.1 W. I. PROJECT DESCRIPTION Final plat consisting of 61 single-family residential building lots and 16 common lots on 24.17 acres of land in the R-8 zoning district for the second phase of Southridge South Subdivision. II. APPLICANT INFORMATION A. Applicant: Macy Lui, The Land Group,Inc.—462 E. Shore Dr., Ste. 100, Eagle, ID 83616 B. Owner: Challenger Development, Inc.— 1977 E. Overland Rd.,Meridian, ID 83642 C. Representative: Same as Applicant III. STAFF ANALYSIS Staff has reviewed the proposed final plat for substantial compliance with the preliminary plat and associated conditions of approval as required by UDC 11-6B-3C.2. The final plat includes a minor reconfiguration of Blocks 1 and 8 from the layout approved with the preliminary plat resulting in one (1)fewer buildable lot and a slight decrease of 4,595 sq. ft. in common open space area for this phase. Because the overall development provided 208,249 sq. ft. more than the minimum requirement, Staff approves the reduction and finds the proposed final plat is in substantial compliance with the approved preliminary plat as required. Page 1 Previous approvals applicable to this phase: • The City Council approved a waiver to UDC 11-3A-6B to allow the Ridenbaugh Canal to remain open and not be piped with H-2020-0083. • Alternative compliance(A-2025-0028)was approved by the Director to UDC 11-3B-12C.1 and 11-3B-12C.2 to not provide 5-foot-wide landscape strips with trees adjacent to the multi- use pathway along the Ridenbaugh Canal on Lot 41,Block 1 for Phases 1 and 2. • A modification to preliminary plat condition#4e requiring the fencing type along the Ridenbaugh Canal to be changed from chain-link to black wrought iron was approved by City Council to allow black vinyl coated chain-link along the canal consistent with that in other phases of Southridge Subdivision(MFP-2025-0002). IV. DECISION A. Staff: Staff recommends approval of the proposed final plat with the conditions of approval in Section VI of this report. Page 2 V. EXHIBITS A. Preliminary Plat(date: 12/7/2020) ...... SQL !'OT tT7 �� •nr� T �{ .0 uC .� e 'bpi\\. ` ... ... � �W .... �s v C . I yEI { S a d a .._I.... -� 1.4 e � ..�,� Y.1 rel.RNdicris Yal rsla su Lawn on Ru.s �• •\ .. .-.•r �\ "�` "a iN ,. ' Preliminary Plat-Project Overview I:�[e-�: Zoning Requiwmen� .a PnPeM1rOwer. _ � � _ry w �v s F1�!•�,R�CuWile.Planner. _ ulu'mw:u[wwaaq .n x,.., ... raw ..u. w - -.-..xvrmv. - ,.. a••. comx[dwwavam furoa�m) s wo w. PP1 Page 3 B. Final Plat(date: 7/28/2025) Final Plat for Legend: �s Southridge South subdivision Phase 2 sea•sraxw c,o �,a•X�zPs,m� ,am ® sXrub.•�ew wm�AUTc cnr.ruxrm Located in the north half of Section 23. Detail 1.0 Detail1.1 Debi 1.2 Township 3 North, Range 1 West,Boise Meridian City of Meridian.Ada County, Idaho _�_ 7 _ 2025 L16 11 '�LwNr�cMIN4 �""�YX°�'°' Line Tabie LineTahle Line Table YUXE A .iP11564&`3]B �.e�N��I11W o 533 C[,rtaiT6 s PgNT Of BEJNN6 �d� ------------ uE its re I�I � I ,>o woe,wlBl cYV1 �'` a INO"d�ri1'! - aal�' u IAumVR • !V FA®141f X6T X¢r[EXH it u YNi N Iq-�]'14'1Y �A.CO' Note - r C � r Curve Table • v 4rCIH � � � O � ,aua i, Cf 1W✓• zlu¢f ew m' m31a 1]3GC IL'IC19' - Po ,�• o o tf y ��,a � A,'�'F 542.16514 = s ll I`F ,�.s,. m. ,u,a eaaar rrr rm�ear ,ax hr� t ' � Rr 'O O„ r II I l .�b „®Lr■ - nn s ® (•. b J U n ri �:� _� � tnN��, - L r- , r � \•� _ _�- `1 LPl ORIEX9GN.WIFAEAENT HEfAIL4ARE9WM IXI SI@T829 .: •. - . - .: uxa 1 Why 4JrO I�& rUNPLATTER VNP ol:nu,f Q Y,,Yf�r + 1�T16S54 \ , l� ' r NeamslE r I � r M533'�� � � ``1` \`�^ 'A� I �• I 1 SiT9`.PdE 17� X ! 0 ms 4 ,sa iTsoe•w � —�7 � ; ; ' ur0" ,, � ,seer , l - - - Survey Narrative: „❑m cls w I -sers� " ,o4 z aa ••tl'Xi I a rumw. =+ References: �a�X"�r', _ : 0 _ °Sraeo GROUP I UNPLATCEo Page 4 C. Landscape Plan(date: 2/18/2025) �x V�au.v�xa �� THE El --- .eM�� a�k e � LAND _ GROUP _w•.P '3 ' 'r WHO lad P PI..Nose.: ...,.......w.m. N ... .. - 6 r H ARE0.A AREA B y d U C .� i AREA C �p Overview V L1.00 Page 5 VI. CITY/AGENCY COMMENTS & CONDITIONS A. Planning Division Site Specific Conditions: 1. Applicant shall comply with all previous conditions of approval associated with this development [MDA-12-009,Development Agreement Inst. #113077158(Linder 109)— replaced#111102269; H-2020-0083 (RZ&PP)]. 2. The applicant shall obtain the City Engineer's signature on the final plat within two(2)years of the City Engineer's signature on the first phase final plat in accord with UDC 11-6B-7 in order for the preliminary plat to remain valid; or, a time extension may be requested. 3. Prior to submittal for the City Engineer's signature,have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. The final plat shown in Section V.B prepared by The Land Group, stamped on 7/28/2025 by James R. Washburn, shall be revised as follows: a. Note#13: Include the recorded instrument number of the amended CC&R's. b. Note#14: Include the recorded instrument number of the license agreement with ACHD. c. Note#15: Include recorded instrument number of the ACHD permanent easement. d. Under the References section, include the book and page number of the final plat for Southridge South Subdivision No. 1. e. Sheet 1: Include the CP&F No. graphically depicted on the plat. f. Sheet 3: Include the recorded instrument number of the City of Meridian Public Works easements graphically depicted on the plat. g. Sheet 4:Include the instrument number of the ACHD storm drainage easement graphically depicted on the plat. A copy of the revised plat shall be submitted with the final plat signature application. 5. The landscape plan shown in Section V.C,prepared by The Land Group, dated 2/18/25, shall be revised as follows: a. Depict landscaping along the pathway on Lot 42,Block 1 in accord with the standards listed in UDC 11-3B-12C,which requires a mix of trees (minimum of 1 per 100 linear feet of pathway), shrubs,lawn, and/or other vegetative groundcover per preliminary plat condition#4b. b. Depict landscaping in common open space areas in accord with UDC 11-3G-5B.3,which requires a variety of trees, shrubs, lawn or other vegetative groundcover. c. Correct Project Calculations table as follows: i. Residential Subdivision/Subdivision Trees—a minimum of one tree is required per 35 linear feet of parkway as set forth in UDC 11-3B-7C, excluding 26 feet for curb cuts to each residential lot—the requirement is not one per lot as stated;revise accordingly. ii. Pathway Required Trees: Include linear feet of pathway on Lot 42,Block 1 (a minimum of one tree is required per 100 linear feet). Page 6 iii. Include the required vs.provided number of trees in common open space areas that demonstrates compliance with UDC 11-3G-513.3 (a minimum of one tree per 5,000 square feet is required). A copy of the revised landscape plan shall be submitted with the final plat signature application. 6. Prior to the issuance of any new building permit,the property shall be subdivided in accordance with the UDC. 7. All development shall comply with the dimensional standards for the R-8 zoning district listed in UDC Table 11-2A-6. 8. A 14-foot-wide public pedestrian easement for the multi-use pathway shall be submitted to the Planning Division in accord with the Park's Department requirements per the Pathways Master Plan for the pathway along the Ridenbaugh Canal. A copy of said easement shall be submitted to the Planning Division prior to submittal of the final plat for City Engineer signature. 9. A Certificate of Zoning Compliance and Design Review application is required to be submitted to the Planning Division for the clubhouse and swimming pool facility and approved prior to submittal of building permit applications for this facility. The design of the clubhouse shall comply with the design standards listed in the Architectural Standards Manual. 10. All homes constructed in this development shall be consistent with the design review approval (A-2025-0090), in accord with the Development Agreement (Inst. #113077158 — MDA-12- 009). 11. Prior to signature of the final plat by the City Engineer,the applicant shall provide a letter from the United States Postal Service stating that the applicant has received approval for the location of mailboxes. Contact the Meridian Postmaster, Sue Prescott, at 887-1620 for more information. 12. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat and/or development agreement does not relieve the Applicant of responsibility for compliance. B. Public Works hyps://weblink.meridianciLr.org/WebLink/Doc View.aspx?id=414209&dbid=0&repo=MeridianC iv C. Boise Project Board of Control https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=415167&dbid=0&repo=MeridianC hty D. Idaho Transportation Department https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=414279&dbid=0&repo=MeridianC RY E. Department of Environmental Quality https:llweblink.meridianciV.o.-glWebLinkIDocView.aspx?id=415270&dbid=0&repo=MeridianC RY Page 7 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Final Order for Brundage Estates Subdivision No. 2 (FP-2025-0023) by Engineering Solutions, generally located on the east side of S. Linder R., 1/2 mile S. of W. Victory Rd. 28th BEFORE THE MERIDIAN CITY COUNCIL HEARING DATE: OCTOBER 21, 2025 ORDER APPROVAL DATE: OCTOBER 28, 2025 IN THE MATTER OF THE ) REQUEST FOR FINAL PLAT ) CONSISTING OF 36 BUILDABLE ) CASE NO. FP-2025-0023 LOTS AND 11 COMMON LOTS ON ) 12.57 ACRES OF LAND IN THE R-4 ) ORDER OF CONDITIONAL ZONING DISTRICT FOR ) APPROVAL OF FINAL PLAT BRUNDAGE ESTATES ) SUBDIVISION NO. 2 ) BY: ENGINEERING SOLUTIONS ) APPLICANT ) This matter coming before the City Council on October 21, 2025 for final plat approval pursuant to Unified Development Code (UDC) I 1-613-3 and the Council finding that the Administrative Review is complete by the Planning and Development Services Divisions of the Community Development Department, to the Mayor and Council, and the Council having considered the requirements of the preliminary plat, the Council takes the following action: IT IS HEREBY ORDERED THAT: 1. The Final Plat of"PLAT SHOWING BRUNDAGE ESTATES SUBDIVISION NO. 2, A PARCEL OF LAND BEING A PORTION OF THE W '/2 OF SECTION 25, TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2025, HANDWRITTEN ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR BRUNDAGE ESTATES SUBDIVISION NO. 2 FP-2025-0023 Page 1 of 3 DATE: 9/7/2025,by CLINTON W. HANSEN, PLS, SHEET 1 OF 4," is conditionally approved subject to those conditions of Staff as set forth in the staff report to the Mayor and City Council from the Planning and Development Services divisions of the Community Development Department dated October 21, 2025, a true and correct copy of which is attached hereto marked"Exhibit A" and by this reference incorporated herein. 2. The final plat upon which there is contained the certification and signature of the City Clerk and the City Engineer verifying that the plat meets the City's requirements shall be signed only at such time as: 2.1 The plat dimensions are approved by the City Engineer; and 2.2 The City Engineer has verified that all off-site improvements are completed and/or the appropriate letter of credit or cash surety has been issued guaranteeing the completion of off-site and required on-site improvements. NOTICE OF FINAL ACTION AND RIGHT TO REGULATORY TAKINGS ANALYSIS The Applicant is hereby notified that pursuant to Idaho Code § 67-8003, the Owner may request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight(28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR BRUNDAGE ESTATES SUBDIVISION NO. 2 FP-2025-0023 Page 2 of 3 Please take notice that this is a final action of the governing body of the City of Meridian,pursuant to Idaho Code § 67-6521. An affected person being a person who has an interest in real property which may be adversely affected by this decision may, within twenty- eight(28) days after the date of this decision and order, seek a judicial review pursuant to Idaho Code§ 67-52. 28th By action of the City Council at its regular meeting held on the day of October , 2025. By: Robert E. Simison 10-28-2025 Mayor, City of Meridian Attest: Chris Johnson 10-28-2025 City Clerk Copy served upon the Applicant,Planning and Development Services Divisions of the Community Development Department and City Attorney. 10-28-2025 By: Dated: ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR BRUNDAGE ESTATES SUBDIVISION NO. 2 FP-2025-0023 Page 3 of 3 EXHIBIT A STAFF REPORTC�WE IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT I D A H O HEARING 10/21/2025 DATE: TO: Mayor& City Council FROM: Sonya Allen,Associate Planner 208-884-5533 ® � SUBJECT: Brundage Estates Subdivision No. 2 FP-2025-0023 W. Ri SfR SITE LOCATION: Generally located on the east side of S. iF Linder Rd., 1/2 mile south of W.Victory Rd., in the west 1/2 of Section 25, T.3N., R.1 W. s W.AMITY �F-T-T I. PROJECT DESCRIPTION Final plat consisting of 36 buildable lots and 11 common lots on 12.57 acres of land in the R-4 zoning district for the second phase of Brundage Estates Subdivision. II. APPLICANT INFORMATION A. Applicant: Shari Stiles,Engineering Solutions— 1029 N. Rosario, Suite 100,Meridian,ID 83642 B. Owner: Centers Farm, LLC—P.O. Box 7156, Boise,ID 83707-1156 C. Representative: Same as applicant III. STAFF ANALYSIS Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plat(H-2016-0001)in accord with the requirements listed in UDC 11-6B-3C.2. In order for the proposed final plat to be deemed in substantial compliance with the approved preliminary plat as set forth in UDC 11-6B-3C.2,the number of buildable lots cannot increase and the amount of common area cannot decrease. The street layout shown on the approved preliminary plat had to be reconfigured to meet the current ACHD Policy Manual requirement that local street intersections with a collector roadway be offset 330' from centerline. This change resulted in two(2) fewer buildable lots in Phase 1 and one(1) Page 1 additional building lot in Phase 2 for a total of one(1)less buildable lot overall; and 1.2 acres more qualified open space in Phase 1 and 1.32 acres more qualified open space in Phase 2 for a total of 2.52 acres more than shown on the approved preliminary plat. Because the number of buildable lots has not increased and the amount of common open space has not decreased, Staff deems the proposed final plat to be in substantial compliance with the approved preliminary plat as required. IV. DECISION Staff recommends approval of the proposed final plat with the conditions noted in Section VI of this report. V. EXHIBITS A. Preliminary Plat(dated: 01/06/16) Nowso a¢o. .m.w>.w�wow. 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U z F— fag w g p M §¢ _..M Hca e S o lip I s �a 4 aka If 1SF$ lI'l g5 9 Reza$ a o i3i8 'sm� tltltlsvqq ~ �gl ¢ �gg € Z a€3 z BB e 4 19 t i w • ab �.9 4 n3�E O �', 3 9 �3 21 Nqi LWL IN Is 1°1 N �- Open Space Calculations Provided by Applicant: Brundage Estates No. 1 —Preliminary Plat Qualified Open Space: 0.85 acre - Local street 8-foot-wide landscape buffers: 0.39 acre - Collector buffer: 0.24 acre - Arterial buffer(50%): 0.18 acre - Pedestrian Path: 0.04 acre Brundage Estates No. 1 —Final Plat Qualified Open Space: 2.05 acres(17.64%) - Local Street 8-foot-wide landscape buffers: 0.41 acre - Collector buffer: 0.38 acre - Arterial buffer(50%): 0.22 acre - Pedestrian Path: 0.06 acre - Grassy common area: 0.36 acre Brundage Estates No. 2—Preliminary Plat Qualified Open Space: 0.64 acres - Local street 8-foot-wide landscape buffers: 0.51 acre - Collector buffer: 0.13 acre Brundage Estates No. 2—Final Plat Qualified Open Space: 1.96 acres(15.59%) - Local street 8-foot-wide landscape buffers: 0.51 acre - Collector buffers: 0.75 acre - Multi-Use and Pedestrian Pathways: 0.30 acre - End block buffers: 0.40 acre Page 15 VI. CITY/AGENCY COMMENTS & CONDITIONS A. Planning Division 1. Applicant shall comply with all previous conditions of approval associated with this development [AZ-13-014;H-2016-0001;A-2018-0231; TECC-2020-0001; TECC-2022- 0001; TECC-2024-0002;H-2024-0031 (DA Inst#2024-070384]. 2. The applicant shall obtain the City Engineer's signature on the final plat within two(2)years of the City Engineer's signature on the previous phase final plat as set forth in UDC 11-6B-7 in order for the preliminary plat to remain valid; or, a time extension may be requested. 3. Prior to submittal for the City Engineer's signature,the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. The final plat shown in Section V.B prepared by Engineering Solutions, stamped on 9/7/2025 by Clinton W. Hansen, shall be revised as follows: a. Note#11: "A portion of Lot 22 of Block 2 afeis servient to and contains the Ada County Highway District storm water drainage system. These lot is encumbered by . b. Graphically depict the portion of Lot 22,Block 2 covered by the storm water drainage system easement described in Note#11. c. Note#12: Include the recorded instrument number of the ACHD temporary license agreement. d. Note#13: Include the recorded instrument number of the CC&R's. e. Note#15: Include the recorded instrument number of the ACHD development agreement. A revised plat shall be submitted with the final plat signature application. 5. The landscape plan shown in Section V.C, dated 8/7/2025, shall be revised as follows: a. Include additional landscaping along the pathway on Lot 20, Block 2 and Lot 10,Block 3 in accord with the standards listed in UDC 11-3B-12C. b. The fencing type along the rear lot lines of Lots 20 and 21,Block 1 adjacent to the common lot(i.e. Lot 19, Block 1) where the Calkins Lateral has been piped shall be changed to an open vision or semiprivate fence up to six (6) feet in height or four (4) feet in height if closed vision fencing is used [an additional two (2) feet in height of open vision fencing may be provided to the top section of the fence],per UDC 11-3A-7A.7b. A revised landscape plan shall be submitted with the final plat signature application. 6. Prior to the issuance of any new building permit,the property shall be subdivided in accordance with the UDC. 7. All fencing shall comply with the standards of UDC 11-3A-7C. 8. All development shall comply with the dimensional standards for the R-4 zoning district listed in UDC Table 11-2A-6. 9. All homes constructed shall be generally consistent with the conceptual elevations included with the development agreement(Inst. #2024-070384). 10. The rear and/or sides of homes facing W.Harris St.(Lots 3,4 and 21,Block 3)shall incorporate articulation through changes in two or more of the following: modulation (e.g. projections, recesses, step-backs, pop-outs), bays, banding, porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subj ect public street. Single-story structures are exempt from this requirement. 11. Prior to signature of the final plat by the City Engineer,the applicant shall provide a letter from the United States Postal Service stating that the applicant has received approval for the location of mailboxes. Contact the Meridian Postmaster at 208-887-1620 or for more information. 12. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat and/or development agreement does not relieve the Applicant of responsibility for compliance. B. Public Works hgps:11weblink.meridianciU.or lWebLink/DocView.aspx?id=416409&dbid=0&repo=MeridianC hty Page 17 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for Fairbourne Subdivision No. 4 (H- 2025-0036) by Rodney Evans + Partners, LLC., generally located at the northwest corner of W. Chinden Blvd. and N. Black Cat Rd., at 4837 W. Waverton Dr. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C��(IEFI DIAN:-, AND DECISION& ORDER , In the Matter of the Request for Combined Preliminary and Final Plat Consisting of One(1) Buildable Lot on 5.2 Acres of Land in the C-C Zoning District for Fairbourne Subdivision No.4,by Rodney Evans+Partners,LLC. Case No(s). H-2025-0036 For the City Council Hearing Date of: October 21,2025 (Findings on October 28,2025) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of October 21,2025, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of October 21,2025, incorporated by reference) 3. Application and Property Facts(see attached Staff Report for the hearing date of October 21, 2025, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of October 21,2025,incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67, Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019,Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR FAIRBOURNE SUBDIVISION NO.4 PFP H-2025-0036 - 1 - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of October 21,2025, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for combined preliminary and final plat is hereby approved per the conditions of approval in the Staff Report for the hearing date of October 21,2025, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-613-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments,if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC 11-613-713). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again(UDC 1I- 6B-7C). E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-652 1(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-652 1(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR FAIRBOURNE SUBDIVISION NO.4 PFP H-2025-0036 -2- takings analysis. G. Attached: Staff Report for the hearing date of October 21,2025 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR FAIRBOURNE SUBDIVISION NO.4 PFP H-2025-0036 -3- By action of the City Council at its regular meeting held on the 28th day of October 2025. COUNCIL PRESIDENT LUKE CAVENER VOTED COUNCIL VICE PRESIDENT LIZ STRADER VOTED COUNCIL MEMBER DOUG TAYLOR VOTED COUNCIL MEMBER JOHN OVERTON VOTED COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED COUNCIL MEMBER BRIAN WHITLOCK VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. Simison 10-28-2025 Attest: Chris Johnson 10-28-2025 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. 10-28-2025 By: Dated: City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR FAIRBOURNE SUBDIVISION NO.4 PFP H-2025-0036 -4- EXHIBIT A COMMUNITY DEVELOPMENT C��fEDEPARTMENT REPORT HEARING 10/21/2025 Legend DATE: Project Location TO: Mayor& City Council :Area of Impact o = City Limits t -� �1 FROM: Sonya Allen,Associate Planner O Analysis : �. 208-884-5533AUT sallen@meridiancity.org @ APPLICANT: Benjamin Semple,Rodney Evans+ e - -- - - A -, Partners,LLC - ' SUBJECT: H-2025-0036 Fairbourne Subdivision No.4 -1 LOCATION: Generally located at the northwest corner of W. Chinden Blvd. &N. Black Cat Rd @ I r@ at 4837 W.Wavcrton Dr.,in the SE 1/4 of Section 21,TAN.,R.l W. I. PROJECT OVERVIEW A. Summary Combined preliminary and final plat consisting of one(1)buildable lot on 5.2 acres of land in the C-C zoning district. B. Issues None C. Recommendation Staff. Approval D. Decision Commission: Approval City Council: Approval City of Meridian I Department Report 1. Project Overview 11. COMMUNITY METRICS Table 1•Land Use Description Details Map Ref. Existing Land Use(s) Vacant/undeveloped - Proposed Land Uses) Commercial - Existing Zoning -1 C-C(Community Business) VILA.2 Adopted FLUM Designation MU-C(Mixed Use—Community) VII.A.3 Table 2:Process Facts Description Details Preapplication Meeting date 3/26/2025 Neighborhood Meeting 4/17/2025 Site posting date 8/22/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District • Comments Received No - • Commission Action Required No ' - • Access (1)access via W.Waverton Dr. &(1)access via N.Black - Cat Rd. • Traffic Level of Service - ITD Comments Received No comments were received _ Meridian Fire No comments were received Meridian Police No comments were received Meridian Public Works Wastewater • Distance to Mainline Sewer stub service line is available from Waverton Dr. • Impacts or Concerns Meridian Public Works Water • Distance to Mainline Served by Veolia • Impacts or Concerns Note: See section IV. City/Agency Comments&Conditions for comments received. III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The subject property is designated Mixed Use—Community(MU-C)on the Future Land Use Map(FLUM)in the Comprehensive Plan. The purpose of this designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. Table 4:Proiect Overview Description Details History H-2018-0052 Fairbourne Subdivision(Development Agreement Inst. 2018-098361 Physical Features NA Acreage _ 5.2 acres _ Lots 1 buildable lot City of Meridian I Department Report II. Community Metrics B. History In 2018,this property was included in a rezone,preliminary plat and development agreement (DA)modification application for Fairbourne Subdivision,which included the adjacent residential subdivision to the north and west. A new DA was approved with the modification, which governs future development of the overall property. Final plat applications were approved for all of the property included in the preliminary plat except for this last remaining area,which was intended to be included in the last phase;however, a final plat application was never submitted, a time extension was not requested, and the preliminary plat has since expired. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): There are no existing structures on the site. Street buffer landscaping was installed along W. Chinden Blvd. and N. Black Cat Rd.with development of the adjacent subdivision improvements. 2. Proposed Use Analysis (UDC 11-2): Three(3)commercial building pads for retail/office use are proposed to develop on the site per the site plan included below in Section VII.F. The largest pad, "Pad A", is proposed to be a grocery store at 25,623 sq. ft.; "Pad B"is 11,234 sq. ft. and"Pad C"is 4,964 sq. ft.Note: The proposed development plan is consistent with the provisions in the DA. Retail and professional services(i.e. office) are both principal permitted uses in the C-C district; see UDC Table 11-213-2 for a complete list of allowed uses in the C-C district. 3. Dimensional Standards (UDC 11-2): Compliance with the dimensional standards listed in UDC Table 11-2B-3 for the C-C district is required. Business hours of operation are limited from 6:00 am to 11:00 pm adjacent to residential uses per UDC I 1-213-313; extended hours may be requested through a CUP. Extended hours are not anticipated. D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): The proposed site design and commercial structures are required to comply with the structure and site design standards listed in UDC 11-3A-19. 2. Landscaping (UDC 11-3B): Internal parking lot landscaping is required to comply with the standards in UDC 11-313-8C. A minimum 35-foot-wide street buffer is required along W. Chinden Blvd.,an entryway corridor, and a minimum 20-foot-wide street buffer is required along W. Waverton Dr. and N. Black Cat Rd.,both collector streets,measured from back of curb. Landscaping is required within the street buffers per the standards in UDC 11-313-7C.Additional landscape design features are required along entryway corridors per UDC 11-313-7C.3f. The existing landscaping was installed with the adjacent subdivision improvements and was never reviewed for consistency with UDC standards or approved prior to installation.The existing landscaping will need to be supplemented with additional landscaping to comply with current UDC standards. The landscape plan submitted with the final plat for City Engineer signature should demonstrate compliance with these standards. City of Meridian I Department Report III. Staff Analysis A 25-foot-wide buffer is require exists along the west boundary of the site adjacent to existing residential uses, landscaped per the standards in UDC 11-3B-9C. This btiff r-,.,:" '�� r-eqttir-ed with let development a-ad is not a subdivisi A-. 3. Parking (UDC 11-3C): Off-street vehicle parking is required to be provided on-site for non-residential uses in commercial districts based on the gross floor area of the structure per UDC Table 11-3C- 6B.1. 4. Building Elevations (Comp Plan,Architectural Standards Manual): Conceptual building elevations were submitted for the proposed grocery store,included below in Section VII.G. Final design is required to comply with the design standards in the Architectural Standards Manual. Loading docks are prohibited in commercial districts facing collector(i.e.Waverton&Black Cat) or arterial(i.e. Chinden) streets per the Architectural Standards Manual (#5.3A). 5. Fencing (UDC 11-3A-6, 11-3A-7): A fence exists along the west boundary of this site along the back side of existing homes. All existing fencing will either be retained and protected during construction or replaced—the developer will coordinate with all affected neighbors. E. Transportation Analysis ITD submitted comments stating, "Per ITD's TIS Acceptance Letter dated March 3, 2018, Fairbourne Development was conditioned for the installation of westbound riy_ht turn lane at Chinden Blvd. &Black Cat Rd. This improvement was to be installed prior to development occupancy and has vet to be completed. This turn lane remains a priority; therefore. Fairbourne Development will need to work with ITD to determine a proportionate share contribution to ensure this improvement is completed."Because this improvement is located along the frontage of the property located at the northeast corner of Black Cat Rd. and Chinden Blvd. as shown below,which is off-site, Staff is not recommending a condition of approval that the developer comply with this request with the subject application. i US 20126 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Access is proposed via one(1) existing full-access driveway from W.Waverton Dr. and one (1)right-in/right-outaccess driveway restricted by a center median from N. Black Cat Rd.;no City of Meridian I Department Report III. Staff Analysis access is proposed or allowed via W. Chinden Blvd.An emergency access exists to this site via a blanket easement across the common lot(Lot 17,Block 7) in the abutting Fairbourne Subdivision No. 2 per the plat. 2. Multiuse Pathways (UDC 11-3A-5): The Pathways Master Plan depicts a 10-foot-wide multi-use pathway along the east boundary on this site adjacent to N. Black Cat Rd. There is an existing 5-foot-wide detached sidewalk within the street buffer,which the Park's Dept. is allowing in lieu of a wider pathway. 3. Pathways (Comp Plan, UDC 11-3A-8): No pathways are proposed or required with this development. 4. Sidewalks (UDC 11-3A-17): A 10-foot wide detached multi-use pathway/sidewalk exists along W. Chinden Blvd. and 5- foot wide detached sidewalks exist along W.Waverton Dr. and N. Black Cat Rd. in accord with UDC 11-3A-17 and UDC 11-3H-4C.4. 5. Subdivision Regulations (UDC 11-6): The proposed subdivision should comply with the subdivision design and improvement standards in UDC 11-6C-3. The proposed development is consistent with Comprehensive Plan policy#2.02.O1D, "Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity." F. Services Analysis The proposed development is consistent with Comprehensive Plan policy#2.02.02,Maximize public services by prioritizing infill development of vacant and underdeveloped parcels within the City over parcels on the fringe. 1. Waterways (Comp Plan, UDC 11-3A-6): There are no waterways that lie on or adjacent to the site. 2. Pressurized Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided in each development as set forth in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in accord with the adopted standards, specifications and ordinances; design and construction shall follow Best Management Practice as adopted by the City per UDC 11-3A-18. 4. Utilities (Comp Plan, UDC 11-3A-21): All utilities for the proposed development are required to be installed in accord with the standards listed in UDC I I-3A-21. City of Meridian I Department Report III. Staff Analysis IV. CITY/AGENCY COMMENTS& CONDITIONS A. Meridian Planning Division 1. Future development shall comply with the provisions in the existing development agreement for Fairbourne Subdivision(H-2018-0052)recorded as Inst. #2018-098361. 2. The final plat shall be revised as follows: i. If ACHD allows the proposed access via N. Black Cat Rd.,modify note#6 to not prohibit access. ii. Note#10: Include the recorded instrument number of the development agreement(i.e. #2018-0098361. iii. Note#11: Include the recorded instrument number of the ACHD license agreement for landscaping. The revised plat shall be submitted with the final plat application for City Engineer signature. 3. The landscape plan shall be revised as follows: i. Depict landscaping within the street buffers along W. Chinden Blvd.,W. Waverton Dr., and N. Black Cat Rd.per the standards in UDC 11-313-7C. Additional landscape design features are required along entryway corridors(i.e. Chinden Blvd.)per UDC 11-3B- 7C.3f. The existing landscaping was installed with the adjacent subdivision improvements and was never reviewed for consistency with UDC standards or approved prior to installation. The existing landscaping will need to be supplemented with additional landscaping to comply with current UDC standards. 4. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. 5. The combined preliminary/final plat approval shall become null and void if the applicant fails to either: 1)obtain the City Engineer's signature on a final plat within two years of the date of the approved findings; or obtain approval of a time extension as set forth in UDC 11-613-7. See the Agency Comments folder contained in the project file in the public record for other City Department and Agency comments and conditions: (copy the link into a separate browser) https.Ilweblink.meridiancituorkIWebLinkIBrowse.aspx?id=409718&dbid=0&repo MeridianCi tv V. FINDINGS A. Combined Preliminary and Final Plat(UDC-613-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; The City Council 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 and are adequate to accommodate the proposed development; The City Council finds that sewer service is stubbed to the site and water service will be provided by Veolia. City of Meridian I Department Report IV. City/Agency Comments &Conditions 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The City Council 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 City Council 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 City Council 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 City Council 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 combined preliminary and final plat with the conditions included above in Section IV. B. Commission: The Meridian Planning&Zoning Commission heard this item on September 4,2025. At the public hearing,the Commission moved to recommend approval of the subject PFP request. 1. Summary of Commission public hearing_ a. In favor: Ben Semple,Applicant's Representative b. In opposition: None c. Commenting: Paul McGloughlin; Larry Walker; Bob Misko; Jessica Pierce d. Written testimony: None e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: None 2. Key issue(s) public testimony a. Access and traffic concerns pertaining to vehicles turning left into the development and stacking issues that may occur; safety concerns pertaining to traffic and children in the area. b. Belief that the Chinden/Black Cat intersection needs to be re-built for safety reasons to accommodate the high volume of traffic in this area. c. Concern pertaining to landscaping between the site and the abutting residential neighborhood to the west to ensure residents aren't looking at a parking lot. 3. Key issue(s)of discussion by Commission. a. Traffic generated from the proposed development; b. The use and zoning are not the subject of this application. 4. Commission change(s)to Staff recommendation: a. None 5. outstanding issues for City Council: a. None C. City Council: The Meridian City Council heard this item on October 21,2025. At the public hearing the Council moved to approve the subject PFP request. City of Meridian I Department Report VI.Action 1. Summary of the City Council public hearjng: a. In favor: Ben Semple,Applicant's Representative b. In opposition: None c. Commenting: Paul,McLaughlin,Ray Pirc,Mason Pirc d. Written testimony: Christi Keller,Jessica Pirc e. Staff presenting pplication: Sonya Allen f. Other Staff commenting on application: None 2. key issue(s)of public testimony: a. The Applicant offered to include additional landscaping within the buffer to residential uses along the west property boundary. b. Concerns pertaining to traffic and inadequate infrastructure for the development of a grocery store on this site. c. Opinion the existing landscaping and fence height t along the west boundary is inadequate to buffer the adjacent residential neighbors from noise,lighting and traffic impacts from the proposed development. Concern pertaining to increased traffic in the area and children's safety crossing Waverton Dr.to reach the school bus stop. Request for taller fencing and more robust landscaping to be provided in buffers with mature trees/shrubs- re-evaluation of access points to minimize traffic being funneled onto Waverton: and greater consideration of residential impacts,particularly around school routes. d. Concern pertaining to safety and the increase in traffic the proposed development will have in this area. e. 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Service Accessibility Report PARCEL SO421449SOO SERVICE ACCESSIBILITY Overall Score: 20 7th Percentile Description Location In City Limits Extension Sewer Trunkshed mains E 500 ft.from parcel Floodplain Either not within the 100 yr floodplain or>2 acres Emergency Services Fire Response time 5-9 min. YELLOW Emergency Services Police Not enough data to report average response time Pathways Within 1/4 mile of current pathways Transit Not within 114 of current or future transit route Arterial Road Buildout Status Ultimate configuration(#of lanes in master streets YELLOW plan) > existing(#of lanes)&road IS in 5 yr work plan School Walking Proximity Within 1/2 mile walking PREEN Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Park Walkability No park within walking distance by park type RED Report generated on 08-28-2025 by MERIDIAM,sallen City of Meridian I Department Report VII. Exhibits C. Preliminary Plat(date: 6/12/2025) 4 ffli �4 O HS N Mal AO l g gggg gg@ w r 8 9 1 C � � y 4 a � �a 4 a � o a 8 O gig City of Meridian Department Report VII. Exhibits A Final Plat(date: 7/17/2025) =i= 0 a az list" li` gy !;! 8 if 41INS i PH d zo io o= 1 'q4 :E U - LLON�� m?x3z H 4 rC O mW� i �10 ji _ If F Fcm I, C] o S g MITI �1 pO X. w�io'd�og � uo z� 14 az zz ag�i_ ■r•^)n °g I H H HIM;!M;! �° ry °¢ 36I�Woi I � q= 3� gzm � lil!! �o i'11 s <a �� 11 is 114.511 8�� m z� 1° 11 �o Nt —# $ 3=ox �a= fgogxq # oio° ° Sx ax z'�_ IngsmY, �o=-4 /�� �fsFii 5 -yJ9fZf1 mN�a3 yopzg��3 �k�izaa�w�Nz�siam 3os�aio~t�a �a�=z�m w�smo� W�ao1 a�oG�i oi`��oo$a�l>�-�'z_ 1 o5o MINIM, wg . rwww° 1= j1Hz99 ozoo1aMy 1 iLLooaallul?l 1 z ¢ OiSH ozd 1 °o i m 'a Izs o°w !o WH a1111i zjo° !; [InN 5lilt,om�cw�d azo o ' Upon"�2821R Ma & 10Ho I� ljoylivLLJ � d°lc bw U SWUM — Ao psi TO QzGo u �-ff` zH . z^ROOM TI' z w W � , 3woa" a Asz ° d�w��ZwCQ 7' NOrr❑ZCvV'7 f M a M r m a ' — .9roroaaaio vsve �' 95'ZL9t 3ii9 SISV� (SAWA gSQIAO 3 �� n tt'viz m.aroz.00� yg. 'aa sr�x°ro'�a .� ��'9° •iFsz 96'6B[h129AE.006 $ no �� z o II b b O Oil I l o� 1 1 m I I cm cc W��� 1s11 l ! R Rul I �� ylm al eta 3 �W �W 3�� z rya W o d o z a QZE f Q o G W y y � JN� a'L---- -- I _1URI — J alY9F mx gFlt� mo9 00'Oe 3 � 9B'E99 aaoazooru ar.ez.oa�m o= aw 6 V� nmm� o z a$ o is .S in i6 G Sul �_l m zf z4 ss l 1 a O_ iw m N � M M W o-aEe s o O �® ~ ¢ - r �, e e f 4u°u v e U gt LL� ' Q 6 - ZS 8 8 8 8 aggg Awn odds City of Meridian Department Report VII. Exhibits E. Landscape Plan (date: 7/30/2025) 84All p M �jIll gig" 'fill €���� ag' i q� € 9 'Will ®€$9��a3 s �= ase;��;� � as=N '? 3 e ae a _ 3 � lift:iggm a� 2 Ng1,;W$H w S a8 day� s aWa€ 6E�9 a �d° €lle i99 � �°�w�y � W § o mg gg a� ��wi € s�' �a§ae� IQ B e 1 a as e W ' w�s35�� ����F����Ela�S�����s'�� ���e�s•�9s��5�3� a ��s�� oil 633 �� ��a�� �13s��llea�l � ❑ ��5 a JR�a'� Jp1 Jjl , a@aa nw i.@@ 33 =S 5e a€'i�@ k iSs z ; �€ Ei 2 ❑ el n . of �� � O�E �e��E�3�€��§� �W�4 'i 4€��al€gW 1 gig! �'sm N a s 4 s W `�s ! " �e r m p d $ © 0 ® Q ® a W d s Q U © ® V) 4QB CC O ® J 9 Pe O ®y u Z City of Meridian Department Report VII. Exhibits F. Site Plan (dated: 4/2/2025) (aw -�aiMv+ira.oi-.�rcss x3 {a3I3RfV J.1I3 N3d 6333n9 3dVOSGNY, Sf —d ! y, pmN��ryW y2 U ! I � JI I �I ------------- —®— 3 6a- _ ss3��v r --- c � qll O $ � s IN I m ¢m w A 4Omp1�t1FaH 4�21j4 � i__— ��Y� rc �f II -- EnLu Z - __ l95i[- 3 6s p�gLsjln9 3dM]SNNt/3 pZ -- _ City of Meridian I Department Report VII. Exhibits G. Conceptual Building Elevations(dke: +l722q 2 | �_ • NIO¥HO,IvoNDge r14 waamnmw amaa e,a mw 95; (\ )(( §)\) N H , , ' \ w \ \ ~ \ w & ] i � § � \ � �77 / MR\ 1, ME J 2 City of Meridian Department Rep o4 yJ. Exhibits E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for Modena Plaza Subdivision (SHP- 2025-0004) by Jordan Moorhouse, located at 3147 Belltower Dr. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C��(IEFI AND DECISION& ORDER In the Matter of the Request for Short Plat,by Jordan Moorehouse. Case No(s). SHP-2025-0004 For the City Council Hearing Date of. October 14,2025(Findings on October 28, 2025) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of October 14,2025,incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of October 14, 2025,incorporated by reference) 3. Application and Property Facts(see attached Staff Report for the hearing date of October 14, 2025, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of October 14,2025, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title I I Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019, Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § I I-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of October 14,2025, incorporated by reference. The conditions are concluded to be FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MODENA PLAZA SUBDIVISION-SHP-2025-0004) - I - reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that: 1. The applicant's request for a Short Plat is hereby approved per the conditions of approval in the Staff Report for the hearing date of October 14,2025, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat,combined preliminary and final plat,or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-613-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments,if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC 11-6B-7B). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-613-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again(UDC I I- 6B-7C). Notice of Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City. 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. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.G.1,the Director may authorize a single extension of the time to commence the use not to exceed one (1)two(2)year period.Additional time extensions up to two (2)years as determined and approved by the City Council may be granted.With all extensions,the Director or City Council may require the conditional use comply with the current provisions of Meridian City Code Title 11(UDC 11-513-6F). FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MODENA PLAZA SUBDIVISION-SHP-2025-0004) -2- Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s)and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67,Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of October 14, 2025 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MODENA PLAZA SUBDIVISION-SHP-2025-0004) -3- By action of the City Council at its regular meeting held on the 28th day of October 2025. COUNCIL PRESIDENT LUKE CAVENER VOTED COUNCIL VICE PRESIDENT LIZ STRADER VOTED COUNCIL MEMBER DOUG TAYLOR VOTED COUNCIL MEMBER JOHN OVERTON VOTED COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED COUNCIL MEMBER BRIAN WHITLOCK VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. Simison 10-28-2025 Attest: Chris Johnson 10-28-2025 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. 10-28-2025 By: Dated: City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MODENA PLAZA SUBDIVISION-SHP-2025-0004) -4- EXHIBIT A COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--, DEPARTMENT REPORT HEARING 10/14/2025 Legend DATE: Project Location TO: Mayor& City Council Area of Impact �= City Limits FROM: Linda Ritter,Associate Planner Q Analysis 208-884-5533 Iritter@meridiancity.org APPLICANT: Jordan Moorhouse ~ SUBJECT: SHP-2024-0004 Modena Plaza Subdivisions i • LOCATION: 3147 W. Belltower Drive,Lot 3 Block 6 < of the Bridgetower Crossing Subdivision No. 2,located in the SW'/4 NW '/4, Section 35,Township 4N,Range 1W, Parcel#R1079860301 I. PROJECT OVERVIEW A. Summary Subdivide an existing commercial lot(Lot 3,Block 6 of Bridgetower Crossing Subdivision No. 2)that is approximately 1.59 acres of land in the L-O zoning district into four(4) separate lots. B. Issues/Waivers None C. Recommendation Staff recommend approval of the proposed short plat per the provisions in Section IV in accord with the Findings in Section V. D. Decision Approved with conditions 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) Office - Existing Zoning L-O VII.A.2 Proposed Zoning L-O Adopted FLUM Designation Office VII.A.3 Table 2: Process Facts Description Details Preapplication Meeting date 6/10/2025 Neighborhood Meeting N/A Site posting date N/A Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.E • Comments Received Yes—no improvements required - • Commission Action No - Required • Access W.Belltower Drive/Existing Residential Collector - • Traffic Level of Service N/A - ITD Comments Received Yes/Email stating they have no comments TV.F Meridian Fire Cross Access for Fire Department Access and Turnaround shall be provided. Meridian Public Works Wastewater IV.B _ Distance to Mainline Sewer is available at the site • Impacts or Concerns See Public Works Site Specific Conditions Meridian Public Works Water IV.B • Distance to Mainline Water is available at the site • Impacts or Concerns • Note that all though on the private side applicant to ensure proper protection of service from infiltration trenches is provided. • LDIR to be submitted to cover public works infrastructure review. Note: City/Agency Comments and Conditions Section and public record for all department/agency comments received. Modena Plaza Subdivision SHP-2025-0004(copy this link into a separate browser). City of Meridian I Department Report II. Community Metrics Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:R1079860301 Date Retrieved:2025/7/31 Parcel Count Parcel Acreage Infill Indicator: 1,255 Surrounding Area zez O■ ''�4 ■s Not city ® City Limits 2,939 1,578. ■ Not City 7 Household Household& Population Growth i Households 02020 Population Change:9.6°I° Population ■Growth (Household and Population Change since 2010 Decennial) 10,000 20,000 30,000 Use Types Residential Addresses All Addresses ■ Single-family Multi-family —0% 100% 0% ® Commercial do Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed I Proposed Pending Pending Approved Approved 0 500 1000 1500 0 200 400 -500 Single-family ® Multi-family City of Meridian I Department Report II. Community Metrics 2.00 2,500 Single-family L 2,000 Residential 1.50 V Parcel Diversity (A 1.00 1,500 U 1,000 0 Parcel Count �, 0.50 0.46 500 L a gAve rage Acres � 0.00 0.25 0.19 .09 0 R-2 R-4 R-8 R-15 Average Single-family Density by Zoning Average 15.00 10.00 0 11.18 Residential - Density 0 5.00 3.96 0 5.28 4x4O � 2.16 0.00 Dwelling Units 1 Acre R-2 R-4 R-8 R-15 Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 3: Service Impact Summary ImpactService . . Ready Marginal Caution Q-ey�o ° Qa�ra� ,�tm Gala. .co°�� � Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview This property is designated as Office on the Future Land Use Map(FLUM)contained in the Comprehensive Plan. This designation will provide opportunities for low-impact business areas. These uses would include professional offices,technology and resource centers; ancillary commercial uses may be considered(particularly within research and development centers or technological parks). Sample zoning include L-O. The property is bordered to the north by the Polaris Learning Center, a daycare facility,and to the south by the Turin Plaza(H-2022-0063 and SHP-2022-0013), a commercial office development completed in 2023 consisting of four separate office buildings. Access to the site will be provided via a shared driveway extending north/south from W. Belltower Drive along the east side of the property. A shared cross-access and cross-parking easement will be established across all four lots to ensure coordinated internal vehicular and pedestrian circulation. Table 4: Pro*ect Overview Description Details History Lot 3,Block 6 of the Bridgetower Crossing Subdivision No.2(AZ-01- 003,DA Inst# 101117652);FP02-025 Phasing Plan 1 Acreage 1.59 Lots 4 building lots Density N/A B. History The proposed short plat is a re-subdivision of Lot 3,Block 6,Bridgetower Crossing Subdivision No. 2, consisting of four(4)building lots on 1.59 acres of land in an existing L-O zoning district. Each of the four(4)lots is 17,300 square feet in area. The existing plat for Bridgetower Crossing No. 2 depicts the following easements applicable to this property: a 35-foot wide landscape easement along N. Ten Mile Rd. with a note prohibiting vehicle access across the easement; a 33-foot wide Idaho Power easement also along N. Ten Mile Rd.; and a 25-foot wide cross-access and City of Meridian sewer easement along the east boundary of the site where the backage road is located. These easements have been carried over to the proposed plat. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): There are no existing structures on this site. There is an existing landscaped street buffer with a detached sidewalk along N. Ten Mile Rd. that was constructed with the subdivision improvements for Bridgetower Crossing Subdivision No. 2.A backage road exists along the east boundary of this site and adjacent lots to the north and south for access via W. Belltower Dr., a collector street to the north. 2. Proposed Use Analysis (UDC 11-2): This property is an undeveloped parcel that was annexed into the City surrounded by developed properties. The proposed development and use of the property is compatible with the scale and use of adjacent properties. City of Meridian I Department Report III. Staff Analysis 3. Dimensional Standards (UDC 11-2): The proposed plat and subsequent development is required to comply with the dimensional standards listed in UDC Table 11-2B-3 for the L-O zoning district,which require a minimum 10-foot interior side setback—the front and rear setbacks are zero(0). Buildings may not encroach within the street buffer along Ten Mile Rd. D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): The proposed short plat is a re-subdivision of Lot 3,Block 6,Bridgetower Crossing Subdivision No. 2,consisting of four(4)building lots totaling 17,300 square feet on 1.59 acres of land in the proposed L-O zoning district. The existing plat for Bridgetower Crossing No. 2 depicts the following easements applicable to this property: a 35-foot wide landscape easement along N. Ten Mile Rd. with a note prohibiting vehicle access across the easement; a 33-foot wide Idaho Power easement also Long N. Ten Mile Rd.; and a 25-foot wide cross-access and City of Meridian sewer easement along the east boundary of the site where the backage road is located. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets A 35 foot wide street buffer exists along N. Ten Mile Rd., an arterial street, in accord with UDC Table 11-2B-3, as depicted on the plat. ii. Parking lot landscaping Per UDC 11-3B-8, the applicant shall provide perimeter and internal parking lot landscaping to soften and mitigate the visual and heat island effect of a large expanse of asphalt in parking lots, and to improve the safety and comfort of pedestrians.A five-foot wide minimum landscape buffer adjacent to parking, loading, or other paved vehicular use areas. iii. Landscape buffers to adjoining uses The property is adjacent to a daycare within a residential zoning district. Per UDC 11- 3B-9, this requirement applies to a landscape buffer next to residential and/or nonindustrial uses not zoning districts. Therefore, this requirement does not apply. iv. Tree preservation Per UDC 11-313-10,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. If trees are proposed to be removed from the property that meet the criteria listed above, the applicant shall add a mitigation section to the landscape plan with final plat submittal. v. Storm integration Per UDC 11-313-11,the applicant shall meet the intent to improve water quality and provide a natural, effective form of flood and water pollution control through the City of Meridian I Department Report III. Staff Analysis 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. vi. Pathway landscaping Not applicable 3. Parking (UDC 11-3C): In all commercial and residential districts the requirement shall be one(1)space for every five hundred(500) square feet of gross floor area, except for self-service storage facilities which shall only require parking based on the gross floor area of any office space. At a minimum,restaurants require one(1)parking space shall be provided for every two hundred fifty(250) square feet of gross floor area. i. Nonresidential parking analysis The applicant is proposing eighty-eight parking spaces. ii. Bicycle parking analysis One(1)bicycle parking space shall be provided for every twenty-five(25)proposed vehicle parking spaces or portion thereof, except for single-family residences,two-family duplexes,and townhouses. A total of four(4) bicycle parking spaces is required based on the proposed eight-eight (88)parking spaces. The applicant is proposing to provide twelve(12) bicycle parking spaces, three(3)per bicycle rack. 4. Building Elevations (Comp Plan 5.01.02D,Architectural Standards Manual): Conceptual building elevations for the proposed buildings were submitted, as shown in Section VII.?. The proposed design incorporates materials such as stucco and stone. Final building design must comply with the standards outlined in the Architectural Standards Manual(ASM). The applicant has submitted applications for a Certificate of Zoning Compliance (CZC) and Administrative Design Review(DES). 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. E. Transportation Analysis 1. Access (Comp Plan 6.01.02C, UDC 11-3A-3, UDC I1-3H-4): Access is proposed via an existing backage road along the east boundary of the site from W. Belltower Dr., a collector street to the north,from N. Ten Mile Rd., an arterial street along the west boundary of the site. Direct access via Ten Mile Rd. is prohibited.A cross- access/cross parking easement should be granted between all of the proposed lots for internal access from the backage road and because some of the parking for each building appears to be located on adjacent lots; this may be done via a note on the plat. 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. Pathways (Comp Plan 4.04.OIA, UDC 11-3A-8): No pathways are being proposed for this application. City of Meridian I Department Report III. Staff Analysis 4. 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. A 5-foot wide detached sidewalk exists within the street buffer along N. Ten Mile Rd., an arterial street. 5. Subdivision Regulations (UDC 11-6): i. Dead end streets Not applicable ii. Common driveways Not applicable iii. Block face Not applicable F. Services Analysis 1. Pressurized Irrigation(UDC 11-3A-15): The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2. Storm Drainage (UDC 11-3A-18): An adequate drainage system is required in all developments by the City's adopted standards, specifications, and ordinances. Design and construction shall follow best management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage will be proposed with a future construction application and shall be constructed to City and ACHD design criteria. 3. 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. 1V. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. The applicant shall comply with all previous conditions of approval for this development H-2022- 0063 (RZ); DA Inst. #101117652; FP02-025 2. Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-2B-3 for the L-O zoning district. City of Meridian I Department Report IV. City/Agency Comments &Conditions 3. The short plat shall include the following revisions: a. Include a note stating all lots within the proposed subdivision are subject to a cross- access/cross-parking easement. b. Note#8, add the instrument number for the cross access/cross parking easement. c. Note#9, add the instrument number for the sanitary sewer and water easement. d. Provide and show easements/public right-of-way for all the sewer mains that the City will be operating and maintaining. e. Add a note to the plat and show the front and rear ten(10) foot as well as the interior five(5) foot public utilities,irrigation and lot drainage easements for all lots. 4. The existing landscaping along Ten Mile Road shall be preserved and protected during construction on the property. 5. A Certificate of Zoning Compliance and Design Review application is required to be reviewed and approved for each of the structures and associated site improvements prior to submittal of building permit applications. All structures shall comply with the design standards in the Architectural Standards Manual. 6. Approval of the short plat shall become null and void if the applicant fails to obtain the City Engineer's signature on the final plat within two(2)years of the approval of the short plat, as set forth in UDC 11-6B-7A.Upon written request prior to the expiration of the final plat,the Applicant may request an extension of time to obtain the City Engineer's signature on the final plat as set forth in UDC 11-613-7C. B. Meridian Public Works SITE SPECIFIC CONDITIONS: 1. Easements shall be a minimum of 20-foot-wide per utility,or 30-foot-wide for a combined water and sewer easement if the minimum 10 feet separation is maintained between mains. Easements shall extend 10 feet beyond the terminus of the main, service,or hydrant. 2. No permanent structure shall be allowed within a City utility easement including trees,deep- rooted shrubs, fences,trash enclosures, carports, sheds,buildings, etc. GENERAL CONDITIONS: 1. Sanitary sewer service to this development is available via extension of existing mains adjacent to the development. Water service to this site is available via extension of existing mains adjacent to the development. 2. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer,an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-313. 3. Upon installation of the landscaping and prior to inspection by Planning Department staff,the applicant shall provide a written certificate of completion as set forth in UDC 11-313-14A. 4. A letter of credit or cash surety in the amount of 110%will be required for all incomplete fencing,landscaping,amenities,pressurized irrigation,prior to signature on the final plat. 5. The City of Meridian requires that the owner post with the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The applicant shall be required to enter into a Development Surety Agreement with the City of Meridian. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. City of Meridian I Department Report IV. City/Agency Comments &Conditions 6. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer, and water infrastructure for a duration of two years. This surety amount will be verified by a line item final cost invoicing provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 7. In the event that an applicant and/or owner cannot complete non-life,non-safety and non- health improvements,prior to City Engineer signature on the final plat and/or prior to occupancy, a surety agreement may be approved as set forth in UDC 11-5C-3C. 8. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 9. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 10. Developer shall coordinate mailbox locations with the Meridian Post Office. 11. All grading of the site shall be performed in conformance with MCC 11-1-4B. 12. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 13. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 14. At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 15. Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street Lighting(http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval,which must include the location of any existing street lights. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of existing street lighting. 16. The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works),a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement (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. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to signature of the final plat by the City Engineer. 17. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. City of Meridian I Department Report IV. City/Agency Comments &Conditions 18. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6.). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to development plan approval. 19. 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. C. Meridian Fire Department 1. Cross Access for Fire Department access and turnaround shall be provided. D. Idaho Department of Environmental Quality(DEQ) https:llweblink.meridiancity.orglWebLink/Browse.aspx?id=413287&dbid=0&redo=MeridianCit Y E. Ada County Highway District(ACHD) https:llweblink.meridianciU.oLgzl ebLinkIBrowse.aspx?id=413287&dbid=0&repo=MeridianCit Y F. Idaho Transportation Department(ITD) https://weblink.meridiancity.orgzl ebLink/Browse.aspx?id=413287&dbid=0&repo=MeridianCit Y City of Meridian I Department Report IV. City/Agency Comments &Conditions V. FINDINGS A. Short Plat(UDC-6B-6) In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the decision-making body shall make the following findings: I. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; Council finds the proposed plat is generally in conformance with the UDC and the Comprehensive Plan. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Council finds public services are available to the subject property and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Council finds the plat is in conformance with scheduled public improvements for this area in accord with the City's CIP. 4. There is public financial capability of supporting services for the proposed development; Council 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 Council 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. Council is unaware of any significant natural, scenic or historic features that need to be preserved with this development. City of Meridian I Department Report V. Findings VI. ACTION A. Staff: Staff recommend approval of the proposed short plat per the provisions in Section IV in accord with the Findings in Section V. B. City Council: The Meridian City Council heard these items on October 14,2025. At the public hearing the Council moved to approve the subject Short Plat requests. 1. Summary of the City Council public hearine: a. In favor: Jordan Moorehouse. applicant b. In opposition:None C. Commenting: d. Written testimony:None e. Staff presenting application: Linda Ritter f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. None 3. Key issue(s)of discussion by City Council: a. None 4. City Council change(s)to Commission recommendation: a. None City of Meridian I Department Report VI. Action 1 1 . . uct Location P-51- •5 a Impactof I�Z � F Analysis a,W_ miniiiiiiiiiGa MCMILLAN j At, U • ram. _ Z - e1 — --� -- -U 1 STIG r II-11�� ...MoMMME i. Iloilo vision. n iii■-.I E y.. ■nmul :.nm nnu■rr n■ Legend �ffm�� : rl '��RA�fR�i 11 � nm■nu��nnnn :=;[I .nn • nnll: p m noon v ■ uM .- LocationProject fill 111 MINlIa �p ■ fl ii a■II�monsoon n ■ .-llllr l�Ii me in 11 Ei rp■RI!!■!!M Area of Impact 11l11 MI �IrIIEEINM E•RRIr1111�. 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IlllrIllli/III . f1�■-Ilfr 1 ,�'= IIIp�1fn11+'� : f enr nnn'r,H %e231 ' -�f IlR l ro■e■r (� rlul, �V nunllm ,n,��r�U;1,� +r r/-�l y'� \Nif� it � ■ i■■-i11'�' Z 1 aR�llrrpuril�j ry� ■�■■�:� ifllitil I� R t � ♦ 1::1 �� ■nnrjnl![ / Il►^.rlllii+i. I i �=:! m�Mill - I - at�Irir�fifflee pr Rr�nm� orn nnur INl mn. , G�I! Illllli<llll= Il1ii■-Illillli ■,f � -::'� _nminllllll= 1 el�p7■i1111111�►♦ ���: � I',IR {*Ill lillllrf HL. 1 = er llrlle ■ .. �� 11 ... F m9i alp s- MAR i •8 ' Nqm _mm =_IIIIIIIIIIIIII f'�= � ., � lr f■ � � �>;: I1q�N'� I Ilrlllllllfll IIII a y r - ��All= � 'R� �' ��I j� lly��_�-� nnm /:a•. so wall ,� � f. a■IIIIi = ■ -W 1 r f�-. -=kl a• i uullii= „r � ! R>-cr. +Ii �unnuunr_-_ ■ � •■■i!■■nr ■■rs■tiro i m7m irfr rr��unn�runn■ ► ■ ��-�.uiio rr■■:;a771.nnlu i��i■/!:::'.!\■: ::■��■d:• _ nn �Ilr;:��_GT 5. Map Notes Nearby Recent Preliminary Plats (within last 5-years) H-2020-0004 H-2020-0125 H-2021-0080 H-2022-0047 H-2022-0068 CR-2022-0006 H-2022-0074 H-2022-0087 H-2023-0026 H-2023-0035 H-2024-0050 H-2025-0023 Nearby Recent Conditional Use Permits(within last 5-years) H-2020-0017 H-2020-0018 H-2020-0092 H-2021-0056 H-2021-0088 H-2022-0025 H-2024- 0016 H-2024-0068 City of Meridian I Department Report VII. Exhibits B. Subject Site Photos k ti �ba u3' I 4 ■ . . . �- .�a.ig.,a 43�7 : Z City of Meridian Department Report VII. Exhibits Y AAAAk ' vly 1 3 i V e 4 �. 4 � $=Y716Ti $ Y w P'"�.• P � m � � vt City of Meridian Department Report VII. Exhibits t a n s w 001 A <M IN, �. a t, a � � 4� ...a�-'t.' �- ��.-_ _- - .,i.. �. Wes_ �.' �� � �-, .�• ��. " - '�: �'' �,� '� !',' a �"; � �:;:• t: -, �€ -..o C. Service Accessibility Report PARCEL R1079860301 SERVICE ACCESSIBILITY Overall Scare: 33 49th Percentile Description Location In City Limits Extension Sewer Trunkshed mains < 500 ft. from parcel Floodplain Either not within the 100 yr floodplain or > 2 a.---es 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 GREEN plan) matches existing # of lanes) School Walking Proximity From 112 to 1 mile walking YELLOW Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) ParkWalkability No park within walking distance by park type RED City of Meridian I Department Report VII. Exhibits D. Short Plat(date: 3/6/2023) ___ __w.mwiuwu Bono MOUENA PLAZA SUBDIVISION ... A REPEAT OF LOT J BLOCK B,BROGETOMER CROSSING SEJBDIW90N NO.2, A PART OF THE SW 1/4 NW T/4,SECTION 35,T.4 N.,R.T W..B.M., MERIDIAN,ADA COUNTY IDAHO 2025 �F LEGEND r u g g! rou�uo'u u —�uwm aaass can owuaar _ -___ `411°''!_ __________-_—_______—__I '$ 0 rcuuu aavuurx W i ! o rcuun r!�"wav aw S mro a... I I� Rcscr w/s/e-war rm - t I w/Pusric.cnn n�.s wee ___-__ O rou�m s/e-wau rw Y ao---�awxo, nam mvn°F — — —--- — ��� PPswee eounonrsr urve E T I I � c __ nor� m — — ------- -- — — ------- ----- ------- --- �Frara�,wra�� weavr7o-w --r- j I. rranAAnvE ,.,m ro.a.wv.Z'axm.ms ,. aue eoan ermm>ac xeme srsrr. /ncss..vww iRECONO MTA eeei-ewa eoax a0.saa ew2 IA seer m prc a� crsaawm xma�va,eo.1 mow,�a r:ra PeaF zo>ao-rz P !VI ason - 9386 ssociates �,� °�' SHEET 1 3/06/1015 u__ ana SHEET f of 3 �^� yvaye irm City of Meridian Department Report VII. Exhibits E. Landscape Plan(date: 6/19/2025) awl ----------------- EL .. ............. LLI N YIYfYBf A -07 -r P 97 -W z— 'm ------- ------ ------------------ - ------ I P.I 5k J- CH-11 I I I I I IA I IL —13 Wei C z -Aim. Lu M -.4 City of Meridian Department Report VII. Exhibits F. Building Elevations (date: 7/18/2025) - MR ELI- Z � U -.1 ------------------- ---------------- SIN � Ui 0 000 __ La t 0 City of Meridian Department Report VII. Exhibits - - - - - - - . 0 0 0 _ � 0 ❑ Zg �g LLJ II A3.1 °o ww 1; 4T � p,o p,o Z R U fig$ w s w AID, lb- dl g 4 5 R d A3.2 City of Meridian Department Report VII. Exhibits --- ❑❑❑— r --------------- --------- o OIAT ------------------------------------------ J i —_—_—_—_—_—__ _—.-----a9®G MATFRIOIF a Q ' z � W y — - - — — ----------- — --- — — — - � : ------------- ---------- sswo , ---- — e S goo MATERIALS N i a � z u3 ; iN City of Meridian Department Report VII. Exhibits o�; =------------------— —-— --------------- — -- �d� e r - - MATERIALS 4 w om o= ----------- - - - ----------- — �b - - - - - - - - --------------- ---- - - Rom`----------------- _—_--. MATERIALS EL ZR ❑>d 3 4 Sara -- V■�., 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 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for Pine 43 Mixed-Use Subdivision (H- 2024-0071) by DRB Investments, LLC., generally located on the north and south sides of E. Pine Ave., between N. Locust Grove Rd., and N. Hickory Ave. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAWC��(IEFI AND DECISION& ORDER In the Matter of the Request for Annexation and Zoning of 7.21-Acres of Land with I-L(5.29- Acres), C-G(1.36-Acres)and R-15 (0.56-Acre)Zoning Districts (Parcel#S1108233755, #S1108233850,#S1108233950,#S1108233995 and#S1108233986)by HPC Buyer and DMB Companies; and Modification to the Development Agreement(H-2017-0058-Inst.#2018-000751)to Update the Conceptual Development Plan for the 36.58 Acres of Land that Lies South of E. State Ave.to Allow for the Development of 904 New Residential Units Consisting of a Mix of Townhomes (30 Units),Multi-Family Apartments(271 Units) and Vertically Integrated Residential(603 Units) Above Ground Floor Commercial/Office,481,020 sq.ft. of Commercial Space Including a 128,880 sq.ft.Hotel and 71,800 sq.ft.of Other Retail/Restaurant Commercial Space,221,340 sq.ft. of Office Space-90,000 sq. ft. of which is Intended for Med-Tech Uses, 59,000 sq.ft.of Commercial/Office in the Vertically Integrated Residential Buildings, and 8.3 Acres of Private and Public Open Space; Inclusion of Additional Land Area(i.e. 1.92 Acres); and Updates to Certain Provisions in the Agreement; Rezone of 3.08-Acres(0.91 +2.17) of Land from the C-G to the R-15 Zoning District; Preliminary plat Consisting of 41 Buildable Lots and 3 Common Lots on 36.58- Acres of Land in the R-15 and C-G Zoning Districts; Conditional Use Permit for a 139-Unit Multi- Family Development on 2.87-Acres of Land on Lot 2,Block 1 in the C-G Zoning District with a Request for Alternative Compliance to UDC 11-4-3-27B.3,which Requires a Minimum of 80 sq.ft. of Private,Usable Open Space per Unit,to Allow Studio Units without Such Space; Conditional Use Permit for a 132-Unit Multi-Family Development on 3.41-Acres of Land on Lot 2,Block 3 in the C- G Zoning District with a Request for Alternative Compliance to UDC 11-4-3-27B.3,which Requires a Minimum of 80 sq.ft. of Private,Usable Open Space per Unit,to Allow Studio Units without Such Space; and to UDC Table 11-2B-3,which Limits Building Height to 65 Feet in the C-G District,to Permit a Maximum Height of 76 Feet; and Conditional Use Permit for a Height Exception for a Vertically Integrated Residential Building on Lot 2,Block 2 from 65-Feet to 87-Feet in the C-G Zoning District by DMB Companies. Case No(s).H-2024-0071 Pine 43 Mixed Use Subdivision For the City Council Hearing Date of: October 21,2025(Findings on October 28, 2025) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of October 21, 2025, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of October 21,2025, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of October 21, 2025, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of October 21,2025,incorporated by reference) B. Conclusions of Law FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR PINE 43 MIXED USE SUBDIVISION H-2024-0071 - 1 - 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67, Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019, Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of October 21,2025, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that: 1. The applicant's requested applications are approved per the conditions of approval in the Staff Report for the hearing date of October 21,2025, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat,combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-613-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments,if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC 11-6B-7B). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR PINE 43 MIXED USE SUBDIVISION H-2024-0071 -2- to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again (UDC 11- 613-7C). Notice of Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City. 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. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.G.1,the Director may authorize a single extension of the time to commence the use not to exceed one (1)two(2)year period.Additional time extensions up to two (2)years as determined and approved by the City Council may be granted.With all extensions,the Director or City Council may require the conditional use comply with the current provisions of Meridian City Code Title I I(UDC 11-5B-6F). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s)and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-652 1(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR PINE 43 MIXED USE SUBDIVISION H-2024-0071 -3- Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of October 21, 2025 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR PINE 43 MIXED USE SUBDIVISION H-2024-0071 -4- By action of the City Council at its regular meeting held on the 28th day of October 2025. COUNCIL PRESIDENT LUKE CAVENER VOTED COUNCIL VICE PRESIDENT LIZ STRADER VOTED COUNCIL MEMBER DOUG TAYLOR VOTED COUNCIL MEMBER JOHN OVERTON VOTED COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED COUNCIL MEMBER BRIAN WHITLOCK VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. Simison 10-28-2025 Attest: Chris Johnson 10-28-2025 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. 10-28-2025 By: Dated: City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR PINE 43 MIXED USE SUBDIVISION H-2024-0071 -5- EXHIBIT A COMMUNITY DEVELOPMENT C��fEDEPARTMENT REPORT arum HEARING 10/21/2025 legend @ DATE: Project Location . 0 Area of Impact TO: Mayor&City Council = city Limits FROM: Sonya Allen,Associate Planner AnalysisT[1 208-884-5533 r� _ sallen@meridiancity.org APPLICANT: Givens Pursley SUBJECT: Pine 43 Mixed Use Subdivision—ALT, j AZ,CUP,MDA,PP,RZ 'r H-2024-0071 LOCATION: Generally located on the north and south TTR@�@ sides of E. Pine Ave.,between N. Locust Grove Rd. and N.,Hickory Ave.,in the West'/2 of Section Bin the west 1/2 of Section 8, T.3N.,R.IE. I. PROJECT OVERVIEW A. Summary The Applicants,HPC Buyer and DMB Companies,request the following: • Annexation and zoning(AZ)of 7.21-acres of land with I-L(5.29-acres), C-G(1.36-acres) and R-15 (0.56-acre)zoning districts(Parcel#S1108233755,#S1108233850,#S1108233950, #S1108233995 and#S1108233986); The Applicant,DMB Companies,requests the following: • Modification to the Development Agreement(H-2017-0058 -Inst. #2018-000751)to update the conceptual development plan for the 36.58 acres of land that lies south of E. State Ave. to allow for the development of 904 new residential units consisting of a mix of townhomes(30 units),multi-family apartments(271 units) and vertically integrated residential(603 units) above ground floor commercial/office,481,020 sq. ft. of commercial space including a 128,880 sq. ft.hotel and 71,800 sq. ft. of other retail/restaurant commercial space,221,340 sq. ft. of office space -90,000 sq. ft. of which is intended for med-tech uses, 59,000 sq. ft. of commercial/office in the vertically integrated residential buildings, and 8.3 acres of private and public open space; inclusion of additional land area(i.e. 1.92 acres); and updates to certain provisions in the agreement; • Rezone(RZ) of 3.08-acres(0.91 +2.17) of land from the C-G to the R-15 zoning district; • Preliminary plat(PP) consisting of 41 buildable lots and 3 common lots on 36.58-acres of land in the R-15 and C-G zoning districts; City of Meridian I Department Report I. Project Overview • Conditional Use Permit(CUP) for a 139-unit multi-family development on 2.87-acres of land on Lot 2,Block 1 in the C-G zoning district. The request includes Alternative Compliance to UDC 11-4-3-27B.3,which requires a minimum of 80 square feet of private,usable open space per unit,to allow studio units without such space; • Conditional Use Permit(CUP) for a 132-unit multi-family development on 3.41-acres of land on Lot 2,Block 3 in the C-G zoning district. The request includes Alternative Compliance to UDC 11-4-3-27B.3,which requires a minimum of 80 square feet of private,usable open space per unit,to allow studio units without such space; and to UDC Table 11-2B-3,which limits building height to 65 feet in the C-G district,to permit a maximum height of 76 feet; and, • Conditional Use Permit(CUP) for a height exception for a vertically integrated residential building on Lot 2,Block 2 from 65-feet to 87-feet in the C-G zoning district. Additionally, alternative compliance(ALT)is requested from the Director to UDC Table 11-213-3 to allow an increase in the maximum building height in the C-G zoning district from 65 feet to 76 feet on Lots 1-3,Block 4 and Lot 2,Block 3 (hotel,multi-family building&2 vertically integrated residential buildings); and to UDC 11-4-3-41G, which requires a minimum of 50 square feet of private,usable open space per unit,to allow studio units without such space. B. Issues/Waivers As noted above, a CUP is requested for a height exception for the vertically integrated residential building proposed on Lot 2,Block 2 from 65-feet to 87-feet in the C-G zoning district. Alternative compliance is requested with the CUP's for a multi-family development on Lot 2, Block 3 and Lot 2,Block 1 to UDC 11-4-3-27B.3,which requires a minimum of 80 square feet of private,usable open space per unit,to allow studio units without such space; and to UDC Table 11-2B-3,which limits building height to 65 feet in the C-G district,to permit a maximum height of 76 feet on Lot 2,Block 3; and, Alternative compliance is also requested from the Director to UDC Table 11-213-3 to allow an increase in the maximum building height in the C-G zoning district from 65 feet to 76 feet on Lots 1-3,Block 4 [hotel and two(2)vertically integrated residential buildings); and to UDC 11-4- 3-41 G,which requires a minimum of 50 square feet of private,usable open space per unit for vertically integrated residential uses,to allow studio units without such space. C. Recommendation Staff. Staff recommends approval of the proposed development plan per the provisions listed below in Section IV with the exception of the two (2)multi-family residential developments and the vertically integrated residential project located south of E. Pine Ave. in Blocks 1 and 3. Staff does not support residential uses in this area, as the previously entitled commercial plan is considered more beneficial to the City by providing needed employment opportunities and services for nearby residents,while also reducing vehicle trips and supporting trip capture. In addition, Staff does not support the vertically integrated residential use on Lot 1,Block 1 as it is not compatible with adjacent industrial uses and operations. Staff recommends the Commission and City Council consider reducing the number of vertically integrated residential units proposed north of E. Pine Ave. and requiring commercial/office uses above the first floor to provide a more commensurate level of employment and services to support nearby residents and reduce vehicle trips. Commission: The Commission recommended approval to City Council of the proposed development, including the two(2)multi-family residential developments and the vertically integrated residential project located south of E. Pine Ave. in Blocks 1 and 3. City of Meridian I Department Report I. Project Overview D. Decision City Council: Approved as proposed by the Applicant II. COMMUNITY METRICS Table 1•Land Use Description Details Map Ref. Existing Land Use(s) Vacant/undeveloped land - Proposed Land Use(s) Townhomes,multi-family residential,vertically integrated - residential project,professional services(i.e. office,med- tech),commercial/restaurant,hotel Existing Zoning RUT in Ada County;C-G VII.A.2 Proposed Zoning R-15,C-G,I-L Adopted FLUM Designation General Industrial&Mixed Use—Community(MU-C) VII.A.3 Table 2:Process Facts Description Details Preapplication Meeting date 12/20/2024 Neighborhood Meeting 10/8/2024 Site posting date 6/26/2025&8/8/2025 Table 3: Community Metrics Agency/ Description/Issue Reference Element Ada County Highway District • Comments Yes Received • Commission No Action Required • Access N.Webb Way,residential collector street;N.Webb Ave.,local street;E. Pine Ave.,minor arterial street;and E. State Ave.,residential collector street west of Webb and local street east of Webb—all existing streets • Traffic Level Area roads meet ACHD's LOS Planning Thresholds of Service ITD Comments ITD has no comments on this application Received Meridian Fire Fire Dept.will provide service to this development but their response will be inadequate due to staffing and equipment.See comments in Section IV for more information. Meridian Police See comments in public record • Distance to 0.9 miles from headquarters&7.7 miles from North station Station • Response Dispatch Average Response Times by Priority City Time f Meridian M74: Priority 3(MPD Goal is within 3 to 5 minutes) ,4:06 3:35 Priority 2(MPD Goo;is within 8 to 10 minutes) 7:38 6.22 Priority 1(MPD Goal is within 15 to 20 minutes) 12:59 11:3 Meridian Public Works Wastewater City of Meridian Department Report II. Community Metrics • Distance to Sewer available at site Mainline • Impacts or Concerns Meridian Public Works Water • Distance to Water available at site Mainline • Impacts or See site specific conditions Concerns School District(s) West Ada School District • #of students 185-191 estimated for development • Enrollment School Boundary Areas 24-25'Enrollment Architectural Program capacity Capacity Capacity Meridian Elementary 468 650 600 River Valley Elementary 468 700 600 Lewis and Clark Middle 899 1000 - Centennial High 1754 1900 SGR Total Units Total Total Development Area Zone Single Multi Single Mutt! Estimated Architectural Program Family Family Students Family Family Capacity capacity Meridian Elementary 0.51 0.2 30 874 191 650 600 River Valley Elementary 0.32 0.2 30 874 185 706 son Note:Student Generation Rates are calculated in reference to the designated elementary scho within the subject property's associated development area zone.This information is intended a a reference,rather than a decisive tool. 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:51108234011 [late Retrieved:2025/6 f 16 Parcel Count Parcel Acreage Infill Indicator: 973 Surrounding Area f Not City 40 ® City Limits 1,518. 2,411 9 Not City Household Change Household&Population Growth Households [32020 Population Change:17.3°la Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 20,000 Use Types Residential Addresses All Addresses ■ Single-family 41% 319G 25X ® pr Multi-family ® Commercial Preliminary Plats(last years( Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved jjjj Approved 0 100004 200000 300000 0 1A0440 204404 300000 400000 ■ Single-family ® Multi-family 2-00 QM 1,504 Single-family 7 Residential E 1-54 � 1,444 � p Parcel Diversity 1-44T� r,) Cw 0.62 0 Parcel Count rfi 4-50 504 a ikL ■Average Ac res 4-00 0g 4 R-2 R-4 RIB R-15 Average Single-family Density by Zoning Average 15-CC Residential Net Density 10-00 10.79 5-00 C95 0 5.37 6.0163 0-04 1.23 Dwelling Units f Acre R-2 R-4 R-& R-15 Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics Figure 2:ACHD Summary Metrics Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service ' Pine Avenue 3,010-feet Minor Arterial 866 Better than "E" ` Locust Grove Road 419-feet Minor Arterial 939 Better than "E" State Avenue 2,182-feet Collector NIA NfA Webb Way 819-feet Collector NIA NIA Webb Avenue 638-fee# Local NIA NIA Commercial F_ Nola Road 274-feet Local Industrial NIA NIA Acceptable level of service for a five-lane minor arterial is "E"(1,540 VPH). 2. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHUs most current traffic counts. • The average daily traffic count for Pine Avenue east of Nola Road was 11,879 on November 2"d, 2023. • The average daily traffic count for Locust Grove Road south of Fairview Avenue was 24,115 on August 15', 2024. • There are no current traffic counts available for State Avenue, Webb Way, Webb Avenue or Nola Road. Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 3: Service Impact Summary ImpactService .o Ak A Ready Marginal Caution Ile Note:No park within walking distance is noted as "caution". Distances for determining an acceptable walking distance are as follows: I mile—regional park; 0.5 mile—community park; and 0.25 mile neighborhood park. Distances are based on the approximate centroid of a project. Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. History • In 2007,this property was included in the annexation(AZ-07-006, Ordinance#08-1348), rezone(RZ-07-010),preliminary plat(PP-07-008)for Pinebridge Subdivision,which consisted of approximately 170 acres of land. A development agreement was required as a provision of annexation,recorded as Inst.No. 108022893. Several time extensions were approved for the preliminary plat(TE-09-015, TEC-11-002, TEC-13-004, and TEC-15-002), which expired on May 7, 2017. The conceptual development plan included in the agreement shown below depicted approximately 3,000,000 sq. ft. of commercial, light office, and multi-family residential uses and a medical campus and included the 50+1-acre property that is now the Scentsy Commons Campus located east of N. Machine Ave. The property was granted C-G zoning based on the development plan approved with the application. RETrl(2 — FAh _W A% LE GORPOiL:TF t. 3 C0RPC3' OFFICE"FST: " OFFICE Ens RET Lac GR 1 B a" M ASS yMLILTI• MILY OFFICE 71 RESIDENTIAL y .�� '� - EASTo - I r B .•rss.rrr —t s 9 �....r. LK • In 2011, a modification to the development agreement(Inst.No. 108022893)for Pinebridge was approved which removed the Scentsy property from the agreement(outlined in red on the map below) and required a new development agreement for that property(Scentsy Campus MDA-10-010,Instrument No. 111052691). A subsequent amendment was approved in 2021 (H-2021-0002—Inst. #2021-059867)that included the abutting parcel to the west (outlined in blue on the map below)that was later acquired by Scentsy,which resulted in the 50-acres east of N. Machine Ave. on the south side of E. Pine Ave. to N. Eagle Rd.being removed from the original Pinebridge DA. Since then, Scentsy has built approximately 567,000 sq. ft. of office and manufacturing space with space for future expansion. City of Meridian I Department Report 111. Staff Analysis 101311010 WIN _ 1N,hF�t �I'i�4n'1i a•� 13 ' ■■� PRO ...............W '�I�7'f�,^^'frnf4�a =f'Ijyi1N111$iNll{IN"��` I�ill11!... �� = I�'i�i�+"•nAnw+'i,,— .uuli„1.� ...� +Xhl,•,�_.:� �++�'I �.,�.a.�t�,y,��_ � •�-t �I� ���_ ■ #. � J+NINNXXr-�y r-�- `� WI41��TWNI+g .�. {N{H�IHHIWr1 �'YA'�l`l;;}%7MII{W� � �� ����? ■ wn11 HIN1111i r , L4.filii�MYI+N�+e :T LAND USE AREA BREAKDOWN _ AREA CCMMERpAL LOTS 1 -i OTS 1- -5 COMION LOTS — AREAS kavw ay LOTS. LEGEND MACROS 1 ' •SOE RESIDE MAL W OM N LOTS 1 LORE•DE;aw.T»rt .S COMMON AREAS 1 " P Sfiakimww«LOTS � AREA�C' f,YLCi F-FIIMkY[OTS 1 PAOPOSEO rO*WOMK LOTS -V24ACRES w� 1 t. •MRESIOENTIAL UNITS prli �1 • B 0 rRo'aaco oerAc.Eo Lors 91 TOIMEMOME LOTS 19 P"DPIDMOM LMENCAL -ULIVEMO ARE,4S rRo'aaco coLr+E�c�a AwEA •>B COMMMpE�lAY7FR9 �- .r rt:L Ex6TW0 LOwERr,.;wREw AREA b' OOMERCIAL LOTS r -i 15 ACRES �'. i V► uTLrtor ARIA • COhIMON LOTS LOTS 5 Y •5 COMMIOH LOTS wroPOeEo Rdwy.9wRKIwc AREA AREA F OOMMOCLAL LOTS E%4T1MO.0-0 ucr 0 wnE.a •IT STACRES 1 19 OOMMERCLAL LOTS + -/COMMON AREAS +! — AREA F O[MiERC4k LOTS _- _ — —.— — �•� — •B5ACRES . - i� ~�' •1 COMMERCIAL LOTS COMMON LOTS AREA'( COM1ERCu.L LOTS A IL 4A2250 ACRE S -IO COLUEQpAL LOTS I Rim -6 COMMON LOTS `- _. . PINE 43SUBDIVISION OVERALL SITE PLAN A total of 737 residential dwelling units were approved to develop on the site north of E. State Ave. consisting of 504 apartment units on the east side of Webb Ave.; and 123 single- family detached units and 110 single-family attached and townhome units(19 of which could include vertically integrated residential units) on the west side of Webb Ave. This area has since developed with a total of 713 residential units consisting of 480 multi-family apartment units and 233 single-family residential and townhome units. Approximately 493,000 sq. ft. of commercial non-residential uses (102,000 sq. ft. of commercial and 391,000 sq. ft. of office)was proposed based on the building footprint area shown on the concept plan.The development plan was deemed to be consistent with the vision of"The Core"designation in the Comprehensive Plan for this area,which has since been removed from the Plan. The Core focused on fostering an environment for health sciences,technology and business centers to create sustainable jobs, development products, training and research—a business diversity of the future with jobs in research,development and manufacturing that couldn't be outsourced. The diversity of housing choices was anticipated to provide nearby housing options for employees in this area. Approximately 146,000 sq. ft. (86,000 sq. ft. office and 60,000 sq. ft. commercial) of the commercial area has been constructed in Areas A&D and the red outlined areas in F& G on the plan shown above,which leaves approximately 347,000 sq. ft.yet to build out of the approved 493,000 sq. ft. The Use Comparison/History Table included below(and in Section VII.X) submitted by the Applicant summarizes the change from the original 2008 Pinebridge approval,through the City of Meridian I Department Report 111. Staff Analysis 2018 amendment,and up to the current built environment as of 2025 and the proposed Pine 43 modification. PINE 43-USE COMPARISON 1 HISTORY TOTAL approved+ T(YrAL 2008 Pincbridge 2018 BA Modification 2025 Pine 43 approved/built+ Approval' Built as of 21118 Approval` Area in Pincbridge Built as of 2025 Application proposed in Pinebridge Area Area 170 acres 170 acres 120 acres 170 acres 170 acres 37 acres 170 acres Residential(units) 850 737 737 713 904 1617 Total Non-Residential(SF) 2,35Q 000 567,000 493,000 1,060,000 713,000 481,000 1,194,000 Commercial 550,000 102,000 102,000 60,000 72,000 132,000 Office+LtIndustrial 1,800,000 567,M) 391,outl 958,000 h53,000 221,000 574,000 Non-Res.in V-1 Bides 59,000 59.0ou Hotel 129,000 129,ouo Scentsy campus,Happy Hippo light industr industrialll reial, Hotel,i tech,light , tail, 567,491 SF Scrnesy medical ulTices,Norll� reslxu[xnLS,aflice, Uses campus with ollice and Pointe treatment crntev, lighl industrial r Iaurants,=1ai 1, smglrfxmily ICidSlrong,single-family lawnh—cs and multi- residential family residcnlial 'Use brr luul based un estimates in 77S_C meepl Plan in 2008 DA shnwcd 3M SF mixed use as Use breakout based un Concept Plan in 2018 DA,which was similar to 2017 TIS. A[[--.and SF abawn are approaimale- B. General Overview Annexation and zoning(AZ): The Applicants(HPC Buyer&DMB Companies)propose to annex and zone a total of 7.21-acres of land with I-L(5.29-acres),C-G(1.36-acres)and R-15 (0.56-acre)zoning districts to accommodate future development and a property boundary adjustment(PBA)between the subject property and adjacent properties in the City. A legal description and exhibit of the annexation area is included below in Section VII.F. The property is currently a County enclave surrounded by City annexed land. The Future Land Use Map(FLUM)designation for this property is Industrial. Because FLUM designations are not parcel specific, an adjacent abutting designation,when appropriate and approved as part of a public hearing with a land development application,may be used as long as it doesn't apply to more than 50% of the land being developed. The Applicant proposes to use the abutting Mixed Use—Community(MU-C)designation on 1.92 acres of the north and northeast portions of the annexation area where R-15 and C-G zoning is proposed. Staff is supportive of this request as it's less than 50% of the land being developed and will accommodate the proposed development plan. The HPC Buyer Applicant owns the property and business(Harvey Performance Company) located at the southwest corner of the annexation area and plans to eventually expand the business into the 5.29-acre portion of the property proposed to be zoned I-L. The remaining 1.92-acres is planned to be incorporated into the adjacent Pine 43 development through a future PBA once the property is annexed,which will resolve a deeded parcel split that occurred previously between the subject property owners that didn't go through the proper process. A conceptual development plan,phasing plan and building elevations were submitted, included below in Section VII.I,that show how the existing industrial business on the abutting parcel is eventually planned to expand into the I-L zoned area in the future. Four(4)phases of development are proposed with a parking area and access driveways via Pine Ave. and Locust City of Meridian I Department Report III. Staff Analysis Grove Rd. and a shared access via Pine with the adjacent property to the east. The concept plan also shows how the areas proposed to be zoned R-15 and C-G will integrate into the adjacent development. Access points to adjacent streets are not approved with the concept plan and will be evaluated with future development applications. To ensure future development is consistent with the proposed conceptual development plan, phasing plan and building elevations, Staff recommends a Development Agreement(DA)is required as a provision of annexation of the property proposed to be zoned I-L that includes the provisions noted below in Section IV.A.1. Note: The 1.92-acres proposed to be zoned R-15 and C-G will be included in the proposed amended DA for Pine 43.A property boundary adjustment application should be submitted and finalized prior to City Council approval of the amended DA to create the parcel subject to the DA and to transfer ownership of the property. Rezone(RZ): The Applicant(DMB Companies)proposes to rezone 3.08-acres (0.91 +2.17)of land from the C-G to the R-15 zoning district. A legal description and exhibit of the rezone area is included below in Section VII.G. The FLUM designation for this property is MU-C. A conceptual development plan was submitted, included below in Section VILE,that shows how the area to be rezoned is proposed to develop with 4-7 25 townhomes. The proposed zoning,use and density is consistent with the MU-C development guidelines.Note: The overall density of the area (3.59 acres excluding adjacent right-of-way)proposed to be zoned R-15 between the annexation and rezone applications and developed with 30 dwelling units is 8.36 units per acre, which is consistent with the desired density of 6 to 15 units in MU-C designated areas. The development agreement modification concurrently proposed with this application will include the subject rezone area. Future development of the rezone area must substantially comply with the conceptual development plan included in Section VILE. Development Agreement Modification(MDA): The Applicant proposes to amend the existing approved conceptual development plan for the undeveloped 36.58 acres of the site located south of E. State Ave. depicted as Areas E,F and G on the existing concept plan above, excluding the areas that are outlined in red,which have already developed with non-residential commercial uses. This area is currently entitled to develop entirely with commercial uses. The proposed updated conceptual development plan is included below and in Section VILE of this report. The Applicant proposes to develop a large portion of the commercial area with 904 new residential dwelling units consisting of 30 townhome dwelling units,270 multi-family residential apartment units and a maximum of 604 vertically integrated residential units above ground floor non-residential space. This is an increase of 880 dwelling units over what is currently entitled to develop in Pine 43 and that is already built out. The remaining area is proposed to develop with 481,020 sq. ft. of non-residential space, including a proposed 128,880 sq. ft.hotel with a restaurant, lounge and conference area and 71,800 sq. ft. of other retail/restaurant commercial space; 221,340 sq. ft. of office space, 90,000 sq. ft. of which is intended for med-tech(i.e.medical office,research and technology)uses; and 59,000 sq. ft. of commercial/office in the vertically integrated residential buildings. This is an increase of 134,020 sq. ft. of non-residential space over what is currently entitled,which is not yet been built out in Pine 43. A total of 84 34-0 9.23 acres(or 2-3."25.2%of the site)of private and public qalified-open space is proposed,including developed green spaces, amenities,and a 41,464+sq. ft. centralized public plaza lots"eensisting of the"qualified open s City of Meridian I Department Report 111. Staff Analysis and"..,.iva4e a��as depicted on the open space exhibit in Section VII.N.Note: The private-"common open space_is provided as part of the vertically integrated residential projects, amd multi family and office developments and is mostly not accessible to the public, except for the areas alongaadiacent streets. f. �f {{ �n. 'c IL RUT =s„ Y 8 i c r T ; LEGEND L-Q � r 31 f i „fi. 0 ' PROPOSED TOWNHOMES 0 PRovoseD a+uLn-F.vniw O PRpPpSEO VE RTICM1LLY-FTEGRRTEC � � L - ✓� � 46 F � —PROPOSED RESTALIRAkT ®PROPOSED HOTEL --- C-G O PROPOSED OFFICE O PRpPQSED MED- . � L O LANDSCAPE AREM1 IT OVERALL SCHEMATIC COLpq MASTER PL,A,N-,•PINE 43 MIXED VSE Tzlfi SHEET2OF14 The subject property,together with the portion of the Pine 43 development area north of E. State Ave., is designated as Mixed Use—Community(MU-C)on the Comprehensive Plan's Future Land Use Map(FLUM). To evaluate consistency with the MU-C designation,the following analysis considers the broader 121.69-acre Pine 43 development area. In reviewing development applications,the City will consider the following items in MU-C areas: (Staff's analysis is in italics) ➢ Development must comply with the Functional Integration principles for development in all Mixed-Use areas. Integration of Uses: o Mixed Use projects are to be developed with an overall master or conceptual plan for the larger mixed-use area; during an annexation or rezone request,a development agreement will typically be required for projects with a Mixed Use, future land use designation. A conceptual master plan exists for the portion of the site north of E. State Ave., included in the development agreement(DA); an amended master plan is proposed with the City of Meridian I Department Report 111. Staff Analysis subject application for the portion of the site south of E. State Ave.,proposed to be included in an amended DA. o Mixed use areas must include at least three land use types within a designation. Exceptions may be granted for Mixed Use designations smaller than 10 acres on a case- by-case basis. Individual projects within a large mixed-use designated area may not warrant a mix of uses,provided compliance with a larger vision and integration of uses. A mix of uses consisting of residential, commercial(including retail, restaurants, etc) and office have been provided to then north of State Ave. and are proposed to the south of State Ave. as shown on the proposed conceptual master plan. o High intensity residential(higher density or significant percent of an overall mixed-use area)requires commensurate levels of employment or other non-residential elements supporting residents and reducing local vehicle trips(see specific allowances of residential and non-residential within each sub-category). The specific allowance of residential is 20-75%with transit available; there is no allowance for non-residential in the MU-C designation. In the overall development, 64.4%of the site is residential at a gross density of 20.75 units per acre based on 1,617 units on 78 acres of land. Staff is concerned that commensurate levels of employment or other non-residential elements supporting residents and reducing local vehicle trips may not be proposed. o Mixed use projects must inherently support intentional opportunities for neighborhood and community services such as recreation centers(e.g.—specialized gyms), daycares, and office(e.g.professional offices). Some of these uses do not need prominent arterial road visibility to be successful,but instead rely on strong connectivity and access nearer to residential and employment areas. See also figyres: F132,F133,FBS. Professional office uses, including med-tech, are proposed within the development as shown on the conceptual master plan; a daycare or other community serving uses may be provided but are not specifically proposed. Staff recommends neighborhood and community services as noted are included on a revised concept master plan. o Community-serving facilities such as hospitals,clinics, churches, schools, civic buildings, or public safety facilities are expected in most mixed-use developments thereby reducing extraordinary service and transportation network impacts. No such facilities are proposed;Staff recommends the concept plan is revised to include such in accord with the Comprehensive Plan for mixed-use designated areas. o Supportive and proportional outdoor public and/or quasi-public spaces and places including,but not limited to,parks,plazas, outdoor gathering areas, linear open space, and schools are expected. These areas may be located in spaces between residential and non-residential uses to provide both integration and transition between uses. Outdoor seating areas at restaurants are not considered supportive public spaces unless integrated into shared open space,natural amenities, and interconnected with cohesive pathway elements. See also figures: FB4,FC5,FC7. The exhibit in Section VII.N depicts open space on non-residential lots but appears to pa q�w,-ete.A revised open space exhibit was submitted along with renderings of public-quasi-public spaces and places with amenities (see exhibit below in Section BBB City of Meridian I Department Report 111. Staff Analysis No schools are proposed within the site; however, there is an existing school southwest of Block 3. Holistic Design: o Mixed use areas are to be centered around spaces that are well-designed public and quasi- public centers of activity. Spaces must be designed with community supportive purpose, incorporate permanent design elements with features to promote frequent use,and support amenities that foster a wide variety of interests ranging from relaxation to play. These areas must be strategically integrated into the overall development, interconnected with meaningful points of interest,prioritize pedestrian infrastructure,be highly visible and accessible, and designed to enhance both the adjacent uses and larger mixed-use area. See also figures: F135,FC6,FC7. This site lies in four(4)separate quadrants divided by collector and arterial streets. The public plaza area in Block 4 is the main focal point and gathering area of the development and is surrounded by townhomes, two (2) vertically integrated residential buildings, a hotel and a couple of restaurants. Other such spaces are provided by the med-tech buildings and by the east restaurant on the north side of Pine as shown on the open space exhibit in Section VII.N.All of these areas are highly visible and accessible by pathways and vehicles. The other common areas within the development are private and are associated with the multi family and vertically integrated residential developments. Staff recommends details are submitted for the public and quasi public spaces prior to the Council hearing that include permanent design elements with features to promote frequent use, and amenities that foster a wide variety of interests as noted. Renderings were submitted, included below in Section VII.BB, as requested. o In developments where multiple commercial and/or office buildings are proposed,the buildings should be arranged to create some form of common,usable area, such as a plaza or green space. See also figures: FC8,FC9, FD2. The med-tech buildings at the northwest corner of the development have a plaza area in between the buildings for a common usable area. The other med-tech building south of Pine has an internal plaza area and an open space area at the side of the building. The office appears to have a plaza area between the front of the building and the street. o Open space should be purposeful in supporting a visible community and utilized to enhance synergies between residential and non-residential uses. See also figures: FC7, FC9,FD2. Open space is highly visible and located between residential and non-residential uses and should enhance interactions between uses. o Open space should be prioritized along natural or naturalized amenities(i.e. creeks and canals), integrated with pathways and pedestrian corridors,and located away from site features that may obscure visibility and attract dangerous or illegal behavior. See also figures: FC1,FC2. Open space is integrated with pathways and sidewalks and visible from public areas and streets. o Commercial drive aisles must contemplate a pedestrian friendly built environment with a minimal number of conflict points, and oriented so that aisle ingress and egress is generally parallel to multiuse pathways, sidewalks,and linear open space. Drive aisles supporting primary pedestrian connectivity for a site must feel safe,and should include City of Meridian I Department Report III. Staff Analysis planted and/or hardscaped parkway treatment,or other enhanced separation with both aesthetic and safety benefits. See also figures: FC1. Drive aisles within the site have a pedestrian friendly design with walkways alongside the drives and linear open space. Crosswalks should be delineated for pedestrian safety. o All mixed-use projects should be accessible to adjacent neighborhoods by both automotive and alternative-vehicular transportation opportunities. Pedestrian circulation must be convenient and interconnect different land use types. Vehicle connectivity must not rely on arterial streets for neighborhood access. See also figures: FA3,FA4,FB3, FB4. The proposed mixed-use project is accessible to adjacent neighborhoods by both vehicles and pedestrians; two (2) bus stops are also located at the northwest and southeast corners of Pine and Webb.A pedestrian connectivity plan is included in Section VII.O that shows pedestrian access within the development connecting different land use types. Internal driveways are proposed for vehicular access from adjacent public streets. o A mixed-use project should be designed to support alternative transportation such as public transit stops,park-and-ride lots,other ride sharing services including auto,bike, or scooter, and/or other innovative or alternative modes of transportation.Alternative transportation improvements should be integrated as functional, convenient, and comfortable spaces. Electric charging stations for a variety of transportation modes is encouraged. Public transit stops exist at the northwest and southeast corner of Pine and Webb. Electric charging stations are proposed as amenities for the multi family development but are private and not available for public use. There are no park-and-ride lots nearby. o Non-residential buildings should transition to and compliment adjacent residential buildings in mass and form, and include safe and meaningful mitigation for operational impacts such as loading docks, storage, and outdoor equipment. See also figures: FB2, FB4. In Block 1, the vertically integrated residential and multi family buildings are both 5- stories in height and adjoin 1-story industrial buildings to the south, a 3-story office building to the west and 2-story office/warehouse to the east. In Block 2, the 7-story vertically integrated residential building is next to a 1-story restaurant and 3-story townhomes, which provides a fairly abrupt transition from the non-residential building to the residential buildings. The townhomes are located across a parking lot and not directly adjoining the vertically integrated building. In Block 3, the office building on Lot 1 and the med-tech office building on Lot 2 are both 4-stories in height, which will transition in mass &form to the 6-story multi family building between them at the corner of Pine and Webb. There shouldn't be any negative operational impacts to adjacent residential uses from these uses. In Block 4, the 6-story hotel on Lot 2 is next to the 6-story vertically integrated residential building on Lot 3 which is next to a 1-story restaurant and 3-story townhomes. The 6-story vertically integrated residential building on Lot I is next to a 2- story restaurant and 3-story townhomes (see exhibit below for the distance ofseparation from the adjacent townhomes across E. State St.). The 5-story med-tech offices at the northwest corner of the development on Lots 29& 30 are located across a parking lot from 3-story townhomes. The non-residential uses in this block shouldn't negatively City of Meridian I Department Report III. Staff Analysis impact the proposed residential uses. The 6-story vertically integrated buildings provide a fairly abrupt transition to the I-and 2-story restaurants and 3-story townhomes but they are located across a drive aisle and not directly adjoining each other. Shad � from WIR sun - -fS' C o New buildings on pad sites adjacent to existing single-family neighborhoods should be limited to no more than a 1-story disparity in building height(or floor height equivalent). Natural features, differences in grade, and other context sensitive neighborhood preservation design features should be considered with transitions. No new buildings are proposed directly adjacent to existing single-family neighborhoods; East State Ave.provides a separation between the proposed development and the existing neighborhood to the north. o Transitions between different residential product types and dissimilar land uses should include the use of alleys,roadways with landscaped parkways,or highly connected open space. The use of barriers such as closed vision fencing or walls that limit connectivity and reduce visibility are typically not appropriate as transitions. See also figures: FB1, FB2. Streets with landscape parkways, drive aisles,parking lots and common open space areas provide a transition between different land use types within the development. ➢ Residential uses are expected to comprise between 20%and 50%of the development area, with gross densities ranging from 6 to 15 units/acre(of the residential area).An additional 15%is allowed because public transit is available, as noted below. A total of 1,617 residential units (713 existing+ 904 proposed) consisting of single family, multi family and vertically integrated residential units have been constructed and are proposed on 77.93 acres, which is 64.4%of the overall development area. ➢ Supportive and proportional public and/or quasi-public spaces and places should comprise a minimum of 5%of the development area are required. Based on the subject area south of State Ave. (36.58 acres), a minimum of 1.83 acres of such spaces and places should be provided; aft public and/or quasi public open space exhibit-is included in Section VIINBB . A 0.95 acre public plaza is proposed centrally within Block 4, which is the main feature; other areas are shown on the plan by the proposed uses hotek, med teeh building.and. ;9t Payta fwn consisting of 9.85 aet;es-fer a total of 4-.8 3.81 acres or 10%of the site. City of Meridian I Department Report III. Staff Analysis appear to be in the street bufftr along PineAve. and de not qual�5,as.noted abe A rei,ise 7 apen zspaee exhibit shouk4 be submit�ed that exelud,-s these areas, that demeHsticates eanTliaHee with the NfiHinfum area, alld iHeludes mare details. Based on the area of the entire Pine 43 development(121.69 acres), a minimum of 6.08 acres should be provided within the overall development. An open space exhibit shauk4 be was submitted for the overall Pine 43 development that demonstrates e�compliance with this development guideline, included below in Section DD.A total of 7.51 acres (or 6.2%) of the site is proposed to be public or quasi public open space. ➢ Where the development site has transit available or stops are planned, an additional 15%of site may be dedicated to residential uses.Alternatively,this bonus may be applied where the development site is within one-mile of planned transit stops or an identified employment area, and where last-mile transportation features are incorporated into the site including thoughtfully located and integrated ride share parking,commensurate with potential trip capture. Other innovations to reduce traffic and/or parking impacts and capture local trips may be considered. Public transit(i.e. bus stops) exists at the northwest corner of E. Pine Ave. &N. Webb Way and at the southeast corner of E. Pine Ave. &N. Webb Ave., which allows an additional 15% of the site to be dedicated to residential uses. ➢ Sample uses appropriate in MU-C areas include: All MU-N categories, community scale grocers, clothing stores, garden centers,hardware stores,restaurants,banks, drive-thru facilities, auto service station,retail shops,and other appropriate community-serving uses. Sample zoning includes: R-15,R-40, TN-R, TN-C, C-C, and L-O. Staff is generally supportive of the portion of the proposed concept plan north of Pine as it provides a mix of uses as desired for MU-C designated areas. However, Staff is concerned the proposed amendment would substantially reduce the amount of land designated for employment- generating uses,which may in turn limit future opportunities for family-wage jobs within the area.A total of 713 residential dwelling units were entitled and have been constructed in the northern portion of Pine 43 north of E. State Ave.An additional 466 (maximum)vertically integrated residential units are proposed in the development area between State Ave. and Pine Ave. with an additional 409 vertically integrated residential and multi-family apartment units proposed south of Pine with the amended master plan. Staff and ACED have significant concerns pertaining to the traffic impact the proposed changes to the concept master plan will have on the surrounding transportation network beyond what was originally anticipated(see Section III.E for more information). For these reasons,it's Staffs opinion the previously entitled development plan for commercial uses in the area south of Pine where multi-family and vertically integrated residential uses are proposed is in the best interest of the City to retain as it provides needed employment opportunities and services for nearby residents,while also reducing vehicle trips and supporting trip capture. The Commission did not share this opinion and recommended approval of these uses. Additionally,it's Staffs opinion the vertically integrated residential use on Lot 1,Block 1 is not compatible with adjacent industrial uses and operations to the south.Industrial operations typically produce impacts such as noise,vibration,light pollution,and emissions, which can negatively affect the health,safety,and overall livability of nearby residential environments. Therefore, Staff recommends the concept master plan is revised to reflect City of Meridian I Department Report 111. Staff Analysis commercial/office uses in the area south of Pine Ave. The Commission was in support of the proposed use provided sound mitigation is provided as proposed. Further, Staff recommends the Commission and City Council consider reducing the number of vertically integrated residential units proposed north of E.Pine Ave. and requiring commercial/office uses above the first floor to provide a more commensurate level of employment and services to support nearby residents and reduce vehicle trips.The Commission did not recommend reducing the number of units to accommodate more commercial/office uses. The following Comprehensive Plan policies support Staff s recommendation: • Monitor and adjust the amount and mix of industrial, commercial,and office areas needed to meet the employment needs of the City. (3.06.01B) • Encourage the development of supportive commercial near employment areas. (3.06.02C) • Discourage residential land uses in close proximity to the Wastewater Resource Recovery Facility,the Intermountain Gas Facility on Can-Ada Road, and other incompatible land uses. (3.06.02E) • Encourage compatible uses and site design to minimize conflicts and maximize use of land. (3.07.00) • Proactively address potential conflicts between incompatible uses. (3.07.01). • Provide facilities and services that maintain a premier level of service commensurate with growth. (3.01.01) • Encourage the expansion of medical service-related industries that are needed. (2.05.02A) • High intensity residential(higher density or significant percent of an overall mixed-use area)requires commensurate levels of employment or other non-residential elements supporting residents and reducing local vehicle trips(see specific allowances of residential and non-residential within each sub-category). • Evaluate comprehensive impacts of growth and consider City Master Plans and Strategic Plans in all land use decisions (e.g.,traffic impacts, school enrollment, and parks). (3.01.01A) • Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine,play, and work in close proximity,thereby reducing vehicle trips,and enhancing overall livability and sustainability. (3.06.02B) Staff has included recommended provisions for the new DA below in Section IV.A.2 Preliminary plat(PP): A preliminary plat is proposed consisting of 41 buildable lots and 3 common lots on 36.58-acres of land in the R-15 and C-G zoning districts,included below in Section VII.J. The plat is proposed to develop in eight(8)phases as shown on the phasing plan included below in Section VII.K.A note is included that states phasing sequence may be adjusted based on market conditions. Staff recommends future development substantially complies with the phasing plan as a provision of the DA; any significant changes to the plan will require approval from the Director. City of Meridian I Department Report 111. Staff Analysis The northwest portion of the preliminary plat includes portions of existing County parcels that will be included in a future property boundary adjustment(PBA) application with adjacent City zoned parcels once the property is annexed with this application. If a PBA isn't approved and a Record of Survey recorded,this would create an illegal division of land if a final plat were recorded.For this reason, Staff recommends approval of the preliminary plat is contingent upon final approval of a property boundary adjustment(PBA) application for the realignment of property lines between the HPC Buyer and DRB Investments properties as shown on the preliminary plat.A final plat application should not be submitted to the Planning Division until a PBA application is finalized and a Record of Survey is recorded that matches the configuration of the properties shown on the preliminary plat.In the event a PBA is not finalized, a new preliminary plat application would be required that excludes the land anticipated to be included in the PBA. The property located at the southeast corner of N. Webb Ave. and E.Pine Ave.has received final plat(FP-2022-0017 Pine 43 Animal Farm)approval and the plat has been signed by the City Engineer but has not yet been recorded. Because the preliminary plat excludes this area and would create an illegal division of land if the final plat isn't recorded, Staff recommends approval of the preliminary plat is contingent upon recordation of the final plat.A final plat application should not be submitted to the Planning Division for any phase of development until the final plat is recorded. Conditional Use Permit(CUP)—Multi-family Developments: Two (2)requests for conditional use permits are proposed for a multi-family development on Lot 2,Block 1 and Lot 2,Block 3. The one on Lot 2,Block 1 includes 139 units on 2.87 acres of land in the C-G district; and the one on Lot 2,Block 3 includes 132 units on 3.40 acres of land in the C-G district. Between the two developments, a total of 271 apartment units are proposed in the area currently entitled to develop with commercial uses (proposed to develop with multi-family uses with the updated master plan). Alternative compliance is proposed with the conditional use permit to UDC 11-4-3-27B.3,which requires a minimum of 80 square feet of private,usable open space to be provided for each multi- family unit,to allow zero (0)for all studio units; and to UDC Table 11-2B-3,which restricts building height to a maximum of 65 feet in the C-G zoning district to allow a maximum building height of 76 feet on Lot 2,Block 3. This request is to be considered by the Commission and City Council as part of the CUP request. It's Staffs opinion the existing entitled development plan for commercial uses in the areas where multi-family is proposed is in the best interest of the City as it provides needed employment uses and residential services in this area.For this reason,Staff recommends denial of the proposed CUP's for an additional 271 apartment units in this area and recommends the concept master plan is amended to depict non-residential commercial/office uses in this area consistent with the existing entitled plan for the area. The Commission recommended approval of the multi-family developments as proposed. The following Comprehensive Plan policies support denial: • #3.06.01B—Monitor and adjust the amount and mix of industrial, commercial,and office areas needed to meet the employment needs of the City. • #3.06.02C—Encourage the development of supportive commercial near employment areas. City of Meridian I Department Report III. Staff Analysis Conditional Use Permit(CUP)—Height Exception: A Conditional Use Permit(CUP) is proposed for a height exception to UDC Table 11-213-3,as allowed in UDC 11-213-3A.3e, for the vertically integrated residential building on Lot 2,Block 2 to exceed the maximum allowed height of 65-feet allowed in the C-G district to allow a maximum height of 87-feet. See Staffs analysis below in Section III.C.3. Alternative Compliance(ALT)to UDC Table 11-2B-3: Alternative compliance is requested from the Director to UDC Table 11-2B-3 to allow an increase in the maximum building height in the C-G zoning district from 65 feet to 76 feet on Lots 1-3,Block 4(hotel&vertically integrated residential buildings).See Staffs analysis below in Section III.C.3. Alternative Compliance(ALT)to UDC 11-4-3-41G: Alternative compliance is requested from the Director to UDC 11-4-3-41G to allow a decrease of private,usable open space for studio units in vertically integrated residential from the minimum 50 square feet to zero(0)on Lot 1,Block 1; Lot 2,Block 2; and Lots 1 and 3,Block 4.As noted above, Staff is not in support of the proposed vertically integrated residential project on Lot 1, Block 1;therefore,the Director has not approved ALT for that lot. See Staffs analysis below in Section III.C.4. Table 4: Project Overview Description Details History H-2017-0058(DA Inst.#2018-000751);A-2020-0182 [PBA—ROS #12629(property at NEC of Webb&Pine)];FP-2022-0017 [Pine 43 Animal Farm FP(signed by City Engineer but not yet recorded)—property at the SEC of Pine&Webb] Phasing Plan 8 phases over an estimated 10 years Residential Units 904 units consisting of 30 townhomes,270 multi-family units and 604 vertically integrated residential units Open Space See exhibit in Section VII.N below Amenities See analysis below in Section III and exhibit in Section VII.Q Physical Features There are no waterways,floodplain or topography issues on this site. Acreage 7.21 acres(AZ); 3.08 acres(RZ); 36.58 acres(PP);6.28 acres(CUP for multi-family) Lots 41 building lots/3 common lots Density 12.42 units/acre in the overall Pine 43 development C. Site Development and Use Analysis Although Staff is recommending denial of the proposed multi-family developments and vertically integrated project in Blocks 1 and 3, Staff has included analysis of the uses below in the event the Commission and Council approves the uses shown on the proposed master plan. The Commission recommended approval of these uses. Comprehensive Plan Policy#2.02.02E—Encourage the development of high quality,dense residential and mixed use areas near in and around Downtown,near employment,large shopping centers,public open spaces and parks,and along major transportation corridors, as shown on the Future Land Use Map. 1. Existing Structures/Site Improvements (UDC 11-1): There are no existing structures on this property. There are existing sidewalks along streets. City of Meridian I Department Report III. Staff Analysis 2. Proposed Use Analysis (UDC 11-2): Townhouse dwellings—principally permitted use in R-15 district Multi-family residential—conditional use in C-G district Vertically integrated residential project—principally permitted use in C-G district Restaurant—principally permitted use in C-G district Hotel—principally permitted use in C-G district Professional service(i.e. office)—principally permitted use in C-G district Med-tech(i.e. research&development,medical offices)—principally permitted use in C-G district 3. Dimensional Standards (UDC 11-2): See UDC Table 11-2A-7 for the R-15 district See UDC Table 11-2B-3 for the C-G district See UDC Table 11-2C-3 for the I-L district Alternative Compliance(ALT)to UDC Table 11-211-3—Height Exception: Alternative compliance is requested from the Director to UDC Table 11-2B-3 to allow an increase of 17%in the maximum building height in the C-G zoning district from 65 feet to 76 feet for four(4)buildings—the vertically integrated VI residential buildings on Lots 1 and 3,Block 4,the hotel on Lot 2,Block 4,and the multi-family MF building on Lot 2,Block 3 as shown on the exhibit included below in Section VII.T. The additional height is requested to accommodate commercial uses and residential density to support the commercial areas.-A shadow study was submitted, included below in Section EE,that demonstrates shadows will not impact the adjacent residential neighborhood on the north side of State except during the Winter solstice.A comparison is included that demonstrates the difference between the allowed 65' height and the proposed 76' height. The UDC(11-2B-3A.3d)allows such requests to be approved by the Director that don't exceed 20%of the maximum height allowed for the district when the development provides 10%of the building square feet in open space, courtyards,patios,or other usable outdoor space available for the employees and/or patrons of the structure, excluding required setbacks and landscape buffers in accord with UDC 11-2B-3A.3d. adj aeepA required stFeet buffers;therefore, Stag is unable to deteffflifle if the affleufA of Op spaee provided meets the r-equir-emefft for-the Dir-eeter-to grant the heigM exeeption. An ttpda4ed exhibit should be submitted that enly ineltides usable et4deer-epeft spaee as noted. An updated open space exhibit was submitted that depicts usable outdoor space, included below in Section VII.N. The VI building on Lot 1,Block 4 is 271,243 sq. ft.,therefore, a minimum of 27,124 sq. ft. of usable outdoor space is required—a total of 37,466.74 sq. ft. of open space is proposed consisting of a plaza and rooftop deck,which meets and exceeds the standard(see exhibit in Section CC below.Note: The requested increase in height amounts to less than 45%of this building and will accommodate amenities as well as view units. The building's tallest point is at the northeast corner and more than half of the height is across from the nei hg boring community's sports court amenity, with height stepping down east to west as shown on the last exhibit below in Section VIT Y. The building is set back by up to 100 feet from the back of the homes on the north side ofE. State Ave. The building is softened by landscaping: including two (2) rows of Class II trees, one on each side of State Ave. The VI building on Lot 3,Block 4 is 153,719 sq. ft.,therefore, a minimum of 15,372 sq. ft. of usable outdoor space is required—a total of 27,582 sq. ft. is proposed consisting of a rooftop deck and common area on the north side of the building,which meets and exceeds the standard. City of Meridian I Department Report 111. Staff Analysis The hotel on Lot 2,Block 4 is 125,240 sq. ft.;therefore,a minimum of 12,524 sq. ft. of usable outdoor space required—a total of 22,420 sq. ft. is proposed consisting of pedestrian seating^fzathering areas and a plaza area on the ground floor and a rooftop deck with a pool, which meets and exceeds the standard. The MF building on Lot 2,Block 3 is 155,545 sq. ft.;therefore, a minimum of 15,555 sq. ft. of usable outdoor space is required to meet the 10%required for a heightption,which can't include required setbacks and landscape buffers.An additional 31,000 sq. ft. of outdoor common open space is required to meet the multi-family standards in UDC 11-4-3-27C.5 for a minimum total of 46,555 sq. ft.—a total of 2�4 46,680 sq. ft. is proposed,which meets the minimum standards and doesn't include required setbacks or landscape buffers nJJj)G Based on the revised open space exhibit and calculations,the Director was able to verify the required amount of usable open space is provided for the vertically integrated residential and hotel buildings and the multi-family building in order to grant the alternative compliance requests on Lot 1,Block 4;Lots 2 and 3,Block 4; and Lot 2,Block 3. Bo,.ause Sta unabler-eeemmeading denial of the n+Wti family develepmei4 on Let 2,Bleek 3 and because the usable outdoor-si3aee for-sueh a r-equest-has net been jpej the Pir-eeter-has not aeted on is cv-c�rvve the—urccriicccro e cvrirPrncixcc iccf«c sczvrcxxccczvr Conditional Use Permit(CUP)for a Height Exception—Vertically Integrated Residential Building on Lot 2,Block 2: A CUP is requested to allow an increase of 34%in the maximum building height in the C-G district from 65 feet to 87 feet for the vertically integrated residential building on Lot 2, Block 2, shown in the exhibit below in Section VII.T. The UDC(11-2B-3A.3e)requires additional height exceeding 20%of the maximum height allowed for the district to be approved through a CUP. Building heights are allowed up to a maximum of 95 feet in the H-E(High Density Employment) district,which is the most intensive of the commercial districts above the C-G and M-E districts. The Applicant states additional height is needed to accommodate vertical integration of uses and the appropriate urban density to support mixed use and sustainability by allowing for urban density that can support the commercial and office uses in the development consistent with the Comprehensive Plan. See Applicant's narrative for more information (pp. 14-15). The building is situated along E. Pine Ave. and N.Webb Way. The vertically integrated residential building proposed directly across N.Webb Way to the west is similar in height at 76 feet as is the multi-family residential building proposed kitty corner to the site at the southwest corner of Pine and Webb. The Happy Hippo office building directly across E. Pine Ave. to the south and the proposed townhomes to the northeast along E. State Ave. in the same block are located 200+feet away across the parking lot are all 3-stories in height. The biggest disparity in height is the proposed restaurant directly to the east within 40 feet of the proposed structure,which is proposed to be a single story in height. The Applicant asserts that because the building will be surrounded by either commercial uses or buildings of similar height,the additional height shouldn't dwarf any other use. Further, the Applicant states the request meets the required Findings for such in UDC 11-5B-6E in that the building meets all other dimensional standards of the district;the additional height will facilitate the mixed-use development intended in the MU-C FLUM designation and will promote sustainability by allowing for urban density that can support the commercial and office uses in the development in accord with the Comprehensive Plan;the proposed design, construction, operation and maintenance will be compatible with other uses in the general City of Meridian I Department Report 111. Staff Analysis neighborhood and with the existing and intended character of the area; and won't adversely affect other property in the vicinity. Staff is generally in support of the proposed height exception as justified by the Applicant and is of the opinion it's appropriate for the proposed development and is consistent with the Comprehensive Plan based on the Findings included below in Section V.However, Staff recommends the Commission and City Council consider reducing the number of residential units proposed above the first floor in order to accommodate more employment and service uses to support residential uses in this area and to reduce vehicle trips and encourage trip capture as a condition of approval.The Commission did not recommend any changes to the development Ulan. 4. Specific Use Standards (UDC 11-4-3): (Staffs analysis in italics) Staff has included the specific use standards below for all of the proposed uses, as applicable.However, Staff is only including analysis on consistency with these standards for the multi-family residential uses proposed with the CUP application and for the alternative compliance requests to the private usable open space standards for studio units in vertically integrated residential project.Analysis for the other uses(i.e. hotel, vertically integrated,restaurant,professional office),which are principal permitted uses in the district,will take place with the Certificate of Zoning Compliance application for those uses. Vertically integrated residential project—UDC 11-4-3-41: A. A vertically integrated residential project shall be a structure that contains at least two (2) stories. B. A minimum of twenty-five(25)percent of the gross floor area of a vertically integrated project shall be residential dwelling units, outdoor patio space on the same floor as a residential unit may count towards this requirement. C. A minimum of ten(10)percent of the gross floor area of a vertically integrated project shall be used for nonresidential uses as specified in subsection E below. D. The minimum building footprint for a detached vertically integrated residential project shall be two thousand four hundred(2,400) square feet. E. The allowed nonresidential uses in a vertically integrated project include: arts, entertainment or recreation facility; artist studio; civic, social or fraternal organizations; daycare facility; drinking establishment; education institution; financial institution;healthcare or social assistance; industry, craftsman; laundromat; nursing or residential care facility;personal or professional service;public or quasi- public use;restaurant;retail; or other uses that may be considered through the conditional use permit process. F. None of the required parking shall be located in the front of the structure. G. A minimum of fifty(50) square feet of private,usable open space shall be provided for each residential dwelling unit. This requirement can be satisfied through porches, patios, decks, and/or enclosed yards. Landscaping, entryway and other accessways shall not count toward this requirement. The Director may consider an alternative design proposal through the alternative compliance provisions as set forth in Section 11-5B-5 of this title. Compliance with this standard is required for all units except for the studio units for which alternative compliance has been requested and approved by the Director(see analysis below). The Director has not acted on the request for Lot 1, Block I as Staff is recommending denial of the use on that lot. City of Meridian I Department Report III. Staff Analysis Alternative compliance(ALT)is requested from the Director to UDC 11-4-3-41G to allow studio units within vertically integrated residential projects to be developed without private,usable open space. The Applicant states it's not feasible to provide private open space for studio units for the following reasons: 1)it would increase the cost of these units,reducing their affordability; 2) smaller units have a smaller outside facade on the building and addition balconies to each unit would significantly clutter the exterior appearance of the buildings; 3)in order to meet he area requirements for private open space, balconies would have to be as wide as the entire unit itself—with an adjacent unit's balcony abutting the studio's space,the area wouldn't be private. As an alternative means of compliance,the Applicant proposes to provide private amenity decks,which will be available to all residents in the buildings but will likely be used the most by residents of studio units since they have the least space to host groups of visitors. The decks will have seating areas,built-in grills/outdoor kitchens, planters, firepits, and shade features that will create attractive spaces to host parties conveniently located for building residents. Amenity decks with pools will also have welcoming spaces that include swimming pools and sports courts for socializing and recreation. These rooftop and amenity docks are not open to the public but rather are private open spaces for residents only. The request qualifies for alternative compliance as the proposed design includes innovative design features based on"new urbanism"that promote walkable and mixed-use neighborhoods in accord with UDC 11-5B-5B.2. All of the vertically integrated buildings with studio units include"new urbanism"design features like public plazas and green spaces, landscaped walkway connections between blocks, vertical and horizontal mixing of office, commercial and residential uses,transit accessibility, and bike amenities. Overall,the high degree of mixed use in Pine 43 will promote walkability and community connection,reducing reliance on motor vehicles and creating an urban neighborhood feel. The table below demonstrates the amount of amenity deck private space provided for resident use compared to the amount of private open space that would otherwise be required for the number of studio units in the building—the amount of amenity space available to the studio unit residents exceeds what they would otherwise have in their unit. Lot Number of Private Amenity Area Provided Studio Space Units Needed Block 1,Lot 1 24 1,200 sf 30,500 Aon 5'h Floor Rooftop Amenity Deck Block 2,Lot 2 39 1,950 sf 21,500 sf on 2d Floor Amenity Deck and 6,390 A on 71 Floor Rooftop Amenity Deck Block 4,Lot 1 51 2,55D A 23,675 sf on 21 Floor Amenity Deck and 13,370 sf on 6'h Floor Rooftop Amenity Deck Block 4,Lot 3 28 1,40D sf 17,540 sf on 21 Floor Amenity Deck and 8,500 sf on 61 Floor Rooftop Amenity Deck The Director finds the proposed alternative means for compliance with the private usable open space standards demonstrates the proposed alternative provides an equal or superior means of meeting the intent and purpose of the regulation as required and therefore,approves the request for Lot 1, Block 1; Lots 2, Block 2; and Lots 1 and 3, City of Meridian Department Report III. Staff Analysis Block 4 in accord with the Findings included below in Section V provided Council approves these uses. , Restaurant—UDC 11-4-3-49: A. Parking 1. At a minimum,one(1)parking space shall be provided for every two hundred fifty (250) square feet of gross floor area. Compliance with this standard is required. Upon any change of use for an existing building or tenant space, a detailed parking plan shall be submitted that identifies the available parking for the overall site that complies with the requirements of this title. Hotel—UDC 11-4-3-23 A. Accessory uses including,but not limited to,restaurants,retail, drinking establishments, and personal services,may be allowed if such uses are completely within the hotel or motel structure.A drinking establishment shall require separate or concurrent approval subject to the regulations of section 11-4-3-10 of this chapter. Compliance with this standard is required. B. A conditional use permit shall be required for any hotel or motel use that adjoins a residential district or an existing residence. The proposed hotel does not adjoin a residential district or existing residence. Multi-family Development—UDC 11-4-3-27 (Note:Analysis for both multi family residential buildings on Lot 2, Block 1 &Lot 2, Block 3 is included below) Multi-family developments with multiple properties shall be considered as one(1) property for the purpose of implementing the standards set forth in this section. A. Purpose 1. To implement the goals and policies of the Comprehensive Plan: a. Plan for safe, attractive, and well-maintained neighborhoods that have ample open space,and generous amenities that provide varied lifestyle choices. b. Require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools,and the incorporation of usable open space with quality amenities as part of new multi-family residential and mixed-use developments. 2. To create multi-family housing that is safe and convenient and that enhances the quality of life of its residents. a. To create quality buildings and designs for multi-family development that enhance the visual character of the community. b. To create building and site design in multi-family development that is sensitive to and well-integrated with the surrounding neighborhood. c. To create open space areas that contribute to the aesthetics of the community, provide an attractive setting for buildings, and provide safe,interesting outdoor spaces for residents. City of Meridian Department Report III. Staff Analysis B. Site design 1. Residential buildings shall provide a minimum setback of ten(10)feet unless a greater setback is otherwise required by this title and/or Title 10 of this Code. Building setbacks shall take into account windows, entrances,porches and patios, and how they impact adjacent properties. The proposed structures comply with this standard. 2. All on-site service areas, outdoor storage areas,waste storage, disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street.All such areas should be depicted on the plans submitted with the Certificate of Zoning Compliance in accord with this standard. 3. A minimum of eighty(80) square feet of private,usable open space shall be provided for each unit. This requirement can be satisfied through porches,patios, decks, and/or enclosed yards. Landscaping,entryway and other accessways shall not count toward this requirement. In circumstances where strict adherence to such standard would create inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in Section 11-5B-5 of this title. The floor plans included in Section VII.W depict 84 sq.ft. balconies for the 1-, 2-and 3-bedroom units; alternative compliance has been requested to allow no such private open space for the studio units—, which the Director has not aeted on approved(see analysis below). 4. For the purposes of this section,vehicular circulation areas,parking areas,and private usable open space shall not be considered common open space.None of these areas are included in the common open space. 5. No recreational vehicles, snowmobiles,boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate, designated and screened area. Comply with this standard. 6. The parking shall meet the requirements set forth in Chapter 3, "Regulations Applying to All Districts",of this title. The proposed parking complies with these standards (see Section III.D. 4 below for more information). 7. Developments with twenty(20)units or more shall provide the following: a. A property management office. b. A maintenance storage area. c. A central mailbox location,including provisions for parcel mail,that provide safe pedestrian and/or vehicular access. d. A directory and map of the development at an entrance or convenient location for those entering the development. These items should be depicted on plans submitted with the Certificate of Zoning Compliance application if the use is approved. C. Common open space design requirements 1. The total baseline land area of all qualified common open space shall equal or exceed ten(10)percent of the gross land area for multi-family developments of five(5) acres or more.When multi-family is approved concurrently with single- City of Meridian Department Report 111. Staff Analysis family,the minimum open space requirements in Section 11-3G-3 shall apply to the gross land area of entire development. The proposed multi family lots are not contiguous and located in different blocks approximately 700+ 'apart. Lot 2, Block 3 is 3.41 acres and Lot 2, Block I is 2.87 acres, which is below 5 acres; therefore, the baseline standard does not apply. 2. All common open space shall meet the following standards: a. The development plan shall demonstrate that the open space has been integrated into the development as a priority and not for the use of land after all other elements of the development have been designed. Open space areas that has been given priority in the development design have: (1) Direct pedestrian access; (2) High visibility; (3) Comply with Crime Prevention through Environmental Design(CTED) standards; and (4) Support a range of leisure and play activities and uses. Irregular shaped, disconnected or isolated open spaces shall not meet this standard. b. Open space shall be accessible and well connected throughout the development. This quality can be shown with open spaces that are centrally located within the development,accessible by pathway and visually accessible along collector streets or as a terminal view from a street. C. The open space promotes the health and well-being of its residents. Open space shall support active and passive uses for recreation, social gathering and relaxation to serve the development. 3. Alternative compliance is available for the standards listed in subsections(C)1 and (C)2 above, if a project has a unique targeted demographic;utilizes other place- making design elements in Old-Town or mixed-use future land use designations with collectively integrated and shared open space areas. 4. All multi-family projects over twenty(20)units shall provide at least one(1) common grassy area integrated into the site design allowing for general activities by all ages. This area may be included in the minimum required open space total. Projects that provide safe access to adjacent public parks or parks under a common HOA,without crossing an arterial roadway,are exempt from this standard. a. Minimum size of common grassy area shall be at least five thousand(5,000) square feet in area. This area shall increase proportionately as the number of units increase and shall be commensurate to the size of the multi-family development as determined by the decision-making body. Where this area cannot be increased due to site constraints, it may be included elsewhere in the development.Both multi family lots have grassy areas exceeding 5,000 sq.ft. in area in accord with this standard as shown on the exhibit in Section V11.R. b. Alternative compliance is available for the standards listed in subsections (C)1 and(C)2 above,if a project has a unique targeted demographic;utilizes other place-making design elements in Old-Town or mixed-use future land use designations with collectively integrated and shared open space areas. City of Meridian Department Report III. Staff Analysis 5. In addition to the baseline open space requirement,a minimum area of outdoor common open space shall be provided as follows: a. One hundred fifty(150) square feet for each unit containing five hundred (500)or less square feet of living area. rr,,ne of the„nits r belei,500 sq. �. Lot 2, Block 1 —33 units x 150 soft. = 4,950 soft. Lot 2, Block 3—28 units x 150 soft. = 4,200 soft. b. Two hundred fifty(250) square feet for each unit containing more than five hundred(500) square feet and up to one thousand two hundred(1,200) square feet of living area. 115 Hnits an Lot 2, Bleek 1 — ea Lot 2, Block 1 —82 units x 250 soft. = 20,500 soft. Lot 2, Block 3—96 units x 250 soft. = 24,000 soft. C. Three hundred fifty(350) square feet for each unit containing more than one thousand two hundred(1,200) square feet of living area. 2 4 units an ',. Lot 2, Block 1 —24 x 350 soft. = 8,400 soft. Lot 2, Block 3—8 x 350 soft. = 2,800 soft. A total of 3'�33.850 sq.ft. (or 04-5 0.78 acres) is required for Lot 2, Block 1; a total of 40�98.08 75,868 sq.ft. (or 0-.93 1.74 acres) is provided, exceeding the standard by 3,548.08 42,018 sq.ft. (or 0-.08 0.96 acres). A total of 33,80A 31,00 sq.ft. (or 0-.78 0.71 acres) is required for Lot 2, Block 3; a total of 46,349.83 32, 43,5 sq.ft. (or 00.37 0.751.00 acres) is provided consisting of a 44,420 30,020 soft. area including two (?) 5,000 sq. ft. open gLass y areas and rooftop decks. 24M 3,101 soft. in the parking area, and 13,559 soft. between the buildingand nd adiacent street bu ers. While the area in the parking lot is not ideal, it meets the minimum dimensions to count toward the open space requirement. The UDC(11-4-3-27C.8)states, "Unless otherwise approved through the conditional use process, common open space areas shall not be ad iacent to collector or arterial street buffers unless separated from the street by a berm or constructed barrier at least 4 feet in height, with breaks in the berm or barrier to allow for pedestrian access." The Applicant requests approval of this area to count toward the open space standard through the CUP without a berm/barrier being installed. Note: The open space provided de�meets the 10%requirement for alternative compliance to be approved for a hei hg t exception for the building. 6. Common open space shall be not less than four hundred(400) square feet in area, and shall have a minimum length and width dimension of twenty(20)feet.All common open space areas meet this standard. City of Meridian Department Report III. Staff Analysis 7. In phased developments,common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units. Open space for each of the multi family buildings should be provided in accord with this standard. 8. Unless otherwise approved through the conditional use process,common open space areas shall not be adjacent to collector or arterial street buffers unless separated from the street by a berm or constructed barrier at least four(4) feet in height,with breaks in the berm or barrier to allow for pedestrian access.TA portion of the common open space area on Lot 2, Block 3 is behind the building away from the collector and arterial street buffers, the remainder is adjacent to the street buffers along Pine and Webb Ave.; the common area on Lot 2,Block I is adjacent to the arterial street buffer along Fine Ave. on each side of the building therefore, jv"this standard i�fthe . The Applicant requests a berm or barrier not be required on either of these lots through the conditional use permit. 9. Buffer(s): One hundred(100)percent of the landscape buffer along collector streets and fifty(50)percent of the landscape buffer along arterial streets that meet the enhanced buffer requirements below may count towards the required baseline open space.Note: The baseline requirement is not applicable as each of the multi- family developments is less than S acres in size. a. Enhanced landscaping as set forth in Article 11-313,Landscaping Requirements; b. Multi-use pathways; C. Enhanced amenities with social interaction characteristics; d. Enhanced context with the surroundings. D. Site development amenities 1. All multi-family developments shall provide for quality of life, open space and recreation amenities to meet the particular needs of the residents as follows: a. Quality of life. (1) Clubhouse (2) Fitness facilities (3) Enclosed bike storage (4) Public art such as a statue (5) Dog park with waste station (6) Commercial outdoor kitchen (7) Fitness course (8) Enclosed storage b. Open space (1) Community garden (2) Ponds or water features (3) Plaza City of Meridian Department Report III. Staff Analysis (4) Picnic area including tables,benches,landscaping and a structure for shade. c. Recreation (1) Pool (2) Walking trails (3) Children's play structures (4) Sports courts d. Multi-modal amenity standards. (1) Bicycle repair station (2) Park and ride lot (3) Sheltered transit stop (4) Charging stations for electric vehicles 2. The number of amenities shall depend on the size of multi-family development as follows: a. For multi-family developments with less than twenty(20)units,two(2) amenities shall be provided from two(2) separate categories. b. For multi-family development between twenty(20)and seventy-five(75) units,three(3) amenities shall be provided,with one(1) from each category. c. For multi-family development with seventy-five(75)units or more, four(4) amenities shall be provided,with at least one (1)from each category. d. For multi-family developments with more than one hundred(100)units,the decision-making body shall require additional amenities commensurate to the size of the proposed development. Based on 139 units on Lot 21 Block 1, a minimum of five (S) amenities are required with at least one (I)from each category; the decision-making body may require more. The following amenities are proposed in each of the required categories: Quality of Life—clubhouse,fitness facility, enclosed bike storage, enclosed storage and commercial outdoor kitchens with built-in grills; Open Space—plaza (private roof top amenity deck including tables, benches, landscaping and shade structures) and a picnic area (including tables, benches, landscaping and shade structures located on the private roof top amenity deck); Recreation Activity Areas—swimming pool with changing facilities and restrooms (located on the private roof top amenity deck and within building) and paved sports courts, including bocce ball and(2)pickleball courts with appropriate surfacing; and Multi-modal—enclosed bike storage within the building and charging stations for electric vehicles within the building. The proposed amenities far exceed the minimum standards. Based on 132 units on Lot 2, Block 3, a minimum of five (5) amenities are required with at least one (I)from each category; the decision-making body may require more. The following amenities are proposed in each of the required categories: Quality of Life—clubhouse,fitness facility, enclosed bike storage, enclosed storage and commercial outdoor kitchens with built-in grills; Open Space—plaza (private roof top amenity deck including tables, benches, landscaping and shade structures) and a picnic area (including tables, benches, City of Meridian Department Report III. Staff Analysis landscaping and shade structures located on the private roof top amenity deck); Recreation Activity Areas—swimming pool with changing facilities and restrooms (located on the private roof top amenity deck and within building) and paved sports courts, including bocce ball and(2)pickleball courts with appropriate surfacing; and Multi-modal—enclosed bike storage within the building and charging stations for electric vehicles within the building. The proposed amenities far exceed the minimum standards. 3. The decision-making body shall be authorized to consider other improvements in addition to those provided under this subsection D,provided that these improvements provide a similar level of amenity. E. Landscaping requirements 1. Development shall meet the minimum landscaping requirements in accord with Chapter 3, "Regulations Applying To All Districts", of this Title. Street buffer landscaping is required with development of the subdivision. The landscape plan submitted with the Certificate of Zoning Compliance application should comply with the parking lot landscape standards in UDC 11-3B-8C. 2. All street facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following minimum standards: a. The landscaped area shall be at least three(3)feet wide. b. For every three(3)linear feet of foundation, an evergreen shrub having a minimum mature height of twenty-four(24)inches shall be planted. c. Ground cover plants shall be planted in the remainder of the landscaped area. The landscape plan submitted with the Certificate of Zoning Compliance application should comply with the standards for parking lot landscaping in UDC 11-3B-8C. F. Maintenance and ownership responsibilities. All multi-family developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development,including,but not limited to, structures,parking, common areas, and other development features.A recorded copy of the maintenance agreement should be submitted to the Planning Division prior to issuance of Certificate of Occupancy for the building. G. Police access under exigent circumstances. Multifamily developments with units that take access via secured common corridors shall install and maintain a keyless entry system,or suitable alternative,to provide police access to the common corridors under exigent circumstances. The keyless entry system or alternative shall be subject to review and approval by the Meridian Police Department. The developer should comply with this standard. Alternative compliance(ALT)is requested from the Director to UDC 11-4-3-27B to allow studio units within multi-family developments to be developed without private,usable open space. The Applicant states it's not feasible to provide private open space for studio units for the following reasons: 1) it would increase the cost of these units,reducing their affordability; 2) smaller units have a smaller outside fagade on the building and addition balconies to each unit would significantly clutter the exterior appearance of the buildings; 3)in order to meet he area requirements for private open space,balconies would have to be as wide as the entire City of Meridian I Department Report III. Staff Analysis unit itself—with an adjacent unit's balcony abutting the studio's space,the area wouldn't be private. As an alternative means of compliance,the Applicant proposes to provide private amenity decks,which will be available to all residents in the buildings but will likely be used the most by residents of studio units since they have the least space to host groups of visitors. The decks will have seating areas,built-in grills/outdoor kitchens,planters, firepits, and shade features that will create attractive spaces to host parties conveniently located for building residents.Amenity decks with pools will also have welcoming spaces that include swimming pools and sports courts for socializing and recreation. These rooftop and amenity docks are not open to the public but rather are private open spaces for residents only. The request qualifies for alternative compliance as the proposed design includes innovative design features based on"new urbanism"that promote walkable and mixed-use neighborhoods in accord with UDC 11-5B-5B.2. All of the vertically integrated and multi- family buildings with studio units include"new urbanism"design features like public plazas and green spaces,landscaped walkway connections between blocks,vertical and horizontal mixing of office,commercial and residential uses,transit accessibility,and bike amenities. Overall,the high degree of mixed use in Pine 43 will promote walkability and community connection,reducing reliance on motor vehicles and creating an urban neighborhood feel. The table below demonstrates the amount of amenity deck private space provided for resident use compared to the amount of private open space that would otherwise be required for the number of studio units in the building—the amount of amenity space available to the studio unit residents exceeds what they would otherwise have in their unit. Lot Number of Private Amenity Area Provided Studio Space Units Needed Block 1,Lot 2 133 12,640 sf 17,780 sf on 21 Floor Amenity Deck Block 3,Lot 2 28 2,240 A 16,980 A on 2' Floor Amenity Deck and 8,160 sf on 6'h floor Rooftop Amenity Deck The Director finds the proposed alternative means for compliance with the private usable open space standards demonstrates the proposed alternative provides an equal or superior means of meeting the intent and purpose of the regulation as required and approves the requests. , developments,the P -eet r-has not aetea n this est D. Design Standards Analysis Comprehensive Plan Policy#2.02.02D—Apply appropriate design and construction standards to infill development in order to reduce adverse impacts to existing development. 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): The site layout is required to comply with the standards listed in UDC 11-3A-19. Staff has reviewed these standards and finds the proposed concept plan demonstrates general compliance with the required standards. All structures in the development are required to comply with the design standards listed in the Architectural Standards Manual. A Design Review application will be required to be submitted and approved prior to submitting building permit applications. City of Meridian I Department Report III. Staff Analysis 2. Qualified Open Space&Amenities (Comp Plan, UDC 11-3G): The minimum qualified open space and site amenity standards in UDC 11-3G-3 and 11-3G-4 do not apply to the townhome portion of the development as it is below 5 acres in size at 3.59 acres. The standards listed in UDC 11-4-3-27C,D for common open space and site amenities apply to the multi-family portion of the development. 3. Landscaping (UDC 11-3B): i. Landscape buffers along streets A 10-foot wide buffer is required along N.Nola Rd.,N. Webb Ave. south of Pine and along N. Machine Ave.,local streets; a 20-foot wide street buffer is required along E. State Ave.,a collector street; and a 25-foot wide street buffer is required along N.Locust Grove Rd. and E. Pine Ave.,both arterial streets,with landscaping in accord with the standards listed in UDC 11-3B-7C. The width of the proposed street buffers all meet or exceed the minimum standards. Landscaping should be depicted on the landscape plan submitted with the final plat application in accord with the required standards.Where the buffer is encumbered by easements or other restrictions,the buffer area shall include a minimum five-foot wide area outside the easement or restricted area for planting shrubs and trees,per UDC 11-3B-7C.1b.All street landscape buffers should be depicted on the final plat in a common lot or on a permanent dedicated buffer easement,maintained by the property owner,homeowner's association or business owners' association per UDC 11-3B-7C.2a. ii. Parking lot landscaping Parking lot landscaping is required to be provided within the development in accord with the standards listed in UDC 11-3B-8C and should be depicted on the landscape plan submitted with the Certificate of Zoning Compliance(CZC) application for development of each lot. Compliance with these standards will be reviewed with individual CZC applications. iii. Landscape buffers to adjoining uses A 25-foot-wide landscape buffer is required on C-G and I-L zoned properties adjacent to residential uses per UDC Tables 11-2B-3 and 11-2C-3.Landscaping within these buffers is required to comply with the standards listed in UDC 11-3B-9C. Compliance with these standards will be reviewed with individual CZC applications. If a reduction in the width of such buffer is needed,a request should be submitted prior to the City Council hearing for consideration by City Council at a public hearing with notice to surrounding property owners per UDC 11-3B-9C.2.A reduction to the buffer width shall not affect building setbacks; all structures shall be set back from the property line a minimum of the buffer width required in the applicable zoning district. Although a buffer is not required on C-G zoned property adjacent to I-L zoned property: the Applicant proposes a 10-foot wide buffer along the southern boundary of Lot 1, Block 1 to buffer the proposed residential uses from the existing industrial uses to the south. The buffer is proposed to be planted with columnar evergreen trees with a 30' height and 10' width at maturity(see exhibit in Section VII.L) and an 8' tall masonry wall is proposed on the shared property line as an added buffer. City of Meridian I Department Report III. Staff Analysis iv. Tree preservation 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 per the standards listed in UDC 11-3B- 10C. There are many existing trees on the site,depicted on Sheet PP-02 of the plat and on Sheet 14 of the landscape plan,that are proposed to be removed; a mitigation plan is included on the landscape plan that notes the following: 1- EXISTING TREES TO BE SAVED ON SITE THAT WILL COUNT TOWARDS M TTIGATION ARE AS FOLLOWS: (11) -6'CAL ARMSTRONG MAPLES (5)-4'CAL KATSURA (2)-6'HT.WEEPING NORWAY SPRUCE TOTAL CALIPER INCHES =9d CALIPER INCHES 2_ EXISTING TREES TO BE REMOVED ON SITE (1) -42'0OTTONWOWD NO MITIGATION REQUIRED) M -30'BLACK LOCUST(NO MITIGATION REQUIRED) (2) -41 BLACK LOCUST(NON ITI GATION REQUIRED) (1) -d"BLACK LOCUST(NON ITI GATION REQUIRED) (14)-10'POPULAR(NO MITIGATION REQUIRED) (3)-29 TALL PINE(SIM.TO d"CAL.) (2}101 TALL PINE(SIM.T04.5'CAL_) (1)-21V TALL PINE(SIM.TO 5.5'CAL.) (1)-1 IF TALL PINE(SIIVL TO 2'CAL.) TOTAL CALIPER INCHES THAT DO NOT REQUI RED MITIGATION=406 CALIPER INCHES TOTAL CALIPER INCHES =34 CALIPER INCHES 3. EXISTING TREES TO BE RELOCATED ON SITE (46)4r CAL.ARMSTRONG MAPLES (28)-15 HT COLUMNAR SPRUCE(SIM.TO 4'GAL) (19) -4'CAL.FLC4YERINGCRABAPPLE (14)-4'CAL.KGATSURA (11)-6'CAL.WPG.MULBERRY (2)-16'HT.V4PG.NOOTKA SPRUCE(SIM.TO 4'CAL.) (21)-6'CAL.MULTI-TRUNK REDBUD (40)-1*HT.SPRUCE(S IM.TO 4'GAL) (5)-8'HT.WI-G.SPRUCE(SIM_TO 2'CAL.) TOTAL CALIPER INCHES RELOCATED TREES=890 CALI PER I NCHES TOTAL CALIPER INCHES THE REQUIRE MITIGATION=34 CALI PER INCHES TOTAL CALIPER INCHES THAT DO NOT REQUI RED MITIGATION=406 CALIPER I NCHES METHODS OF MITIGATION TO INCLUDE PROPOSING AN ALTERNATIVE COMPLIANCE OF TREE RELOCATION FROM THE EXISTING ROAD BUFFERS.EXISTING TREES THAT ARE RELOCATED ON SITE MAY COUNT TOWARD THE REQUIRED LANDSCAPING.ALTERNATIVE METHODS WOULD INCLUDE I NCREASI NG CALIPER INCHES OF PROPOSED TREES_ Mitigation information should be included on the landscape plan submitted with the final plat application. v. 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 City of Meridian I Department Report III. Staff Analysis 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. vi. Pathway landscaping Landscaping is required along all pathways per the standards listed in UDC 11-3B-12C and will be reviewed for consistency with the standards with future development applications(i.e. final plat and/or Certificate of Zoning Compliance). 4. Parking (UDC 11-3Q: Off-street parking is required to be provided in accord with the standards set forth in UDC Table 11-3C-6 for residential uses and 11-3C-6B for non-residential uses. Bicycle parking is required to be provided in accord with the standards listed in UDC 11-3C- 6G and be designed and located in accord with the standards listed in UDC 11-3C-5C. A minimum of one (1)bicycle parking space is required for every 25 proposed vehicle parking spaces or portion thereof for all the proposed uses,except for the townhome dwelling units. i. Residential parking analysis Off-street parking is required to be provided for each townhome,multi-family apartment and vertically integrated residential unit based on the total number of bedrooms per unit as set forth in UDC Table 11-3C-6. Townhomes: • The number of bedrooms per unit are not identified in the plans. Compliance with the parking standards for these units will be reviewed with the building permit application. Multi-family apartments: • Lot 2,Block 1 —Based on(33) studio units, (34) 1-bedroom units,(48)2-bedroom units and(24) 3-bedroom units, a minimum of 266 spaces are required,including guest parking,with 106 of those being covered; a total of 266 spaces are proposed with 240 of those being covered podium/garage spaces in accord with the required standard. A total of 26 surface parking spaces and 45 podium(covered) spaces are provided on the site; another 195 spaces are proposed to be utilized through a cross-parking easement in the adjacent parking garage for the vertically integrated building on Lot 1,Block 1,which is between 86 and 130 feet from the multi-family building. This meets the shared use standards listed in UDC 11-3C-7 for parking standard alternatives as there is convenient pedestrian connections between properties and the properties/uses are within 1,000' of each other. A recorded shared use agreement is required to be submitted with the Certificate of Zoning Compliance application for the shared vehicle and bicycle parking per the standards listed in UDC 11-3C-7B. Based on the number of vehicle spaces provided(i.e.266), a minimum of 11 bicycle parking spaces are required. A total of three(3)bicycle parking spaces are proposed on the site and additional parking will be provided through the cross- parking easement on Lot 1,Block 1,which exceeds the minimum standard. • Lot 2,Block 3—Based on(28) studio units, (40) 1-bedroom units,(56)2-bedroom units,and(8) 3-bedroom units,a minimum of 237 spaces are required, including guest parking,with 104 of those being covered; a total of 247 spaces are provided City of Meridian I Department Report III. Staff Analysis with 104 of those being covered in a 1-story podium,which exceeds the minimum standard by 10 spaces. Based on the number of vehicle spaces provided(i.e. 247), a minimum of 10 bicycle parking spaces are required; a total of 84 spaces are proposed(72 internal and 12 external),which exceeds the minimum standard. Vertically integrated: • Parking provided with the vertically integrated residential development will be reviewed for compliance with the parking standards at the time of Certificate of Zoning Compliance application. A 2-story parking podium is proposed. ii. Nonresidential parking analysis Non-residential uses in commercial districts are required to provide one(1) space for every 500 sq. ft. of gross floor area. Parking will be reviewed for compliance with these standards at the time of Certificate of Zoning Compliance application. The hotel,east vertically integrated residential and both restaurant buildings in Block 4 all site over underground parking garages. 5. Building Elevations (Comp Plan,Architectural Standards Manual): Photos of the existing building on the HPC Buyer property and a conceptual perspective drawing and elevations have been submitted for the future expansion,included below in Section VII.1.Upgrades are planned to the existing building with the expansion to tie in with the new portion(s). Final design is required to comply with the design standards in the Architectural Standards Manual. Conceptual building elevations were submitted for the multi-family portions of the development, included below in Section V11.S, and the 3-story townhomes, included below in Section VII.V. Final design is required to comply with the design standards in the Architectural Standards Manual. Building perspectives for the overall development were submitted, included below in Section V11.U. Final design is required to comply with the design standards in the Architectural Standards Manual. 6. Fencing (UDC 11-3A-6, 11-3A-7): All fencing constructed on the site must comply with the standards listed in UDC 11-3A-7, as applicable. A revised fencing exhibit was submitted,included below in Section VII.M,that depicts existing and proposed fencing; no new f rei - i . --d. A 4-foot-tall chain link fence exists at the southwest corner of the development around the existing school site and a 6-foot- tall chainlink fence with barbed wire exists along the southern boundary of the site.A vegetative screen or buffer is depicted at the southwest corners of the development area adjacent to the industrial properties on the north and south sides of W. Pine Ave. and an 8- foot tall masonry wall is proposed along the south side of Lot 1,Block 1 adjacent to existing industrial uses. 7. Parkways (Comp Plan, UDC 11-3A-17): Landscaped parkways are proposed along adjacent streets throughout the development and must comply with the standards listed in UDC 11-3A-17E. If 6-foot-wide parkways are proposed,root barriers and Class II trees are required. City of Meridian I Department Report III. Staff Analysis E. Transportation Analysis Comprehensive Plan Policy#3.01.O1A—Evaluate comprehensive impacts of growth and consider City Master Plans and Strategic Plans in all land use decisions(e.g.,traffic impacts, school enrollment, and parks). All streets have been constructed except for the extension of N. Machine Ave. along the eastern boundary of Block 1,which is required to be extended per the conditions in the ACHD report. Additional right-of-way is required to be dedicated for improvements along the frontage of the property adjacent to Nola Rd. as noted in the ACHD report. ACHD's planned improvements in the Capital Improvements Plan(CIP)/Five Year Plan(FYP) are as follows: Fairview Avenue is scheduled in the FYP as a corridor improvement to be widened to 7-lanes and to include the construction of enhanced pedestrian and bicycle facilities from Locust Grave Road to SM-55 (Eagle Road) in 2029, • The intersection of Fairview Road and Locust Grove Road is scheduled in the FYP to be widened to 7-lanes on the north leg, 7-lanes on the south, 9-lanes east, and Wanes on the west leg, and re-signalized with accessible pedestrian signals with leading pedestrian intervals in 2029. Because the original conceptual plan envisioned a greater proportion of regional trip capture(i.e. more jobs and less residential generation), Staff was concerned the proposed shift in land use may place additional demand on the surrounding transportation network beyond what was originally anticipated. Therefore, an update to the previous TIS was requested. In response,the traffic engineer submitted a technical memorandum to ACHD with additional and updated analysis for the land use changes proposed with this application as requested by the Planning Division. A summary comparison of net new trips between the 2017 TIS and the currently proposed update is included; internal capture of trips between the proposed residential, office and retail uses as well as pass-by trips for retail uses are factored in. Overall,the proposed land uses,as the applicant calculated, are estimated to generate 33 additional net new vehicles during the AM peak hours and 49 additional net new vehicles in the PM peak hours when compared to the previous study. This appears to be a minor difference in overall traffic when compared to the current peak hour volumes on Pine Ave. (1,591 PM peak hour 2-way volume); and on Locust Grove Rd. (1,735 PM peak 2-way volume). This is within the current daily fluctuations in traffic on the adjacent roadway. Additionally,the increase in traffic was not shown to change or impact any of the previously approved conditions of approval for the development as it relates to the transportation system. The study notes the mixture of land uses presented in the proposed site plan offers a substantial opportunity for reduction in overall daily trips associated with the development due to the internal capture of these trips (primarily commuting trips and trips for services such as meals and neighborhood retail)within the development itself. However,both Staff and ACHD have expressed concerns with the calculations and cannot confidently agree with the method or results. Staff expressed concerns that the trip capture rates used were high, and unlikely to be reflective of peak rush hour impacts where the types of jobs and the type of employment in the area are not necessarily correlated. Additionally that many of the daily trip attractors will still require vehicle trips, such as grocery, schools, and as previously noted,jobs. See also ACHD comments below. ACHD had the following comments on the technical memorandum: • The memo utilized a pass-by capture rate of 47% in the AM,41.5% in the PM,and 41.5% overall for Land Use 821. These rates are generally very high. It is typical to utilize an AM pass-by trip capture of 0% for Land Use 821 since many stores are not open during morning rush hour. City of Meridian I Department Report III. Staff Analysis • Based on proposed trip generation,there is no anchor supermarket for the retail portion of the development. Supermarkets are usually the primary driver of pass- by trips for a retail plaza,so the pass-by capture percent should be further reduced accordingly. • Internal trip capture calculations assume the entire development will function as one site. This is not accurate, as many"internal'trips require vehicles to utilize Pine Avenue or Webb Avenue and will impact operations of the Pine Avenue/Web Avenue roundabout. The overall internal trip capture of 2,533 also utilizes a higher internal trip capture rate than either the AM or PM peak hours,with no supporting calculations. Note: These comments are only a general overview and don't constitute a full review by ACHD. The traffic engineer has responded to ACHD's comments and plans to amend the memo to include additional information.A memo was submitted from the traffic engineer, dated October 14,2025,that includes additional and updated analysis for the proposed development.A comparison of trip generation between the previously pproved land uses south of State Ave. from the approved 2017 TIS and the currently_proposed land use changes are included in the memo and shown below. Table 4. Proposed Land Use Trip Generation Comparison, February 2024 Land Use Daily AM Peak Hour PM Peak Hour Trips Total In Out Total In Out Total Net New Trips (2017 Study) 6315 752 587 165 781 209 572 Total Net New Trips (2025 Site Plan) 8872 749 358 391 784 357 427 Net New Trips (Difference) 2557 -3 -229 226 3 148 -145 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Access is proposed via adjacent public streets [i.e. E. Pine Ave. (minor arterial street); E. State Ave. (residential collector street west of Webb and local street east of Webb);N.Webb Way(residential collector street); and N.Webb Ave.,N.Nola Rd. and N. Machine Ave. (local streets)] and internal driveways as shown on the concept plan and preliminary plat. Where access to a local street is not available for non-residential properties, cross- access/ingress-egress easements should be granted to adjoining properties either by recorded easement or as a note on the final plat as set forth in UDC 11-3A-3A.2. Cross- access/ingress-egress easements and driveways should be granted/constructed between all adjoining lots in the subdivision and to the following abutting parcels: Parcel #S1108244650 to the east of Block 2 and Parcel#S1108233810(HPC Buyer property)to the west of Block 4. Access to the townhomes that front on E. State Ave. is proposed from an internal un-named driveway. This requirement is in accord with Comprehensive Plan policy#6.01.02B,which states, 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. City of Meridian I Department Report III. Staff Analysis 2. Multiuse Pathways (UDC 11-3A-5): A 10-foot-wide detached multi-use pathway is proposed along the east side of N.Webb Way in accord with the Pathways Master Plan. If located outside of the adjacent right-of-way, a public pedestrian easement will need to be dedicated as required by the Park's Dept. The Park's Dept.requests a public access easement is dedicated for a multi-use pathway(10- foot-wide detached sidewalk) along the west side of N.Machine Ave. if located outside of the adjacent ACHD right-of-way(an attached sidewalk may be considered as Machine Ave. isn't a through street); revise the plans accordingly. 3. Pathways (Comp Plan, UDC 11-3A-8): A pedestrian connectivity plan showing pathways, sidewalks,crosswalks and bike lanes was submitted with this application,included below in Section VII.O. As noted above,a 10-foot- wide detached multi-use pathway is proposed along the east side of N.Webb Way,north of E. Pine Ave. and required along the west side of N. Machine Ave. in accord with the Pathways Master Plan(see Park's Dept. comments below in Section IV.E.). The pedestrian plan should be revised prior-to the City Couneil hearing to r-efleet"N. Webb " south of E. Pine Ave.;the Legend should r-efleet that the 10' wide pathway is a detaehed pa4hway; ifielude the-pathway alefig the west side of N. N arehinte AA,zpe. as r-epir-ed by the Park's Dept7-; and depiet the existing detaehed sidewalk af:etmd the dr-iveway/eul de sae off of E. Pine adjaeepA to Fk 1. The pedestrian plan has been revised as requested. 4. Sidewalks (UDC 11-3A-17): All sidewalks shall comply with the standards listed in UDC 11-3A-17. A combination of detached and attached sidewalks are proposed along streets as shown on the pedestrian plan and other plans.Detached sidewalks are depicted along all collector and arterial streets as required; attached sidewalks are proposed along the southern portion of N. Webb Ave., a local street. 5. Private Streets (UDC I1-3F-4): No private streets are proposed. Prior to submittal of a Certificate of Zoning Compliance application(s)for structures that don't front on a public street,the Applicant should work with the City's addressing technician to determine if private streets are needed for addressing for emergency way-finding purposes. Private streets,if required,are required to comply with the standards listed in UDC 11-3F-4. 6. Subdivision Regulations (UDC 11-6): Compliance with the subdivision design and improvements standards listed in UDC 11-6C-3 is required. The proposed plat appears to be in compliance with these standards. F. Services Analysis Comprehensive Plan policy 3.03.03G requires urban infrastructure be provided for all new developments,including curb and gutter, sidewalks,water and sewer utilities. 1. Waterways (Comp Plan, UDC 11-3A-6): The Snider Lateral is an open waterway that runs along the southern boundary of Blocks 1 and 3 at the south perimeter boundary of the subdivision. This waterway should be piped in accord with the standards listed in UDC 11-3A-6. Other smaller delivery ditches also cross the site that may be removed as proposed if they don't provide irrigation water to downstream users. City of Meridian I Department Report 111. Staff Analysis 2. Pressurized Irrigation(UDC 11-3A-15): Underground,pressurized irrigation water is required to be provided to each lot in the development as set forth in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments in accord with the city's adopted standards, specifications and ordinances per UDC 11-3A-18. Design and construction shall follow Best Management Practice as adopted by the city. A Geotechnical Recommendation Report was submitted for this development,included in the project file,which states the site is acceptable for the proposed development and includes recommendations for design and construction of future phases of this project. 4. Utilities (Comp Plan, UDC 11-3A-21): All utilities and street lights should be in accord with the City's adopted standards, specifications and ordinances. IV. CITY/AGENCY COMMENTS& CONDITIONS A. Meridian Planning Division approval.integrated residential pr-ejeet in Bleeks 1 and 3 setAh of E. Pine Ave.beeattse Sta r-eeemmeading deftial of these uses. Because the Commission was in support of the proposed multi-family developments and vertically integrated residential project in Blocks 1 and 3, south of E. Pine Ave., Staff has included conditions of approval for the applications associated with these requests. 1. Annexation & Zoning—HPC Buyer Property A property boundary adjustment application shall be submitted to the Planning Division and finalized prior to City Council approval of the new DA to transfer ownership of the property and to create the parcel subject to the DA. 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. 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 date of City Council approval of the Findings of Fact, Conclusions of Law and Decision&Order for the Annexation request. The DA shall, at minimum,incorporate the following provisions: a. Future development of this site shall be generally consistent with the conceptual development plan,phasing plan and building elevations and perspectives included in Section VII.I and the provisions contained herein. b. Future development of the property shall comply with the dimensional standards for the I-L(Light Industrial)zoning district listed in UDC Table 11-2C-3 and the development standards in the Unified Development Code. c. A property boundary adjustment application shall be submitted to the Planning Division once the subject property is annexed that depicts property lines that follow the zoning boundaries approved with the annexation. City of Meridian I Department Report IV. City/Agency Comments &Conditions d. The access points to adjacent streets depicted on the conceptual development plan shall be evaluated with future development applications and are not approved with the concept plan. e. A Certificate of Zoning Compliance application shall be submitted prior to submittal of a building permit application(s)for the expansion of the existing use that complies with all UDC standards and the provisions listed herein. £ A Design Review application shall be submitted concurrent with the Certificate of Zoning Compliance application for the addition(s)to the existing building that demonstrates compliance with the design standards listed in the Architectural Standards Manual. 2. Development Agreement Modification—Pine 43 Mixed-Use A property boundary adjustment application shall be submitted to the Planning Division and finalized prior to City Council approval of the amended DA to transfer ownership of the property and to create the parcel subject to the DA. Staff recommends ehanges to the eoneeptual master plan prior to the City Couneil hearing as follows: inelude non residential uses in plaee of the multi family residential developments and ver-tieally integrated residential pr-ojeet in Bloeks I and 3 on the south side o Note: The Commission did not recommend approval of these changes. An amended Development Agreement(DA) shall be required as a provision of the MDA and RZ applications. Prior to approval of the rezone ordinance,the amended DA shall be signed by the property owner and returned to the Planning Division within six(6)months of City Council's approval of the Findings of Fact and Conclusions of Law for the modification and rezone. The amended DA shall only apply to the portion of the development that lies south of E. State Ave. included in the boundary of the updated conceptual development plan included in Section VILE. The portion of the development that lies north of E. State Ave. shall comply with the provisions in the original DA(Pine 43—Instrument#2018-000751). The owner/developer shall comply with the following provisions associated with the amended development agreement: a. Future development shall substantially comply with the updated conceptual master plan, preliminary plat,landscape plan,phasing plan,and conceptual building elevations and perspectives and other applicable plans included in Section VII. Any significant changes to the phasing plan shall be approved by the Director. b. All future structures shall be designed in accord with the standards listed in the Architectural Standards Manual. A Design Review application shall be submitted to the Planning Division and approved prior to submittal of building permit application(s)that demonstrates compliance with these standards. c. The Director approved an Alternative Compliance request to UDC 11-4-3-41G,which requires a minimum of 50 square feet of private,usable open space per unit in vertically integrated residential buildings on Lot 1,Block 1; Lot 2,Block 2; and Lots 1 and 3, Block 4. The approval allows studio units without such space,contingent upon the provision of private amenity decks as shown in the exhibit in Section VII.R, as an alternative means of compliance. City of Meridian I Department Report IV. City/Agency Comments &Conditions d. The public and quasi-public areas in the development shall be designed with community supportive purpose, incorporate permanent design elements with features to promote frequent use, and support amenities that foster a wide variety of interests ranging from relaxation to play(see examples below in Section VII.BB: Public/Quasi-Public Exhibit& Renderings). These areas must be strategically integrated into the overall development, interconnected with meaningful points of interest,prioritize pedestrian infrastructure,be highly visible and accessible, and designed to enhance both the adjacent uses and larger mixed-use area in accord with the holistic design principles in the Comprehensive Plan (see Figures FB5,FC6 and FC7 in the Plan). The plans submitted with future development applications shall demonstrate compliance with this requirement. e. Supportive and proportional outdoor public and/or quasi-public spaces and places including,but not limited to,parks,plazas, outdoor gathering areas,linear open space, and schools are expected to be provided within the development in accord with the principles for integration of uses in the Comprehensive Plan(see figures FB4, FC5,FC7 in the Plan)and the examines included below in Section VII.BB: Public/Quasi-Public Exhibit. These areas may be located in spaces between residential and non-residential uses to provide both integration and transition between uses. Outdoor seating areas at restaurants are not considered supportive public spaces unless integrated into shared open space,natural amenities,and interconnected with cohesive pathway elements. The plans submitted with future development applications shall demonstrate compliance with this requirement. £ The developer shall provide enhanced construction materials(i.e.high-sound transmission classification rated windows and walls) for sound mitigation as proposed for the south side of the vertically integrated residential structure on Lot 1,Block 1 adjacent to existing industrial uses to the south. Additionally,a 10-foot wide landscape buffer planted with columnar evergreen trees with a 30-foot height and 10-foot width at maturity and an 8-foot-tall masonry wall shall be provided along the southern boundary of Lot 1,Block 1 as proposed by the developer and shown below in Section VILL on the Section Elevation at Vertically Integrated Residential Building to Southern Propej.0 Line plan. g The Director approved an Alternative Compliance request to UDC Table 11-213-3 to increase the maximum building height in the C-G zoning district by 17%,from 65 feet to 76 feet, for the hotel on Lot 2,Block 4,the multi-family building on Lot 2,Block 3; and the two vertically integrated residential buildings on Lots 1 and 3,Block 4,as shown in the exhibit in Section VILT. This approval is contingent on providing 10%of the building square footage as open space,courtyards,patios, or other usable outdoor areas for employees and/or patrons, exclusive of required setbacks and landscape buffers,in accordance with UDC 11-213-3A.3d, as shown in the open space exhibit in Section VII.N. 3. Preliminary Plat a. The final plat(s) shall include the following revisions: i. If 6-foot wide parkways are proposed along streets,root barriers shall be depicted on the construction drawings that comply with the standards listed in UDC 11-3A-17E. ii. Depict a 10-foot-wide detached sidewalk/multi-use pathway on the construction drawings along the west side of N.Machine Ave. as required by the Park's Dept. (an attached sidewalk may be considered as Machine Ave. isn't a through street—work with the Park's Dept. on this). If located outside of the adjacent ACHD right-of-way, a public pedestrian easement is required per the Park's Dept. comments. City of Meridian I Department Report IV. City/Agency Comments &Conditions iii. Depict cross-access/ingress-egress easements between all adjoining lots in the subdivision and to the following abutting parcels: Parcel#S 1108244650 to the east of Block 2 and Parcel#S 1108233810(HPC Buyer property)to the west of Block 4 either by recorded easement or as a note on the final plat in accord with UDC I I-3A- 3A.2. iv. All street landscape buffers shall be depicted on the plat in a common lot or on a permanent dedicated buffer easement,maintained by the property owner, homeowner's association or business owners' association per UDC 11-3B-7C.2. Where street buffers are encumbered by easements or other restrictions,the buffer area shall include a minimum 5-foot-wide area outside the easement or restricted area for planting shrubs and trees per UDC 11-3B-7C.lb. This applies to Lot 3, Block 3. v. Depict the irrigation easement for the Snider Lateral that runs along the southern boundaries of Blocks 1 and 3. b. The landscape plan submitted with the final plat application(s) shall include the following revisions: i. If 6-foot-wide parkways are proposed along streets,root barriers and Class II trees are required per the standards listed in UDC I I-3A-17E. ii. Depict a 10-foot-wide detached sidewalk/multi-use pathway along the west side of N. Machine Ave. as required by the Park's Dept. (an attached sidewalk may be considered as Machine Ave. isn't a through street—work with the Park's Dept. on this). iii. Depict landscaping all pathways in accord with the standards listed in UDC 11-3B- 12C. iv. Include mitigation information on the plan for existing trees being removed from the site that require mitigation per the standards listed in UDC 11-3B-IOC as noted on the Sheet 14 of the landscape plan submitted with the preliminary plat. v. Depict street buffer landscaping in accord with the standards listed in UDC 11-313- 7C. Where street buffers are encumbered by easements or other restrictions,the buffer area shall include a minimum 5-foot-wide area outside the easement or restricted area for planting shrubs and trees per UDC 11-3B-7C.lb. c. All multi-use pathways/sidewalks located outside of the adjacent ACHD right-of-way will require a separate public pedestrian easement as required by the Park's Dept. d. The Snider Lateral that runs along the southern boundary of Blocks I and 3 shall be piped in accord with the standards listed in UDC 11-3A-6;the construction drawings shall reflect this requirement. e. Extend N.Machine Ave. along the eastern boundary of Block 1 as proposed and required by ACHD. C Approval of the-preliminary plat is eentifigepA upon r-eeer-datiefi of the final plat for-Pine 43 Animal Fafm(FP 2022 0017) for-the pr-epefty lee-mated A-*the.sei4heast eemer-of E. Pine Ave. a-ad N.Webb Ave. A final plat appheatien shall not be stibmit4ed to the ni.miing Division n f ,.hose f devei,,. mefft up Ail the fifia -plat: o er-d Council removed this requirement at the recommendation of Staff as requested by the Applicant. g. Approval of the preliminary plat is contingent upon final approval of a property boundary adjustment(PBA)application for the realignment of property lines between the HPC Buyer and DRB Investments properties as shown on the preliminary plat.A final plat application shall not be submitted to the Planning Division for any phase of development City of Meridian I Department Report IV. City/Agency Comments &Conditions until a PBA is finalized and a Record of Survey recorded that matches the configuration of the properties shown on the preliminary plat. h. Prior to submittal of a Certificate of Zoning Compliance application(s)for structures that don't front on a public street,the Applicant should work with the City's addressing technician to determine if private streets are needed for addressing for emergency way- finding purposes. Private streets, if required, are required to comply with the standards listed in UDC 11-317-4. i. Staffs failure to cite all relevant UDC requirements does not relieve the applicant from compliance. j. The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer's signature on a final plat within two years of the date of the approved findings; or obtain approval of a time extension as set forth in UDC 11-613-7. 4. Conditional Use Permit—Height Exception(Vertically Integrated Residential Building on Lot 2,Block 2) a. The vertically integrated residential building on Lot 2,Block 2 is permitted to exceed the 65-foot maximum building height allowed in the C-G zoning district,with an approved height of up to 87 feet,as shown in the exhibit in Section VII.T. b. A conditional use permit,when granted, shall be valid for a maximum period of two(2) years unless otherwise approved by the city per UDC 11-513-6F. 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. For conditional use permits that also require platting,the final plat must be signed by the city engineer within this two-year period. Upon written request and filing by the applicant prior to the termination of the period in accord with subsection(F)(1)of this section,the director may authorize a single extension of time to commence the use not to exceed one (1)two-year period. Additional time extensions up to two (2)years as determined and approved by the commission may be granted.With all extensions,the director or commission may require the conditional use comply with the current provisions of this chapter. 5. Conditional Use Permit—Multi-family Development(Lot 2,Block I and Lot 2,Block 3) a. Compliance with the specific use standards listed in UDC 11-4-3-27 for Multi-family Developments is required except for the standard requiring 80 square feet of private, usable open space per unit.An alternative compliance request to UDC 11-4-3-27B.3 was approved by the Director to allow no private open space for studio units, contingent upon the provision of private amenity decks as shown in the exhibits below in Section VII.R. b. Compliance with the dimensional standards for the C-G zoning district in UDC Table 1I- 2B-3 is required, except for the 65-foot maximum building height for the multi-family building on Lot 2,Block 3.An Alternative Compliance request was approved by the Director to permit a maximum height of 76 feet,contingent upon providing 10%of the building square footage as open space,courtyards,patios,or other usable outdoor space for the employees and/or patrons of the structure, exclusive of required setbacks and landscape buffers,as shown in the open space exhibit in Section VII.N. c. A revised site/landscape plan, as applicable, shall be submitted with the Certificate of Zoning Compliance application(s)that includes the following City of Meridian I Department Report IV. City/Agency Comments &Conditions i. Depict landscaping along all pathways per the standards listed in UDC 11-3B-12C; include a calculations table that demonstrates compliance. ii. Depict parking lot landscaping in accord with the standards listed in UDC 11-313-8C. iii. Depict all on-site service areas, outdoor storage areas,waste storage, disposal facilities,and transformer and utility vaults in an area not visible from a public street, or fully screened from view from a public street in accord with UDC 11-4-3-27B.2. iv. Depict the location of the property management office,maintenance storage area, central mailbox location(including provisions for parcel mail that provide safe pedestrian and/or vehicle access), and a directory and map of the development at an entrance or convenient location for those entering the development in accord with UDC 11-4-3-27B.7. v. All street facing elevations shall have landscaping along their foundation that complies with the minimum standards in UDC 11-4-3-27E. Note: The common open space areas adjacent to the arterial street(i.e. Pine Ave.)buffer are allowed to count toward the open space requirements as part of the conditional use permit without being separated from the street by a berm or constructed barrier as allowed by UDC 11-4-3-27C.8. d. A recorded copy of a shared-use parking agreement shall be submitted with the Certificate of Zoning Compliance application for the multi-family structure on Lot 2, Block 1 per the standards listed in UDC 11-3C-713 to allow a portion of the required off- street parking spaces to be provided in the parking garage for the vertically integrated project on Lot 1, Block 1. e. Off-street parking shall comply with the standards listed in UDC Table 11-3C-6 and the site plan submitted with this application,included in Section VII.Q. £ All multi-family developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including,but not limited to, structures,parking, common areas, and other development features as set forth in UDC 11-4-3-27F. A recorded copy of this agreement shall be submitted prior to issuance of Certificate of Occupancy for the building(s). g_ Multifamily developments with units that take access via secured common corridors shall install and maintain a keyless entry system,or suitable alternative,to provide police access to the common corridors under exigent circumstances as set forth in UDC 11-4-3- 27G. The keyless entrsystem or alternative shall be subject to review and approval bX the Meridian Police Department. h. A conditional use permit,when,granted, shall be valid for a maximum period of two(2) years unless otherwise approved by the city per UDC 11-513-6F. 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. For conditional use permits that also require platting,the final plat must be signed by the city engineer within this two-year period. Upon written request and filing by the applicant prior to the termination of the period in accord with subsection(F)(1)of this section,the director may authorize a single extension of time to commence the use not to exceed one (1)two-year period. Additional time extensions up to two (2)years as determined and approved by the commission may be granted.With all extensions,the director or City of Meridian I Department Report IV. City/Agency Comments &Conditions commission may require the conditional use comply with the current provisions of this chapter. B. Meridian Public Works https:llweblink.meridiancily.orglWebLinkIDocView.asgx?id=397532&dbid=0&redo=MeridianC fty C. Meridian Fire Department https://weblink.meridianciV.orglWebLinkIDocView.aspx?id=410927&dbid=0&repo=MeridianC RY The Meridian Fire Department wit(respond to this development but our response will be inadequate due to staffingand equipment. Additionally,this project will require a Technical Fire Protection Report to be submitted to the Meridian Fire Department forreview to address all criteria as required by the adopted 2018 international Fire Cade and Meridian Title 10,Chapter 4 as it relates to Fire Protection and Fire&Life Safety Requirements for Mid-Rise and High-Rise structures. D. Meridian Police Department ht0s:11weblink.meridianciU.org/WebLink/Doc View.aspx?id=397606&dbid=0&r0o=MeridianC fty E. Meridian Park's Department https://weblink.meridianciV.orglWebLinkIDocView.aspx?id=397615&dbid=0&repo=MeridianC Lty F. Community Planning Association of Southwest Idaho (COMPASS) https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=399592&dbid=0&repo=MeridianC iv https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=406026&dbid=0&repo=MeridianC iv G. Irrigation Districts No comments were submitted. H. Central District Health Department No comments were submitted. I. Idaho Department of Environmental Quality(DEQ) https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=398020&dbid=0&repo=MeridianC iv https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=405980&dbid=0&repo=MeridianC iv J. West Ada School District(WASD) https:llweblink.meridiancily.orglWebLinklbrowse.aspx?id=379821&dbid=0&repo=MeridianCit X K. Kuna School District https://weblink.meridiancily.orglWebLinkIDocView.aspx?id=397862&dbid=0&repo=MeridianC City of Meridian I Department Report IV. City/Agency Comments &Conditions L. Ada County Highway District(ACHD) https:llweblink.meridianciV.or lWebLinkIDocView.aspx?id=397539&dbid=0&repo=MeridianC Lty M. Idaho Transportation Department(ITD) https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=401663&dbid=0&repo=MeridianC iv V. FINDINGS A. Annexation (UDC 11-5B-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The City Council finds the proposed map amendment with I-L, C-G and R-15 zoning is consistent with the Comprehensive Plan as noted above in Section III. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds the map amendment complies with the regulations outlined for the districts and the purpose statements of residential, commercial and industrial districts. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds the proposed map amendment should not be detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The City Council finds the map amendment shouldn't result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City. 5. The annexation(as applicable)is in the best interest of city. The City Council finds the proposed annexation is in the best interest of the City as it reduces County enclaves and promotes development in accord with the Comprehensive Plan. B. Rezone(UDC 11-5B-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The City Council finds the proposed map amendment to the R-15 district is consistent with the Comprehensive Plan as noted in Section III. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds the map amendment complies with the regulations outlined for the district and the purpose statements of the residential district. City of Meridian I Department Report V. Findings 3. The map amendment shall not be materially detrimental to the public health, safety,and welfare; The City Council finds the proposed map amendment should not be detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The City Council finds the map amendment shouldn't result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City. 5. The annexation(as applicable)is in the best interest of city. This finding is not applicable as the request is for a rezone, not annexation. C. Alternative Compliance(UDC 11-5B-5E)—11-4-3-41(G)Vertically Integrated Residential Private Open Space for Studio Units on Lot 1,Block 1; Lot 2,Block 2; and Lots 1 and 3, Block 4 In order to grant approval for an alternative compliance application,the Director shall determine the following: 1. Strict adherence or application of the requirements are not feasible; or The Director finds it is feasible for the Applicant to comply with the requirement but it would increase the cost of the units, reducing their affordability;and in order to meet the area requirements for private open space, balconies would have to be as wide as the unit itself, which would abut adjacent studios'space and wouldn't be private, as noted by the Applicant. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the provision of private amenity decks as an alternate means of compliance with seating areas, built-in grills/outdoor kitchens,planters,firepits, and shade features will create attractive spaces to host gatherings for studio residents and is an equal or superior means for meeting the requirement. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. The Director finds the alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. D. Alternative Compliance(UDC 11-5B-5E)—11-4-3-27(B)Multi-family Private Open Space for Studio Units on Lot 2,Block 1 and Lot 2,Block 3 Beeatise Staff is r-eeeffffaeadiag denial of the proposed multi family developmen4s,Findings In order to grant approval for an alternative compliance application,the Director shall determine the following: 1. Strict adherence or application of the requirements are not feasible; or The Director finds it is feasible for the Applicant to comply with the requirement but it would increase the cost of the units, reducing their affordability; and in order to meet the area City of Meridian I Department Report V. Findings requirements for private open space, balconies would have to be as wide as the unit itself which would abut ad iacent studios'space and wouldn't be private, as noted by the Applicant. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the provision of private amenity decks as an alternate means of compliance with seating areas, built-in grills/outdoor kitchens,planters, farepits, and shade features will create attractive spaces to host gatherings for studio residents and is an equal or superior means for meetingthe he requirement. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surroundings properties. The Director finds the alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. E. Alternative Compliance(UDC 11-5B-5E)—11-2B-3 Height Limit in C-G District for Multi- family Building on Lot 2,Block 3,Hotel on Lot 2,Block 4,and Vertically Integrated Residential Buildings on Lots 1 and 3,Block 4 Aft updated eemmen open spaee &4iibit fieeds to be submiffed before Staff ean detefmifie if t e*eeptierrAn updated common open space exhibit was submitted that demonstrates compliance with the 10%common open space requirement for alternative compliance to be considered for the proposed structures. proposed mialti family development, a-minimam of BeeEffise Stag is r-eeefumending denial of the multi family development on Lot 2,Bleek 3,the pri7va s ,,,...,afds t they b tdoe, tea ; U_DG- i i 2u icsccriir-A�cix�iuc�co�rnzr��ccrosi�rvcn�z�iaccvxc-vciucc-ccsirocccr�irva�ri-z� e9mplianee ta4e-efurrced Note: The Director is the decision-making body on the request for a heighteption on the vertically integrated residential buildings and the Council is the decision-making body on the request for a height exception on the multi-family residential building with the conditional use ermit. 1. Strict adherence or application of the requirements are not feasible; or The Director and City Council finds it is feasible for the Applicant to comply with the requirement. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director and City Council finds the provision of 10+%usable outdoor space for the multi-family residential, hotel and vertically integrated residential buildings where a height exception is requested,provides an equal means for meeting the requirement as allowed by UDC 11-2B-3A.3d. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. The Director and City Council is eansidering the reqHest and has not yet deeided an the mr_finds the alternative means will not be materially detrimental to the public welfare or impair the intended uses and character ofsurrounding properties. City of Meridian I Department Report V. Findings F. Conditional Use(UDC 11-5B-6E)—Multi-family Development on Lot 2,Block 1 Beeause Stag is r-eeemmeading denial of the proposed eha-age to the eeneeptuai master-plan ineltides the multi family develepment,Findings analysis is net inehided fer-the asseeia4e The City Council shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The City Council finds the site is large enough to accommodate the proposed use and meet all dimensional standards of the C-G district. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. The City Council finds the proposed multi-family development will be harmonious with the Comprehensive Plan and in accord with the requirements of the UDC. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the ,general vicinity and that such use will not adversely change the essential character of the same area. The City Council finds 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. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. The City Council finds the proposed multi-family development will not adversely affect other properties in the vicinio�ifit complies with the imposed conditions of approval. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection,drainage structures, refuse disposal,water, and sewer. The City Council finds the proposed use will be adequately served by the essential public facilities and services listed. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. The City Council finds 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. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke,fumes, glare or odors. The City Council finds the proposed multi-family development will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to anX persons,property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. City of Meridian I Department Report V. Findings 8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. The City Council finds no natural, scenic or historic features ofmaior importance exist on the property. G. Conditional Use(UDC l 1-5B-6E)—Multi-family Development on Lot 2,Block 3 Beeause Stag is r-eeemmeading denial of the proposed ehange to the eeneeptual master--plan t The City Council shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The City Council finds the site is lar eg enough to accommodate the proposed use and meet all dimensional standards of the C-G district; however, the Applicant requested alternative compliance to increase the building height from the maximum allowed 65 feet to 76 feet, which was approved by the Council. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. The City Council finds the proposed multi-family development will be harmonious with the Comprehensive Plan and in accord with the requirements of the UDC. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. The City Council finds 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. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. The City Council finds the proposed multi-family development will not adversely affect other properties in the vicinibeifit complies with the imposed conditions of approval. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection,drainage structures, refuse disposal,water,and sewer. The City Council finds the proposed use will be adequately served by the essential public facilities and services listed. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. The City Council finds 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. City of Meridian I Department Report V. Findings 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke,fumes, ,glare or odors. The City Council finds the proposed multi-family development 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. 8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. The City Council finds no natural, scenic or historic features of major importance exist on the property. H. Conditional Use(UDC 11-5B-6E)—Height Exception for Vertically Integrated Building on Lot 2,Block 2 The City Council shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The City Council finds the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the C-G district. However, the Applicant requested conditional use approval of an extended building height from the maximum allowed in the district of 65 feet to 87 feet, which was approved by the Council. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. The City Council finds the proposed additional height will facilitate the mixed-use development intended in the MU-C FL UM designation and in the C-G district. The added height will also promote sustainability by allowing for urban density that can support the commercial and office uses within the development. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. The City Council finds the height and design of the building should be generally compatible with other uses in the neighborhood and with the intended character of the general vicinity in that a mix of uses are planned for this area with similar heights. Further, the height of the building should not change the essential character of this area since it is aligned with the comprehensive plan's vision for urban density and mixed use in this area and on this site. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. The City Council finds the additional height of this building should not adversely affect other properties in the vicinity as the building is similar in height to other buildings within the development and is sufficiently set back from the proposed townhome uses. City of Meridian I Department Report V. Findings 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures, refuse disposal,water,and sewer. The City Council finds the proposed building with extended height will be served adequately by the essential public facilities and services listed. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. The City Council finds the proposed extended building height will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. The City Council finds neither the additional height nor the use will 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. 8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. The City Council finds no natural, scenic or historic features of major importance exist on the property. I. Preliminary Plat(UDC-613-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; The City Council finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section IV. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; The City Council finds public services are available or can be made available and should be adequate to accommodate the proposed development at the time offuture development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The City Council finds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City's Capital Improvement Program. 4. There is public financial capability of supporting services for the proposed development; The City Council 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 City Council finds the proposed development is not detrimental to the public health, safety, and general welfare. City of Meridian I Department Report V. Findings 6. The development preserves significant natural, scenic or historic features. The City Council finds there are no natural, scenic or historic features on the site. VI. ACTION A. Staff: Staff recommends approval of the proposed development plan per the provisions listed above in Section IV with the exception of the two(2)multi-family residential developments and the vertically integrated residential project located south of E. Pine Ave. in Blocks 1 and 3. Staff does not support residential uses in this area, as the previously entitled commercial plan is considered more beneficial to the City by providing needed employment opportunities and services for nearby residents,while also reducing vehicle trips and supporting trip capture. In addition, Staff does not support the vertically integrated residential use on Lot 1,Block 1 as it is not compatible with adjacent industrial uses and operations. Staff recommends the Commission and City Council consider reducing the number of vertically integrated residential units proposed north of E. Pine Ave. and requiring commercial/office uses above the first floor to provide a more commensurate level of employment and services to support nearby residents and reduce vehicle trips. B. Commission: The Meridian Planning&Zoning Commission heard these items on August 21 and September 18, 2025. At the public hearingoptember 18, 2025,the Commission moved to recommend approval to City Council of the proposed applications. 1. Summary of Commission public hearing: a. In favor: Deborah Nelson,Givens Pursley,representingthe he Applicant; Tammy deWeerd; Ian Tompkins; Danielle Strollo,Givens Pursley;Dugan Henderson-Begg,Harvey Performance Company(HPC) b. In opposition: None C. Commenting: Garrett Schultz; Brian Farnsworth d. Written testimony: None e. Staff presenting application: Sonya Allen f Other Staff commenting on application: Steven Taulbee,Fire Dept. 2. Key issue(s)of public testimony a. In favor of the proposed mix of uses but against the scale of the development as it's way out of proportion for this location and with the residential homes to the north; against the proposed height of structures in the development and the transition to existing single- family residential homes to the north, desire for a shadow study to be conducted to determine the impact of the height of the proposed structures on adjacent single-family homes. Concern pertaining to the amount of additional traffic the development will create and the light and noise pollution impacts on the residents to the north. b. Opinion the proposed mixed-use development provides benefits of walkability,viabilitX and long-term economic strength and contributes toward a diverse housing stock, employment, supported uses of pedestrian infrastructure and high quality publicspaces, which align with Comprehensive Planning _goals. c. In favor of the proposed development, including building heights. d. Question pertaining to if the proposed development would be part of the existing HOA— the answer was no. e. HPC is in support of the housing and hotel uses proposed that will help their employment base as well as nearby commercial opportunities the development will provide. 3. Key issue(s)of discussion by Commission: A. Proposed building heights and transitions to existing single-family residential homes to the north and proposed townhome units within the development along State Ave. City of Meridian I Department Report VI. Action b. Opinion the proposed development fits well in this area&will provide nice amenities. c. Contemplated type of commercial uses in the vertically integrated residential building specifically in Block 1. d. Transition to the south between residential and industrial uses and specific mitigation plans in place for noise. e. Transition in height from the residential homes to the north across State Ave. to the proposed development to the south, specifically the vertically integrated residential building on Lot 1,Block 4,to provider greater privacy to the residential lots to the north. £ Not comfortable with the Fire Dept.'s response that they can't adequately provide service for the proposed development although the structures will be sprinklered. g_ Not in support of removing the condition that requires the Animal Farm plat to be recorded prior to submittal of a final plat application for this development. h. Although residential uses are proposed to increase in this area, so are commercial uses. 4. Commission change(s)to Staff recommendation: a. In favor of residential uses south of Pine and requirement for shadow study to be submitted prior to the Council hearing(see exhibits in Section EE below).Approval includes requirement of enhanced construction materials for sound mitigation as offered by the Applicant for the VI building on Lot 1,Block 1 (SEC),include conditions of approval of CUP; and meet open space standards for MFR building at SWC of Pine and Webb on Lot 2, Block 3 for an increase in building height. 5. Outstanding(s) for City Council: a. None C. City Council: The Meridian City Council heard these items on October 21,2025.At the public hearing,the Council moved to approve the subject application requests. 1. Summary of the City Council public hearing: a. In favor: Deborah Nelson,Givens Pursely; Tammy deWeerd: Ian Tompkins:Matt Baker: Dugan Henderson-Begs,Harvey Performance Company(HPC): Andy Erstad, Erstad Architects b. In opposition: Kathy Crowley C. Commenting: Charlie Anderson: Jamie Markosian.Kittleson&Assoc.: Mindy Wallace ACHD d. Written testimony: Kathy Crowley e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: Derek Nelson and Steven Taulbee.Fire Dept. 2. Key issue(s)of public testimony: a. Concern pertaining to shade from the building heights proposed in this development on adjacent residential homes to the north across State Ave. and the impact on solar panels and energy costs. b. In favor of more residential apartments in this area. C. In favor of the mix of uses and quality of development proposed and its consistency with the goals in the City's Comprehensive Plan. d. HPC is in support of the proposed development and the opportunities it will bring. e. Architecture and design of buildings,including fire suppression measures(sprinklers). f. Opposed to the development as The Village and the Ten Mile development area are both in close proximity and offer similar types of uses.Approval of this development will increase traffic in this area,which is already congested, and decrease quality of life. 3. Key issue(s)of discussion by City Council: a. The adequacy of fire protection for the site. b. The impact of traffic generated from the proposed development on area roadways. City of Meridian I Department Report VI.Action C. The appropriateness of the proposed building height exceptions requested though the conditional use permit and alternative compliance applications. 4. City Council change(s)to Commission recommendation: a. At the recommendation of Staff based on the Applicant's request.Council removed condition Of requiring the final plat for Animal Farm to be recorded prior to submittal of a final plat application for any phase of this development. Note: The majority of City Council was supportive of the Applicant's request for increased building heights on Lot 2,Block 2: Lot 2,Block 3 and Lots 1.2 and 3.Block 4 and decreased private usable open space for multi-family and vertically integrated residential units. City of Meridian I Department Report VI.Action L r �■ 2VI E W AID .• `� �' w ..,: LU uj ? z, -PINE . WN Aq On - - FRANKLIN T _• .- . nm■aann {IJ RBM �►b�' rnrrn 1. •7 U iii iiri ;:_�.■ar .n�_ ;nnr - usn.us4 !�!� rr b W f�natin{i '4 PION E ��r�■n. —lfil � I - Z �� Gmi RI • i+���■ 11�■11111111� IIJ - ■� �'— �III�IE L�1111 111a �_._ ■■■■ FRANKL-IN vs rm ■■■ ■■■ �O _I1111 ■■■■■■■■■■■ i...o...�10 w. .ate^�.i-mar::0N�\p�1�♦�./� .- . INN n■m III mill n.r111 n.... .r.uvl�r/�i mmun ■!■ W \■rrnn... 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Map Notes Recent Area Preliminary Plats: H-2019-0004 H-2019-0112 H-2019-0149 H-2019-0142 H- 2019-0115 H-2020-0015 H-2020-0054 H-2020-0076 H-2020-0126 H-2021-0012 H-2021- 0017 H-2021-0043 H-2021-0049 H-2021-0069 H-2021-0077 H-2021-0097 H-2022-0040 H- 2022-0069 H-2022-0013 H-2023-0022 H-2023-0032 H-2023-0044 H-2023-0048 H-2017- 0011 H-2023-0073 H-2024-0008 H-2024-0038 Recent Area Conditional Use Permits: H-2020-0029 H-2021-0082 H-2017-0058 H-2022- 0013 City of Meridian I Department Report VII. Exhibits B. Service Accessibility Report PARCEL S1108234011 SERVICE ACCESSIBILITY Overall Scare: 37 83rd Percentile Description Location In City Limits GREEN Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 100 yrfloodplain or> 2 acres 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 Within 1/4 mile of current transit route GREEN Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN plan) matches existing(# of lanes) School Walking Proximity Within 1/2 mile walking GREEN Either a Nigh School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) ParkWalkability No park within walking distance by park type RED Report generated on 06-16-2025 by MERIDIAMsal en City of Meridian I Department Report VII. Exhibits C. Legal Description & Exhibit Map of Property Subject to Amended Development Agreement U•B/ ® TN[ A ING LA AP NAPP PING GROUP M INC. J U,B ENGINEERS.INC. U BFwnie OF�OMRANIES Exhibit"A" Pine 43 Mixed Use Subdivision Development Agreement Boundary Legal Description Project No. 10-24-066 March 18, 2025 A tract of land situate in the west half of Section 8,Township 3 North,Range 1 East,Boise Meridian,City of Meridian,County of Ada,State of Idaho,and being more particularly described as follows: Commencing at the west quarter corner of said Section 8;thence from said Point of Commencement,South 89°54'57" East,coincident with the east-west centerline of said Section 8, a distance of 2,649.69 feet; thence leaving said east-west centerline,South 00°31'22"West,a distance of 50.99 feet to the northwest corner of the Plat of Scentsy Commons Subdivision,recorded in Book 108 of Plats,at Pages 15229 through 15233,Ada County Records,hereinafter referred to as"Scentsy Commons",said point also being the Point of Beginning of this description; thence from said Point of Beginning,continuing South 00°31'22"West,coincident with the westerly line of said Scentsy Commons, a distance of 611.32 feet to the northeasterly corner of the Plat of Layne Industrial Park Subdivision, recorded in Book 69 of Plats, at Pages 7113 through 7114, Ada County Records,hereinafter referred to as"Layne Industrial Park";thence North 89°55'42"West,coincident with the northerly line of said Layne Industrial Park,a distance of 507.60 feet; thence leaving said northerly line,the following two(2)consecutive courses and distances: 1. North 00°06'00"West,a distance of 589.75 feet,and 2. North 44°49'58" West, a distance of 28.15 feet to a point on the southerly right-of-way line of E.Pine Avenue; thence leaving said southerly right-of-way line,North 00°05'59"West,a distance of 96,14 feet to a point on the northerly right-of-way line of E.Pine Avenue;thence South 89°53'43"West,coincident with said northerly right-of-way line,a distance of 457.78 feet;thence leaving said northerly right-of-way line,South 00°05'59"East,a distance of 48.04 feet to a point on the centerline of said E.Pine Avenue;thence South 89°54'01"West,coincident with said centerline,a distance of 181.39 feet;thence leaving said centerline, South 00°05'59"East, a distance of 48.05 feet to a point on the westerly right-of-way line of N.Webb Avenue; thence coincident with said westerly right-of-way line,the following eleven(11)consecutive courses and distances: 1. along the arc of a non-tangent curve to the right, concave southwesterly,having a radius of 49.50 feet,through a central angle of 22°48'18",an arc length of 19.70 feet,and a chord bearing South 34°04'19"East,a distance of 19.57 feet, March 18,2025 10-24-066_DA_Bndy_Desc.doex Page 1 of 4 2760 West Excursion Lane,Suite 400,Meridian,ID 83642-5752 "' www.lub.com P 208,376.7330 City of Meridian I Department Report VII. Exhibits 2. along the arc of a compound curve to the right, concave westerly, having a radius of 245.00 feet,through a central angle of 13°34'39", an arc length of 58.05 feet,and a chord bearing South 1505215511 East, a distance of 57.91 feet, 3. South 09005'40"East,a distance of 70.96 feet, 4. along the arc of a curve to the right,concave westerly,having a radius of 99.00 feet, through a central angle of 05035'23", an arc length of 9.56 feet,and a chard bearing South 06°1 T'59"East,a distance of 9.56 feet, 5. South 03113011811 East,a distance of 19.42 feet, 6. along the arc of a tangent curve to the left,concave easterly, having a radius of 110,00 feet, through a central angle of 19°43'43", an are length of 37.88 feet, and a chord bearing South 13822'09" East, a distance of 37.69 feet, 7. South 23014101"East,a distance of 39.19 feet, 8. along the arc of a tangent curve to the left, concave northeasterly, having a radius of 286.00 feet, through a central anglc of 07°20'17", an are Iength of36,63 feet,and a chord bearing South 26°54'09"East, a distance of 36.60 fect, 9. South 30'34'17" East,a distance of 46,33 feet, 10. along the arc of a tangent curve to the right,concave westerly,having a radius of 211.25 feet,through a central angle of31000'46", an arc length of 114.34 feet,and a chord bearing South 151,0315511 East, a distance of 112.95 feet,and 11. South 00°26'28" 'West, a distance of 182.93 feet to a point on the northerly line of the aforesaid Layne Industrial Park; thence leaving said westerly right-of-way line,North 8W55'43"West, coincident with said northerly line, a distance of 293.92 feet„thence leaving said northerly line,the following two(2)consecutive courses and distances: 1. North 0V27'15"East,a distance of 331.21 feet,and 2. North 89054144" West, a distance of 657,39 feet to a point on the easterly right-of-way line ofN. Nola Road; thence North 00°27'04"fast,coincident with said easterly right-of way line,a distance of 273.97 feet to a point of intersection of said easterly right-of-way with the southerly right-of-way line of E. Pine Avenue; thence leaving said right-of-way lines,North 00105'59"West,a distance of48.05 feet to the centerline of said F-Pine Avenue;thence North 89°54'01"Fasl,coincident with said centerline a distance of 25.45 feet; thence leaving said centerline,the following four(4)consecutive courses and distances: 1. North 00°26'20"East,a distance of262.Q4 Feet, 2. North 00°26'30"East,a distance of 355,15 feet, 3. North 58038'10"West,a distance of 166.73 feet,and 4. North 89°3318" West, a distance of 485.10 feet to a point on the easterly right-of-way line of Locust Grove Road; March 18,2025 10-24-066 nA Bndy__Pcsc.docx Page 2 oF4 City of Meridian I Department Report VII. Exhibits thence coincident with said easterly right-of-way line, the following four (4) cansecutive courses and distances: 1. North OV 13'49"West,a distance of 117.15 feet, 2. South 89035135"East,a distance of 22.99 feet, 3. North 00013'53"West,a distance of 189.59 feet,and 4. North 441153'03" East, a distance of 28.23 feet to a point on the southerly tight-of-way line of E.State Avenue; thence leaving said easterly right-of-way line, coincident with said southerly right-of-way line and subsequent projections thereof,the following fourteen(14)courses and distances: l. North 89°59'59"East,a distance of 196.68 feet, 2. along the are of a tangent curve to the right,concave southwesterly, baving a radius of 218.00 feet, through a central angle of 55'24'38", an arc length of 210,83 feet, and a chord bearing South 62°17'42" East,a distance of 20171 feet, 3. South 34035124"East,a distance of 41.97 feet, 4, along the arc of a tangent curve to the left., concave northeasterly, having a radius of 200.00 feet, through a central angle of 24°02'51", an arc length of 83.94 foot,and a chard bearing South 46036'49"East, a distance of 83.33 feet, 5. South 58'38'14"East,a distance of 136.06 feet, 6. along the arc of a tangent curve to the right, concave southwesterly, having a radius of 2 90,00 feet, through a central angle of 17°14'l8", an arc length of84.24 feet,and a chord bearing South 50°01'05"East, a distance of 83.92 feet, 7. along the are of a reverse curve to the left, concave northeasterly, having a radius of 320.0a feet,through a central angle of 21°13'33", an arc length of 118.55 feet, and a chord bearing South 52'00'43" East,a distance of 1 17.87 feet, 8. South 62D37'29"Fast,a distance of 19 3.9 5 feet, 9. along the arc of a tangent curve to the lets,concave northerly,having a radius of 720.00 fact,through a central angle of 30'45'29", an are length of 386.52 feet, and a chord bearing South 78°00'14" East, a distance of 381.89 feet, 10. along the arc of reverse curve to the right,concave southerly,having a radius of 990.00 feet,through a central angle of 11000'20", an are length of 198,24 feet, and a chord hearing South 87'52'49" East, a distance of 187.95 feet, 11. South 82°22'39"East,a distance of 151.74 feet, 12. South 79'22'39"East,a distance of 92.77 feet, 13. along the arc of a tangent curve to the left,concave northerly,having a radius of 220.00 feet,through a central angle of 10'11'16", an are length of 39.12 feet, and a chard bearing South 84028'17" East, a distancc of 39.07 feet, and 14. South 89D33'55" East,a distance of 354-09 fee; March 18,2025 10.24-066_DA_Sndy_l7OIsc.decx Page 3 of4 City of Meridian I Department Report VII. Exhibits thence leaving said southerly right-of-way line, South 00°26'05"West, a distance of 477,15 feet to a point on the southerly right-of way line of E. Pine Avenue; thence North 89°53'53"East, coincident with said southerly right-of-way line,a distance of 444.45 feet to the Point of Beginning, Containing an area of 36.58 acres of land,more or less. The above-described tract of land is shown on Exhibit"13"attached hereto and made a part hereof. End of Description. J-U-B ENGINEERS,Inc. This description was prepared by me or under my supervision, If any portion of this description is modified or removed(including, but not limited to,the graphic portion shown on the attached Exhibit"B') without the written consent of Timothy Harrigan, PLS, all professional liability associated with this document is hereby declared null and void. py LA UNS Timothy Harrig 17665 17665 Date March 18,2025 10-24-066_DA_.$ndy T)esc.docx Page 4 oF4 City of Meridian I Department Report VII. Exhibits 141 i 7 E. STATE AVENUE N. WEBB AVENUE ��----�� POC S89'54'57"E 2649.69 7 8 E. PINE AVENUE ° 400 LEGEND _ SHEET Na- SCALEINFEET - - - - SECTION LINE ADJOINER PROPERTY LINE --- TIE LINE RIGHT--GF-WAY LINE - - - CENTER LINE L - BOUNDARY AREA: �EN .0 36.58f ACRES OF LAND 17665 o - CENTER QUARTER CORNER 151 - QUARTER CORNER O 0 - FOUND MONUMENT - O - DIMENSION POINT POI - POINT OF COMMENCEMENT POB - POINT OF BEGINNING EXHIBIT "B" PINE 43 MIXED USE SLJBDIVIS10N Q C..1U DEVELOPMENT AGREEMENT BOUNDARY SHEET z SITUATE IN THE WEST HALF OF SECTION S,T3N,R1 E, 1 OF B J�11�6 EN�IXEENS•IMG BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO 0. City of Meridian I Department Report VTI. Exhibits D. Existing Conceptual Development Plan Included in Development Agreement(Inst.#2018- 000751)Proposed to be Modified z o N N N z Z-2 N N a� Nd J J0Jw J O Jw �O � �QOo F���O JY��~SiW �y oo ��p0 E4OO �u4i c7O Q W VD o Z LU � � a s W ❑ O � � O a � a 2 w w w w w i w W W ❑ o o ti Z LLJ a a rL a a w O a Q LLl J _u GII,II III] _ „ % .I f aHHH-0�IiHt011HI011111P u f aHl"liNNHUHNI�IIII10 sLJI W-W� _ T F � r �� GIIIIIIIOHIHNh01111110 - - lILIM ' IIIIIIIII OH*M111110 r� r. �II�I - � , LL .. 1 Ijl,p�l lilllll lYIIII G 4 �'- I HN1 O'HN[WHIW ••• ,� W4HONHIPo Tr 4 � IHHNI a�lsnom — � r City of Meridian Department Report VII. Exhibits E. Proposed Conceptual Master Plan to be Included in Amended Development Agreement- REVISED Y � �. � Y5• O _ IV, ¢ C J V t {r r F� tP ' -- p o W N os _ X_ ❑g � � m lit 2 o � o .� w W 2 J l i.'. o a F rc m 3d LL o a s N N w N 4 o o o o o o ❑ ° Lu LU LLI .aroa 3M7tl'J 15����h � i, J' 7 City of Meridian Department Report VII. Exhibits F. Annexation Legal Description & Exhibit Map (HPC Buyer Property) IDAHO 9939 W Emerald St 'Boise, ID 83704 ISG SURVEY 'Boise, (208) 846-8570 GROUP Fax: (208) 884-5399 Pine 411-HPC Buyer Annexation Parcel Boundary Description Project Number 24-023 August 27,2024 A parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 North,Range 1 East, Boise Meridian,City of Meridian,Ada County, Idaho, and being more particularly described as follows: Commencing at a brass cap marking the west quarter-section corner of Section 8,being the southeast corner of that annexation parcel described in Amended Ordinance 580, Instrument Number 9257528,records of Ada County,Idaho,and being the southwest corner of that annexation parcel described in Ordinance 409,Instrument Number 8291677,records of Ada County, Idaho,from which a brass cap marking the northwest corner of Section 8, bears NOO"26'22"E 2649.67 feet; Thence N00'26'22"E,606.31 feet along the west line of the southwest quarter of the northwest quarter and the boundary of those parcels described in Amended Ordinance 580 and Ordinance 408,to the POINT OF BEGINNING; Thence continuing N00°26'22"E,68.48 feet,along the west line of the southwest quarter of the northwest quarter and the boundary of that parcel described in Amended Ordinance 580 to the southeast corner of that annexation parcel described in Ordinance 689,Instrument Number 95003593,records of Ada County,Idaho; Thence continuing NGD'26'22"E, 140.24 feet,along the west line of the southwest quarter of the northwest quarter and the boundary of that parcel described in Ordinance 689 to an angle point in that"Annexation Parcel 1" described in Ordinance 08-1348, Instrument Number 10B022892, records of Ada County,Idaho; Thence S89"33'42"E,57.92 feet alongthe boundary of that"Annexation Parcel V parcel described in Ordinance 08-1349 to a 5/8"iron pin; Thence continuing S89°33'42"E,526.53 feet along the boundary of that "Annexation Parcel 1" parcel described in Ordinance 08-1348 to a 5/8"iron pin marking an angle point in that annexation parcel described in Ordinance 18- 1761, Instrument Number 2018-001519, records of Ada County, Idaho; f Thence 558°38'14"E, 120.03 feet along the boundary of that parcel described in Ordinance 18-1761 to a 5j8" 3 Page l of 2 r� City of Meridian Department Report V11. Exhibits • f DAH O 9939 W Emerald St SURVEY Boise, ID 93704 Phone, (208) 846-8570 GROUP fax: (208) 884-5399 Pine 43—HPC Buyer Annexation Parcel continued... iron pin on the boundary of that aforementioned"Annexation Parcel 1"parcel described in Ordinance 08-1348; Thence 500°26'20"W,599.09 feet along the boundary of that"Annexation Parcel 1" parcel described in Ordinance 08-1348 to a 1/2"iron pin marking an angle point in that annexation parcel described in Ordinance 405, Instrument Number 8219758, records of Ada County,Idaho; Thence continuing 500°26'20"W,111.30 feet along the boundary of that parcel described in Ordinance 405 to a 5/8"iron pin; Thence continuing 500026'20"W,38.71 feet along the boundary of that parcel described in Ordinance 405 to the south line of the southwest quarter of the northwest quarter and the boundary of that"Annexation Parcel 2" parcel described in the aforementioned Ordinance 08-1349; Thence N89a54'57"W,25.13 feet along the south line of the southwest quarter of the northwest quarter and the boundary of that"Annexation Parcel 2"parcel described in Ordina nce 08-1348 to the northeast corner of that annexation parcel described in Ordinance 329,records of City of Meridian, Idaho; Thence continuing N89"54'57"W,233.30 feet along the south line of the southwest quarter of the northwest quarter and the boundary of that parcel described in Ordinance 329 to the southeast corner of that annexation parcel described in Ordinance 409, Instrument Number 8281677,records of Ada County,Idaho; Thence N00°25'43"E, 254.36 feet along the boundary of that parcel described in Ordinance 408 to a 1/2" iron pin; Thence NDW26'36"E,203.64 feet along the boundary of that parcel described in Ordinance 408 to a 5/8" iron pin; Thence N58`57'25"W,286.10 feet along the boundary of that parcel described in Ordinance 408 to a 5/9" iron pin; Thence N89033'40"W,123.21 feet along the boundary of that parcel described in Ordinance 408 to a 5/8" iron pin; Thence N89`33'40"W,59.50 feet along the boundary of that parcel described in Ordinance 409 to the POINT OF LAArp BEGINNING. The above-described parcel contains 7.21 acres,more or less. 4 4 0 s Page 2 of 2r City of Meridian Department Report VII. Exhibits Le er1 O Found 1/2" iron Pin, as Noted 5 5 E. Fairview Ave. 0 Found 5/8" Iron Pln, as Noted Found Bross Cop Monument Q Found Aluminum Cap Monument I� 1 Qq Colculoted Paint, Nothing Found or Set 1� Annexation Boundary Line Sectlon Line PLS 05—IW PLS Ord. 7015 S89'33'42"E 11334 18-1761 52fi.53' °0 -q- S89'33'42"E PLS `O N 57.92' S58'38'14"E 1t334 120.03' ca ,t N 89'33'40"W PLS 123.21' 7.21 Acres Go �D 7015 PLS 4347 O U) m N89"33'40"W U 6 59.50' a N I Paint of $ W 1 Beginning Q p ni PLS 0 N N cti 4347 � hl N N Ord. 405 LO m C:)I i1] ZI Ln C7 �y -6 i Z E i'a Scale: 1"=12C ¢ u3 PLS 0 30 60 120 240 11335 d✓ Modified State Planer � Ado County Coordinate System r IQ `� PREAPP-2023-0144LLA PLS l � �F 1 8'�'� i+} 972 SOO'26'20"W a z i Z SOC'26'20"W o 38. W71 PLS 508 2 N89'54'5 1/4 '429,00 233.30 25 ' 1962.25' Ord. 329 E. Pine Ave. Ord. C 1/4 v:p .431PC POA C-Olt'.d.c 0/271M4 a.s.x�. 0$-134$ Job No. IDAHO Annexation Exhibit drawing for 24-023 SURVEY Pane 43 — HPC Buyer Sheet No. 1 of 1 GROUP, LLC Situated in the SW1/4 of the NW1/4 of Seotlon 8. Dwg. Date 13N., RAE.. B.M.. City of Morldion, Ado County, Idoh R. B/27/2024 City of Meridian I Department Report VII. Exhibits I bA H b 9939 W Emerald St ISGSURVEY Boise, ID 83704 GROUP EXHIBIT A Phone: (208) 846-8570 Pine 43-HPC Buyer R-15 Zane Boundary Description Project Number 24-023 December 19,2024 A parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 North,Range 1 East, Boise Meridian,City of Meridian,Ada County, Idaho, and being more particularly described as follows- Commencing at a brass cap marking the west quarter-section corner of Section 8,from which a brass cap marking the northwest corner of Section 8,bears N00°26'22"E, 2649.67 feet; Thence NOD°26'22"E,815.03 feet along the west line of the southwest quarter of the northwest quarter; Thence S89°33'42"E,518.05 feet to the POINT OF BEGINNING: Thence continuing 589°33'42"E,66.40 feet to a 5/8"iron pin; Thence 558°38'14"E, 120.03 feet to a 5/8"iron pin; Thence S00"26'20"W, 141.14 feet; Thence N58°38'14"W,166.73 feet; Thence N89°33'42"W,40.00 feet; Thence NOD°Da'32"E,97.45 feet; Thence N36°35'54"E,24.39 feet to the POINT OF BEGINNING. The above-described parcel contains 0.56 acres,more or less. A 34 Page 1 of 1 gxf�,qr£ OF �Yq S. City of Meridian I Department Report V11. Exhibits S.fi S.5 S.7 S.8 Point of Beginning S89'33'42"E fi fi.40' 5......42"E 518.05' S58'38'14"E N36'35'540E 120.03' 24.39' I i N00'OQ'32"E 0.56 Acres 9 7,4 5 N N89'33'42'°W /Y (09 o 40.00' de zo # 9J C%jL m w ca 166, a 1 41 ur Q N I 0 }` ' N 7 0I V o ' JLecend Od Z Q Found 5/8" Iron Pin Found Bross Cop Monument Io Found Aluminum Cop Monument I Calculated Point, Nothing Found or Set I� R-15 zone Boundary Line --- Section Line To Line I I I 1 134 shale: 1"=g0' EPA 17P` 0 I 0 20 40 80 160 IC11p. 05 % V.- Modified State Plane: $ Ado Gounty Coordinate System PREAPP-2C23-D144 S.7 S.8 E. Pine Ave. 1/4 --- --- --589'54'57"E 2649.69'--� �4 P,Pine+!HPU MA 1+—UZ4\d tg}2♦—VLS UhMits—"Rl dwg 12/1U/2W4 1:JPZx PM Job No. IDAHO R-15 Zoning Exhibit Drawing for 24-D23 SURVEY Pine 43 — HPC Buyer Sheet No. 1 of 1 GROUP, LLC Situated In the SW1/4 of the NW114 of Section 8. Dwg- Date T,3N,. R,117- B.M., City of Mwrdiori. Ado County, Idaho. 12/19/2024 City of Meridian I Department Report VII. Exhibits ISGIDAHO 9939 W Emerald St SURVEY Boise, ID 83704 GROUP EXHIBIT A Phone: (208) 846-8570 Pine 4$-NPfi uuyer C-G Zone Boundary Description Project Number 24-023 December 19,2024 A parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 North, Range 1 East,Boise Meridian,City of Meridian,Ada County,Idaho, and being more particularly described as follows: Commencing at a brass cap marking the west quarter-section corner of Section 8,from which a brass cap marking the northwest corner of Section 8,bears NW26'22"E, 2649.67 feet; Thence N00026'22"E,697.89 feet along the west line of the southwest quarter of the northwest quarter to the POINT OF BEGINNING: Thence continuing N00"26'22"E,117.14 feet along the west line of the southwest quarter of the northwest quarter; Thence S89°33'42"E,518.05 feet; Thence S36"35'54"W, 24.39 feet; Thence 540°00'32"W,97.45 feet, Thence N89°33'42"W, 504.39 feet to the POINT OF BEGINNING. The above-described parcel contains 1.36 acres,more or less. L 4 a 1�34 70 Page l of l rt1 City of Meridian I Department Report V11. Exhibits S.6 S_5 S.7 5.8 l� I� S89'33'42"E 518.05' LU cv S36'35'54"W N 24.39' ti 1.38 Acres PoTnt of _ I;V r z eeg nn ng S00'00'32"W 97.45' N89'33'42"W 504.39' I I C � c`a m wr Legend w o cN Found Brass Cap Monument rV 0) Found Aluminum Cop Monument J v Calculated Point, Nothing Found or Set to Z I z ZI C—G Zone Boundary Line I — - --- Section Line r: ar rn r� a I I 1 f1 34 1 0 25 50 100 200 Modified State Plane: Ada County Coordinote System I PREAPP-2p23-0144 S,7 $,$ E. Pine Ave. 1/4 S89'54'57"E 2649.69' C1/4 P:\Pfna 43 HK PDA 24-OVVwg%,23-02a Es bl[f-M.tl.9 12/19/2024 IASA1 PM Job Na, IDAHO C—G Zoning Exhibit drawing for 24-023 SURVEY Pine 43 — HPC Buyer Sheat No. 1 of 1 GROUP, LLC Situated In the SWI/4 of the NW1/4 of Seatlon s, awg. Date T.3N., RAE., B.M., City of Meridian, Ada County, idoha. 12/19/2024 City of Meridian I Department Report VII. Exhibits IDAHO 9939 W Emerald tt SURVEY Boise, ID 83704 Phone: (208) 846-8570 GROUP Fax: (208) 884.5399 Pine 43-HPC Buyer I-t Zone Boundary Vescription Project Number 24-023 August 27,2024 A parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 North,Range 1 East,Boise Meridian,City of Meridian,Ada County,Idaho, and being more particulariy described as follows: Commencing at a brass cap marking the west quarter-section corner of Section 8,from which a brass cap marking the northwest corner of Section 8,bears N00°26'22"E, 2649.67 feet; Thence N00°26'22"E,606.31 feet along the west line of the southwest quarter of the northwest quarter to the POINT OF BEGINNING: Thence continuing N00a26'22"E,91.58 feet along the west line of the southwest quarter of the northwest quarter; Thence S89"33'42"E,544.39 feet; Thence 559'38'14"E,166.73 feet; Thence S40"26'20"W,607.96 feet to the south line of the southwest quarter of the northwest quarter; Thence N89°54'57"W,258.43 feet along the south line of the southwest quarter of the northwest quarter, Thence N00°25'43"E,254.36 feet to a 1/2" iron pin; Thence N00°26'36"E,203.64 feet to a 5/8" iron pin; Thence N58°57'25"W,286.10 feet to a 5/8" iron pin; Thence N89'33'40"W,192.71 feet to the POINT OF BEGINNING. The above-described parcel contains 5.29 acres,more or less. i CL 4 Page t of i L S. City of Meridian I Department Report VII. Exhibits Legend 6 5 E. Fairview Ave. Q Found 1/2" Iron Pin 7 8 (D Found 5/8" Iron Pln Found Brass Cup Monument Found Aluminum Cap Monument Calculated Point, Nothing Found or Set i r- -L Zone Boundary Line w --- Section Line I I 589'33'42"E 544.39' cc 6.0. >�g4� N 89'33'40"W M1 182.71' v ro Paint of L 4-1 Beginning �Sj. 5.29 Acres m N i ���1p,�•dY W O N u7 w U N 4 I m �I W z I � _ N O C40 CD u Im 4 Zr 'p A �£J N }° } EL S.s 0 o I V? [7 i aJ I ; W m Scale: 1-=120' 73 O ¢ r7 J 0 30 64 120 240 CA i Q ccv I Modified State Plane: Z Ado County Coordinate System 1/4 PREAPP-2023-0144 7 --- 429.00' ___ 258.43' 19fi2.26' E. Pine Ave. N 89'54'57"W C 1/4 P.\Pine 43 HPC Pen Cl—ts.a„g 4/2t/202A 6-14,37 ON Job No. IDA'HO I-L Zoning Exhibit Drawing for 24-023 SURVEY Pine 43 — HPC Buyer Sheet No. 1 of 1 GROUP, LLC Situated in the SW1/4 of the NW1r4 of Section B. Dwg. date RAE., B.M., Cfty of Meridlan, Ada County, Idaho_ 8/27/2D24 City of Meridian I Department Report VII. Exhibits G. Rezone Legal Description&Exhibit Map f jV-B a� xu}9X a1111APC�IM6 000000000- Exhibit"A" Pine 43 Mixed Use Subdivision B[N01N[ENS INC_ ♦u�sua�v q[powwuics Rezone Legal Description 1 Project No. 10-24-066 December 19. 2024 A tract of land situate in the southeast quarter of the northwest quarter of Section 8,Township 3 North, Range 1 East,Boise Meridian,City of Meridian,County of Ada,State of Idaho,and being more particularly described as follows: Commencing at the west quarter corner of said Section 8;thence from said Point o£Commencement,South 89'54'57" East, coincident with the south line of the northwest quarter of said Section 8, a distance of 2,649.69 feet;thence leaving said south line of said Section 8,North 00°34'11"East,coincident with the east line of the northwest quarter of said Section 8,a distance of 442.01 feet to the centerline of E_ State Avenue;thence leaving said east line,North 89°33'55"West,coincident with said ecrtterline,a distance of 445.03 feet to the Point of Beginning of this description; thence from said Point of Beginning,continuing North 89°33'55"West,coincident with said centerline,a distance of 305.62 feet; thence leaving said centerline,the following three(3)consecutive courses and distances: 1. South 00,128102"West,a distance of 129.11 feet, 2. South 89'31'36"East,a distance of 305.69 feet,and 3. North 00126'05" East, coincident with said easterly line, a distance of 129.31 feet to the Point of Beginning, Containing an area of 0.91 acres of land,more or less_ The above-described tract of land is shown on Exhibit"B"attached hereto and made a part hereof. End of Description. J-U-B ENGINEERS,Inc. This description was prepared by me or under my supervision. If any portion of this description is modified or removed(including,but not limited to,the graphic portion shown on the attached Fxhibit"B'}without the written consent of Timothy Harrigan,PLS,all professional liability associated with this document is hereby declared null and void. Timothy H ,PLS 17665 a 17665 o OF ry H � ��►- ❑ate December 19,2024 10-24-066_Pine43-Rezone I.dacx Page I of 1 2760 West Excursion Lane,Suite 400,Meridian,tt} $3642-5752 li' www.iab.com P 208.376,7330 City of Meridian I Department Report VII. Exhibits E. STATE AVENUE 445.03' N89'33'55"W 305.fi2 -P08 N89'33'S5"W —.-- — --.--, w00 -- -- ,�! ,�? I N cal o z S89'31'36"E 305.69' w I Io IQ I I 7 S E. PINE AVENUE tp—oc S89'54'57"E 2649.69' LEGEND — — — — SECTION LINE — —— —— —— — ADJOINER PROPERTY LINE — - CENTER LINE f REZONE LINE L4 — CENTER CORNER a 100t.0 -c - QUARTER CORNER 1 75fi 5SCALE IN FEET D — DIMENSION POINTOF �Q POC — POINT OF COMMENCEMENT POH — POINT OF BEGINNING EXHIBIT "B" PINE 43 MIXED USE SUBDIVISION fl C. 11'B REZONE - LEGAL DESCRIPTION 1 SHEET SITUATE IN THE SE QUARTER OF THE NW QUARTER OF SECTION 8,T3N,R1 E, 1 OF 1 ` JL$E-E-,I- BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF I❑AHO City of Meridian I Department Report V11. Exhibits c ju 7X! 6x1Ew RY ®i LAIIGOOM ®;NRPVIN9 6PO11➢ INC Exhibit"A"' .1•u.SLIIOINtxs1,INC. U9�MHYOFGIXW IES Pine 43 Mixed Use Subdivision Rezone Legal Description 2 Project No. 10-24-066 December 19, 2024 A tract of land situate in the southwest quarter of the northwest quarter of Section 8,Township 3 North, Range 1 East,Boise Meridian,City of Meridian,County of Ada,State of Idaho,and being more particularly described as follows: Commencing at the west quarter corner of said Section 8;thence from said Point of Commencement,South 89154'57" East, coincident with the south line of the northwest quarter of said Section 8, a distance of 2,649.69 feet;thence leaving said south line of said Section 8,North 00°30'11"East,coincident with the east line of the northwest quarter of said Section 8,a distance of 442.01 feet to the centerline of E. State Avenue; thence leaving said east line,coincident with said centerline,the following six(6)consecutive courses and distances: 1. North 89'33'55"West,a distance of 799.13 feet, 2. along the are,of a tangent curve to the right,concave northerly,having a radius of 200.00 feet,through a central angle of 10°1 l'16",an are length of 35.56 feet,and a chord bearing North 84'28'17"West,a distance of 35.52 feet, 3. North 79°22'39"West,a distance of 93.29 feet, 4. North 82122'39"West,a distance of 152.26 feet, 5. along the are of a tangent curve to the left,concave southerly,having a radius of 1,000.00 feet,through a central angle of 11000'2011,an arc Iength of 192.08 feet, and a chord bearing North 87152'49"West,a distance of 191.79 feet,and 6. along the arc of a reverse curve to the right,concave northerly,having a radius of 700.00 feet,through a central angle of 06°48'51",an are length of 83.25 feet,and a chord nearing North 89158'33"West, a distance of 83.20 feet to the Point of Beginning of this description; thence from said Point of Beginning, continuing coincident with said centerline, the following six (6) consecutive courses and distances; 1. continuing along the arc of said curve to the right,concave northeasterly,having a radius of 700.00 feet,through a central angle of 23156'38",an arc length of 292.51 feet,and a chord bearing North 74°35'48"West„a distance of 290.41 feet, 2. North 62°37'29"West,a distance of 193.95 feet, 3. along the arc of a tangent curve to the right,concave northeasterly,having a radius of 300.00 feet,through a central angle of 21°13'33",an arc length of 111.14 feet, and a chord bearing North 52'00'43"West,a distance of 110,50 feet, 4. along the are of a reverse curve to the left,concave southwesterly,having a radius of 300.00 feet,through a central angle of 17°14'18",an arc length of90,26 feet, and a chord bearing North 50101'05"West,a distance of 89.92 feet, December 19,2024 10-24-066_Pine43-Rexonc2.docx Page 1 of 2760 West Excursion Lane,Suite 400,Meri6an,ID 83642-5752 ii www.oub.com P 29tt.376.7330 City of Meridian I Department Report VII. Exhibits S. North 58"38'14"West,a distance of 136-06 feet,and 6. along the arc of tangent curve to the right,concave northeasterly,having a radius of 180.00 feet,through a central angle of 5°12'40",an are length of 16.37 feet,and a chord bearing North 56�01'54"West,a distance of 16.37 feet; thence leaving said centerline,the following nine(9)consecutive courses and distances: 1. South 36°34'25"West,a distance of 66.14 feet, 2. South 89°33'42"East,a distance of 66.41)feet, 3. South 5K38'14"East,a distance of 120.03 }feet, 4. South 00025155"West,a distance of 141.17 feet, 5. South 00026130"West,a distance of 13.37 feet, 6. South 62°37'29"East,a distance of 303.92 feet, 7. along the arc of a tangent curve to the left,concave northeasterly,having a radius of 830.00 feet,through a central angle of 16630'32",an are length of 239.15 feet, and a chord hearing South 70052'45"East,a distance of 238.32 feet, 8. South 79'24'17"East,a distance of 105.67 feet,and 9. North 04041,34"East, a distance of It 6.23 feet to a point on the southerly right- of-way line of E.State Avenue; thence leaving said southerly line,North 03425'52"Fast,a distance of 2 0.00 feet to the Point of Beginning. Containing an area of 2.17 acres of land,more or less. The above-described tract of land is shown on Exhibit"B"attached hereto and made a part hereof. End of Description. .t-U-B ENGINEERS,Inc. This description was prepared by me or under my supervision. If any portion of this description is modified or removed(including,but not limited to,the graphic portion shown on the attached Exhibit"B")without the written consent of Timothy Harrigan, PLS, all professional liability associated with this document is hereby declared null and void. L � ;c,�N Timothy Ham LS 17665 17665 _4 V Lla,Z,4 Date Deccmber 19,2024 I0-24-066_Pine43-Rexone2.docx Page 2 of 2 City of Meridian I Department Report VII. Exhibits l #/ � '•c f l '� h LINE TABLE NO. BEARING DIST. L1 N79'22'39'W 93.29' 4 L2 N8722'39"W 152.26' 1 3 - i - L1 799,13' 2 a POB �� N89'33'55 AVE /c1� E. STATE NUE LJ I j � L_ ,J , . N. WEDO o ¢ AVENUE 7 8 E. PINE AVENUE-1. r--j .,_. , - - - - -POC 589'54'S7"E 249.69° - - - I' ( 3= SHEET No. CURVE TABLE NO. RADIUS DELTA LENGTH CH, BEARING CH. DIST. C1 2G0_00' 1911'16" 35.58' N8428'17'W 35.52' a 300 C2 1000,00' 11'60'20" 192,0$' N8752'49"W 191.79' C3 700.00' 6'48-51- 83.25" N89'58'33"W 83.20' SCALE IN FEET LEGEND - - — - SECTION LINE LAB — - - - - -- - ADJOINER PROPERTY LINE � NS`� - - CENTER LINE 17665 REZONE LINE y �� - CENTER CORNER - QUARTER CORNER D - DIMENSION POINT POC - POINT OF COMMENCEMENT 12-�I1�-I-7�POH - POINT CIFBEGINNING EXHIBIT 'dB" PINE 43 MIXED USE SUBDIVISION C+ fJI3 REZONE - LEGAL DESCRIPTION Z SHEET J•Ya CH®tNEEA6i INC. SITUATE IN THE SW QUARTER OF THE NW QUARTER OF SECTION 8,TSN, R1 E, 1 OF 4 130ISE MERIDIAN CITY OF MEHIDIAN COUNTY OF AAA STATE OF IDAHO City of Meridian I Department Report VII. Exhibits LLI U) w C4 r w � � _ w w POB cf) W - U7 I u] r•- C8 S79. CURVE TABLE NO, RADIUS DELTA LENGTH CH, BEARING CFI. DIST. C4 700.00' 2358'38- 292.53' N7435'48W 290.41' C8 830.00, 16'30'32" 239.15' S70'52'45"E 238.32' LINE TABLE C,� NS-(! NO, BEARING DIST. a17665 � L3 N0325'52-E 20.Ofl' SEE SHEET I FOR LEGEND. 50 I �Zs24 SCALE IN FEET EXHIBIT "B" PINE 43 MIXED UBE SUBDIVISION REZONE - LEGAL DESCRIPTION 2 SHEF 1 SITUATE IN THE SW QUARTER OF THE NW QUARTER OF SECTION S,T3N, R1 E, 2 OF d BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF AAA STATE 07 IDAHO City of Meridian I Department Report VII. Exhibits SEE SHEET 4 1 1 F• r i r r S00•26'30"w 13,37' cv w Lu I rn Lu Lu � 3p� I I 0 50 SEE SHEET 1 SCALE INFt_I FOR LEGEND, LAI�p r�,N CURVE TAELE NO. RADIUS DELTA LENGTH CH. BEARING CH. DIST. O 17665 :;;u CS 300.00' 21'13'33" 111.14' N52'00'43'6V 110.50, 9 IT C6 300.00' 17"14,1B" 90.26' N50'01'05"w 59.92' H I - l g �'E.-Z-4. EXHIBIT "B" PINE 43 MIXED USE SUBDIVISION 'r Jus REZONE- LEGAL DESCRIPTION 2 SHEET SITUATE IN THE SW QUARTER OF THE NW QUARTER OF SECTION 8,T3N, R1 E, 3 OF 4 BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO City of Meridian I Department Report VII. Exhibits 06, 66.40' / . I � y SEE SHEET 3 SEE SHEET 3 0 50 SCALE IN FEE I CURVE TABLE NO. RADIUS DELTA LENGTH CH. BEARING CH. DIST. C6 300.00' 17'14'18" 90.26' N50'U1'05,w 89.92' C7 1a0.00' S12'40" t6.37' N56'01'54W 16,37' SEE SHEET 1 FOR LEGEND. LAAro NOf S ` � �sss CF q Y I LI I EXHIBIT "B" 1 PINE 43 MIXED USE SUBDIVISION 4rjuBA REZONE - LEGAL DESCRIPTION 2 SHEET SITUATE IN THE SW QUARTER OF THE NON QUARTER OF SECTION 8,T3N,R1 E, 4 OF 4 BOISE MERIDIAN CITY OF MERIDIAN COUNTY OF ADA STATE OF IDAHO City of Meridian I Department Report VII. Exhibits H. Proposed Zoning Exhibit ��� [CGlbL6E�'.Wd 1191FIX3`.�MNOZ l areee of vnwBr� V eue�uo�swx3 Mn9ca ..� OHV(]I`NVIOIli3YVes IL NOISIAI '�WI'Sli33Nl`JN3 SfYP cans 3sn GRIN Sb3NId MIN #� I 4 II I I I r 9 -17s. �-� ryI u.. � LP 7 e i { =1 , /fl o r3 1 ■ ❑❑❑❑❑ 1 ®®® ip City of Meridian Department Report VII. Exhibits I. Conceptual Development Plan&Existing and Future Building Elevations—HPC Buyer Property i- a7 z ¢ w w ❑ v~i w � e a Z O -B� --N,WE96 WAY - O >' - — -- ° a �o WZC } d E i V W s =i 7 LU cc i' s w a❑ o = J IL -i� •Wz _ � ❑moo � = d U w C was' V N,NOLA RD Z o 0 a= OO �� z W r _ �� N.LOCUST GROVE RC z(D O z ZZ4N f}Ff�� VZ, r DON ALL�((W=Om aC7 LL-,2 City of Meridian Department Report VII. Exhibits A E 0 V 4J = t,1 � ca 0a ,o 0 �6 ._ ca CL - CL LU 0 W 0 i 2rV1i c Y L m a a m U aro a) n � E ro o = U a O City of Meridian Department Report VII. Exhibits y � _ a y1 . moo ` 1 r F :.'",r°r 5. _ ,; a F ,gip} � � ` L z�� �; ` �_ �a. ;�' •.. - ✓" s . ( 1 • 4` s r � �sy . 4., 6. €. r r � L{ - k woo r ` Ww"A ITS KMP AL �`+r -- �L - _ i Ff gr 4 - 4 r metal roofing - storefront - windows " stucco ,• ,,, concrete panel Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. metal roofing _ 1 concrete panel Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided- Future expansion will also include upgrades to existing building facility. City of Meridian I Department Report VII. Exhibits metal roofing roll up concrete door "w s7 s panel �. Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. metal roofing concrete panel ! 0i r r" -Jy �• _i Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. City of Meridian I Department Report VII. Exhibits y' metal , ,' += roofing v 1` metal ` roofing concre _ - Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. metal roofing metal roofing \ti concrete..,, panel +'w storefront - - windows F Existing Facility Elevations Upon future expansion,detailed architectural plans will be provided. Future expansion will also include upgrades to existing building facility. City of Meridian I Department Report VII. Exhibits J. Preliminary Plat(date: 8/19/2025) ^ � �d N _ g1VYiLp3N1 1'J31'O�1d 4Ntl t13AW ® Z69�801'uepuayy 4�4 -M-IiMi 3 MCea OHVQI'NVl(]lH3WIL 2 'DNI'Ski33Nl'JN3 9-f1T sbti 'etl'm' ,�.,,,. NOISIAMens 3sn ORIW Eb DNA 'y 3 N G � � s s s m 9 Q�Y@• _°p�®�T��,�.� p��g�a p��tl� �l�yO PIN e Z O Q di H I m 1 i I 1 .�,�s e5 �` ® ! e 4o Lu a a z¢N L a 5' sus s � y� � ids cNMI g;e U Wage "g�� 5 € l HHP is y I 1Nh!�!! tl� i A 9 A 7mi k p M L;C_ e__a 3 r®h_slcea it ITI ¢ a i City of Meridian Department Report VII. Exhibits �� UEEc eWe®la:eroud y SNgll>7N0'J:7NLL51%3Tg .. `� i; Z69SB 01'uelpllayy 1 � soob�3 M�l2 OHVCII`NVIOIb3W w wis nov NOISIAIOBf1S 3Sf103XIW Eh 3NId I 5 U ( Ir a I — ft a�-- bb ob U �p A. C7 ; `: J w W�I ,I City of Meridian Department Report VII. Exhibits NV1d Ng5N31414311SSNOIJAN0'J43SOJONd 3 �� 4 ® Z69£B 01'uep�44 y^� 11h m O � s eue�uo a3 M oe[z ^s¢c� .a m„ OWGI�NVIUIN3W �a s h y •ONI'SUMNION3 e-n-f ,,, „��mw�TMM NOISIAicanS 3sn(33XIW D 3NId ' N Oil Ill 1 W- -----------------�----------------- _ - _ - - - - _— __- I 'I sl I E - F' c Ag 1 ms 3. d _ 1' it • a ^� :•p — �— h r�a iN ag II I i ie w A� ad City of Meridian Department Report VII. Exhibits m �� o s N4"Id NgSN3111r13115SNOIi03SOdOad S OOb a 1n3 OHtl01`N7101H3N1 aN�saaaNl3 3 1110 " .. NOISIAIfl9f15 3Sn 43XIW E43NId N E -�•� I i-��r .- 9 �i• �n- € •AF�Lr r� n� �1 i I �e • q� A❑ ,t ❑ ❑ ! �_ .I 771 I i -- I I+ I I Ip City of Meridian Department Report VII. Exhibits N7ld NgSN3Y110 311S'SNOLLIONW 03SOdOkld �gqq�m LO O ® Z69E°01'uelpl�IN r 9 i j °0bams x OHtlal'NVIaIU31N A c N aN�sa3 NIUN3 e n r ^5`` win CL NOISIAIO13nS 3sn(13XIW D 3NId y ------------ 1, w - E I e i 'Il�yr e° a i "III I :\�" ���e, _�•,..��/ it M� 3 i / s S f�e";' _ g3i I as ------------------------------- I I R� o� i — . City of Meridian I Department Report VII. Exhibits K. Phasing Plan - ------- - - - E, j I ; t 11 „r I - pO O / I O / H J z w w l m Z J n e ,n m r m �❑ O8 U~ �V N Y Z b LZLI a o 0 'y i ❑ Z W oa City of Meridian Department Report VII. Exhibits L. Landscape Plan m s� HM s -w r E o p JJ Z. y oa _ 1- o LL o-. �QC,) 'fig ¢dZ_ /V)0L G12 W Q Q 2 I m j/ao i g a� Z o Z d w W H N L: w LU s �o s y J � w _ � as ❑ _ roc w> oW w��oWm ❑ W °� = I�' 3 z��'� > zW3oi '"ieW U _ z z3uizz .17p w o-wfa` �w°yy a pgm��O �N s ❑ �y f -iwEd U xicsa Q w i% d w _ Z as w LU x U1 u w w� O Ua City of Meridian Department Report VII. Exhibits } \ u ` ~ - \ - - - \ ;i ° ------ - '3A v 3NqOV w% - ---- § |\ t )( . s o 2 ° (,D/�. , 3 - § S � %�z - § / j o ff { \cl ( 0 2 $ |\| G � k _ E k . . o 4 LU LU § � , . . | . )§, p Gw ! \ §;!§ A� b` /\ § § |! \ §h � j LIJ ' �} [ » , , ; h . LU'I ;& § _ 2 )$ 2 \S _ City of Meridian Department Rep o4 yJ. Exhibits a u s o = m o a 5 � a z � F z R [W] F 7 W LL' _ Z J � � T �tm ~ FSao= ao3a� � w a (w� � a [5 � �off 1. z 4� z a m Q 0 1 0 ugh � r�orn$a 4� w W O ow �O r 9 N W Z 2 U�mg W �u LLI 0L �_ m¢< o J LLJ z� � a nrr� a o = ram a coVJ cJ If City of Meridian I Department Report VII. Exhibits M. Fencing Plan-REVISED Pr ; 'I I= ®® EIB ' I Il r If i I � I f z r, f 12.Ir . o CD R;mr + I 0 0 o I ��i �# [il❑ fil c� ° ° + _ ■_ W LLJ City of Meridian Department Report VII. Exhibits N. Overall Open Space Exhibit& Calculations—REVISED -4- 1 J. o ; ; LL - 1 L Lb -------------- 0 0 F- D 0 z z LL . < CF"2 L 7 01 HZI -01. z Au LU P P. a vcha-aAowu.Lun0QI N Lu b -44 City of Meridian Department Report VII. Exhibits O. Pedestrian Connectivity Plan-REVISED EEE EH9 HIS --- �'' e�11 II I �i I � '� � f h 0 P I 0 1 LL 0 z A A z klow 10 3: IM LL- LL 00 City of Meridian Department Report V11. Exhibits P. Bicycle Parking Exhibit RTR LO L C � N r: 1 C�❑ O 1 ® o o J o o = oGp p�o e 0 0 R o ml R O RN J a ❑ p ppp O�y � 9 O�y p OW l�L F q!{� O ❑ Y 1ZD �8 m88 F.- Lo Z 1 33 m mGG mGG mGG EGG mGG mGd mGG mGG mGG N mG m� mGG �� �m m �aa Nas raa ri as Asa �aa rvaa ri ss aa ras „-;ss ess maa �s Asa �a¢g� _ 099 099 099 099 099 099 0H 099 09 099 _ m m City of Meridian Department Report VII. Exhibits Q. Site Plan-Multi-Family Development +K-,e©; 9� - \ ■ ,.,. .! „ ) LU ° ) | ,,,, .; . ) , •! ( e j| g \ §\ | \ , \ =� ' j ------------ 1 | | Li ° 23 � I | I § . § ) I � I ' � � ❑ � � � � ❑ � I I j � � I zb WH­© - )§ I ) §! I ! a I � § I ` / W_ E E � a ... §HN 2 L» \ . §J■} \� _ & . _ | /]! ( 2 2 (i §ispd G ! i. )��E] §8<[U) ; ,� ' I `!! 3.3.! IE%\)@$ \� . \ ! Qe! ! imam ! \` ^ )§§ City of Meridian Department Rep o4 yJ. Exhibits 9 1 0 t g g a aQ g ❑r�q S 2 lyy YYY Y 1� 1 H E eeaaaply§ a� 9ygB $ $a' ikg111 � g 9 N. 3 .�JJ4fp$=$`gi� Y p � w e ?mgl wh Nz g g a IN • 1 ❑� ,,77pp'�S 9°i 99 {{p$ 1°Jill, �Enn yW� 9 ° I ;Ag pgp1 H 3 j$ea; 1a �i M , 9 iu N r 3nN3_nd 3NIHOtlw M J J ® Y J m N J N r ¢ ❑J _ ❑ LU ¢ Z a 0 LU LU S ❑W cr O LU LLJ � z U. LLJ W w U & City of Meridian Department Report VII. Exhibits d y �8 7a w G jII 4� P Sg��$] �8 �p � ■ � � aaj� $ ; �p = r Y �1 KC �5 i�3 �' YYY Y Q,gj y$� d rt e Iliggit „ s81 1 MH I I I Hi i Is 8 gg HIM a i a e �Q00 7 9iiSM1 �d35 Si� N i aE WS cn � I I Z$ Y c QULU� � � d w } J ° ° J s z w 0 W � d • � V L � I � J —x {mow �i m , Y � Vr � m � N" H J - 3 City of Meridian Department Report VII. Exhibits R. Qualified Open Space& Site Amenity Exhibit—Multi-Family Development-REVISED s' r � a a FQ E S gnN3Av 9NIH'3HW'N— EQ00tj - - FIM o w � -_ LU LU — w LZ w j ~ _ Y LU V vwai Nr w LU -�- ice— - —•� — ! ¢r f4: LZ � w IL x w. City of Meridian Department Report VII. Exhibits G1 I 1 LL� �� tw 1 U AIIII �� j W WCL Ir \ N W d LU t $$ F W � ..'x 4 O x a q , pp21A1�1 L 05 maggg ill' p§ gg o& a SE r . ---------- - �-" _6 Poo ti i ❑� ❑� LU PJ O w a �s$ w Lft- j M a p o O Li U Q $ m 2 W W & z ° 5 d W zee - $ i o H L � o W- LL w R��E]E]6 C yy m n A' h m' x W !13 3 City of Meridian Department Report VII. Exhibits T T LO 7 3 mi offis 2 2i LU QVOW-IAOUDIWO(n N Ui City of Meridian Department Report VII. Exhibits S. Conceptual Building Elevations—Mmti-ramilDevelopment - % 9m'U_ \ \) o &©7 p� -�-�. 2 2 n � / j( \ \§ � U | §) § .� ��� ■ y } . � U J UU LELA LA4 !> ,: N )( )§ ;| City of Meridian Department Rep o4 yJ. Exhibits _R-_w - r � . . q A� -y---�--y-�— � � } / 4q E / . �. 0 - i � m} � | si �� < \ U ;§ [§ }) §j City of Meridian Department Rep o4 yJ. Exhibits ! §: - % m. �R-_� / p��■() ��2g, - r ! lw+q D� |iEl EV 3 § � ,77 T LT ) § . g | ; R Er N ] )! | | | IEJ - !� |; E�l g | � | • � § i • | ,. o o \ r7l� ) {/ 9 / . :1.. City of Meridian Department Rep o4 yJ. Exhibits T. Site Plan and Conceptual Building Elevations for Height Exceptions 04 a», \\ u ! \ ) � ! / § § ;( () §) ;§ / ALA \ § — ! I � 22 ------ o/ � � ! ) :! a � i � i `y----- § ' ) \ { � \ .. ._ . _ » . . >7 o. City of Meridian Department Rep o4 yJ. Exhibits U. Conceptual Building Perspectives and Renderings for Overall Development VFW l r w IL W fL a k IL a J 47;; jr ICI i pe If r � {f � 5 f,+ S City of Meridian Department Report VII. Exhibits PI'�� . ) 2 |� § || ! | A( *Z | § � � | § ... e | � � § k 44 : . , | § . � | � � � | | � a City of Meridian Department Rep o4 yJ. Exhibits W —f-mor1°�' 41 00, 10/0 pool , r� 2 No 1 '' - :.. Ift WWI' ;r• ..� ,mil.• - fix. � a�;� ..7 r DepartmentCity of Meridian po V. Conceptual Building Elevation for Townhomes 1 r r i r.- City of Meridian Department Report VII. Exhibits W. Floor Plans—Townhome and Multi-family Residential �s�ste�as a�aaa g aGa aGa i :3LiEV D s 4�4ry `4q— ceEn D a 7ki r�J' CL n A J aF g a J •an�x xarrn J h LL al a City of Meridian Department Report VII. Exhibits X. Use Comparison/History Table 7 0 § & £ § @ � 0 $k � § k • � � § � [$ k § f & | ) \ t }\ \ \) \ Rf % ■ ± 7 § IIj \19 f \ ) § = 4 § $ § 2 # 1 .e § a ■ ! ] 2 $ g) r £ 4 Q m 4 \ F ) ƒ 2 ; ) � $ k \ \e - ai@ A $ § k \lu V � m � § q \\ k § k \ 2 \ � \ a E § * ; ) ) LL w £ $ 2 2f $ 2 ] City of Meridian Department Rep o4 yJ. Exhibits Y. Setback Exhibits-Updated a all hc! asaH as 2 6 A'x9 a•. -a•r I J I I L a I d C L _ I N I p I � I � I M � � h 4 City of Meridian Department Report VII. Exhibits 'n O� C p P owe F{e�5f5{ 'e:'�� oyepi'uelpua w eCD aCL : 8 aii 38€ 8+5 G C y �x�xte�asa��aa � �n 41 CL a P 1 t y I I II 1 , I I I I 1 1 _ R LJill fl7 Q} L City of Meridian Department Report VII. Exhibits auep!'ue!ppaw a a 3 1 1 f a r r + rr I 11 r - j 1 � I .� U � d , I M , I R LL M W City of Meridian Department Report VII. Exhibits Z. ammmgadg tSo k&Roof Top Amenities and Podium Parking Table \ & ( aa f ( } \ {{ \ \/ ; \zz ; £ kflk \ \ \ : 61 \ ] ! ) 2 2 ! 2 & ) /zz zzz z zz ] ¥ \ \ \ & \ \ \ ` \ LD 7 f 7 ! 7 f � 21k2 � Z2 7 ) k ) k § t § 2 $ 2ie : il ; ff ! ) � : tea : q & = n@ � ( � 7 City of Meridian Department Rep o4 yJ. Exhibits AA. Legal Description & Exhibit Map for Property Subject to HPC Buyer Development Agreement IDAHO 99391N Emerald 5t SURVEY Boise, ID 83704 Phone: (208) 846-8570 GROUP Fax: (208) 884.5399 Pine 43-HPC Buyer -L Zone Boundary Description Project Number 24-023 August 27,2024 A parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 North,Range 1 East,Boise Meridian,City of Meridian,Ada County,Idaho, and being more particularly described as follows: Commencing at a brass cap marking the west quarter-section corner of Section 8,from which a brass cap marking the northwest corner of Section 8,bears N00°26'22"E, 2649.67 feet; Thence N00°26'22"E,606,31 feet along the west line of the southwest quarter of the northwest quarter to the POINT OF BEGINNING: Thence continuing N00'26'22"E,91.58 feet along the west line of the southwest quarter of the northwest quarter; Thence S89"33'42"E,544.39 feet; Thence 558"38'14"E,166.73 feet; Thence 500°26'20"w,607.96 feet to the south line of the southwest quarter of the northwest quarter; Thence N89"54'57"W,258.43 feet along the south line of the southwest quarter of the northwest quarter; Thence N00"25'43"E,254.36 feet to a 1/2"iron}yin; Thence N00°26'36"E,203.64 feet to a 5/8"iron pin; Thence N58°57'25"W,286.10 feet to a 5/8" iron pin; Thence N89"33'40"W,182.71 feet to the POINT OF BEGINNING. The above-described parcel contains 5,29 acres,more or less, 1 4 70 Page 1 of 1 rr L S. City of Meridian I Department Report VII. Exhibits Legend 6 5 E. Fairview Ave. O Found 112" Iron Pin 7 8 Q Found 5f8" Iron Pan Found Bross Cap Manulnent {! Found Aluminum Cap Monument ea Caleuloted Point, Nothing Found or Set -L Zone Boundary Llne rn --- Section Line I I 589'33'42"E 944.39* • �S fla �• rn ASS 6 T N 89'33'40"W • 182,71' v+6 Paint of I Beginning 5.29 Acres m W a 04 io (n N a bi m 01 W Z1 ` ko cp QD +' N ca O ao yp c14 mEL S. 0 3 O O I V) C7 I w Scale: 1"-i20' o ¢ J 6 N 30 84 120 240 LO I Modified State Plane: I Ado County Coordinate System 1/41 PREAPP-2023-0144 7 --- 429.00' ___ 258.43' 19C2.26' E, Pine Ave, N89.54'57"W C 1 f4 P.`Pine 43 HPL PSA 24-023y%4124-023 EHn.blti.Emg y/21f2p2n 6:16 27 w Job No. IDAHO I-L Zoning Exhibit Drawing for 24-023 SURVEY Pine 43 — HPC Buyer Sheet No, 11 1 of 1 GROUP, LLC Situated in the SW114 of the NW1 f4 of Section 8, bwg. date T.3N_, R.IE, B-N., City of Irleridlan, Ado County, Idohp_ 8/27/2024 City of Meridian I Department Report VII. Exhibits BB. Public/Quasi-Public Exhibit& Renderings FrrR FM Kw Jill 1 T= FTTR Frc —j IIIIIIIL,! TO -z' RrR Ln 0 71 MW I I Hiniiiiiii 0 • N, e J LL] O mom 4 z LU 0 < 1 II it N 8 w tip Ou Z z LLJ LU City of Meridian Department Report V11. Exhibits — .. I ti 'err 1 } � M F U J Er OEr C m City of Meridian Department Report VII. Exhibits CC. Site Plan for Lot 1,Block 4—Vertically Integrated Residential 3 wb �] Y v p}e ( O � � 3a a � 4ssayl $ gg Q g gigIggo p1ju p g g5gg § a p c7 ! 399 8 9 3 Hq fEf �yjg9 %• ii5 4� aya � 9. W ggay �AA A � 18 mg °' #3 11 § j$4c �a ❑ , g g gg y as H as ggg gg 5 P4, U7 ���❑� € € ya 7 � � y yaE1 H g dad ISc., ... .3 ! O I� �_` �� •I' LU jl 40 _ 41 N z wI z W m ❑ w LU LU O 0 } w a � IEq 19 M M I qqy 99y yyyyy a I y U u a � $'Jill as a� ��� �i ��� 3a ��s 3�� , +It--_� 813383�•3NIltlLfN e Elw. 0 ' s dIll !! !! 's is 8sa 3 ss 8 ` } jo 6 - r City of Meridian I Department Report VII. Exhibits DD. Overall Public/Quasi-Public Oven Space for Pine 43 Development Y1.FAlLLM'1�4OILl ■ �. �IIIIII� �zniesx°o-ss WILAW G 4 III IIII���IIr4'lll"�lelll--114_ } I �,511Lun l.�Rl■QT '- nnrr �I ri ri rig+ — �I � I�{91FieF r r� ' / ore¢ame■T■Sr � � I1��o�I_.�o.�.o�_I,�o�,�IJ'�L€€E — _1 V�1I1I1I1I1'1I1IV� I {�}{ �'eF _� sP lST V lrlllfllllr + {. ? F •F .I fi qITITMIrr �k� — IIIIIIIIIII -� all dE t C:TATL YIK. " _i" � '"�x� ryllllll ll��lyllyl�ll�ll��l ll�lll��ly�Ild� ............... III I I Ina 4 _Wluuuuuu■uuuuw�uuuuur-luuuuu muuumr� LEGEND _ F�rrmer � x F'41BLIC 4Ri31Jh51-PIJ9LIC _ —.—_—.JBPAGE _ TOTAL BETE AREA:121 ACRES TOTAL PRGhTEQ PLBUG DR GUAZFF BUL OPEN SPWE:32?AaAS S.F.-7.E1 ACRES-&2%O=THE SITE fh E#HIBIT9-PINE 43 OVERALL OPEN SPACE p City of Meridian I Department Report VII. Exhibits EE. Shadow Study C�V Z O N 0 a Cv CO CO 0 W Q ndn V -- �- CL U 0 r Lj v { a� CnrnRrn,:,� U 13) OL 13 MINE %ME W City of Meridian Department Report VII. Exhibits x LO o a Q o Z cl+ 0 0 0 w rn L7 Z n 0. h alkik 'fi'nn Z ca q n ca I + � I i nnnaaaaaQ �i �� nnaannaen •. N= Li + � o to Ito Flo � Q M AL' W City of Meridian Department Report VII. Exhibits �{ 9 N p 1 Q p oo ❑. 0 0 O ry w in Bob- 25 r o • 7 m 1G� I I x I'Ll cnceneeee �= . _. 131 � o 4f4p if� 13 J * a NONE i H City of Meridian Department Report VII. Exhibits x U-) Oa a_ z Q o Z 0 O O Q 0 N lL O• cn H Q 4 _ Q Z_ c �� s y� i rnr+nn�aao Li FILi 131 Q] o C � V MIME AL' W City of Meridian Department Report VII. Exhibits w L] Q � � C] S o o a o Ol b c`! Vn o• w z V) I I�1. Q r• -- L7 z co u \ Q 1 ;f - � nnrrrQnenQ Li nrrnrtt�aan IA 1 � C"7 �] MO C a 13 a �. } AL' W rg City of Meridian Department Report VII. Exhibits LUF- c� Z 0 0 0 4 -w no I aMEOW- 0 f . .. m U Q J• � cc Li C CD N L �1 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 V111. 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 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for Solara Estates Subdivision (H-2025- 0013) by Jadon Schneider, Bronze Bow Land, located at 1695 E. Amity Rd. and 4940 and 5060 S. Locust Grove Rd. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C��(IEFI AND DECISION& ORDER In the Matter of the Request for Alternative Compliance,Annexation and Preliminary Plat,by Jadon Schneider,Bronze Bow Land. Case No(s).H-2025-0013 For the City Council Hearing Date of: October 14,2025 (Findings on October 28, 2025) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of October 14,2025,incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of October 14, 2025, incorporated by reference) 3. Application and Property Facts(see attached Staff Report for the hearing date of October 14, 2025, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of October 14,2025, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019,Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of October 14,2025, incorporated by reference. The conditions are concluded to be FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(SOLARA ESTATES SUBDIVISION ALT,AZ,PP-H-2025-0013) - I - reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that: 1. The applicant's request for alternative compliance, annexation and preliminary plat is hereby approved per the conditions of approval in the Staff Report for the hearing date of October 14, 2025,attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat,combined preliminary and final plat,or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-613-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments,if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC I 1-613-713). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat,combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again(UDC 1I- 6B-7C). Notice of Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City. 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. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.G.1,the Director may authorize a single extension of the time to commence the use not to exceed one (1)two(2)year period.Additional time extensions up to two (2)years as determined and approved by the City Council may be granted.With all extensions,the Director or City Council may require the conditional use comply with the current provisions of Meridian FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(SOLARA ESTATES SUBDIVISION ALT,AZ,PP-H-2025-0013) -2- City Code Title I I(UDC 11-5B-6F). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter.When approved, said development agreement shall be signed by the property owner(s) and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67,Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of October 14, 2025 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(SOLARA ESTATES SUBDIVISION ALT,AZ,PP-H-2025-0013) -3- By action of the City Council at its regular meeting held on the 28th day of October 2025. COUNCIL PRESIDENT LUKE CAVENER VOTED COUNCIL VICE PRESIDENT LIZ STRADER VOTED COUNCIL MEMBER DOUG TAYLOR VOTED COUNCIL MEMBER JOHN OVERTON VOTED COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED COUNCIL MEMBER BRIAN WHITLOCK VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. Simison 10-28-2025 Attest: Chris Johnson 10-28-2025 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. 10-28-2025 By: Dated: City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(SOLARA ESTATES SUBDIVISION ALT,AZ,PP-H-2025-0013) -4- EXHIBIT A COMMUNITY DEVELOPMENT C��fEPIDIAN*,­, DEPARTMENT REPORT HEARING 10/14/2025 Legend DATE: C., Project Location TO: Mayor& City Council ::=Area of impact a: City Limits FROM: Linda Ritter,Associate Planner Q Analysis 208-884-5533 lritter@meridiancity.org APPLICANT: Jadon Schneider, Bronze Bow Land SUBJECT: H-2025-0013 _ Solara Estates Subdivision ALT,AZ, ' -- PP LOCATION: 1695 E. Amity Road,4940 and 5060 S. Locust Grove Road, located in the NW'/4 of Section 32,Township 3N, Range IE. Parcel(s) S1132223130, S1132223210 and S1132223320 I. PROJECT OVERVIEW A. Summary • Annexation of approximately+15 acres of land with a zoning designation of R-8 and R-2 from Rural Urban Transition(RUT)within Ada County; • Preliminary Plat consisting of 19 lots on approximately 9.72 acres; and • Alternative Compliance to reduce a portion of the landscape buffer along the street adjacent to Lot 11,Block 1. B. Issues/Waivers • The applicant is requesting Alternative Compliance for Lot 11,Block 1,due to the impact of the Ada County Highway District's(ACHD)required right-of-way dedication and associated improvements along Locust Grove Road. ACHD requires a fifty-foot(50') right-of-way dedication from the centerline,pavement widening extending seventeen feet (IT) from the centerline, a three-foot(3')gravel shoulder, and a ten-foot(10')multi-use pathway located 26.5 feet from the centerline adjacent to the site. When combined with the City's required twenty-five-foot(25')landscape buffer,these requirements substantially reduce the usable area on Lot 11,Block 1,where the existing residence is located. The applicant is therefore requesting Alternative Compliance to reduce the required landscape buffer along the street frontage adjacent to Lot 11, Block 1 to twelve and a half(12.5)feet. • Currently,the church property doesn't meet the landscape regulations of the UDC. Therefore,the property is deemed as a non-conforming use and subject to the standards outlined in UDC 11-1 B-4. However,the property did receive CUP through the County City of Meridian I Department Report 1. Project Overview and may continue to operate under that approval until future development is proposed for the property. • The church property at 1695 E. Amity Road currently has three(3) access points along E. Amity Road and one(1)along S. Locust Grove Road.ACHD has not included any site- specific conditions on this property since no development is currently proposed. Future access will be evaluated at the time of development application in accordance with UDC 11-3A-3. C. Recommendation Commission recommends approval of the proposed annexation,preliminary plat, and the Director approved the request for Alternative Compliance, in accordance with the provisions of Section IV and the Findings in Section V and not requiring the installation of the temporary sidewalk on S. Locust Grove Road and E.Amity Road. D. Decision Approved with conditions City of Meridian I Department Report 1. Project Overview I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Church,vacant and residential - Proposed Land Use(s) Church and residential - Existing Zoning RUT VII.A.2 Proposed Zoning R-8 (Church Property)and R-2 (Residential Subdivision) Adopted FLUM Designation Low Density Residential VII.A.3 Proposed FLUM Designation Low Density Residential Table 2: Process Facts Description Details Preapplication Meeting date 1/14/2025 Neighborhood Meeting 1/30/2025 Site posting date 8/15/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District • Comments Received Yes/Staff Report - • Commission Action Required No - • Access Existing Arterial/S.Locust Grove Road - • Traffic Level of Service Locust Grove Road-Better than"B" Amity Road—Better than"E" ITD Comments Received No Comment IV.G Meridian Fire No Comment Meridian Police No Comment Meridian Public Works Wastewater TV.B • Distance to Mainline Sewer available in Locust Grove Road approximately 350' north of Amity Road • Impacts or Concerns The applicant is proposing to connect to a sewer shed different from the one identified in the master plan.The City Engineer has reviewed and approved the proposed change. The applicant is permitted to tie into the existing sewer line on Locust Grove Road. Meridian Public Works Water IV.B • Distance to Mainline Water available at the site • Impacts or Concerns Approval of the water system is contingent upon obtaining a variance to connect to Pressure Zone 5 instead of Pressure Zone 4.All conditions and requirements associated with the variance must be met,subject to approval by the City Engineer. The variance has not yet been issued.No connection to Pressure Zone S may occur until written approval is provided by the City Engineer. Note: See City/Agency Comments and Conditions Section and public record for all department/agency comments received. Solara Estates Subdivision H-2025-0013 (copy this link into a separate browser). City of Meridian I Department Report II. Community Metrics Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:51132223320 Date Retrieved:2025/3/25 Parcel Count Parcel Acreage Infill Indicator: 1,964 743 Surrounding Area 36% vot aty 4 W ® City Limits 1,932 ■ Not City Household Household& Population Growth Households 02020 Population Change:24.2°I° Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 Use Types Residential Addresses All Addresses ■ Single-family a% Multi-family 190% 194% ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved Approved 0 1000 2000 3000 4000 0 10 20 30 4U ■ Single-family El Multi-family City of Meridian I Department Report II. Community Metrics 2.00 2,000 Single-family y Residential a 1.50 1,500 Parcel Diversity y 1.00 1,000 U 0 Parcel Count 0.50 500 L 0.29 m FW a *Average Acres � 0.00 0.00 �'11 0 R-2 4 R-15 Average Single-family Density by Zoning Average 10.00 1a9.23 Residential Density L 5.00 0 5.89 Q 03.49 4.86 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 on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service Locust Grove Road 978-feet Minor Arterial 321 Better than°E" Amity Road 636-feet Minor Arterial 462 Better than°E" 'Acceptable level of service for a two-lane minor arterial is°E"(575 VPH)_ 2. Average Daily Traffic Count(VDT) Average early traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for Locust Grove Road north of Mary Lane was 6,728 on July 25, 2024_ • The average daily traffic count for Amity Road west of Eagle Road was 9,539 on November 2,2022. City of Meridian I Department Report II. Community Metrics ACHD Planned Improvements 1. Capital Improvements Plan (CIP)l Five Year Plan (FYP): • Amity Road is scheduled in the FYP to be widened to 5-lanes from SH-69(Meridian Road)to Locust Grove Road with a design and construction year yet to be determined. • The intersection of Amity Road and Locust Grove Road is scheduled in the FYP to be reconstructed as a multi-lane roundabout with 1-lane on the north leg, 1-lane on the south, 2- lanes east, and 2-lanes on the west leg with a design year of 2023-2024 and a construction year yet to be determined. • Locust Grove Road is listed in the CIP to be widened to 3-lanes from Amity Road to Victory Road between 2036 and 2040. • Locust Grove Road is listed in the CIP to be widened to 3-lanes from Lake Hazel Road to Amity Road between 2036 and 2040. • Amity Road is listed in the CIP to be widened to 5-lanes from Locust Grove Road to Eagle Road between 2031 and 2035. Notes: See VIIL Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 3: Service Impact Summary Ready 0 0 0 0 0 0 Marginal 0 0 0 0 Caution O eye 'All �4�� \°� o �a �\ �� ° Qa�,c� °°\� 0 ,co Qa Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics IH. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The current Future Land Use Map(FLUM)designation for the properties is Low Density Residential and the zoning district is RUT as the property is located within Ada County. 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. The applicant is proposing to annex and zone the properties to the R-8 and R-2 zoning districts. The property located at 1695 E. Amity Road is proposed to be zoned R-8 to retain the existing church use. The request for R-8 zoning is necessary because churches are prohibited in the R-2 and R-4 zoning districts. The City has received a copy of the approved Conditional Use Permit (CUP) from Ada County for the existing church use, and any future expansions of the facility will require CUP approval through the City.As part of annexation,the church will also be required to connect to City services and abandon the existing well and septic system in accordance with UDC 11-3A-21. The properties located at 4940 and 5060 S. Locust Grove Road are proposed to be zoned R-2 with the approval of the preliminary plat to subdivide the parcels into 19 lots(14 building lots and 5 common lots). The existing home at 5060 S. Locust Grove Road will remain on Lot 11,Block 1, and will be required to connect to City services and abandon the existing well and septic system. At this time,the church is not requesting any modifications to the existing property or structures, but has agreed to annexation solely to provide the path of annexation for the Solara Estates Subdivision. Because the properties are under two separate ownerships, staff recommends two separate development agreements to govern each property. Table 4: Project Overview Description Details History CUP for the existing church Phasing Plan 1 Residential Units Single-family Detached Open Space 0.78 acres required/0.965 acres provided(9.9%) Amenities 2 points required/2 points provided Physical Features N/A Acreage +15 acres Lots 19 lots(14 building/5 Common) Density 1.44 du/ac B. History The Church of Jesus Christ of Latter-day Saints received a Conditional Use Permit to build a church on May 21, 1975. The Bills' property has an existing home, formerly used for pasture and agriculture,which will remain on Lot 11,Block 1. City of Meridian I Department Report III. Staff Analysis C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The property located at 1695 E. Amity Road is currently used as the Church of Jesus Christ of Latter-day Saints, which will continue to operate as a church. This use is considered nonconforming for street buffers and parking lot landscaping and may require the approval of a conditional use permit to expand the non-conformity in accord UDC 11-IB-3. Although no development or modifications are proposed for the property located at 1695 E. Amity Road, staff recommends that the Commission and City Council evaluate the need for a 5-foot temporary sidewalk within the ACHD right-of-way on the west and north side of the property. The sidewalks would provide a pedestrian connection from the south to the north and east to west and wrap around to extend the entire length of the property along Amity Road, as part of the annexation approval, as there are no existing sidewalks at this intersection. The property located at 5060 S. Locust Grove Rd. is currently used for residential and agricultural purposes. It contains one (1) existing residence, which is proposed to remain. Since the existing residence will no longer have access to Locust Grove, the applicant will need to work with the City on a new home address with the platting of the property. Both the existing church and residence will be required to connect to City services.As part of this process, the existing wells and septic systems must be abandoned in accordance with applicable regulations. 2. Proposed Use Analysis (UDC 11-2): The applicant is proposing single-family detached homes which are listed as a principal permitted use in UDC Table 11-2A-2 for the R-2 zoning district. The church requires a conditional use permit in the proposed R-8 zoning district;subject to the specific use standards in Chapter 4. 3. Dimensional Standards (UDC 11-2): In the R-2 and R-8 zoning districts, a twenty-five (25)foot landscape buffer is required along S. Locust Grove Road and E.Amity Road. In the R-2 zoning district, the maximum building height is thirty-five (35)feet, with an interior setback of 7.5 feet per story and a rear setback offifteen (15)feet. The maximum street frontage is eighty(80)feet. The proposed building lots range in size from 13,553 square feet to 61,912 square feet, all of which exceed the minimum lot size requirement of 12,000 square feet for the R-2 zone. In the R-8 zone, the maximum height is also 35 feet with an interior setback of 5 feet and arear setback of twelve(12)feet. Existing structures should conform with the height and setback standards of the district which they appear to do. D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan 5.01.02A, UDC 11-3A-19): The current use of the property located at 5060 S. Locust Grove Road is residential with one (1)residential property existing. The structure will remain and the existing well and septic system will be abandoned as required. City utilities are required to be extended to serve the proposed development. The current use of the property that is located at 1695 E.Amity Road is a church and will remain a church with the proposed annexation. Comprehensive Plan Policy 5.01.02A requires the applicant to maintain and implement community design ordinances, quality design criteria, and complete street policies to set quality standards citywide. City of Meridian I Department Report III. Staff Analysis 2. Qualified Open Space &Amenities (Comp Plan 2.02.00, Comp Plan 2.02.0IB, UDC 11-3G): Based on the standards in UDC Table 11-3G-3, a minimum of 8% (or 0.42-acres)for the R-2 zoning district.An open space exhibit was submitted as shown in Section VITF, that depicts 9.9%(or 0.965 acres) of open space that exceeds the required qualified open space standards. Based on the standards in UDC 11-3G-4A, a minimum of two (2) amenity points are required as the overall project is ten (10) acres in size. The amenities proposed are an eytdeer hiv, ttF picnic table, bench and picnic shelter. All common open space areas are required to be landscaped with one deciduous shade tree for every S,000 square feet of area and include a variety of trees, shrubs, lawn or other vegetative groundcover per UDC 11-3G- 5B.3. Comprehensive Plan policy 2.02.00 requires the applicant to plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. Comprehensive Plan policy 2.02.0IB requires the applicant to evaluate open space and amenity requirements for consistency with community needs and values. 3. Landscaping (UDC 11-3B): i. Landscape buffers along streets UDC 11-2A-6 requires a twenty-five(25)foot wide buffer along arterial roads(Locust Grove Road). The applicant is requesting alternative compliance for a portion of the landscape buffer along Locust Grove Road that borders Lot 11, Block I due to the existing structure (see analysis below). ii. Tree preservation Per UDC 11-3B-10,the applicant shall preserve existing trees four-inch caliper or greater from destruction during the development. Mitigation shall be required for all existing trees four-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper trees, or seven(7)three-inch caliper trees). Deciduous specimen trees four-inch caliper or greater may count double towards total calipers lost,when planted at entryways,within common open space, and when used as focal elements in landscape design. If trees are proposed to be removed from the property that meet the criteria listed above, the applicant shall add a mitigation section to the landscape plan with the final platy application. iii. 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. 4. Parking (UDC 11-3C): Off-street parking is required to be provided for each home based on the total number of bedrooms per unit as set forth in UDC Table 11-3C-6. On-street parking is also available on the proposed streets. City of Meridian I Department Report III. Staff Analysis i. Residential parking analysis The proposal will be required to meet the standards for parking as set forth in UDC 11- 3C-6. 5. Building Elevations (Comp Plan 2.01.01 C,Architectural Standards Manual): Five (5) conceptual building elevations were submitted for the proposed subdivision as shown in Exhibit VII.H. Buildings shall be designed with elevations that create interest through the use of broken planes, windows, and fenestrations that produce a rhythm of materials and patterns. Design review is not required for single-family detached structures. However, because the rear and/or sides of homes facing Locust Grove Road will be highly visible, Staff recommends a DA provision requiring those elevations incorporate articulation through changes in two or more of the following: modulation (e.g.projections, recesses, step- backs,pop-outs), bays, banding,porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from adjacent public streets. Single-story homes are exempt from this requirement. Comprehensive Plan policy 2.01.01 C encourages the applicants to maintain a range of residential land use designations that allow diverse lot sizes, housing types, and densities. 6. Fencing (UDC 11-3A-6, 11-3A-7): All fencing constructed on the site is required to comply with the standards listed in UDC 11- 3A-7. 7. Parkways (Comp Plan, UDC 11-3A-17): Per the UDC the minimum width of parkways planted with Class II trees shall be eight(8) feet. The width can be measured from the back of curb where there is no likely expansion of the street section within the right-of-way;the parkway width shall exclude the width of the sidewalk. Class 11 trees are the preferred parkway trees. Comprehensive Plan policy 3.07.01 C appropriate landscaping, buffers, and noise mitigation with new development along transportation corridors (setback, vegetation, low walls, berms, etc) is required. E. Alternative Compliance The applicant is requesting alternative compliance for Lot 11,Block 1,due to the impacts of ACHD's required right-of-way dedication and roadway improvements along Locust Grove Road. ACHD requires a fifty-foot(50')right-of-way dedication from the centerline,pavement widening extending seventeen feet(17')from the centerline, a three-foot(Y)gravel shoulder, and a ten- foot(10')multi-use pathway located 26.5 feet from the centerline adjacent to the site. Combined with the City's 25-foot landscape buffer requirement,these improvements substantially reduce the usable area on Lot 11,Block 1,where an existing home is located.As a result,the home would be positioned approximately four feet(4')from the landscape buffer property line, encroaching into the R-2 zoning district's required setback. The applicant also notes that the buffer placement further limits usable driveway space and raises concerns about access to the home's northwest-facing garage. To address these constraints,the applicant proposes reducing the landscape buffer width along the west side of Lot 11 from twenty-five feet(25')to twelve and a half feet(12.5'),placing the buffer within an easement rather than a common lot. The reduced buffer would include enhanced landscaping to meet the intent of the code,with the landscape architect proposing seven(7) additional trees to improve visual screening and sound attenuation between the arterial roadway and the home. City of Meridian I Department Report III. Staff Analysis The Director approved the reduction in landscaping buffer only for the area around the driveway where it encroaches into the buffer. The remaining buffer shall meet the 25-foot requirement. F. Transportation Analysis 1. Access (Comp Plan 6.01.02B, UDC 11-3A-3, UDC 11-3H-4): The existing church has two access points via E.Amity Road and one access point via S. Locust Grove Road. The Conditional Use Permit approved by Ada County required the applicant to eliminate the northwestern access. Commission and Council should determine whether or not access should be further restricted or remain as is until future development occurs on the property. Note:ACHD has not placed any restrictions on the existing access points. Access to the proposed preliminary plat is via Locust Grove Road with the existing house taking access from a new internal roadway in accord with UDC 11-3A-3. The applicant is also proposing two (2)stub streets—one at the east boundary and one at the south boundary. 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. 4. Subdivision Regulations (UDC 11-6): i. Dead end streets No streets or series of streets that ends in a cul-de-sac or a dead end shall be longer than five hundred(500)feet except as allowed by UDC 11-6C-3. ii. Block face UDC 11-6C-3-regulates block lengths for residential subdivisions. Staff has reviewed the submitted plat for conformance with these regulations. The intent of this section of code is to ensure block lengths do not exceed 750 ft, although there is the allowance of an increase in block length to 1,000 feet if a pedestrian connection is provided. In no case shall a block face exceed one thousand two hundred(1,200)feet,unless waived by the City Council. The proposed block lengths do not exceed the maximum length of 750 feet. G. Services Analysis 1. Pressurized Irrigation(UDC 11-3A-15): The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC I1-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2. Storm Drainage (UDC 11-3A-18): An adequate drainage system is required in all developments by the City's adopted standards, specifications, and ordinances. Design and construction shall follow best management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage City of Meridian I Department Report 111. Staff Analysis will be proposed with a future construction application and shall be constructed to City and ACHD design criteria. 3. Utilities (Comp Plan 3.03.03G, UDC I1-3A-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 final plat 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: Church of Jesus Christ of Latter-day Saints Property(1685 E.Amity Rd.) a. The existing church property is deemed a nonconforming use and shall be subject to the standards outlined in UDC 11-1 B-3. b. The existing church shall connect to City water and sewer service within 60 days of it becoming available and disconnect from private service, as set forth in MCC 9-1-4 and 9- 4-8. c. Existing accesses to E. Amity Road and S. Locust Grove Road,including cross access to parcel AS 1132223050, shall be evaluated with future development of the property in accordance with UDC 11-3A-3. d. The property shall be limited to the operation of the church or place of religious worship, subject to the specific use standards outlined in UDC 11-4-3-6. City of Meridian I Department Report IV. City/Agency Comments &Conditions Solara Estates Subdivision a. Future development of this site shall be substantially consistent with the preliminary plat, landscape plan, open space and amenity exhibits, and conceptual building elevations for the single-family dwellings included in Section VII and the provisions contained herein. b. The rear and/or sides of 2-story structures that face Locust Grove Road shall incorporate articulation through changes in two or more of the following: modulation(e.g. projections,recesses, step-backs,pop-outs),bays,banding, porches,balconies,material types, or other integrated architectural elements to break up monotonous wall planes and roof lines. Single-story structures are exempt from this requirement. C. T The applicant shall construct a 5-foot temporary sidewalk within the Locust Grove and Amity Road ACHD right-of-way abutting the west and north side of the church property. d. No building permits shall be issued prior to the final plat being recorded. e. The existing homes shall connect to City water and sewer service within 60 days of it becoming available and disconnect from private service, as set forth in MCC 9-1-4 and 9- 4-8. 2. The Preliminary Plat included in Section VII, dated March 2025, is approved with the following revisions: a. All utility easements reflected in the utility plan shall be included on the final plat. b. Other than the access approved with this application,direct access to S. Locust Grove Road is prohibited. 3. The Landscape Plan included in Section VII, dated July 30,2025 shall be revised as follows: a. Provide fence details for any proposed fences for this development. b. Provide a details page for the proposed landscape. c. The director has approved the alternative compliance request. The reduction in the landscape buffer for Lot 11 shall only be for the area around the driveway. The remaining buffer shall meet the 25-foot requirement. 4. Prior to signature on the final plat by the City Engineer,the applicant shall submit a public access easement for the multi-use pathway along S. Locust Grove to the Planning Division for approval by City Council and subsequent recordation or unless required by ACHD. 5. The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B, as applicable. 6. The development shall comply with standards and installation for landscaping as set forth in UDC 11-313-5 and maintenance thereof as set forth in UDC 11-313-13. 7. Pathway and adjoining fencings and landscaping shall be constructed consistent with the standards as set forth in UDC 11-3A-7A7, 11-3A-8 and 11-3B-12C. 8. The development shall comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to driveways, easements,blocks, street buffers, and mailbox placement. City of Meridian I Department Report IV. City/Agency Comments &Conditions 9. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. 10. The Applicant shall have a maximum of two(2)years to obtain City Engineer's signature on a final plat in accord with UDC 11-613-7. 11. The Applicant shall comply with all conditions of ACHD. 12. Staff's failure to cite all relevant UDC requirements does not relieve the applicant from compliance. 13. The existing home on Lot 11,Block 1 shall update its address once a new address is issued with the recordation of the final plat. B. Meridian Public Works Site Specific Conditions of Approval 1. The applicant is proposing to connect to a sewer shed different from the one identified in the master plan. The City Engineer has reviewed and approved the proposed change. The applicant is permitted to tie into the existing sewer line on Locust Grove. 2. Approval of the water system is contingent upon obtaining a variance to connect to Pressure Zone 5 instead of Pressure Zone 4. All conditions and requirements associated with the variance must be met, subject to approval by the City Engineer. The variance has not yet been issued. No connection to Pressure Zone 5 may occur until written approval is provided by the City Engineer. General Conditions of Approval 1. Applicant shall coordinate water and sewer main size and routing with the Public Works Department,and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2. Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 3. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A) and an 81/2"x 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. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single-point connection is City of Meridian I Department Report IV. City/Agency Comments &Conditions utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 5. All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 6. All irrigation ditches, canals, laterals,or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42- 1207 and any other applicable law or regulation. 7. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development, and if so,how they will continue to be used, or provide record of their abandonment. 8. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 9. Street signs are to be in place, sanitary sewer and water system shall be approved and activated,road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 10. A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing,landscaping,amenities, etc.,prior to signature on the final plat. 11. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer,an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-313. 12. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 13. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 14. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 15. Developer shall coordinate mailbox locations with the Meridian Post Office. 16. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 17. The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 18. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. City of Meridian I Department Report IV. City/Agency Comments &Conditions 19. At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 20. A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting.A copy of the standards can be found at http://www.meridianciU.oMIgublic_works.aspx?id=272. 21. The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 22. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. Meridian Park's Department https:llweblink.meridiancity.orglWebLink/browse.aspx?id=392029&dbid=0&repo=MeridianCit Y D. Irrigation Districts 1. Boise Kuna Irrigation District https://weblink.meridiancity.org/WebLink/Browse.aspx?id=392029&dbid=0&redo=Meridia Lclu E. Idaho Department of Environmental Quality(DEQ) https:llweblink.meridianciU.orglWebLinkIBrowse.aspx?id=392029&dbid=0&repo=MeridianCit Y F. Ada County Highway District(ACHD) h ttps://weblink.meridiancity.org/WebLink/browse.aspx?id=392029&dbid=0&repo=MeridianCit Y G. Ada County Development Services https://weblink.meridiancity.org/WebLink/browse.aspx?id=392029&dbid=0&repo=MeridianCit Y H. Idaho Transportation Department(ITD) https:Ilweblink.meridianci(y.oLvlWebLinklbrowse.aspx?id=392029&dbid=0&repo=MeridianCit Y City of Meridian I Department Report IV. City/Agency Comments &Conditions V. FINDINGS A. Annexation(UDC 11-5B-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Commission finds annexation of the subject site with an R-8 and R-2 zoning designation will be consistent with the Comprehensive Plan Low Density Residential FL UM designation if the applicant complies with the provisions in Section IV. As the designation will be in line with the large estate surrounding properties in the area. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Commission finds the proposed lot sizes and layout proposed will be consistent with the purpose statement of the residential districts if the Comprehensive Plan and that housing opportunities will provide consistency with the Comprehensive Plan for that area. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Commission finds that the map amendment will not be detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Commission finds the proposed annexation shall not result in adverse impact of services. 5. The annexation(as applicable)is in the best interest of city. Commission finds the proposed annexation is in the best interest of the City if the property is developed in accord with the provisions in Section IV. B. Alternative Compliance(UDC 11-5B-5E) In order to grant approval for an alternative compliance application,the Director shall determine the following: 1. Strict adherence or application of the requirements are not feasible; or The existing house cannot meet the requirements for the required twenty-five (25)feet landscape buffer along Locust Grove Road and still access to the garage or meet the required setback. The Director approved the reduction in landscaping buffer only be for the area around the driveway where it encroaches into the buffer. The remaining buffer shall meet the 25 foot requirement. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and A minor reduction is proposed to allow access to the driveway and enable the home to meet the required setbacks of the R-2 zoning district, therefore the Director finds the alternative provides an equal means for meeting the landscape buffer requirement. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. The Director finds that the proposed alternative means will not be materially detrimental to public welfare or impair the intended uses and character of surrounding properties. City of Meridian I Department Report V. Findings C. Preliminary Plat(UDC-6B-6) In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; Commission finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section IV. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Commission finds public services can be made available to the subject property and will be adequate to accommodate the proposed development. The sewer is approximately 350 north of Amity Road. The applicant is proposing to connect to a sewer shed different from the one identified in the master plan. The City Engineer has reviewed and approved the proposed change. The applicant is permitted to tie into the existing sewer line on Locust Grove. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Commission finds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City's Capital Improvement Program. 4. There is public financial capability of supporting services for the proposed development; Commission finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Commission finds the proposed development is not detrimental to the public health, safety, and general welfare. 6. The development preserves significant natural, scenic or historic features. There are no significant natural, scenic or historic features within the proposed development area. City of Meridian I Department Report V. Findings VI. ACTION A. Staff: Staff recommends approval of the proposed annexation,preliminary plat and the director has approved request for alternative compliance per the provisions in Section IV in accord with the Findings in Section V. B. Commission: The Meridian Planning&Zoning Commission heard these items on September 4,2025. At the public hearing,the Commission moved to recommend approval of the subject annexation, preliminM plat and alternative compliance requests and did not feel the need to construct a temporary sidewalk along S. Locust Grove or E. Amity Road along the church's property due to ACHD's road construction schedule for that area. 1. Summary of Commission public hearing_ a. In favor: Jadon Schneider representing the property owner Codi Bills,property owner, b. In opposition: • Mark Agenbroad—Feels the lots should be one acre lots instead of half acre lots. Feels that growth is a concern for this area and would like to see something that fits within the existing area. • Bonnie Capell—Concerned about losing her view,would like a provision to be added that would not allow a two-story dwelling in front of their home. • Julie Edwards—Traffic is a concern, left turns may be an issue. Feels the rules are being bent with the alternative compliance so that the developer can get what they want. If the church sells will the zoning revert to R-2 from R-8? • Jordan Schneider—Requested the removal of the fire pit from the amenity list as that is not something that is being proposed. c. Commenting: Mark Agenbroad,Bonnie Capell,Julie Edwards, d. Written testimony:None e. Staff presenting application: Linda Ritter f. Other Staff commenting on application: None 2. Key issue(s) public testimony a. Lot size,loss of view and traffic impacts 3. Key issue(s)of discussion by Commission: a. The future land use map has medium density to the east of this proposed development which will allow for a natural transition to smaller lots. Make sure whomever is burg these lots understand the transition. 4. Commission change(s)to Staff recommendation: a. Not recommending temporary sidewalk along the church property on S. Locust Grove Road and E.Amity Road. 5. Outstandin issue(s) for City Council: a. None C. City Council: The Meridian City Council heard these items on October 14,2025. At the public hearing the Council moved to approve the subject ALT,AZ, and PP requests. 1. Summary of the City Council public hearing: a. In favor: Jadon Schnieder,representingtpplicant; Codi Bills,property owner b. In opposition:None C. Commenting: Codi Bills d. Written testimony: None e. Staff presenting application: Linda Ritter City of Meridian I Department Report VI. Action f. Other Staff commenting on application: Bill Parsons 2. Key issue(s)of public testimony: a. None 3. Key issue(s)of discussion by City Council: a. Distance of access road to the property from the proposed roundabout at the intersection of E.Amity Road and S. Locust Grove Road. The access road to the property does not meet the required distance of 660 feet from the proposed roundabout but has been accepted by ACHD: difference in elevation of S. Locust Grove Road and the proposed access road:potential right in/right out due to the short distance from the intersection and proposed roundabout: should there be concerns about the church's ingress and egress there on Locust Grove as well. The church has been there a long time and not aware of significant issues that they have had on the Locust Grove Road on Sundays Tuesdays or Wednesday evenings when youth groups are held.Not aware of maior concerns with that,therefore the proposed subdivision should have minimal impact the traffic: timing of the proposed roundabout as there is not a construction date identified at this time:not a fan of sidewalks to nowhere,therefore the temporary sidewalks along Locust Grove and Amity are needed 4. City Council change(s)to Commission recommendation. a. Construct temporary sidewalk along the entire length of the church's property along S. Locust Grove Road and E.Amity Road City of Meridian I Department Report VI. Action • 1 ct -. location _ X \- l . .. . v. � Analysis AMITY r H P ■a. W ` in.LU � arm nmir _ 41�r�•-' � k � -',�--. .!' a _ _ r. 111111111111 A +�1lykL• • -Sri i�il. . � ■•■�u Legend n■Isno p�! �nnr ellll �v!■� �nu1 w Project • • • 1■11111! 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Map Notes Recent Area Preliminary Plats(within last 5-years): H-2018-0087 H-2019-0119 H-2019-0134 H-2021-0020 H-2021-0062 H-2022-0012 H-2022-0036 H-2024-0007 H-2024-0044 Recent Area Conditional Use Permits (within last 5-years): H-2019-0123 H-2020-0006 H- 2020-0009 H-2020-0030 H-2019-0134 H-2018-0115 H-2020-0057 H-2020-0117 H-2021- 0021 H-2021-0087 H-2021-0086 H-2017-0068 H-2017-0129 H-2020-0056 H-2018-0017 H- 2019-0097 H-2022-0014 H-2022-0036 H-2022-0089 H-2023-0004 H-2023-0047 H-2024- 0014 H-2024-0022 H-2024-0041 City of Meridian I Department Report VII. Exhibits B. Service Accessibility Report PARCEL S1132223210 SERVICE ACCESSIBILITY Overall Scare: 20 7th Percentile Description ! ! Location Within 1/2 mile of City Limits YELLOW Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 140 yrfloodplain or > 2 a:-es GREEN Emergency Services Fire Response time 5-9 min. YELLOW Emergency Services Police Meets response time goals some of the time YELLOW 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 plar School Walking Proximity Within 112 mile walking GREEN Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Either a Regional Park within 1 mile OR a Community Park alkability Park within 1/2 mile OR a Neighborhood Park within GREEN 114 mile walking City of Meridian I Department Report VII. Exhibits C. Preliminary Plat(date: 7/30/2025) N -1 w"¢$ 11III ' Z Im14 = kA 10 r -I D. Site Plan (date: 7/30/2025) r; n� PRELIMINARY PLAT m e' FOR SOLARA ESTATES SUBDIVISION w moo_ �•�"�^� LOCATED INA PORTION OF T1iENW1/40ESEMON32T.3N.,R.1F. Lu ADA COUNTY,IDANO JULY 2025 z ® El c - VOWn �.m ( - a®. I® I ✓kdmY,N� l� City of Meridian Department Report VII. Exhibits E. Landscape Plan (date: 8/5/2025) —-------------- (D -N City of Meridian Department Report VII. Exhibits F. Qualified Open Space Exhibit(date: 7/30/2025) 3:11N m11 I i1 z Ali o o o 11 - ----- --- ----- m m �. H o © o e ' o I � t � aaae 3Tm 3 El�, City of Meridian Department Report VII. Exhibits G. Amenity Exhibit ' I lI .I I L� z� z NOTE: I i_ ---cBB£aw£oar➢e,B,.oB£.Ru•��psREPoMM����� m I � 12 w�+nseweArsew l.F II 'I SIZF.AND—RAL�TOaBECONPi E➢Br➢EVBLaPFA J LOT 13 AMEMI]'4PACE City of Meridian I Department Report VII. Exhibits H. Emergency Vehicle Turnaround Exhibit + � w w o © o Z --- — - — - a a 1i o o City of Meridian Department Report VII. Exhibits I. Building Elevations r' r. THE VVELLFS ti THE LANDING City of Meridian Department Report VII. Exhibits 5 � Y r ReportCity of Meridian Department wr r .'Jiml THE DFAN City of Meridian Department Report VII. Exhibits J. Annexation Legal Description &Exhibit Map 1001 N.Rosario Street Suite 100 [� Meridian,ID 83642 F*US P(208)974-0075 F(801)352-7989 ENGINEERING&SURVEYING LEGAL DESCRIPTION PREPARED FOR SUNRISE ESTA TES ADA COUNTY, IDAHO 0810112025 24-5058 JTS CURTIS BILLS PARCEL LEGAL DESCRIPTION A part of the Northwest Quarter of the Northwest Quarter of Section 32,Township 3 North, Range 1 East, Boise Meridian, located in Meridian, Ada County, Idaho, being more particularly described as follows: Commencing at the Northwest Comer of Section 32,Township 3 North, Range 1 East, Boise Meridian; thence S02°00'54"W 334.71 feet along the Section line between the Northwest Corner of Section 32 and the North 1116 Corner common to Section 32 and 31,T3N, R1 E, B.M.to the Point of Beginning; thence S89°13'23"E 662.85 feet along a fence to a 112 inch rebar; thence SO°40'36"W 667.90 feet along a fence to a 112 inch rebar; thence N80°10'42"W 666.78 feet along a fence to a point on the Centerline of South Locust Grove Road; thence 1\1102°00'54"E 667.45 feet along the Centerline of South Locust Grove Road to the Point of Beginning. Contains: 10.19 acres+l- L A ND ct ytCcwstp 3271 4 1 of 4 City of Meridian Departtnent Report VII. Exhibits 1001 N.Rosorio Street Suite 100 Meridian,ID 83642 F*US P(208)974-0075 F(80 11 352-7989 ENGINEERING&SURVEYING LEGAL DESCRIPTION PREPARED FOR SUNRISE ESTATES ADA COUNTY, IDAHO 08/0112025 24-5058 JTS LDS C14URCFI PARCEL LEGAL DESCRIPTION A part of the Northwest Quarter of the Northwest Quarter of Section 32,Township 3 North, Range 1 East, Boise Meridian, located in Meridian, Ada County, Idaho, being more particularly described as follows: Commencing at the Northwest Corner of Section 32,Township 3 North, Range 1 East, Boise Meridian,said point being the Point of Beginning; thence 889°10'53"E 661.71 feet along the Centerline of East Amity Road; thence S01 04918"W 334.20 feet to a 112 inch rebar; thence N89°13'23"W 662.85 feet along a fence to the Centerline of South Locust Grove Road; thence h102°00'54"E 334J1 feet along the Centerline of South Locust Grave Road to the Point of Beginning. Contains: 5.08 acres+l- ��p,L LA)y.0 4.y` USE O el. 3271 4 WTON 5 2of4 City of Meridian Department Report VII. Exhibits 1001 N.Rosorio Street Suite 10a Me0dian.ID 83642 FU P(208)974-0075 F(80 1)352-7989 �. _ S ENGINEERING&SURVEYING LEGAL DESCRIPTION PREPARED FOR SUNRISE ES TA TES ADA COUNTY, IDAHO 08101/2025 24-5058 JTS OVERALL ANNEXATION LEGAL DESCRIPTION A part of the Northwest Quarter of the Northwest Quarter of Section 32,Township 3 North, Range 1 East, Boise Meridian, located in Meridian, Ada County, Idaho, being more particularly described as follows: Commencing at the Northwest Comer of Section 32,Township 3 North, Range 1 East, Boise Meridian,said paint being the Point of Beginning; thence 889°10'53"E 661.71 feet along the Centerline of East Amity Road, thence SO1°49'18"W 334.20 feet to a 112 inch rebar; thence S01°40'36"W 667.90 feet along a fence to a 112 inch rebar; thence N89°1042"W 666.78 feet along a fence to a point on the Centerline of South Locust Grove Road; thence NO2°00'54"E 667.45 feet along the Centerline of South Locust Grove Road; thence NO2°00'54"E 334.71 feet continuing along the Centerline of South Locust Grove Road to the Point of Beginning. Contains: 15.27 acres+l- wry k)rLNSIro el 4 �a1Vl��7r Ir4 3271 4 om rE' l P 3of4 City of Meridian I Department Report VII. Exhibits GRAYSON SUBDIVISION POINT OF E AMITY RD BEGINNING [RECORD:S89°10'34"L• 26450l') LDS PARCEL MEASURED:S89"10'53'E 2BM4.$8' 30 29 S89"1 453•E 661.71' 9 NW COR 31 — 31 — SECTION 32 — �SOUTHERLY RIGHT OF WAY N 114 CORNER T3N,R1E,B.M. ti E AMITY ROAD c SECTION 32 PARCEL S1132223130 T3N,R1E,B.M_ w CHURCH OF JESUS CHRIST OF 5.08 ACRES LATTER-DAY SAINTS � WORDEN INSTRUMENT NO.8$6109&88611U SUBDIVISION w PROPOSED ZONING:R-S 589°7323"E 662,15' POINT OF BEGINNING BILLS PARCEL EASTERLY RIGHT OF WAY I LOCUST GROVE ROAD n - + PARCEL S1132223050 hBROWN,THOMAS K a � ti PARCEL S 1 132223 110&S 1132223120 CD $ I BILLS,CURTIS ro z z ' INSTRUMENT NO.2019030613 �a L LAND 10.19 ACRES+1- ) 01+5ED G� d PROPOSED ZONING:R-2 CROW rn 10 m 0. 3271 4 D LI RCEL3ARD,LL4h{C AWIP'lpE2 W 66&78' N 1116 CORNER COMMON TO PARCEL S 1132223525 = SECTION 29 CAPELL FAMILY LIVING TRUST AND 31 29 ' T3N,R1E,B_M. 31 orcni,xo� JWU � ANNEXATION EXHIBIT 5 ENGINEER]NO AND SURVEYING,LLC LDS CHURCH & CURTIS BILLS Iwi NORTH RQURIOMEU.SUFF 19D 4 OF 4 ML•R1DIAK.IDARO&]412 Fli:(2-0&h4MW3 vrv.foNrrx City of Meridian I Department Report VII. Exhibits K. Preliminary Plat Legal Description &Exhibit Map 1001 N_Rosario Street Suite 100 Meridian, ID 83b42 F U S P(208) 974-0075 F(801) 352-7989 ENGINEErumu&SLhV;:)LNU LEGAL DESCRIPTION PREPARED FOR SOLARA ESTATES MERIDIAN, IDAHO 212112025 24-5058 MLW PRELIMINARY LEGAL DESCRIPTION A part of the Northwest Quarter of the Northwest Quarter of Section 32,Township 3 North, Range 1 East, Boise Meridian, located in Meridian, Ada County, Idaho, being more particularly described as follows: Commencing at the Northwest Corner of Section 32, Township 3 North, Range 1 East, Boise Meridian; thence S02°00'54"W 334.06 feet along the Section line between the Northwest Corner of Section 32 and the North 1116 Corner common to Section 32 and 31,T311N, R1 E, B.M.;thence S87°59'06"E 30.00 feet to the Point of Beginning; thence 889°12'16"E 632.27 feet; thence S01037'42"W 667.68 feet; thence N89°10'42"W 636.78 feet; thence NO2°00'54"E 667.47 feet to the Point of Beginning. Contains: 423,525 square feet or-9 72 acres+l- PRELIMINARY DESCRIPTION: FOR REVIEW ONLY 1 of 2 City of Meridian I Department Report VII. Exhibits 30 29 31 32 NW CORNER SECTION 32, T3N,R1 E,B.M. S87'59'06"E 30.00' (TIE) �n POINT OF BEGINNING S89°72'16"E 632.27' 1 m I R C7 M a � R C¢ u aO s tr z c a Lu Lu m LL o a) W I N89°10 42'W 636.78' I I ' 31 N 1116 CORNER SECTION 32, T3N,R1 E,B.M. 32 SUNRISE ESTATES EN 0@1NORH*- us 1_ZS' LEGAL DESCRIPTION EXHIBIT IOOI NORTH R06R61O 3LHF.fT.SL'1I'I live MERIDIAR IDAHO 8761] 2 4F 2 City of Meridian I Department Report VII. Exhibits L. Conditional Use Permit Approved by the Ada County Commission Board M 21p 1975 The CrAmmh 42f ,Tee Christ Of I&vt4 r-My Sa6lhtg % 17avY Yrig%t Rguto n Marid i t:t 14ahp ;93642 GaftelemeC6: Villa lector Is to advise yen Of the ac Yimn hmkAM Pay zhqt Bmrs e f )A& Vlam#y Cmmia a ions" at ycrL r 1J** Pwrsit as-optic - to Caract oKurc:k. Tha BcArd hm vottl to 9--an't the -Condi vi&nai ;fie■ -with tht a cUm ttg Z_ V*A AVP'J CA t S}.0 @CW17' VIUL del bi&bff On ftll$ 11 -ft tbf tiffL" ot• UA Ad& OOL;ntw Plwr=ag and zoi�irtg comoi58im d.6.d )kren 25, 1 , ax * , . htrwia azended. 2. seatiP49 1z, the c�rc4 shL361 not exce-ed r5a a•h,»,. 3. T-e C-0--th—L-4hrn ac-c'wa Sh&U Wk 01AMLI fated. .. Septi-a ayas-en enA wq�]i ■�w11 " $pprovgq �Y 'c;.m. e. ACcvaa, dedications, and Jz-AjTj*LeT* 2 111'l be "-proved 1jY ah& j%cm. _ DrWiru169e into `.Me i write ZL_Cr1 74%*sit sk-JtLi G■ eapra+aed h-j tn+r Naagm- er1-n&n Ir_'igation pia t r:t c;. If 2w ftw wri =taticLs pleeee contact th:a ort'i". FF ;S�4-qM--a2Y. wQ=aI-a C.Se I I 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 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve contract to Resto Clean for the Not-to-Exceed amount of $366,700.00 for the WRRF Tertiary Flow Equalization Building Tanks Recoating C� fIEN DL4,,A H �. MEMO TO CITY COUNCIL Request to Include Topic on the City Council Agenda From: Sandra Ramirez, Procurement Div. Meeting Date: October 21, 2025 Presenter: N/A Estimated Time: N/A Topic: Approve contract to Resto Clean for the Not-to-Exceed amount of$366,700.00 for the WRRF Tertiary Flow Equalization Building Tanks Recoating. Recommended Council Action: Approve and authorize Procurement Manager to execute the construction contract and issue the Purchase Order to Resto Clean for the Not-to-Exceed amount of$366,700.00. Background: No bids were received during the original solicitation; the department then had the opportunity to either rebid the project or request a quote from the contractor of choice. The department decided to find a contractor to work with and who agreed to complete the work. City Of Meridian Statement of Revenues and Expenditures - Rev and Exp Report - Sandra 3510 - WW Treatment Plant 65 - Wastewater Fund From 10/1/2025 Through 9/30/2026 Budget with Current Year Budget Amendments Actual Remaining OPERATING COSTS 53101 Plant Maintenance 907,961.04 0.00 907,961.04 Total OPERATING COSTS 907,961.04 0.00 907,961.04 DEPT EXPENDITURES 907,961.04 0.00 907,961.04 TOTAL EXPENDITURES 907,961.04 0.00 907,961.04 Date: 10/13/25 10:21:34 AM Page: 1 W IDIAN� AGENDA ITEM ITEM TOPIC: Development Agreement (Adero Mixed-Use Neighborhood - Commercial - H- 2024-0068) Between City of Meridian and Bridgetower Investments LLC for Property Located Near the Northwest Corner of N. Ten Mile and W. McMillan Rd. Ada County Recorder Trent Tripple 2025-071062 Boise,Idaho Pgs=88 vbailey 10/29/2025 08:12:18 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded DEVELOPMENT AGREEMENT PARTIES: 1. City of Meridian 2. Bridgetower Investments LLC, Owner/Developer THIS DEVELOPMENT AGREEMENT (this "Agreement") is made and entered into this 28th day of October , 2025, by and between City of Meridian, a municipal corporation of the State of Idaho, hereafter called "CITY,"whose address is 33 E. Broadway Avenue,Meridian, Idaho 83642, and Bridgetower Investments LLC, whose address is 398 E. Copper Ridge Street, Meridian, Idaho 83646; hereinafter collectively called"OWNER/DEVELOPER." 1. RECITALS: 1.1 WHEREAS, Owner/Developer is the sole owner, in law and/or equity, of a certain tract of land in the County of Ada, State of Idaho and described in Exhibit"A," which is attached hereto and by this reference incorporated herein as if set forth in full, hereinafter referred to as the "Property;" and 1.2 WHEREAS, Idaho Code § 67-6511A provides that cities may, by ordinance, establish provisions governing the creation, form, recording, modification, enforcement and termination of development agreements required or permitted as a condition of zoning that the Owner/Developer make a written commitment concerning the use or development of the Property; and 1.3 WHEREAS, City has exercised its statutory authority by the enactment of Section 11-513-3 of the Unified Development Code ("UDC"), which authorizes development agreements and the modification of development agreements; and 1.4 WHEREAS, Owner/Developer has submitted an application for development agreement modification to remove the property listed in Exhibit"A" from an existing Development Agreement recorded in Ada County, Idaho as Instrument #2019-055407 (Project Name: Summerwood Subdivision H-2019-0001), and for the inclusion of the Property into this new Agreement, which generally describes how the Property will be developed and what improvements will be made; and DEVELOPMENT AGREEMENT—ADERO MIXED-USE NEIGHBORHOOD MDA_COMMERCIAL H-2024-0068 Page 1 of 10 Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 2 of 88 1.5 WHEREAS, Owner/Developer made representations at the duly noticed public hearings before the Meridian City Council, as to how the property will be developed and what improvements will be made; and 1.6 WHEREAS,the record of the proceedings for requested development agreement modification held before the City Council includes responses of government subdivisions providing services within the City of Meridian planning jurisdiction, and includes further testimony and comment; and 1.7 WHEREAS, on the 24th of June, 2025, the Meridian City Council approved certain Findings of Fact and Conclusions of Law and Decision and Order ("Findings"), which have been incorporated into this Agreement and attached as Exhibit"B;" and 1.8 WHEREAS, Owner/Developer deems it to be in its best interest to be able to enter into this Agreement and acknowledges that this Agreement was entered into voluntarily and at its urging and request; and 1.9 WHEREAS,the property listed in Exhibit"A" shall no longer be subject to the terms of the existing Development Agreement recorded in Ada County, Idaho as Instrument#2019-055407 (Project Name: Summerwood Subdivision H-2019- 0001) and shall be bound by the terms contained herein in this new agreement; and 1.10 WHEREAS, City requires the Owner/Developer to enter into a development agreement modification for the purpose of ensuring that the Property is developed and the subsequent use of the Property is in accordance with the terms and conditions of this Agreement, herein being established as a result of evidence received by the City in the proceedings for zoning designation from government subdivisions providing services within the planning jurisdiction and from affected property owners and to ensure zoning designations are in accordance with the amended Comprehensive Plan of the City of Meridian on December 19, 2019, Resolution No. 19-2179, and the UDC, Title 11. NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the parties agree as follows: 2. INCORPORATION OF RECITALS: That the above recitals are contractual and binding and are incorporated herein as if set forth in full. 3. DEFINITIONS: For all purposes of this Agreement,the following words, terms and phrases herein contained in this section shall be defined and interpreted as herein provided for, unless the clear context of the presentation of the same requires otherwise: DEVELOPMENT AGREEMENT-ADERO MIXED-USE NEIGHBORHOOD MDA_COMMERCIAL H-2024-0068 Page 2 of 10 Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 3 of 88 3.1 CITY: means and refers to the City of Meridian, a party to this Agreement,which is a municipal corporation and government subdivision of the state of Idaho, organized and existing by virtue of law of the State of Idaho, whose address is 33 East Broadway Avenue, Meridian, Idaho 83642. 3.2 OWNER/DEVELOPER: means and refers to Bridgetower Investments LLC, whose address is 398 E. Copper Ridge Street,Meridian Idaho 83646,the party that owns said Property and shall include any subsequent owner(s) of the Property. 3.3 PROPERTY: means and refers to that certain parcel of Property located in the County of Ada, City of Meridian as described in Exhibit"A" describing a parcel to be removed from an existing Development Agreement recorded in Ada County, Idaho as Instrument#2019-055407 (Project Name: Summerwood Subdivision H- 2019-0001),with such parcel being bound by this new Agreement,which Exhibit "A" is attached hereto and by this reference incorporated herein as if set forth at length. 4. USES PERMITTED BY THIS AGREEMENT: This Agreement shall vest the right to develop the Property in accordance with the terms and conditions of this Agreement. 4.1 The uses allowed pursuant to this Agreement are only those uses allowed as permitted, conditional and/or accessory uses under the UDC. 4.2 No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1 Owner/Developer shall develop the Property in accordance with the following special conditions: a. Development of this site shall be generally consistent with the preliminary plat. Conceptual plans provided, including the landscape plan, conceptual plan, and conceptual building elevations for the commercial development included in Section VII of the Staff Report attached to the Findings of Fact and Conclusions of Law attached hereto as Exhibit`B" and the provisions contained herein are intended to serve as general guidance for future required commercial applications. b. Future development of the site shall comply with the ordinances in effect at the time of development. c. Prior to submitting plans or a final plat that contains any commercial lots,the applicant shall submit a traffic impact study (TIS) to address potential impacts DEVELOPMENT AGREEMENT-ADERO MIXED-USE NEIGHBORHOOD MDA_COMMERCIAL H-2024-0068 Page 3 of 10 Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 4 of 88 of the commercial lots as determined by Ada County Highway District (ACHD). Coordinate the scope of work with ACHD Planning Review staff. Additional conditions of approval may be required based on the findings of the updated traffic study. d. New buildings on pad sites adjacent to W. Malta Drive/W. Gondola Drive be limited to no more than a one-story disparity in building height.Natural features, differences in grade, and other context-sensitive neighborhood preservation design features should be considered with transitions. e. Building elevations shall comply with the Architectural Standards Manual, UDC, and Comprehensive Plan. Building elevations shall be evaluated with the submittal of certificate of zoning compliance and design review applications. f. The buildings shall not have loading docks or outside storage adjacent to W. Malta Drive/W. Gondola Drive without screening of loading areas and mechanical systems. g. The business hours of operations for the C-G zoning district along W. Malta Drive/W. Gondola Drive shall be limited from 6:00 a.m. to 11:00 p.m. Extended hours of operation may be requested through a conditional use permit. h. For lots with frontage on a public street, a minimum of forty percent (40%) of the buildable frontage of the property shall be occupied by building facades and/or public space. i. Approval of the proposed plaza area shall require the following: (i) Minimum of 16,000 square feet; (ii) amenities shall be provided that promote transition from the residential areas to commercial uses, including, without limitation seating areas, gathering spaces, and multimodal facilities such as bicycle repair stations, workout stations, etc. The plaza design shall be submitted to the City for review and approval prior to the final plat approval or with development of the second phase of landscape improvements. j. Development of the proposed plaza area shall be required with the first commercial phase of the project that is adjacent to the plaza area. k. The commercial portion of the development shall be responsible for construction of the new collector roadway (Gondola/Malta Drive) including landscaping, multiuse pathways, if it develops prior to the residential portion excluding the ten (10) foot multiuse pathway and landscaping on the west residential side of the new collector road. DEVELOPMENT AGREEMENT-ADERO MIXED-USE NEIGHBORHOOD MDA_COMMERCIAL H-2024-0068 Page 4 of 10 Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 5 of 88 1. Multi-family residential development shall be prohibited within the C-G zoning district in order to preserve the commercial land use and prevent further reduction of the commercial portion of the property. in. The landscape buffers along Ten Mile Road and the new collector shall be constructed within the first two phases of the commercial and office development. n. The L-O zoning district shall be required to have a thirty (30) foot landscape buffer and a 5-foot-wide pathway as depicted in the concept plan. o. No new driveways are approved as part of this application. Direct lot access to Ten Mile Road is prohibited unless otherwise approved by City Council and ACHD based on an approved updated TIS. p. Additional driveways accessing the new collector shall be prohibited unless otherwise approved by City Council and ACHD based on an approved updated TIS. q. Pedestrian circulation and cross access shall generally conform to the layouts depicted in the concept plans provided in Exhibits V-I-.Q and VtA& `'� 6. APPROVAL PERIOD: If this Agreement has not been fully executed within six`(6) months after the date of the Findings,the City may, at its sole discretion, declare the Agreement null and void. 7. DEFAULT/CONSENT TO DE-ANNEXATION AND REVERSAL OF ZONING DESIGNATION: 7.1 Acts of Default. In the event Owner/Developer, or Owner's Developer's heirs, successors, assigns, or subsequent owners of the Property or any other person acquiring an interest in the Property fail to faithfully comply with all of the terms and conditions included in this Agreement in connection with the Property, this Agreement may be terminated by the City upon compliance with the requirements of the Zoning Ordinance. 7.2 Notice and Cure Period. In the event of Owner/Developer's default of this agreement, Owner/Developer shall have thirty (30) days from receipt of written notice from City to initiate commencement of action to correct the breach and cure the default,which actions must be prosecuted with diligence and completed within one hundred eighty (180) days;provided, however, that in the case of any such default that cannot with diligence be cured within such one hundred eighty (180) day period,then the time allowed to cure such failure may be extended for such /it.r , DEVELOPMENT AGREEMENT-ADERO MIXED-USE NEIGHBORHOOD MDA_COMMERCIAL H-2024-0068 Page 5 of 10 Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 6 of 88 period as may be necessary to complete the curing of the same with diligence and continuity. 7.3 Remedies. In the event of default by Owner/Developer that is not cured after notice from City as described in Section 7.2, City shall,upon satisfaction of the notice and hearing procedures set forth in Idaho Code § 67-651 IA, have the right, but not a duty,to de-annex all or a portion of the Property, reverse the zoning designations described herein, and terminate City services to the de-annexed Property, including water service and/or sewer service. Further, City shall have the right to file an action at law or in equity to enforce the provisions of this Agreement. Because the covenants, agreements, conditions, and obligations contained herein are unique to the Property and integral to the City's decision to annex and/or re-zone the Property, City and Owner/Developer stipulate that specific performance is an appropriate, but not exclusive, remedy in the event of default. Owner/Developer reserves all rights to contest whether a default has occurred. 7.4 Choice of Law and Venue. This Agreement and the rights of the parties hereto shall be governed by and construed in accordance with the laws of the State of Idaho, including all matters of construction, validity,performance, and enforcement. Any action brought by any party hereto shall be brought within Ada County, Idaho. 7.5 Delay. In the event the performance of any covenant to be performed hereunder by either Owner/Developer or City is delayed for causes that are beyond the reasonable control of the party responsible for such performance, which shall include, without limitation, acts of civil disobedience, strikes or similar causes, the time for such performance shall be extended by the amount of time of such delay. 7.6 Waiver. A waiver by City of any default by Owner/Developer of any one or more of the covenants or conditions hereof shall apply solely to the default and defaults waived and shall neither bar any other rights or remedies of City nor apply to any subsequent default of any such or other covenants and conditions. 8. INSPECTION: Owner/Developer shall, immediately upon completion of any portion or the entirety of said development of the Property as required by this Agreement or by City ordinance or policy, notify the City Engineer and request the City Engineer's inspections and written ordinance or policy,notify the City Engineer and request the City Engineer's inspections and written approval of such completed improvements or portion therefor in accordance with the terms and conditions of this Agreement and all other ordinance of the City that apply to said Property. 9. REQUIREMENT FOR RECORDATION: City shall record this Agreement, including all of the Exhibits, and submit proof of such recording to Owner/Developer. 10. ZONING: City shall, following recordation of the duly approved Agreement, enact a valid and binding ordinance zoning the Property as specified herein. DEVELOPMENT AGREEMENT-ADERO MIXED-USE NEIGHBORHOOD MDA_COMMERCIAL H-2024-0068 Page 6 of 10 Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 7 of 88 11. SURETY OF PERFORMANCE: The City may also require surety bonds, irrevocable letters of credit, cash deposits, certified check or negotiable bonds, as allowed under the UDC,to insure the installation of required improvements, which the Owner/Developer agrees to provide, if required by the City. 12. CERTIFICATE OF OCCUPANCY: No Certificates of Occupancy shall be issued if the improvements have not been installed, completed, and accepted by the City, or sufficient surety of performance is provided by Owner/Developer to the City in accordance with Paragraph 11 above. 13. ABIDE BY ALL CITY ORDINANCES: That Owner/Developer agrees to abide by all ordinances of the City of Meridian unless otherwise provided by this Agreement. 14. NOTICES: Any notice desired by the parties and/or required by this Agreement shall be deemed delivered if and when personally delivered or three (3) days after deposit in the United States Mail, registered or certified mail,postage prepaid, return receipt requested, addressed as follows: CITY: with copy to: City Cleric City Attorney City of Meridian City of Meridian 33 E. Broadway Ave. 33 E. Broadway Ave. Meridian, Idaho 83642 Meridian, Idaho 83642 OWNER/DEVELOPER: Bridgetower Investments LLC 398 E. Copper Ridge Street Meridian, Idaho 83646 14.1 A party shall have the right to change its address by delivering to the other party a written notification thereof in accordance with the requirements of this section. 15. ATTORNEY FEES: Should any litigation be commenced between the parties hereto concerning this Agreement,the prevailing party shall be entitled, in addition to any other relief as may be granted,to court costs and reasonable attorney's fees as determined by a Court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. 16. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time is strictly of the essence with respect to each and every term, condition and provision hereof, and that the failure to timely perform any of the obligations hereunder shall constitute a breach of and a default under this Agreement by the other party so failing to perform. 17. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure to the benefit of the parties' respective heirs, successors, assigns and personal representatives, including City's corporate authorities and their successors in office. This Agreement shall be binding on the Owner/Developer, each subsequent owner and any other person acquiring an interest in the Property.Nothing herein shall in any way prevent sale or alienation of the Property, or portions DEVELOPMENT AGREEMENT-ADERO MIXED-USE NEIGHBORHOOD MDA_COMMERCIAL H-2024-0068 Page 7 of 10 Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 8 of 88 thereof, except that any sale or alienation shall be subject to the provisions hereof and any successor owner or owners shall be both benefited and bound by the conditions and restrictions herein expressed. City agrees, upon written request of Owner/Developer,to execute appropriate and recordable evidence of termination of this Agreement if City, in its sole and reasonable discretion, has determined that Owner/Developer has fully performed its obligations under this Agreement. 18. INVALID PROVISION: If any provision of this Agreement is held not valid by a court of competent jurisdiction, such provision shall be deemed to be excised from this Agreement and the invalidity thereof shall not affect any of the other provisions contained herein. 19. DUTY TO ACT REASONABLY: Unless otherwise expressly provided, each party shall act reasonable in giving any consent, approval, or taking any other action under this Agreement. 20. COOPERATION OF THE PARTIES: In the event of any legal or equitable action or other proceeding instituted by any third party (including a governmental entity or official) challenging the validity of any provision in this Agreement,the parties agree to cooperate in defending such action or proceeding. 21. REMOVED PROPERTY: The City is hereby authorized, in its sole discretion,to remove a portion of the Property ("Removed Property")from this Agreement at any time,provided that the City and the owner of the Removed Property concurrently enter into a modified development agreement governing the development and use of the Removed Property. The remaining portion of the Property,which has not been removed from this Agreement as described above, shall continue to be bound by the terms of this Agreement. 22. FINAL AGREEMENT: This Agreement sets forth all promises, inducements, agreements, condition and understandings between Owner/Developer and City relative to the subject matter hereof, and there are no promises, agreements, conditions or understanding, either oral or written, express or implied, between Owner/Developer and City, other than as are stated herein. Except as herein otherwise provided, no subsequent alteration, amendment, change or addition to this Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their assigns, and pursuant,with respect to City,to a duly adopted ordinance or resolution of City. 22.1 No condition governing the uses and/or conditions governing the Property herein provided for can be modified or amended without the approval of the City Council after the City has conducted public hearing(s) in accordance with the notice provisions provided for a zoning designation and/or amendment in force at the time of the proposed amendment. 23. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective i upon execution of the Mayor and City Cleric. 24. CONCEPT PLANS: The conceptual plans portraying potential layouts of the Property referenced in Section 5.1.a, above, are attached hereto as Schedule 1. DEVELOPMENT AGREEMENT-ADERO MIXED-USE NEIGHBORHOOD MDA_COMMERCIAL H-2024-0068 Page 8 of 10 Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 9 of 88 [End of text. Acknowledgements, signatures, Exhibit A,Exhibit B, and Schedule 1 follow.] DEVELOPMENT AGREEMENT-ADERO MIXED-USE NEIGHBORHOOD MDA_COMMERCIAL H-2024-0068 Page 9 of 10 Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 10 of 88 ACKNOWLEDGMENTS IN WITNESS WHEREOF, the parties have herein executed this agreement and made it effective as hereinabove provided. OWNER/DEVELOPER: Bridgetower Investments LLC A By (name): p�I 'A AV-Ia Its (title): f/' State of Idaho ) ss: County of Ada ) On this d y of 2025,before me,the undersigned,a Notai��Public in and for said State,personally appeared known or identified to me to be the dAdAWZ of Bridgetower Investments LLC and the person who signed above and acknowledged to me that they executed the sa e. IN WTINESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. SANDERS NO BILIC•STATE OF IDAHO Nory COMMISSION NUMBER 20191334 MCVission Expires: 7o2 MY COMMISSION EXPIRES 7-8-2031 CITY OF MERIDIAN ATTEST: illIAN'. �. c � SFAS By: Mayor Robe". mison 10-28-2025 Chris John on, City erk 10-28-2025 State of Idaho ) ss County of Ada ) On this 28th day of October 2025,before me,a Notary Public,personally appeared Robert E. Simison and Chris Johnson, known or identified to me to be the Mayor and Clerk, respectively, of the City of Meridian, who executed the instrument or the person that executed the instrument of behalf of said City, and acknowledged to me that such City executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. - L Notary Public for Idaho CHS� ENE WAY -28-2028 COMMISSION No. 67390 My Commission Expires: NOTARY PUBLIC STATE OF IDAHO DEVELOPMENT AGREEMENT-ADERO MIXED-USE NEIGHBORHOOD MDA_COMMERCIAL H-2024-0068 Page 10 of 10 Instrument # 2025-071062 Ei XH191*94025 08:12:18 AM Page 11 of 88 J'Aw— Sawtooth Land Surveying, LLC 5Mw7-005 P: (208) 398-81 04 F: (208) 398-8105 2030 S. Wa5hington Ave., Emmett, ID 83G 17 C-G Zone Description BASIS OF BEARINGS is S. 89121'10" E., between a found aluminum cap marking the C1/4 corner of Section 27 and a found aluminum cap marking the E1/4 of Section 27,T. 4 N., R. 1 W., B.M. A parcel of land located in the SE1/4 of Section 27,Township 4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho, more particularly described as follows: COMMENCING at and aluminum cap marking the E1/4 corner of Section 27; Thence N. 89021'10"W., coincident with the north line of said SE1/4, a distance of 55.00 feet to the west right of way of N.Ten Mile Road; Thence leaving said north line, S. 0021'17"W., coincident with the west right of way of N.Ten Mile Road, 106.39 feet; Thence S. 89039'00"E., coincident with said west right of way, 6.00 feet; Thence S. 01121'17"W., coincident with said west right of way, 66.77 feet to the POINT OF BEGINNING; Thence coincident with said west right of way the following nine (9) courses and distances: Thence continuing, S. 0021'17"W., 546.82 feet; Thence N. 89039'00"W., 10,00 feet; Thence S. 0021'17"W., 19,41 feet; Thence S. 89039'00"E., 11.00 feet; Thence S. 0121'17"W., 388.73 feet; Thence S. 2007'36"W., 194.03 feet; Thence S. 2013'02"W., 61.50 feet; Thence S. 0021'17"W., 110.60 feet; Thence S. 3305224"W., 14.60 feet to the southerly line of Parcel A, as shown on Record of Survey No. 12520, Ada County Records; Thence coincident with said southerly line of Parcel A the following six (6) courses and distances: Thence N. 8911429"W., 604.68 feet; Thence N. 11101'05" E., 112.39 feet; Thence N. 8815744"W., 435.26 feet; //u{ P:\2024\1 EMT\124014-N TEN MILE RD TOPO\Survey\Drawings\Legal Descriptions\124014 C-G Zone Description.docx Page � 1 Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 12 of 88 Thence S. 6012945"W., 62.00 feet to the beginning of a non-tangent curve to the right; Thence 89.02 feet along the arc of said curve, having a radius of 245.00 feet, through a central angle of 20149'05", subtended by a chord bearing S. 19005'42" E., 88.53 feet; Thence non-tangent to said curve, N. 89114'29"W., 250.50 feet to the beginning of a non-tangent curve to the left; Thence 92.58 feet along the arc of said curve, having a radius of 350.00 feet, through a central angle of 15109'19", subtended by a chord bearing N. 6810425"E., 92.31 feet; Thence N. 6002945"E., 285.55 feet to the beginning of a curve to the left; Thence 188.94 feet along the arc of said curve, having a radius of 180.00 feet, through a central angle of 60008'28", subtended by a chord bearing N. 30025'31"E., 180.38 feet; Thence N. 0021'17"E., 246.12 feet to the beginning of a curve to the right; Thence 471.24 feet along the arc of said curve, having a radius of 300.00 feet, through a central angle of 90000'00", subtended by a chord bearing N. 45121'17"E., 424.26 feet; Thence S. 89038'43"E., 76.50 feet to the beginning of a curve to the left; Thence 282.74 feet along the arc of said curve, having a radius of 180.00 feet, through a central angle of 90000'00", subtended by a chord bearing N. 45021'17"E., 254.56 feet; Thence N. 0021'17" E., 84.49 feet to the beginning of a curve to the right; Thence 282.74 feet along the arc of said curve, having a radius of 180.00 feet, through a central angle of 90"00'00", subtended by a chord bearing N. 45121'17" E., 254.56 feet; Thence N. 899843"W., 168.50 feet to the POINT OF BEGINNING. Said parcel contains 21.366 acres, more or less. ti L,,,, G�tiJ \A i 1157 lz117/Z P:\2024\1 EMT\124014-N TEN MILE RD TOPO\Survey\Drawings\Legal Descriptions\124014 C-G Zone Description.docx F' -i 2 Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 13 of 88 5awtooth Land Surveying, LLC _! twA& orn P: (208) 398-8104 F: (208) 398-8105 2030 S. Washington Ave., Emmett, ID 83G 17 L-0 Zone Description BASIS OF BEARINGS is S. 89121'10"E., between a found aluminum cap marking the C1/4 corner of Section 27 and a found aluminum cap marking the E1/4 of Section 27,T. 4 N., R. 1 W., B.M. A parcel of land located in the SE1/4 of Section 27,Township 4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho, more particularly described as follows: COMMENCING at and aluminum cap marking the E1/4 corner of Section 27; Thence N. 89021'10"W., coincident with the north line of said SE1/4, a distance of 55.00 feet to the POINT OF BEGINNING; Thence leaving said north line, S. 0021'17"W., coincident with the west right of way of N. Ten Mile Road, 106.39 feet; Thence S. 89039'00"E., coincident with said west right of way, 6.00 feet; Thence S. 0121'17"W., coincident with said west right of way, 66.77 feet; Thence leaving said west right of way, N. 8903843"W., 168.50 feet to the beginning of a curve to the left; Thence 127.80 feet along the arc of said curve, having a radius of 180.00 feet, through a central angle of 40040'52", subtended by a chord bearing S. 70000'51"W., 125.14 feet; Thence non-tangent to said curve, N. 40019'35"W., 84.10 feet to the beginning of a non-tangent curve to the left; Thence 102.49 feet along the arc of said curve, having a radius of 420.50 feet, through a central angle of 13057'56", subtended by a chord bearing N. 7020'15"E., 102.24 feet; Thence N. 0121'17"E., parallel with said west right of way, 53.05 feet to said north line and the south boundary of Bainbridge Subdivision No. 10, as shown in Book 118 of Plats, Pages 18069-18071; Thence S. 89021'10" E., coincident with said north line and said south boundary, 322.23 feet to the POINT OF BEGINNING. Said parcel contains 1.363 acres, more or less. ,yJ �1 �L w 115 4 CD �T�TE OF �� P:\2024\1 EMT\124014-N TEN MILE RD TOPO\Survey\Drawings\Legal Descriptions\124014 L-O Zone Description.docx F' sic� a ( 1 Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 14 of 88 G b riza �:N 6 0 'd 4 cp ro U tw LU Ui U, w LU Op V 5! p 8 R� go, U) z tn tn z z Z 2tn 2 Ln to ;z ZZ dozid Uj C•L.U-" N AJ avow alilw mail IZZ'WZ M dr,TWO 5 0 97 Z-7 9-7-76' 'U'Ser -2 V, t8 C4 Z�To . 6n nd U, \� Z U Ic T q U 0 OT7 w (D C) 02 Q C, LU On M Uj 040 0 no I'D J,O a.zrTZ.00N Ui Ch z 4 00 294.87 AIV T 104 g 91'6�i,9.Ze,6t.00N '69'SOE 60VT " R Z ZZ V1 tt) Z: V) V) V) V) V) V) V) ST7 z t8 - 0 eaN A 0 �O NO fA vi [1 E I-, w C, § 215�6"Z 0 C, 6z . 0 Z1 0. 9 1 -H T7 0 WWI LU q10� 41-i 1pli 111 �co C4 0� i2o, Ul — �4 I�5- U Ar4 M Tn F3 kn Q N M V Ul lb rl 00OU0006 II I I I I I ....... ... �15�b I � Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 15 of 88 EXHIBIT B CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAWC�WE AND DECISION&ORDER „ s , In the Matter of the Request for Development Agreement Modification,Preliminary Plat and Rezone,by Laren Bailey,DevCo. Case No(s).H-2024-0068 For the City Council Hearing Date of: June 10,2025 (Findings on July 8,2025) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of June 10,2025,incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of June 10,2025,incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of June 10,2025, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of June 10,2025,incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67,Idaho Code (I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019,Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the govermnental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of June 10,2025,incorporated by reference. The conditions are concluded to be FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ADERO MIXED-USE NEIGHBORHOOD MDA,PP,RZ-H-2024-0069 - 1- Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 16 of 88 reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that: 1. The applicant's request for Development Agreement Modification,Preliminary Plat and Rezone is hereby approved per the conditions of approval in the Staff Report for the hearing date of June 10,2025,attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat,combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two (2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-6B-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments,if submitted within successive intervals of two (2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC 11-613-713). Upon written request and filed by the applicant prior to the tennination of the period in accord with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two (2)years.Additional time extensions up to two(2)years as determined and approved by the City Council may be granted.With all extensions,the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the c-urrent provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again(UDC 1I- 6B-7C). Notice of Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximurn period of two(2)years unless otherwise approved by the City. During this time, the applicant shall conmience 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. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-513-6.G.1, the Director may authorize a single extension of the time to commence the use not to exceed one(1)two (2)year period.Additional time extensions up to two(2)years as determined and approved by the City Council may be granted.With all extensions,the Director or City Council may require the conditional use comply with the current provisions of Meridian FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ADERO MIXED-USE NEIGHBORHOOD MDA,PP,RZ-H-2024-0069 -2- Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 17 of 88 City Code Title 11(UDC 11-513-61F). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s)and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and retuned to the city if filed prior to the end of the six(6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-652 1(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted,including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10,seek judicial review of this final decision as provided by chapter 52,title 67,Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-652 1(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of June 10,2025 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ADERO MIXED-USE NEIGHBORHOOD MDA,PP,RZ-H-2024-0069 -3- Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 18 of 88 By action of the City Council at its regular meeting held on the 24 day of June 2025. COUNCIL PRESIDENT LUKE CAVENER VOTED AYE COUNCIL VICE PRESIDENT LIZ STRADER VOTED AYE COUNCIL,MEMBER DOUG TAYLOR VOTED AYE COUNCIL MEMBER JOHN OVERTON VOTED AYE COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED AYE COUNCIL MEMBER BRIAN WHITLOCK VOTED AYE MAYOR ROBERT SIMISON VOTED (TIE BREAKER) �4 Mayor Robert E. S n 6-24-2025 Attest: /� lJl1 L,IDI � Chris Johi on 6-2 - 025 City Clerk Copy served upon Applicant, Conmlunity Development Department,Public Works Department and City Attorney. By: C��PM�A) _Dated: 6-24-2025 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ADERO MIXED-USE NEIGHBORHOOD MDA,PP,RZ-H-2024-0069 -4- Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 19 of 88 COMMUNITY DEVELOPMENT I DEPARTMENT - - DEPARTMENT REPORT HEARING 6/10/2025 { Legend DATE' 0 1 Project Location TO: Mayor& City Council Area of Impact = City Limits FROM: Linda Ritter,Associate Planner 0 Analysis h' }li'' 208-884-5533 to ; r,_ �) ��J �� i�In_�, � IrltterC@Imerldlanclty_org f]� Ct a(3J �t4fll[iT �aV� J� r F.4til �t:i APPLICANT: Laren Bailey DevCoir SUBJECT: H-2024-0068 Adero Mixed-Use Neighborhood MDA l 7��J PP, R/' LOCATION: Near the NWC of N. Ten Mile and McMillan Roads in the SE Y of SEC 27, E r4 r�l ��;7' F�((� �r� (� ���� % a. i 1, LZ. [K Township 4N,R. 1 W. I. PROJECT OVERVIEW A. Summary Rezone of 11.18 acres of land from the R-4 and C-C zones to the R-8 zone, 35.82 acres from the L-O, C-C and C-G zones to the R-15 zone; and a portion of the C-C zone (approximately 10 acres) to the C-G zone which in total is 21.37 acres; Preliminary Plat(PP) consisting of 270 residential lots,44 commercial lots,4 office lots, 31 common lots,2 connnon drive lots, and 1 park lot on 69.18 acres of land in the R-8,R-15,L-O, and C-G zoning districts;AND Development Agreement modification(Inst.No. 2019-055407)to create two(2)new development agreements to develop the Adero Mixed-Use Subdivision. B. Issues/Waivers • Request for Waiver for a right-in/right-out access to Ten Mile Road: Ada County Highway District(ACHD)has a revised Traffic Impact Study(TIS)to determine if this access is warranted for the commercial development. • Revised TIS: ACHD has requested a revised Traffic Impact Study(TIS)for this application to assess the impact of the proposed commercial lots and conduct a signal waiTant analysis at the Malta Drive/Ten Mile intersection prior to submitting any commercial plans or a final plat submittal. C. Recommendation Staff recommends approval of the rezone from C-C(Community Commercial)to R-8 and R-15 (Residential)zoning districts,L-O, C-G and the preliminary plat associated with the residential and commercial development. D. Decision P�, City of Meridian I Department Report 1. Project Overview Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 20 of 88 1I. COMMUNITY METRICS Table 1:Land Use Description Details Map Ref. Existing Land Use(s) Vacant - Proposed Land Use(s) Residential,Office,Commercial - Existing Zoning L-O,C-C,C-G,R-4 VII.A.2 Proposed Zoning R-8,R-15,L-O,C-G Adopted FLUM Designation Mixed-Use Community(MU-C),Medium Density VII.A.3 Residential Proposed FLUM Designation Mixed-Use Community(MU-C),Medium Density Residential Table 2:Process Facts Description Details Preapplication Meeting date 9/24/2024 , Neighborhood Meeting 10/16/2024 Site posting date 5/1/2025 Table 3:Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.H • Comments Received Yes - • Commission Action Required No - • Access N.Ten Mile Road - • Traffic Level of Service See Figure 2:ACHD Summary Matrix - ITD Comments Received Yes/Letter IV.I Meridian Fire No Comments Meridian Police IV.0 • Distance to Station 6.2 Miles and 2.9 Miles • Response Time Priority 3:4:06 Priority 2: 7:38 Priority 1: 12:59 Meridian Public Works Wastewater IV.B • Distance to Mainline Available at the site • Impacts or Concerns No Meridian Public Works Water IV.B • Distance to Mainline Available at the site • Impacts or Concerns No School District(s) West Ada School District—No Comments Received • Capacity of Schools Pleasant View Elementary School—650 - Star Middle School—1000 Owyhee High School—1800 • Number of Students Enrolled Pleasant View Elementary School-747 Star Middle School 1014 Owyhee High School- 1887 Note: See section IV. City/Agency Comments&Conditions for comments received. R, City of Meridian Department Report I1. Community Metrics Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 21 of 88 Fillure 1: One-Mile Radius Eaistint!Condition Metrics Reference Parcel:S0427417210 Date Retrieved:2025 11/29 Parcel Count Parcel Acreage Infill Indicator: 1,842 Surrounding Area .355 19% I'vep 11f�ry 4P City Limits 2,803 1,504, Not City ® " a ►' Household & Population Growth o � Households ®2020 Population Change:25.3% Population M Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 20,000 Use Types Residential Addresses All Addresses single-family is % 9/ 4% Multi-family91% 0 Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed i Pending ! Pending Approved Approved { i 0 500 1000 1500 0 200 400 600 800 Single-family ❑ Multi-family City of Meridian Department Report 11. Community Metrics Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 22 of 88 2.00 2,000 Single-family Residential 121 1.50 a 1,500 o Parcel Diversity LA 1.00 1,000 u ®Parcel Count in 0.50 0.49 500 4� % 3.24 � 0.19 0Average Acres ° 0.00 t� 0.12 0 R-2 R-4 R-8 R-15 Average Single-family Density by Zoning I creel yip 10,00 _ d 8.59 5.00 5.28 4.09 4,85 2.05 0.00 Dwelling Units / Acre R-2 R-4 R-8 R-15 Nolc,, cc VI11. Adchtional 1�(otcs & Dt l.rils 10 .`;talfRcpor( it/laps, Tablcs, and Charts. Figure 2:ACHD Summary Metrics Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service * McMillan Road N/A Minor Arterial 685 Better than"E" R Ten Mile Road 1,507-feet Minor Arterial 783 Better than"E" *Gondola Drive 334-feet Residential 101 Better than"D" Collector " Bolsena Way 590-feet Local N/A N/A *Acceptable level of service for a three-lane minor arterial is"E"(720 VPH)_ *Acceptable level of service for a five-lane minor arterial is"E"(1,540 VPH). *Acceptable level of service for a two-lane collector is"D"(425 VPH)_ *ACHD does not set level of service thresholds for local streets. 2. Average Daily Traffic Count(VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for McMillan Road west of Ten Mile Road was 12,003 on November 161',2023_ • The average daily traffic count for Ten Mile Road south of US 20126(Chinden Boulevard)was 20,182 on August 22"d,2024. • The average daily traffic count for Gondola Drive west of Bolsena Way was 1,699 on November 1611,2023. • There are no current traffic counts for Bolsena Way. Noi< c c Vfl1, rlddi iorcal No(cs& Details for (aft lZcporf N,laps, Tables, and (_Darts. City of Meridian I Department Report 11. ComlMnity Metrics Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 23 of 88 Fieure 3: Service Impact Summary y,y J ,. :• � _ � k IV(1,..1 kl�����:$ ��, .� .i`��,�� _:„ , ,-,.�.`�: w..y,w_.,. .emu.,,, � .�.M, .. .-„ .,,,.r,. Ready 002"36— [Marginal Caution \oo� �\{e o\ �r��a� o��`\ae 0 Q a o a e �o Notes: See VUL Additional Notes&Details for Staff Report Maps,Tables,and Charts. 'M� City of Meridian Department Report Il. Community Metrics Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 24 of 88 111. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview A significant portion of the proposed development is located within an area designated as Mixed Use by the Comprehensive Plan. These designations are intended to promote a complementary blend of compatible land uses within a compact geographic area,ensuring that services and amenities are easily accessible and convenient for residents, employees,and visitors alike. The Comprehensive Plan emphasizes the importance of both functional and physical integration of land uses to foster a strong neighborhood identity, enhance the community's sense of place, and support flexible,high-quality design and development patterns. The Future Land Use Map(FLUM) designates the area proposed to be rezoned as Mixed-Use Community and Medium Density Residential. Mixed-Use Community: The purpose of this designation is to allocate areas where community- serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single-use and strip commercial type buildings. In reviewing development applications,the City will consider the following items in MU-C areas: • Development must comply with the Functional Integration principles for development in all Mixed Use areas. • Residential uses are expected to comprise between 20%and 50%of the development area, with gross densities ranging from 6 to 15 units/acre(of the residential area). • Supportive and proportional public and/or quasi-public spaces and places should comprise a minima n of 5% of the development area are required. • Where the development site has transit available or stops are planned, an additional 15%of the site may be dedicated to residential uses.Alternatively,this bomis may be applied where the development site is within one-mile of planned transit stops or an identified employment area,and where last-mile transportation features are incorporated into the site including thoughtfully located and integrated ride share parking, conunensurate with potential trip capture. Other innovations to reduce traffic and/or parking impacts and capture local trips may be considered. • Sample uses appropriate in MU-C areas include: All MU-N categories, community scale grocers, clothing stores,garden centers,hardware stores,restaurants,banks,drive-thru facilities, auto service station,retail shops, and other appropriate community-serving uses. Sample zoning includes: R-15,R-40, TN-R,TN-C, C-C, and L-O. Medium Density Residential: 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. The proposed Adero Park Mixed-Use Neighborhood represents an infill development that completes the final phase of a larger,integrated mixed-use area. This project offers a complementary mix of land uses consistent with the goals of the Comprehensive Plan, specifically supporting the vision of a vibrant mixed-use community. The development is designed to seamlessly connect with and enhance the surrounding neighborhoods, contributing to a cohesive and well-planned community fabric. According to the Comprehensive Plan,vibrant mixed-use communities are characterized by shared spaces that foster connection and recreation among residents,employees, and visitors. These areas serve as hubs for business, collaboration,innovation,and social interaction. The success of such communities hinges on a thoughtful balance between residential and non- City of Meridian I Department Report t11. Staff Analysis Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 25 of 88 residential uses.Without this balance,the intended intensity and density of mixed-use areas can lead to fragmented development and unmitigated impacts. The concept of"1st Place"(home),"2nd Place"(work),and"3rd Place"(social or recreational spaces)is central to the vitality of mixed-use environments. Access to a nearby"3rd Place"is essential for emotional and physical well-being,offering people a space to relax,connect, and recharge.While not every mixed-use area must serve all functions equally,they are expected to be more than just a place to live or work,they must contribute meaningfully to a sense of place and community. The proposed Adero Park Mixed-Use Neighborhood is ideally situated to support this vision. Surrounded by residential neighborhoods, employment centers, and recreational amenities,it embodies the key characteristics of a vibrant,integrated mixed-use community. Rezone: The applicant is requesting to rezone parcel SO427428024 which is approximately 9.20 acres from R-4 and C-C to R-8.The applicant is also proposing to rezone parcel S0427417210 approximately 59.966 acres of land currently zoned as Community Business (C-C),Limited Office(L-0) and General Retail and Service Commercial(C-G) as follows: • Approximately 35.822 acres as R-15 • Approximately 1.363 acres as L-O • Approximately 21.366 acres as C-G Table 4:Proiect Overview Description Details History AZ-05-040,PP-05-039,PP-05-040,CUP-05-041,MDA lust.No. 111010393 Phasing Plan 5 phases Residential Units 270 units Open Space Required: 15%/Provided: 6.28 acres/16.6% Amenities Required:5 amenity points/Provided:27 amenity points Physical Features Existing park with water feature Acreage 69.18 acres Lots 270 residential, 1 existing park,31 carnnon lots,2 common driveways,4 office lots,44 conunercial lots for a total of 352 lots Density 7 du/acre B. History The subject property was part of a larger annexation completed in 2005, encompassing approximately 312.67 acres of land previously zoned RUT(Rural-Urban Transition)in Ada County.As part of the annexation request, the applicant proposed a mix of zoning designations: 35.19 acres were designated C-G(General Retail and Service Commercial District), 19.27 acres were zoned L-0 (Limited Office District),and the remaining 258.21 acres were zoned R-4(Low Density Residential District). This zoning mix was intended to support a balanced community with commercial, office, and residential land uses. C. Site Development and Use Analysis The Adero Mixed-Use Neighborhood consists of the remaining 69.18 acres of land annexed in 2005. The property will be developed as a mixed-use development consisting of single-family detached residential, office and commercial. The development will be designed as follows: • Residential: The applicant is proposing the development of 270 single-family detached homes, to be constructed in four phases. To accommodate this residential component, two zoning districts are proposed:R-15 and R-8,providing a mix of lot sizes and housing options. As part of the project,the applicant is also contributing additional acreage to the City of Meridian I Department Report 11.1. Staff Analysis Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 26 of 88 existing park located at Lot 46,Block 5. This contribution will fulfill the requirement outlined in the existing development agreement to establish a 10.2-acre park,enhancing recreational opportunities for the surrounding community. • Existing Bridgetower Park: The Bridgetower West Neighborhood was originally preliminarily platted under a development agreement that required the dedication of a 10.2- acre park.However,the majority of that park was never fonnally dedicated to the Bridgetower West Homeowners Association(HOA),and the prior approvals for the neighborhood have since expired. The Adero Park Mixed-Use Neighborhood application addresses this issue by incorporating the remaining portion of the park that was never deeded to the HOA. This application creates a clear path forward for the current property owner to record a final plat that establishes the properly sized park parcel,thereby fulfilling the original development agreement and enabling the parcel to be dedicated to the HOA. This park will not be accessible to the property owners within the Adero Park Mixed-Use Neighborhood development. a. w s i .f- �. 6 } - i ra • Office: The applicant is proposing the development of four office lots at the corner of Ten Mile Road and W.Malta Drive,within the area designated for L-O (Limited Office)zoning. This location was strategically selected,as it sits between the proposed Adero Park Mixed- Use Neighborhood and the existing Bridgetower West Subdivision. The applicant views this as an ideal site for office use,providing a natural transition between residential areas and supporting the overall goal of creating a balanced,integrated mixed-use environment. • Commercial: The applicant is proposing to defer development of the commercial portion of the property to a future phase, as specific end users have not yet been identified. To illustrate City of Meridian Department Report 111. Staff Analysis Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 27 of 88 the potential for future development, a bubble conceptual site plan has been submitted and is included in Section VIl,Exhibit E. Prior to proceeding with the commercial component,the applicant will be required to submit a new development agreement application,along with updated conceptual plans that demonstrate alignment with the mixed-use principles outlined in the Comprehensive Plan. The commercial portion of the property should not be rezoned or subdivided until an updated Traffic Impact Study(TIS)has been submitted,reviewed,and approved by Ada County Highway District(ACHD). At that time, the applicant must provide documentation to the City that clarifies the intended development approach for the commercial area,enabling staff to evaluate the project comprehensively and ensure consistency with transportation and land use planning goals. 1. Existing Structures/Site Improvements (UDC 11-1): There are no existing structures on the site. The site will be developed with a mixture of single-family detached residential homes, office and commercial buildings. 2. Proposed Use Analysis (UDC 11-2): The applicant is proposing single-family detached dwellings which are listed as a principal permitted use in the R-15 zoning districts in UDC Table 11-2A-2. The future land use map identifies this area as mixed-use connnunio. R-15 is an allowed use within the mixed-use community designation. This designation allows for dwelling zmits at gross densities of eight (8) to twelve (12) dwelling units per acre. Per UDC 11-2A-7, R-15 is considered Medium High Density. Per the Meridian Comprehensive Plan, this designation allows for a mix of dwelling types including townhouses, condominiums, and apartments. The applicant is only proposing single-family detached homes. Residential gross densities should range f°om eight to twelve dwelling units per acre. These areas are relatively compact within the context of larger neighborhoods and are O pically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents.Developments need to incoiporate high- quality architectural design crud materials and thoughtfd site design to ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and a project identity. Comprehensive Plan policy 3.06.02E encourages and support mixed-use areas that provide the benefits of being able to live, shop, dine,play, and work in close proxinrii)�, thereby reducing vehicle trips, and enhancing overall livability and sustainabilio}. 3. Dimensional Standards (UDC 11-2): The preliminary plat and future development are required to comply with the dimensional standards listed in UDC Table 11-2A-7 and 11-2B-1 Commercial District for the Mixed-Use Community, C-G,L-0 R-8 and the R-15 zoning districts. The proposed lots and public streets for the R-15 zoning district appear to meet UDC dimensional standards per the submitted preliminmy plat. The minima m lot size for the proposed preliminary is 3,040 square feet with an average lot size of 3,795 square feet. Two (2) common driveways are proposed with this subdivision. The applicant has provided common drive exhibits which demonstrate no more than three(3) units are served whereas a maximum of 4 units is allowed. The common driveway meets the minimum width of tweno) (20)feet and does not exceed the maximum length of one hundred and fifty(150)feet. Solid fencing adjacent to common driveways is prohibited, unless separated by a minimum five (5) .foot wide landscaped buffer. . c , City of Wridian I.Dcpartnicnt Report 111. Staff Analysis Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 28 of 88 D. Design Standards Analysis The proposed plat and subsequent development are required to comply with the dimensional standards listed in 11-2A-7 for the R-8 and R-15 zoning district. Staff finds the proposed lots comply with the dimensional standards for the R-8 and R-15 zoning district. 1. Structure and Site Design Standards (Comp Plan 2.02.02C, Comp Plan 3.07.00, Comp Plan 3.07.01A, UDC 11-3A-19): The propero� is currently vacant and zoned Comnnmio) Business District(GC), General Retail and Service Commercial District(C-G) and Limited Office District(L-O). Comprehensive Plan policy 2.02.02C supports infill development that does not negatively impact the abutting, existing development.Infrll projects in downtown should develop at higher densities, irrespective of existing development. Comprehensive Plan policy 3.07.0 encourages compatible uses and site design to minimize conflicts and maximize use of land. Comprehensive Plan policy 3.07.0IA requires all new development to create a site design compatible with surrounding uses through buffering, screening transitional densities, and other best site design practices. 2. Qualified Open Space &Amenities (Comp Plan 2.02.00, Comp Plan 2.02.01B, UDC 11-3G): Based on the standards in UDC Table 11-3G-3, a minimum of 15%(or 6.05-acres) of qualified open space is required to be provided within the development.An open space exhibit was submitted as shown in Section VILF, that depicts 15.6%(or 6.28-acres) of open space that meets the required quality)and qualified open space standards. Based on the standards in UDC 11-3G-4A, a minimum offrve(5) amenilypoints are required to be provided. The applicant has provided tweno3-seven (27) ainenio)points, which is well in excess of the required amenity points. The amenities proposed are three pickleball courts, play structure, climbing dome and rocks, swing set,passive open spaces and seating areas, manerous pathways and pedestrian facilities, two dog parks and several open space areas with attractive landscaping. All common open space areas are required to be landscaped with one deciduous shade tree for every 5,000 square feet of area and include a variety of trees, shrubs, lawn or other vegetative groundcover per UDC 11-3G-5B.3. Comprehensive Plan policy 2.02.00 requires the applicant to plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. Comprehensive Plan policy 2.02.01E requires the applicant to evaluate open space and amenity requirements for consistency with community)needs and values. 3. Landscaping(UDC 11-3B): i. Landscape buffers along streets UDC 11-2A-6 requires a twenty-five(25)foot wide buffer along arterials (N.. Ten Mile Road and twenty(20)foot wide buffers are required along collector roads (W. Malta Drive). The landscaping along Ten Mile Road was installed when the road was widened. The applicant will be required to remove the gravel and install landscaping that follows UDC 11-3B-7. ii. Parking lot landscaping Per UDC 11-3B-8,the applicant shall provide perimeter and internal parking lot landscaping to soften and mitigate the visual and heat island effect of a large expanse of City of Mendian Dr l)artment Report 11.1, Staff Analysis Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 29 of 88 asphalt in parking lots, and to improve the safety and comfort of pedestrians.A five-foot wide minimum landscape buffer adjacent to parking,loading,or other paved vehicular use areas. The requirements include 5 ft.perimeter adjacent to streets and islands of at least 50 sq. ft.per every 12 parking spaces. The parking lot landscaping for the commercial portion of the project shall be analyzed with the Certificate of Zoning Compliance. The parking lot landscaping shall meet the requirements of UDC 11-3B-8 which also include a five (S)footperimeter adjacent to streets and islands of at least fifty(50)squrare feet per ever))twelve (12)parking spaces. iii. Landscape buffers to adjoining uses Per UDC 11-3B-9,a landscape buffer is required in the C-N, C-C, C-G,L-O,M-E,H-E, and I-L districts on any parcel sharing a contiguous lot line with residential land use. Additionally,the comprehensive plan speaks to plazas and open space providing integration in mixed-use areas. The proposed plaza area will be a minimum of 16,000 square feet with amenities that promote transition from the residential areas to commercial uses,including,without limitation seating areas, gathering spaces, and multimodal facilities such as bicycle repair stations,workout stations, etc. Staff recommends the plaza design be submitted to the Cit1)for review and approval prior to the final plat approval or with the development of the second phase of the landscape improvements. iv. Tree preservation Per UDC 11-313-10,the applicant shall preserve existing trees four-inch caliper or greater from destruction during the development. Mitigation shall be required for all existing trees four-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred(100)percent replacement(Example: Two (2)ten-inch caliper trees removed may be mitigated with four 5-inch caliper trees,five(5)four-inch caliper trees, or seven(7) three-inch caliper trees). Deciduous specimen trees four-inch caliper or greater may count double towards total calipers lost,when planted at entryways,within common open space, and when used as focal elements in landscape design. The applicant shall add a mitigation section to the landscape plan for trees that are removed meeting the criteria above. v. Storm integration Per UDC 11-313-11, 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. vi. Pathway landscaping Landscaping for pathways shall meet the requirements outlined in UDC 11-3B-12. Stafffrnds the landscapeplan shows the applicant meets the requirements of UDC 11-3B- 12forpathway landscaping. 4. Parking(UDC 11-3C): Off-street parking is required to be provided for each home based on the total number of bedrooms per unit as set forth in UDC Table 11-3C-6. On-street parking is also available on the proposed streets. City of N/leridiarr I Departutent Report Ill. Staff Analysis Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 30 of 88 i. Residential parking analysis The proposal will be required to meet the standards for parking as set forth in UDC 11- 3C-6. ii. Nonresidential parking analysis Staff cannot analyze the parking for the nonresidential portion of this application as the applicant does not have a defined development plan for the commercial portion at this time. The commercial portion of the project will be developed in phase five (5) and will be regzrired to comply with the commercial parking standards listed in UDC Table H- 3C-6. Non-residential parlting will be evaluated with the sztbmittal of the certificate of zoning compliance. The parking shall comply with UDC 11-3C-6. iii. Bicycle parking analysis A minimum of one(1)bicycle parking space is required for every twenty-five (25) vehicle parking spaces per UDC 11-3C-6G. Staff cannot analyze the bicycle parldng for the nonresidential portion of this application as the applicant does not have a defined development plan for the commercial portion at this time. This will be evaluated with the sztbmittal of certificate ofzoning compliance and design review. 5. Building Elevations (Comp Plan,Arehitectitral Standards Manztal): Ten (10) conceptual building elevations were submitted for the proposed residential subdivision as shown in Exhibit VH.J Buildings shall be designed with elevations that create interest through the use of'broken planes, windows, and fenestrations that produce a rhythm of materials and patterns. Design review is not required,for single-family detached structures. However, because the rear and/or sides of homes facing yV. Malta Drive/W. Gondola Drive will be highly visible, Staff recommends a DA provision requiring those elevations incoiporate articulation through changes in two or more of the following. modulation (e.g.projections, recesses, step-backs, pop-outs), bays, banding,porches, balconies, inaterial types, or other integrated architectural elements to break zip monotonous wall planes and roof lines that are visible from adjacent public streets. Single-story homes are exempt from this requirement. The applicant did not provide any building elevations,for the commercial portion of the project. However, the building elevations shall comply with the Architectural Standards Manual, UDC, and Comprehensive Plan. This will be evaluated with the sztbmittal of a certificate ofzoning compliance and design review applications. Comprehensive Plan policy 2.01.01 C encourages the applicants to maintain a range of residential land use designations that allow diverse lot sizes, housing types, and densities. To support this policy staff recommends the applicant provide additional housing options(i.e. townhomes, single fainily attached) in the development. 6. Fencing(UDC 11-3A-6, 11-3A-7): All fencing constructed on the site is regzrired to comply with the standards listed in UDC II- 3A-7. 7. Parkways (Comp Plan, UDC 11-3A-17): Comprehensive Plan policy 3.07.01 C requires appropriate landscaping, buffers, and noise mitigation with new development along transportation corridors (setback, vegetation, low walls, berms, etc.). Per the UDC the minimum width of parkways planted with Class H trees shall be eight(8) feet. The width can be measured from the back of curb where there is no likely expansion of City of Meridian I Department Report 111 Staff Analysis Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 31 of 88 the street section within the right-of-way;the parkway width shall exclude the width of the sidewalk. Class II trees are the preferred parkway trees. The applicant is proposingparkways along the entrance to W. Malta Drive/W. Gondola Drive of the subdivision. E. Transportation Analysis The Ada County Highway District(ACHD)reviewed the submitted application and has determined the following: Traffic Impact Study: Additional information is needed as the Traffic Impact Study(TIS) did not include the commercial portion of the property.ACHD has conditioned the project to submit a revised TIS to address the potential impacts of the commercial lots prior to submitting plans for the final plat.Additional conditions of approval may be required based on the findings of the updated traffic study. The TIS shall also include a signal analysis for the Malta Drive/Ten Mile Road intersection. Collector Street: The collector street(W.Malta Drive/W. Gondola Drive) shall be developed as a three(3)lane collector street(either a 47-foot wide or 37-foot wide street section) at its intersection with Ten Mile Road within the influence area of the intersection.West of the intersection,taper the roadway to 2 lanes as follows: • Construct W.Malta Drive/W. Gondola Drive as a 36-foot wide residential collector street section with 2-travel lanes,on-street bike lanes,vertical curb, gutter, a miiuinu n 8-foot wide landscape strip and 5-foot wide detached concrete sidewalk; or • Construct W.Malta Drive/W. Gondola Drive as a 26-foot wide residential collector street section with 2-travel lanes,vertical curb, gutter, a minimum 8-foot wide landscape strip and a minimum 10-foot wide multi-use pathway on both sides of the roadway. • The multi-use pathway will need to transition to on-street bike lanes at the intersection of W. Malta Drive/W. Gondola Drive and San Vito Way. W.Malta Drive/W. Gondola Drive shall be constructed as a completed street(travel lanes,curb, gutter, sidewalk and landscaping). Staff is recommending these improvements be included with Phase one(1)of the development. While the applicant is unsure of the cola nercial business at this time, staff is in agreement with delaying the installation of the buffers along the east side of Malta Drive/Gondola Drive. The landscape buffer on the west side of Malta/Gondola Drive shall be installed with the residential development portion of the property. Comprehensive Plan policy 3.07.01 C requires appropriate landscaping, buffers, and noise mitigation with new developments along transportation corridors. The landscape buffers will be installed with the inclusion of the 10-foot multi-arse pathways or bicycle lanes along the collector street. The new collector road is required to connect to N. San Vito Way and N. Vicenza Way which connects to W.McMillan Road. This will provide an overall transportation connectivity to the area and hopefully prevent individuals from cutting through neighborhoods to get to these areas. City of klerirlian I Department Report 11L Staff Analysis 14,E"� Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 32 of 88 ,tir "lo i'J I 'llzt; E; �fO�7i�)vt;I!`If'Iii l��rn;�l . w � t�* i J ( Bridgetower LLC Applicant proposes to Improvement Area develop in the Phase 2 Apartment Improvement Area The roadway portion to the south has to be constructed in order for the Bridgetower development to receive occupancy for any of its buildings.If the roadway section in red is not completed with Phase 1,there will be an approximate 0.12-mile gap in the transportation network in this area. If the new collector roadway does not connect at a minimum to N.Vicenza Way,residents of the proposed development will be forced to use Ten Mile Road to access the commercial businesses to the south.Additionally,the new collector will provide a direct route for residents of the southern developments,reducing the likelihood of them cutting through northern neighborhoods when dropping their children off at school.Individuals dropping off children at school will be able to use the collector as a more efficient and appropriate access route,minimizing traffic impacts on local residential streets. A private agreement stipulates that the third segment of the new collector roadway,extending from N.Vicenza Way to N. San Vito Way, shall be constructed by a separate party.However,the agreement provides the applicant with the option to complete this segment if deemed necessary to support development or ensure roadway continuity. Right-In/Right-Out Access to Ten Mile Road: The applicant is requesting a waiver for a right- in/right-out access to Ten Mile Road for the commercial portion of the development. Per the Ada County Highway District,existing driveways onto Ten Mile Road are to be closed and replaced with curb,gutter, sidewalk and landscaping. No new driveways are approved as part of this application. Other than approved with this application, direct lot access to Ten Mile Road is prohibited. City of Meridian I Department Report III. Staff Analysis Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 33 of 88 1. Access (Comp Plan 6.01.02B, UDC 11-3A-3, UDC 11-3H-4): Access to the properly is W.Malta Dr ive1W. Gondola Drive, the new collector road, via Ten Mile Road. Comprehensive Plan policy 6.01.02E requires the applicant to reduce the ntmrber of existing access points onto arterial streets by using methods such as cross-access agreements, access rnanagentent, and fr•ontage/baclrage roads, and promoting local and collector street connectivity. 2. Multiuse Pathways (UDC I1-3A-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. Pathways (Comp Plan 2.02.0IA, Comp Plan 3.07.02A, Comp Plan 4.04,01A, UDC 11-3A-8): A 10 foot wide detached pathway is reflected along W. Malta Drive/Gondola Drive(the internal collector)which is consistent with the alignment shown on the Pathways Master Plan. There is also a five(S)foot wide detached pathway along Ten Mile Road. Several micro pathways are reflected in providing connectivity to internal portions of the development. All pathways should be constiztcted in accord with the standards listed in UDC 11-3A-8. Comprehensive Plan policy 2.02.O1A requires that new subdivision plats, require the design and constritction ofpathways connections, easy pedestrian and bicycle access to parks,safe routes to schools, and the incorporation of usable open space with gttalio)amenities. Comprehensive Plan policy 3.07.02A requires pedestrian circulation plans to ensure safety and convenient access across large commercial and rrtixed-ttse developments. Comprehensive Plan policy 4.04.OIA ensures that new development and subdivisions connect to the pathway system. Together, these policies ensure that all new projects prioritize safe pedestrian access and integrate seamlessly with existing pathways. 4. Multiuse Pathways (UDC 11-3A-5): Multiuse pathways shall be constructed in accord with the city's comprehensive plan,the Meridian Pathways Master Plan,the Ada County Highway District Master Street Map and Roadways to Bikeways Master Plan. A ten (10)foot wide detached pathway is reflected along W. Malta Drive/Gondola Drive which is consistent with the alignment shown on the Pathways Master Plan. There is a five (5)foot wide detached sidewalk along Ten Mile Road which is consistent with Ada Count) Highway District Master Street Map and Roadways to Bikeways Master Plan. Several micro pathways are reflected providing connectivity to internal portions of the development.As mentioned in the Comprehensive Plan analysis above; to improve more direct pedestrian connectivity, staff is recommending additional micro pathway connections. 5. Sidewalks (UDC 11-3A-17): All sidewalks constr•ttcted as part of this proposal are required to comply with the standards listed in UDC 11-3A-17. 6. Private Streets (UDC I1-3F-4): There are no private streets proposed,for this development. City of Meridian I Department Report 1Lf, :staff Analysis Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 34 of 88 7. Subdivision Regulations (UDC 11-6): i. Dead end streets No streets or series of streets that ends in a cul-de-sac or a dead end shall be longer than five hundred(500)feet except as allowed in subsection(b)of this section. The City Council may approve a dead-end street up to seven hundred fifty(750) feet in length where an emergency access is proposed; or where there is a physical barrier such as a steep slope,railroad tracks,an arterial roadway, or a large waterway that prevents or makes impractical extension; and where a pedestrian connection is provided from the street to an adjacent existing or planned pedestrian facility. Cul-de-sac streets may serve a maximurn of thirty(30) dwelling units. The applicant is proposing a cul-de-sac that appears to meet the requirements of UDC 11-6C-3B-4. ii. Common driveways Per UDC 11-6C-3D,common driveways shall serve a maximum of four(4) dwelling units.In no case shall more than three(3)dwelling units be located on one (1) side of the driveway. The applicant is proposing two (2) common driveways that meet the dimensional requirements as outlined in the UDC. iii. Block face UDC 11-6C-3-regulates block lengths for residential subdivisions. Staff has reviewed the submitted plat for conformance with these regulations. The intent of this section of code is to ensure block lengths do not exceed 750 ft, although there is the allowance of an increase in block length to 1,000 feet if a pedestrian connection is provided.In no case shall a block face exceed one thousand two hundred(1,200)feet,unless waived by the City Council. It appears the block lengths do not exceed 750 feet as rewired by UDC 11-6C-3. F. Services Analysis 1. Waterways (Comp Plan 4.04.02C, Comp Plan 4.05.OID, UDC 11-3A-6): Per UDC 11-3A-6, requires limiting the tiling and piping of natarral waterways, including, but not limited to, ditches, canals, laterals, sloughs and drains where public safety is not a concern as well as improve,protect and incorporate creek corridors(Five Mile,Eight Mile, Nine Mile, Ten Mile, South Slough and Jackson and Evan Drains) as an amenity in all residential, commercial and industrial designs. When piping and fencing is proposed, the standards outlined in UDC 11-3A-6B shall apply. The applicant needs to request a waiver from 00;Council to keep the canal open. An irrigation ditch under the jurisdiction of the Settler's Irrigation District runs along the northern boundary of the property. The applicant is proposing to the the ditch and construct a pathway within the irrigation easement.Prior to the 00)Engineer's signature for the final plat, the applicant must obtain a license agreement from the Settler's Irrigation District authorizing use of the easement for this purpose. Per UDC 11-3A-6E, in Residential Districts, irrigation easements wider than ten (IO)feet shall be included in a common lot that is a mininunn of twenty)(20)feet wide and outside of a fenced area, unless otherwise waived by City Council. Comprehensive Plan policy 4.04.02C requires the applicant to continue partnerships with area irrigation districts to continue to expand pathway system along existing waterways. City of[Meridian I Department Report 111. Staff Analysis Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 35 of 88 Comprehensive Plan policy 4.05.01D requires improving andprotecting creeks and other natural waterways throughout commercial, industrial, and residential areas. 2. Pressurized Irrigation (UDC 11-3A-15): The Cite ofMeridian requires thatpressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to u.rse any existingsuuface or well water for the primary soarr•ce. If a sun face or well source is not available, a single- point connection to the culinary water system shall be required.If a single point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments by the Cio 's adopted standards, specifications, and ordinances.Design and construction shall follow best managementpractices 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 Cite 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 rezone of this property.Prior to approval of the rezone ordinance, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of rezone ordinance adoption, and the developer. A final plat`will not be accepted until the ordinance and development agreements have been approved by City Council. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to conunencement of the new 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 rezone. The DA shall, at minimum,incorporate the following provisions: Commercial(Development Agreement No. 1) a. Development of this site shall be generally consistent with the preliminary plat. Conceptual plans provided,including the landscape plan, conceptual plan, and conceptual building elevations for the commercial development included in Section VII and the provisions contained herein are intended to serve as general guidance for future required commercial applications. b. Future development of the site shall comply with the ordinances in effect at the time of development. City of Meridian I Department Report 1V, City/Agency Comments & Conditions Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 36 of 88 c. Prior to submitting plans or a final plat that contains any commercial lots,the applicant shall submit a traffic impact study to address the potential impacts of the commercial lots as determined by ACHD. Coordinate the scope of work with the Ada County Highway District Planning Review staff. Additional conditions of approval may be required based on the findings of the updated traffic study. d. New buildings on pad sites adjacent to W.Malta Drive/W. Gondola Drive be limited to no more than a 1-story disparity in building height.Natural features, differences in grade, and other context sensitive neighborhood preservation design features should be considered with transitions. e. Building elevations shall comply with the Architectural Standards Manual,UDC, and Comprehensive Plan.Building elevations shall be evaluated with the submittal of a certificate of zoning compliance and design review applications. f. The buildings shall not have loading docks or outside storage adjacent to W.Malta Drive/W. Gondola Drive without screening of loading areas and mechanical systems. g. The business hours of operations for the C-G zoning district along W. Malta Drive/W. Gondola Drive shall be limited from 6:00 a.m, to 11:00 p.m.Extended hours of operation may be requested through a conditional use permit. h. For lots with frontage on a public street,a minimum of forty(40)percent of the buildable frontage of the property shall be occupied by building facades and/or public space. i. Approval of the proposed plaza area shall require the following: (i)minimum of 16,000 square feet; (ii) amenities shall be provided that promote transition from the residential areas to commercial uses,including,without limitation seating areas, gathering spaces, and multimodal facilities such as bicycle repair stations,workout stations,etc. The plaza design shall be submitted to the City for review and approval prior to the final plat approval or with the development of the second phase of the landscape improvements. j- Development of the proposed plaza area shall be required with the first commercial phase of the project that is adjacent to the plaza area. ;• less the lira'plat for-the eommereial k. The commercial portion of the development shall be responsible for the construction of the entire new collector roadway(Gondola/Malta Drive) including landscaping,multiuse pathways, if it develops prior the residential portion excluding the ten(10)foot multi-use pathway and landscaping on the west residential side of the new collector road. 1. Multi-fainily residential development shall be prohibited within the C-G zoning district in order to preserve the commercial land use and prevent further reduction of the commercial portion of the property. in. The landscape buffers along Ten Mile Road and the new collector shall be constructed within the first two phases of the commercial and office development. n. The L-O zoning district shall be required to have a thirty(30)foot landscape buffer and a 5-foot-wide pathway as depicted in the concept plan. o. No new driveways are approved as part of this application. Direct lot access to Ten Mile Road is prohibited unless otherwise approved by Council and ACHD based on an approved updated TIS. p. Additional driveways accessing the new collector shall be prohibited unless otherwise approved by Council and ACHD based on an approved updated TIS. City of Meridian 1 Department Report 1V, City/Agency Comments he Conditions Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 37 of 88 rlrivewa; ii 2 ++ aE)H tke flew pallpetag + •these i' +t a +'f4ed q. Pedestrian circulation and cross access shall generally conform to the layouts depicted in the concept plans provided in Exhibits VLG and VI.M. Residential(Development Agreement No. 2) r. Future development of this site shall be generally consistent with the preliminary plat, landscape plan,phasing plan, and conceptual building elevations for the single-family dwellings included in Section IV and the provisions contained herein. s. Future development of the site shall comply with the ordinances in effect at the time of development. t. The rear and/or sides of 2-story structures along W. Gondola/W.Malta Drive shall incorporate articulation through changes in two or more of the following: modulation (e.g.projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies, material types,or other integrated architectural elements to break up monotonous wall planes and roof lines. Single-story structures are exempt from this requirement. u. W. Gondola/W. Malta Drive shall be constructed to N.Vicenza Way_exchuding Wy t_he__ ten(10)foot multi-use pathway and landscaping on the east side of the new collector roadway in the first phase.The remainder of the roadway to N. San Vito Way shall be completely constructed as a complete street including sidewalk and landscaping on both sides,prior to the issuance of a certificate of occupancy for the second phase. �:e�e of eet4ifieates ef aeeiapaney fei:homes within the first phase,W. . Malta Pr4ve shall be eens4tieted in its %44ety, e)Eeltiding enly�he ten(10)feet ffittl4i use pathway and landseaping on the east side of the new va roadway. u.y. development. 1. The Preliminary Plat included in Section VII, dated 12/17/24, is approved with the following revisions: a. All utility easements reflected on the utility plan shall be included on the final plat. b. All pathways and micropathways shall be within a separate common lot or easement as required per UDC 11-3A-8. c. Add a note to the plat stating plat note both the L-0 and C-G zoning districts have a blanket cross access easement for access to the public roadways in accordance with UDC 11-3A-3. 2. The Landscape Plan included in Section VII,dated 12/18/24, shall be submitted for review and approval with the following revisions prior to final plat approval: a. Work with the Irrigation District to enter into an agreement to provide some type of landscaping other than gravel in the common open space area on the northern part of the property. The applicant will need to revise the landscape plan accordingly with the understanding that trees will not be allowed in the area,but shrubs may be allowed to be added if negotiated within an agreement with the Irrigation District. If not,the applicant shall submit for alternative compliance for the landscaping in this area. b. Revise the landscape plan to show an open vision fence on lots 45,47, and 49. 3. Business hours of operation in the L-0 zoning district shall be limited to 6 a.m. to 10 p.m. City of Meridian Depai-w ent Report 1V, City/Abency Co1T1n1G'ntS & Conditions Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 38 of 88 4. Prior to signature on the final plat by the City Engineer,the applicant shall submit a public access easement for the multi-use pathway along W.Malta Drive/Gondola Drive to the Planning Division for approval by City Council and subsequent recordation or unless required by ACHD. 5. The applicant shall coordinate with the Irrigation District regarding gravity irrigation service to ensure that Lots 78-84,Block 5 do not require an easement exceeding ten(10)feet in width. If an easement greater than ten(10)feet is required,it shall be located within a common lot with a minimum width of twenty(20) feet and situated outside of any fenced area,unless otherwise waived by the City Council in accordance with UDC 11-3A-6. If the irrigation easement is located in a common lot,the applicant shall install a micropathway within the common lot to connect to the proposed pathway system to on the north side of the property. 6. The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B, as applicable. 7. The development shall comply with standards and installation for landscaping as set forth in UDC 11-3B-5 and maintenance thereof as set forth in UDC 11-3B-13. 8. Pathway and adjoining fencings and landscaping shall be constructed consistent with the standards as set forth in UDC 11-3A-7A7, 11-3A-8 and 11-3B-12C. 9. The development shall comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,including but not limited to driveways,easements,blocks,street buffers, and mailbox placement. 10. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. 11. Off-street parking is required to be provided in accordance with the standards listed in UDC 11-3C-6 for the nonresidential uses based on gross floor area. 12. All common driveways shall meet the requirements of 11-6C-2-D including a perpetual ingress/egress easement being filed with the Ada County Recorder,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. 13. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the proposed commercial and office development prior to submittal of a building permit application. The design of the site and strictures shall comply with the standards listed in UDC 11-3A-19;the design standards listed in the Architectural Standards Manual. 14. The Applicant shall have a maximuin of two(2)years to obtain City Engineer's signature on a final plat in accord with UDC 11-613-7. 15. The Applicant shall comply with all conditions of ACHD. 16. Staff's fail-Lire to cite all relevant UDC requirements does not relieve the applicant from compliance. B. Meridian Public Works Site Specific Conditions of Approval 1. Water mains need a casing when crossing irrigation that limits access to times of the year. Either provide casing or proof that the City will have access at all times. Current configuration would not allow the casing to be installed per City standards and would need to be adjusted if casing is needed. City of Meridian (Department Report 1V. City/Agency Comments & Conditions � � Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 39 of 88 2. 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. 3. Stub will need to connect to southern stub off of N Vicenza Way when this area develops. 4. Stub will need to connect to north stub off of W Malta Dr when area develops. 5. The water line from San Vito Way needs to connect to the rest of the development.If the existing stub is not used it needs to be abandoned and a different connection will need to be made. 6. Eliminate dead-end at station 3,by connecting water through pathway. Provide a 20' easement with the water main centered in easement.No trees or other permanent structures allowed in easement. 7. Locate meters and fire hydrants so they are at least 5'from trees or other permanent structure. 8. Ensure no permanent structures (trees,bushes,buildings, carports,trash receptacle walls, fences,infiltration trenches, light poles, etc.) are built within the utility easement. 9. Provide 20'Easements for mains,hydrant laterals and water services.Easements should extend up to the end of main/hydrant/water meter and 10'beyond it. General Conditions of Approval I. Applicant shall coordinate water and sewer main size and routing with the Public Works Department,and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum,cover over sewer mains is three feet,if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2. Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 3. The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A) and an 81/2"x 11"map with bearings and distances (marked EXHIBIT B)for review.Both exhibits insist be sealed,signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-313-6). 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. All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. City of Meridian Departnnent Report 1V. City/Agency Comments & Conditions Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 40 of 88 6. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42- 1207 and any other applicable law or regulation. 7. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development, and if so,how they will continue to be used, or provide record of their abandonment. 8. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 9. Street signs are to be in place, sanitary sewer and water system shall be approved and activated,road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 10. A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing,landscaping,amenities, etc.,prior to signature on the final plat. 11. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-313. 12. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 13. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act, 14. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 15. Developer shall coordinate mailbox locations with the Meridian Post Office. 16. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 17. The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peals groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 18. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 19. At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 20. A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A City of Meridian I Department Report 1V, City/Agency Comments & Conditions � ' Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 41 of 88 copy of the standards can be found at http://www.meridiancity.org_/public works.aspx?id=272. 2 L The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond.Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 22, The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond.Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. Meridian Police Department https://u)eblink.meridiancih).otg/WebLinlclbr,owse.aspx?id=379825&dbid=0&iMo=.Aller-idianCil Y D. 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 Docinnent Chapter 3). Any proposed adjustments to pathway alignment shall be coordinated through the Pathways Project Manager.Interactive Pathways Map 2. Prior to final approval the applicant shall dedicate a public access easement for a 10' wide, detached multiuse pathway connecting from the existing pathway at W Gondola Drive, running along the north side of W Gondola Drive,continuing along W Malta Drive, and out to N. Ten Mile Road.Easements shall be a minimum of 14' wide (10' pathway+2' shoulder each side). Pedestrian access easement need only be dedicated 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 reconnnended 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. E. School Impact Community Development hops://weblink.n7eridiancity.org/WebLinklBr-owse.aspx?id=379825&dbid=0&repo=MeridianCit X F. Community Planning Association of Southwest Idaho (COMPASS) hops://weblink.meridiancity,or•g/YiTebLinlc/Broit se.aspx?id=379825&dbid=0&repo=MeridianCit G. Idaho Department of Environmental Quality(DEQ) hops:/hveblitak,meridianciti�.org/YPebLfi?lc/Browse.aspx?id=379825&dbid=0&repo=MeridicmCit City of Meridian Department Report W. City/Ageuc_y Comments Conditions €�, Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 42 of 88 H. Ada County Highway District(ACHD) hops•//weblink nteridicmcity olg/T,VebLinlc/browse.aspx?id=379825&dbid=0&repo=MeridianCit Y I. Idaho Transportation Department(ITD) hops://weblir7k tneridiancity otglWebLinldbrowse.aspx?id=379825&dbid=0&repo=MeridianCit y V. FINDINGS A. Rezone(UDC 11-513-3E) Upon recommendation from the cornrnission, 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; Council finds the proposed zoning ntap amendment to rezone the property from the R-8 zoning district to the O-T zoning district is consistent with the Comprehensive Plata. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Council finds the proposed zoning map amendment complies with the regulations outlined in the requested R-8, R-15 and C-G zoning districts. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Council f nds the proposed zoning map amendment should not be detrimental to the public health, safety and ivelfare. 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 Council finds the proposed zoning snap amendment will not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City. 5. The annexation(as applicable)is in the best interest of city. Not applicable B. Preliminary Plat(UDC-613-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; Council finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section IV. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Council finds public services can be made available to the subject property and will be adequate to accommodate the proposed development. City of Meridian I Department Report V. Findings Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 43 of 88 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Council finds the proposed plat is in substantial conformance with schedutled puiblic improvements in accord with the Cio)'s Capitallniprovement Program. 4. There is public financial capability of supporting services for the proposed development; Council finds there is public financial capability of surpporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Council finds the proposed development will not be detrimental to the public health, safey)or general welfare. 6. The development preserves significant natural, scenic or historic features. Council is uncnvare 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 rezone from C-C (Community Commercial)to R-8 and R-15 (Residential)zoning districts,L-O, C-G and the preliminary plat associated with the residential and connnercial development per the provisions in Section IV in accord with the Findings in Section V. B. Commission: The Meridian Planning&Zoning Commission heard these items on May 15,2025.At the public hearing,the Commission moved to recommend approval of the subject rezone,preliminary plat and Development Agreement modification requests. 1. Summary of Commission public hearing: a. In favor: Hethe Clark,rgpresentin the he applicant b. In opposition: Wade Ramsey,Robin Campbell Patricia Fritschle Torn Callison Patty Scales Richard Boyle James Ferguson Janice Bochard Roger Soucy Christian Jensen Troy Carniglia Tracy Garrison Megan Ratzesberger,Allison Rice,David McAdams C. Commenting: Wade Rannsey,Robin Campbell Patricia Fritschte Tom Callison Patty Scales Richard Boyle James Ferguson Janice Bochard Roger Soucy Christian Jensen Troy arniglia Tracy Garrison Megan Ratzesberger,Allison Rice David McAdams d. Written testimony:None L. Staff presenting application: Linda Ritter f. Other Staff commenting on application: Bill Parson 2. Key issue(s)of public testimony: a. Too much density,increased traffic safety concern for individuals trying to make a left turn onto Ten Mile from the new collector road without a traffic signal,safety concerns with the increased traffic overcrowding of the schools in the area,proposed development not consistent with the neighborhood(R-8 vs R-15) 3. Keyissue(s)of discussion by Commission: a. Collector being completed in phase 1 density a bit high limiting big box potential on commercial side 4. Commission change(s)to Staff recommendation: a. Commercial Development Agreement: la-Development of this site shall be generally consistent with the preliminary plat. Conceptual plans provided including-the landscape plan and conceptual building elevations for the commercial development included in Section VII and the provisions , ! City of Meridian j Department.Report Vl. Action Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 44 of 88 contained herein are intended to serve as general guidance for firture required commercia applications. le-Prior to submitting plans or a final plat that contains any commercial lots the applic� shall submit a traffic impact study to address the potential impacts of the commercial lots as determined by ACHD Coordinate the scope of work with the Ada County High, way, District Planning Review staff.Additional conditions of approval ma b�quired based the findings of the updated traffic study. 1 g—Staff is working with the applicant regarding requirements for transitioning and will have this issue resolved prior to the City Council hearing,for now the condition stands as presented. lj -Development of the proposed plaza area shall be required with the first commercial phase of the project that is adjacent to the plaza area,unless the final plat for the commercial portion is approved for phased development. lk-The commercial portion of the development shall be responsible for the construction of the entire new collector roadway(Gondola/Malta Drive)including ,landscapin ig nultiti pathways and landscaping on both sides if it develops prior the residential portion excluding the ten(10) foot multi-use pathway and landscaping on the west residential sid of the new collector road. 1p—Staff is working with the applicant on this issue and should have a resolution prior tc the City Council hearing for now the conditions stands as presented. b Residential Development Agreement: Iv—remove this condition as the phasing plan has been revised to show the amenities being built with the second phase. 5. Outstandingissue(s)'ssue(s)for City Council: a. Conditions l g kp and I as staff and the applicant are still working to resolve these conditions. C. City Council: The Meridian City Council heard these items on June 10, 2025. At the public hearing, the Council moved to approve the subject Development Agreement Modification Preliminary Plat and Rezone requests. 1. Summary of the City Council public hearing: a In favor: Hethe Clark,representing the applicant.Jim Conger b. In opposition: Patricia Fritschle,Richard Boyle,John Wycoff.Paul Elam_Mare Sutcliffe,Bobbie Beck. c. Commenting: • Patricia Fritschle-opposes the density and overcrowding of schools as children in her subdivision are being bused to a different school. • Richard Boyle—the existing Bridgetower neighborhood park being reduced in size and the remaining park unusable. Turning the park over to the HOA does not alleviate the problem if the current property owner still maintains control of the HH A • John Wycoff—concerned about the water rights for the Bridgetower neighborhood. • Paul Elam—too inuch development in the area and the existing infrastruchire cannot handle the traffic No longer have faith in the Council. • Marcy Sutcliffe-does not feel the new collector road will alleviate traffic congestion in this area have issues with the density and some of the ancillary proposals and conditions of the project. • Bobbie Beck—overcrowding of the local schools. d. Written testimony: Shawn Freeman.In opposition to the proposed development. Opposes rezoning from R-4 to R-8 The streets are not equipped to handle the influx of City of Meridian Department Report Vl, Action �� Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 45 of 88 vehicles. The increased density will lead to overcrowding, strain on local resources such as schools utilities and a decline in the peaceful environment that malces this area a desirable place to live. e. Staff presenting application: Linda Ritter f Other Staff commenting on application:Bill Parsons Rebecca Phillips-ACHD 2. Key issues) of public testimony_ a. Density, overcrowding of the schools traffic congestion water rights.relinauishinent of the Bridgetower HOA from the current owner,reduction in size of the existing park 3 Kev issues) of discussion by City Council: a. Control of the existing Bridgetower Subdivision Park control of existing HOA for Bridgetower Subdivision,water rights for the Bridgetower Subdivision 4. City Council change(s)to Commission recommendation: a. None City of Mcridian Department Report Vt Action Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 46 of 88 EXHIBITS A. Project Area Maps (link to Project Overview) 1. Aerial Legend f,-J: Project Location Area of Impact 0 Analysis N1111 4=15-1 1AM" IN vlzi City of Meridian Department Report V11. Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 47 of 88 2. Zoning Map C N f.t rutTllitntir ( �l h . Legend -_ uti r �(" �� Project LOCtlflOn rntEr[i-m �r r�' 1LI LL 1�11 _ [j - L II ja f ❑ii Iilit 1I i1'litlft 7 ((� �..Area of Impact till( nl h �, nli� 1i�ilf ul/ fit i�if�1 R 15t f i[i Io L Analysis ij- R'Li�i'I iI1 G[..k)tr 4,'`f1, {, : fie L r, LlJ1i1)(S'��'y l�. l 11 C7 il' t R,.4� ell. E r r �i t"tIlt< '��1)117i1f 1111��L Ctti Zt t �, I1I bIIfIL. �f}11,1�,�:��Itl�,r llli!III( , 1 k J .L.i�. 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Future Land Use ,i'IL!% Legend � J 1- " Project LOCdfIOn nQ1ffi�'iln C(I;IL IQ1 �l "rliflf Ii[��f �ilf LtLLT ZIi r ti e titutCllIt��1111C.�l�� tn�inl��..: 1N f��iitii���ttu ail _�i ilitilii(IffiliflLlll�I/i'. I f r I I Lrittl ...Area of Impact Ilitl�i�) l,`�II Iiy ' �COtt1t71elGla) � AnalystsIYiI'(f4il) .,.,,tiltniti' frljtll �jii�Ljl"I iIfL4 Ijfll il;Tit` ) i� F I,l � 1 'tl�Ili t tl iI(1 i:I� l�il )flltll �� t``," jt i(}Ibi I ,yl1 li�LLIII II � � ' L � I� Ii-Y(r . �ti t ,,� �9J�t,�-e ���I ��I �����/ n ��(7rt fill IIIILIi L1t� ��il I infix �„ ��� �Ir .1 i'�Irl I " �I —111 11.is.�'� H ffl[ll ; ri LLB I �r f II iZllrll��l i�t t(1t ' } ���I�li;IIaIIJlf 71f Ili l u :_t j eir��ll�li(f ._Jt_illlll�l ��.li Div Tit it ( I U nu nn"Llni rn n ri MedIUnlli 1 '1111i1 >> u I +I�:.ffiu ll�lllr it}n��t`ict}l ll f�Ili�+ �I1� 1v N i I lilt "el Iut, �('II ��11f f I���e11S� 11���f f n? [u I lijlk, tI�I Ipj )rT !_�I�IRP' I (CIi TI(ff I LlII4;kl(�� esidentiai 1 , `t, TfiJ � (I I }�� 1 III =its' L1rl ft� f 111t�n� �iLL1J { �1� EIII+�IIIf iIP�ICI11� ��Ll[Iiii Ii t ti r � MU�C 11�1 �t1��lli1� to}Q i,� tr� �L(Illft"7 f�EU �I�II i LI I I n �Inl ii li � li e t(f tll�l (il (��1IIli���If IILIiI� 11 /�r?% 1J�t)1� °�I�i'll`ut rri[ri:riii e t- / IITLiI I t��i i+�I��Illt[ � r iT7I(I �uni7m� �� 1� L➢� � II ` 1, � l u 1 �➢7I1 l l� ItliL'hu�:lnl1 �` pill-"}�1411 �ReDensltI YlhattI irUlr� ui t r,� l t. i r tray I�t �l U T IIIIIrf�f LLIl11Ul r . r ��f�rl€�� IrEr. r1111:€ I� i -It Clv 11IkI� {II J f[I ll I ri t➢ I nI. 57J7� �`:t �(7 (('1( 1�r t1�I,4 !tI .t 1 tbflllii[1llt �1�}j I' i i i RRL' it le�fl 111+1 ' ill_IIII�I -1(1111I"1 )(U� 1 i:11�1;1llflow) t —. ��rll�niel�eDensitResidential i�I 1 (I�JIIie1W��f�, 111I {uI t n I t t ' rt Y ,, et f/I0lII, , 1 �C �I . Hula" Luw Office II t , '� 11 r t r ,r t r ,jrrn� unfiij` ��lu� ;` t ie�,_ li Ei elii =l I II �� /rrei:l� i ��_ . �..-� .1 L _ All d City of Meridian Department Report VII. Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 48 of 88 4. Planned Development Map �I a y jrl)I Legend , �f ill'[/ �� r 4�l / �) �� fr i. 1 ( - y<<rTuUJI in��v mn 11 [L� Ji_ [tf Project Location [Iii[iitr�iiinir`5 fr 11111111III`i��I-IIIRI If1 (�l 1 �`f iii Lei t�i 11 C�r� `� a- Area of Impact �liir>��� �t��� 'q,����� G I Ili Eill�� ��Itt tilt If �1 �iF I�(I I: Ilr > f City Limits r �u�� Y — Planned Parcels n �hr rl�i�l �141 �u E �r� i�r i i�t �i�ilim��i�r Analysis 1 1 lU Ti�i ��� t �i1l���i�r \n�1C[��f; (t i� �(�=-- T�{� F) �r� �i' 'I i �iT�n,�r F11,t)l t �� �CV,If � ki � L �SU 11 Ifff, f fU I', ItI��� ����{�ir�iiia� iu frir diI l �� �i MI Il (IiY�Sr�in i�i{k � '�I�; fl�W kt � �iJ.1.�i ;�f ---_- =;Lllli���fl,� '� 1 1,�(lil;?Till III� : �Ui{' fol lli�li II "I(.f L�l� t� , f 1� •��l,ll (lAi ' r 1 ��. Y-t,+ Ef��t� ur? �� i11�Llil�iff ilf Ifal �rJ irl� .�� ! �((fllA,(III [ t I U-� ' � �`�� i- L; (I��llk�l�, ((JIi1f!i u-rr ritli' r,r, 1<_ � ifilt III {{ i t, ;��i [ f{ir �ii�i[1� ��tl}� `�3c,y �� f r��r �,�� iiili �j�LI�ri�fltiI1r1 ii1- f �� Inn�n�n����r � � ri I 1 )fl _ ) �(. �/ 1[IiiUll � r��i�lf�li�Rl���ls 1n f LiL �QC -1w5t f'-� Ii�l 11 ( � II�4i p ,I i� \Iillllr,rL)�� f�fitifrTi� i�iiit, 1�11� Ilfll+lI I�1 Oj ti 1,fc� 1 L( Sll[1 � i�� AEI III LtIIrlStir�L ° 11.,tA "DI if i t �• LI �� �>11i<"il?,Ar l il� \t I 1 illTlll�l��iilil T 717-1 ,� �� i.1�1LIlt�) I:r t 7� r IiUII nt r ���f rj ❑ t iri i iit � a� ttl r it ; f' �ir` �;" ti(iEi� � '�® F�!�!������ .�r ;i� [ �f �„ r �r�(�r {n�ir , �rT 1 n T �rl�1 1(i �� �"r��r�r i ! �f 1���� I �� � FI A �r . City of IVleridian Department Report Vll. Exhibit: Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 49 of 88 5. Map Notes Nearby Recent Preliminary Plats (within last 5-years) H-2019-0146 H-2020-0004 H-2020-0022 H-2021-0001 H-2021-0018 H-2021-0051 H-2021- 0080 H-2022-0034 H-2022-0028 H-2022-0047 H-2022-0068 CR-2022-0006 H-2022-0074 H-2022-0076 H-2022-0087 H-2023-0014 H-2023-0016 H-2023-0026 H-2023-0035 H-2024- 0050 Nearby Recent Conditional Use Permits (within last 5-years) H-2018-0018 H-2019-0074 H-2020-0032 H-2020-0017 H-2020-0092 H-2020-0101 H-2021- 0056 H-2018-0088 H-2018-0004 H-2022-0006 H-2022-0025 H-2024-0016 City of Mcrldian j Department Report V11. Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 50 of 88 B. Subject Site Photos a� F r r' a z r r r } e a x, n y M x W K f A j{ 6, w � r City of Meridian Department Report VIL Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 51 of 88 C. Service Accessibility Report PARCEL S0427417210 SERVICE ACCESSIBILITY Overall Score: 24 15th Percentile Location In City Limits Extension Sewer !Trunkshed mains < 500 ft.from parcel Floodplain Either not within the 100 yr floodplain or > 2 acres Emergency Services Fire Response time 5-9 min. YELLOW Emergency Services Police Not enough data to report average response time Pathways iWithin 1/4 mile of current pathways i Transit Not within 1/4 of current or future transit route Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets ,plan) matches existing (#of lanes) School Walking Proximity ',Within 1/2 mile walking Either a High School or College within 2 miles OR a ;School Drivability !Middle or Elementary School within 1 mile driving (existing or future) Either a Regional Park within 1 mile OR a Community Park Walkability Park within 112 mile OR a Neighborhood Park within 1/4 mile walking City of N4eridian j Department Report V11. Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 52 of 88 A Preliminary Plat(date: 12/17/2024) _V iwcxo PREUMINARY PLAT FOR ,a .: 1 I ADERO PARK SUBDIVISION »•-• {F ��i I LOCATFOLL SSE M.1 li-3i I { r T6'V.H514ro1NORIM,NRHGE i N6T,EOIFENOIIWII ,.v crrvwe,umwlaea wurm,io.wo " lr �, f M, , f If F .I a-r a,00c % 1 `7'tL a `L, JUC fit-; u3 7 �I _ _ _ _ Ti .owl I w,.�.,� • 7 ll .41 e a_ N I _� - J ,tea. I , I \\\/"\\�\%%\"'� \ ��Y� • - �.•... N ,. , ... 1.ice, IIIb�J` PIP I 1 j City of Mendiin Department Report V11. Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 53 of 88 E. Commercial Concept Plait/Building Layout I!IIf � II ,I� � \ `i ram, cnu f `A� \; C-G C-G� R `J 1 � J _ _ �._tm WALMART A ,.. ORAINAOE ile"R%AUdAR1 �M.' _�.__ ORA/NAOE �.- ♦t♦ �.._o'pe r. ♦a ra r.r'►. •e• ® I ADERO PARK SUBDIVISION Y (f JSEN0E1Yf PRELIMINARY PLAT LANDSCAPE PLAN MERIDIAN, ID Z+ I ll , f, i I � lu COMMERCIAL LAYOUT CONCEPT 2 ME E PL ET AIE'L+ IE HE El. E F ILL T Tl E E L TM E E E T %Eli 1 EI E.T�E tE( 'E i'..EI EMIT-IN Tiff EI:LIE.EL,"T�T City of Meridian .Depai-tiumt Report Vll, Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 54 of 88 F. Phasing Plan PROIMINAM PUT FOR ",.. ADERO PARK SUBDIVISION a I �• f 1 l f a g 1 G. Commercial Access and Pedestrian Plan (date: 5/8/2025) Zff) i i ... --------- ---------------------------------------------------- —--- -.._.._. -..------- . f TJ-�I w ' I I ' I =n i i I COMMERCIAL ACCESS AND PEDESTRIAN PLAN ' ,\ 11 ¢ereis z��e'{xcr o ws-E mr°�mery 1 n e- fe�,W.T h�Y I>nA W k�e�.Gr. City of IV1endiau Department Report V11. Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 55 of 88 H. Landscape Plan(date: 12/18/2024) Iva . ti t A D E R 0 PARK SUBDIVISION ,ENs�RE�T, PRELIMINARY PLAT LANDSCAPE PLAN MERIDIAN, ID PK[HBF0.M101. �- --• Cite of Meridian Department Report V11. Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 56 of 88 I. Qualified Open Space Exhibit(date: 12/19/2024) it � 1 � 1111111�—-- — I I I 1 1 1, / r i•' I j ADERO PARK SUBDIVISION /• - —• OPEN SPAC[GIBSIT •� � I QVAL NG DPDi SPACE=1628 AC 0S.6V FON qu'..U.vttiLOPW Y.![S-al.ba/.[ i w M a SPUE I keR-awr'rua oPEeI sPUE i CS J. Amenities Exhibit(date: 12/19/2024) Proposed Amenities, One Acre Central Plaza(Block 4,Lot 33) Three Picklebali Courts ■ t � I • Fountain • Play Structure • Dog Park ` � • Climbing Stock • Seating Benches • Attractive landscaping City of Meridim Department Report VII, Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 57 of 88 =r r, x r' r I, 1 •�.d l City of Mcriclian Department Report Vll. Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 58 of 88 • Pathways—7heAdero Mixed Use Neighborhood will include the following pedestrian pathways: • 10'Wide Regional Pathway 2,752 LF 5'wide pathway In liner open space 1,700 LF Pedestrian pathways within the Adero Mixed Use Neighborhood will total a half a mile In length. • Dog Park(Block 5,Lot 45) • Fenced enctoser Dog Waste StationAl w t • Sitting Benches • Attractive Landscaping . Other open green areas—Several other open spaces will have the following Amenities: • Shade structures • Large open grass areas • Internal Pathways • Picnic Area ' • Attractive Landscaping City of Meridian Department Report V1I. Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 59 of 88 K. Common Driveway Exhibit(date: 12/17/2024) LOrI 4e TN anar s,F¢r j � j I BLOCK 4 I I I I I I for,e ruses oTza MLV Access.aFnre r LaA,eo 2� I I I I I I 1 I ,,cccss urtr�rnzr io ,Lo oN nrsT smE of Lor, 1 $ I I 1 ssi4's nLp I I aN usr soE m Lor. so 19 I I I I I I I I I I I I I 1 1 I � I I I I I I I I 1 I I I I I sz 1c I 43 I I v I I •4 I I 4s , I M j l za I I ro 1 1 le 1 I II 11 II , 1 II II II I I I I I 1 I 1 1 I I 1 104.OW I0891' ---- -- 1 1 lal5 23 A4J 43 iIXE hFCCr 1 II 43 rncArm eN soun�s roc or�'inr. :s I I 20..'rB0!rt 8 p1 lzoo'wn _-t__8 m __2QW'10.00'rrson, B[,BlLK M.___SEr844K MI ( 10 42 21 W -•.. ADERO PARK SUBDIVISION LOTS 18 23 AND43AB BLOCK 4 CORIMON OWE WIMIT • Y ,�;�J City of Mleridiaui Department Report VII. .Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 60 of 88 L. Block Length Exhibit f: 1 "N 11A ri I � I I I ' 7' - - i ADERO PARK SUBDIVISION Y I 6LOEK LENGTII Wil Ott I 1 ( y l City of Wridian( DeputtitcW Report VI1. .Eali1bits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 61 of 88 M. Pedestrian Connectivity Exhibit Flero's Park r , 4' 4 �. F ills ih,Jll (tD � I I 00 CL �Y04 -` \ , Red = Internal Sidewalks and pathways Blue Re€;lonal Pathways A a City of Meridian I Departtueut-Report Vll. Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 62 of 88 N. Residential Building Elevations(date: Click here to enter a date.) NEW I w F /' 'l1YMMl�I�r►. City of Meridian Departtlient Report Vll. .Exl,iibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 63 of 88 W r"� a; { x r III I`I'u r x a , City of Meridian Dc;parthzient Report VI1. Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 64 of 88 O. Commercial Exhibits (5/9/2025) The images provided ar•e intended solely for•architectzn•al refer^ence. They are not representative of specific individual uses. Fixture buildings may or may not incorporate architectrnal elements depicted in these images. ILI t - ,..,� r r 4 ,I i' 9 .�. tL■t! AA City of Meridian I Dr), -talent Report V11. Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 65 of 88 M f G. I y T f m City of Meridian Department Report VII. Extzibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 66 of 88 7-7 r d u � u c �c UN N w i " d City of Meridian Depattrlient Report Vil. Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 67 of 88 TOW famllYPo'eall.a �''!^' �' f C =r ,... City of N40dian Apartment Report VIL Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 68 of 88 P. R-8 Rezone Legal Description &Exhibit Map 5awtooth Land Surveying, LLC Ilk Pc (208)398-8104 F: (208)3`8-81O`. 2030 3, 4V�-j5h,ngtnn Ave„ Emmett, ID 83G I V R-8 Zone Description BASIS OF BEARINGS is S.89121'10"E.,between a found aluminum cap marking the C1/4 corner of Section 27 and a found aluminum cap marking the EI/4 of Section 27,T.4 N.,R. 1 W.,B.M. A parcel of land located in the SEI/4 of Section 27,Township 4 North,Range i West,Boise Meridian,City of Meridian,Ada County,Idaho,more particularly described as follows: COMMENCING at and aluminum cap marking the E1/4 corner of Section 27; Thence N.89021'10"W.,coincident with the north line of said SEI/4,the south boundary of Bainbridge Subdivision No. 10,as shown in Book 118 of Plats,Pages 18069-18071,the south boundary of Bainbridge Subdivision No.9,as shown in Book 116 of Plats,Pages 17641-17645 and the south boundary of Bainbridge Subdivision No.8,as shown In Book 115 of Plats,Pages 17189-17193,Ada County Records, 1789,66 feet to the POINT OF BEGINNING; Thence leaving said north line,S.0021'17"W.,320,Is feet to the beginning of a curve to the right; Thence 10.19 feet along the arc of said curve,having a radius of 13.00 feet,through a central angle of 44055'36",subtended by a chord bearing S.22149'05"W.,9.93 feet to the beginning of a reverse curve to the left; Thence 98.83 feet along the arc of said curve,having a radius of 55.00 feet,through a central angle of 102157'08",subtended by a chord bearing S.6111'40"E.,86.06 feet; Thence non tangent to said curve,S, 13059'17"W., 114.69 feet to the beginning of a non-tangent curve to the left; Thence 96.74 feet along the arc of said curve,having a radius of 55.00 feet,through a central angle of 100°46'28",subtended by a chord bearing S.37048'10"W.,84.74 feet; Thence non-tangent to said curve,S.77024'S6"W.,87,65 feet; Thence S.32030'06"E.,65.02 feet; Thence S. 12135'04"E.,294.87 feet; Thence S.29030'15"E,,633,75 feet to the south line of Parcel A,as shown on Record of Survey No. 12520,Ada County Records; Thence N.89"14'29"W.,coincident with said south line, 192.23 feet to the easterly boundary of Vicenza Subdivision as shown in Book 10B of Plats,Pages 15026-15028,Ada County Records and the beginning of a non- tangent curve to the right; Thence 109.90 feet along the arc of said curve, having a radius of 555.00 feet,through a central angle of 11020'44",subtended by a chord bearing N.33022'04"E., 109.72 feet to the northeasterly corner of said Vicenza Subdivision; P:12024\1 EMT\124014-N TEN MILE RD T0P0\SurveyWrawings\Legal Descriptions\124014 R-8 Zone to Centerline Description.docx Pa o �1 City of Wridiaii 1 Department Report \111, Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 69 of 88 Thence N.47148'16"W.,coincident with the northerly boundary of said Vicenza Subdivision, 18.03 feet to the easterly right of way of N.San Vito Way and the beginning of a non-tangent curve to the left; Thence leaving said northerly boundary and coincident with said right of way,39.16 feet along the arc of said curve,having a radius of 573.00 feet,through a central angle of 3054'55",subtended by a chord bearing S.37010'56"W.,39.15 feet to the centerline extended of W.Gondola Dr; Thence N.54037'59"W.,coincident with said centerline of W.Gondola Dr and the extension thereof,211.53 feet to the beginning of a curve to the left; Thence coincident with said centerline, 149.14 feet along the arc of said curve,having a radius of 300.00 feet, through a central angle of 28029'04",subtended by a chord bearing N.68052'31"W.,147.61 feet to the extension of the westerly boundary of Vicenza Subdivision No.2 as shown In Book 110 of Plats,Pages 15670- 15673,Ada County Records; Thence non-tangent to said curve,N. 1102'41"E.,coincident with said westerly boundary and the extension thereof,238.56 feet; Thence coincident with the northerly boundary of said Vincenza Subdivision No.2 the following six(6)courses and distances: Thence N,88057'19"W.,296.43 feet; Thence S.5°14'47"W„91.17 feet; Thence S.18°48'48"W., 107.19 feet; Thence N.67023'12"W., 129.19 feet; Thence N.25042'39"E.,6.93 feet; Thence N.64017'45"W.,26.00 feet to the centerline of N.Bolsena Way and the beginning of a non-tangent curve left; Thence coincident with said centerline,326.23 feet along the arc of said curve,having a radius of 298.00 feet, through a central angle of 62°43'24",subtended by a chord bearing N.5036'S7"W.,310.18 feet to the beginning of a reverse curve to the right; Thence coincident with said centerline, 196.92 feet along the arc of said curve,having a radius of 300.00 feet, through a central angle of 37136'35",subtended by a chord bearing N. 18110'20"W" 193.41 feet; Thence N.0037'57"E.,coincident with said centerline,48.23 feet to the extension of the southerly line of Vicenza Subdivision No.3 as shown In Book 112 of Plats,Pages 16373-16375,Ada County Records; Thence along the southerly and easterly boundaries of said Vicenza Subdivision No.3 the following four(4) courses and distances: Thence S.89022'03"E.,465.11 feet; Thence N.67031'57"E., 137.46 feet; Thence N.27039'20"E., 1.36,69 feet; Thence N.0039'22"E.,123.49 feet to the northeast corner of said Vicenza Subdivision No.3 and the southeast corner of Vicenza Lakes Subdivision as shown In Book 115 of Plats,Pages 17310-17342,Ada County Records; P:Q024\1 EMT\124014-N TEN MILE RD TOPO\Survey\Drawings\Legal Descriptions\124014 R-B Zone to Centerline Description.docx , a �2 City of Meridian i Department Report VI1. Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 70 of 88 Thence continuing,N,0'39'22"E.,coincident with the cast line of said Vicenza Lakes Subdivision, 305.69 feet to the north line of said SE1/9 and the south boundary of said Bainbridge Subdivision No.8; Thence S,89'21'10"F.,coincident with said north line and said south boundary, 133.82 feet to the POINT OF BEGINNING. Said parcel contains; 11.186 acres,more or less, KVW4\1 EM'n124014-N TEN MILE R()LQI`0\SurvoyUawinqs\I-egal Descriptions1124014 R-8 Zone to Centc)(11no Descnption.do(,x 11 13 City o rMerjdlwiDcparta -n( RCIOLI \111. Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 71 of 88 \7amG4�� 3 QiQaRAl ad 7 it b w=!tn w MI S a wlx zc;a z z;8 w .._ '` 2 6,3G SW B NLG�221 r 929,16' y o it 12�AA 3G3'.GS' � Via) yyy�i iY'' C� v t r ��rn;��M�lgg$m�mrimmm�n - �170 . 'r� tt9 Zf7 i� tt11}r� tt__p I (�u Ilk_ s S� wl 2{6.J2' a ._. 4 t w I •.,,M __ SfiSi ct t z,2 r^i I -- --------- T. -` so�2itrwarra.2r N. TEN MIM ROAD chi G ro cs r M C a 6 fa G f,r)n CiQ tii "1 w w to w,a x 2 x g 2 4n w z 2 w w OtlaJ'K�'.y11 ' Ci " " City of Meridimi Department [report V11. Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 72 of 88 Q. R-15 Rezone Legal Description&Exhibit Map Sawtooth Land 5urveyincj, LLC 1'� (205)3968104 F: (208) 39,5-8105 2030 5. V,'whnqt0,i Ave- Emmett, ID 636 17 R-15 Zone Description BASIS OF BEARINGS is S.89021'10"E.,between a found aluminum cap marking the C1/4 corner of Section 27 and a found aluminum cap marking the EI/4 of Section 27,T. 4 N.,R. I W., B.M. A parcel of land located In the SEI/4 of Section 27,Township 4 North, Range I West, Boise Meridian,City of Meridian,Ada County, Idaho, more particularly described as follows: COMMENCING at and aluminum cap marking the Et/4 corner of Section 27; Thence N.89121'10"W.,coincident with the north line of said SEI/4, a distance of 377,23 feet to the POINT OF BEGINNING; Thence leaving said north line,S, 0121'17"W.,53.05 feet to the beginning of a curve to the fight; Thence 102.49 feet along the arc of said curve, having a radius of 420,50 feet,through a central angle of 13057'56",subtended by a chord bearing S. 71120'15"W., 102.24 feet; Thence S.40019'35"E.,84.10 feet to the beginning of a non-tangent curve to the right; Thence 154.94 feet along the arc of said curve, having a radius of 180.00 feet,through a central angle of 49*19'08",subtended by a chord bearing S. 25'00'5 1"W., 150,20 feet; Thence S.002 I'l 7"W.,84.49 feet to the beginning of a curve to the right; Thence 282.71 feet along the arc of said curve, having a radius of 180,00 feet,through a central angle of 90000'00",subtended by a chord bearing S.45'21'17"W.,254.56 feet; Thence N.89038'43"W., 76.S0 feet to the beginning of a curve to the left; Thence 471.24 feet along the arc of said curve, having a radius of 300.00 feet,through a central angle of 90100'00",subtended by a chord bearing S,45021'17"W.,424.26 feet; Thence 5,0021'17"W., 246.12 feet to the beginning of a curve to the right; Thence 188.94 feet along the arc of said curve, having a radius of 180.00 feet,through a central angle of 60008'28",subtended by a chord bearing S.30125'31"W., 180,38 feet; Thence S.60129'45"W., 285,55 feet to the beginning of a curve to the right; Thence 92,58 feet along the arc of said curve,having a radius of 350.00 feet, through a central angle of 15109'19",subtended by a chord bearing S.68104'25"W.,92.31 feet to the south line of Parcel A,as shown on Record of Survey No. 12520,Ada County Records; Thence N.89114'29"W.,coincident with said south line, 153,33 feet; Thence leaving said south line,N.29130'15"W., 633,75 feet; PU02411 EMT11 24014-N TEN MILE RD T0P01Survey\Drawings\LegaI Descriptionski 24014 R-15 Zone Descfiption.docx All, 01(y of N/Icridian Department Report V11. Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 73 of 88 Thence N. 12035'04"W.,294.87 feet; Thence N.32130'06"W.,65.02 feet; Thence N.77°24'56"E.,87.65 feet to the beginning of a non-tangent curve to the right; Thence 96.74 feet along the arc of said curve,having a radius of 55.00 feet, through a central angle of 100046'28",subtended by a chord bearing N.37048'10"E.,84.74 feet; Thence non-tangent to said curve,N. 131159'17"E., 114.69 feet to the beginning of a non-tangent curve to the right; Thence 98.83 feet along the arc of said curve,having a radius of 55.00 feel,through a central angle of 102°57'08",subtended by a chord bearing N.6'11'40"W.,86.06 feet to the beginning of a reverse curve to the left; Thence 10,19 feet along the arc of said curve,having a radius of 13.00 feet,through a central angle of 44055'36",subtended by a chord bearing N.22049'05"E.,9.93 feet; Thence N.0021'17"E.,320,15 feet to the north line of said SE1/4 and the south boundary of Bainbridge Subdivision No.8,as shown in Book 115 of Plats,Pages 17189-17193,Ada County Records; Thence S.891121'10"E.,coincident with said north line and said south boundary and the south boundary of Bainbridge Subdivision No,9,as shown in Book 116 of Plats,Pages 17641-17645 and the south boundary of Bainbridge Subdivision No, 10,as shown in Book 118 of Plats, Pages 18069-18071,a distance of 1412.43 feet to the POINT OF BEGINNING. Said parcel contains 35.822 acres,more or less. .f 1 r 74 r ✓Ff F" 11i_f,,c��� P:\2024\1 EMT1124014-N TEN MILE RD T0P0\Survey\Drawings\Legal Description024014 R-15 Zone Description.docx �2 City of Meridian Department-Report VI1. Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 74 of 88 P, RRO10 QOPQ-�non L2 Ile'I V, Jl 15 z in to to tn t,,t. �n ;z z z N W3922'E 429,18'L' N 1131 123,49' 305.6V UP JA Oz N OOVJ 11;"f T 320.15' QpI ter- 9 91 tR "AY 246.12' 7 I CT 'u, P 73' jL9 117 L1 G,.14Q W 546 V-' S.QpMlr Q) ri. JFN MII.E ROAD -n rp 1)R Op Z? z k4zZ til Z (A 'p, kv I." e HUI r) A srn :E 4 M rn mim :E rn:E 51:E t4 ZF zi n 14 UU111 City of N/lerldimi j Department Report \111, Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 75 of 88 R. L-O Rezone Legal Description&Exhibit Map 114- 1 1 I r ..r z g, Sz c (gqdZ "i I �� �� �zt F 19 In v4 2 if °02'41`f <t 'Z l r l v, z:e e g 2 to 2?8-56' 4 Z N W0 972J_f 429.18' 1w3E a�, I ]77.T9' GAF-d4, jai i..��m �n,S � m rn M m ,� j' t�. sa,t•c� ,;rr ', , �\.p'b62 "�._.. z�v?..._--- —�z• No0"21'17'E _ ! 4 3a0.15 J - I o IPA Gi 1 � 117 a s 0r^zr,r r� x� Q v e rJlw V w leo � 1 lei :� f 11/.9"! 5 U4"�7'17`VJ 1331.5E rn err e5 i--- 5X1211PW164I1T N' TEN MILE )4011D I�C1wti CC:CC GCG�GC„Cna'�GC wiwo,w c. G yry / S CO U3� N4i In/n:a����•�.lnN=:e 41 VI:s In'41� r �7 . 4 { w .gypp. 7�pa� Yi��4A^ 1^ IX F•,'�t���°$.v4i N City of Meritliwn l DepnrtuleW Report VII. Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 76 of 88 S. GG Rezone Legal Description&Exhibit Map 5avvtooth Land Surveying, ftG AL _­157_1 11 ITI V. (2081)398 e)10 el r: (�'06) 398 t�10 20y,) Ave., UoiwF-,U, 063,,17 C-G Zone Description BASIS OF BEARINGS is S.89021'10"L, between a found aluminum cap marking the Cl/4 corner of Section 27 and a found aluminum cap marking the F1/4 of Section 27,T.4 N,,R. I W.,B.M. A parcel of land located In the SEI/4 of Section 27,Township 4 North,Range I West,Boise Meridian,City of Meridian,Ada County, Idaho,more particularly described as follows: COMMENCING at and aluminum cap marking the E 1/4 corner of Section 27; Thence S.01121'17"W.,coincident with the cast line of said SE1/4 and the centerline of N. Fen Mile Road, 1/2.88 feet to the POINT OF BEGINNING; Thence continuing,S, 012 I'll 7"W,,coincident with said east line and said centerline, 1333.59 feet to the extension of the southerly line of Parcel A, as shown on Record of Survey No. 12520,Ada County Records; Thence leaving said cast line and said centerline, N.89'14'29"W.,coincident with said extension of and said southerly line of Parcel A,668.74 feet; Thence N. 1001'05"E.,coincident with said southerly line of Parcel A, 112,39 feet; Thence N.88057'44"W.,colncident with said southerly line of Parcel A, 435,26 feet; Thence S.60129'45"W.,coincident with said-southerly line of Parcel A, 31.00 feet to the centerline of N. Vincenza Way and the beginning of a non-tangent curve to the right; Thence 105.43 feet along the arc of said curve, having a radius of 276.00 feet,through a central angle of 21153'13", subtended by a chord bearing S. 18'33'38"E., 104,79 feet to the extension of the southerly line of said Parcel A; Thence non-tangent to saki curve,N.89014'29"W.,coincident with the extension of and the southerly line of said Parcel A, 281.88 feet to the beginning of a non-tangent curve to the left; Thence leaving said southerly line,92,57 feet along the arc of said curve, having a radius of 350.00 feet,through a central angle of 15109'13", subtended by a chord bearing N. 68,0421"E.,92.30 feet; Thence N,6002945"E., 285.55 feet to the beginning of a curve to the left; Thence 188,94 feet along the arc of said curve, having a radius of 180.00 feet,through a central angle of 60,10828",subtended by a chord bearing N,30125'31"E., 180.38 feet; Thence N.0121'17"E.,246,12 feet to the beginning of a curve to the right; Thence 171.24 feet along the arc of said curve, having a radius of 300.00 feet,through a central angle of 90"00'00", subtended by a chord bearing N.45"21'17"E,,124.26 feet; Thence S,89138'43"F., 76.50 feet to the beginning of a curve to the left; P:12()24\11 EMT1124014-N TEN MILIF RD TOPO1Survey\DrawirrgslLegal Doscriptions1124014 C-G Zone to Centerline Description.docx ( _ i1 City of Meridian I Department Report V11. Exhibi(s Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 77 of 88 Thence 282.71 feet along the arc of said curve, having a radius of 180.00 feet,through a central angle of 90'00'00", subtended by a chord bearing N,15121'17"E.,251.56 feet; Thence N.0*21'17"E,,84,49 feet to the beginning Of d curve to the right; Thence 282.71 feet along the arc of said curve, having a radius of 180.00 feet,through a central angle of 901100'00",subtended by a chord bearing N,45'21'17"F,,251.56 feet; Thence S. 89138'43"E,, 217.50 feet to the POINT OF BEGINNING, Said parcel contains 22,90 acres,more or less. P:12024kI EMT1124014-N TEN MILE RD T0P01Swrvey\Dr@wings\LoqaI Descriptioris1124014 C-G Zone to Centerline Ooscriptlomdocx 12 City of N/lerldian Departinctit Repoif V11. Exhibits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 78 of 88 � 181 QQQQ51Q,Q I I f glPw�r}a"eUhSl I -- i I-I -69 'R 0 -IiT�- 'u�'y'` jI AY'!! t'1`3 $1 IUU I$j + e . ulatnmv�ez2lnxxl��x � ,;, i )�-- I ' y' o Nttf°R241^E ml 236.-1,&' 0 N 41377.d" 173.49 34569' c�+l cm m1E 01 mm rn m'mm - 1 � I _ IiTp�4l�� �� tl9 Z17 NUG"Ji'l7"B I z. Ny IIyy 573 64 1r'�IYSP. •.'I I�'4� I 2 p�f S���r i� I N ,�>iln xAv rc 4 �G1 - \ 2*12' -_--_..----------------- t It j Ikd' r� I FFF--- ?7 L _ Ial �1 !` s� �" Qz 1y1 u ;�1 � ll}l+� --�__—.__—-- S�1i'!7_W 133J.59•__ _ rn t7z�� . S'• 5W71'Jr'W2W.27 N. TEN MILE, ROAD R I'� � O V�V O�i�l.�4 1.�N�6 rn��h�•l 9 �fl A�+1�l�.zc � ———_ -. �n _ f v Op ��� y�lvlvrnq ��x'rizvlv,x��nv,e4slux �/�C,� �- - I� mK�`wlm�mlmmxm�� K e:mMm�m ('ii � ��A� •`I�'4 `Y'r1R�W�y"1�Sj q`�'2 Y��i City of Meridimi Dcpartment Report \/H. Extubits Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 79 of 88 VIII. ADDITIONAL NOTES &DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS (link to Commmuriity 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 Pen-nits 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 munber of planning and analysis tools to tmderstand 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 14, Maps,Tables, and Charts Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 80 of 88 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. i City of Meridian j Deparpnent Report VIII, Additional Notes &Details for Staff Report Nlaps, Tables, and Charts Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 81 of 88 SCHEDULE 1 z, I ' m - -----------E ----------------------------------------------------------------------------- — — - — — — — I i g I F0 H L , mTmTn - - iI [E-JEll- l!� ao COMMERCIAL LAYOUT CONCEPT 7 \\\'\ ❑ ❑ I THE COMMERCIAL CONCEPT SHE PLANS PWMDED HEREIN ARE FOR ILLUSTRATNE PURPOSES ONLY,THEY REPRESENT PREUMTNARY DESGN IDEAS SUBJECT TO CHANGE BASED ON FUTURE MARKET W)JOBIONS,TENANT REOUIREUENTS,AND OTHER INFLUENCWC FACTORS THESE PLANS DO NOT GUARANTEE SPECITTC LAYOUTS, USES,OR DESIGN ELEMENTS W THE FINAL DMLOPNENT, Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 82 of 88 I -----------E------------------------------------------------------------------------------- — — .--�.. ---------------i — -----------------------=-------- ---- ------- --- ZZ � I - -1 \ •� j '�' x�a I----- ,� I �Imnlnnnninunnlnnin r-------� � I I \ j COMMERCIAL LAYOUT CONCEPT 2 � THE COMMERCIAL CONCEPT SRE PUNS FROMM HEREIN ME FOR ILLUSTRATIVE PURPOSES ONLY.THEY REPRESENT PRELWARY DESIGN ONS,TENANT TO CHANGE RASED T R FUTURE:ENRNET FACTORS. TENANT RE00 NO GU AND OTHER IFIC LAYOUTS NNINIC FACTORS.THESE PUNS 00 NOT GUARANTEE SPECIFIC LAYOUTS USES,OR DESIGN FUMENIS IN THE FINAL DEVELOPMENT. v��a Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 83 of 88 Z I----- ---- ---- - - --------------- - -------- _.__—__—__—__ —__ ______ ___ _________---___ - zpw a I 1 I f0AM7 ,O,ONY -I I 1J 111 1 1 L���I1}�11I I1 1�'�InJ1�I I17I1 -___-__ I17I1{11''I1}I}1'IIi I17'I}(L�fu� l�}l Hill U IIII 1111 L1 � 11 __---__-_.__-_ I I 1 I 1 I 'N I I I I COMMERCIAL LAYOUT CONCEPT 3 THE COMMERCIAL CONCEPT OSITENLY. PLANS PROVIDED HEREIN ARE ��__-_---__'y OR ILLUSTRATIVE IDEAS S PURPOSES ONLY.THEY REPRESENT FUTURE IAkRKEr DESIGN IDEAS SVDJECT 70 CK"EREUENT.AND ON RNFL INFLUENCING CONDITIONS.THE TER"PLA REDO NOT AND OTHER IFIC LAYCINO FACTORS.THESE PLANS DO N0T GUAWJI FINAL SPECIFIC MENT.S, , USES,OR DESIGN ELEMENTS IN THE FI'MI.DEVELOPIAEM. Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 84 of 88 I -------- ------------------------------------———------------------------------------ ----------- - I.a — --- —._.._..— — — — — — , --r ------- -------------------------- I x0.1>a 7 i COMMERCIAL LAYOUT CONCEPT \'\ THE COMMERCM CONCEPT SITE PUNS PROVIDED HEREIN ARE FOR ILLUSTRATIVE PURPOSES ONLY.THEY REPRESENT PRELIMINARY ———----------_,\ DESIGN IDEAS TENATTD REMENE,AND DN R NFL MARKETCONDI DESIGN IDEA TENANT SUBJECT 70 CHANCE AND OTHER INFLUENCING FACTORS.THESE PL ANS DO NOT GUARANTEE SPECIFIC LAYOUTS, �\ i USES,OR DESIGN ELEMENTS IN THE FlNAL DEVELOPMENT, V I 1 A Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 85 of 88 I i zi I • - ---------- ------------------------------------------------------------------------------- u,_d ---- _.-_-------------------------— — — _..._ ---------------------------------- -, --------- ZY i------------ HEi � ! i Ihams � i I COMMERCIAL LAYOUT CONCEPT 5 THE COMMERCIAL CONCEPT 59E PLANS PRONDED HEREIN ARE ,( _ FDR ILLUSTRATNE PURPOSES ONLY.THEY REPRESENT PRELIMINAW , DESIGN IDEAS SUDIECT D CHANCE WED ON FUNRE MARKET CONDITIONS,TENANT REQUIREMENTS.AND OTHER NTLUENCINC FACTORS.THESE PUNS DO NOT GUARANTEE SPECIFIC LAYOUTS. USES.OR DESIGN ELEMENTS IN THE nNkL DEVELOPMENT. Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 86 of 88 'zI , I , . nm ————— {------------------------------------------------------------------------------- - �I. — — I —------- - -------- ------------------------------- -- --, -------------- _.�• �I IM00Y IF lampY I I i 1 p I T 01 Y ff Fil i \' I JI '-•-------------------.-.-.._-� FLLLLLLLLWW I I I I � 1 i COMMERCIAL LAYOUT CONCEPT 6 \\ THE COMMERCIAL CONCEPT SITE PLANS PROVIDED HEREIN ARE ,( i FOR ILLUSTRATIVE PURPOSES ONLY.THEY REPRESENT PRELIMINARY /j —— -- DESIGN IDEAS SUBJECT TO CHINOS,WED ON FUTURE MARKETCON / -------�•\ \ ACTOR.NS.TH TQWNT S DO NOT GU AND OTHER IM UEMINC LAYOUTS \ i FACTORS.THESE PLANS fMJ NOT GUARANTEE SPEWLO LAYOUTS, USES,OR OESICN ELEMENTS IN THE FlNAL DEVELOPMENT. ' Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 87 of 88 ' z, , j be w ,a ----------{-------------------------------------------------------------------- ---------- .. — L__ —---------------- I- T ---1_I�J I � i ililllu III 111 11111 L-------------------------------------- ---------- -Al i i���� � niinnunininniinnnuunninn i % I COMMERCIAL LAYOUT CONCEPT 7 \\ I THE COMMERCIAL CONCEPT SITE PLANS PROVIDED HEREIN ARE _____ FOR IULUSTRATrVE PURPOSES ONLY.THEY REPRESENT PRELIMINAR! '--� DESIGN IDEAS SUBJECT TO CHANCE BASED ON FUTURE MARKET CONDTDO.NS,TENANT REQUIREMENTS,AND OTHER INFLUENCING FACTORS THESE PLANS DO NOT CUARAlREE SPECIFIC LAYOUTS, ; USES,OR DESIGN ELEMENTS W THE FWN.DEVELOPMENT. Instrument # 2025-071062 10/29/2025 08:12:18 AM Page 88 of 88 -----f----------.---------- -------------------- ------------- WHO" F- ------------------ COMMERCIAL LAYOUT CONCEPT 8 THE COMMERCW.CONCEPT SITE PUNS PROViDEO HEREW ARE FOR RLUSTRATNE PURPOSES ONLY.THEY REPRESENT PRELIMINARY ---�------- DESIGN ONS. TENANT TO CHANGE BASED ON FUTURE MARKET ESIG N11IDEA TENANT RETHIICHANGES,AND OTHER WFLUENTURF CWO _ FACTORS.THESE PLANS DD NOT GUARANTEE SPECIM LAYOUTS, USES,OR DEMN ELEMENTS W THE FINAL OMLOPMElR, I 4 I I f W IDIAN� AGENDA ITEM ITEM TOPIC: Development Agreement (Adero Mixed-Use Neighborhood - Residential - H- 2024-0068) Between City of Meridian and Bridgetower Investments LLC for Property Located Near the Northwest Corner of N. Ten Mile and W. McMillan Rd. Ada County Recorder Trent Tripple 2025-071075 Boise,Idaho Pgs=81 vbailey 10/29/2025 08:51:56 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded DEVELOPMENT AGREEMENT PARTIES: 1. City of Meridian 2. Bridgetower Investments LLC, Owner 3. Cottonwood Development LLC, Owner 4. F111 LLC,Developer THIS DEVELOPMENT AGREEMENT (this "Agreement") is made and entered into this 28th day of October , 2025, by and between City of Meridian, a municipal corporation of the State of Idaho, hereafter called"CITY,"whose address is 33 E. Broadway Avenue, Meridian, Idaho 83642, and Bridgetower Investments LLC, whose address is 398 E. Copper Ridge Street, Meridian, Idaho 83646 and Cottonwood Development LLC,whose address is 398 E. Copper Ridge Street, Meridian Idaho 83646,hereinafter collectively called "OWNER;" and F111 LLC,whose address is 810 E. Central Lane Ste. 120, Meridian, Idaho 83642, hereinafter called "DEVELOPER." 1. RECITALS: 1.1 WHEREAS, Owner/Developer is the sole owner, in law and/or equity, of a certain tract of land in the County of Ada, State of Idaho and described in Exhibit"A," which is attached hereto and by this reference incorporated herein as if set forth in full, hereinafter referred to as the"Property;" and 1.2 WHEREAS, Idaho Code § 67-6511A provides that cities may, by ordinance, establish provisions governing the creation, form, recording,modification, enforcement and termination of development agreements required or permitted as a condition of zoning that the Owner/Developer make a written commitment concerning the use or development of the Property; and 1.3 WHEREAS, City has exercised its statutory authority by the enactment of Section 11-513-3 of the Unified Development Code ("UDC"),which authorizes development agreements and the modification of development agreements; and 1.4 WHEREAS, Owner/Developer has submitted an application for development agreement modification to remove the property listed in Exhibit "A" from an existing Development Agreement recorded in Ada County, Idaho as Instrument #2019-055407 (Project Name: Summerwood Subdivision H-2019-0001), and for the inclusion of the Property into this new Agreement, which generally describes how the Property will be developed and what improvements will be made; and DEVELOPMENT AGREEMENT—ADERO MIXED-USE NEIGHBORHOOD MDA_RESIDENTIAL H-2024-0068 Page 1 of 9 Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 2 of 81 1.5 WHEREAS, Owner/Developer made representations at the duly noticed public hearings before the Meridian City Council, as to how the property will be developed and what improvements will be made; and 1.6 WHEREAS, the record of the proceedings for requested development agreement modification held before the City Council includes responses of government subdivisions providing services within the City of Meridian planning jurisdiction, and includes further testimony and comment; and 1.7 WHEREAS, on June 24, 2025 the Meridian City Council approved certain Findings of Fact and Conclusions of Law and Decision and Order ("Findings"), which have been incorporated into this Agreement and attached as Exhibit"B;" and 1.8 WHEREAS, Owner/Developer deems it to be in its best interest to be able to enter into this Agreement and acknowledges that this Agreement was entered into voluntarily and at its urging and request; and 1.9 WHEREAS,the property listed in Exhibit"A" shall no longer be subject to the terms of the existing Development Agreement recorded in Ada County, Idaho as Instrument#2019-055407 (Project Name: Summerwood Subdivision H-2019- 0001) and shall be bound by the terms contained herein in this new agreement; and 1.10 WHEREAS, City requires the Owner/Developer to enter into a development agreement modification for the purpose of ensuring that the Property is developed and the subsequent use of the Property is in accordance with the terms and conditions of this Agreement,herein being established as a result of evidence received by the City in the proceedings for zoning designation from government subdivisions providing services within the planning jurisdiction and from affected property owners and to ensure zoning designations are in accordance with the amended Comprehensive Plan of the City of Meridian on December 19, 2019, Resolution No. 19-2179, and the UDC, Title 11. NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the parties agree as follows: 2. INCORPORATION OF RECITALS: That the above recitals are contractual and binding and are incorporated herein as if set forth in full. 3. DEFINITIONS: For all purposes of this Agreement,the following words, terms and phrases herein contained in this section shall be defined and interpreted as herein provided for, unless the clear context of the presentation of the same requires otherwise: 3.1 CITY: means and refers to the City of Meridian, a party to this Agreement,which is a municipal corporation and government subdivision of the state of Idaho, organized and existing by virtue of law of the State of Idaho, whose address is 33 East Broadway Avenue, Meridian, Idaho 83642. DEVELOPMENT AGREEMENT-ADERO MIXED-USE NEIGHBORHOOD MDA_RESIDENTIAL H-2024-0068 Page 2 of 9 Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 3 of 81 3.2 OWNER/DEVELOPER: means and refers to Bridgetower Investments LLC, whose address is 398 E. Copper Ridge Street,Meridian Idaho 83646, and Cottonwood Development LLC,whose address is 398 E. Copper Ridge Street, Meridian Idaho 83646,the parties that own said Property and shall include any subsequent owner(s) of the Property; and F111 LLC, whose address is 810 E. Central Lane Ste. 120,Meridian, Idaho 83642, the party who will be developing said property. 3.3 PROPERTY: means and refers to that certain parcel of Property located in the County of Ada, City of Meridian as described in Exhibit "A" describing a parcel to be removed from an existing Development Agreement recorded in Ada County, Idaho as Instrument#2019-055407 (Project Name: Summerwood Subdivision H- 2019-0001),with such parcel being bound by this new Agreement,which Exhibit "A" is attached hereto and by this reference incorporated herein as if set forth at length. 4. USES PERMITTED BY THIS AGREEMENT: This Agreement shall vest the right to develop the Property in accordance with the terms and conditions of this Agreement. 4.1 The uses allowed pursuant to this Agreement are only those uses allowed as permitted, conditional and/or accessory uses under the UDC. 4.2 No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1 Owner/Developer shall develop the Property in accordance with the following special conditions: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan,phasing plan, and conceptual building elevations for the single-family dwellings included in Section IV of the Staff Report attached to the Findings of Fact and Conclusions of Law attached hereto as Exhibit"B" and the provisions contained herein. b. Future development of the site shall comply with the ordinances in effect at the time of development. c. The rear and/or sides of two-story structures along W. Gondola/W. Malta Drive shall incorporate articulation through changes in two or more of the following: modulation (e.g.,projections, recesses, step-backs, pop-outs), bays, banding, porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines. Single-story structures are exempt from this requirement. d. W. Gondola/W. Malta Drive shall be constructed to N. Vicenza Way, excluding only the ten(10) foot multiuse pathway and landscaping on the east side of the new collector roadway in the first phase. The remainder of the roadway to N. DEVELOPMENT AGREEMENT—ADERO MIXED-USE NEIGHBORHOOD MDA_RESIDENTIAL H-2024-0068 Page 3 of 9 Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 4 of 81 3 San Vito Way shall be completely constructed as a complete street including sidewalk and landscaping on both sides,prior to the issuance of a certificate of occupancy for the second phase. 6. APPROVAL PERIOD: If this Agreement has not been fully executed within six(6) months after the date of the Findings,the City may, at its sole discretion, declare the Agreement null and void. 7. DEFAULT/CONSENT TO DE-ANNEXATION AND REVERSAL OF ZONING DESIGNATION: 7.1 Acts of Default. In the event Owner/Developer, or Owner's Developer's heirs, successors, assigns, or subsequent owners of the Property or any other person acquiring an interest in the Property fail to faithfully comply with all of the terms and conditions included in this Agreement in connection with the Property, this Agreement may be terminated by the City upon compliance with the requirements of the Zoning Ordinance. 7.2 Notice and Cure Period. In the event of Owner/Developer's default of this agreement, Owner/Developer shall have thirty (30) days from receipt of written notice from City to initiate commencement of action to correct the breach and cure the default, which actions must be prosecuted with diligence and completed within one hundred eighty (180) days;provided, however, that in the case of any such default that cannot with diligence be cured within such one hundred eighty (180) day period,then the time allowed to cure such failure may be extended for such period as may be necessary to complete the curing of the same with diligence and continuity. 7.3 Remedies. In the event of default by Owner/Developer that is not cured after notice from City as described in Section 7.2, City shall, upon satisfaction of the notice and hearing procedures set forth in Idaho Code § 67-651 IA, have the right, but not a duty, to de-annex all or a portion of the Property, reverse the zoning designations described herein, and terminate City services to the de-annexed Property, including water service and/or sewer service. Further, City shall have the right to file an action at law or in equity to enforce the provisions of this Agreement. Because the covenants, agreements, conditions, and obligations contained herein are unique to the Property and integral to the City's decision to annex and/or re-zone the Property, City and Owner/Developer stipulate that specific performance is an appropriate, but not exclusive, remedy in the event of default. Owner/Developer reserves all rights to contest whether a default has occurred. 7.4 Choice of Law and Venue. This Agreement and the rights of the parties hereto shall be governed by and construed in accordance with the laws of the State of Idaho, including all matters of construction,validity,performance, and enforcement. Any action brought by any party hereto shall be brought within Ada County, Idaho. 7.5 Delay. In the event the performance of any covenant to be performed hereunder by either Owner/Developer or City is delayed for causes that are beyond the reasonable control of the party responsible for such performance,which shall t DEVELOPMENT AGREEMENT-ADERO MIXED-USE NEIGHBORHOOD MDA-RESIDENTIAL H-2024-0068 Page 4 of 9 Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 5 of 81 include, without limitation, acts of civil disobedience, strikes or similar causes,the time for such performance shall be extended by the amount of time of such delay. 7.6 Waiver. A waiver by City of any default by Owner/Developer of any one or more of the covenants or conditions hereof shall apply solely to the default and defaults waived and shall neither bar any other rights or remedies of City nor apply to any subsequent default of any such or other covenants and conditions. 8. INSPECTION: Owner/Developer shall, immediately upon completion of any portion or the entirety of said development of the Property as required by this Agreement or by City ordinance or policy, notify the City Engineer and request the City Engineer's inspections and written ordinance or policy, notify the City Engineer and request the City Engineer's inspections and written approval of such completed improvements or portion therefor in accordance with the terms and conditions of this Agreement and all other ordinance of the City that apply to said Property. 9. REQUIREMENT FOR RECORDATION: City shall record this Agreement, including all of the Exhibits, and submit proof of such recording to Owner/Developer. 10. ZONING: City shall, following recordation of the duly approved Agreement, enact a valid and binding ordinance zoning the Property as specified herein. 11. SURETY OF PERFORMANCE: The City may also require surety bonds, irrevocable letters of credit, cash deposits, certified check or negotiable bonds, as allowed under the UDC,to insure the installation of required improvements, which the Owner/Developer agrees to provide, if required by the City. 12. CERTIFICATE OF OCCUPANCY: No Certificates of Occupancy shall be issued if the improvements have not been installed, completed, and accepted by the City, or sufficient surety of performance is provided by Owner/Developer to the City in accordance with Paragraph 1 I above. 13. ABIDE BY ALL CITY ORDINANCES: That Owner/Developer agrees to abide by all ordinances of the City of Meridian unless otherwise provided by this Agreement. 14. NOTICES: Any notice desired by the parties and/or required by this Agreement shall be deemed delivered if and when personally delivered or three (3) days after deposit in the United States Mail,registered or certified mail,postage prepaid, return receipt requested, addressed as follows: CITY: with copy to: City Clerk City Attorney City of Meridian City of Meridian 33 E. Broadway Ave. 33 E. Broadway Ave. Meridian, Idaho 83642 Meridian, Idaho 83642 OWNER: Bridgetower Investments LLC Cottonwood Development LLC 398 E. Copper Ridge Street 398 E. Copper Ridge Street Meridian,Idaho 83646 Meridian, Idaho 83646 DEVELOPER: 1, F111 LLC 810 E. Central Lane Ste. 120 Meridian, Idaho 83642 DEVELOPMENT AGREEMENT—ADERO MIXED-USE NEIGHBORHOOD MDA_RESIDENTIAL H-2024-0068 Page 5 of 9 Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 6 of 81 14.1 A party shall have the right to change its address by delivering to the other party a written notification thereof in accordance with the requirements of this section. 15. ATTORNEY FEES: Should any litigation be commenced between the parties hereto concerning this Agreement,the prevailing party shall be entitled, in addition to any other relief as may be granted, to court costs and reasonable attorney's fees as determined by a Court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. 16. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time is strictly of the essence with respect to each and every term, condition and provision hereof, and that the failure to timely perform any of the obligations hereunder shall constitute a breach of and a default under this Agreement by the other party so failing to perform. 17. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure to the benefit of the parties' respective heirs, successors, assigns and personal representatives, including City's corporate authorities and their successors in office. This Agreement shall be binding on the Owner/Developer, each subsequent owner and any other person acquiring an interest in the Property.Nothing herein shall in any way prevent sale or alienation of the Property, or portions thereof, except that any sale or alienation shall be subject to the provisions hereof and any successor owner or owners shall be both benefited and bound by the conditions and restrictions herein expressed. City agrees,upon written request of Owner/Developer,to execute appropriate and recordable evidence of termination of this Agreement if City, in its sole and reasonable discretion, has determined that Owner/Developer has fully performed its obligations under this Agreement. 18. INVALID PROVISION: If any provision of this Agreement is held not valid by a court of competent jurisdiction, such provision shall be deemed to be excised from this Agreement and the invalidity thereof shall not affect any of the other provisions contained herein. 19. DUTY TO ACT REASONABLY: Unless otherwise expressly provided, each party shall act reasonable in giving any consent, approval, or taking any other action under this Agreement. 20. COOPERATION OF THE PARTIES: In the event of any legal or equitable action or other proceeding instituted by any third party(including a governmental entity or official) challenging the validity of any provision in this Agreement,the parties agree to cooperate in defending such action or proceeding. 21. REMOVED PROPERTY: The City is hereby authorized, in its sole discretion,to remove a portion of the Property("Removed Property") from this Agreement at any time,provided that the City and the owner of the Removed Property concurrently enter into a modified development agreement governing the development and use of the Removed Property. The remaining portion of the Property, which has not been removed from this Agreement as described above, shall continue to be bound by the terms of this Agreement. 22. FINAL AGREEMENT: This Agreement sets forth all promises, inducements, agreements, condition and understandings between Owner/Developer and City relative to the subject matter hereof, and there are no promises, agreements, conditions or understanding, either oral or written, express or implied, between Owner/Developer and City, other than as are stated herein. Except as herein otherwise provided, no subsequent alteration, amendment, change or addition to this Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or � � DEVELOPMENT AGREEMENT-ADERO MIXED-USE NEIGHBORHOOD MDA_RESIDENTIAL H-2024-0068 Page 6 of 9 Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 7 of 81 their successors in interest or their assigns, and pursuant, with respect to City,to a duly adopted ordinance or resolution of City. 22.1 No condition governing the uses and/or conditions governing the Property herein provided for can be modified or amended without the approval of the City Council after the City has conducted public hearing(s) in accordance with the notice provisions provided for a zoning designation and/or amendment in force at the time of the proposed amendment. 23. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective upon execution of the Mayor and City Cleric. [End of text. Acknowledgements, signatures, and Exhibits A and B follow.] .A DEVELOPMENT AGREEMENT—ADERO MIXED-USE NEIGHBORHOOD MDA_RESIDENTIAL H-2024-0068 Page 7 of 9 Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 8 of 81 ACKNOWLEDGMENTS IN WITNESS WHEREOF, the parties have herein executed this agreement and made it effective as hereinabove provided. OWNER: Bridgetower Investm -ts LLC r y (name): Its (title): 1yr State of Idaho ) ss: County of Ada ) On this 01 o' OC _,2025,before me,the undersigned,a Notary Public in and or said State,personally appeared L da d _known or identified to me to be the of Bridgetower Investments LLC and the person who signed above and acknowledged to me that they executed the tame. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. JENNIFER LANDERS Kl� NOTARY PUBLIC-STATE OF IDAHO Nofary&6blic COMMISSION NUMBER 20191334 My Commission Expires: MY COMMISSION EXPIRES 748 2031 OWNER: Cottonwood:Developm t LLC By tname): Its (title): State of Idaho ) ss: County of Ada ) On this 0 day of 0 2025,before me,the undersigned,a Notary Public in and for said State,personally appeared ; , known or identified to me to be the _ of Cottonwood Development LLC and the person who signed above and acknowledged to me that they executed Me same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. JENNIFER LANDERSr NOTARY PUBLIC-STATE OF IDAHO Notary P lic j ()-2 COMMISSION NUMBER 20191334 My Commission Expires: b-7— -2. MY COMMISSION EXPIRES 7-8-2031 DEVELOPMENT AGREEMENT-ADERO MIXED-USE NEIGHBORHOOD MDA-RESIDENTIAL H-2024-0068 Page 8 of 9 Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 9 of 81 DEVELOPER: F111 LLC A AA By (nan : Its (title): m,Q,rJ" State of Idaho ) ss: County of Ada ) On this ��a of &A___,2025,before me,the undersigned,a Notary Public in and for said State,personally appeared _ known or identified to me to be the_M-OAA 1 of F1l1 LLC and the person who signed above and acknowledged to me that they executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and a fixed my official sea the day and year in this certificate first above written. ••••••4111f � •• E Lq A''•. �sz Notary Public WAR). My Commission Expires: -�• � �y�yi,�•OF l�P�,� CITY OF MERIDIAN ATTEST: Mayor E. S'Robes ison 10-28-2025 Chris Johns , City ```� 10-28-2025 State of Idaho ) ss County of Ada ) On this 28th day of October 2025,before me,a Notary Public,personally appeared Robert E. Simison and Chris Johnson, known or identified to me to be the Mayor and Clerk, respectively, of the City of Meridian, who executed the instrument or the person that executed the instrument of behalf of said City, and acknowledged to me that such City executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. (SEAL) Notary Public for Idah 3-28-2028 CHARLENE WAY My Commission Expir COMMISSION No. 67390 NOTARY PUBLIC STATE OF IDAHO DEVELOPMENT AGREEMENT-ADERO MIXED-USE NEIGHBORHOOD MDA_RESIDENTIAL H-2024-0068 Page 9 of 9 Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 10 of 81 EXHIBIT A Sawtooth Land Surveying, LLG .5A // w7_00r/> P: (208) 398-8104 F: (20(5) 398-8105 2030 5. Wa5hington Ave., Emmett, ID 83G 17 R-15 Zone Description BASIS OF BEARINGS is S. 89121'10"E., between a found aluminum cap marking the C1/4 corner of Section 27 and a found aluminum cap marking the E1/4 of Section 27,T. 4 N., R. 1 W., B.M. A parcel of land located in the SE1/4 of Section 27,Township 4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho, more particularly described as follows: COMMENCING at and aluminum cap marking the E1/4 corner of Section 27; Thence N. 89021'10"W., coincident with the north line of said SE1/4, a distance of 377.23 feet to the POINT OF BEGINNING; Thence leaving said north line, S. 0021'17"W., 53.05 feet to the beginning of a curve to the right; Thence 102.49 feet along the arc of said curve, having a radius of 420.50 feet, through a central angle of 13057'56", subtended by a chord bearing S. 71120'15"W., 102.24 feet; Thence S. 40019'35"E., 84,10 feet to the beginning of a non-tangent curve to the right; Thence 154.94 feet along the arc of said curve, having a radius of 180.00 feet, through a central angle of 49019'08", subtended by a chord bearing S. 25000'51"W., 150.20 feet; Thence S. 0021'17"W., 84.49 feet to the beginning of a curve to the right; Thence 282.74 feet along the arc of said curve, having a radius of 180.00 feet, through a central angle of 90000'00", subtended by a chord bearing S. 45021'17"W., 254.56 feet; Thence N. 8903843"W., 76.50 feet to the beginning of a curve to the left; Thence 471.24 feet along the arc of said curve, having a radius of 300.00 feet, through a central angle of 90000'00", subtended by a chord bearing S. 45121'17"W., 424.26 feet; Thence S. 0121'17"W., 246.12 feet to the beginning of a curve to the right; Thence 188.94 feet along the arc of said curve, having a radius of 180.00 feet, through a central angle of 60008'28", subtended by a chord bearing S. 30025'31"W., 180.38 feet; Thence S. 6012945"W., 285.55 feet to the beginning of a curve to the right; Thence 92.58 feet along the arc of said curve, having a radius of 350,00 feet, through a central angle of 15009'19", subtended by a chord bearing S. 68004'25"W., 92.31 feet to the south line of Parcel A, as shown on Record of Survey No, 12520,Ada County Records; Thence N. 89014'29"W., coincident with said south line, 153.33 feet; Thence leaving said south line, N. 29030'15"W., 633.75 feet; P:\2024\1 EMT\124014-N TEN MILE RD TOPO\Survey\Drawings\Legal Descriptions\124014 R-15 Zone Description.docx Pag ( 1 Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 11 of 81 Thence N. 12135'04"W., 294.87 feet; Thence N. 32130'06"W., 65.02 feet; Thence N. 7712456" E., 87.65 feet to the beginning of a non-tangent curve to the right; Thence 96.74 feet along the arc of said curve, having a radius of 55.00 feet, through a central angle of 100046'28", subtended by a chord bearing N. 37048'10" E., 84.74 feet; Thence non-tangent to said curve, N. 13059'17" E., 114.69 feet to the beginning of a non-tangent curve to the right; Thence 98.83 feet along the arc of said curve, having a radius of 55.00 feet, through a central angle of 102057108", subtended by a chord bearing N. 6011'40"W., 86.06 feet to the beginning of a reverse curve to the left; Thence 10.19 feet along the arc of said curve, having a radius of 13.00 feet, through a central angle of 44055'36", subtended by a chord bearing N. 22049'05"E., 9.93 feet; Thence N. 0021'17"E., 320.15 feet to the north line of said SE1/4 and the south boundary of Bainbridge Subdivision No. 8, as shown in Book 115 of Plats, Pages 17189-17193, Ada County Records; Thence S. 89021'10"E., coincident with said north line and said south boundary and the south boundary of Bainbridge Subdivision No. 9, as shown in Book 116 of Plats, Pages 17641-17645 and the south boundary of Bainbridge Subdivision No. 10, as shown in Book 118 of Plats, Pages 18069-18071, a distance of 1412.43 feet to the POINT OF BEGINNING. Said parcel contains 35.822 acres, more or less. IA 1157 II I ✓�f_ 0`N ./*, P:\2024\1 EMT\124014-N TEN MILE RD TOPO\Survey\Drawings\Legal Descriptions\124014 R-15 Zone Description.docx Page 12 Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 12 of 81 5awtooth Land 5urveying, LLC l/ S&W rl/ P: (208) 398-8104 F: (208) 398-8105 2030 5. Wa5hington Ave., Emmett, ID 8361 7 R-8 Zone Description BASIS OF BEARINGS is S. 89121'10"E., between a found aluminum cap marking the C1/4 corner of Section 27 and a found aluminum cap marking the E1/4 of Section 27,T. 4 N., R. 1 W., B.M. A parcel of land located in the SE1/4 of Section 27,Township 4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho, more particularly described as follows: COMMENCING at and aluminum cap marking the E1/4 corner of Section 27; Thence N. 89021'10"W., coincident with the north line of said SE1/4, the south boundary of Bainbridge Subdivision No. 10, as shown in Book 118 of Plats, Pages 18069-18071, the south boundary of Bainbridge Subdivision No. 9, as shown in Book 116 of Plats, Pages 17641-17645 and the south boundary of Bainbridge Subdivision No. 8, as shown in Book 115 of Plats, Pages 17189-17193, Ada County Records, 1789.66 feet to the POINT OF BEGINNING; Thence leaving said north line, S. 0021'17"W., 320.15 feet to the beginning of a curve to the right; Thence 10.19 feet along the arc of said curve, having a radius of 13.00 feet, through a central angle of 44055'36", subtended by a chord bearing S. 22049'05"W., 9.93 feet to the beginning of a reverse curve to the left; Thence 98.83 feet along the arc of said curve, having a radius of 55.00 feet, through a central angle of 102057'08", subtended by a chord bearing S. 6111'40"E,, 86.06 feet; Thence non-tangent to said curve, S. 13159'17"W., 114.69 feet to the beginning of a non-tangent curve to the left; Thence 96.74 feet along the arc of said curve, having a radius of 55.00 feet, through a central angle of 100146'28", subtended by a chord bearing S. 37148'10"W., 84,74 feet; Thence non-tangent to said curve, S. 77124'56"W., 87.65 feet; Thence S. 32130'06"E., 65.02 feet; Thence S. 12135'04"E., 294.87 feet; Thence S. 29130'15"E., 633.75 feet to the south line of Parcel A, as shown on Record of Survey No. 12520, Ada County Records; Thence N. 89014'29"W., coincident with said south line, 192.23 feet to the easterly boundary of Vicenza Subdivision as shown in Book 108 of Plats, Pages 15026-15028, Ada County Records and the beginning of a non- tangent curve to the right; Thence 109.90 feet along the arc of said curve, having a radius of 555.00 feet, through a central angle of 11020'44", subtended by a chord bearing N. 33022'04"E., 109.72 feet to the northeasterly corner of said Vicenza Subdivision; P:\2024\1 EMT\124014-N TEN MILE RD TOPO\Survey\Drawings\Legal Descriptions\124014 R-8 Zone A Description.docx ' ' ' Page I Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 13 of 81 Thence coincident with the northerly boundary of said Vicenza Subdivision the following four(4) courses and distances: Thence N. 47048'16"W., 70.11 feet(formerly 70.12 feet); Thence S. 83046'19"W., 27.60 feet; Thence N. 54037'59"W., 140.41 feet(formerly 140.27 feet) to the beginning of a curve to the left; Thence 165.33 feet long the arc of said curve, having a radius of 327.00 feet, through a central angle of 28058'05", subtended by a chord bearing N. 69007'01"W., 163.57 feet to the westerly line of Vicenza Subdivision No. 2 as shown in Book 110 of Plats, Pages 15670-15673, Ada County Records; Thence non-tangent to said curve, N. 100241"E., coincident with said westerly boundary, 211.43 feet; Thence coincident with the northerly boundary of said Vincenza Subdivision No. 2 the following six (6) courses and distances: Thence N. 88057'19"W., 296.43 feet; Thence S. 5014'47"W., 91.17 feet; Thence S. 1804848"W., 107.19 feet; Thence N. 67023'12"W., 129.19 feet; Thence N. 25042'39"E., 6.93 feet; Thence N. 64017'45"W., 1.00 feet to the easterly line of Vicenza Subdivision No. 3 as shown in Book 112 of Plats, Pages 16373-16375, Ada County Records and the beginning of a non-tangent curve left; Thence along the easterly and southerly boundaries of said Vicenza Subdivision No. 3 the following seven (7) courses and distances: Thence 353.58 feet along the arc of said curve, having a radius of 323.00 feet, through a central angle of 62043'12", subtended by a chord bearing N. 5137'03"W., 336.19 feet to the beginning of a reverse curve to the right; Thence 180.51 feet along the arc of said curve, having a radius of 275.00 feet, through a central angle of 37036'35", subtended by a chord bearing N. 18010'20"W., 177.29 feet; Thence N. 0037'57" E., 48.23 feet; Thence S. 89022'03"E., 440.11 feet; Thence N. 67031'57"E., 137.46 feet; Thence N. 27039'20" E., 136.69 feet; Thence N. 0039'22"E., 123.49 feet to the northeast corner of said Vicenza Subdivision No. 3 and the southeast corner of Vicenza Lakes Subdivision as shown in Book 115 of Plats, Pages 17340-17342, Ada County Records; Thence continuing, N. 0039'22"E., coincident with the east line of said Vicenza Lakes Subdivision, 305.69 feet to the north line of said SE1/4 and the south boundary of said Bainbridge Subdivision No. 8; P:\2024\1 EMT\124014-N TEN MILE RD TOPO\Survey\Drawings\Legal Descriptions\124014 R-8 Zone Description.docx Irk' Pa 2 Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 14 of 81 i Thence S. 89121'10"E., coincident with said north line and said south boundary, 133.82 feet to the POINT OF BEGINNING. Said parcel contains 10.629 acres, more or less. .0 11574 12�7/z� rr OF C51t��1 P:\2024\1 EMT\124014-N TEN MILE RD TOPO\Survey\Drawings\Legal Descriptions\124014 R-8 Zone Description.docx Page 13 Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 15 of 81 00 j I I I WNj --------------- 2T38"E 1320.51' Ul •�i ,�" t,`•tfpp' �NI 1�p .$p ,p�p' •r°°.� ,�°v '�' `,p$p o $ ,(�i��.l' Pn' ��p :o G I m � _ r- // � tn) b O_T " •A •A O VA_ •VC W �D H_ 00 W O_ O �S bm I" N o�°ib � ~ W Wi-+ � � VwN V�ni ND. � ! •Owz II I b0 c000p gg � o �nG" r w �� vv }nw YL G16 µ ml o $ g $ o o g $ g o $ o $ z.� m � z L� N .A }.� p� N q� llpp t0 �p"' W N N N m 89 Q` C C 1-'0 o z d n N N to �-. ,b IA 2 W 0 0 0 N V N m N O S' ( N' O. 12 y�Oy I l/t� �p . 1 4 ... m to. 0N m 9 I V t� ) I OIr-NP.0OOS�� �\NtoylnNy (nZtnyzzzzZtnz — � 22"E429.18' awl NpoNpp'oo�oo a � uo.pcoio � � o `$ �go �j 123,49' 305.69' � I. 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TEN MILE ROAD �O zi io vo V m cn .a �.� N �•.o I'o v rn G a fo �'i G T PROF S LjW` '_-+ 2zcnvizlnzzzzcnzzzzz �tAwzZtn cnzwcnmcntncnzcn (n ��� a ha if19, O to oN � �I c4�2 $ Pp3 �pgq � w8n9n�i $ goog h�j N d�q1.p4 o !.s Vi W Ia ° In - F.° cH3v1444 WCo A �OjV µNNw �1 o � eW � C�s1 I °� t/I ��OW1Z ov aww 'wg �� � Iw a ��' e � rndav �irn $ al $ 8 zy N n w�`�1a � m � m � � � mmmmmmgm � � � mm � '^ � 3 V� µ cn vp p w8o $ u v p w � co . mo �oi . $ vo °11 �i ao $ nod $$ m N �ot�v� `a' � F'nooeon�iP7 � P', eG' 3wo �lw �� � .4 $i�' $ooF'vo •�• `Om Q P Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 16 of 81 EXHIBIT B CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW CjfE ID AN AND DECISION&ORDER In the Matter of the Request for Development Agreement Modification,Preliminary Plat and Rezone,by Laren Bailey,DevCo. Case No(s).H-2024-0068 For the City Council Hearing Date of: June 10,2025 (Findings on July 8,2025) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of June 10,2025,incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of June 10,2025,incorporated by reference) 3. Application and Property Facts(see attached Staff Report for the hearing date of June 10,2025, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of June 10,2025,incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019,Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of June 10,2025,incorporated by reference. The conditions are concluded to be FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ADERO MIXED-USE NEIGHBORHOOD MDA,PP,RZ-H-2024-0069 �,n� - 1- Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 17 of 81 reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Cou ncil's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that: 1. The applicant's request for Development Agreement Modification,Preliminary Plat and Rezone is hereby approved per the conditions of approval in the Staff Report for the hearing date of June 10,2025,attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat,combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-6B-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments,if submitted within successive intervals of two (2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC 11-6B-7B). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years.Additional time extensions up to two(2)years as determined and approved by the City Council may be granted.With all extensions,the Director or City Council may require the preliminary plat,combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again(UDC 11- 6B-7C). Notice of Conditional Use Permit Duration Please take notice that the conditional use permit,when granted,shall be valid for a maximum period of two(2)years unless otherwise approved by the City. 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 continence constriction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two (2)year period. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.G.1, the Director may authorize a single extension of the time to commence the use not to exceed one(1) two (2)year period.Additional time extensions up to two(2)years as determined and approved by the City Council may be granted.With all extensions,the Director or City Council may require the conditional use comply with the current provisions of Meridian FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ADERO MIXED-USE NEIGHBORHOOD MDA,PP,RZ—H-2024-0069d< , -2- Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 18 of 81 City Code Title 11(UDC 11-513-617). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-651 IA. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s) and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-6521(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted,including requesting reconsideration of this final decision as provided by Meridian City Code§ 1-7-10,seek judicial review of this final decision as provided by chapter 52,title 67,Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(l)(d) and 67-8003,an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of June 10,2025 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ADERO MIXED-USE NEIGHBORHOOD MDA,PP,RZ—H-2024-0069 -3- Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 19 of 81 By action of the City Council at its regular meeting held on the 24 day of June 2025. COUNCIL PRESIDENT LUKE CAVENER VOTED AYE COUNCIL VICE PRESIDENT LIZ STRADER VOTED AYE COUNCIL MEMBER DOUG TAYLOR VOTED AYE COUNCIL MEMBER JOHN OVERTON VOTED AYE COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED AYE COUNCIL MEMBER BRIAN WHITLOCK VOTED AYE MAYOR ROBERT SIMISON VOTED (TIE BREAKER) �4 Mayor Robert E. S 6-24-2025 Attest: r•bcc. Chris Jo on 6-2 - 025 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. B : �flail /1'1P A) Dated: 6-24-2025 Y City Clerk's Office 1 ` FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ADERO MIXED-USE NEIGHBORHOOD MDA,PP,RZ—H-2024-0069 -4- Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 20 of 81 COMMUNITY DEVELOPMENT DEPARTMENT REPORT HEARING 6/10/2025 Legend I� I DATE: - Project Location y.r� k'�� 'Lt TO: Mayor& City Council �..Area of Impact �19���(Il�ll�i�Vy' i.= City Limits FROM: Linda Ritter,Associate Planner 0 Analysis �� 208-884-5533 fritter@meridiancity.or- II I� ;, G �� ilr -t�i. tl H17i L 1t1#A APPLICANT: Laren Bailey,DevCo ,;�yg ;;�„�; ,� , �,�, ��_„�� r�,i -3 t a� g t hI]Al)il, m } r i ll 1i 2 N H SUBJECT: H-2024-0068 i , > {��� r�tm wr xd� 131; �3 �. ,� Tf t ..�� 'ICI r r, Adero Mixed-Use Neighborhood MDA, "� �� i, , �� '�`, �� r g ir'C �< « �I�r�aNa PP RZ 9i �r�'1 ii� �Vrl _w R DE 1 TTTTTT F-P LOCATION: Near the NWC of N. Ten Mile and ! t rr t' r � r 1 McMillan Roads in the SE /a of SEC 27, Township 4N,R. 1 W. I. PROJECT OVERVIEW A. Summary Rezone of 11.18 acres of land from the R-4 and C-C zones to the R-8 zone, 35.82 acres from the L-O,C-C and C-G zones to the R-15 zone; and a portion of the C-C zone(approximately 10 acres) to the C-G zone which in total is 21.37 acres; Preliminary Plat(PP)consisting of 270 residential lots,44 commercial lots,4 office lots, 31 common lots,2 common drive lots, and 1 park lot on 69.18 acres of land in the R-8,R-15,L-O, and C-G zoning districts;AND Development Agreement modification(Inst.No. 2019-055407)to create two (2)new development agreements to develop the Adero Mixed-Use Subdivision. B. Issues/Waivers • Request for Waiver for a right-in/right-out access to Ten Mile Road: Ada County Highway District(ACHD)has a revised Traffic Impact Study(TIS)to determine if this access is warranted for the commercial development. • Revised TIS: ACHD has requested a revised Traffic Impact Study(TIS)for this application to assess the impact of the proposed commercial lots and conduct a signal warrant analysis at the Malta Drive/Ten Mile intersection prior to submitting any commercial plans or a final plat submittal. C. Recommendation Staff recommends approval of the rezone from C-C(Community Commercial)to R-8 and R-15 (Residential)zoning districts,L-O, C-G and the preliminary plat associated with the residential and commercial development. D. Decision ' City of Meridian I Department Report I. Project Overview Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 21 of 81 i II, COMMUNITY METRICS Table 1:Land Use Description Details Map Ref. Existing Laird Use(s) Vacant - Proposed Land Use(s) Residential,Office,Commercial - Existing Zoning L-O,C-C,`C-G,R-4 VII.A.2 Proposed Zoning R-8,R-15,L-O,C-G Adopted FLUM Designation Mixed-Use Community,(MU-C),'Medium Density VII.A.3 Residential Proposed FLUM Designation Mixed-Use Community(MU-C),Medium Density Residential Table 2:Process Facts Description Details Preapplication Meeting date '9/24/2024 Neighborhood Meeting 10/16/2024 Site posting date 5/1/2025 Table 3:Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.H • Comments Received Yes - • Commission Action Required No - • Access N.Ten Mile Road - • Traffic Level of Service See Figure 2:ACHD Summary Matrix - ITD Comments Received Yes/Letter IV.I Meridian Fire No Comments Meridian Police IV.0 • Distance to Station 6.2 Miles and2.9 Miles • Response Time Priority 3:4:06 Priority 2: 7:38 Priority l: 12:59 Meridian Public Works Wastewater IV.B • Distance to Mainline Available at the site • Impacts or Concerns No Meridian Public Works Water IV.B • Distance to Mainline Available at the site • Impacts or Concerns No School District(s) West Ada School District-No Comments Received • Capacity of Schools Pleasant View Elementary School—650 - Star Middle School—1000 Owyhee High School—1800 • Number of Students Enrolled Pleasant View Elementary School-747 - Star Middle School- 10 14 Owyhee High School-1887 Note: See section IV. City/Agency Comments &Conditions for comments received. City of Meridian I Department Report I1. Community Metrics Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 22 of 81 Fisure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:S0427417210 Date Retrieved:2025/1/29 Parcel Count Parcel Acreage Infill Indicator: 1,842 Surrounding Area i10 J1 355 City Limits 2,803 1,504. Not City - + + Household& Population Growth ® 1 Households 132020 Population Change:25.3% Growth Population (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 20,000 Use Types Residential Addresses All Addresses Single-family 9% 9% � 4% Multi-family 91% 87% P Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed I Proposed Pending Pending Approved MENEMApproved { 0 500 1000 1500 0 200 400 600 800 Single-family ❑ Multi-family City of Meridian Department Report It. Community Metrics Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 23 of 81 i 2.00 2,000 Single-family Residential u 1.50 e 1,500 o Parcel Diversity 1.0U 1,000 U ❑Parcel Count 0.50 0.49 e 500 U o 0.24 0.'19 55 0.12 OAverage Acres r 0,00 0 R-2 R-4 R-8 R-15 Average Single-family Density by Zoning Avte r a g e 10.00 � 8.59 U IS 5.00 e 5.28 4,Q5 4.09 2.05 V 0.00 Dwelling Units / Acre R-2 R-4 R-8 R-15 Nolc,. See ,/Ill. Additional Notes & Dctails 'for Staff Report fvlaps, Tables, and Charts. Fieure 2:ACHD Summary Metrics Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service *McMillan Road N/A Minor Arterial 685 Better than"E" 'Ten Mile Road 1,507-feet Minor Arterial 783 Better than"E" *Gondola Drive 334-feet Residential 101 Better than"D" Collector * Bolsena Way 590-feet Local N/A N/A *Acceptable level of service for a three-lane minor arterial is"E"(720 VPH). *Acceptable level of service for a five-lane minor arterial is"E"(1,540 VPH). *Acceptable level of service for a two-lane collector is"D"(425 VPH). *ACHD does not set level of service thresholds for local streets. 2. Average Daily Traffic Count(VDT) Average daily traffic counts are based on ACHD`s most current traffic counts. • The average daily traffic count for McMillan Road west of Ten Mile Road was 12,003 on November 16'r', 2023. • The average daily traffic count for Ten Mile Road south of US 20126(Chinden Boulevard)was 20,182 on August 22"',2024_ • The average daily traffic count for Gondola Drive west of Bolsena Way was 1,699 on November 161',2023. • There are no current traffic counts for Bolsena Way. y�� Notes: cc VIll. Additiortcil Notes & Details for Staff Report N4aps, Tables, and Charts. City of Meridian.I Department Report Il. Community Metrics Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 24 of 81 I 1 Figure 3: Service Impact Summary Ready Q, Marginal Q , Caution .41 00 h�\�z hQo\\o2 a5 Q os a � Notes: See VIII. Additional Notes&Details for Staff Report Maps,Tables, and Charts. City of Meridian I Department Report II. Community Metrics Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 25 of 81 IIl. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview A significant portion of the proposed development is located within an area designated as Mixed Use by the Comprehensive Plan. These designations are intended to promote a complementary blend of compatible land uses within a compact geographic area,ensuring that services and amenities are easily accessible and convenient for residents, employees, and visitors alike. The Comprehensive Plan emphasizes the importance of both fa ctional and physical integration of land uses to foster a strong neighborhood identity,enhance the community's sense of place, and support flexible,high-quality design and development patterns. The Future Land Use Map(FLUM) designates the area proposed to be rezoned as Mixed-Use Community and Medium Density Residential. Mixed-Use Community: The purpose of this designation is to allocate areas where community- serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single-use and strip connnercial type buildings. In reviewing development applications,the City will consider the following items in MU-C areas: • Development must comply with the Functional Integration principles for development in all Mixed Use areas. • Residential uses are expected to comprise between 20%and 50%of the development area, with gross densities ranging from 6 to 15 units/acre(of the residential area). • Supportive and proportional public and/or quasi-public spaces and places should comprise a minimum of 5% of the development area are required. • Where the development site has transit available or stops are planned, an additional 15%of the site may be dedicated to residential uses. Alternatively,this bonus may be applied where the development site is within one-mile of planned transit stops or an identified employment area,and where last-mile transportation features are incorporated into the site including thoughtfully located and integrated ride share parking, commensurate with potential trip capture. Other innovations to reduce traffic and/or parking impacts and capture local trips may be considered. • Sample uses appropriate in MU-C areas include: All MU-N categories, community scale grocers, clothing stores, garden centers,hardware stores,restaurants,banks, drive-thru facilities, auto service station,retail shops, and other appropriate community-serving uses. Sample zoning includes:R-15,R-40,TN-R,TN-C, C-C, and L-O. Medium Density Residential: 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. The proposed Adero Park Mixed-Use Neighborhood represents an infill development that completes the final phase of a larger,integrated mixed-use area. This project offers a complementary mix of land uses consistent with the goals of the Comprehensive Plan, specifically supporting the vision of a vibrant mixed-use community. The development is designed to seamlessly connect with and enhance the surrounding neighborhoods, contributing to a cohesive and well-planned community fabric. According to the Comprehensive Plan,vibrant mixed-use communities are characterized by shared spaces that foster connection and recreation among residents,employees, and visitors. These areas serve as hubs for business,collaboration,innovation,and social interaction. The success of such communities hinges on a thoughtful balance between residential and non- City of Meridian I Department Report 11I. Staff Analysis Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 26 of 81 residential uses.Without this balance,the intended intensity and density of mixed-use areas can lead to fragmented development and unmitigated impacts. The concept of"1st Place"(home),"2nd Place"(work),and"3rd Place" (social or recreational spaces)is central to the vitality of mixed-use environments.Access to a nearby"3rd Place"is essential for emotional and physical well-being, offering people a space to relax, connect, and recharge. While not every mixed-use area must serve all functions equally, they are expected to be more than just a place to live or work, they must contribute meaningfully to a sense of place and community. The proposed Adero Park Mixed-Use Neighborhood is ideally situated to support this vision. Surrounded by residential neighborhoods, employment centers,and recreational amenities,it embodies the key characteristics of a vibrant, integrated mixed-use community. Rezone: The applicant is requesting to rezone parcel SO427428024 which is approximately 9.20 acres from R-4 and C-C to R-8. The applicant is also proposing to rezone parcel S0427417210 approximately 59.966 acres of land currently zoned as Community Business(C-C),Limited Office(L-0)and General Retail and Service Commercial(C-G) as follows: • Approximately 35.822 acres as R-15 • Approximately 1.363 acres as L-O • Approximately 21.366 acres as C-G Table 4:Proiect Overview Description Details History AZ-05-040,PP-05-039,PP-05-040,CUP-05-041,MDA List.No. 111010393 Phasing Plan 5 phases Residential Units 270 units Open Space Required: 15%/Provided: 6.28 acres/16.6% Amenities Required:5 amenity points/Provided:27 amenity points Physical Features Existing park with water feature Acreage 69.18 acres Lots 270 residential, 1 existing park,31 common lots,2 common driveways,4 office lots,44 commercial lots for a total of 352 lots Density 7 du/acre B. History The subject property was part of a larger annexation completed in 2005,encompassing approximately 312.67 acres of land previously zoned RUT(Rural-Urban Transition)in Ada County.As part of the annexation request, the applicant proposed a mix of zoning designations: 35.19 acres were designated C-G (General Retail and Service Commercial District), 19.27 acres were zoned L-O (Limited Office District), and the remaining 258.21 acres were zoned R-4(Low Density Residential District). This zoning rnix was intended to support a balanced community with commercial, office, and residential land uses. C. Site Development and Use Analysis The Adero Mixed-Use Neighborhood consists of the remaining 69.18 acres of land annexed in 2005. The property will be developed as a mixed-use development consisting of single-family detached residential, office and commercial. The development will be designed as follows: • Residential: The applicant is proposing the development of 270 single-family detached homes, to be constructed in four phases. To accommodate this residential component, two zoning districts are proposed: R-15 and R-8,providing a mix of lot sizes and housing options. As part of the project,the applicant is also contributing additional acreage to the City of Meridian I Department Report 111. Staff Analysis '�� Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 27 of 81 i existing park located at Lot 46,Block 5. This contribution will fiilfill the requirement outlined in the existing development agreement to establish a 10.2-acre park, enhancing recreational opportunities for the surrounding community. • Existing Bridgetower Park: The Bridgetower West Neighborhood was originally preliminarily platted under a development agreement that required the dedication of a 10.2- acre park.However, the majority of that park was never fonnally dedicated to the Bridgetower West Homeowners Association(HOA),and the prior approvals for the neighborhood have since expired. The Adero Park Mixed-Use Neighborhood application addresses this issue by incorporating the remaining portion of the park that was never deeded to the HOA. This application creates a clear path forward for the current property owner to record a final plat that establishes the properly sized park parcel,thereby fulfilling the original development agreement and enabling the parcel to be dedicated to the HOA. This park will not be accessible to the property owners within the Adero Park Mixed-Use Neighborhood development. VN J' �. • Office: The applicant is proposing the development of four office lots at the corner of Ten Mile Road and W. Malta Drive,within the area designated for L-O (Limited Office)zoning. This location was strategically selected, as it sits between the proposed Adero Park Mixed- Use Neighborhood and the existing Bridgetower West Subdivision. The applicant views this as an ideal site for office use,providing a natural transition between residential areas and supporting the overall goal of creating a balanced,integrated mixed-use environment. • Commercial: The applicant is proposing to defer development of the commercial portion of the property to a future phase, as specific end users have not yet been identified. To illustrate City of Meridian I Department Report 111, Staff Analysis Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 28 of 81 i i i the potential for future development, a bubble conceptual site plan has been submitted and is included in Section VII,Exhibit E. Prior to proceeding with the commercial component,the applicant will be required to submit a new development agreement application, along with updated conceptual plans that demonstrate alignment with the mixed-use principles outlined in the Comprehensive Plan. The commercial portion of the property should not be rezoned or subdivided until an updated Traffic Impact Study(TIS)has been submitted,reviewed, and approved by Ada County Highway District(ACHD). At that time, the applicant insist provide documentation to the City that clarifies the intended development approach for the commnercial area,enabling staff to evaluate the project comprehensively and ensure consistency with transportation and land use planning goals. 1. Existing Stiuctures/Site Improvements (UDC 11-1): There are no existing shztchn•es on the site. Tlie site will be developed with a rrtixture of single-family detached residential homes, office and commercial buildings. 2. Proposed Use Analysis (UDC I1-2): The applicant is proposing single-family detached dwellings which are listed as a principal permitted use in the R-15 zoning districts in UDC Table 11-2A-2. The fitture land use Wrap identifies this area as mixed-ttse commnrnio). R-15 is an allowed use within the mixed-ttse community designation. This designation allows for dwelling tmits at gross densities of eight (8) to twelve(12) dwelling units per acre. Per UDC 11-2A-7, R-15 is considered Medium High Density. Per the Meridian Comprehensive Plan, this designation allows for a mix of dwelling types inchrding townhouses, condominiums, and apartments. The applicant is only proposing single-family detached homes. Residential gross densities should range from eight to twelve dwelling traits per acre. These areas are relatively compact within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents.Developments need to incorporate high- quality architectural design and materials and thoughtful site design to ensure quality)of place and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and a project identity. Comprehensive Plan policy 3.06.02B encourages and support mixed-use areas that provide the benefits of being able to live, shop, dine,play, and work in close proximity, thereby reducing vehicle trips, and enhancing overall livability and sustainability. 3. Dimensional Standards (UDC 11-2): The preliminary plat and future development are required to comply with the dimensional standards listed in UDC Table I 1-2A-7 and 11-2B-1 Commercial District for the Mixed-Use Community, C-G,L-0 R-8 and the R-15 zoning districts. The proposed lots and public streets for the R-15 zoning district appear to meet UDC dimensional standards per the submitted preliminmy plat. The minimum lot size for the proposed preliminary is 3,040 square feet with an average lot size of 3,795 square feet. Two (2) common driveways are proposed with this subdivision. The applicant has provided common drive exhibits which demonstrate no more than three(3) units are served whereas a maximum of 4 tmits is allowed. The common driveway meets the minimtnn width of twenty (20)feet and does not exceed the maximum length of one hundred and fifty(150).feet. Solid fencing adjacent to common driveways is prohibited, unless separated by a minimum five(5) foot wide landscaped buffer. 'A City of IVleridian I Department Report lII. Staff Analysis Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 29 of 81 i D. Design Standards Analysis The proposedplat and subsequent development are required to comply with the dimensional standards listed in 11-2A-7 for the R-8 and R-15 zoning district. Staff finds the proposed lots comply with the dimensional standards for the R-8 and R-15 zoning district. i 1. Structure and Site Design Standards (Comp Plan 2.02.02C, Corrrp Plan 3.07.00, Comp Plan 3.07.01A, UDC 11-3A-19): The propero)is currently vacant and zoned Commimiiy Business District(GC), General Retail and Service Commercial District(C-G)and Limited Office District(L-O). Comprehensive Plan policy 2.02.02C supports infill development that does not negatively impact the abutting, existing development.Infill projects in downtown should develop at higher densities, irrespective of existing development. Comprehensive Plan policy 3.07.0 encourages compatible uses and site design to minimize conflicts and maximize use of land. Comprehensive Plan policy 3.07.01A requires all new development to create a site design compatible with surrounding uses through buffering, screening, transitional densities, and other best site design practices. 2. Qualified Open Space &Amenities (Comp Plan 2.02.00, Conip Plan 2.02,01B, UDC 11-3G): Based on the standards in UDC Table 11-3G-3, a mininnnn of 15%(or 6.05-acres) of qualified open space is required to be provided within the development.An open space exhibit was submitted as shown in Section VILE, that depicts 15.6%(or 6.28-acres) of open space that meets the required quality and qualified open space standards. Based on the standards in UDC 11-3G-4A, a minimum offrve(5) amenitypoints are required to be provided. The applicant has provided twemy-seven (27) amenio)points, which is well in excess of the required amenity points. The amenities proposed are three pickleball courts, play structure, climbing dome and roelrs, swing set,passive open spaces and seating areas, numerous pathways and pedestrian facilities, two dog parks and several open space areas with attractive landscaping. All common open space areas are required to be landscaped with one deciduous shade tree for eve?y 5,000 square feet of area and include a variety of trees, shrubs, lawn or other vegetative groundeover per UDC 11-3G-5B.3. Comprehensive Plan policy 2.02.00 requires the applicant to plan for safe, attractive, and well maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. Comprehensive Plan policy 2.02.01B requires the applicant to evaluate open space and amenity requirements for consistency with commumio)needs and values. 3. Landscaping(UDC 11-3B): i. Landscape buffers along streets UDC 11-2A-6 requires a twenty five(25)foot wide buffer along arterials (N.. Ten Mile Road and twemy(20)foot wide buffers are required along collector roads (W. Malta Drive). The landscaping along Ten Mile Road was installed when the road was widened. The applicant will be required to remove the gravel and install landscaping that follows UDC 11-3B-7. ii. Parking lot landscaping Per UDC 11-313-8,the applicant shall provide perimeter and internal parking lot landscaping to soften and mitigate the visual and heat island effect of a large expanse of City of 1Vleridian I Department Report It[. Staff Analysis Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 30 of 81 asphalt in parking lots, and to improve the safety and comfort of pedestrians. A five-foot wide minimum landscape buffer adjacent to parking, loading,or other paved vehicular use areas. The requirements include 5 ft. perimeter adjacent to streets and islands of at least 50 sq. ft.per every 12 parking spaces. The parking lot landscaping for the commercial portion of the project shall be analyzed with the Certificate of Zoning Compliance. The parking lot landscaping shall meet the requirements of UDC 11-3B-8 which also include a five (5)footperiineter adjacent to j streets and islands of at least fifty(50)square feet per eveiy twelve (12)parking spaces. iii. Landscape buffers to adjoining uses Per UDC 11-3B-9, a landscape buffer is required in the C-N, C-C, C-G,L-0,M-E,H-E, and I-L districts on any parcel sharing a contiguous lot line with residential land use. Additionally,the comprehensive plan speaks to plazas and open space providing integration in mixed-use areas. The proposed plaza area will be a minimum of 16,000 square feet with amenities that promote transition from the residential areas to commercial uses,including,without limitation seating areas, gathering spaces, and multimodal facilities such as bicycle repair stations,workout stations,etc. Staff recommends the plaza design be submitted to the City for review and approval prior to the final plat approval or with the development of the second phase of the landscape improvements. iv. Tree preservation Per UDC 11-3B-10,the applicant shall preserve existing trees four-inch caliper or greater from destruction during the development. Mitigation shall be required for all existing trees four-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred(100)percent replacement(Example: Two (2)ten-inch caliper trees removed may be mitigated with four 5-inch caliper trees,five(5)four-inch caliper trees, or seven(7) three-inch caliper trees).Deciduous specimen trees four-inch caliper or greater may count double towards total calipers lost,when planted at entryways,within common open space, and when used as focal elements in landscape design. The applicant shall add a mitigation section to the landscape plan for trees that are removed meeting the criteria above. v. 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. vi. Pathway landscaping Landscaping for pathways shall meet the requirements outlined in UDC 11-313-12. Stafffinds the landscape plan shows the applicant meets the requirements of UDC 11-3B- 12 for pathway landscaping. 4. Parking(UDC I1-3C): Off-street parking is required to be provided for each home based on the total number of bedrooms per unit as set forth in UDC Table 11-3C-6. On-street parking is also available on the proposed streets. GO of Meridian I Department Report 111. Staff Analysis Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 31 of 81 i i. Residential parking analysis The proposal will be required to meet the standards for parldng as set forth in UDC 11- 3C-6. ii. Nonresidential parking analysis Staff cannot analyze the parking for the nonresidential portion of this application as the applicant does not have a defined development plan for the commercial portion at this time. The commercial portion of the project will be developed in phase five (5) and will be required to comply with the commercial parldng standards listed in UDC Table II- 3C-6. Non-residential parking will be evaluated with the submittal of the certificate of zoning compliance. The parldng shall comply with UDC 11-3C-6. iii. Bicycle parking analysis A minimum of one(1)bicycle parking space is required for every twenty-five(25) vehicle parking spaces per UDC 11-3C-6G. Staff cannot analyze the bicycle parking for the nonresidential portion of this application as the applicant does not have a defined developmentplan for the commercial portion at this time. This will be evaluated with the submittal of certificate ofzoning compliance and design review. 5. Building Elevations (Comp Plan,Architectural Standards Manual): Ten (10) conceptual building elevations were submitted for the proposed residential subdivision as shown in Exhibit VIT J. Buildings shall be designed with elevations that create interest through the use of broken planes, windows, and fenestrations that produce a rhythm of materials and patterns. Design review is not required for single-family detached structures.However, because the rear and/or sides of homes facing W.Malta DrivelW. Gondola Drive will be highly visible, Staff recommends a DA provision requiring those elevations incorporate articulation through changes in two or more of the following: modulation (e.g.projections, recesses, step-backs, pop-outs), bays, banding,porches, balconies, material Opes, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from adjacent public streets. Single-story homes are exempt f om this requirement. The applicant did not provide any building elevations for the commercial portion of the project.However, the building elevations shall comply with the Architectural Standards Manual, UDC, and Comprehensive Plan. This will be evaluated with the submittal of a certificate ofzoning compliance and design review applications. Comprehensive Plan policy 2.01.01 C encourages the applicants to maintain a range of residential land use designations that allow diverse lot sizes, housing types, and densities. To support this policy staff recommends the applicant provide additional housing options(i.e. townhomes, single family attached) in the development. 6. Fencing(UDC 11-3A-6, 11-3A-7): All fencing constructed on the site is required to comply with the standards listed in UDC 11- 3A-7. 7. Parkways (Comp Plan, UDC 11-3A-17): Comprehensive Plan policy 3.07.01 C requires appropriate landscaping, buffers, and noise mitigation with new development along transportation corridors (setback, vegetation, low walls, berms, etc.). Per the UDC the minimum width of parkways planted with Class II trees shall be eight(8) feet. The width can be measured from the back of curb where there is no likely expansion of City of Meridian I Department Report lil, Staff Analysis Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 32 of 81 i the street section within the right-of-way;the parkway width shall exclude the width of the sidewalk. Class II trees are the preferred parkway trees. The applicant is proposing parkways along the entrance to W. Malta Drive/W. Gondola Drive of the subdivision. E. Transportation Analysis The Ada County Highway District(ACHD)reviewed the submitted application and has determined the following: Traffic Impact Study: Additional information is needed as the Traffic Impact Study(TIS) did not include the commercial portion of the property.ACHD has conditioned the project to submit a revised TIS to address the potential impacts of the commercial lots prior to submitting plans for the final plat. Additional conditions of approval may be required based on the findings of the updated traffic study. The TIS shall also include a signal analysis for the Malta Drive/Ten Mile Road intersection. Collector Street: The collector street(W.Malta Drive/W. Gondola Drive) shall be developed as a three(3)lane collector street(either a 47-foot wide or 37-foot wide street section) at its intersection with Ten Mile Road within the influence area of the intersection.West of the intersection,taper the roadway to 2 lanes as follows: • Construct W.Malta Drive/W. Gondola Drive as a 36-foot wide residential collector street section with 2-travel lanes,on-street bike lanes,vertical curb, gutter,a minimum 8-foot wide landscape strip and 5-foot wide detached concrete sidewalk; or • Construct W.Malta Drive/W. Gondola Drive as a 26-foot wide residential collector street section with 2-travel lanes,vertical curb, gutter, a minimum 8-foot wide landscape strip and a minimum 10-foot wide multi-use pathway on both sides of the roadway. • The multi-use pathway will need to transition to on-street bike lanes at the intersection of W.Malta Drive/W. Gondola Drive and San Vito Way. W.Malta Drive/W. Gondola Drive shall be constructed as a completed street(travel lanes,curb, gutter,sidewalk and landscaping). Staff is recommending these improvements be included with Phase one(1) of the development. While the applicant is unsure of the commercial business at this time, staff is in agreement with delaying the installation of the buffers along the east side of Malta Drive/Gondola Drive. The landscape buffer on the west side of Malta/Gondola Drive shall be installed with the residential development portion of the property. Comprehensive Plan policy 3.07.01 C requires appropriate landscaping, buffers, and noise mitigation with new developinents along transportation corridors. The landscape buffers will be installed with the inclusion of the 10 foot multi-use pathways or bicycle lanes along the collector street. The new collector road is required to connect to N. San Vito Way and N.Vicenza Way which connects to W.McMillan Road. This will provide an overall transportation connectivity to the area and hopefully prevent individuals from cutting through neighborhoods to get to these areas. -M City of Meridian J Department Report 111, Staff Analysis Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 33 of 81 A IT ---- + s s 1 w4 '" 1 Bridgetower LLC Applicant proposes to Improvement Area develop in the Phase 2 Apartment Improvement Area The roadway portion to the south has to be constructed in order for the Bridgetower development to receive occupancy for any of its buildings.If the roadway section in red is not completed with Phase 1,there will be an approximate 0.12-mile gap in the transportation network in this area. If the new collector roadway does not connect at a minimum to N.Vicenza Way,residents of the proposed development will be forced to use Ten Mile Road to access the commercial businesses to the south.Additionally,the new collector will provide a direct route for residents of the southern developments,reducing the likelihood of them cutting through northern neighborhoods when dropping their children off at school. Individuals dropping off children at school will be able to use the collector as a more efficient and appropriate access route,minimizing traffic impacts on local residential streets. A private agreement stipulates that the third segment of the new collector roadway,extending from N. Vicenza Way to N. San Vito Way, shall be constructed by a separate party.However,the agreement provides the applicant with the option to complete this segment if deemed necessary to support development or ensure roadway continuity. Right-In/Right-Out Access to Ten Mile Road: The applicant is requesting a waiver for a right- in/right-out access to Ten Mile Road for the commercial portion of the development. Per the Ada County Highway District,existing driveways onto Ten Mile Road are to be closed and replaced with curb,gutter, sidewalk and landscaping. No new driveways are approved as part of this application. Other than approved with this application, direct lot access to Ten Mile Road is prohibited. City of Mcridian I Department Report 111. Staff Analysis Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 34 of 81 i 1. Access (Comp Plan 6.01.02B, UDC 11-3A-3, UDC 11-3H-4): Access to the property)is W.Malta Drive1W. Gondola Drive, the new collector road via Ten Mile Road. Comprehensive Plan policy 6.01.02B requires the applicant to reduce the number of existing access points onto arterial streets by using methods such as cross-access agreements, access management, and fr-ontage/backage roads, and promoting local and collector street connectivity. 2. Multiuse Pathways (UDC 11-3A-5): Multiuse pathways shall be constructed in accord with the city's comprehensive plan, the Meridian Pathways Master Plan, the Ada County Highway District Master Street Map and Roadways to Bikeways Master Plan. 3. Pathways (Comp Plan 2.02.0IA, Comp Plan 3.07.02A, Comp Plan 4.04.0IA, UDC 11-3A-8): A 10 foot wide detached pathway is reflected along W. Malta Drive/Gondola Drive(the internal collector)which is consistent with the alignment shown on the Pathways Master Plan. There is also a five(5)foot wide detached pathway along Ten Mile Road. Several micro pathways are reflected in providing connectivity to internal portions of the development. All pathways should be constructed in accord with the standards listed in UDC 11-3A-8. Comprehensive Plan policy 2.02.OIA requires that new subdivision plats, require the design and construction of pathways connections, easy pedestrian and bicycle access to parrs, safe routes to schools, and the incorporation of usable open space with quality amenities. Comprehensive Plan policy 3.07.02A requires pedestrian circulation plans to ensure scfeo) and convenient access across large commercial and mixed-use developments. Comprehensive Plan policy 4.04.OIA ensures that new development and subdivisions connect to the pathway system. Together, these policies ensure that all new projects prioritize safe pedestrian access and integrate seamlessly with existing pathways. 4. Multiuse Pathways (UDC 11-3A-5): Multiuse pathways shall be constructed in accord with the city's comprehensive plan,the Meridian Pathways Master Plan,the Ada County Highway District Master Street Map and Roadways to Bikeways Master Plan. A ten (10)foot wide detached pathway is reflected along W. Malta Drive/Gondola Drive which is consistent with the alignment shown on the Pathways Master Plan. There is a five (5)foot wide detached sidewalk along Ten Mile Road which is consistent with Ada Couniy Highway District Master Street Map and Roadways to Bikeways Master Plan. Several micro pathways are reflected providing connectivity to internal portions of the development.As mentioned in the Comprehensive Plan analysis above; to improve more direct pedestrian connectivity, staff is recommending additional micro pathway connections. 5. 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. 6. Private Streets (UDC 11-3F-4): There are no private streets proposed for this development. City of Meridian I Department Report 111. `staff Analysis Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 35 of 81 7. Subdivision Regulations (UDC 11-6); i. Dead end streets No streets or series of streets that ends in a cul-de-sac or a dead end shall be longer than five hundred(500)feet except as allowed in subsection(b)of this section. The City Council may approve a dead-end street up to seven hundred fifty(750)feet in length where an emergency access is proposed; or where there is a physical barrier such as a steep slope,railroad tracks,an arterial roadway, or a large waterway that prevents or makes impractical extension; and where a pedestrian connection is provided from the street to an adjacent existing or planned pedestrian facility. Cul-de-sac streets may serve a maximum of thirty(30) dwelling units. The applicant is proposing a cul-de-sac that appears to meet the requirements of UDC 11-6C-3B-4. ii. Common driveways Per UDC 11-6C-3D,common driveways shall serve a maximum of four(4) dwelling units. In no case shall more than three(3)dwelling units be located on one (1)side of the driveway. The applicant is proposing two (2) common driveways that meet the dimensional requirements as outlined in the UDC. iii. Block face UDC 11-6C-3-regulates block lengths for residential subdivisions. Staff has reviewed the submitted plat for conformance with these regulations. The intent of this section of code is to ensure block lengths do not exceed 750 ft, although there is the allowance of an increase in block length to 1,000 feet if a pedestrian connection is provided. In no case shall a block face exceed one thousand two hundred(1,200)feet,unless waived by the City Council. It appears the block lengths do not exceed 750 feet as required by UDC 11-6C-3. F. Services Analysis 1. Waterways (Comp Plan 4.04.02C, Comp Plan 4.05.OID, UDC 11-3A-6): Per UDC I1-3A-6, requires limiting the tiling and piping of natural waterways, including, but not limited to, ditches, canals, laterals, sloughs and drains where public safety is not a concern as well as improve,protect and incorporate creek corridors(Five Mile, Eight Mile, Nine Mile, Ten Mile, South Slough and Jackson and Evan Drains) as an amenity)in all residential, commercial and industrial designs. When piping and fencing is proposed, the standards outlined in UDC 11-3A-6B shall apply. The applicant needs to request a waiver f•om City Council to Beep the canal open. An irrigation ditch under the jurisdiction of the Settler's Irrigation District runs along the northern boundary of the property). Die applicant is proposing to file the ditch and construct a pathway within the irrigation easement.Prior to the City Engineer's signature for the final plat, the applicant must obtain a license agreement from the Settler's Irrigation District authorizing use of the easement for this purpose. Per UDC 11-3A-6E, in Residential Districts, irrigation easements wider than ten (10)feet shall be included in a common lot that is a minimum of tweiny(20)feet wide and outside of a fenced area, unless otherwise waived by City Council. Comprehensive Plan policy 4.04.02C requires the applicant to continue partnerships with area irrigation districts to continue to expand pathway system along existing waterways. City of Meridian I Department report 11.1. Staff Analysis Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 36 of 81 I Comprehensive Plan policy 4.05,01D requires improving and protecting creeks and other natural waterways throughout commercial, industrial, and residential areas. 2. Pressurized Irrigation(UDC 11-3A-15): The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primmy source. If a surface or well source is not available, a single- point connection to the catlinary 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 Cio)'s adopted standards, specifications, and ordinances.Design and construction shall follow best managementpractices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage will be proposed with a fitture Certificate of Zoning Compliance application and shall be constructed to Cio3 and ACHD design criteria. 4. Utilities (Comp Plan 3.03.03G, UDC 11-3A-21): Ensure development is connected to CioJ of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the Cio; of Meridian Water and Sewer System Master Plans in effect at the time of development.All attilities 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 rezone of this property.Prior to approval of the rezone ordinance, a DA shall be entered into between the City of Meridian, the property owner(s)at the time of rezone ordinance adoption, and the developer. A final plat will not be accepted until the ordinance and development agreements have been 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 new 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 rezone. The DA shall, at minimum,incorporate the following provisions: Commercial(Development Agreement No. 1) a. Development of this site shall be generally consistent with the preliminary plat. Conceptual plans provided,including the landscape plan,conceptual plan, and conceptual building elevations for the commercial development included in Section VII and the provisions contained herein are intended to serve as general guidance for future required commercial applications. b. Future development of the site shall comply with the ordinances in effect at the time of development. City of Meridian I Department Report IV, City/Agency Comments &Conditions Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 37 of 81 c. Prior to submitting plans or a final plat that contains any commercial lots,the applicant shall submit a traffic impact study to address the potential impacts of the connnercial lots as determined by ACHD. Coordinate the scope of work with the Ada County Highway District Planning Review staff.Additional conditions of approval may be required based on the findings of the updated traffic study. d. New buildings on pad sites adjacent to W.Malta Drive/W. Gondola Drive be limited to no more than a 1-story disparity in building height.Natural features, differences in grade, and other context sensitive neighborhood preservation design features should be considered with transitions. e. Building elevations shall comply with the Architectural Standards Manual,UDC, and Comprehensive Plan.Building elevations shall be evaluated with the submittal of a certificate of zoning compliance and design review applications. f. The buildings shall not have loading docks or outside storage adjacent to W.Malta Drive/W. Gondola Drive without screening of loading areas and mechanical systems. g. The business hours of operations for the C-G zoning district along W.Malta Drive/W. Gondola Drive shall be limited from 6:00 a.m.to 11:00 p.m.Extended hours of operation may be requested through a conditional use permit h. For lots with frontage on a public street,a minimum of forty(40)percent of the buildable frontage of the property shall be occupied by building facades and/or public space. i. Approval of the proposed plaza area shall require the following: (i)minimum of 16,000 square feet; (ii) amenities shall be provided that promote transition from the residential areas to commercial uses,including,without limitation seating areas, gathering spaces, and rnultimodal facilities such as bicycle repair stations,workout stations, etc. The plaza design shall be submitted to the City for review and approval prior to the final plat approval or with the development of the second phase of the landscape improvements. { Development of the proposed plaza area shall be required with the first commercial phase of the project that is adjacent to the plaza area. per-tion is appr-ei�ed for phased vI14. k. The commercial portion of the development shall be responsible for the constriction of the entire new collector roadway(Gondola/Malta Drive)including landscaping,multiuse pathways,atid,,.,,a,.,..,,,;„h eii bet if it develops prior the residential portion excluding the ten(10)foot multi-use pathway and landscaping on the west residential side of the new collector road. 1. Multi-family residential development shall be prohibited within the C-G zoning district in order to preserve the commercial land use and prevent further reduction of the commercial portion of the property. m. The landscape buffers along Ten Mile Road and the new collector shall be constructed within the first two phases of the commercial and office development. n. The L-0 zoning district shall be required to have a thirty(30)foot landscape buffer and a 5-foot-wide pathway as depicted in the concept plan. o. No new driveways are approved as part of this application. Direct lot access to Ten Mile Road is prohibited unless otherwise approved by Council and ACHD based on an approved updated TIS. p. Additional driveways accessing the new collector shall be prohibited unless otherwise approved by Council and ACHD based on an approved undated T1S. Nftme�a1 City of Meridian I Department Report 1V, City/Agency Comments & Conditions Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 38 of 81 dFivew q. Pedestrian circulation and cross access shall generally conform to the layouts depicted in the concept plans provided in Exhibits VI.G and VI.M. Residential(Development Agreement No. 2) r. Future development of this site shall be generally consistent with the preliminary plat, landscape plan,phasing plan, and conceptual building elevations for the single-family dwellings included in Section IV and the provisions contained herein. s. Future development of the site shall comply with the ordinances in effect at the time of development. t. The rear and/or sides of 2-story structures along W. Gondola/W.Malta Drive shall incorporate articulation through changes in two or more of the following: modulation (e.g.projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies, material types,or other integrated architectural elements to break up monotonous wall planes and roof lines. Single-story structures are exempt from this requirement. u. W Gondola/W,Malta Drive shall be constructed to N.Vicenza Way,excluding o&the ten(10)foot multi-use pathway and landscaping on the east side of the new collector roadway in the first phase The remainder of the roadway to N. San Vito Way shall be completely constructed as a complete street including sidewalk and landscaping on both sides prior to the issuance of a certificate of occupancy for the second phase. Prior-�8 dle a of eer-tifieates of eeetipaney fer homes within the first phase,W. . Malta Dfi-,�e shall be eanstRieted in its erAi,-ety, exeluding only the ten(10) feet HiuUi use pathway and landseaping on the east side of the new eelleetor Foadway. v. The amenities ,-,4�4+Lot 33,Bloek 4 shAl be insta4led with�he first phase of development. 1. The Preliminary Plat included in Section VII, dated 12/17/24,is approved with the following revisions: a. All utility easements reflected on the utility plan shall be included on the final plat. b. All pathways and micropathways shall be within a separate common lot or easement as required per UDC 11-3A-8. c. Add a note to the plat stating plat note both the L-O and C-G zoning districts have a blanket cross access easement for access to the public roadways in accordance with UDC 11-3A-3. 2. The Landscape Plan included in Section VII,dated 12/18/24, shall be submitted for review and approval with the following revisions prior to final plat approval: a. Work with the Irrigation District to enter into an agreement to provide some type of landscaping other than gravel in the common open space area on the northern part of the property. The applicant will need to revise the landscape plan accordingly with the understanding that trees will not be allowed in the area,but shrubs may be allowed to be added if negotiated within an agreement with the Irrigation District.If not,the applicant shall submit for alterative compliance for the landscaping in this area. b. Revise the landscape plan to show an open vision fence on lots 45,47,and 49. 3. Business hours of operation in the L-O zoning district shall be limited to 6 a.m. to 10 p.m. City of Meridian I Department Report W. City/Ageiicy Comments & Conditions Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 39 of 81 i i 4. Prior to signature on the final plat by the City Engineer,the applicant shall submit a public access easement for the multi-use pathway along W.Malta Drive/Gondola Drive to the Plamiing Division for approval by City Council and subsequent recordation or unless required by ACHD. 5. The applicant shall coordinate with the Irrigation District regarding gravity irrigation service to ensure that Lots 78-84,Block 5 do not require an easement exceeding ten(10) feet in width.If an easement greater than ten(10)feet is required,it shall be located within a common lot with a minimum width of twenty(20) feet and situated outside of any fenced area,unless otherwise waived by the City Council in accordance with UDC 11-3A-6. If the irrigation easement is located in a common lot,the applicant shall install a micropathway within the common lot to connect to the proposed pathway system to on the north side of the property. 6. The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B,as applicable. 7. The development shall comply with standards and installation for landscaping as set forth in UDC 11-313-5 and maintenance thereof as set forth in UDC 11-313-13. 8. Pathway and adjoining fencings and landscaping shall be constructed consistent with the standards as set forth in UDC I 1-3A-7A7, 11-3A-8 and 11-313-12C. 9. The development shall comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,including but not limited to driveways,easements,blocks,street buffers, and mailbox placement. 10. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. 11. Off-street parking is required to be provided in accordance with the standards listed in UDC 11-3C-6 for the nonresidential uses based on gross floor area. 12. All common driveways shall meet the requirements of 11-6C-2-D including a perpetual ingress/egress easement being filed with the Ada County Recorder,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. 13. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the proposed commercial and office development prior to submittal of a building permit application. The design of the site and structures shall comply with the standards listed in UDC 11-3A-19;the design standards listed in the Architectural Standards Manual. 14. The Applicant shall have a maximum of two(2)years to obtain City Engineer's signature on a final plat in accord with UDC 11-6B-7. 15. The Applicant shall comply with all conditions of ACHD. 16. Staff's failure to cite all relevant UDC requirements does not relieve the applicant from compliance. B. Meridian Public Works Site Specific Conditions of Approval 1. Water mains need a casing when crossing irrigation that limits access to times of the year. Either provide casing or proof that the City will have access at all times. Current configuration would not allow the casing to be installed per City standards and would need to be adjusted if casing is needed. , City of Meridian I Department Report W, City/Agency Comments & Conditions Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 40 of 81 2. 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. 3. Stub will need to connect to southern stub off of N Vicenza Way when this area develops. 4. Stub will need to connect to north stub off of W Malta Dr when area develops. 5. The water line from San Vito Way needs to connect to the rest of the development.If the existing stub is not used it needs to be abandoned and a different connection will need to be made. 6. Eliminate dead-end at station 3,by connecting water through pathway.Provide a 20' easement with the water main centered in easement.No trees or other permanent structures allowed in easement. 7. Locate meters and fire hydrants so they are at least 5'from trees or other permanent structure. 8. Ensure no permanent structures (trees,bushes,buildings, carports,trash receptacle walls, fences,infiltration trenches, light poles, etc.)are built within the utility easement. 9. Provide 20'Easements for mains,hydrant laterals and water services.Easements should extend up to the end of main/hydrant/water meter and 10'beyond it. General Conditions of Approval 1. Applicant shall coordinate water and sewer main size and routing with the Public Works Department,and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet,if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2. Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 3. The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility,or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A) and an 81/2"x 11"map with bearings and distances (marked EXHIBIT B)for review.Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 5. All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. City of Meridian( Department Report IV. City/Agency Comments &_ Conditions AA Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 41 of 81 i 6, All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42- 1207 and any other applicable law or regulation. 7. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development, and if so,how they will continue to be used, or provide record of their abandonment, 8. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8, Contact Central District Health for abandonment procedures and inspections(208)375-5211. 9. Street signs are to be in place, sanitary sewer and water system shall be approved and activated,road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 10. A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing,landscaping,amenities, etc.,prior to signature on the final plat. 11. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 12. Applicant shall be required to pay Public Works development plan review, and constriction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 13. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act, 14. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 15. Developer shall coordinate mailbox locations with the Meridian Post Office. 16. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 17, The design engineer shall be required to certify that the street centerline elevations are set a minimurn of 3-feet above the highest established peals groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 18. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 19. At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any strictures within the project. 20. A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting.A y City of h4cridian;Department Report W. City/Agency Comments & Conditions Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 42 of 81 I copy of the standards can be found at http•//www meridiancit .00r /public works.aspx?id=272. 21. The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature.This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond.Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 22. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total constriction 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 Police Department https,//weblinkmeridianci org/Td'ebLink/browse.aspx?id=379825&dbid=O&i:: po=MeridianCit 1 D. 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 Docuunent Chapter 3).Any proposed adjustments to pathway alignment shall be coordinated through the Pathways Project Manager.Interactive Pathways Map 2. Prior to final approval the applicant shall dedicate a public access easement for a 10' wide, detached multiuse pathway connecting from the existing pathway at W Gondola Drive, running along the north side of W Gondola Drive,continuing along W Malta Drive, and out to N. Ten Mile Road. Easements shall be a minimum of 14' wide(10' pathway+2' shoulder each side).Pedestrian access easement need only be dedicated 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. E. School Impact Community Development https•Ilweblink inei�idiancity org/WebLinldB-owse.aspx?id=3798'25&dbid=0&repo=MeridianCit k F. Community Planning Association of Southwest Idaho(COMPASS) https:llweblink inei-idiancity org/WebLinlr/Browse.aspx?id=379825&dbid=0&repo=MeridianCit k G. Idaho Department of Environmental Quality(DEQ) https•//weblinlcnaei,idianci oig/WebLinl(Browse.aslx?id=379825&dbid=0&repo=MeridianCit Y City of IVleridian I Department Report IV. City/Agency Comnlcnts & Conditions Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 43 of 81 I H. Ada County Highway District(ACHD) https•//weblirakrneridiancio oiglWebLink/browse.aspx?id=379825&dbid=O&i:gpo=MeridianCi1 y I. Idaho Transportation Department(ITD) hops•/hveblink rneridiancitl).org/WebLink/browse aspr?id=379825&dbid=0&repo=MeridianCit y V. FINDINGS A. Rezone(UDC 11-513-3E) 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; Council finds the proposed zoning map amendment to rezone the property from the R-8 zoning district to the O-T zoning district is consistent with the Comprehensive Plaza. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Council finds the proposed zoning map amendment complies with the regulations outlined in the requested R-8, R-15 and C-G zoning districts. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Council finds the proposed zoning map amendment should not be detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to,school districts; and Council finds the proposed zoning map amendment will not result in an adverse impact on the delivery of services by any political subdivision providing public services within the Cite. 5. The annexation(as applicable)is in the best interest of city. Not applicable B. Preliminary Plat(UDC-6B-6) In consideration of a preliminary plat,combined preliminary and final plat,or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; Council finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section IV. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Council finds pitblic services can be made available to the subject property and will be adequate to accommodate the proposed development. City of Meridian I Department Report V.Findings Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 44 of 81 i i 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Council finds the proposed plat is in substantial conformance with scheduuled public improvements in accord with the Cio)'s Capital Improvement Program. 4. There is public financial capability of supporting services for the proposed development; Council 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 Councilfnds 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. Council 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 rezone from C-C (Community Commercial)to R-8 and R-15 (Residential)zoning districts,L-O, C-G and the preliminary plat associated with the residential and commercial development per the provisions in Section IV in accord with the Findings in Section V. B. Commission: The Meridian Planning&Zoning Commission heard these items on May 15,2025.At the public hearing the Commission moved to recommend approval of the subject rezone,preliminarY plat and Development Agreement modification requests. 1. Summary of Commission public hearing: a. In favor: Hethe Clark,representingthe he applicant b. In opposition:Wade Ramsey Robin Campbell Patricia Fritschle Torn Callison Patty Scales Richard Boyle,James Ferguson Janice Bochard,Roger Soucy, Christian Jensen, Troy Carniglia Tracy Garrison Megan Ratzesberger,Allison Rice,David McAdams C. Commentint• Wade Ramsey Robin Campbell,Patricia Fritschle,Tom Callison,Patty Scales Richard Boyle James Ferguson Janice Bochard Roger Soucy Christian Jensen, Troy Carniglia Tracy Garrison Megan Ratzesberger,Allison Rice,David McAdams d. Written testimony:None e. Staff presenting application: Linda Ritter f. Other Staff commenting_on application: Bill Parson 2. Key issues)of public testimony a. Too much density,increased traffic safety concern for individuals trying to make a left turn onto Ten Mile from the new collector road without a traffic signal, safety concerns with the increased traffic overcrowding of the schools in the area,proposed development not consistent with the neighborhood(R-8 vs R-15) 3. Key issue(s)of discussion by Commission: a. Collector being completed in phase 1 densily a bit high,limiting big box potential on commercial side 4. Commission change(s)to Staff recommendation: a. Commercial Development Agreement: la-Develppment of this site shall be generally consistent with the preliminary plat. Conceptual plans provided including the landscape plan and conceptual building elevations for the commercial development included in Section VH and the provisions City of Meridian I Department Report Vl. Action Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 45 of 81 contained herein are intended to serve as general guidance for future required commercia applications. lc-Prior to submitting plans or a final plat that contains any commercial lots the Oplic� shall submit a traffic impact study to address the potential impacts of the commercial lots as detennined by ACHD Coordinate the scope of work with the Ada County Highway District Planning Review staff.Additional conditions of approval may be required based the findings of the updated traffic study. 1 g—Staff is working with the applicant regarding requirements for transitioning and will have this issue resolved prior to the City Council hearing for now the condition stands as presented. -Development of the proposed plaza area shall be required with the first commercial phase of the project that is adjacent to the plaza area unless the final plat for the commercial ortion is approved for phased development. lk-The commercial portion of the development shall be responsible for the construction of the entire new collector roadway(Gondola/Malta Drive)including landscaping,multh pathways and landscaping on both sides if it develops prior the residential portion excluding the ten(10)foot multi-use pathway and landscaping on the west residential sid of the new collector road. 1p—Staff is working with the applicant on this issue and should have a resolution prior tc the City Council hearing for now the conditions stands as presented. b Residential Development Agreement: lv—remove this condition as the phasing plan has been revised to show the amenities being built with the second phase. 5. Outstandingissue(s)•ssue(s)for City Council: a. Conditions lg 1p and lu as staff and the applicant are still working to resolve these conditions. C. City Council: The Meridian City Council heard these items on June 10 2025 At the public hearing the Council moved to approve the subject Development Agreement Modification,Preliminary Plat and Rezone requests, 1 Summary of the City Council public hearing: c In favor: Hethe Clark,representing the applicant.Jun Conger b. In opposition: Patricia Fritschle,Richard Boyle,John Wycoff.Paul Elam_Marcy Sutcliffe Bobbie Beck c Commenting: • Patricia Fritschle-opposes the density and overcrowding of schools as children in her subdivision are being bused to a different school. • Richard Boyle—the existing Bridgetower neighborhood nark being reduced in size and the remaining park unusable. Turning the park over to the HOA does not alleviate the problem if the current property owner still maintains control of the HOA. • John Wycoff—concerned about the water rights for the Bridgetower neighborhood. • Paul Elam—too much development in the area and the existing infrastructure cannot handle the traffic No longer have faith in the Council • Marcy Sutcliffe—does not feel the new collector road will alleviate traffic congestion in this area,have issues with the density and some of the ancillary proposats and conditions of the project. • Bobbie Beck—overcrowding of the local schools. d. Written testimony: Shawn Freeman.In opposition to the proposed development. Opposes rezoning from R-4 to R-8.The streets are not equipped to handle the influx of City of Meridian I Department Report V1. Action Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 46 of 81 i vehicles The increased density will lead to overcrowding strain on local resources such as schools,utilities and a decline in the peaceful environment that makes this area a desirable place to live. e. Staff presenting-application: Linda Ritter f Other Staff commenting on application: Bill Parsons,Rebecca Phillips -ACHD 2. Key issue(s) of public testimony: Density,overcrowding of the schools,traffic congestion,water rights,relinquishment of he Bridgetower HOA from the current owner.reduction in size of the existing Dark 3 Key issue(s) of discussion by City Council: a. Control of the existing Bridgetower Subdivision park. control of existing HOA for Bridgetower Subdivision,water rights for the Bridgetower Subdivision 4. City Council changes)to Commission recommendation: a. None . M City of Meridian I Department Report V1. Action Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 47 of 81 VII. EXHIBITS A. Project Area Maps (link to Project Overview) 1. Aerial Legend � Project Location ; Area of Impact �� � Analysis " x � Y _ e t F � � 1 City of Meridian Department Report V11, Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 48 of 81 I 2. Zoning Map Legend I C N_(xu r ti Jill h gProjectLocation �rrzia ,a,��n» i�' 1�Iit71 r iI IIJI a01 - I'll = r A ;rli3(,'+111;' pl,�la,i 'i 11- -fill� u� , , ,11i 111'_! 1 1 ...Area of Impact ul� I IItr I r 1 R JI I r )]oiluI DID)ilsuil i ��a r� 1.1 t11 i L�1� r� � i � Analysis �"�llit tliL l� 1(Z I° .ac ILi ii;-1��� ��lii��i�l�l lli�t r���1�i 7 T IJIifii (.i—Iiilll4 Zl( > „r Ii I�)Ii�rl hj3 v�J111 ��. ' R8 �.r , �r I , 1 x'i 1 1�11 `.'.i '� R,40� � ai,r11111�I, �I r�,»��`v �� 11�1I�111iI�� ��il)�I, 3- t j a }-` r (11�1/i�;.rlllrrrl) �1 S` ,111 U �IIIIr'1 �+� � �,' I , � rr,I�IIJ �G�f}u>> ]Ills IIIIL� r, { 11 {?J �I_ '� +Ll il� � Iir�Tr i q.i IS11 111:1�1� R� 4 ���IIIHj11}1�2. 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Future Land Use r��1� }L .Y ,J 'lliriitJalJit�l>� „1 Legend uiil,_ a � I' I n 1- - I _: Project Location irnr uuui of Iliill�i1Tj71`riiimi i�, ' ) nCr ZiI, nt, i nr rl l liiiom rmr 1-� nn tT r '3 ,.., 1iilllln�11111 r�:r 11}r� �� Iifl�nslf� +�1� ...Area of Impact nr mirilr C' fill COtl1t71e1CIC1) n I � I f Hit H IIJJT1ifJL1/ y j;t 1�Iun�uii� l�111RS � Analysis }, 11'i lifi111i1IrIL[CL�ir\' a"n,nrr �[ii'iY� �'?) `ju ILL, (1L �jl1fII�L� �,-� [it ,� fllk�lr�i�l l �uI jlziiiJ ;.�1 ,[11T1�I11tJ i� ry � 1 ���I11i,j ��ilWNII�II�It �J�� ohl . I J�1 I3n1 �I11tIInLnilif Ill IiiTlirrin� l7MedIUPTi �����r11T�i)�lS, mniu i ,,,, �1I1 �ITI,H1 "l I1iir/�ti:I11 � I LII���� -:;�ITTlL1.1����f �:I�1 r �11 l II�iI �j ) Res denbaliil ILL11 �i)r_ r _)l D1 u l r i �' r ri / � , ,1 � 1if L_I�iB r �i ;11f7 ,il��t1��'% Tii� 11LC� l � I {��1�1i;(Illil �41}1JJJ `)�i �� ��II� gym, �� Y1 i[i'I 11iII liN,'- �1[3 71� TI iltt`: _ _ lull) } I'�I flff�l �rf}IJ(�NJf� iI1JT311i(��,: r1t1i4 II it Il, Z !Ir(It MU-C I ( I� a (3aJh111�h.` 1u�,ll �, H�'g,h1 ] (I111 H�1111� �l Ii nmm_uu� i � urlr' 71 Density ReSidenbgllrirl r i7r;iii IT 1 11� � �L_ TiTll 11�7111111��\ 1[ I1 �rtta) LLU,i- 1 �I IMP ��L � t � � '�i�t1 �7;✓r;� C�V�G 11 !�-11 1 iurlfLrL�,�1.11 rile:: 771 r�t�"• a �!!! I[lli(IT�ITIfT)�IITi — __ i�J�1 pTlrr �I � )1�1 r iv ll ��n �"illllll , _ _�IIiiIlI I��GJ —;irl 1� � � 1 r III (1all�LWii� jur W ,_ - '�lnllnlrtliril1�illllilL 1 �.IJII �yDensityrReslCdentipl,J,� CIi,,,m I ���� ; ' "Office" 1`�r'r' J1 a ,r'7 %r .I 11�((IrnIJ llll Y� iS�J ) } ( 11 tlU, I i I Yt j 11 _ ll / �'zr �1�„� tr�1 �� a gill City of Meridian Department Report VII. Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 49 of 81 4. Planned Development Map Legend Project Location nlnntinun a �'I1r��f IIiI�)Cllftll�i t���l>l'? s il�m�n1�4� �>>�� �� � Impact -_in l�lli{{ j I it ���) I IfrrJ I(_ ,L l __ L { ��{il�tl`11 1 rea of Qi�i�ulilli�IllllLl/)/� � j (7i)Ill(Ill A� IIIDlill(� Clf (.Irr11fS I1�1�I'��llil!���{jIif��illl )j�1 tl1171L11i�{ *�I � 1��1�1, hltl{{�S�iITY — Planned Parcels Analysis �� �}L l ! I Ali �� I�i�1111�Iiv 'x ' /," wr>7u7rr1ll 11 { {I+:-.JII'Id ol � y f ,�''�s��iJ i�1(I���. �[IItlfilrr� �(�,�, � �` �2 .s�� )r 1 1 IIi11 (I}(�FII iJ r) h IN/ /j ) T ; (rrl L� 1' i�� ��). i �lff�u)�p� I " r� IJ �i��iu��iHl�� l llfl1 II u,,n 111i II)ii�i(r�)iii�lii l�rr nmm�rh i 'i lII[���-r �('It�'/)� In(11 >> l% 4 15ir1 i�� dll " + TTii Ii/ iy W1 ITT III(l)r', t (, - 7i �I1rr / �2I 1 p F rI I, t��!s��� T ���h�Iflh 1,ff Ir�l �friT�rl nl'�� {(1i��1 '��;�(I {'�� f� i�111�HI[Tts[ l� 'II11I'u�' r�f1 t rv� 1 1�191M,//_I I:IfI ��, �I iN31� ' IiIIrI a N �y �,.� ,� - ih„�3� {� }_I� '�i� �ilf'��{ (Qllfl;-1� {i[E(1U [lid jlllu, 141,�),�, I f � lj� �� �l�lllll `�. � If il){� �rn I �j �,SGr � �rfj�fiiF�Ir�,,I ,!rIl11Il1II�,t1�.{, , � :. I�TlZiiir%`�iTii�t)(��4r4�')s��lll �. IICIO MG:3 Tfllll nlo�lln� � �� � r7r 1 � j tr ` �a `Dill C1 � Tn_�(�1�� IInra � e �r`1II1 __'( iJ 1Fj lt�1i)ts o� 1131/ I-IT t[ d i lr l- "� I 17 j s L{ ' r Ill lir (��-?� � Ic J1i IL 1l�IJ lk � ( �_ �f �iTIJ��1111i111T rl_ rl ip.�l ����� �� illliifl +r li irlulm nf,nr�� zl){' , +� �hf , ) 6 LI1i I,� lul��u i n a _ ,Tu1}1) �Li � (I } {'�I?�;lllfliI{�a)!;J° u�m�rlr� d�)�il l�h'��f �hFr],l - f(�( �j11 '/ tll, )Ililll�� 1 11 I�1, u��� f j ,II 1�14 ' 4'l Fi 1; ir,, '1� i fifrzllrl�u3ff_a i ' �l ;.)1L.FIlij` ' 1 )J flfi�`. ��,��.EI�f tJ City of Meridian Department Report VII. Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 50 of 81 i 5. Map Notes Nearby Recent Preliminary Plats(within last 5-years) H-2019-0146 H-2020-0004 H-2020-0022 H-2021-0001 H-2021-0018 H-2021-0051 H-202I- 0080 H-2022-0034 H-2022-0028 H-2022-0047 H-2022-0068 CR-2022-0006 H-2022-0074 H-2022-0076 H-2022-0087 H-2023-0014 H-2023-0016 H-2023-0026 H-2023-0035 H-2024- 0050 Nearby Recent Conditional Use Permits (within last 5-years) H-2018-0018 H-2019-0074 H-2020-0032 H-2020-0017 H-2020-0092 H-2020-0101 H-2021- 0056 H-2018-0088 H-2018-0004 H-2022-0006 H-2022-0025 H-2024-0016 City of Meridian I Department Report VII. Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 51 of 81 i B. Subject Site Photos u 3. a i �n rs — v, ; i wuur _ A ^�7 a s i r 'x City of Meridian Department Report VII, Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 52 of 81 I C. Service Accessibility Report PARCEL S0427417210 SERVICE ACCESSIBILITY Overall Sere: 24 1 Sth Percentile Location In City Limits Extension Sewer Trunkshed mains < 500 ft.from parcel Floodplain Either not within the 100 yr floodplain or > 2 acres Emergency Services Fire Response time 5-9 min. YELLOW Emergency Services Police Not enough data to report average response time Pathways Within 1/4 mile of current pathways Transit Not within 1/4 of current or future transit route I Arterial Road Buildaut Status ,Ultimate configuration (#of lanes in master streets plan) matches existing (#of lanes) School Walking Proximity 'Within 1/2 mile walking Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving (existing or future) Either a Regional Park within 1 mile OR a Community Park Walkability Park within 1/2 mile OR a Neighborhood Park within 114 mile walking City of Meridian I Department Report V11. Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 53 of 81 A Preliminary Plat(date: 12/17/2024) PRELIMINARY PLAT FOR ADERO PARK SUBDIVISION ��f � � row++s�� nniKcl var,eaxuca�wx •'•�, •�..:±!� f - I i i .. ___ w utt u +R aua cowmdnuro "' Y t { m r O-P ++ ua3 a„ 50? vs ^ r _ .� n.�..�. ,., 0 u ,.. �..,..,�. ,., i, • it - 1r � 1 0 �n City of Meridian Department Report V11. Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 54 of 81 E. Commercial Concept Plan/Building Layout _ _ I WALMART 1 • DRAINAGE � YIALk1ART 4•�yr ff •e• ADERO PARK SUBDIVISION ENSENflELT: PRELIMINARY PLAT LANDSCAPE PLAN MERIDIAN, ID r' trnr;mr.v x.ivs I / J T , • I l �l f I l Ili nm � � u I COMMERCIAL LAYOUT CONCEPT 2 11VE E PL T E ITE i L i E NE EI -E - F ILL T T E E L.1WE E E E1.1 - - 1 (IIJ 1C T E i[.flT iME3 tR TfE,E It t. •tEE E VI':L T.. ' �.�. � }}��yg� \/ l City of Mcndiam I Depaament Report V11. Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 55 of 81 F. Phasing Plan I(m PR[IININARY PLAT FOR ,,•I ------ AOERO PARR SUBDIVISION p� lo.ann,.mar firer sarnaan •• ' —_ „' rwwerraxxntvxs,.nr,x.0 urns,. �..'..• . .. .,.. •� 4.,. 1` r :� .,.., em ae�a,e+.el uu lamY.ro.e» •" • ' r -T- ►, , I , ,'� o .1.'1� !,.• � .� orrl ( rrEtill{ ,.rBt tr t� l ''� ' �- 1+,A `j` j dcienl ft,uurYl,nal pl�l I O .\� � ✓ l`� � �PPI,c ran {, � 0 f' • I-. A V M 1 I O 111 �9 G. Commercial Access and Pedestrian Plan(date: 5/8/2025) ............................................. --— I , -T S j [Ati/hEi @uutrCV.l o.,tt lc COMM� ERCIAL ACCESS ANO PEDESTRIAN PLAN r mw s vM+',,En ,\ aus ne.�cr r�o w..vc a�rcr,nmcc w+rm crnuna.s. frMnNS WKW tM£ LNO 0 �udLUfM.Q rK1ca:.RCL ,\ CE UYP'lIS�5,Pi CL�+II J I_ , �J I l OP[IIrS M(HE nNl[MlGokfNi City of Meridian Department Report Vll. Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 56 of 81 i H. Landscape Plan(date: 12/18/2024) ADERO PARK SUBDIVISION T ,[N01.W PRELIMINARY PLAT LANDSCAPE PLAN MERIDIAN. ID o[c[ne[ ie.jai+ •.. --- City of Meridian I Department Report V1I. .Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 57 of 81 i L Qualified Open Space Exhibit(date: 12/19/2024) j-----------'\ I l I — — I AOERO PARK SUBDIVISION GMU SFACT E JJ VT TOTALR1510[NT—R-1463]AC �" -•---J I---. .- -----, _--, QUa-1-OR[N Wa=1628 AC 11 S6%) j kO+rp41OtT&G OvrN vut-1i.NJ u I C:T CW N,14 Wt SCE j N41-f1U4Y1tlG fG41 SP.Lt j J. Amenities Exhibit(date: 12/19/2024) Proposed Amenities: One Acre Central Plaza(Block 4,Lot 33) • Three Pickleball Courts � • Fountain • Play Structure �+ • Dog Park • Climbing Rock • Seating Benches • Attractive Landscaping e. City of Meridian j Departnicnt Report Vll. Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 58 of 81 �u � r City of Meridian Department Report VII. Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 59 of 81 i Pathways-The Adero Mixed Use Neighborhood will include the following pedestrian pathways: • 10'wide Regional Pathway 2,752 LF • S'wide pathway In liner open space 1,700 LF Pedestrla athwajs within,the Adero Mixed Use Neighborhood will total a half a mile In tength, • Dog Park(Block 5,Lot 45) + Fenced encloser Dog waste Station Sitting Bench" • Attractive Landscaping • other open green areas-Several other open spaces will have the following Amenities: • Shade structures • Large open grass areas � • Internal Pathways • Picnic Area Attractive Landscaping City of Meridian Department Report V11, Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 60 of 81 i I K. Common Driveway Exhibit(date: 12/17/2024) Lot 48 Tu 0—BTREET _a++'xE°A°Br Es"roe Lor I I g j i i t BLOCK4 I I 1 1 I I Is ma I I I 1 1 I I 1 1 so"smEy I I I I m+EAsr soE of Lor. 1 I I I I I I I I I Jo 4s I I I I I I I I I I I I I I I I I 41 I I 41 I I 's I +e I M 20 Is I le 1 II � I � I II II I , 1 I it jl g it A li I II I Q V 4 � 104.00' OB.83' '9 LOiS 33Ati1 J TNa:Oe ECt 1 m�cN I zo.o0'raoNr S m laa'RGR _SEtBA[M00 L u 8 m 20. 'MW tom, M. I i t0 u u 1'i I:• 43 a� z, , ADERO PARK SUBDIVISION LOTS 18 23 AND 43 A8 BLOCK 4 COMMON DRIVE EXHIBIT •W City of Meridian Department Report V11• Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 61 of 81 L. Block Length Exhibit �J I ADERO PARK SUBDIVISION City of Meridian Department Report VIl, Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 62 of 81 i M. Pedestrian Connectivity Exhibit L11'.ero's k .M f a i m Qp�a�� a Red Internal Sidewalks and pathways Blue Regional Pathways City of Meridian I Department Report VII. Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 63 of 81 I i N. Residential Building Elevations (date: Click here to enter a date.) gum old it I ail P � I' Ci r a i m _ n, •�ale City of Meridian I Department Report VI1. Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 64 of 81 ti .Y ;ram I�r r f 3 v City of Meridian .Department Report VTI. Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 65 of 81 O. Commercial Exhibits (5/9/2025) The images provided are intended solely for architectural reference. They are not representative of speck individual uses.Future buildings may or may not incotporate architectural elements depicted in these images. t '�NNI d r.. �...r ui r 1p;Alillbl :==-""'may S L r 9 r ro i r City of Meridian Departeaent Report VII. Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 66 of 81 ME-nil i I l u � r � r, r wN r� h �l_<�. i 4:4 i I i City of Meridiml Department Report Vll. Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 67 of 81 V ME City of Merldinti Depailment Report V11, Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 68 of 81 ti a 5 51 y � f f 4 City of Moridiaii DopartmPnt Report VIl, Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 69 of 81 i P. R-8 Rezone Legal Description &Exhibit Map 5awtooth Land Surveying, LLC ��'h'��-�Q/fl P: (208).398-8104 F: (208)3945-8105 2030 5. Ave.,Emmett, ID 8361 7 R-8 Zone Description BASIS OF BEARINGS Is S,89°21'10"E.,between a found aluminum cap marking the Cl/4 corner of Section 27 and a found aluminum cap marking the Ei/4 of Section 27,T.4 N.,R. I W.,B.M. A parcel of land located in the SEI/4 of Section 27,Township 4 North,Range i West,Boise Meridian,City of Meridian,Ada County,Idaho,more particularly described as follows: COMMENCING at and aluminum cap marking the Ei/4 corner of Section 27; Thence N.89021'10"W„coincident with the north line of said SE1/4,the south boundary of Bainbridge Subdivision No. 10,as shown in Book 118 of Plats,Pages 18069-18071,the south boundary of Bainbridge Subdivision No.9,as shown In Book 116 of Plats,Pages 17641-17645 and the south boundary of Bainbridge Subdivision No.8,as shown In Book 115 of Plats,Pages 17189-17193,Ada County Records, 1789.66 feet to the POINT OF BEGINNING; Thence leaving said north line,S.0021'17"W„320.15 feet to the beginning of a curve to the right; Thence 10.19 feet along the arc of said curve,having a radius of 13.00 feet,through a central angle of 44055'36",subtended by a chord bearing S.22149'05"W.,9.93 feet to the beginning of a reverse curve to the left; Thence 98.83 feet along the arc of said curve,having a radius of 55.00 feet,through a central angle of 102157'08",subtended by a chord bearing S.6111'40"E.,86.06 feet; Thence non tangent to said curve,S. 13059'17"W., 114.69 feet to the beginning of a non-tangent curve to the left; Thence 96.74 feet along the arc of said curve,having a radius of 55.00 feet,through a central angle of 100146'28",subtended by a chord bearing S.37048'10"W.,84.74 feet; Thence non-tangent to said curve,S.77024'56"W.,87,65 feet; Thence S.32030'06"E.,65.02 feet; Thence S. 12035'04"E.,294.87 feet; Thence S.29030'15"E.,633.75 feet to the south line of Parcel A,as shown on Record of Survey No. 12520,Ada County Records; Thence N.89114'29"W.,coincident with said south line, 192.23 feet to the easterly boundary of Vicenza Subdivision as shown in Book 108 of Plats,Pages 15026-15028,Ada County Records and the beginning of a non- tangent curve to the right; Thence 109.90 feet along the arc of said curve,having a radius of 555.00 feet,through a central angle of 11020'44",subtended by a chord bearing N.33022'04"E., 109.72 feet to the northeasterly corner of said Vicenza Subdivision; P:V024kl EMT\124014-N TEN MILE RD TOPO\Survey\Drawings\Legal Descriptions\124014 R-8 Zone to Centerline Description,docx Pago �1 City of Meridian I Department Report VII. Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 70 of 81 Thence N.47148'16"W.,coincident with the northerly boundary of said Vicenza Subdivision, 18.03 feet to the easterly right of way of N.San Vito Way and the beginning of a non-tangent curve to the left; Thence leaving said northerly boundary and coincident with said right of way,39.16 feet along the arc of sald curve,having a radius of 573.00 feet,through a central angle of 3154'55",subtended by a chord bearing S.37010'56"W.,39.15 feet to the centerline extended of W.Gondola Dr; Thence N.54037'59"W.,coincident with said centerline of W.Gondola Dr and the extension thereof,211.53 feet to the beginning of a curve to the left; Thence coincident with said centerline, 149.14 feet along the arc of said curve,having a radius of 300.00 feet, through a central angle of 28029'04",subtended by a chord bearing N.68152'31"W., 147.61 feet to the extension of the westerly boundary of Vicenza Subdivision No.2 as shown In Book 1.10 of Plats,Pages 15670- 15673,Ada County Records; Thence non-tangent to said curve,N, 1102'41"E,,coincident with said westerly boundary and the extension thereof,238.56 feet; Thence coincident with the northerly boundary of said Vincenza Subdivision No.2 the following six(6)courses and distances: Thence N.88057'19"W.,296.43 feet; Thence S.5014'47"W.,91.17 feet; Thence S, 18°48'48"W,, 107.19 feet; Thence N.67023'12"W., 129.19 feet; Thence N.25042'39"E.,6.93 feet; Thence N.64017'45"W.,26.00 feet to the centerline of N.Bolsena Way and the beginning of a non-tangent curve left; Thence coincident with said centerline,326.23 feet along the arc of said curve,having a radius of 298.00 feet, through a central angle of 62143'24",subtended by a chord bearing N.5036'57"W.,310.18 feet to the beginning of a reverse curve to the right; Thence coincident with said centerline, 196.92 feet along the arc of said curve,having a radius of 300.00 feet, through a central angle of 37036'35",subtended by a chord bearing N, 18110'20"W., 193.41 feet; Thence N.0037'57"E.,coincident with said centerline,48.23 feel to the extension of the southerly line of Vicenza Subdivision No.3 as shown in Book 112 of Plats,Pages 16373-16375,Ada County Records; Thence along the southerly and easterly boundaries of said Vicenza Subdivision No,3 the following four(4) courses and distances: Thence S.89022'03"E.,165.11 feet; Thence N.67031'57"E., 137.46 feet; Thence N,27039'20"E., 136.69 feet; Thence N,O039*22"E.,123.49 feet to the northeast corner of said Vicenza Subdivision No.3 and the southeast corner of Vicenza Lakes Subdivision as shown in Book 115 of Plats,Pages 17340-17342,Ada County Records; P:\2024\1 EMT\124014-N TEN MILE RD TOPO\Survoy\Drawings\Legal Descriptions\124014 R-8 Zone to Centerline Description.docx P ,,t �2 V City of Meridian I Department Report V11'. Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 71 of 81 Thence continuing,N,0139'22"E.,coincident with the cast line of said Vicenza Lakes Subdivision, 305.69 feet to the north line of said SE1/4 and the south boundary of said Bainbridge Subdivision No.8; Thence S.89021'10"E.,coincident with said north line and said south boundary, 133.82 feet to the POINT OF BEGINNING. Said parcel contains 11,186 acres,more or less, PA2024k1 Etvil-1124014-N TEN MILE RD TOPO%Suiveyl111tawings\Legal Description,;\124014 R-8 Zone to Conterlina Description,dov.x 13 AAA l M City of N/lerldian I .Department Report V11. Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 72 of 81 i wrrye, Xr I — A — �w�������r3�3q�G1�©>Jp� I a I1 18 Ih In ' ;e:z rn, - -__ _..-, h'GI°92'41'F �r6 �N N N x.X����� 73E•36' Q� NW* W-1�:72�P 9N3.1Pr' �K $ ,ni ^+ 'g g 5;..m m re r„m m m - _ ��b,� �iJ(� F� Ue ITS N00121lirF80 lw N 1 rh yl NIA r � � i •C� s ou°z1Yr°w �f ',� i .p I.a J E. kf icl VI i `yI n T(A o� is 2t'1T'W 4J 1333-5 st�rrlrwiew,�r h. TEN MMG ROAD IB C c r oGr.C,ri; 1�QC --- - � kn Z N 2 4iL4 Q �y - � „''p Y+�-0y�t ^I v5"V�`u i.�j�P� k,b`!I� "1 R•'1 Y W City of Meridian I Department Report VIl• Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 73 of 81 Q. R-15 Rezone Legal Description&Exhibit Map 5awtooth Land Surveying, LLC 1':(208)398 8104 F: (208) 398-8105 2030 5. Wii,,hmqt,on Ave_ fmir,-,tt, ID 636 17 R-15 Zone Description BASIS OF BEARINGS is S.89121'10"E,,between a found aluminum cap marking the Cl/4 corner of Section 27 and a found aluminum cap marking the E1/4 of Section 27,T,4 N., R. I W., B.M. A parcel of land located In the SE1/4 of Section 27,Township 4 North, Range I West, Boise Meridian,City of Meridian,Ada County,Idaho, more particularly described as follows: COMMENCING at and aluminum cap marking the EI/4 corner of Section 27; Thence N.89021'10"W.,coincident with the north line of said SE1/4,a distance of 377,23 feet to the POINT OF BEGINNING; Thence leaving said north line,S.0121'17"W., 53,05 feet to the beginning of a curve to the right; Thence 102.49 feet along the arc of said curve, having a radius of 420.50 feet,through a central angle of 131157'56",subtended by a chord bearing S. 7120'15"W., 102.24 feet; Thence S,40019'35"E.,84.10 feet to the beginning of a non-tangent curve to the right; Thence 154.94 feet along the arc of said curve, having a radius of 180.00 feet,through a central angle of 49019'08",subtended by a chord bearing S.25000'51"W., 150.20 feet; Thence S.0021'17"W,,84.49 feet to the beginning of a curve to the right; Thence 282.71 feet along the arc of said curve, having a radius of 180,00 feet,through a central angle of 90000'00",subtended by a chord bearing S.45121'17"W.,254.56 feet; Thence N,8903843"W., 76.50 feet to the beginning of a curve to the left; Thence 471.24 feet along the arc of said curve, having a radius of 300.00 feet,through a central angle of 90000'00",subtended by a chord bearing S.45O2 I'l 7"W.,424.26 feet; Thence S.0021'17"W., 246.12 feet to the beginning of a curve to the right; Thence 188.94 feet along the arc of said curve, having a radius of 180.00 feet,through a central angle of 60008'28",subtended by a chord bearing S. 30025'3 1"W., 180,38 feet; Thence S.60129'45"W.,285.55 feet to the beginning of a curve to the right; Thence 92,58 feet along the arc of said curve,having a radius of 350.00 feet,through a central angle of 15009'19",subtended by a chord bearing S, 68,04'25"W.,92.31 feet to the south line of Parcel A,as shown on Record of Survey No, 12520,Ada County Records; Thence N.89014'29"W.,coincident with said south line, 153.33 feet; Thence leaving said south line,N.29030'I5"W.,633.75 feet; PA202411 EMT11 24014-N TEN MILE RD TOPQ\Survey\Drawings\Legal Descriptionskl 24014 R-15 Zone Description.docx GIN of Mencliati I Department Report V11, Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 74 of 81 Thence N. 12035'04"W.,294.87 feet; Thence N.3290'06"W.,65.02 feet; Thence N.77°24'56"E.,87.65 feet to the beginning of a non-tangent curve to the right; Thence 96.74 feet along the arc of said curve,having a radius of 55,00 feet, through a central angle of 100146'28",subtended by a chord bearing N.37048'10"E,,84.74 feet; Thence non-tangent to said curve,N. 13"59'17"E., 114.69 feet to the beginning of a non-tangent curve to the right; Thence 98.83 feet along the arc of said curve,having a radius of 55.00 feet, through a central angle of 102157'08",subtended by a chord bearing N.6011'40"W.,86.06 feet to the beginning of a reverse curve to the left; Thence 10,19 feet along the arc of said curve,having a radius of 13.00 feet,through a central angle of 44155'36",subtended by a chord bearing N.22°49'05"E.,9.93 feet; Thence N.0021'17"E.,320.15 feet to the north line of said SE1/4 and the south boundary of Bainbridge Subdivision No.8,as shown in Book 115 of Plats,Pages 17189-17193,Ada County Records; Thence S.891121'10"E.,coincident with said north line and said south boundary and the south boundary of Bainbridge Subdivision No,9,as shown in Book 116 of Plats,Pages 17641-1.7645 and the south boundary of Bainbridge Subdivision No, 10,as shown In Book 118 of Plats, Pages 18069-18071,a distance of 1412.43 feet to the POINT OF BEGINNING. Said parcel contains 35.822 acres,more or less. 157�r �b �zJr�Jz j r. b-,li 6�� P:1202411 EMT\124014-N TEN MILE RD T0P0iSurvey\Drawings\Legal Descriptions1124014 R-15 Zone Dascription.docx r � , �2 City of Morldian Department Report V11. Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 75 of 81 Q Rol 1.!W Q � p 1Q Q Qrnni d � � q i ' � 0 Q tip .... �— - V9Nq 1g00q00qgg�q �� �„ or. AI <° f4jb l��AM HC 14� O >Y b`-11 ` W I cY'� x In In In H H H to a w to X H x 2 In - 1 �'C,1 �111 ' W'E 429,18' c I � � t ]2�49 303.49 N +NI /mil dpS£. as , NGYN21'f <'— m�'i c e en v'm m.c m m 12S eG �� --_. }1'a -'� r �� pE ,,Cfu 320.15' � I IN a6NA 91 `� i $� I 246.12' a J IraA., dui— Hop dr 388.73' y I m � '•� _� --_1 - _ -... scozi7rwnali... _... _--_ N. TEN MICE R01D .. O i Tp CG C C GG6,� GGGeGGC iRop o xizl„azazzzizanz'zx�'�zNRHf�CIlnztnSllnu,v�� O �$vmxm��g�mmmmimm�mm��x�m�e �'m�gmK I 1�fpP 4,0� �" }�' ��wa Fn�A��v 4NP IX�V,•4HP�`3� � ,�P°'�'N"�.T;F+�� �� '4�I��1�\` 'q ti�": City of Meridimi Department Report VII. Exhibits I Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 76 of 81 i I R. L-O Rezone Legal Description &Exhibit Map �Wf2rxrx OWN, _ (~ IL rM�t1FF� ii;�l ��L^ 'f� $ ' ( ! ( 41 h I Ire 1 a, ,f~u � m 44��gy p .. + IJ.� �a Ct. I Y �NI'�$�1 C� •1 I � r � 0C f�Y,`i.F+Si ( � ib� I d 1'• fr�Y1�Y� �H M V, v,th z z w I w I - - YOI'02'4J'f w <r"r �"I rn L$L�'8 2 N f,4"3y22"E_42_9.1@' 1y y ,ty,.^ y J4, 9M$Y " 4p' 3Q5. v „nenll____ i G m e+m 4b m m m ,'rn m 7yy! 1lB iK3 N09`2.1'1J,@ —,C9 P. s r mw N 91 fly [; µ� 1 C M i1 tl�1 6 Gyp gm1 77UU A �1 1.4 n- r_ !J [� 1 fzl T,-- -._J sa�s'Irvra>ralr N TEN MILE ROAD r-. --j � w f bzoV av J. PROP - W U Vi ln{1n Z�x 2a�H A Y1 M;4 In 2 ri Zi ry�•-- ' cxl v 4 � �, �: '`l ,.°lI`i `l i l lti is J °ON 01 - tr� i!+n38 mm$m City of Meridimi Department Report Vll. Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 77 of 81 i S. GG Rezone Legal Description&Exhibit Map I 5awtooth Land Surveying, LLC , � ! I".(YO08)39,3 13 104 f WOb) ''398 81 t)B 2030._,,EV.i sho you Ave,,., Lmrr�tt, 0,53G 17 i C-C Zone Description BASIS OF BEARINGS is S.89121'10"E,, between a found aluminum cap marking the C1/4 corner of Section 27 and a found aluminum cap marking the F1/4 of Section 27,T.4 N., R. 1 W., B.M. A parcel of land located In the SE1/4 of Section 27,Township 4 North,Range 1 West,Boise Meridian,City of Meridian,Ada County, Idaho,more particularly described as follows; COMMENCING at and aluminum cap marking the F1/4 corner of Section 27; Thence S.012t'17"W.,coincident with the east line of Bald SE1/4 and the centerline of N.Ten Mlle Road, L72.88 feet to the POINT OF BEGINNING; Thence continuing,S.0121'l7"W.,coincident with said east line and said centerline, 1333.59 feet to the extension of the southerly line of Parcel A, as shown on Record of Survey No, 12520,Ada County Records; 'Thence leaving said east line and said centerline, N.89014'29"W„coincident with said extension of and said southerly line of Parcel A,668.74 feet; Thence N. 1101'05"E.,coincident with said southerly line of Parcel A, 112,39 feet; Thence N.88057'44"W.,coincident with said southerly line of Parcel A,435,26 feet; Thence S. 60029'45"W.,coincident with said southerly line of Parcel A, 31.00 feet to the centerline of N. Vincenza Way and the beginning of a non-tangent curve to the right; Thence 105.43 feet along the arc of said curve, having a radius of 276.00 feet,through a central angle of 21153'13",subtended by a chord bearing S. 18133'38"E., 104.79 feet to the extension of the southerly line of said Parcel A; Thence non-tangent to said curve,N.89"14'29"W.,coincident with the extension of and the southerly line of said Parcel A, 281.88 feet to the beginning of a non-tangent curve to the left; Thence leaving said southerly line,92.57 feet along the arc of said curve, having a radius of 350.00 feet,through a central angle of 15009'13",subtended by a chard bearing N. 68004'21"E.,92,30 feet; Thence N.6002945"E., 285.55 feet to the beginning of a curve to the left; Thence 188,94 feet along the arc of said curve, having a radius of 180,00 feet,through a central angle of 6000828",subtended by a chord bearing N,30"2531"E., 180.38 feet; Thence N.0'21'17"E., 246.1.2 feet to the beginning of a curve to the right; Thence 471,24 feet along the arc of said curve, having a radius of 300.00 feet,through a central angle of 90000'00",subtended by a chord bearing N.451121'17"E.,42.4.26 feet; Thence S.8913843"E., 76.50 feet to the beginning of a curve to the left; P:1202411 EMT1124014-N TEN MILE RD TOPONSurvey\DrawingsULegaI Doscriptions\124014 C-G Zone to Centerline Description docx - r �1 City of Meridian I Department Report V1I. Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 78 of 81 Thence 282,74 feet along the arc of said curve, having a radius of 180.00 feet,through a central angle of 90'00'00", subtended by a chord bearing N,45121'17"E.,254.56 feet.; Thence N.0121'17"IF,,84,19 feet to the beginning of a curve to the right; Thence 282.74 feet along the arc of said curve, having a radius of 180.00 feet,through a central angle of 90100'00",subtended by a chord bearing N.45021'17"E.,251,56 feet; Thence S.89038'43"E,,217.50 feet to the POINT OF BEGINNING, Said parcel contains 22,90 acres,more or le--,5. �LP V P:Q024kl EMW24014-N TEN MILE RD TOPO1Survoy\Drawings\Legal Descriptions1124014 C-G Zone to Centerline Doscription,cloi;x City of Meridian I Dcparttiient Report V11. Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 79 of 81 181 tiz MOO q q :� t: �� I N/- to ti}sn ti v, �A r yZ x CA 238..u,� p'L� N OW13_9W E_419AS' 6 z 305.69, c o l i OT m ^ v �v m�m m m m M M 'rru -�' [d,4 Its M4(�th7"E z, I rat; I tv 9tl I I td '710Et{,l 8,4Y `cl, ' '�k S. - — 'b XXX111 ? t yl; CQW L4 i ti _ {2p� - - L__^__--- SOMPIPW JM.54'___.___ -. - •° --4mt1 5 mvilir w dw_rr N. TEN MILE ROAD C) ��S i ova.iaaGGr�.. o rL'm V Q to n , -PR0,17 to 4f'/1 Z T... {$�Z M Y 2 h'k 1n{n .�1v t� yv Ul y. pfp°` M M m K m 777i t`1 U't.A.�"., P� A City of Meridimi Department Report Vll, Exhibits Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 80 of 81 i VIII, ADDITIONAL NOTES &DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS (link to Conimuruty 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 Pen-nits 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 bolmdary 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 Cotmeil 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 nu nber 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 Instrument # 2025-071075 10/29/2025 08:51:56 AM Page 81 of 81 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 constriction. • Capital Improvement Plan(CIP).The CIP marker(yes/no)indicates whether the specified roadway is programmed for improvement in the next 20-years. i i i I� I I I i i City of Meridian Department Report VI11. Additional Notes &Details for Staff Report Maps,Tables, and Charts E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Destination Downtown Discussion �_-�� ''MERIDIAN E IDIAN� development core REVIVE-RENEW•REDEFINE To:Meridian City Council � r Re: MDC Destination:Downtown-Human Experience \ • • wn Dear Councilmembers, - -�t Unique - f OPlacemaking Downtown Meridian can set itself apart from the other communities in the Treasure '' Valley through an enhancement effort unlike anything else. Maybe excellent features -Dynamic Lighting exist downtown today thanks to the hard work of many people.The next generation of I !9 a n I improvements can truly captivate Meridian residents,downtown visitors, local em ployees,and property owners alike.Within the Destination: Downtown document, •.Gateway• lic Art several elements were examined and suggested,including: Downtown Gateway Features oHonor History Lighting Enhancements oMurals • Intersection and Walkways oMusic and Sounds • Projection and Accent Lighting • Seasonal/Holiday Lighting -Seasonal • Artistic Lighting ` The Sounds of Downtown y • Music • Walkway Sounds Shade Elements ? •Trees " • Awnings and Shade Sails Public Art Features • Street Enhancement Art • Murals • The People Who Made Meridian •The Buildings That Made Meridian The work session will provide an overview of this element of the Plan.The discussion is + • "I '"`� .� '. � �-�,- ; for illustrative purposes,given the endless possibilities of features that can be pursued that may fall into each category.Taking the lead on implementing these projects , would fall to MDC. Enhancing downtown is within the general purpose of the Develop- if Down�own Meridian bminemel are to compete withcounterparts at The Village.then ensuring downtown has ment Corporation's mission and abilities. However, like all elements of the Plan,the . similar features is important.These include.Limited parking in intent and spirit is to partner and collaborate with the City of Meridian,the Meridian the ' other hurnan experience elements,and Chamber of Commerce,and the property and business owners within downtown. regular events that give people a reason to corne downtown. '+MERIDIAN E Nty de►etopment core \;i�lo REVIVE-RENEW•REDEFINE Gateways The gateway concept aims to provide people with a sense of place.The purpose is to establish entry points into downtown Meridian and give the overall geography a - I stronger identity.As visitors, residents,and workers enter downtown from any of the �xFairviewlFF four primary entrances,they will know they have reached a different space from the tlwEherry t _�f rest of Meridian and see the shift in development and design,while also increasing w their expectations for people on foot, a need to slow down if driving,and to feel the numerous elements that make downtown feel so special. - t �« Gateway treatments can include a variety of features,such as a gateway arch span- P• - w !' 4 ning the top of a street.When selecting a gateway feature,consider the immediate y< �-A,4 context of adjacent land uses and the scale of the entrance.The most significant ,.�� ;�Treatments�-yb.ih� . movement of people into downtown is likely through the gateway entrance at Main & Franklin,or in the vicinity of the Meridian Speedway. In either case,the opportunity to Pine NW4th ��* jr) capture visitors attention with a distinctive gateway exists and can be something ;? , . �'-§ "+ S �+i. ... highly unique.The next two major gateways are likely those located at the opposite i ,, r I:— end of the corridor off Fairview/Cherry.These gateways can be viewed as either one �"= �. �. • or two, and they also present an opportunity to welcome people into the town.The last of the major gateways is that within Old Town. Despite people already being in ` , j:, ; 5 I J ram. the overall downtown vicinity,the Old Town blocks bring another unique environment ',,�t "' � • . ir. � T '"�, worthy of another treatment.The downtown within downtown, if you will,can help welcome people, honor history,and further define the oldest portions of the city of f,�_ ► �im +' Meridian. For the east-west entrances, both located on Pine Avenue, more modest gateway _ -`Frenkhn" treatments are used,allowing them to continue welcoming people into downtown, r e Area - albeit on a smaller scale than the more robust entrances at the north and south en- trances and in Old Town. In these instances,a pedestal sign,ornamental artwork,or a smaller, identical version of a larger gateway treatment can be used. - Ultimately,gateway treatments should be weighed heavily given their community Y Y g Y g Y ;;`•• ice• --- prominence and the likelihood that each treatment will be in place for a generation or more. '+MERIDIAN WE Nty iffialode►etopment core REVIVE-RENEW•REDEFINE Lighting Enhancements , The way downtown is lit can set the tone for the overall experience.With great light- T ing that is imaginative and thoughtful, people can feel captivated and excited.Without solid lighting,dark places are created,translating into a nervous and intimidating feel- -.�- in People seek fun and festive energy, y g g. p gy, particular) after working hours and on week- Ar or ends,or during special occasions and holidays. Lighting can play a major role in ad- dressing all these human needs and should be a major feature in downtown Meridian. s��*{� *•� •••- Intersection and Walkways-lighting that doubles as a safety feature to illuminate f + To ' Puhli[SnFPlmill, .. pedestrians in thoroughfares and street crossings. � Ical ra,l l_Ur S01i{}I�1 4'— `. ! (orgrrs 91%l i blwk • ti. i3 Projection and Accent Lighting-Lighting directed onto building fagades or on the out- _ sides of structures meant to complement nearby areas. "` :t: :'.Q _ 'W- i Seasonal/Holiday Lighting-Lighting that can change or adjust according to the time of year and coincide with major celebrations.String lighting is now fully programmable and can be used for events annually. `, Artistic Lighting-This lighting would be part of an art installation and intended to use +•. += Cdl�Yy,_ligliling�• the medium of light as its focal point. rl,ititnrirT;.-r 11M ■+ The Sounds of Downtown Much like lighting,sound is one of the fundamental senses that penetrates.Sounds _3Y1 i �' ;�• can set a mood, provide a calming effect, and work in conjunction with lighting dis- plays to create an intended environment and ambiance. Downtown Meridian can set a gold standard using different sounds, unlike its area counterparts,with: Music-Except for Indian Creek in Caldwell and the Grove Plaza in Boise,very few plac- es use music as much as possible.Whether through a PA system established through- out downtown,or located within traffic cabinets,a variety of ways are likely to use music and its power to further enhance downtown Meridian. r Walkway Sounds-Walkway sounds can be installed using detection tools such as mo- tion detectors, radar beams,and other mechanisms,which can increase awareness of pedestrians and add an element of personal safety. dJJ �_-�� ''MERIDIAN E IDIAN� development core REVIVE-RENEW•REDEFINE Shade Elements The summer months in Meridian can be extremely hot, and walking through the down- . town streets can be a challenge.Shade can cool walking surfaces by more than 30 de- grees,chill the surrounding air,and provide a respite for pedestrians. Providing shade is no longer solely the domain of trees,though street trees offer significant value be- yond casting shadows.Combining treatments will help ensure visits downtown in the summer,give comfort to walkers, reduce cooling expenses, and add to a positive at- mosphere. Trees-Street trees not only cast shade, but also filter ambient air,filter stormwater, calm traffic,and prolong the life of asphalt.Street trees are an essential component of downtown,and adding to the downtown canopy would yield significant benefits. Awnings and Shade Sails-Beyond Street trees,other approaches to shade continue to grow in popularity.The use of shade sails in public sitting areas and awnings for gath- ering spaces not only cast shade but can also protect from rain and snow. - u- Public Art Features THEULT Art is an inherently human expression.Celebrating local culture, honoring history,or \ .I stoking the imagination, art—specifically public art—can be transcendent.Adding - - different forms of public art throughout downtown is another human element worth �� considering. Street Enhancement Art- Modest pieces located within pedestrian areas,within land- scape medians,and in public realms. 3f Murals-Larger projects,often paintings but increasingly digital,that use the sides of ; buildings or large walls,often without architectural features otherwise. The People Who Made Meridian- Honoring the many people who worked to make �- Meridian into what it is today. Much like the Anacortes mural project(htt s: www.anacorteswa.gov/1222/Bill-Mitchell-and-the-Anacortes-Mural-Pr) Meridian can celebrate the lives of contributing locals through the realm of public art. The Buildings That Made Meridian-Like the people of Meridian,celebrating the plac- es and structures that made the city is also a worthy endeavor.The History Walk cele- • . brates the structures that remain,while those that no longer exist can still be honored through paintings,augmented reality, or other media.