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2025-12-09 Regular
Mayor Robert E. Simison City Council Members: Luke Cavener, President Liz Strader, Vice President Brian Whitlock Doug Taylor John Overton Anne Little Roberts CITY COUNCIL REGULAR MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Tuesday, December 09, 2025 at 6:00 PM The City of Meridian is committed to providing equal access to all public meetings. If you need accommodation, an alternative format, or language assistance to fully participate, please contact the City Clerk’s Office at cityclerk@meridiancity.org 72 hours prior the scheduled meeting. Materials presented at public meetings are subject to disclosure pursuant to the Idaho Public Records Act. Public Meetings of the Meridian City Council are streamed live at https://meridiancity.org/live and can be joined virtually at https://bit.ly/meridianzoommeeting Minutes ROLL CALL ATTENDANCE PRESENT Councilman Doug Taylor Councilwoman Anne Little Roberts Councilman Brian Whitlock Councilwoman Liz Strader Mayor Robert E. Simison ABSENT Councilman John Overton Councilman Luke Cavener PLEDGE OF ALLEGIANCE COMMUNITY INVOCATION ADOPTION OF AGENDA Adopted CONSENT AGENDA \[Action Item\] Approved Motion to approve made by Councilwoman Strader, Seconded by Councilwoman Little Roberts. Voting Yea: Councilman Taylor, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader 1. Meridian Commerce Park Offsite Water Extension Water Main Easement No. 1 (ESMT-2025-0161) 2. Werre Short Plat Water Main Easement (ESMT-2025-0169) 3. Final Plat for Baratza Subdivision No. 2 (FP-2025-0025) by The Land Group, located at the southeast corner of N. Black Cat Rd. and W. McMillian Rd. 4. Final Plat for Mondt Meadows Subdivision (FP-2025-0026) by Gregg Davis, Breckon Land Design, located at 6101 and 6152 S. Tarrega Ln. 5. Approval of Public Works Construction Contract to Fatbeam, LLC. for the Fiber Optic Conduit and Cable project for the Not-To-Exceed Amount of $589,000.00 6. Resolution No. 25-2554: A Resolution of the City Council of the City of Meridian Approving the Bylaws of the Meridian Arts Commission, Meridian Historic Preservation Commission, Merdian Parks and Recreation Commission, Meridian Planning and Zoning Commission, Meridian Solid Waste Advisory Commission, and Meridian Transportation Commission as Amended Pursuant to Meridian City Code 2-1-1(C)(2) and 2-2-1(C)(5); and Providing an Effective Date. 7. Resolution No. 25-2556: A Resolution of the City Council of the City of Meridian to Amend the City of Meridian Standard Operating Policy and Procedure Manual by Amending City of Meridian Standard Operating Policy 4.1 and Standard Operating Procedures Number 4.1 Concerning Holidays; and Providing an Effective Date. 8. Resolution No. 25-2557: A Resolution of the City Council of the City of Meridian to Amend the City of Meridian Standard Operating Policy and Procedure Manual by Amending City of Meridian Standard Operating Procedure 3.4.6, Regarding Shift Differential Duties and Compensation; and Providing an Effective Date. ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] PUBLIC FORUM PUBLIC HEARINGS (Action Item) 9. Public Hearing for Meridian LUXE (H-2025-0035) by Mary Wall, located at 2350 W. McMillan Rd. Approved Application Materials: https://bit.ly/H-2025-0035 A. Request: Comprehensive Plan Map Amendment to change the future land use designation from Office to Commercial. B. Request: Rezone from the L-O zoning to the C-C zoning district on 5.99 acres of land. C. Request: Development Agreement Modification to create a new DA with a new concept plan. D. Request: Conditional Use Permit for a Self-Service Storage Facility in the C-C zoning district. Motion to approve made by Councilman Taylor, Seconded by Councilwoman Little Roberts. Voting Yea: Councilman Taylor, Councilwoman Little Roberts, Councilman Whitlock Voting Nay: Councilwoman Strader 10. Public Hearing for Cherry Blossom East Subdivision (H-2025-0030) by Breckon Land Design, located at 523 W. Cedarbug Dr. and the 0.67 acre property to the east, located in the NE 1/4 of Section 12, T.3N., R.1W. Continued to January 13, 2026 Application Materials: https://bit.ly/H-2025-0030 A. Request: Combined Preliminary and Final Plat consisting of three (3) building lots and one (1) common lot on 0.79 acres of land in the R-8 zoning district. Motion to continue to January 13, 2026 made by Councilman Taylor, Seconded by Councilwoman Strader. Voting Yea: Councilman Taylor, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader ORDINANCES \[Action Item\] 11. Ordinance No. 25-2103: An ordinance (Gramercy Townhomes H-2025-0019) for rezone of a parcel of land being all of Lot 1, Block 3 of Gramercy Subdivision No. 1 (Book 99, Pages 12619-12622, records of Ada County, Idaho) and all of Gramercy Subdivision No. 2 (Book 100, Pages 12961-12962, records of Ada County, Idaho) and further situated in a portion of the northeast quarter of Section 20, Township 3 North, Range 1 East, Boise Meridian, City of Meridian, Ada County, Idaho, being more particularly described in Exhibit “A,” rezoning 6.983 acres of land from the C- G (General Retail and Service Commercial) zoning district to the TN-R (Traditional Neighborhood Residential) zoning district; directing city staff to alter all applicable use and area maps as well as the official zoning maps and all applicable official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance; providing that copies of this ordinance shall be filed with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, as required by law; and providing an effective date. Motion to approve made by Councilman Taylor, Seconded by Councilwoman Strader. Voting Yea: Councilman Taylor, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader 12. Ordinance No. 25-2104: An ordinance (Pine 43 Mixed-Use Subdivision – H-2024- 0071) annexing a parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described in Exhibit “A”; rezoning 7.21 acres of such real property from RUT (Rural Urban Transition) to I-L (5.29 acres) (Light Industrial), C-G (1.36 acres) (General Retail and Service Commercial), and R-15 (0.56 acres) (Medium High-Density) zoning districts; directing city staff to alter all applicable use and area maps as well as the official zoning maps and all official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance; providing that copies of this ordinance shall be filed with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, as required by law; repealing conflicting ordinances; and providing an effective date. Motion to approve made by Councilman Taylor, Seconded by Councilwoman Little Roberts. Voting Yea: Councilman Taylor, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader FUTURE MEETING TOPICS ADJOURNMENT 9:00 PM Meridian City Council December 9, 2025. A Meeting of the Meridian City Council was called to order at 6:00 p.m. Tuesday, December 9, 2025, by Mayor Robert Simison. Members Present: Robert Simison, Liz Strader, John Overton, Doug Taylor, Anne Little Roberts and Brian Whitlock. Members Absent: Luke Cavener. Other Present: Chris Johnson, Bill Nary, Bill Parsons, Nick Napoli, Tracy Basterrechea, Steve Taulbee and Dean Willis. ROLL-CALL ATTENDANCE X Liz Strader X Brian Whitlock Anne Little Roberts X John Overton _X_ Doug Taylor Luke Cavener X Mayor Robert E. Simison Simison: Council, we will call this meeting to order. For the record it is December 9th, 2025, at to 6:00 p.m. We will begin tonight's regular City Council meeting with roll call attendance. PLEDGE OF ALLEGIANCE Simison: If you would all, please, rise and join us in the pledge. (Pledge of Allegiance recited.) COMMUNITY INVOCATION Simison: The community invocation had to cancel this evening. ADOPTION OF THE AGENDA Simison: So, we will move on to adoption of the agenda. Strader: Mr. Mayor, I don't think we have any changes needed. I move that we adopt the agenda as published. Little Roberts: Second. Simison: Have a motion and a second to adopt the agenda. Is there any discussion? If not, all in favor signify by saying aye. Opposed nay? The ayes have it and the agenda is agreed to. Meridian City Council December 9,2025 Page 2 of 60 MOTION CARRIED: FOUR AYES. TWO ABSENT. CONSENT AGENDA [Action Item] 1. Meridian Commerce Park Offsite Water Extension Water Main Easement No. 1 (ESMT-2025-0161) 2. Werre Short Plat Water Main Easement (ESMT-2025-0169) 3. Final Plat for Baratza Subdivision No. 2 (FP-2025-0025) by The Land Group, located at the southeast corner of N. Black Cat Rd. and W. McMillian Rd. 4. Final Plat for Mondt Meadows Subdivision (FP-2025-0026) by Gregg Davis, Breckon Land Design, located at 6101 and 6152 S. Tarrega Ln. 5. Approval of Public Works Construction Contract to Fatbeam, LLC. for the Fiber Optic Conduit and Cable project for the Not-To-Exceed Amount of $589,000.00 6. Resolution No. 25-2554: A Resolution of the City Council of the City of Meridian Approving the Bylaws of the Meridian Arts Commission, Meridian Historic Preservation Commission, Merdian Parks and Recreation Commission, Meridian Planning and Zoning Commission, Meridian Solid Waste Advisory Commission, and Meridian Transportation Commission as Amended Pursuant to Meridian City Code 2-1-1(C)(2) and 2-2-1(C)(5); and Providing an Effective Date. 7. Resolution No. 25-2556: A Resolution of the City Council of the City of Meridian to Amend the City of Meridian Standard Operating Policy and Procedure Manual by Amending City of Meridian Standard Operating Policy 4.1 and Standard Operating Procedures Number 4.1 Concerning Holidays; and Providing an Effective Date. 8. Resolution No. 25-2557: A Resolution of the City Council of the City of Meridian to Amend the City of Meridian Standard Operating Policy and Procedure Manual by Amending City of Meridian Standard Operating Procedure 3.4.6, Regarding Shift Differential Duties and Compensation; and Providing an Effective Date. Simison: Next up is the Consent Agenda. Strader: Mr. Mayor? Simison: Council Woman Strader. Meridian City Council December 9,2025 Page 3 of 60 Strader: I move that we approve the Consent Agenda, for the Mayor to sign and Clerk to attest. Little Roberts: 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? The ayes have it and the Consent Agenda is agreed to. MOTION CARRIED: FOUR AYES. TWO ABSENT. ITEMS MOVED FROM THE CONSENT AGENDA [Action Item] Simison: There are no items moved from the Consent Agenda. PUBLIC FORUM Simison: So, Mr. Clerk, do we have anyone signed up under public forum? Johnson: Mr. Mayor, we did not. PUBLIC HEARINGS (Action Item) 9. Public Hearing for Meridian LUXE (H-2025-0035) by Mary Wall, located at 2350 W. McMillan Rd. A. Request: Comprehensive Plan Map Amendment to change the future land use designation from Office to Commercial. B. Request: Rezone from the L-O zoning to the C-C zoning district on 5.99 acres of land. C. Request: Development Agreement Modification to create a new DA with a new concept plan. D. Request: Conditional Use Permit for a Self-Service Storage Facility in the C-C zoning district. Simison: Okay. So, we will move right into our public hearings for this evening. First item up is Item 9, which is a public hearing for Meridian LUXE, H-2025-0035. We will open this public hearing with staff comments. Good evening, Nick. Napoli: Good evening, Mayor, Members of the Council. Next item on the agenda is the Comprehensive Plan map amendment, rezone, conditional use permit and development agreement modification for Meridian LUXE. So, the applicant requests a condition -- a Comprehensive Plan map amendment to change the future land use designation from Meridian City Council December 9,2025 Page 4 of 60 office to commercial, a rezone from the L-O zoning to the C-C zoning across 5.99 acres of land, a development agreement modification to remove the property from the current DA to create a new DA that includes a new concept plan and elevations and a conditional use permit for a self-service storage facility in the C-C zoning district. The site is located at 2350 West McMillan Road and as shown on the screen the existing zoning is L-O and the FLUM is office. So, subject property was annexed as a part of the Kelly Creek Subdivision in 2003. The property was given the L-O zoning consistent with the FLUM designation. However, the property -- property was not included in the plat for Kelly Creek Subdivision, has remained a residential land use -- or residential use. The original concept plan contemplated approximately 37,000 square feet of office space for the site and here is a little bit more zoomed in picture of that original concept plan for this property. So, with this application the applicant is proposing 18 commercial multi-tenant units across four buildings, totaling 24,336 square feet of commercial space, which is on the western portion of the site and 41 privately owned storage condos or a self-service -- self-service storage facility across five buildings totaling 54,000 square feet. The applicant has indicated that the primary use for the commercial buildings is intended to be flex space. However, the C-C zoning district allows for other uses that could occupy the tenant spaces. Due to the proximity to residential uses the hours of operation will be restricted from 6:00 a.m. to 11 :00 p.m. for both uses. Staff is evaluating the western portion of the site using the commercial parking standards and not the flex space standards, due to uncertainty around future tenants. So, the UDC requires one space per 500 square feet of gross floor area for commercial spaces. With the 24,336 square feet proposed, 49 spaces are required and the original site plan provided 55. However, since the Planning and Zoning Commission hearing the applicant has added an additional six parking stalls to bring that to 61 parking spaces. While this exceeds the minimum requirements of the UDC staff is concerned that it may not be enough for high intensity uses. With 18 tenant spaces that's roughly about three spaces per tenant, sufficient for low -- low intensity office or retail, but inadequate for uses like restaurants, drive-throughs and indoor recreation. To mitigate these concerns staff is recommending restricting these high intensity uses of restaurants, drive- throughs, indoor and arts entertainment and recreation facilities. This approach will enhance the site's long-term viability by ensuring tenants have adequate access for both customers and employees. So, access is proposed off of West McMillan Road, an arterial street, through a single curb cut in alignment with North Palantine Way on the south side of McMillan and this access does require a Council waiver tonight. In addition, the applicant will be extending Lolo Pass Way as a commercial drive aisle to connect with West McMillan Road. However, the Commission recommended this connection at Lolo Pass be restricted to an emergency access only on the north portion of the site and that will be right here. This is the revised plan. You can see a gate that is proposed currently from the applicant. So, tonight we are asking City Council to evaluate whether the connection to Lolo Pass should be open or gated as an emergency access. ACHD staff report anticipated 77 trips per day for the storage. In discussions with ACHD it was also determined 55 trips per day for the multi-tenant commercial. However, since the P&Z hearing the new ITE trip generation manual was used and storage trips per day was revised down to 68 trips per day. So, the total estimated trip generation is approximately 123 trips per day. The applicant is proposing Meridian City Council December 9,2025 Page 5 of 60 -- there we go. The applicant is proposing a 25 foot landscape buffer to all existing residential uses. The Commission recommended a four foot berm with a four foot fence on top of the berm to buffer -- to provide a better transition to the residential. The applicant will be proposing an alternative to this with their presentation tonight. The applicant also indicated that they did reach out to the HOA and residents and have heard back from two of the neighbors providing input for their proposal tonight. So, during the Planning and Zoning Commission meeting ten -- ten nearby residents testified with concerns regarding traffic, noise, transition to the existing residential, hours of operation, Lolo Pass being open causing cut-through traffic and height of the proposed buildings. In addition, the neighbors believe the rezone would generate more traffic than the original entitlement of an office park. Here is some of the building elevations that are proposed. So, the Planning and Zoning Commission is recommending approval with the recommendation to restrict access point connecting to Lolo Pass Way as an emergency access only, a four foot berm with a four foot fence on top -- with a four foot fence on top of the berm to buffer the neighboring residential -- residential and consider whether the hours of operation should further be restricted. Since the Planning and Zoning Commission we have received written testimony from Rod Ludlow with concerns over traffic and safety if Lolo Pass is not restricted to an emergency access only. And at this time I will stand for any questions. Simison: Thank you, Nick. Council, any questions for staff? Maybe one question and I know you didn't create the numbers, but -- and maybe the applicant will touch on this. The trip generation for storage seems pretty high on a per day. Are these certain types of storage units that they expect people to go to multiple times a day? Napoli: Mr. Mayor, it's a good question. So, yes, the applicant has actually been in contact with ACHD about this and I have been cc'd on a lot of those e-mails. So, ACHD doesn't -- these are larger storage units and typical they are storage condos. So, they are going to be actually sold condos and sold to be used for a variety of different things, but primarily storage for people's RVs, those type of things. So, they are going to be larger units. There is only going to be 41 of them on the site. But ACHD doesn't differentiate the type of storage and the size of the units. So, they just see 54,000 square feet of storage. So, they don't know how many units that's going to be. So, the ITE generation manual just comes up with a standard storage trip generation. I think the applicant in their proposal does have what the revised -- what they predicted the revised trip generation would be for their development, because they have similar developments in Eagle that they have done and they know the trip generation from that. Simison: Okay. Thank you. Council Woman Strader. Strader: Thank you. It's always unusual to see a comp plan amendment. We do them certain times during the year. I just wanted to get a little bit of a flavor from -- from staff. I find it a little odd to see a recommendation for a Comprehensive Plan amendment with such huge restrictions on the types of future uses that could go. How -- how is staff feeling about that? What is your opinion in terms of trying to thread that needle? Because that always raises the question for me what other uses haven't we thought of Meridian City Council December 9,2025 Page 6 of 60 that could potentially come -- come about in a location like this? And certainly I'm very familiar with McMillan Road and its challenges. So, within that context just wanted to get a little more of a flavor from you. Napoli: Yeah. Mr. Mayor, Council Woman Strader, it's a good question. So, yes, Comprehensive Plan map amendment -- when we were first approached by the applicant back in April 29 of this year we had a pre-application meeting with them. They were actually proposing all storage on the site, with the zoning being L-O currently and the FLUM being office. Employment, as we all know, is important to the city and it's becoming increasingly more of a -- I would say topic of conversation, especially at the staff level is maintaining that employment and bringing that employment to the city, which is why we had them revise their plan or we made some suggestions and they chose to revise their plan to propose the commercial on the west side with some storage on the east side. So, kind of not even split, but split the site into essentially two different types of uses. Primarily, you know, as far as restrictions -- and I was upfront with the applicant from the get go that restaurants and those type of things, indoor recreation facilities, you know, with the amount of parking they have, even though it meets the UDC requirements, we -- we have had issues in the past, I will just put it at that, with overflow parking going into the neighboring residences, which is primarily what we were trying to avoid here. We don't want overflow parking to go into the residential to where, then, people can't find parking on their street and those type of things. So, that's why restaurants, indoor recreation facilities, drive-throughs, are all things that we were restricting on the site. We typically don't like to restrict through DAs, but we felt this case that would be the necessary for staff -- staff to do to be able to support this application. Simison: Council, any additional questions? Okay. Would the applicant like to come forward? Jonsson: Good evening. Natalie Jonsson. 2205 West Mace Road East, Eagle, Idaho. 83616. Good evening. Thanks for having us tonight. Nick did such a great job. He always does and he has been such a joy to work with on this project and I'm excited to stand here tonight on behalf of the applicant and go through our Meridian LUXE development and, hopefully, I can add some more context to the questions that already came up as we go through this presentation. Maybe. There we go. Simple table of contents, things that we will discuss this evening. But, yes, our project summary, as Nick outlined, we are requesting the following approvals: Comprehensive Plan map amendment from office to commercial. Rezone from L-O to C-C. Conditional use permit for proposed luxury asset condos. And development agreement modification. Unfortunately, the screens weren't working for the first part of Nick's presentation. So, this might be -- you are fine. This might be new to -- new visual for those behind me, but our project is highlighted here with the yellow outline. I think most of you are familiar with where the project is on McMillan. It is the only remaining undeveloped piece along this stretch of McMillan and you can see we have got commercial on both Linder and Ten Mile and it's highlighted purple, because it's currently designated office. You can still see there is quite a bit of office around as well. This proposed change to the future Meridian City Council December 9,2025 Page 7 of 60 land use map designation will expand options for development in Meridian. So, it is currently designated office, which would provide opportunities for low impact business areas. These uses would include professional offices, technology and resource centers and we are proposing the commercial designation, which would provide a full range of commercial uses to serve area resident -- residents and visitors. Desired uses may include retail, personal and professional services, office uses, as well as appropriate public and quasi-public uses. I will get more into those specific users in a couple slides. This I thought was really important to share with Council. The current commercial availability is interesting here in Meridian. So, this is actually something I pulled this morning. I did another search this morning on a real estate website. On the left those red flags are all available office here in Meridian. So, if I were a commercial real estate agent and I was searching for available office space on the left are all of the options here in Meridian. On the right you will find four flags for flex. Four. Three of those are under development. They are not currently available and not -- you couldn't actually put a user in them right now. So, there is one currently available flex opportunity in the City of Meridian as of this morning. So, this is the Meridian zoning map. Again our project is highlighted there right in the middle. You can see the L-O designation. You can also see the L-O designation off Linder and, again, Ten Mile and, then, the red is sort of that commercial on both sides. The proposed change in the zoning designation, again, will expand options for development. The existing zoning designation is that limited office and we are hoping and requesting the community business district. This just gives us a larger scale and broader mix of retail office and service uses. So, I don't stand here today and tell you what Meridian needs, but I kind of want to make some suggestions. We are growing rapidly. You are all aware of that and retail vacancy in Meridian is extremely tight. Reports show retail vacancy is less than one percent in Meridian and rent rates are rising, so that combination points to an unmet need for quality neighborhood shopping and, then, I also think last mile logistics and flex use as we described in earlier slides there is a need for this, something close to home with regional manufacturing and tech expansions and a growing consumer base demand for last mile logistics and flex is rising, as, obviously, I shared earlier from the demand in the market. Expected users. So, hopefully this helps. These are current small flex businesses that have gone in in the last 12 months. So, these are users who needed somewhere between 1,000 and 3,000 square feet. So, you have got Kitchen Tune-up, which is a small business owner who brings cabinets in, re-faces them, has a showroom up front to show the rehabbed materials and, then, their storage warehouse is in the back. You have got an interior designer. Again showroom in the front and, then, all of the storage with the palette racking in the back. A beer wax manufacturer. Comic books and games. Hardwood floor installer. Promotional products. Chiropractor might be one of those small business uses. There is, you know, one provider in there and they have got two rooms. You can serve one or two people at a time max. So, those are some of the proposed users -- or users we are finding right now out in the market for those small flex condos. Conditional use permit request for our luxury asset condos. I think I heard that we didn't love the word storage. So, to da, here is something really fancy to confuse you, but we will call them luxury asset condos and the integration of these condos aligns with Meridian city goals, fits the zoning intent, benefits the community and it will be well managed. We can speak to that, because we have done Meridian City Council December 9,2025 Page 8 of 60 similar projects in Eagle. So, we can attest to that. These are owner user asset condos, meaning those who buy it are the ones using that condo. Serves local businesses, hobbyists and contractors. Architecturally integrated with the surrounding uses. Will have those flex -- or, excuse me, those -- yeah, those flex units on the west side married beautifully architecturally with a luxury asset condos on the east. And why it fits. Compatible use, low traffic, low impact, quiet operations. We want to support small businesses, local ownership and investment and we do believe that it will be visually appealing on McMillan. This is the 2003 approved site plan. So, as is this is what was approved in 2003 with those very small office buildings. I would like to point out the two access points off McMillan and, then, they join and do give that cut through into the neighborhood. I just want to point that out. We didn't design it that way, but this is the way the city has it already mapped out. So, this is the 2003 approved site plan that we were working from. This is the proposed site plan that we originally presented at the Planning and Zoning meeting and, then, today this is the one that Nick shared earlier, which is our newest proposed site plan and we will get into some of the details of this as we go. Renderings. You have seen these, but we do believe that they are beautiful and the luxury asset condos as well. All right. Neighbor concerns. We are very committed to making sure that the neighbors are happy with what we put here. We have heard and listened and hopefully we have addressed all of their concerns and we want to speak through them here. So, parking -- the initial proposed site plan -- Nick did go through this, but initially we had 55 spaces, which, again, already exceeded the minimum parking requirement. Our engineer added six additional parking spaces, as you can see highlighted in yellow. So, that new total brings us to 61 . Another concern was the privacy and the compatibility. So, to ensure clear separation between the uses we propose more mature landscaping as it comes available. We want to install landscaping that is bigger, more grand, not small saplings. But, again, we want to install those as they become available to create more of an immediate buffer for the residential neighbors and, then, there is an existing fence. We want to keep that combined with the landscaping. We think that will provide a visual noise and visual buffer. So, we want to protect the residential character and have a beautiful project. And also the traffic. I'm sure we will hear more about this from -- from those here in the audience, but we want to talk about this. The question came earlier about the traffic study. So, the traffic study that was done estimated 132 daily trips. Now, that takes into consideration a 90 square foot storage unit. So, if our square footage were cut down or divided by those 90 square feet, that gives you that 132 daily trips. But we are only proposing 41. So, really, we are taking up a much larger footprint per condo, which reduces the number of trips per day by those users. So, we are proposing those condos and traffic should be only about six trips per day attributed to those luxury asset condos. There is only 41 of them, as opposed to -- shoot, I can't do the math off the top of my head, but a considerable number more if they were only 90 square feet. And, then, as mentioned by Nick and it's here at the top of my screen where the connection is from our project into the neighborhood. We have designed this so we can put a gate or a traffic barrier -- barrier if City Council chooses not to allow through traffic via Lolo Pass Way. These were the requested revisions. These are things that Nick wanted us to be sure and address. So, one, the applicant shall install a four foot berm with a barrier that allows trees to touch within five years of planning -- or planting in the landscape buffer adjacent Meridian City Council December 9,2025 Page 9 of 60 to the existing residential. Number two, revise the ten foot multi-use pathway to eliminate the meander and make it straight per ACHD's conditional approval or conditions of approval. And, finally, revise the fencing to provide eight foot closed vision fencing along the perimeter of the storage area where the buildings are not present. So, we will tackle this one at a time. And the request -- the requested landscape revision -- again I spoke to it -- or at least described it on the first slide. The applicant shall install a four foot berm with a barrier that allows the trees to touch within five years of planting. Here is our proposed condition. We propose no berm be required and that more mature landscaping be installed as available to create a more immediate buffer. And we will talk about why. You can see this visual and I will take it along to the next slide as well. Here are the considerations. Settlers Irrigation District owns and operates the pressurized irrigation main line located within the project site. So, down here you can see this very small circle and this is an existing pressure irrigation main. So, we have worked with the Settlers Irrigation District and they will not approve of the berm encroaching on their easement. So, that was news that we received today. If we create that -- that berm it would create an additional three feet of material. So, if they needed to get down to that irrigation main they are -- they are working through an additional three feet of land to get there. So, they will not approve the berm in their easement. So, that's one consideration. Also 25 foot buffer is too narrow for a three-by-one berm slope and would push storm water onto the neighboring properties. So, you can see at the top of that berm in order to make that three-to-one slope you are directing water immediately into the neighbor's yard and, then, immediately into the base of our project. In neither case is that a good idea. So, that's our concern about the four foot berm. It also violates drainage and building code requirements and, then, lastly, the two and a half foot space between the easement and the barriers too tight for proper landscaping. Only small deciduous trees would fit leaving neighbors seeing the trunks and the bear -- and the barrier instead of screening. So, keep all this in mind as we move to our thoughts. A swale, a shallow gently sloping ditch, this is designed to collect, carry and absorb the storm water. It's used to move water away from the neighbor's property and away from our buildings. It will slow the runoff and it will help soak up all of that water into the ground. And, then, we would like to retain the existing barrier, the fence that's already there to the north and as I mentioned several times, add mature plantings. We want them to rise above the sight line. So, the existing five foot fence that's there we want to put in landscaping that they will actually see above the fence and not plant anything that they wouldn't see. How much time do I have left or am I done? Simison: That's it. Jonsson: Done. Okay. Simison: Any last -- any last statement? Jonsson: None at all. But I will stand for questions. Simison: Thank you. Council, questions for the applicant? Meridian City Council December 9,2025 Page 10 of 60 Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Hi. I guess a couple -- a couple of things. So, how do you feel about the restrictions in terms of future uses on the site? And, then, another question I would have would be -- just a detail, but how would you define mature plantings to ensure that we get the outcome that you are recommending? Jonsson: Sure. First part of your question. I feel okay about the restrictions. I think if you were to allow a recreational use, a restaurant use, a drive through, you are only causing problems for the user. So, it does us no good to even allow a use like that when it really will hinder them in the long run anyway. You will have unhappy customers if they can't park. We are not looking to upset the neighbors in any way. So, I know based on the feedback, the interest that we have got from our other luxury storage project in Eagle, you can't have a small business in a storage condo. So, what we are finding over there is we are selling those storage condos that -- there are an exceeding number of businesses that need a space similar to a storage size condo, but they cannot operate out of a storage condo, which is why we have an incredible number of leads; right? Or people who we could put into flex if we had it. But there is no flex. So, we actually know that the demand is there and there is no place to put them. So, these small businesses are turning to a storage unit trying to make that work and, then, we are having to tell them that you can't operate your business out of the storage unit. Hopefully that helps. And, then, the second question. Man, that's why we hire professional landscapers. I can't even pretend to speak to the kinds of trees, but what we are proposing is landscaping mature enough that it will be seen immediately above the five foot fence, so that it would be blocking or at least, you know, creating a barrier between the neighbor's view and our buildings and, then, as was proposed earlier requested of us is that that -- those trees within five years would be touching. Does that help? Simison: Council Woman Strader. Strader: Yeah. I guess it's kind of helpful. I guess -- I guess some concerns I would have -- and I just thought of one more question -- would be how do we ensure that those plantings get to where they need to be in five years? I'm just worried that you are basically building a ditch and the mature trees may not be available and you are going to plant some little saplings that aren't going to achieve what we want. So, I guess maybe if you could talk more about that and that's why I was kind of pushing you for a definition of that. Could you also touch on the expected users? Are those expected users for this site specifically or were those just like comparable types of users? Jonsson: That's a great question. Those are comparable users. I don't believe anything in Meridian is being marketed right now, so I personally am not right now gathering users for Meridian flex, but that's what's in the Treasure Valley. That's what's happening right now. And if they couldn't be in Eagle or they couldn't be in Middleton, Meridian City Council December 9,2025 Page 11 of 60 right, it's -- they are going to go wherever the flex is available, because most of these users don't have an option, they can't be in storage and they are -- they are too small for industrial. So, that's what the flex is designed for. It's a really beautiful meeting in the middle of an industrial use or need and a condo, which can happen. Also these small businesses can't afford oftentimes to be in retail. So, that's really why flex is sort of a sweet spot in commercial real estate. I might have to defer to Mary, perhaps she can speak more to the landscaping. I wish I could -- could offer more, but I don't know that I can give you specifics. I apologize. Parsons: Mayor? Simison: Yes, Bill. Parsons: Council, if I can help put some things in perspective for Council and this topic in particular. Our code requires any deciduous tree to be a minimum two inch caliper and any evergreen to be six feet in height. So, if it is the Council's desire to want more -- more mature landscaping to go into that site I would recommend that they agree to put in four inch caliper trees or six inch caliper trees or eight foot tall evergreen trees, whatever those species are. I think that's the better way to get to the outcome that we are trying to achieve. Just give us more than what the minimum code requires is probably my ask. And, then, a couple other clarifying remarks that I heard. I don't want to take the applicant's time, but hours of operation. I know Nick touched on that. This property, if -- if the rezone goes through the hours will be capped between 6:00 a.m. and 11:00 p.m. That's in code. If the applicant wants to -- if the Council wants to be more restrictive than that I would recommend you add a DA provision to -- to restrict those hours even further and, then, as far as the gate that the Commission added, would just -- although we want to be sensitive to the neighborhood and be cognizant of that, I just want to remind the Council that McMillan is a busy arterial, that office park was intended to serve the neighborhood as well and if we keep closing off accesses from the adjacent neighborhoods we are forcing people onto arterials to get to businesses that we want to thrive and function. Yes, they could access it. They can walk to it, which I don't think the applicant is proposing to close off any of the pedestrian connectivity, but it -- to me when I'm looking at this development and what the Council's intent was back in 2003, it was that it was supposed to integrate as part of a PUD as part of that Lochsa Falls neighborhood and be a -- that employment element to that neighborhood. So, just keep that in mind as you deliberate on this project. Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: Thanks, Natalie. I'm a big fan of the flex space. I agree it provides a lot of opportunity. The question I have -- I didn't see too many different versions of renderings, but with the flex space is there going to be any access to the rear, like a large roll-up door or -- I didn't really see that in any of the renderings I looked at. So, I Meridian City Council December 9,2025 Page 12 of 60 wonder if you could tell me kind of the actual design the front and the back side that would be adjacent to the properties. Jonsson: Yes. Let me just pull this up. So, some of these units could have a roll-up door. We are not proposing that all of them do. We want them to look more like storefronts, especially the side on McMillan. We want them to all be glass. We want them to look very much retail. But these flex units can absolutely have one single roll- up door. There is no access you can see to the rear of these buildings, so there wouldn't be any traffic or any parking or any automobiles between the buildings and the -- and the residents. Taylor: Yeah. Mr. Mayor, quick follow up. Simison: Councilman Taylor. Taylor: That's -- that's helpful to look at this, because that was kind of my question. Sometimes with flex space you almost want to design it where there is a -- you know, access to front and the back, so in case you are -- you know, whatever you are bringing in, if you need it for -- more for storage and you just have a small office footprint up front. It looks like from this it's all inward facing and the access comes from that, even whether or not -- for the access. They are going to be accessing it from the front. Jonsson: That's correct. Taylor: Are you -- have you settled on a design of what that looks like in terms of -- you said maybe some of them would have maybe a large door. Are you envisioning a concept where you maybe have a large roll-up door and an office space door or -- Jonsson: Yes. Taylor: -- is it kind of a build to suit depending on what you think you could best market it as? Jonsson: We definitely would not do a build to suit. We want -- we would want it to be uniform. Obviously we would have to get through the design review with Meridian city to find out exactly. My -- if you are asking me I would love a beautiful glass roll-up door and a glass man door, so that you can access the space -- or your customers can through a regular retail feel, but if the user decides that they need the roll-up door to pull in their equipment or their vans or their storage or their furniture they have access that way, too. Taylor: Mr. Mayor, one more question right now. Simison: Councilman Taylor. Meridian City Council December 9,2025 Page 13 of 60 Taylor: So, if -- if we don't require there to be a gate and you can envision this being an access point from McMillan back in -- McMillan back into the neighborhood, I see parking along the road -- the -- sort of this access point. Tell me what that looks like. Is that kind of a road? Does it look more like a driveway? Is that -- is it -- I'm trying to get a sense that people would actually be using it to get through it and how do you feel about that? Jonsson: Yes. Yeah. I appreciate the question and I wasn't able to address it, because I ran out of time. But I love this question. The -- we engineered this project and that drive aisle so that if it was kept open -- if the gate was not installed it would require a driver to slow down, as would the parking along that east side. So, if someone's using this to come off McMillan and enter the neighborhood it would actually require them to slow down quite a bit. So, they get through our commercial project and they are taking that hard left and, then, again, sort of a hard right to get on to Lolo Pass. So, we want -- I shouldn't say we want. We have designed it so that it can absolutely cut through to the neighborhood. The gate is completely up to City Council, whatever you choose, but we did design it so that it could not be a straight shot and would not be a quick way for someone to get through and cause more trouble in the neighborhood. Did that help? Yeah. Thanks. Whitlock: Mr. Mayor? Simison: Councilman Whitlock. Whitlock: Natalie, just while you are on this slide and, again, talking about that drive, it looks like there is probably ten parking spots on the east side between the flex space and the condos. Who -- who would use those -- those parking spaces if the access to those four flex buildings is from the west side of those buildings? Or is the access from the east side? Jonsson: So, the access is all going to be from that interior parking lot. So, that would be overflow. Yeah. Customers -- if I had a business there I would probably require my employees to park back there, allowing, you know, more customer parking up front. Yeah. So, it's designed for the flex. Whitlock: Mr. Mayor, follow up? Simison: Councilman Whitlock. Whitlock: And, then, as we align that drive with the street across McMillan -- Palin -- Palantine? Jonsson: Uh-huh. Whitlock: Something like that. I guess I'm just a little concerned. I worry about being able to make a left turn coming out of here and going eastbound. I worry about traffic Meridian City Council December 9,2025 Page 14 of 60 coming on McMillan and, then, trying to make a left turn into this. I recognize that the trips per day are probably not huge, but when you have one or two or six or ten or 20 -- Jonsson: Yeah. Whitlock: -- it can be a problem and I -- what are your thoughts on how we avoid that -- that kind of problem there? Jonsson: I'm not sure exactly how to avoid it. I can say that I know the owner Kelly Fulfer has lived there. How long? Forever. And, you know, operates a -- maybe doesn't operate his business out of there, but has very large trucks that come in and out of there all day every day. So, I understand your concern. I don't know -- I don't know how to mitigate that. I know that Kelly's made it work for his personal residence, as well as his business. So -- gosh, I wish I knew how to better answer that. Whitlock: Mr. Mayor? Simison: Councilman Whitlock. Whitlock: If I look at Google Maps -- I think it's Joy Drive or something. Is that the access — Jonsson: Yes. Whitlock: -- to that property? Again, it's -- it's not aligned with Palantine to the south, so it's offset a little bit. I'm just worried about compressing everything into that -- into a new intersection on McMillan, which is very difficult for that traffic load. Jonsson: Understand. I might need to have Mary come up and speak. Yeah. I think ACHD is the one that put it there and aligned it with the entrance directly across the street. Thanks, Mary. Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: Just looking at my little map here, too, just to the west, right, we have Goddard Creek Way, which is, I don't know, maybe 200 feet, 300 feet -- and maybe this is a question for staff even. If we are looking at whether or not the decision tonight is to include a gate to the -- to that Lolo Pass -- that's if I got it right -- Jonsson: Uh-huh. Taylor: -- but, yeah, just a couple hundred feet to the west you have a road right there. That's -- I mean you have two houses between where Lolo and Goddard Creek Way is. So, to your point about sort of originally this space was designed to integrate well, if we Meridian City Council December 9,2025 Page 15 of 60 decide to have a gate do we still not have just as good access from McMillan Road, kind of back into the neighborhood off of Goddard Creek Way? And I -- I can think maybe I'm going to -- I'm looking at Bill to see if -- if there is any insight on -- on -- or, you know, Nick, on whether or not -- I'm kind of looking at that map wondering do we actually need that access point, because we have a spot 200 feet to the west. Napoli: Mr. Mayor, Councilman Taylor, so, yeah, you know -- as we know traffic is -- is hard, in-fill is hard, these type of projects. As far as -- if it was -- if Lolo Pass was closed could people go down Goddard Creek, get onto McMillan and turn into here? Yes, they could. I think the intent behind the Comprehensive Plan and the code for having these streets go through and connect is so people do not have to go on to arterial roadways to get to these places, to keep more of the traffic off of McMillan, you know, and hear any, you know, concerns from the citizens. I -- I understand their concerns of cut-through traffic. You know, McMillan especially with Ustick closed right now it's busy, but as far as could they go down Goddard Creek and turn into this -- turn into this? Yes, they could. But a left-hand turn on McMillan as it is right now is difficult. It is possible in the future that this property does become restricted to right-in, right-out once McMillan is widened. So, you know, that's something that we will know in the future from ACHD, but that is a possibility, so -- Simison: Council, any additional questions for the applicant? Okay. Thank you very much. Jonsson: Thank you. Simison: Mr. Clerk, anyone signed up on this item? Johnson: Yes, Mr. Mayor. Brian Burnett. And Penny Fisher. Simison: You want to come on up. And state your name and address and be recognized for three minutes. Fisher: My name is Penny Fisher. I live at 2382 West Apgar Creek Drive, which is just kitty corner from the proposed site. When it was proposed to us originally it was proposed that the entire site be the luxury condo units and we asked them about the Lolo Pass, because right now it's set for light office. Well, light office, as you know, is usually the dentist, the chiropractors, that kind of stuff. So, business hours, not a lot of traffic going in and out of McMillan. I'm aware of that. What this would require to change to commercial, so -- and we all know with commercial it's more traffic. It's one of the things we can't -- they could propose building this, but the commercial we can't decide what's going to be built. Somebody could be there for a year, change it, that kind of thing. What I wanted to propose and the reason why is -- I understand we need office. It is right smack dab in the middle of an established family neighborhood. There is commercial on both sides. I understand that's why there is so many needed -- meaning like we need to take this into account, this into account, this into account. So, it seems like we have got this awkward situation we were trying to fit stuff into. You Meridian City Council December 9,2025 Page 16 of 60 were just talking about Goddard Creek. There are two houses before the proposed Lolo Pass. You go down -- not even in half a mile you have got five access points if you open that up. There is a street just past there of Wild Goose Way. So, if you did close it -- and that's what I suppose -- if we do -- if you do accept it I would like that to be closed for Lolo Pass because of the commercial traffic and, again, you can go two streets down, it is a left onto McMillan. However, if you go down a little bit to Wild Goose that would be a right turn and I'm -- because I'm there all the time that's where I live. That would be -- again if you open that up -- it's five access points within half of a mile. Realistically I don't know, I think that's why I would propose to keep that, so it keeps the traffic on McMillan. Yes, they are saying he has used it for -- it is wide open. It's not put to one arterial point. There is -- it's completely -- it's just -- it's McMillan and, then, a curb -- not even a curb, it's just gravel. So, he can go in and pull traffic in and out. This is proposing it into one spot -- one arterial spot. It's going in, so, again, you have to have a place for it to come out. With light office lower traffic, commercial higher traffic. That -- it would force it into the neighborhood to -- because, if not, you would have to go back onto Goddard. So, I'm asking -- because I bought my home, I did know that it was light office. I did know that -- but, again, I live in an established family neighborhood. We do have apartments right on the other side of us. We do have a 55 and older complex that's there and right -- yeah. With Ustick being closed right now it is. It took me quite a while to get off and I know that is going to be proposed to extend McMillan. I don't know how long. So, again, if this does go through, if you guys do feel that this is -- I do ask that that be closed for the necessity of having a family neighborhood that's going inside. Simison: Thank you. Council, any questions? Okay. Thank you, Penny. Fisher: Thank you. Johnson: Mr. Mayor, we have Daniel Fisher. That's everyone that marked they wanted to speak. Simison: Okay. Is there anybody else present who would like to provide testimony on this item? Or if you are online you can use the raise your hand feature. Come on up, ma'am. Ballard: My husband and I chose to retire in Meridian because we -- Simison: Please state name and address. Ballard: Oh. Laurel Ballard. I'm sorry. My husband and I chose to retire in Meridian, because we were living in southwest Boise and we were in the Victory-Five Mile area and they kept putting subdivision after subdivision, development after development, just dropping it -- in-filling, dropping it in there and we had two excess -- exits that we could get out of our subdivision. We couldn't get out of either of them. We asked for a light to be put in. ACHD said, no, that's not in our budget and we finally got so frustrated that we couldn't get out of our subdivision that we moved to Meridian for -- and, boy, when Meridian City Council December 9,2025 Page 17 of 60 we moved to Meridian it was like -- this is so nice, because this is a quiet neighborhood. There is not a lot of traffic and you know what's happened to Meridian in the ten years since we have moved. So, my concern is -- I liked the original plan where it showed two access points off McMillan. I don't know why that was changed, but I do say that with all the kids that walk, skateboard, scooter along the road there -- and we have tons of families with school-age children, we do not want Lolo Pass opened up because that will just be a disaster, I believe, for -- for kids. It will be dangerous. And not to mention the fact that it will ruin the tenor of our subdivision that has been a quiet lovely place. I love my neighbors. I love my house. I really don't want to move at age 74, but it looks like what I'm going to have to do if you make this be totally open on Lolo Pass Way and I'm at 5057 North Lolo Pass Way. Thank you. Simison: Thank you. Council, any questions? We do have a couple people online as well that raised their hands, but -- yeah, just so we know we have iPhone for J. Sergey. Ludlow: Hi. My name is Angie Ludlow. I live at 2347 West Apgar Creek. I am in the corner of Apgar and Lolo Pass. Our house is -- well, is Lolo Pass. I just want to say how I'm worried about the breakthrough traffic. The -- oh, I can't -- the light at Ten Mile and McMillan gets backed up like crazy and so I'm worried about the breakthrough to, oh, let's get back into our home or subdivision a lot quicker, because they don't want to wait to turn onto Goddard or at this point, with Ustick as bad as it is, waiting to even turn onto the previous street. My mind just went blank. I -- anyway. I -- there is -- this through street. I have -- now I had to change my way of going to work and leaving our subdivision just because of Ustick and I know -- I just worry about the breakthrough traffic is what I'm saying. I really propose to keep it -- a gate to keep it closed, because there will be the breakthrough. Let's get through quicker. The -- I just worry about that. I just wanted to -- if you guys have any questions, because that is our corner, so we know it. Right now it sits -- it is a fire lane. It's a street that was changed into a fire lane, so nobody could park there. So, I don't know what would change that way even, so just my thoughts as I live there. Thanks. Simison: Thank you. Let's go to our two online folks. Johnson: Don't have names here, but iPhone 421, you should now be able to unmute yourself. D.Fisher: Great. Can you hear me now? Simison: Yes. D.Fisher: Okay. Great. I will make this -- I will talk a little quick, because I'm looking at three minutes, but I'm in the commercial real estate business myself. Simison: If you could say your name and address to the record, please. Meridian City Council December 9,2025 Page 18 of 60 D.Fisher: Oh. Sorry. My name is Daniel Fisher. 2382 West Apgar Creek Drive, which is the road that parallels McMillan right behind the proposed development. Simison: Thank you. D.Fisher: I'm in the commercial real estate business myself and I do understand there is a need for flex space. Flex is great, but if I have flex space for sale, it's only got three parking spaces per unit and doesn't have a rear access roll-up door. That tells me that you don't cram that many flex spaces onto a postage stamp. Flex space is great, but when you have to restrict that flex space down to three parking spots and under the guise of creating jobs, how do you have jobs when you don't have any place for your employees? How many employees do you think you need for one flex space? At least one. At least two. So, then, where do you put the customers? So, three parking spots, no rear access roll-up door, that means too much density for this -- for the flex -- flex space proposed on the site. So, that's what I would say about flex space. 1, too, did like the original proposed development before staff forced the developer to incorporate the -- the commercial space on the other side of the site. I think the original concept for all luxury condos was fantastic. The fire lane being closed off -- or it wasn't even closed off. The access point coming from Lolo Pass was going to be restricted to users with a code key entrance. That's fantastic. The only people using that road are the owners of the condos. That's not -- that in my mind wasn't a problem. So, the original concept plan was great. Now, the other thing to remember, if you look back to the original light office concept plan, that -- that access road on the north side of the property was aligned with Ballantyne. Now, Ballantyne is a straight shot through to Horseshoe Loop. That's a full straight street that would have gone from -- from McMillan all the way through to Horseshoe Loop and distributed into the Kelly Creek and the Silver Leaf neighborhoods. Now, with the houses built and not following the original plan, they -- they moved that access stub further west to now the tip of Lolo Pass. Lolo Pass is not a through street. It ends 400 feet north of -- you know, it -- it butts up against -- I think it's Divide Creek. So, that's just a nightmare. You are dumping commercial traffic, delivery trucks, things like that -- you are dumping that right onto Lolo Pass, which a truck driver, what if they get stuck, they are in big trouble. Lolo Pass is not a through street. It's just a little tiny street that doesn't align with what the original design was and so it's got to be closed off for safety. The traffic -- Simison: Your time has expired. If you can wrap up, please. D.Fisher: Understood. Yeah. The traffic going onto McMillan is going to be an absolute nightmare. It's going to be dangerous and I don't recommend it. Thank you. Simison: Thank you. Council, any questions? Okay. Johnson: Mr. Mayor, next Sergey M. You should be able to unmute yourself. Martinovich: Hi. Thank you for the meeting. I have similar concerns and consideration. I see that -- Meridian City Council December 9,2025 Page 19 of 60 Simison: Sergey, if you could state your name and address for the record, please. Martinovich: Oh, yeah. Absolutely. Sergey Martinovich and address 2311 West Apgar Creek Drive. Simison: Thank you. Martinovich: I could see that applicant took lots of consideration. I do appreciate that there was a thorough work about the berm and the fence. Just some concern and I guess about the McMillan traffic I have. Currently there is already traffic without any commercial space happening here and I think as the applicant mentioned there possibly will be a gate. I think that gate, if it's -- if there will be no extension of the road or like some sort of slow down lane to the -- specifically to that blank space, it will recreate even more traffic that's already existing, because people will be waiting while people will be either turning to the flex or out of it and I agree with every neighbor regarding definitely needs to be taken into consideration to close off. Thank you. Simison: Thank you. Council, any questions? Is there anybody else that would like to provide testimony on this item? Come on forward, please. Meeks: Thank you, Mr. Mayor, Council. My name is Scott Meeks. I live at 2393 West Apgar Creek Drive. I'm one of those two houses we have discussed a few times. I would like to just make it understood -- I know it's in the staff report that the fence behind us is really more like four and a half feet, maybe a little shorter. It is not a five foot fence as I heard mentioned. Just want that understood when we are talking about this. I really would like to see that -- you know, talk of the taller fence, that the rest of the houses get extended over for the last two houses in the development. Looking at the plan as it was updated recently, the McMillan-facing buildings don't appear to be very well thought out to me, with access to the front, so they want McMillan facing storefronts, but all the parking is behind them, just as we discussed with the other ones on -- you know, facing Lolo Pass. The overflow for employees as thrown out there. Well, it's ten spaces for 18 units. I don't see employers requiring employees to park there, because there won't be enough. The -- the sales pitch seems -- you know, about this serving the neighborhood. That's interesting, but the support for the pitch sounds like businesses that could be anywhere that are just looking for a place to be anywhere. It's not specifically serving this neighborhood. So, I wouldn't be quite so concerned as staff is about the connection of Lolo Pass to the neighborhood, as well as, you know, the discussion earlier about Goddard -- not Goddard, but Wild Goose to be able to turn in and make the right-hand turn to get in there. Simison: Mr. Clerk, was that three minutes? That seemed pretty quick. Meeks: I only have one more quick thing though. Simison: Okay. Meridian City Council December 9,2025 Page 20 of 60 Meeks: The other thing to consider is there is that elementary school just right across the street from this that -- something to think about as far as traffic patterns and time of day with movement. Thank you. Simison: Council, I think -- I think we have a question. Council Woman Strader. Strader: Thank you. How would you -- how did you feel about the original proposal? Like how would you feel about this proposal if it was all luxury storage, as opposed to commercial? Meeks: That -- that is what we -- actually, everybody's really happy about that, including myself when we first saw that one. I like the original plan of limited office, but the -- the luxury storage did not seem like a terrible alternative by any means. Strader: Thank you. Simison: Council, any additional questions? Okay. Thank you. Meeks: Thank you. Simison: Is there anybody else that would like to provide testimony on this item? Okay. Would the applicant like to come forward to close? Jonsson: Do I need to state my name again? Simison: Sure. Jonsson: Natalie Jonsson. 2205 West Mace Road, Eagle, Idaho. 83616. I'm grateful for everyone who came today to speak and for all of the questions that have come up. I think it's really important that we talk through this, so that when this project happens everyone is happy with the result. I would like to address a couple of things that were brought up. The gentleman on the phone, who is in commercial real estate and talked about flex uses and how he sees the need, one thing that I should have addressed earlier is that users could come in and combine spaces. So, oftentimes these units are designed in a way that someone could come in and their small business only needs 2,500 square feet, so they take one suite and, again, they have got three parking stalls assigned to them -- not assigned, but -- right -- that's their limit. Well, someone may come in -- a user and say I need 5,000 square feet. Well, perfect, same user. Perhaps they don't even require more parking. Now they have taken more of that footprint, they have taken more square footage and they don't require more parking. So, it's one of those things where -- we won't know until we put users in there, but with the restrictions that staff has already put in place we are really sort of putting guardrails on who can be there and -- and hoping to mitigate the parking. Taller fence. We have had it measured. I'm pretty sure it's five feet. I really apologize if we are off on that, but, again, I think the mature landscaping would be the right solution, rather than tearing down a four and a half foot fence to put up a taller fence. We are really hoping that the landscaping does Meridian City Council December 9,2025 Page 21 of 60 what we want it to do and create an actually more beautiful barrier than a fence. I think the most important thing for everyone in this room maybe to understand that hasn't been seated yet is that there is no lower traffic count than storage units. There isn't. It is the lowest traffic count that there is. So, with half of this project being that, we are really really trying to mitigate the traffic that the neighbors are concerned about. So, I just want to state that I probably should close with that, because I think that that's the most important thing, is that with half of this project being those storage asset condos, we are truly limiting the traffic. I don't think that the small office -- the limited office would do that and I will stop right there. Thank you so much for all your time. Simison: Council Woman Strader. Strader: Yeah. Thanks, Mr. Mayor. Just a couple of thoughts, Natalie. So, to me if -- if making these uses compatible requires closing the, road that is a big red flag for me. That is it's not a complimentary use and I had a question for you -- you know, and I -- our staff is totally doing their job, which is what they are supposed to do. They are focused on making sure we have a balanced, you know, city that has a mix of real estate uses that we are supporting our job base and I totally get where they are coming from and their request makes a ton of sense to me normally to add commercial to a request like this. But just a question for you how. How -- how would you feel about the City Council saying, actually, we think that this LUXE storage is kind of an innovative concept. It's different than normal self storage. We would be okay with going something closer with your original proposal. I'm not saying that we will say that. But how would you feel about that? Are you too far down the path that this is your request or would you be open to kind of going back to just all LUXE storage? Jonsson: Yeah. I feel like I can answer this with some confidence. Brian Burnett, who is here and if he wants to stand he can. He is the developer on this project and he stood up at our last meeting and said if you want me to go back to my original plan I will go back to my original plan. So -- nod? Yes. Oh, shoot. Maybe not. I could be wrong. But that -- that has -- again, we -- our original concept was all luxury storage condos. So, if Brian wants to stand I will let him. Burnett: Brian Burnett. 1125 West Two Rivers Lane, Eagle, Idaho. Yes, Natalie is correct, when I stood up here I said we would go back to that plan. I will say this, though, to the city, I'm fine doing the original plan or this plan, but through our storage units in Eagle staff has recommended this before I started selling the luxury units over in Eagle and now there is so much demand for flex where we have these small businesses and we have to say, no, I can't sell you a luxury storage unit, because you are a pool company that wants to store your stuff, but you also want to meet customers here and you can't do that. So, there is so much demand for flex now I would rather keep it like it is, but I am kind of indifferent, because both products do sell, but there is a insane amount of demand for the flex space and it does create more jobs for companies that can have one or two employees meeting with customers and have all their -- you, know all their supplies. So, that's -- that's what I have got. Thank you. Meridian City Council December 9,2025 Page 22 of 60 Simison: Thank you. Whitlock: Mr. Mayor? Simison: Councilman Whitlock. Whitlock: Natalie, thanks. And I'm just going back to the staff report -- and maybe this is a question for staff as they talked about some of the hours of restriction. Sorry. I will get a little closer. If -- if I'm going to buy a luxury asset condo how would I feel about not being able to access that condo for certain hours of the day? Let's say I need to get ready to take my luxury RV or whatever, but I want to get ready and do it at 2:00 o'clock in the morning when I'm available for that, so -- Jonsson: I'm going to let Nick jump in. He was eager. Napoli: Mr. Mayor, Councilman Whitlock, so while I'm not going to represent what storage condo buyers would, you know, necessarily want, it is in the code for any -- this would be considered a self-service storage facility. We don't have a storage condo section of code. It does fall under this self-service storage and when it is adjacent to residential it's in the specific use standards that it is restricted from 6:00 a.m. to 11 :00 p.m. with no deviation, because it's in the code. Whitlock: Mr. Mayor, follow up. Simison: Councilman Whitlock. Whitlock: Are the same restrictions in place in -- for your other facilities? Jonsson: At Eagle LUXE? No. Whitlock: Okay. Mr. Mayor? Simison: Councilman Whitlock. Whitlock: Different line of questioning. Again, I think during the staff report they had mentioned that maybe you had talked to some of the neighbors about potentially removing that berm and some of the feedback that you may have gotten. I didn't hear necessarily any concerns about the drainage proposal that you presented. Tell me -- Jonsson- Yeah. No concerns about that. I think neighbors would prefer not to have all of the rain runoff directed down into -- into their property. So, our proposal seems to be fitting and approved. I think, again, going back to the landscaping that we talked about earlier and we can include or enhance the requirements, but I think that would satisfy the neighbors. No one has stood up really to talk about that being a concern. It hasn't come to us as a concern. I think that we -- we have satisfied that. Little Roberts: Mr. Mayor? Meridian City Council December 9,2025 Page 23 of 60 Simison: Council Woman Little Roberts. Little Roberts: Mr. Mayor and Natalie, thank you so much. Great presentation. Jonsson: Thank you. Little Roberts: A couple of questions. You just mentioned that you would be amenable to saying like the six inch deciduous caliper pines, so that we have got some clarification on the actual size and someone mentioned that the gate was going to be like accessible to the residents. Was that a -- was that correct or was that a misspeak? Jonsson: I believe that was in the very original design when it was all storage and I don't believe at all that that's any part of our current plan. Little Roberts: Okay. Thank you. Jonsson: Yeah. Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: Natalie, what does the gate look like on Lolo Pass if we require that to be there? Is this bollards? Is it a gate that who has got the lock? I mean what is -- tell me what that actually looks like. Jonsson: And, Mary, have we designed one? Yeah. Yeah. And I think that would come up at design review. Taylor: Can you just restate what she said? Jonsson: Oh, I'm so sorry. Yes. It would be one of those very attractive long posts with the angle at the bottom. It would be fire restrict -- yeah. Only those who would need access could have access through that gate. The gate has not been designed as of yet. Simison: Council Woman Strader. Strader: Question for our staff and maybe just -- I will preface it. Totally get where you guys were coming from with requiring commercial, but at the same time cannot help but feel -- my intuition is that the original proposal with all storage was a much better fit in terms of compatibility with the neighborhood. Oh, sorry. I am sorry and I have to say I love your sweater also, but we do have to keep decorum somewhat. So, please, if you don't mind we won't be clapping too much. But what would be involved -- if they wanted -- if the Council's desire -- I'm not saying it is. Certainly one of us is. But if the Council's desire was to go back to their original proposal, what would be involved in getting an Meridian City Council December 9,2025 Page 24 of 60 approval at this point? Like what time would be needed? Would you need plans again? Like how would that work? Napoli: Mr. Mayor, Council Woman Strader, so, yes, I think before we would want a development agreement and all that I would say an updated concept plan. You know, as far as elevations I think they already have an elevation package that would probably suit that updated concept plan and if you guys did want to see an updated landscape plan I think that's definitely in your purview, but at the very minimum an updated concept plan would be something that we require and I would probably need to amend my staff report to reflect the change in the use, so it is consistent for the record. We can see that. We will have both staff reports on file. It would be the updated staff report that would actually be tied to the DA. So, you know, I think -- and I don't speak for their engineers and architects on how quickly they get us an updated concept plan. I know they have the original one, but, you know, I know we are here -- today is the 9th. We have January -- oh, man -- 6th and 13th. I think the 13th gives us a little over a month. I think it's doable. But I don't want to speak for their team. I know the holidays are coming and if they can't give me a plan that quickly definitely we can adjust that date. Parsons: Mayor, Council Vice-President Strader, if I could just chime in a little bit. The other -- certainly your purview. You don't necessarily mean to do this, but it's certainly the Council's purview to remand it back to P&Z and get their take on that revision if you deem it necessary. So, that could add an extra wrinkle to everything. The other -- the other caveat is with a comp plan amendment there is provisions in code where the Council can act on those twice a year and so we are getting close -- we are finishing up this year and, then, our next deadline is coming up next week and, then, we bundle those up. So, we have to be kind of cautious of how we handle this -- this Comprehensive Plan map amendment moving forward as well. So, just want to put that on your radar that, again, if it is your desire to continue this for revision, we may have to push out a little bit farther than anticipated, so that we can maybe get that married up with the -- potentially the other comp plan amendments. Don't know how that -- that's all going to play out yet, but it does get a little bit more complicated when there is a comp plan amendment involved. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: But couldn't we sort of say that this is grandfathered in in terms of process? Like I know we have done that before, like the first round of comp plan changes that we did when we were changing the code to make those twice a year. I think we certainly had several projects that had started a process where we, you know, sort of considered it a continuing request. Is there any reason that that approach wouldn't work here? Parsons: Mayor, Members of the Council, certainly that's -- that's your prerogative on how you want to interpret some of the code, too. I'm just giving you some of the ins and out of how we process these applications. Meridian City Council December 9,2025 Page 25 of 60 Little Roberts: Mr. Mayor? Simison: Council Woman Little Roberts. Little Roberts: Mr. Mayor, as we are considering revisiting the first one, do I remember that it had two entries in and out of McMillan and would ACHD -- I know you can't read their minds, but thinking that they may not like that idea. Napoli: Mr. Mayor, Council Woman Little Roberts, so that was the original here -- and I will pull it up, so we can look at it together. That was the original concept plan back from 2003. 1 believe the concept plan that we -- it's been a while since I have looked at their original. So, this is a concept plan from 2003. The concept plan that they proposed to us back in April of this year with all storage -- correct me if I'm wrong -- I think it was only one access off of McMillan still. So, yes, to answer your question. Parsons: Mayor, Members of the Council, the -- I think it's been stated tonight, but there is -- there is too many conflicts on that side of the road. I don't see ACHD supporting two access points to this property. That's why it's in alignment with the existing intersection. So, if that's the purview of the Council tonight, one is -- is what ACHD has approved with this application. Simison: So, if I can have a latitude just to -- on one component and that's the connectivity element and I just want to make sure I get my -- my general numbers correct, just because I -- what I would want the Council to at least consider is, you know, if this was a residential in-fill piece would you limit access to only go out on to McMillan in this location. So, walk me through this. It's a six acre parcel. Low end residential density. How many homes we put it -- would be put in this area? Eighteen on the very low end, including infrastructure ACHD trip generation is 180 trips a day for 18 homes on the low end -- and I'm not going to say I trust the trip generation numbers, even from what ACHD or ITD of 123, but residential would actually have lower trip generation -- would have more trip generation in theory based on the numbers that were provided. And I get the -- the comments about this, but would we put residential only out on McMillan and not allow them to connect to other residential if this was the case? Is the -- is the trips? Is it the -- what element of it makes sense long term? I guess that's where -- we talk about -- you know, maybe this is under performing. Maybe it will be 500 trips. Now, I can't -- I don't know the answer that question and my subdivision is bigger, but when the Albertsons went in we heard about everything that was not going to happen and, frankly, it's neighbors driving to the store and if they weren't driving left to go to the Albertsons they would be going right to go to Walmart by their other neighbor's house to go someplace else. But connectivity is a big issue and with McMillan being challenged I look at conflict points, you know, and it almost makes sense because of the lineup right across the street that this would be the main one coming in. Now, the subdivision -- the other one goes away, so we had one conflict point that maybe some day could put a light in. I don't know the answer. But when we talk about not allowing connection points to stuff that's very limited, when if it was residential we wouldn't have this -- we wouldn't have this conversation if these were homes in my opinion. So, I will Meridian City Council December 9,2025 Page 26 of 60 just throw that out there. Just -- I want to make sure my numbers were correct. And, again, I don't know if I necessarily agree with these numbers. You know, that seems very low. If you have ten businesses with two employees that's 40 trips. Just -- if you are operating a business with only the additional 60 trips I don't know how you are making money at several businesses with that low. So, I think the numbers are low. I will say that personally. But that's what we have to make our basis on what has been provided to us not what we think is going to be there or not be there. So, I will shut up, but I just want to point that out. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: If there is no further question for the applicant I'm -- maybe -- I think we should keep the public hearing open in case we need to have some back and forth. But happy to kick off some discussion. So, just -- as I kind of said, like to me if -- if making this a compatible use that merits a comp plan amendment requires like shutting down access to the surrounding neighborhood, to me that's like the biggest red flag that these are not compatible uses. I do love that song also. Sorry. I feel like the original proposal and -- and just expanding this use and to what they had gone with originally with LUXE storage, I could support here, because this is a very different type of storage to me than we normally see. It's pretty innovative. I also love flex space. I think flex space is amazing. I would just rather have you all build this as one big project that's LUXE storage and, then, work with the planning department to find some vacant land and build a gigantic flex space area, you know, somewhere that makes more sense that's not like right next to a neighborhood. I just -- I can tell just intuitively that if we are shutting down access to make something work we are trying too hard to adhere to some desires for employment, as opposed to just -- I think something that fits better with this location. McMillan is extremely challenging and horrible right now, especially it's an acute pain point, but it's also not something that I foresee getting better anytime soon. We talked about it a lot with the constraints around the canal. It can't be widened easily. So, I personally feel like what the applicant originally came with, which is what the market supported, with all LUXE storage makes a ton more sense. I would love to be able to give them a continuance to come back with their original proposal, maybe an updated concept plan, grandfather them in that this was a request in process and, then, take care of this in early January. That's just where I'm at with things. But just wanted to share some perspective. Little Roberts: Mr. Mayor? Simison: Council Woman Little Roberts. Little Roberts: Mr. Mayor, I'm inclined to agree with Vice-President Strader that I think that it's a better fit for the neighborhood to go back to all one project and make sure that that is not gated off, that it works for the community -- community as a whole, because I Meridian City Council December 9,2025 Page 27 of 60 think the Mayor had a really good point, if that was housing going in there we wouldn't even consider shutting it off and leave that connectivity open. Jonsson: Can I respond to that? Simison: Yes, you can. Jonsson: Okay. I think maybe I just want to clear this up. We are not asking that the connection be shut off, we are just simply creating the opportunity if City Council says that that's the right move. So, I just want to make sure that we are clear, we are not asking for that connectivity to be shut off. Whitlock: Mr. Mayor? Simison: Councilman Whitlock. Whitlock: I would -- I -- thank you for that and I think that you have done your level best to try to minimize how much traffic and how fast that traffic would move through this property with or without a gate there. You know, the left turn and, then, the right turn on Lolo makes some sense and so if -- if the Council's inclined to ask you to come back with another concept design for this property, I would -- I would want to make sure that there is some consideration given there to minimizing that -- that traffic and designing it in a way that the neighbors to the north don't have a speedway coming through their neighborhood. Taylor: Mr. Mayor? Simison: Let's hear from Council while they come up. Councilman Taylor. Taylor: Yeah. I don't -- I don't know that I have particularly strong feelings whether we stay with the current plan or go back. I wouldn't probably argue either way. I -- I was a -- I have seen a lot of renderings of flex space and what it could look like and to me this didn't seem like it would function quite as well as I would like to see a flex space work within terms of how you would access it just to the front. I think you would -- really having a true flex space would -- I think the layout and the design and renderings would need to be a little bit different to make me feel like it would function at a higher level, but I would really like the idea of having more of this in Meridian. So, I don't have strong feelings either way. If it's something that gets us to where we want to go, if the majority of Council and applicant is okay going back, I'm not going to argue that. If there is a desire to stay the course I'm comfortable with that, too. I think -- yeah, I kind of leave it at that. It sounds like Brian maybe wanted to have some more comments, so I would be happy to hear and entertain that. Burnett: Brian Burnett. 1125 West Two Rivers Lane, Eagle, Idaho. I just want to mention if we are going back into the original plan, the reason why the neighbors liked it is because we did shut off Lolo. So, if you want me to go with original plan we had that Meridian City Council December 9,2025 Page 28 of 60 shut off that is why the neighbors liked it. I don't think -- I don't think they are here today to fight over flex or versus storage or what's better or they go back to storage, they liked the original storage plan because I walled off and made it a gate to where only the users of this project could go in and out of it. So, I just want to make sure that you are not trying to satisfy the public to say, yeah, let's go back to lower traffic count storage, because they liked it because I shut off the road. So, if you are going to leave the road open and we can get their input, I think it's indifferent, that you are -- you are saying the road should be open, because you shouldn't make that modification for a design. So, I just want to be clear on that. They like the old plan, like you like the old plan, but they like it because the road is shut off. Does that make sense? Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Yeah. I think -- I think the nuance -- or I think what's a little bit different is that that type of use to me, if it's all LUXE storage, that's a pretty self-contained use where you have individual users coming in and out. There -- to your point they are not supposed to be operating businesses directly with retail customers out of that space. So, to me that changes things, because we are not looking at, you know, ten different businesses operating in an area with customers coming in and out. So, I'm actually a little bit more open either way. But a question back to you would be do you need to shut it off for this to work for storage? Like do you have to limit access for security reasons? Like is there something I'm missing that it has to be limited access from your perspective? Burnett: No, I would probably design it the same with storage on both sides, but, yes, it does have to be secure, like the storage units have their own gate in this and they have their own section. So, that's why I did have it gated off for security. I would have to manipulate the design to keep it completely open. I just -- what I think everybody is concerned about is not the trip generation from the flex space and I think the neighbors will back me up on this. It's people cutting through this development to go back and cut off the traffic. So, it doesn't matter what goes here, as long as that lane is open everyone thinks they will use it as a cut through and that's the traffic that's created, not the traffic that anything that we put here is going to create, it's people saying I don't want to go down to the McMillan, I don't want to go down to Goddard and go back into these neighborhoods, I'm going to cut through here, because I'm backed up in traffic. So, regardless of what -- what the city wants or I want here, I don't think it's the trip generation inside of this development that is the problem, it's the cut through that they think everyone is going to access. Does that make sense? Strader: Yeah. Mr. Mayor? Simison: Council Woman Strader. Meridian City Council December 9,2025 Page 29 of 60 Strader: Yeah. That does make sense to me. And, again, I kind of view cutting off the access a little bit differently if it's this type of use, as opposed to a retail use, because what I would hate to see and I think to planning staff's point is let's say there is a neighbor just a few houses over to the north and they need to access one of these little businesses. Well, it seems crazy that they are going to have to drive all the way around. Certainly you could have a few that are users of the LUXE storage that might happen, but I just don't think you are going to see that on as wide of a spread basis, because you are not going to have -- again, retail businesses to me are very different in terms of what they are going to generate compared to storage. Question for you would be if we were to continue this and we were to ask you to come back with your original -- something -- so, like an updated concept plan that's similar to your original proposal in terms of timing and what would it work for you all -- planning staff had thrown out some dates of January 6th or January 13th. Do those work for you? Do you need more time? I just -- help us understand how that would play out. Burnett: I guess I would want to understand before we left here what you are asking for. Are you going to allow me to shut off the road or you are not going to allow me to shut off the road? You are going to allow me to shut off the road? Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: I'm still chewing on it personally. Burnett: Okay. Strader: So, I think we have to have a discussion about that. Thank you. Burnett: Okay. Simison: And I will just say since I'm -- brought it up a little bit, yes, I mean I don't know any self-storage type spaces that you have a drive -- Strader: Right. Simison: -- you have a one -- you have a one entrance in, one entrance out. Now, emergency access to be part of it, so you still would have that, but -- Burnett: Correct. Simison: -- yeah, it's completely different. Now, again, long term I don't know how this road is going to function out here and when you talk about -- how deep are these in theory, if these were all the -- are people putting 45 foot items in here and -- Meridian City Council December 9,2025 Page 30 of 60 Burnett: Yeah. They are 50 feet long, so the largest motor homes you can buy or put in these. Simison: Yeah. And so I just have -- without doing radi -- radii determinations getting things in and out through other means, if they are -- if this does go right-in, right-out, okay, again, I think people won't mind that if -- if it's really that functioning. But how the road is designed, again, coming out, how does that even function with a 40 foot boat being towed by a semi? Maybe that's not an issue. Maybe it is, so -- but I don't -- I personally don't think the road needs to be there if you are just all storage. But I don't vote. Burnett: The other storage units are on Highway 16, which is the busiest, going out to Emmett, traffic pattern that you are ever going to see and because the traffic count is so low I wasn't required to improve Highway 16, put a turn lane in or anything. So, McMillan out here has a turn lane in it, I'm building 300 storage units on a two lane road that takes on ten times the cars as McMillan. So, it is the best use for the lowest traffic count. But, again, I don't think the flex space either creates very much traffic. It's -- it's literally just people who are going to use this development to cut the traffic off and get to the neighborhood faster and I would argue that, you know, not necessarily the people who are here, but a lot of those neighbors who live back there are the ones that are going to be doing it, so they can get home faster. Simison: And, frankly, for where they are going to travel through, other than the two people that live right here, they want to come out right, they are going to turn right on Goddard Way and they are going to keep going that direction. So -- so, that little connection is really not going to stop people from taking that route to go north-south if they -- if they want to, because it's right there. Burnett: Yeah. I mean we -- we have lots of projects around all of the cities that are surrounding us and I would tell you that I do like connectivity. I mean however many cars that takes off of McMillan helps everybody. I realize that there is children in the neighborhood, so that's definitely a consideration and safety is probably the number one thing, but I don't -- I don't see this being I guess as big of a traffic problem. The traffic actually backs up past here, so even cutting through isn't going to save anybody very much time. So, it's just -- you know, this is how it gets. When it gets to the last piece of in-fill it's really hard because, you know, you have got all the -- all the requirements around you that you are trying to fit in and, obviously, we came with our original plan, we took the city's input and we tried to work with all the neighbors to design the best thing we could, which is the lowest traffic count and, then, we were indifferent. If the city wants to open it or close it it's good. I mean I would like to stick with this original plan, just because it will take me a long time to go back through design and -- and I know what this process takes. Yeah, I would -- I would like to stick with this current plan, especially now that I -- you know, have experience in the flex space and I know that it's even higher demand than the luxury units, you know. So, I would -- I would like you guys to take that into consideration. But I'm indifferent if the road gets closed off or not. I think the amount of users that come in here and the traffic -- we have built 120 units so Meridian City Council December 9,2025 Page 31 of 60 far off Highway 16 and I go there all the time and I -- you know, we have sold maybe 25 or 30 of them so far and I have never seen anybody there. I have never seen one of the users yet when I stop by there. So, the traffic count is extremely low. Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: I think I'm inclined to agree with that, because the point I was making earlier if you just go a few hundred feet to the west there is an access point that you can -- I have taken that all the way to Heroes Park when I'm trying to get there for a soccer game in the morning and if you look at -- if this road is open you go back there, there is a lot of -- the roads kind of get cut off. There is not -- you are not having a good through way through Lolo Pass, you are really just getting back into these neighborhoods directly behind this development. So, I don't know that I'm -- I'm always trying to be as sympathetic -- sympathetic as I can to this, because I was also someone who lived on a road that was a stub street and, then, they opened it up and that's why I'm on City Council, because I was really upset with that and the truth is I have actually kind of liked it. It's been really nice to have that access to Ustick from where I'm at and it hasn't been the nightmare I thought it was. But I don't think that we are going to see massive amounts of traffic using this stub street. So, I'm getting to the point where I think I would -- I think it's fine to keep it open. I'm not incredibly worried about what that looks like for the neighborhood. Again, I apologize, I know there is some differing agreement -- or perception here, but, again, you look at Goddard Creek Way, that's a real cut through and that's 200 feet to the west or 300 feet. It's not very far away. So, the people that would be using this are likely to be access points to and from. I don't -- I don't really like the idea of trying to go back to the original plan, just because I am a big advocate for flex space and I do think that there is a huge market for that. I would prefer not to try to do that, but, again, I -- if it's the -- the majority of the Council and everyone agrees that we want to do that, I'm not going to try to stand in the way, but I do think -- I prefer what I'm seeing here as a proposal for that. But I -- as we have talked about it I think the way it's designed it's going to really be -- you are not going to use it as a big gateway, it's going to be a convenience for the people behind there. That's how I see it. Little Roberts: Mr. Mayor? Simison: Council Woman Little Roberts. Little Roberts: Mr. Mayor. Well -- and the more we kind of go over this and talk about the area and things like that I'm kind of liking this a little bit more, because I was originally concerned about, you know, a lot of traffic going through there if we didn't block it off, but it doesn't sound like that will be a huge deal and -- but we have been really focusing on being able to have that connectivity, so I think that is important and this flex space is a little different than what I'm used to with the big roll-up doors, access from the back and things like that. So, I'm hoping that it's going to get more friendly, even maybe some walk through from the subdivision and things like that with products Meridian City Council December 9,2025 Page 32 of 60 that people can come in and purchase and not have a lot of traffic. So, the more we talk about it the more I'm also leaning kind of toward leaving it like it is with -- and leaving the connectivity. Jonsson: Yeah. I just -- I would love to say -- once again it is flex, it's not meant to be real retail; right? So, I think traditional retail would drive a lot of traffic in and out, but the -- the users that typically want a flex space are a very small business owner, they might have one employee, usually that employee is taking -- is on the road; right? They are working throughout the day, they need a place to park their van at night and their materials. So, it's not truly meant to be a lot of customers, but someone who needs a showroom to show what it is that they do for their business, a place to show and, then, a place to ship or, you know, house or store. It's not meant to be traditional retail, but we want it to look that way. Little Roberts: Thank you. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Yeah. I just want to be up front, like I can't support this proposal. I could support something similar to your original proposal that -- if it was all LUXE storage I would be okay with that, but I can't support this approach. I just -- I think it would be a much better fit with the neighborhood. I think I would be fine with closing off access similar to what you had planned originally, if it's all storage, just based on the rationale that the Mayor shared as well. I agree, I don't think we have ever seen kind of a completely -- street completely drive through a storage area, so I think that would be fine. But, yeah, that's kind of where I'm shaking out. Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: I just want to restate. Your preference is this plan. Jonsson: It is. Burnett: Correct. Taylor: And staff, Bill, Nick, if you could clarify -- the restriction on operating a business -- a storage unit like this is the Meridian development -- or the -- our UDC, it's not state law or any kind of superseding authority that says you can't do that; am I correct? Is that something that we have imposed in terms of how we want to see the businesses operate and where they can operate, things like that? Meridian City Council December 9,2025 Page 33 of 60 Napoli: Mr. Mayor, Council, Councilman Taylor, so, yes, the UDC -- but also building code is a large reason why we don't see it -- the IBC and talking with our building department, it's a totally different occupancy classification to run a business out -- or have a storage unit. Fire readings, all of those things can be different for that. Burnett: I have got one more question for staff and I don't remember -- my original plan when I was closing off that street would ACH even allow that? Because that was just a concept and I forgot when I met with them it could be possible that they won't even allow us to completely shut it off. Just to clarify. Napoli: Mr. Mayor, Brian, yeah. So, talking about Lolo Pass? Burnett: Yeah. Napoli: So, Lolo Pass -- ACHD and I actually had this conversation with Dawn, who I think is actually online today, because Lolo Pass is actually considered private as of right now, it would not be ACHD's call, it would be the city's, so -- Burnett: Okay. Napoli: --ACHD -- it's not actually ACHD owned right of way and unless it was going to be extended as a local street, which it's not proposed to, ACHD would not -- would not be their call I guess or their -- their take. Burnett: Thank you. Parsons: Mayor, Members of the Council, if I can just -- I know Council President Cavener isn't here, but I know a couple -- I want to say a month or so ago we were in front of you with a similar proposal where they were doing these condos off a Ten -- it was a project off a Ten Mile. They had a private street going into it. The back half was storage. The front half we said, hey, would you be -- mind doing some kind of multi- tenant industrial and during that hearing Councilman Cavener asked us how much storage is too much storage and so he was thankful -- he asked staff that question, do you guys -- what's your opinion of storage and I think Nick did a great job of kind of answering that question for him. But there is quite a bit of storage in this area and that is one reason why when we met with the applicant, we are like -- we are hearing the same things you hear often. We need flex space. That's -- guys, that's why you have been so supportive kind of in the temp -- and I know context is everything. Where the property is located makes a difference. I get that. But we are hearing that more and more from our developers that we need this small bay industrial, lack of a better word, but in our -- in our world it's flex space. So, I'm not trying to sway you one way or the other, I'm just giving you context that this area does -- is saturated with storage currently and we made the same argument three months ago that if we are going to give up some storage -- we are happy to do that, but we want to see a mix of uses and I think the applicant has indulged staff in this particular case and I know the previous applicant that was before you three months ago did the same thing. They saw some value in it as Meridian City Council December 9,2025 Page 34 of 60 long as they could still have a smaller component of storage. So, again, just kind of give you the -- where we landed and why we got to this revised site plan with the applicant. Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: Unless there is -- sorry. Thank you. Your final comments. We are probably at a point where we close the hearing and make a decision on that. So, if the -- if you want to have any closing comments of questions that we have raised that you haven't had a chance to answer, I -- I would welcome any -- addressing any of those questions before we close the public hearing. Burnett: No further questions. Jonsson: Thanks for your time. Simison: And what -- I'm assuming -- because I know there is people that have been trying to raise their hand, but because it looks like Council is going to act on the application that's presented -- at least with the -- closing the public hearing that's what that's indicating. We are just going to move forward with that at this time. The only thing I didn't notice, but I was trying to see where the conversation was going to go. So, Councilman Taylor, do you have a requested motion? Taylor: Yeah. For a motion I move we close the public hearing on File No. H-2025- 0035. Little Roberts: Second. Simison: Have a motion and a second to close the public hearing. Is there discussion? If not, all in favor signify by saying aye. Opposed nay? The ayes have it and the public hearing is closed. MOTION CARRIED: FOUR AYES. TWO ABSENT. Simison: Mr. Mayor? Simison: Councilman Taylor. Taylor: I think I kind of shared enough of my thinking on this. Again we will say in-fill is hard. It's really challenging. I agree with sort of the -- as a city when we look at what we want to see -- you know, I appreciate the staff working with the applicant, because we do want to see more of this. This is -- we had this discussion even when we were modifying some of our -- our own requirements about, you know, what qualifies for flex space and things like that and we were all big advocates and wanted to work to ensure Meridian City Council December 9,2025 Page 35 of 60 that we are doing more to incentivize and bring more of this flex space forward. I think the application is -- in my estimation I'm satisfied with what we have. I -- with what was presented with the flex space and the storage. I would not be inclined if -- I were to make the motion to -- I would keep that access way open. I wouldn't restrict it. And, again, I don't really -- if Council wants to have the applicant go back -- if they -- if it's not approved tonight and have them come back with the original plan, I'm not going to die on that hill, but I think if this is what the applicant wants to see, there is a need, I could support that. So, I'm -- I know there might be some more things to be shared by Council, but that's kind of what I'm thinking right now. I'm inclined to make a motion to approve it with a few small changes from what's in the staff report right now. Napoli: Mr. Mayor, if I may chime in. If you guys are going to be acting on this application tonight these are just some DA provisions and conditions in question that I wanted to go over with you guys real quick. I know the applicant didn't finish up, but these are things that the applicant shared with us in a response to our staff report since the commit -- with our Commission recommendation. So, DA provision H, that's regarding the four foot berm with the four foot fence that Commission recommended, the original provision you are seeing up here is what we recommended. Commission recommended a four foot fence, instead of trees. So, I guess it will be your guys' purview if you want to amend that to the applicant's request of more mature landscaping, provide ten foot multi-use pathway, so -- ACHD typically doesn't allow pathways to meander. However, I did get the -- I did get cc'd on an e-mail that gave them the okay to meander it here. So, we would -- I would ask you if you are going to approve it that we allow that, because there are some Idaho Power powerlines out here that they are actually going to meander around, so they don't have to move those power lines. That was something the applicant asked of us. Condition 2.6. The fencing., So typically around storage we require eight foot fencing. The code does allow it to be reduced down to six feet -- six -- between six and eight, essentially. We typically go with eight. The applicant is asking for it to be six. And, then, a DA-- if you guys are going to restrict access I just ask you that you put that as a DA provision. Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: If I could just clarify something you said. If we don't want Lolo Pass to be restricted there is no -- nothing that we -- we need to do tonight. Napoli: Mr. Mayor, Councilman Taylor, so Commission did recommend that it was closed. So, I would just like in your guys' motion that you clearly state whether you would like it open or closed and if you do want it closed we would need a new DA provision, that is correct. Whitlock: Mr. Mayor? Simison: Councilman Taylor -- sorry. Whitlock. Meridian City Council December 9,2025 Page 36 of 60 Whitlock: Thank you, Mayor de Weerd. Appreciate that. Mayor and Nick, it was -- was there also a waiver that was needed for the access point? Napoli: Mr. Mayor, Council -- Councilman Whitlock, yes. Thank you. Yes. The access to McMillan does require a Council waiver as well tonight. So, thank you for that. I appreciate it. Taylor: Mr. Mayor, I think there is -- unless there is any more discussion, I'm going to take a shot at a motion with some of these changes. Simison: Councilman Taylor, you are recognized for such motion. Taylor: You might have to help me limp along here. So, I make -- I move that we approve File No. H-2025-0035 with the following provisions: That we allow the applicant to reduce the four foot berm, but, instead, insert more mature landscaping, the trees with eight foot -- eight foot trees and the six -- what did we call it? Six inch caliper trees for more mature. That we allow the -- Condition 2.5 that we allow the pathway to meander to accommodate Idaho Power utility poles and easements that they need to do their work. That Condition 2.6 we require an eight foot fence and that we open -- that we allow for the roadway, Lolo Pass, to remain open and that the waiver -- remind me what the waiver was that you needed for ACHD. Simison: McMillan access. Taylor: Okay. Yeah. That's what I thought. The waiver for access to McMillan Road. That we keep the hours of operation as currently stated with 6:00 to 11:00 p.m. and that we rezone this from L-O to C-C. I think I got it all. Little Roberts: Mr. Mayor, clarification -- clarification. Simison: Clarification. Little Roberts: Eight foot fence reduced to a six foot fence? Taylor: No. I want to keep an eight foot fence. Little Roberts: Thank you. And I will second. Simison: I have a motion and a second. Is there discussion on the motion? Okay. With that clerk call the roll. Roll Call: Cavener, absent; Strader, nay; Overton, absent; Little Roberts, yea; Taylor, yea; Whitlock, yea. Simison: Three ayes. One nay. The item is agreed to. Thank you very much. Good luck on the project and hopefully it makes the area function appropriately. Meridian City Council December 9,2025 Page 37 of 60 MOTION CARRIED: THREE AYES. ONE NAY. TWO ABSENT. 10. Public Hearing for Cherry Blossom East Subdivision (H-2025-0030) by Breckon Land Design, located at 523 W. Cedarbug Dr. and the 0.67 acre property to the east, located in the NE 114 of Section 12, T.3N., R.1 W. A. Request: Combined Preliminary and Final Plat consisting of three (3) building lots and one (1) common lot on 0.79 acres of land in the R-8 zoning district. Simison: Council, do we need a break or are we ready to just move on to the next one? Okay. All right. All right. With that we will move on to Item 10, which is public hearing for Cherry Blossom East Subdivision, H-2025-0030. Open this public hearing with staff comments. Parsons: Thank you, Mayor, Members of the Council. Next item on the agenda is the Cherry Blossom East Subdivision, again, another in-fill project. You probably had a chance to look at the public record and see that we have gotten quite a bit of public testimony on this particular item during the Planning and Zoning Commission, but as it transitioned to City Council I noticed there were two additional pieces of public testimony in the record for this evening's discussion. So, you can see here that the subject site is currently annexed and zoned in the city. In 2018 the City Council did approve a rezone and a preliminary plat for this particular project. In 2019 the applicant moved forward with first phase of that -- that project, but this piece was left out, because they were working with the city and the adjacent property owner on some access issues and so during that time that they weren't able to get a time extension in place quickly enough and so the project has expired and so we are back in front of you this evening proposing a plan that is consistent with the recorded development agreement. So, you can see here on the Comprehensive Plan, the future land use map, it is medium density residential on the city's Comprehensive Plan, which we anticipate residential densities between three to eight dwelling units to the acre. This project comes in a little over three dwelling units to the acre, which is consistent with that FLUM designation. You can see primary access to the site is off of Northwest 4th Street. Again, you can see the one existing residence that is in front of this particular property. That was the access in question at the time that this was in front of you in 2018. The applicant has worked with city staff, our city attorney's office, and got that issue resolved. They have determined that there is legal access across that property to this particular project. So, that is no longer an outstanding issue for this -- this property. So, the applicant is here tonight to subdivide this property from one lot into three lots and the acreage is 0.79 acres in total. You can see the primary access serving this is a common drive. That was part of some of the other contention with this particular property is adjacent to this property directly to the south is an existing 11 foot driveway that the two property owners currently use. Now, there was a record of survey that was established in the early 2000s for a 30 foot access easement to those particular properties. However, they only built an 11 foot driveway. They did not build a full 30 foot width that was allowed under that record of Meridian City Council December 9,2025 Page 38 of 60 survey. We have met with our Fire Department, they had confirmed that they are allowed to continue to use that driveway. There are no issues as -- as far as the Fire Department is concerned for access to their home. But this particular driveway will abut their driveway. So, although they don't have access to drive on that adjacent driveway, they do have a full 20 feet per city code. So, they will be side by side, but no one has the right to use either driveway, which makes this a unique situation tonight. But good news is sewer and water issues have been resolved and the applicant has worked with our Public Works Department to get that -- that figured out as well. You also note on this particular plan -- it's hard to see here, but there are existing power poles -- Idaho Power poles that are on the site, one here, one here, that pinch that common drive or that -- that access drive into the site from 20 feet to like 19 and a half feet. I don't know the exact measurement. I'm sure the applicant will share that information with you in their presentation as well. So, essentially, these lots meet the R-8 dimensional standards of the code, which the minimum lot size is 4,000. 1 believe these exceed the minimum 4,000 square foot requirement. Because this site is under the five acre threshold, open -- common open space is not required for this particular development. One of the outstanding issue -- not really an outstanding issue for the Council, but one of the items that was discussed at the Planning and Zoning Commission was the irrigation for not only the first phase of the development and this particular phase of the development. Applicant went in full length and detail at the previous Planning and Zoning Commission hearing. They did note there is some deficiencies to that current system. They agreed on the record to fix those deficiencies and both subdivisions should have adequate water rights and should -- the pump is adequate to serve both developments is what came out of that hearing. Other issues -- or whether or not this would be a standalone HOA or joined with the previous first phase and the neighborhood -- the neighbors in the current phase -- the first phase do not want this to be part of the HOA and the applicant has agreed to meet those terms as well. So, everything that I'm discussing before you this evening has been addressed in the staff report and the conditions of approval. So, there really is nothing for you to take action on this evening, other than the applicant's request for the three lot subdivision. As I mentioned to you, did receive some public testimony. This -- today. Primary concern seem to be the power poles and -- and, then, access. Again, some of the southern property owners are still concerned about how trash -- trash and emergency services will get to them with that sub size driveway. I think the applicant can also share some of that information with you as well. You could probably see neighborhood concerns discussed at the Planning and Zoning Commission. Again, traffic, irrigation as I mentioned, access to the development, guest parking. So, this does not have access to a street. So, again, the applicant intends to develop these homes consistent with the parking standards of the code. Trash and emergency vehicle access for that adjacent southern property and, then, obviously, the homeowners in the Cherry Blossom first phase want the developer to turn over the common lots to them and they want to manage -- control their -- their subdivision moving forward. Again, the applicant's been working with the developer to make those things happen and that has been conditioned in the staff report. So, to staff's knowledge there aren't any outstanding issues for you this evening and I will happily stand for questions you may have. Meridian City Council December 9,2025 Page 39 of 60 Simison: Thank you, Bill. Council, any questions for staff? Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: Bill, kind of followed some of the discussion about the irrigation and the pump being a little bit insufficient. Just kind of help me -- a third party needs to validate that the pump can service both the new -- the three homes and the existing homes on the HOA; is that correct? Parsons: Mayor, Council Member Taylor, that is -- that -- that work has been done. Taylor: It has been done. Parsons: That has been done. Yeah. I left that in the hearing outline so you guys can kind of be purview to some of the things that transpired. But, yeah, that was part of the public testimony during the Planning and Zoning Commission where the applicant met with the pump company on site, they -- that's why I say -- and they would -- they determined there are some upgrades that need to happen. That will happen and, then, that person certified that this system can adequately serve both developments. So, the odd part is -- is the pump station is going to be on a common lot in this subdivision. So, access from that development will have to come down the common drive and get to it. So, if you look at my cursor here, the existing pump -- irrigation pump station is located here at the end of the common drive. Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: So, just to make sure I'm tracking. So, that pump station will serve both, but the community to the -- the west to access the pump has to come around the block or so and access it this way. Parsons: Mayor, Members of Council, Councilman Taylor, that is correct. They will have to go out of the neighborhood to get to this particular pump, unless Council wants them to provide their own. But I -- again, I think -- at least from the information that I have heard and the documentation from the applicant that they presented it seems like this -- this can work well for both developments and that is written as a condition of approval that they certify that make sure that it works. Simison: All right. Will the applicant like to come forward? Good evening. Davis: Greg Davis. 6661 North Glenwood Street, Garden City, Idaho. 83714. We have a presentation. Thank you. So, Bill stole my thunder on most of this stuff here, but I will add a little detail. Can you put it in presentation there, Bill? Okay. Thank you. Meridian City Council December 9,2025 Page 40 of 60 So, a little bit more on the history of this. Bill covered -- this was approved as part of the original pre-plat with Cherry Blossom Place in 2018. Because of that the three lots here were held off of that first phase final plat and did not get a second phase in time. So, it was recorded as Cherry Blossom Place here and, then, this three lot parcel that is coming in as a combined pre-final plat as Cherry Blossom East. To get to this point we have been through a couple of neighborhood meetings before first going to P&Z. We got a continuance at that point due to -- mostly the issues related to the irrigation and concerns with the HOA and so we were requested to go back and try to work with the neighbors on those items, as well as have the evaluation of the pump to come back and got through P&Z after two more neighborhood meetings and, then, we are here tonight. To start off with in that first neighborhood meeting staff had told us that with the existing driveway we had two options. One being we could get with those neighbors and create a single driveway to be shared by both parcels on the north and south side, which would require a shared access agreement. Neighbors did not want to participate in that and so we moved to the second option, which was to have our own 20 foot wide driveway on our project site, but that would require a five foot buffer in between the two driveways, as well as a fence. After going through the process staff backed off on those requirements and so we have ended up at this site plan where the two driveways are adjacent, without the fence and buffer in between and just have to use good faith not to use the other driveways without that cross-access agreement. Basic issue on this one -- the Fire Department requires a 20 foot drivable surface. As Bill brought up we have those two telephone poles or power poles that are keeping us from having a 20 foot wide driveway across the property to the east on that existing driveway and slightly into the project site. Working through this with staff and Chief Taulbee with the Fire Department, we have come to agreement that full width across the project site of 20 feet, plus the two foot rolled curb to the west of the power pole -- excuse me -- and slightly reduced width across the east portion of the site, as well as off site on the neighboring property, due to the power poles, this also allows a consistent flow through that gutter for drainage off the site and we also have a mountable curb there and so they are still approaching the 20 feet for access for emergency vehicles and trash collection. Next item that was a big discussion point was water for the site. We initially proposed to have a hydrant on site, which would require running a main through the existing driveway and our proposed driveway, to do so along with the existing sewer main city would require a 30 foot easement for both water and sewer and we only have the 20 foot access easement across the Fusselman property and so he had to come up with alternatives. After many variations there we worked with Public Works and Fire again and determined that with the existing hydrant across Northwest Fourth Street that we only needed sprinkler access for the furthest lot away in order to not need a fire hydrant within the project and so the solution to run a four inch fire service to that far west lot and, then, provide water to the lots with services, as opposed to a water main on site, got us around needing that 30 foot wide easement. The HOA situation between the two subdivisions was a point of contention. The existing neighbors in Cherry Blossom Place did not feel that the residents of Cherry Blossom East should have access to their amenities and they were concerned about having to pay a part of the maintenance for that new proposed common driveway and so the developer pivoted at that point and said, that's fine, we will create a separate HOA for Cherry Blossom East Meridian City Council December 9,2025 Page 41 of 60 and they will not have access to the amenities. Planning requested that we get a written notarized consent to be submitted to the Cherry Blossom Place Homeowners Association for the proposed development to use their irrigation pump that they are using today and connect to that system. We created a letter of consent and cost sharing agreement between the two HOAs that details the cost sharing and maintenance between the HOAs for that and, then, the neighbors were concerned that the developer would not turn over the HOA, so he wrote a letter to the neighborhood stating that once Cherry Blossom East is approved he would turn over the HOA to Cherry Blossom Place and, then, finally pressurized irrigation, Bill spoke to this a bit already. We did -- between the original P&Z meeting and the second have Stephen Laidlaw of Precision Pumping Systems come out and verify that the pump was as designed and fully capable of providing the 44 existing lots in Cherry Blossom Place, as well as the additional three lots that will come about with Cherry Blossom East. However, they had had multiple incidents where the pump was running dry and in looking at that we have plenty of water rights for the lots in question and just feel like there is an opportunity to improve the source water into that pump system and so those are design improvements that we are planning to make and will address that as a condition of approval and that -- with that I will stand for questions. Simison: Thank you. Council, any questions? Little Roberts: Mr. Mayor? Simison: Council Woman Little Roberts. Little Roberts: Mr. Mayor. Greg, thank you so much. Great presentation. And I have got a question about the water, but I think I have the only -- the privilege of being the only Council person that was on when this went through originally and not only did the development have some things going on with water, but all of the older neighbors -- I'm getting a head nod behind you -- had issues, because they had a ditch that was used and they were very very concerned. But it looks like with the common drive that that isn't an issue, but I just wanted to bring it up and see if that had been a concern at all with the neighbors near where these are being built. Davis: I'm sorry, can you clarify what the concern was? Little Roberts: Well, they were concerned about their ditch water, because the neighbors -- the older homes all had a ditch that they would get their water out of and they were afraid they would lose that. So, I don't know if the homes -- because are there some homes in front of them? I think you may have some help behind you with this question. Davis: Sorry. Council Woman Roberts and Mayor, are we speaking to the -- the residents to the north using the ditch? Please. Meridian City Council December 9,2025 Page 42 of 60 Breckon: Mr. Mayor, Council Woman Little Roberts, I was also around for the previous and I know exactly what you are talking about. I remember those. Simison: And if you can state your name -- name for the record. Breckon: My name is Jon Breckon. 6661 North Glenwood Street. And, no, there hasn't been any issue with those lots to the south. No, this -- the issue that we have been working with here is the pump station for this development and there has -- there has been some occurrences where the wet well's run dry and so as part of this checking on that system and trying to figure out what the issue is, went back through all the calculations and the water rights and all those things and why is it running dry. There is plenty of water in the ditch as what we have verified and the pump itself is fine. The issue is with the delivery, getting the water into the wet well to the pump and so as part of this design we have some improvements to make and that's -- that's all been addressed. Little Roberts: Thank you. So, no one needs to worry about their ditch water? Breckon: No, ma'am. Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: A question about the driveway. So, there is going to be a driveway built immediately adjacent to the existing driveway. Will there be a six inch, two foot -- any kind of space between the two or will it mirror almost exactly the existing driveway to make the 20 foot wide sort of access for fire department? What -- help me really understand what this is. Because originally there was a fence that was going to be between the two driveways. That's no longer part of it. But can you just walk me through what that actually looks like? Davis: Yes. So, if you look at this driveway exhibit that we have here, the existing driveway south of -- of the project is on the property line for the majority of the length of that boundary, but you can see this -- sorry, I'm having troubles with the mouse here -- but on the east end of that fades away from the property line slightly. So, if the new driveway is constructed as it should be on the north of the property line, there could potentially be a small gap at the beginning there, but in the majority of that, yes, they would be touching and effectively one driveway. Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: So, the existing driveway that's there from -- that serves those homes to the south, that's 12 feet wide? Meridian City Council December 9,2025 Page 43 of 60 Davis: Eleven. Taylor: Eleven feet. And, then, in your building how -- just remind me again what you are going to be building will be how wide? Davis: Twenty. Taylor: Twenty. So, the 20 and, then, the 11 or so -- okay. And, then, for the fire department really quick. So, we have talked about this before. We are not going to have -- or we are not -- we don't allow for a physical barrier between the two, because we needed to have access for emergency service vehicles to get down that driveway and to be able to turn around. Can you -- can you walk me through some of the discussion that you had with respect to this property? Taulbee: Absolutely, Mr. Mayor, Councilman Taylor. So, as it speaks to this scope of work specifically for Cherry Blossom East, the minimum that you can actually build a driveway -- you can serve up to five residential units off of a 12 foot wide drive. That's adopted by state law and it's in within the Meridian Fire Code adopted as well. However, for this specific situation they are providing what we typically see in a commercial establishment or a commercial drive through single family dwellings would be a 20 foot drive. That -- that's a -- that's a common standard for fire department access roads. However, driveways are allowed in the code to be a 12 foot minimum width, as long as they don't serve more than six homes. So, in this situation, speaking to the residents that are pre-existing on this road, I look at that as a pre-existing nonconforming condition that I can't speak to as to why there was no turnaround designed when it was built. Based on the year it looks like it was early 2000s. Again, don't have much historical context on that. However, on the new scope for Cherry Blossom there is a hammerhead that meets our alternative design turnaround standard and so with that -- and, then, because of the distance, the furthest home being more than 300 feet, they are going to provide fire sprinklers in that home. So, with that it meets the intent of the code and, then, what is -- for that laid out for that division -- the subdivision. Taylor: Thank you. Simison: Council, any additional questions? Bill, are you trying to say something, too? Parsons: Mayor -- Mayor and Council, before we open it up for public testimony, staff did restrict fencing from happening between the two common drives, just -- and, then, the applicant will have to figure out drainage, because as you know if you got driveways butting up against driveways they will have to design drainage so it stays on their site and it's retained on site. So, all of those things have been worked out or being worked out as part of this application. So, just want to at least get on the record that we are aware of it. It's an unusual situation, but we do feel like we have all contingencies covered with this particular project. Meridian City Council December 9,2025 Page 44 of 60 Simison: Okay. Thank you very much. Davis: Thank you. Simison: Mr. Clerk, do we have anyone signed up to provide testimony on this item? Johnson: Yes. Laura Lee Bauer at the address. It may be wrong. No? Laura Lee Bauer? Yeah. She was signed up here to testify. I was thinking it might be the wrong sign up. But that's the only person marking they wished to speak. Simison: Okay. Is there anybody that would like to provide testimony on this item, if you would like to come forward at this time. Or if we are online. Come on forward, sir. If you are online if you use your raise your hand function. But I think those are just staff online, so I think we are good. If you could state your name and address for the record, please. Hansen: Name is -- name is Scott Hansen. 1247 Northwest 45th Street. Live -- live to the south of this project or the first home on the driveway. First home -- or on the driveway to 4th Street. Twelve foot driveway. Three, four hundred feet long. Lived there for 25 years. Trying to -- you know, I guess my -- that's who I am. One of my -- one of my concerns I discovered this week was my power -- underground power comes from the pole adjacent -- or in front of my house, which has not been addressed or marked or even surveyed that that line lays there. It's not in that -- in any of the drawings. That's one of my concerns. I have addressed many other concerns at the other meetings and just look --just hope you look through them and -- but, really, not for the project, but I do see that that it's inevitable that there is going to be, you know, something built there eventually. So, I appreciate it. Thank you. Simison: Okay. Thank you. Council, any questions? Okay. Is there anybody else that would like to provide testimony on the item? Come on forward, please. Good evening. Williams: Hello. My name is Marjorie Williams. I live at 1251 Northwest 4th Street. I'm Todd and Christie's neighbor -- one of the south neighbors affected. I mean I feel like I'm set up to fail here honestly. We only have three minutes to talk and it wasn't accurate the representation Bill gave. The access point was connected, but the developer overbuilt his access point where the Hunter Lateral and Cedarwood is, so now that's disconnected and he had to -- I guess I can't go into how he obtained the easement from our neighbors, but it was gotten, so now they have the 20 foot wide easement and I know Fire Marshal Taulbee -- you know, they put -- the minimum radius is something like 28, but so they have 20 feet total, but a ladder truck will never fit without trespassing on our property. A sanitation truck will never turn on it without trespassing on a property. Geometry doesn't lie. So, the city is assuming trespass for every large vehicles, everybody pulling a camper, a boat, anything onto our property and that's just one issue. The power pole is very glossed over where -- so, it's -- it's around 19 feet. I have measured it myself and, then, you are adding like a two foot curb. So, I mean it just -- it will never meet fire code unless -- unless you move the pole Meridian City Council December 9,2025 Page 45 of 60 and, you know, unless you think the International Fire Code isn't an issue and it dead ends. So, it's a 370 foot driveway that dead ends. So, I'm at the very end. I have kids. I have young nieces and nephews. We have no safe pedestrian access to 4th Street and now it's increased traffic to six to seven homes and it -- we are -- we are totally separate. We are not a combined by assumption neighborhood to the new development. He mentioned the 30 feet like that should be developed -- like as a benefit to the new neighborhood. So, we have a survey document from the '90s that shows trees on it and different things in people's yards that were never meant -- it's primarily access to power lines and things. It was never meant to be developed as a driveway and the rural standard back then was 12 feet and our driveway is 12 feet. That's 11 that's paved and it actually goes over, so our pavement -- it will be pavement, a little bit of gravel strip and, then, in their pavement. And back to the 30 feet. If we use that 30 feet our neighbor Holly on the end, if you actually look at it, you would be opening a car door into our house. There is not any room it. It's basically our property has been ignored in this process. Simison: Just -- thank you. Williams: So, one final thing. Will the city require, if this is approved an easement, so -- so we maintain our fire access and sanitation access? Will they require that of the development, because we are separate and we don't have access. Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: Marjorie, I would like to ask you a question. Williams: Yes. Taylor: Your -- so, your -- your garbage, do you wheel it to the 4th Street? You take it all the way down or they come up the road? Williams: They come up the road. But they don't come on our driveway, because it won't support the weight. They have always come up the gravel drive on the Fusselman side, our neighbors across the north side. Taylor: Is that -- so, is that property on the north side is that -- is that the applicant's property? Williams: It's partially the Fusselman property and partially the applicant's property. Taylor: So, Mr. Mayor, just -- if I can -- give me a little latitude to ask just a couple of questions, because I did read all your comments. Simison: Take your latitude. Meridian City Council December 9,2025 Page 46 of 60 Taylor: Thank you. I did read through your comments, you know, the letters you wrote. So, I just want to kind of make sure I'm understanding what you think. So, the garbage trucks access the property -- not on the drive, because it would probably crack the cement and it would crumble that. Williams: And it wouldn't fit. Taylor: And it wouldn't fit. So, with the -- what kind of discussions did you have about cross-access with applicant? I know there was -- that's not been granted here and so there is a desire by you and your neighbors it seems to like preserve -- this is our property for our use. You don't want -- Williams: Well, I actually am very much for development and legal development and the Unified Development Code is for homes and I did try to bring up these issues with the applicant and Doug Jayo specifically stated to my husband's and my face that he takes what he wants and he is not going to work with us. Taylor: Okay. Williams: And I can say that for a fact. Taylor: So, then, if this is approved tonight what -- in terms of access for garbage trucks, my understanding was that the -- the new driveway would need to be developed in a way where it could handle a lot like a fire truck or a heavier load. Will they be using your neighbor -- the -- this new development's driveway to pick up your trash as well? Williams: Well, we wouldn't have an easement. We have no easement to anything on that side at this time. So, we would lose our access. Taylor: You don't currently have an easement anyway; right? So, the property -- Williams: No. It just historically -- because it was rural and it was a presumed land locked, because of -- I guess that -- the way the easement sat and the access would have been totally through his point that he blocked. Taylor: So, tell me -- I'm assuming that there was some discussions about like some kind of a cross-access agreement where you work together. What was it -- Williams: We tried. Taylor: What was it that you didn't like about that, whatever the discussions were? What were you not comfortable with? Williams: He wanted to take our land for use. So, we actually had a realtor look up the market value for what our easement would be worth if he were to use it and he only Meridian City Council December 9,2025 Page 47 of 60 wanted to take use of our easement and had no discussion and, then, our property value would decrease by a hundred thousand dollars for each home. Taylor: But this easement we are talking about would just be the -- Williams: If he used our driveway and, then, we would agree to the Unified Development Code standard of homes or take into account at least the International Fire Code of five homes, because now there is six on a common driveway. Taylor: At the time your -- your property was built was it county land or was it annexed in the city at that time? I mean -- Williams: I believe it was annexed in the city, but I can't speak to it a hundred percent. It was -- I have some survey maps from the -- from the '90s that I believe it's in the city, but -- Taylor: Okay. That's all my questions. Simison: Council, any additional questions? Thank you. Is there anybody else who would like to provide testimony on this item? Okay. Seeing no one, would the applicant like to come forward to close? Davis: Greg Davis. 6661 North Glenwood Street, Garden City, Idaho. Mr. Mayor, Members of the Council, the developer is still in favor of making this development with the cross-access agreement. That was always our intention. That's why we went with option one first with the neighbors and were disappointed when they did not want to participate in that and so we were forced to go with the option two where they did not have the cross-access agreement. There wasn't really a lot of discussion in the neighborhood meetings beyond, no, we are not going to do that. So, we tried to explain the implications of that, but didn't get very far. I do have one slide I will try to find here that shows the route that the service trucks need to take to -- today and after the development -- I'm sorry, I'm not seeing it in our slide, but I could show you on this one. The radius is meeting code of interior -- inside radius of minimum 28 feet, outside radius 40 coming off of Northwest 4th Street onto the proposed driveway. The hammerhead turnaround is built to code as well, so that a fire truck or garbage truck can come down and make a turnaround. We do not exceed 150 feet past the hammerhead. Everything is code in that way. And so with the proposed driveway the neighbors to the south are actually gaining legal access, where today the trucks have to drive on the developer's property in order to get back to their access to those homes. Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: Can I just ask a question while we are on this. So, the garbage trucks are going to be able to drive down your driveway. They are going to be able to turn around in that Meridian City Council December 9,2025 Page 48 of 60 hammerhead turnaround to collect the trash. Fire truck, if there is an emergency, would be able to access that via this hammerhead. The neighbors to the south -- are you going to allow the garbage trucks to pick up their trash from your driveway? Davis: Mayor, Councilman Taylor, technically there is a need for a cross-access easement to allow that to happen. I think that in reality if they don't want to go into that that's the way things are going to happen. The trucks will come down our driveway and service those homes, unless somehow they are forced to roll their containers out to Northwest 4th Street, which doesn't seem feasible. An emergency situation they are going to use what they need to do to get it there and fight the fire. Taylor: Can you address -- and Mr. Mayor -- Simison: Councilman Taylor. Taylor: -- have some follow up. So, there is an implication that if there is -- that if anybody in your -- any of these neighbors or any services go on the other driveway, the neighbors to the south, that there is a trespassing situation. That was kind of what's suggested. That seems like a really unfortunate scenario for both parties. I'm just trying to wrap my mind around where we are at with some basic city services that are trying to be provided. I don't want to see us in a situation where there is a -- some kind of a civil suit or some kind of issue that requires Chief Basterrechea and his people to get involved in something -- or the courts in something. I think that would be really unfortunate. I'm hoping that there could just be a pretty simple arrangement. I must -- could a -- could a cross-access agreement be reached maybe a year down the road? Does that have to be part of this application? And maybe that's a question for staff. I mean I would hope that the parties will continue discussion to say like let's resolve this in a way that makes sense for every -- all parties. But, Bill, is that required as part of this application approval or not approval? Can that come later? Parsons: Yeah. Mayor, Members of the Council, the applications here that's before you there is no other chance to get the bite at the apple. It's subdividing it and so, really, if that's something that the Council wants to see happen, it needs to happen with this application. Taylor: But legally could it come later or does it have to happen -- Parsons: I don't know how we track that. I mean -- to be honest with you. Because, again, from our standpoint I don't know if you want a condition of approval for a final plat that says come back in a year and get a cross-access agreement. It's -- usually in our world it's prior to getting signature on the plat you do the X, Y, Z and, then, we verify that the conditions are all met and, then, once those conditions are satisfied and all the improvements are done, then, they are eligible for building permits. Taylor: And, Mr. Mayor, if I could ask Greg another question. Meridian City Council December 9,2025 Page 49 of 60 Simison: Councilman Taylor. Taylor: What are you going to do to stay on your side of the property -- or you, I mean the people that would -- at one day -- I mean we need to be respectful of people's property rights and if that's their desire and wish, then, we try to accommodate that. What measures do you envision you taking while the property is being developed, while construction is underway, because that seems to me like the biggest problem is potentially when there is construction, like that -- that can be a messy process. Sometimes you bring in contractors, you -- maybe they don't know, they see a driveway, they are going to drive on it, dump a bunch of dirt, then, we are having real problems. So, that's the first problem. Then down the road when there is actually homes and people are living there I -- you know, can you speak to me a little bit -- how are you going to address that concern, especially if these projects are going to be built. Davis: Mr. Mayor, Councilman Taylor, excellent question. I believe that's why planning initially was requiring the fence in between the driveways or a barrier to have some way of policing that cross-access -- a lack of a cross-access easement. A potential way to control it during construction as a temporary measure is perhaps a temporary fence or signage to -- to notify people that they are to stay on the new common driveway, but beyond that I don't have an answer. Breckon: Jon Breckon. 6661 Glenwood Street. Mr. Mayor, Councilman Taylor, the -- during construction is fairly simple. We would provide a temporary construction fence along that property line from the majority of the work and, then, at -- at time of paving that would be removed to butt that up. That's how we have it designed. I guess the other thing to reiterate is we are more than willing to have -- allow the neighbors to the south to have access -- let the trash truck have access, so they can continue having their trash picked up the way they have in the past. We would love to do a cross- access agreement just to -- so, there is not any questions. Not sure on how we get there. Our assumption has been that they will continue to -- or once it gets built that they will -- you know, there will be some -- without a fence people will just do what they do and -- and drive on either side most likely. We have a design -- we have got more inadequate access for these new lots and -- and don't take issue. I think a cross-access agreement would be the best solution in the long run. That's what we had presented at the very first neighborhood meeting was that option and to -- as part of that to share in maintenance costs. It is -- something I would point out is that this -- this new driveway, the hammerhead turnaround, is on its own lot. It's easy enough to separate that legally with an easement. I don't foresee any trespass issues, because these lots, as they are sold, they are their own lots. You know, we have the three buildable lots and five -- or two nonbuildable lots and so I don't anticipate really any issues there. Of course there is the -- you know, there could be questions at some point in the future when you get to maintenance and use, part of the -- part of this HOA will be to have a maintenance agreement with these three lots to make sure that the driveway is maintained and then -- well, I guess that's -- I hope that helps answer your questions. Taylor: That's helpful. Mr. Mayor. I had a question for Bill. Meridian City Council December 9,2025 Page 50 of 60 Simison: Councilman Taylor. Taylor: If we put a -- if a fence were put up that would actually cut off the services to the properties to the south and make them -- make that unacceptable from an emergency services response perspective. Also there is no trash collecting, because we are not taking anything down a 12 foot -- or 11 foot wide driveway. Is that why we said we removed the fences, so that the neighbors to the south would have access to these services in an emergency? Am I -- am I understanding that correctly? Or could you maybe pinpoint why no fence? Parsons: I believe they can have a fence. That wasn't the issue. Taylor: Okay. Parsons: It's -- a fence is limited on what can be there. But you are right, that would impede. When we met with -- we have had an applicant -- we have had a meeting with the developer and we worked out all these issues. Like the applicant stated, water, sewer, access, fencing, we just think it's in the best interest not to have a fence just for those reasons, because people are going to do what they are going to do and all that's really going to happen is the fence is going to get hit, it's going to get broken, nothing is going to get resolved. In the perfect world the best solution for this project is everyone rebuilding their driveways and having one common driveway that everyone uses and shares the cost in. That's what we have told the applicant from day one when we started pre-apping with them. Unfortunately, I can't get three prop -- the two property owners to agree. That's -- that's their own decision they have to make for themselves. We can't -- the city can't force them to do that and I can't make a developer be polite to a neighbor. I mean that's -- you got to have civility at some point and people just have to work together and figure out a solution. The city can't always solve everyone's problems unfortunately. So, in our deliberations we are trying to solve a majority of the problems that we can. This seems to be the best solution based on the number of issues we had at the beginning of the project and that's where we are landing at tonight is what we have in front of you. Yes, I see it being an issue in the future that I'm going to get e-mails from neighbors saying so and so is on my driveway. So and so is using my driveway. So and so is doing this. It's going to -- the reality is those things could occur here and so whatever we can do to minimize that today I think it would be helpful. Again, I don't know if the neighbors want to come up here and say they are willing to work with the neighbor, if you want to bring them up and ask them that question. I don't think we closed the public hearing. But I'm not sure if they are amenable at this point. I'm happy to go have a conversation with them, too, and, then, share that conversation on the record as well. Strader: Mr. Mayor? Simison: Council Woman Strader. Meridian City Council December 9,2025 Page 51 of 60 Strader: I do think it's worth it to consider -- like just to communicate openly with the neighbors, I believe this is going to be approved. There is going to be some -- there are going to be homes here and I do want to just give the neighbors maybe an opportunity just with a show of hands if anyone is open to working on a cross-access agreement and a continuance for a couple of weeks to do that, because this is really a bad outcome for everyone. Like this is not efficient. It -- I think it hurts everybody. It's just unfortunate that -- that everybody couldn't -- you know. And I don't want to get into like the blame game of who said what and all of this, but I mean if there are neighbors that are open to a continuance to try to work this out further I would love to hear if any of you have something to say. But if not -- Mr. Mayor, would it be okay if we hear from the neighbors? Simison: Ma'am. Hansen: Misty Hansen at 1247 West 4th Street. I just want to speak to -- when we talk about this cross-access I totally understand. I mean we get these homes are going to go in. We totally recognize that. We are not stupid. And we understand this whole -- we had the access to this field for 23 years, you know, and had that turnaround. What we are worried about is that they want to put pavement right next to our concrete. They want us, who are not on HOAs and have never been on an HOA, to somehow be in a shared understanding with wild cards. We don't know who is going to move in here. We don't know that they are going to agree to pay their share. Right now we have been neighbors with Margie and Justin and Carollee -- for 20 some years, so we know anytime there is a fence or there is gravel that needs put in or anything that needs done we just share the cost. But now we are going to have three new neighbors that are on HOAs of their own. How are they going to say, oh, yeah, we will help share in the cost of your private driveway, but you need it -- I just -- we don't understand how that's going to work. It doesn't make any sense to us. So, that's where we are coming up with this cross-access with no financial understanding of how that -- how this applies to us is I think our biggest deal. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Have you at any point been willing to enter into negotiations with the developer to try to come up with an agreement that is equitable or a shared understanding or do you feel like it's just not possible to reach that point and so you just feel more comfortable proceeding kind of go it alone where each can have our own side of the driveway? Hansen: Well, I don't want to speak for Margie and my husband either. Honestly, I don't -- because they have kind of -- everybody has their own little opinion here. My personal opinion is we need to come up with this -- with a negotiated answer to this. We need the shared access. We need to have utilities come through. We need to have fire Meridian City Council December 9,2025 Page 52 of 60 trucks come through. We just don't know what we are going to -- what is going to happen when you have three people on an HOA and four of us not on an HOA. Strader: Uh-huh. Hansen: I mean I understand what -- how HOAs work and their fines are going to go up. They are going to have more expenses. They are going to have to keep paying it. We aren't paying anything, but yet when it comes time to repairing the damage so -- and when it comes to a negotiation there has never been an equitable -- nothing's been mentioned about monetary means to set us -- to set us up to be prepared for whatever that cost might be that we could put in an account and go, okay, we are ready now when this happens. We can take care of our side of the road. That's the thing. It's never been brought up. It's just -- just give us access and, then, we are like, well, now we have to pay for this other road that's encast in gravel and not been an issue. We brought in gravel and filled it when we needed to to keep -- maintain our level of our driveway, so we didn't break it off. We just did that. We have taken care of that field for fire reasons at no -- we didn't charge Joe or Mageddons -- or whatever her name was. The lady that used to own it. We used to take care of that field. We still do it. We still go out there and mow it down to make sure there is no fire damage or whatever. I just don't know what -- when it comes to the developer we have not been approached. We have been approached by Bill, but only in the fact of you need to -- we need access to that and I can't speak -- he would always say I can't speak to -- if there is any monetary means or how that would work. You just have to work it out with the new neighbors when they move in. Simison: A suggestion -- and maybe it's a horrible suggestion. You guys establish your own HOA and allow them to opt into your HOA with the financial contribution at that time to address those issues and I can see an easy 300 -- 300 foot fence that would have to go in there -- is a nice way to go towards establishing a fund for shared maintenance of something that probably wouldn't have to do for 20 years. But I think there is a way for you as the homeowners to address this -- getting them to do that, but you are in control of the conversation to achieve the out -- the best outcome. That would be my suggestion. You don't have to pay anything to an HOA that you don't self-establish for yourselves if you set it up. It could be a zero cost HOA, but you -- but you create a shared financial arrangement and allow them in. But I'm not the attorney and I'm -- but that's how I would do the situation, as compared to having a 300 foot fence when I -- I'm a firm believer that good fences make good neighbors and if that's the only outcome that's -- that's an outcome. Hansen: No. Honestly, I don't agree with the fence. I don't think -- Simison: I don't think anyone does. Hansen: I mean we are a very open neighborhood, open yard, always very neighborly. It's been awesome. So, to put a fence up is -- to me is the actually the opposite. It's meaning we don't want to have you -- Meridian City Council December 9,2025 Page 53 of 60 Simison: Correct. Hansen: -- as a neighbor. That's not what we are looking for. And we also realize we need access -- emergency access. We need, you know, just -- and so today we don't want to be bad neighbors. We want to get along with these guys, too. So, we don't want to set this up to fail. We just realized that we have a value to our property and we don't want that value to be depleted or ruined when you have three neighbors we don't know what's going to happen and if they are going to go screw you we are not going to help and, then, we are taking care of it ourselves, which we would, because we don't want our neighborhood to go to crap. We have lived there a long time and we want to live out our life there, so -- but I agree that's a great idea. I want to look into that legally on that HOA thing. I didn't know we could do that. Simison: Okay. Hansen: Okay. Thank you. Simison: Come on up. Williams: So, I would be willing for -- you know, to go forward with the cross-access agreement. Sorry. Marjorie Williams talking. 1251 Northwest 4th Street, but -- so, now we have a long narrow common driveway, not a common street with the cross-access agreement, with six to seven homes on it and no -- still no safe sidewalks out and it breaks Idaho -- it breaks the law in Idaho to have more than four houses and, then, fire code is five. So, would that be discussed following state law as to how many houses would be on a common driveway? Simison: I wasn't aware there is an Idaho Code for that. It was city. Taulbee: Mr. Mayor, so the Idaho Administrative Code allows five homes on a -- on a driveway and so, again, you know, looking at this new scope -- I wasn't necessarily combining them, because they are -- there wasn't an existing drive more than 12 foot that even had a compliant turnaround, so our code amended here in Meridian allows six homes on a driveway and so -- and it would have to provide a turnaround of more than 150 feet, which this would. So, obviously, the combined improves the site for everybody for fire and emergency response. I a hundred percent agree with that. Again, you know, as far as the existing -- I couldn't tell you if their driveway would support 82,000 pounds or whether it was engineered, because it doesn't have a turnaround now, it went off into the dirt and gravel, which we wouldn't allow. So, in saying that our current code does allow six homes off of a driveway. Williams: I thought the fire code was five and, then, the Unified Development Code -- and I provided the actual written code in my e-mails -- is four. So, the Idaho law is four and I have it written down there. If we could clarify that. Nary: Mr. Mayor? Meridian City Council December 9,2025 Page 54 of 60 Simison: Mr. Nary. Nary: Mr. Mayor, Members of the Council, may have -- I guess the misunderstanding or the -- maybe the misinterpretation -- the way we have had to address this, because there is no -- no cross-access -- these are two different driveways. Williams: Yes. Nary: So -- so, each driveway independently I think has three homes on it. Williams: But you are asking us if it functions, so -- Idaho courts have consistently ruled that when you put two driveways together and they function together it's considered one corridor of six homes -- six to seven. So, if it gets, you know, to that point, which I hope it doesn't. Nary: Well, at least at this juncture, the way we have had to interpret it, because there is not an agreement between these parties, is these are two separate driveways. Our city code allows for -- anyway. So, we do allow four on a common drive, so it's not really a violation of our code, so -- but -- but I agree with what was said previously. I mean if the Council would like to at least give one last opportunity -- the developer Mr. Jayo isn't here. I don't know what the conversations were and I agree that's not really our place. All we have tried to do is evaluate this from the fact that we can't -- as Mr. Parsons said, we can't require the parties to agree and you don't have to. So, then, we have to look at it and say if the parties won't agree and they have to independently be able to deal with their land, develop their land as allowed by our code, how can we do that and, unfortunately, the side-by-side driveway, as impractical or illogical as it might seem, is the only legal way we can get there. Williams: That's splitting the baby in the developer's favor. You count our driveway, you know, to help him out where it pinches at 19 feet and you turn in off 4th Street, but we completely lose all our independent and future fire accessibility access, because now you are considering us two separate driveways and two separate properties and our neighborhood has no -- that doesn't have the historic fire access and services had it for 25 plus years now. Nary: But -- Williams: I want us to follow the law. Nary: Right. And all -- and what the fire marshal is saying is we are not going to take away the access for your home, so there are no -- Williams: But it's not a legal -- but -- but you are looking at it as legalese -- legally speaking two separate driveways, but functionally it's not and, then, legally separate -- Nary: I can't control that. Meridian City Council December 9,2025 Page 55 of 60 Williams: -- it's two separate fire -- Nary: I don't want to argue with you, ma'am, and I'm not trying to provide you legal advice. What I'm saying is we have tried to, as best as we can, allow both your properties and those properties down that street to remain as they are and to function as they have, but still allow this -- I mean this is just a plat request. This is not an approval of this project. The project was previously approved. So, we are only really here on a plat. So, again, I'm not here to argue with you or provide you legal advice, all we tried to do was say what can we do with this property that this developer is asking for in this application and not impact the existing property or prohibit them from functioning the way they have functioned? That's the best we could do. But I agree that if -- the best way is to have a mutual agreement, which could be done if all the parties wanted to. There is certainly a way to get there and the Council could require it if they want to. I think where the Council has been hesitant is requiring something that there is no desire of anybody to reach a resolution. If there is a desire -- Williams: I would love, you know, to agree. I would love for them to build to the Unified Development Code and, then, we have a cross-access agreement and everything's legal and everything's documented on paper and done. Thank you. Simison: Thank you. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Would it be okay if I ask a question of the applicants? Simison: Yep. Strader: It's been a long process. I can tell it's been a frustrating and painfully slow process, but I just want to encourage you -- I feel like there might be an opportunity here just to take one more bite at the apple, give it one more try to try to work it out with these neighbors to do a cross-access. You can come back in January. If you can't get there we might, you know, have to proceed with this craziness of having two separate driveways that are functionally the same driveway, but this is crazy. Can we just try one more time I guess would be my request. I don't know what the others on City Council think, but I feel like it is worth trying one more time, just because this is going to be a nightmare. I'm pretty worried about it. I can tell Councilman Taylor's -- Taylor: Mr. Mayor? Strader: -- all over it, too. Simison: Councilman Taylor. Meridian City Council December 9,2025 Page 56 of 60 Taylor: Well, there is a long history here, too, of -- we are not even speaking about the Cherry Blossom HOA and all the discussions there. There was a significant amount of work with the neighbors there to address their concerns, which I appreciate that being done. I know this has been -- for three homes this is probably a lot of consternation and struggle. I agree, though, this -- if I'm asked to make a decision on what's before me, I'm going to say yes, because I think everything is done accordingly, but I want to be cognizant of all the other factors around the property and be sympathetic to the property rights and respect those on the south. So, again, your decision -- you can either say, no, we want you to vote tonight and we can, but I think down the road there is going to be some real challenges that we don't want to have to deal with that's going to be very unfortunate. I think it could be worked out if the parties have a few more weeks to sit down and say, okay, now that we have got a sense of where -- you know, we did the P&Z hearing and now we have got some feedback from City Council and there is a sense of -- at least some guidance to both the property owners existing on the south and to you, I would hope that our comments and questions have provided enough feedback to you that maybe you guys can find a way to get together on this. It is very unfortunate if we can't figure out a way where a driveway that looks and acts and functions as one driveway, yet legally is separate and different and has all kinds of problems -- you can imagine the scenarios down the road that may come up, not just in the next two to five years, but in ten or 15 years what does that look like? I mean we are going to stick a no trespassing sign in a little one inch gap between the driveway? I don't think so, but who is to say you can't. So, I am -- I'm tracking where Council Woman Strader is with -- it's almost a plea from Council that you all figure this out and resolve it. If you can't -- we are going to give you a date certain in the near future and we are going to come back and we are going to make a decision on what's before us and I'm going to tell you this Council Member is going to say I'm going to approve this as is, but I really want you guys to figure out how can you make it work. That's my thinking. Breckon: Mr. Mayor, Councilman Taylor, I would be glad to give it one more shot. Yes, can't agree more. It would be the right thing to do. Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: Unless there is any further discussion, I think we have discussed it quite a bit. I hope that the property owners here have got a sense of kind of what we are thinking and whatnot. Want to keep the public hearing open and request a continuance for Item No. -- for application -- get this right here. I want to make sure I'm doing it correctly. For File No. H-2025-0030 to be continued to January 13th, 2026. Strader: Second. Simison: Have a motion and a second to continue to January 13th, 2026. Is there discussion on the motion? Meridian City Council December 9,2025 Page 57 of 60 Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: Discussion. Reiterating here. The purpose of the continuance is for the applicant and the property owners to the south to see if you can find a way to agree to some kind of a cross-access agreement, understanding some of the financial ambiguity is a big concern for the property owners. I think that needs to be addressed. But understanding the safety concerns with city services and emergency services needs to be addressed I think makes some sense. I think that's just -- I want to say that in terms of some guidance to both parties. Simison: All right. If there is no further discussion, all in favor signify by saying aye. Opposed nay? The ayes have it and the item is continued to January 13th, 2026. We will see you back here then. ORDINANCES [Action Item] 11. Ordinance No. 25-2103: An ordinance (Gramercy Townhomes H-2025- 0019) for rezone of a parcel of land being all of Lot 1, Block 3 of Gramercy Subdivision No. 1 (Book 99, Pages 12619-12622, records of Ada County, Idaho) and all of Gramercy Subdivision No. 2 (Book 100, Pages 1 2961-1 2962, records of Ada County, Idaho) and further situated in a portion of the northeast quarter of Section 20, Township 3 North, Range 1 East, Boise Meridian, City of Meridian, Ada County, Idaho, being more particularly described in Exhibit "A," rezoning 6.983 acres of land from the C-G (General Retail and Service Commercial) zoning district to the TN-R (Traditional Neighborhood Residential) zoning district; directing city staff to alter all applicable use and area maps as well as the official zoning maps and all applicable official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance; providing that copies of this ordinance shall be filed with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, as required by law; and providing an effective date. Simison: Okay. With that we will move on to Item 11 Ordinance No. 25-2103. Ask the clerk to read this ordinance by title. Johnson: Thank you, Mr. Mayor. It's an ordinance for rezone a parcel of landing being all of Lot 1, Block 3 of Gramercy Subdivision No. 1 and all of Gramercy Subdivision No. 2 and further situated in a portion of the northeast quarter of Section 20, Township 3 North, Range 1 East, Boise Meridian, City of Meridian, Ada County, Idaho, being more particularly described in Exhibit "A," rezoning 6.983 acres of land from the C-G zoning district to the TN-R zoning district; directing city staff to alter all applicable use and area Meridian City Council December 9,2025 Page 58 of 60 maps as well as the official zoning maps and all applicable official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance; providing that copies of this ordinance shall be filed with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, as required by law; and providing an effective date. Simison: Thank you. Council, you have heard this ordinance read by title. Is there anybody that would like it read in its entirety? If not, do I have a motion? Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: I make a motion we approve Ordinance No. 25-2103. Little Roberts: Second. Simison: Have a motion and a second to approve Ordinance No. 25-2103. Is there discussion on the motion? If not, clerk call the roll. Roll Call: Cavener, absent; Strader, yea; Overton, absent; Little Roberts, yea; Taylor, yea; Whitlock, yea. Simison: All ayes. Motion carries and the item is agreed to. MOTION CARRIED: FOUR AYES. TWO ABSENT. 12. Ordinance No. 25-2104: An ordinance (Pine 43 Mixed-Use Subdivision — H-2024-0071) annexing a parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described in Exhibit "A"; rezoning 7.21 acres of such real property from RUT (Rural Urban Transition) to I-L (5.29 acres) (Light Industrial), C-G (1.36 acres) (General Retail and Service Commercial), and R-15 (0.56 acres) (Medium High-Density) zoning districts; directing city staff to alter all applicable use and area maps as well as the official zoning maps and all official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance; providing that copies of this ordinance shall be filed with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, as required by law; repealing conflicting ordinances; and providing an effective date. Simison: Next up is Item 12, which is Ordinance No. 25-2104. Ask the clerk to read this ordinance by title. Meridian City Council December 9,2025 Page 59 of 60 Johnson: Thank you, Mr. Mayor. It's an ordinance annexing a parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described in Exhibit "A"; rezoning 7.21 acres of such real property from RUT to I-L, C-G and R-15 zoning districts; directing city staff to alter all applicable use and area maps, as well as the official zoning maps and all official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance; providing that copies of this ordinance shall be filed with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, as required by law; repealing conflicting ordinances; and providing an effective date. Simison: Thank you. Council, you have heard this ordinance read by title. Is there anybody that would like it read in its entirety? Hearing none, do I have a motion? Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: I move we approve Ordinance No. 25-2104. Little Roberts: Second. Simison: Have a motion and a second to approve Ordinance No. 25-2104. Is there discussion? If not, clerk call the roll. Roll Call: Cavener, absent; Strader, yea; Overton, absent; Little Roberts, yea; Taylor, yea; Whitlock, yea. Simison: All ayes. Motion carries and the item is agreed to. MOTION CARRIED: FOUR AYES. TWO ABSENT. FUTURE MEETING TOPICS Simison: Council, anything under future meeting topics or a motion to adjourn? Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Unless there is anyone with a burning topic, I move that we adjourn the meeting. Little Roberts: Second. Meridian City Council December 9,2025 Page 60 of 60 Simison: Motion and second adjourn. All in favor signify by saying aye. Opposed nay? The ayes have it. We are adjourned. MOTION CARRIED: FOUR AYES. TWO ABSENT. MEETING ADJOURNED AT 9:00 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) 1 6 2-26 MAYOR ROBERT E. SIMISON DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Meridian Commerce Park Offsite Water Extension Water Main Easement No. 1 (ESMT-2025-0161) Ada County Recorder Trent Tripple 2025-081788 Boise,Idaho Pgs=5 vbailey 12/10/2025 08:20:09 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded Project Name or Subdivision Name: Meridian Commerce Park Offsite Water Extension 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 Record Number: ESMT-2025-0161 WATER MAIN EASEMENT THIS Easement Agreement made this 9th day of December 2025 between Shoemaker Properties,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 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 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. However, Grantee may construct a fence that encroaches ub to one foot into the easement on the western easement boundary Driveways, parking, and asphalt/concrete surfaces, including curbs and similar improvements, are also allowed in the easement. Water Main 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 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: Shoemaker Properties,LLC - r STATE OF IDAHO ) ) ss County of Ada ) This record was acknowledged before me on ;. 2 5 (date)by � esker (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<,;;hjemc� �pr PtoPilt&-s,Z L (name of entity on behalf of whom record was executed), in the following representative capacity: a ®r Q At (type of authority such as officer or trustee) Notary Stamp Below ENOTARYPUBLIC V P-YEfS4.e J ISSION#50797A,� 1L1 , NotarySignature TE OF IDAHO g ION EXPIRESO412812029 My Commission Expires: L2?5 T d2q Water Main Easement Page 2 Version 01/01/2024 GRANTEE: CITY OF MERIDIAN Robert E. Simison, Mayor 12-9-2025 Attest by Chris Johnson, City Clerk 12-9-2025 STATE OF IDAHO, ) : ss. County of Ada ) This record was acknowledged before me on 12-9-2025 (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 `� LEGAL DESCRIPTION 0 r A` T H E Page 1 of 1 LAN D GROUP October 14, 2025 Project No. 123093 EXHIBIT A SHOEMAKER PROPERTIES, LLC WATER EASEMENT DESCRIPTION An easement located in the Southeast Quarter of the Northeast Quarter of Section 16,Township 3 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho, being more particularly described as follows: Commencing at the Northeast Corner of Section 16 of said Township 3 North, Range 1 West, (from which point the East One Quarter Corner of said Section 16 bears South 00°43'09" West, 2657.26 feet distant); Thence from said Section Corner, South 00' 43' 09" West, a distance of 1328.57 feet on the East line of said Section 16 to the North 1/16th Corner common to Sections 15 and 16 of said Township 3 North, Range 1 West; Thence North 89°23'16" West, a distance of 1956.18 feet on the east-west 1/16th Section line of the Northeast Quarter of said Section 16 to the POINT OF BEGINNING; Thence continuing, North 89' 23' 16" West, a distance of 21.00 feet on said east-west 1/16th Section line; Thence North 00°32' 57" East, a distance of 1297.93 feet to a point on the south right of way line of West Franklin Road; Thence South 89' 24' 22" East, a distance of 21.00 feet on said south right of way line; Thence South 00' 32' 57" West, a distance of 1297.93 feet to the POINT OF BEGINNING. The above described parcel contains 0.63 acres (27,257 square feet) more or less. PREPARED BY: THE LAND GROUP, INC. L�iVD a 7880 �10-14-20250 James R. Washburn IN.WA 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com \ /�.� %= THE i WEST FRANKLIN WEST FRANKLIN ROAD LAND _ — — — . a) S89°24'22"E 2641.42' NORTHEAST / ' GROUP R/W L2 R/W CORNER SECTION 16 I I I I I I � I I I/I I I I I I I Water Easement for Cityof Meridian 21' Located in the SE 1/4 of the NE 1/4 of Section 16 / I Township 3 North, Range 1 West, Boise Meridian I/I City of Meridian, Ada County, Idaho I 2025 ' I o I I a I , o CO °C CZ a � _� I C.) N N C-0 cc f� N W I � LL V ,n I M o cm J Eli M coy m zl/lo I to Q = m Line Table = cc I/ 5317 WEST FRANKLIN ROAD I I p _ SHOEMAKER PROPERTIES, LLC APN: S1216120750 I I CA LINE BEARING LENGTH 1 L1 N89°23'16"W 21.00' ■ L2 S89°24'22"E 21.00' y cc I � � cv W ':t CO rrCO ANN 0 WATER EASEMENT mime ±0.63 ACRES 1 111 LA 27,257 SQ.FT. I ' � ) I �5ti� ��\ E OS � ■� T W co N I O Row � II a 10 8805 � 0 Revisions ---- I/I � y �TE of �O 1ST' 1. -WA I I I I I I I I I I I I/ I I I I C-N 1/16TH CORNER SECTION 16 658.80' NORTH 1/16TH 1956.18' — _ CORNER I L1 I — — — — — — — — — N89°23'16"W 2635.98' — — — — — — — — — � SEOCT ONS 105&16 POB I � I I I co co E E Project No.: 123093 EAST QUARTER Date of Issuance: October14,2025 CORNER Project Milestone: SECTION 16 z of Exhibit "B" o so' 160' Horizontal Scale: 1" = 80' 1 of 1 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Werre Short Plat Water Main Easement (ESMT-2025-0169) Ada County Recorder Trent Tripple 2025-081789 Boise,Idaho Pgs=5 vbailey 12/10/2025 08:20:55 AM CITY OF MERIDIAN IDAHO$0.00 Project Name or Subdivision Name: Electronically Recorded Werre Short Plat Water Main Easement Number: 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-2025-0169 Record Number: WATER MAIN EASEMENT THIS Easement A eement made this 9th day of December 20 25 between rtuJt ("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 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 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 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 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 : 1 STATE OF IDAHO ) ss County of Ada ) This record was acknowledged before me on t, ° ��' Z� C (date) by ,� � � ' (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 (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 0 • • • • • • • L �PviY A& � ; Notary ignature 4 �� , My Commission Expires : 1 2- ` MY • COMMISSION EXPIRES l • • ', 12444029 • `QroAI No � •i • • ' • • . • . • • • ' Water Main Easement Page 2 Version 01 /01 /2024 GRANTEE: CITY OF MERIDIAN Robert E. Simison,Mayor 12-9-2025 Attest by Chris Johnson, City Clerk 12-9-2025 STATE OF IDAHO, ) . ss. County of Ada ) This record was acknowledged before me on 12-9-2025 (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 Water Main Easement Page 3 Version 01/01/2024 LR 690 S. Industry Way,Suite 55 Geo A SURVEYING & MAPPING COMPANY Meridian, Idaho 83642 Exhibit A Meridian Water Meter Easement Description A parcel of land being a portion Warranty Deed Instrument No. 114039032, records of Ada County, lying within Government Lot 4 of Section 2, Township 3 North, Range 1 West, Boise Meridian,Ada County, Idaho, being more particularly described as follows: COMMENCING at the Northwest Corner of Section 2, monumented by a found Brass Cap as described in Corner Record Instrument No. 112117163,from which the North Quarter Corner of Section 2 bears South 89°15'47" East, 2643.40 feet,thence along the North Line of Section 2,South 89°15'47" East, 919.87 feet,thence along the easterly and northerly boundary of"Candlelight Subdivision No.3" recorded in Book 66 at Pages 6892-6893, records of Ada County,South 00°24'47" West, 229.93 feet; South 89°34'56" East, 17.07 feet; South 00°15'59"West, 160.38 feet;South 89°17'04" East,263.13 feet to a set 1/2-inch rebar with an aluminum cap stamped "ESMT LRG PLS 12464",the POINT OF BEGINNING. Thence North 00°09'29" East, 14.18 feet to a 1/2-inch rebar with an aluminum cap stamped "ESMT LRG PLS 12464"; Thence South 89°17'04" East,27.54 feet to a 1/2-inch rebar with an aluminum cap stamped"ESMT LRG PLS 12464"; Thence South 00°09'29"West, 14.18 feet to a 1/2-inch rebar with an aluminum cap stamped"ESMT LRG PLS 12464"; Thence North 89°17'04"West, 27.54 feet to the POINT OF BEGINNING. Containing 390 square feet of land, more or less. End of description. o�P1 LAND rER, SG�G Prepared By:Aaron Rush,PLS a 1-01 Signed: 11-19-2025 12464 N O 9� TF OF R0N P. 1 WATER METER EASEMENT SKETCH Exhibit B LOCATED WITHIN GOVERNMENT LOT 4 OF SECTION 2, TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDIAN, CITY OF MERIDIAN,ADA COUNTY, IDAHO NW COR SEC 2 N 1/4 COR SEC 2 C.R.112117163 C.R.106043560 S89°15'47"E 2643.40' 919.87' 401.95' 1321.58' W.USTICK RD. m rn m N N Q J J a n H d' �t O N Z O Z O O N m � O ° S89°34'56"E 2945 W.USTICK ROAD a o z 17.07' O � O a Ln rn SCALE: W Z 11 - 1 J 00 Z PL -� SEE DETAIL BELOW a v EL w O a O Lo L S89°17'04"E 263.13' PL PL PL —T— PL—�- 58.73' S89°17'04"E 385.00 f CANDLELIGHTSUB I PIVISION NO.31 O J I I � I O a Z LEGEND EASEMENT BOUNDARY S89°17'04"E 27.54' PL PL PROPERTY BOUNDARY -- RIGHT-OF-WAY BOUNDARY N — —SECTIONAL LINE pT cI N o o O CORNER POSITION z pOg o POB POINT OF BEGINNING N89°17'04"W LAND Ph \ 27.54' 4CVco TE SG� G DETAIL: 1" = 10' 12464 O NOTE q9�F OF °P z A RECORD OF SURVEY WILL BE FILED DEPICTING �RpN P (Z�5 LR Geo ADDITIONAL BOUNDARY DETAILS. A SURVEYING S MAPPING COMPANY SIGNED: 11-19-2025 2308 N.COLE RD.I SUITE G I BOISE,IDAHO 837O4 mnvw.lr-geo.wm E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Final Plat for Baratza Subdivision No. 2 (FP-2025-0025) by The Land Group, located at the southeast corner of N. Black Cat Rd. and W. McMillian Rd. COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--, DEPARTMENT REPORT HEARING 12/9/2025 Legend DATE: \ Project Location TO: Mayor& City Council Area of Impact = City Limits FROM: Linda Ritter,Associate Planner O Analysis 208-884-5533 Iritter@meridiancity.org "P. APPLICANT: Ella Passey, The Land Group --- - SUBJECT: FP-2025-0025 t Baratza Subdivision No. 2-FP LOCATION: Located near the southeast corner of N. - Black Cat Road and W. McMillian Road in the North '/2 of the NE '/4 of Section __ . 34,Township 4N.,Range 1W.parcels 1 PROJECT OVERVIEW A. Summary Final Plat consisting of 90 lots(84 building lots, 6 common lots)on 16.41 acres of land in the R-8 zoning district for Baratza Subdivision No. 2. B. Issues/Waivers None C. Recommendation Staff recommends approval of the proposed final plat with the conditions of approval in Section IV of this staff report. D. Decision City of Meridian I Department Report 1. Project Overview COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant - Proposed Land Use(s) Single-Family Residential - Existing Zoning Olin R-8 VI.A.2 II. Future Land Use Designation Medium Density Residential VI.A.3 Note: See City/Agency Comments and Conditions Section and public record for all department/agency comments received. Baratza Subdivision No. 2 FP-2025-0025 (copy this link into a separate browser). City of Meridian I Department Report II. Community Metrics STAFF ANALYSIS Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plat(H-2024-0016) as required by UDC 11-6B-3C.2. The submitted final plat is for the second phase of construction for the approved preliminary plat;therefore,the proposed plat is in substantial compliance with the approved preliminary plat as required. ui. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. The applicant shall comply with all previous conditions of approval for this development FP- 2025-0010; H-2024-0016(AZ,PP); DA Inst.No. 2025-013529. IV. 2. The final plat shown in Section V.B,prepared by The Land Group, stamped on 8/29/2025 by James R.Washburn, shall be revised prior to signature on the final plat by the City Engineer, as follows: a. Note#12: Include the instrument number for the CC&Rs. b. Note#13: Include the instrument number for the ACHD permanent easement. c. Note#14: Include the instrument number for the ACHD temporary license agreement d. Add the recorded instrument number of the City of Meridian sewer and water easement. e. Add a note stating direct access to Black Cat Road is prohibited. 4. Prior to signature on the Phase 2 Final Plat by the City Engineer,the roundabout at McMillan Road and Black Cat Road shall be constructed and operational. 5. The landscape plan prepared by The Land Group, stamped on 11/19/2025 by Matthew T. Adams is approved as submitted. 6. The rear and/or sides of 2-story structures that face N. Black Cat Road and N. Grand Lakes Way 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. 7. All fencing shall be installed in accordance with UDC 11-3A-7. 8. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit. 9. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11- 3A-15,UDC 11-313-6 and MCC 9-1-28. 10. Upon completion of the landscape installation, a written Certificate of Completion shall be submitted to the Planning Division verifying all landscape improvements are in substantial compliance with the approved landscape plan as set forth in UDC 11-3B-14. 11. The applicant shall obtain the City Engineer's signature on the final plat within two (2)years of the date of approval of the preliminary plat(i.e. January 7,2025), in accord with UDC I I- 6B-7,in order for the preliminary plat to remain valid; or, a time extension may be requested. 12. The Applicant shall comply with all conditions of ACHD. 13. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. City of Meridian I Department Report III. Staff Analysis B. Meridian Public Works SITE SPECIFIC CONDITIONS: 1. The bottom of structural footing shall be set a minimum of 12-inches above the highest established normal ground water elevation. 2. Maintenance of any irrigation and/or drainage pipes or ditches crossing a lot is the responsibility of the lot owner unless such responsibility is assumed by an irrigation/drainage entity or lot owner's association. GENERAL CONDITIONS: 1. Sanitary sewer service to this development is available via extension of existing mains adjacent to the development. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. 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. Water service to this site is available via extension of existing mains adjacent to the development. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 3. 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. 4. 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 11-3B-14A. 5. 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. 6. 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. 7. 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 City of Meridian I Department Report IV. City/Agency Comments &Conditions be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 8. 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. 9. 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. 10. 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. 11. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 12. Developer shall coordinate mailbox locations with the Meridian Post Office. 13. All grading of the site shall be performed in conformance with MCC I I-1-4B. 14. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 15. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 16. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 17. At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 18. 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. 19. 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 City of Meridian I Department Report IV. City/Agency Comments &Conditions document. All easements must be submitted,reviewed, and approved prior to signature of the final plat by the City Engineer. 20. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 21. 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. 22. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for abandonment procedures and inspections. 23. 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. 24. 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. Idaho Department of Environmental Quality(DEQ) https:llweblink.meridiancity.orglWebLink/Browse.aspx?id=420806&dbid=0&repo=MeridianCit X D. Idaho Transportation Department(ITD) https:llweblink.meridiancity.orglWebLink/Browse.aspx?id=420806&dbid=0&redo=MeridianCit v. X ACTION A. Staff: Staff recommend approval of the proposed final plat with the conditions of approval in Section IV of this staff report. B. City Council: Pending City of Meridian I Department Report V. Action ' 1 1 p. 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Final Plat(date: 9/3/2025) Lebead Final Plat for met" Baratza Subdivision Phase 2 Located in the North 1/2 of the Nortwest 1/4 of Section 34, Township 4 North,Range 1 West,Boise Meridian, City of Meridian,Ada County,Idaho 2025 ------ -Mm =X r Born Table ume Table 011211 tat Dalai 1.2 Son"marrathe 11111UNCed SUMP i T.-mil -T--F-I Q (D @ a s.m«mR«m NYR r,x,RY�«. _ O O O e a 8 0 TH E E LA No _j�GROUP Final Plat for Baratza Subdivision Phase 2 2025 IS 0 OF" --- -------- i L7- ------- ---- to e 1,o I.a -—--—--—-- 4 9 f p Ici) ; I i, jcOoi qq WTHE (D e W t LA NO 4- GROUP —W City of Meridian j Department Report V1. Exhibits Final Plat for Baratza Subdivision Phase 2 2025 Curve Table Curve Table Curve Table MM UMM MIA KLTA CHICII NWG 0"cuE GMW 1WM MIA XLTA CHOHo9EMWG CXdmTfM CLRYE 121 M MIA OFLTn CHICII APoMC 0eoae11MCM Ilse Tehle THE `>••w� RROUP Final Plat for Baratza Subdivision Phase 2 2025 CeAlneale or Owen AcbnewledgmenT ,_„ Camfleme el Surverw 7ava A A Air THE LANK � GROUP City of Meridian Department Report VI. Exhibits Final Plat for Baratza Subdivision Phase Z 2025 1 eenf W Central oist.ict xeatiq c.re.-N of county s.—Vu AppmraF M Ada C.uph RlRh.ral RlehicY CerRlkate b the CewrtY fnaarx Appr.ral d City Engine.. two"' Certificate hpp�lnl el CRY Ceupcll - .svnnwnrc�m.mmG.waa _ _ .�iwu.. 1� !ZZ �. AND THE FROUP City of Meridian Department Report VI. Exhibits C. Preliminary Plat(date: 5/17/2024) Baratza Subdivision Preliminary Plat f-i-rT7 1;rrrr r1Nis -W E zf _ er Cp T" --- rd v s . � - �. PP-01 City of Meridian Department Report VI. Exhibits D. Landscape Plan(date: 9/2/2025) CIMW/MwXPnL WaPa�p aww: PISXIA aM leyc I I, I I I � � I PNa2ProjMCaledatioic � �a-I � � � ww �nwusuivuuo,�uwwmEmaw. J� fm YFou fion Xoo e: �M �� So i ~ a 41 {p C m J ,I l_ ➢ I I�\ .-� Fenn Leo I I Landscape Plan-Overview �•- L1.00 City of Meridian I Department Report VI. Exhibits E. Qualified Open Space Exhibit(date: 11/19/2024) F APPROVED I Open Space legend: Open Space Calculations: HE T ALnAC QUALIFIEOQRN SPACE OUAIIFIEO OPEN SPACE- R-15 RA LAAnPERIALUSND 5O%Of OTALN ARFpE9URER REQ IURER OPEN SPACE: 226 ACL(15%( 9.7 AC(15%) GROUP TOTAL REQUIRED OPEN SPACL 12.04 AL 1111 Ill/ I1III�ypy' PARKWAYSIOUALIFIED IRRIGATION EASEMENT a-4yb2i� v Y� OPEN SPACE) ARFAIIATONS)O IN BUFFER QUALIFIED OPEN SPACE PROVIDED: 1783 AC(22.2%f - CRM(NTIDNS) _ -tCg� V' D\ r-FT=T7I-17T_H I 3Y39(m14 -djilil I[ I. I---------- ----7 ----------------1 -J h 77 J e Open Space Exhibit D 2L DPa�RE-MIA NNia�R.... ,.=2EV EX-03 M City of Meridian I Department Report VI. Exhibits F. Building Elevations(date: 11/19/2024) ww ry. ww w" .......... IL Housing Type Exhibit 0 500, low �HOfizantal Scale: 1. 5w OUO'r I 45-FT WIDE LOTS City of Meridian Department Report V1. Exhibits 21 40-Ff WIDE LOTS FE 2025 FARMHOUSE 1577 TRADITIONAL 1870 CRAFTSMAN 2025 TRADITIONAL 1870 FARMHOUSE 31 BO-FT WIDE LOTS - 26017RAOI710NAL 2801 CRAFTSMAN 2542 FARMHOUSE 1910 FARMHOUSE City of Meridian Department Report VI. Exhibits G. Emergency Access Exhibit(date: 11/19/2024) 06 I HJCD j I I I j •A I r 11 FIT 11111 1�.LL.I �I _ q me • � E Tr -� II # 'il!1\Fri Aeeaa Edfirt EX-1 City of Meridian Department Report VI. Exhibits E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Final Plat for Mondt Meadows Subdivision (FP-2025-0026) by Gregg Davis, Breckon Land Design, located at 6101 and 6152 S. Tarrega Ln. COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--, DEPARTMENT REPORT HEARING 12/9/2025 Legend DATE: Project Location TO: Mayor& City Council :::Area of Impact 4= City Limits - FROM: Linda Ritter,Associate Planner ®Analysis -_ 208-884-5533 -Irifter@meridiancity.org �r 5 APPLICANT: Gregg Davis,Breckon Land Design SUBJECT: FP-2025-0026 --- � Mondt Meadows Subdivision-FP , LOCATION: 6101 and 6162 S. Tarrega Lane, located in the SE '/4 of the SW '/4 of Section 31, T.3N,R.IE,Parcels S1131346650 and S1131346605 -- 1 PROJECT OVERVIEW A. Summary The Final Plat for Mondt Meadows Subdivision includes ten(10)building lots(nine [9] new and one [1] existing) and six(6)common lots on approximately 7.91 acres of land within the R-2 and R-4 zoning districts. The applicant has revised the preliminary plat to eliminate one previously proposed buildable lot, converting it into a common lot to accommodate an irrigation pond. B. Issues/Waivers None C. Recommendation Staff recommends approval of the proposed final plat with the conditions of approval in Section IV of this staff report. D. Decision City of Meridian I Department Report 1. Project Overview COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Residential - Proposed Land Use(s) Residential - Existing Zoning R-2 and R-4 VLA.2 II. Proposed Zoning R-2 and R-4 Adopted FLUM Designation Low Density Residential VLA.3 Note: See City/Agency Comments and Conditions Section and public record for all department/agency comments received. Mondt Meadows Subdivision FP-2025-0026 (copy this link into a separate browser). City of Meridian I Department Report II. Community Metrics STAFF ANALYSIS Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plat(H-2024-0067) as required by UDC 11-6B-3C.2. The submitted final plat is for construction of the approved preliminary plat;therefore,the proposed plat is in substantial compliance with the approved preliminary plat as required. ui. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division I. The applicant shall comply with all previous conditions of approval for this development H- 2024-0067 (AZ, CPAM,PP); DA Inst.No.2025-041186. IV. 2. No building permits shall be issued prior to the plat being recorded. 3. The final plat shown in Section V.B,prepared by Accurate Surveying&Mapping, stamped on 10/21/2025 by Nathan J. Dang,PLS, shall be revised prior to signature on the final plat by the City Engineer,as follows: a. Note#14: Include the instrument number for the water and sewer easements. b. Add the recorded instrument number for any ACHD permanent easements. c. Add the recorded instrument number for any ACHD license agreements. d. Add the recorded instrument number any City of Meridian sewer and water easements. e. The 30-foot easement on the north property boundary shall be vacated prior to the City Engineer's signature and the depiction of the easement removed from the plat, including the deletion of note 16 on sheet 2 of 4. 4. The landscape plan prepared by Jon Breckon stamped on 9/17/2025, is approved. 5. The Open Space amenities as shown in Exhibit VI.G shall meet the following requirements: the picnic area shall include tables,benches,landscaping, and a structure for shade; and the outdoor fire ring shall meet fire safety standards, is located on a noncombustible surface and includes fixed seating. 6. The rear and/or sides of 2-story structures that face Sublimity Avenue shall incorporate articulation through changes in two or more of the following: modulation(e.g. projections, recesses, step-backs,pop-outs),bays,banding,porches,balconies,material types,or other integrated architectural elements to break up monotonous wall planes and roof lines. Single- story structures are exempt from this requirement. 7. The property owners of parcel(s) S 1131346650 and S 1131346605 shall relinquish their rights to access and utilize the private road Tarrega Lane. Written documentation shall be submitted prior to the City Engineer's signature on the final plat. 8. 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. This includes the home located at 6101 S. Tarrega Lane. 9. The single-family structure on parcel S 1131346605 located at 6162 Tarrega Lane can remain in its current location once the following easements have been relinquished: o There is a thirty(30)foot wide access easement(Instrument No. 7520424&2021- 049475),that runs across the north boundary of both parcels in the project, as well as the west thirty(30)feet of each parcel. These easements are no longer required and will be relinquished with the recordation of the final plat. City of Meridian I Department Report III. Staff Analysis o The existing thirty(30)foot wide access easement,(Instrument No. 9037915),which runs across the east 302.15' of the south boundary of parcel S 1131346650 will be relinquished with the recordation of the final plat due to the public road improvements in the same location. Written documentation to relinquish the easements listed above shall be submitted prior to the City Engineer's signature on the final plat. 10. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit. 11. The private streets are approved subject to completion of the tasks listed in UDC 11-3F-3 within one year. Documentation of such shall be submitted to the Planning Division in order to receive final approval. 12. The private streets within the development shall be 26-feet wide and constructed in accord with the standards listed in UDC 11-3F-413.2. 13. The Applicant shall install no parking signs along the private street. 14. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11- 3A-15,UDC 11-313-6 and MCC 9-1-28. 15. Upon completion of the landscape installation, a written Certificate of Completion shall be submitted to the Planning Division verifying all landscape improvements are in substantial compliance with the approved landscape plan as set forth in UDC 11-313-14. 16. The applicant shall obtain the City Engineer's signature on the final plat within two (2)years of the date of approval of the preliminary plat(i.e. May 13, 2025), in accord with UDC I I- 6B-7,in order for the preliminary plat to remain valid; or, a time extension may be requested. 17. The Applicant shall comply with all conditions of ACHD. 18. Staff's failure to cite all relevant UDC requirements does not relieve the applicant from compliance. B. Meridian Public Works SITE SPECIFIC CONDITIONS: 1. The bottom of structural footing shall be set a minimum of 12-inches above the highest established normal ground water elevation. 2. Maintenance of any irrigation and/or drainage pipes or ditches crossing a lot is the responsibility of the lot owner unless such responsibility is assumed by an irrigation/drainage entity or lot owner's association. 3. A gate is allowed to cross a City utility easement but it must be wide enough to allow the City to have access to the full width of the easement.No post are allowed in the easement.City must have ability to open gate at all time. Provide note stating how the City is to have access on the Utility Plan. 4. Shafer View Ridge shows PI system in conflict with the hydrant location.PI system must be at least 10' from the hydrant and hydrant lateral. 5. Sewer main in Mont Meadows must end with a Hydrant. GENERAL CONDITIONS: 1. Sanitary sewer service to this development is available via extension of existing mains adjacent to the development. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department,and execute standard forms of easements for any mains that are required to provide service. Minimum cover over City of Meridian I Department Report IV. City/Agency Comments &Conditions 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. Water service to this site is available via extension of existing mains adjacent to the development. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 3. 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. 4. 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 11-3B-14A. 5. 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. 6. 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. 7. 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. 8. 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. 9. 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. 10. 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. 11. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 12. Developer shall coordinate mailbox locations with the Meridian Post Office. 13. All grading of the site shall be performed in conformance with MCC 11-1-413. 14. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 15. The 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 City of Meridian I Department Report IV. City/Agency Comments &Conditions bottom elevation of the crawl spaces of homes is at least 1-foot above. 16. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD.The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 17. At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 18. 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. 19. 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. 20. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 21. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources (IDWR). The Developer, Owner, or project Engineer, shall provide a statement addressing whether there are any existing wells in the development, and if so, how they will continue to be used,or provide record of their abandonment.If wells are to be abandoned,the project owner or their representative must contact the IDWR Groundwater Protection Section(Aaron Skinner, Hydrogeologist 208-287-4972) BEFORE any work is done to decommission an existing well (even if it is believed that the well is less than 18 ft deep).Proof of communication with IDWR must be submitted to the City prior to any work being done to decommission the well. Failure to communicate with IDWR may result in additional work and expense to decommission the well. 22. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for abandonment procedures and inspections. 23. 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 development plan approval. 24. 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. Irrigation Districts 1. Boise Kuna Irrigation District hops://weblink.meridianciU.ory/WebLink/DocView.gyp x?id=423010&dbid=0&repo=Meridi anCi ACTION A. Staff: v Approval of the proposed final plat with the conditions of approval in Section IV of this staff report. B. City Council: Pending City of Meridian I Department Report V. Action ' 1 , . Z ct Location of Impac .......... LU -': Analysis f- � fy l w I i I r.i l Lkfm HAZEL I Legend ; Project f Location Analysis %'!Area of Impact 11� L1Je- ■r ���p ♦~� •••••,ii 11 0RUT 11 ` ■s 1 �� ounuu, hw4Mrann,I ENo.ff � ril nar•,I , �. ME E p milli KE _�nn Legend .- f 4 � 1 Project Location Q Low Density: Area of Impact Residentia . Analysis r ffiedlu s uiin� mnrii I �� r� 1\ 9 milli jig 111 ■� t■ Illnlllll I`�� Density 11111111�= �nnmm� =� _-Resi NINYN _ 'ann � i1NIB �+1 . — • .. _ LAKE HAZEL 1$r,► ,Med-High Density I�i,rgp� Residential -1 a 1. . . Legend LocationProject c Area of Impact fY�nnln IuuR1 � i:n City Limits W nun morn = I��nr• '�='r "7 _ _8411_',-1 1�'- ww ww =[Ellllitllll `•a,lt - � .�v, Planned Parcels ___ o :: nnnnnm - �►j �� 1 . Analysis =cliu�luuiul ul� __unuunw=_.� �j 111111' 1 Illlr� 1 til�til�l�l Irinn�f •. ,,,, Inllr� =_d' �ppgll 111':111l IIII _ IIIII�liil-�ll'wnlnui ,�. „�� n HIllh� -- 1}■ .It.,IL.ILA...6..11..11..�- =__ lli 11�� _ on•�� -=IIIIIIIIIIIIIuI IIIIIIIIIII 111 "'�l ■ __=lllllllllllllllll� iIIIIIIIIIII _ 1.111=_ -IIIIIIIIIIRIIII I-IIIIIIIII'II 11= �+�� rl�zir��:9-11111.--�mtunlul u _ ��mrr ql IIIIII.1�11�___�J _111`11111 1 J -�-=111111111111� �- I 11� 1 LAKE HAZEL - - Ilnlllllln'Illilllilllll=i.-_ Il�llllllljlllllll ill ol.y pin• - ��m ra+� 4 y���IIII =IDnl 111[I is BE 11111111=i=_ ��= --- i1�==m 7111`IIIII�l�l�lllln Illllu"1 �Ir B. Subject Site Photos City of Meridian Department Report VI. Exhibits 1, ,V City of Meridian Department Report VI. Exhibits 'i r� r l City of Meridian Department Report VI. Exhibits City of Meridian Department Report VI. Exhibits i a' t . A. �a 1 r City of Meridian Department Report VI. Exhibits r : _ a I�,FH iA • is .-� - __ _____��-:,,ii�l1 ^. !• - i Ip��il� '�. #4'$��r{��Yp ,��y.- a -,;,"fi 11llll!! _ Y i �� ��-r ems+ ��� a��t �. a.� !���� �� � �„ .t %Y'�$s�`as�'�' ^g. J� ` s� ��1,' ""�� 't� �'•l�''rlb> •f' y � 3 �, "S ,d ��t. Asa I f � I 1 A�" • -rH✓¢ ✓ti .Y ye„xa e ZAut � t ' r , ryyi �14 4 mz maw mm$ �c. u w t>l•r e I •.. �M �� fir.-.'.. � i T f ilk n. ti rt � :, ti MeridianDepartment 10 �r-dPkL jr- 14 } v �.—+�l'�,1� �� '. � -''.}• ti.yam,�; � _z ,� '� �a • 1 L, R '�4•�54�L'}' i V - �fir"�• ..z _ f L rtx• ' '-� - +� �`•'' 'fir r' tiJ. , .# t .w City of MeridianDepartment Re 11Exhibits C. Preliminary Plat(date: 4/7/2025) A PRELIMINARY PLAT FOR °d MONDT MEADOWS SUBDIVISION LOCATED IN THE SE1/4 OF THE SM4 OF SECTION 31. - T.3 N,R 1 E,B.M.CITY OF MERIDIAN ADA COUNTY,IDAHO SRE INFORMATION 2025 xs.sna,aneaoas„a,a.esw o - .� VICINITY MAP aFo: jI€f ici€� asp u x. _ SHEE LIST TABLE ass:sn.,c n< - PRE-PLAT LEGEND PPW PRELIMINARY PLAT cr e.mosc sr,e,unsxix soix"�rs Px�ovio�so..zi ______ PP2.0 UTILITY PLAN a cnxsn xsouixsmsxTs: _______ ��� ix ms axsn rvsv xs xznu. r,eunsxix i uinixuw,nrsae,zooxs '�`•"' ,,..,,,., wuowc sereads nva Mwiwrum uvlx '�"°m°'�^" '�°'"��' PPW OVERALL LANDSCAPE PLAN PP3.1 LANDSCAPE PLAN-AREA ONE ry ac.,.wx roEtncxFn oxaoo srnnncxEo ._.� ,.... PP32 LANDSCAPE PLAN-AREA TWO WU LANDSCAPE DETAILS x �X bwa RIs== i' CALLOUT LEGEND EX11 AMENITY EXHIBIT wES Sinslzssowu �� OO rv°+"^ EX12 OPEN SPACE EXHIBR Ensi lx3l.on owac O .�,,,® b I W w A >Z-------------------------------- ------------ N �neM ` mg�a 0 Lug , , Pox x nxxAx�xxo Q -- .---, L -- ----I O J ILa g j l ------, --- L nj jr w 1 O _�_________________I -____________-------- awl i i c' O of O T O m p f , —_-- --- it `i! J _ L S� J ,,----------- --- -- ----- L— —_ E` I I. ®-II-- ; Lill, q�PREUMINARYPLAT City of Meridian I Department Report VI. Exhibits D. Final Plat(date: 11/13/2025) MONDT MEADOWS SUBDIVISION se 1.,a r�iur 31 vrsr"errcwc sa• OTY R YEfApNI—CpMTY6 STATE 9FrIYAIq s anyrar 1006N' AY 21 r` 1 •...• �•mma� _ k, I L _.w.r.---- I---- --- a LroEreo is[rY s.O, �is 1� ,•m ___ � L_--- __�_•� ;' ,su f�Yrruw� Immm 'tl •- [Y sL�uY�_ _n�_i�a-[ CEIGMIRW 111L� O •s � �fw�' '¢'��•Iux�r..Ypu i. .sru r.[oo,(ts. AWE •!u m M M90 •.Kd{T ����_ ��[ - [ . .., cuYrr rAYt[ " SLANEr0R3 rAARAAK [.sr a.+rosr a[ws s�+.s�,s ro sw,vwr nrt...cE[ ro.+o..o•Eu ppEppp3 [`s 1t49S� .• +�: i^`X l{I•[�r• JY G l�l{{YWIl111{ xpT(:wawwva,wrcs c.s.rr[f A[l.� """"'"'�`^^^•�^" MON➢T MEADOWS SUBDIVISION roes m,v.�r�lcA9v(u���+ uaN In[.o,l u[P.rt Rc[Wors�vxie mwwSF tsl rcgr tlY n[imvr a.dOr wssxsa - ul�l�w�nrito�ri £�+�5 mtvl xo�o(s} � S�� 9���a,wFir �y roc»r Qvuspn�awaYN,r suu-�n xrAou[ii dtAEni;�lau(sR �rN1� A�TlR&3}2w1M QP[q a` A r u1rlr11lYY1 City of Meridian Department Report VI. Exhibits MONDT MEADOWS SUBDIVISION ACKNOKEDGMENT Ur _r aRDRCATE OF SVRVEnR Ug"I"Y= LYp by Nah 11" SllYVIf MONDT MEADOWS SUBDIVISION CERM"TE OF ADA CYTUNff 5l/RW CERfl—,OF CENTRAL 05TRICF HEALTJf 7f wrf— ACA CYLIN TY HlC WAY f TRJCT APPROVAL CF COff ENGINEER COIINN RFCCRDERS CERTIFICATE CONVISSMERS ACCEPTANCE APPROVAL Or 9T),COLWOL o�a�rdih.yea byNahl w r4,z M=ill" �V*l' City of Meridian Department Report V1. Exhibits E. Landscape Plan(date: 9/17/2025) LANDSCAPE NOTE& TREE PROTECTION NOTE& LANOSCAPE REOUIREMENTS - F � �:. . PROJECT INFORMATION O EN zz LC a > p p W i L1.0 mom^ .F. TURF MEA PREPIRATION NOSES:LANDSCAPE LEGEND_^_, ..:., R... LANDSCAPE AREA ... . •"'..` . ♦'SEPARATION NOTES - - _T M CALLOVT LEGEND _ �.^Y...., .•xCJe'�a -Y^_ O �, kx�STING THEL iNVLMTOHY ^�.:;R;' ^"T� "+�� x �^ TREE MITIGATION NOTE6.+••� 0 u �sryr ,ti,x.a - 7ac:se.rrz. .... iti a :c? I z C. W O :7 ® (' ' PLANT SCHEDULEgm N I b cn r Q—* 55 mWa� I x nwa LU City of Meridian Department Report VI. Exhibits TOPSOIL NOTES WEED ABATEMENT LANDSCAPE LEGEND NOTE& C] ,__F yI�I� OT Smom = ^m [CALLOW LEGEND x a:a'�rA;� z O PLANT SCHEDULE m¢ Ow SpaLU CL xd�x UJ i�� w..` :.. ..... �2NW¢ 2 Two L12 IRRIGATION NOTES W—C—w PLANTER 8ED CUT EDGE W _ inanrrn�.a N,�ru psi z tCONIIERO,,USTREEPLANTING OQ�F LU CBE STEEL FENCE W ujFr un, �� (�DECIDUOUS TREE PLANTING�— y ��,.� 4E PERENNIAL�R�NDCOVER PLANTIN �. E esevanon SHRUB PLANTING p� T SCEDAR FENCE City of Meridian Department Report VI. Exhibits DRYLAND SEEDING REQUIREMENTS ^0PEN V SAION WROUGHT IRON DOUBLE SWING GATE ® w.ew ueumiwwmi� 2 �w OgaJ m (D A _....,._....._.......,_.,.... ,....... �, W y CpQZa ! a�cl LU 0 a� 9 a L1.6 City of Meridian Department Report VI. Exhibits F. Qualified Open Space Exhibit(date: 8/8/2025) CITY OF MERIDIAN SINGLE FAMILY (R-2 AND R-4) OPEN SPACE REQUIREMENTS QUALIFIED OPEN SPACE F.-M 94E GFM 9FAGt m_ rY_loYl_ ElamlaQ� 1 SW1 271.�5r m ap ST fAm&V 21M 5F f20 AO XUALIFIED 6FEK 5PAM f•5L29 Mj 6% m F1-4.12k 441M 5F G8 IQLM►RE.a. 952am52L 'i1.-1G9 9R 414 A-) F 5wFRLv IFF T47 5F LP904 5F(.92 Aa 24% LANDSCAPE LEGEND ZVEN 5F ArZ AREA. 112.681 a,o.r- 1 itRC?s AREA 1'.•.3 g l rT f 4.-92 40 r- AP.EA•fAa92 Sa.'FT. AREA-29.615 50.FT. Cd E. ALATI RIVE n 1'=150'-0" O [ SUBDIVISION [� 41 MONaT I�EADV�t7 t7UBLJIVIJIOIY PROECT#�'$2dO5d S. TARREGA LANE, MERIDIAN OPEN SPACE EXHIBIT EX1.2 Lj City of Meridian I Department Report VI. Exhibits G. Amenities Exhibit FnIPERGOLA AMENITY R FIRE PIT AMENITY TABLE AMENITY z ?z c N : ati P rwwgW ' p. M� 00Icz <(g1 , LU ggq� _ BENCH AMENITY W g CALLOUT LEGEND z B AMENITY REQUIREMENTS n AMENITY AREA ENLAR EMENi '� T ®� EX1.1 City of Meridian Department Report VI. Exhibits H. Building Elevations(date: 12/13/2024) w i w= i r 1. f.!h City of Meridian Department Report VI. Exhibits f qPh } City of Meridian I Department Report VI. Exhibits City of Meridian Department Report VI. Exhibits ■WAvow-.lor"w- f f City of Meridian Department Report VI. Exhibits E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approval of Public Works Construction Contract to Fatbeam, LLC. for the Fiber Optic Conduit and Cable project for the Not-To-Exceed Amount of$589,000.00 E IDIAN -�- DAH0 MEMO TO CITY COUNCIL Request to Include Topic on the City Council Agenda From: Keith Watts, Procurement Manager Meeting Date: December 9, 2025 Presenter: Consent Estimated Time: N/A Topic: Approval of Public Works Construction Contract to Fatbeam, LLC. for the Fiber Optic Conduit and Cable project for the Not-To-Exceed Amount of$589,000.00. Recommended Council Action: Approval of Public Works Construction Contract to Fatbeam, LLC. for the Fiber Optic Conduit and Cable project for the Not-To-Exceed Amount of $589,000.00, and authorize the Procurement Manager to sign and to issue the resulting purchase order. Background: This contract is the result of Formal Bid #IT-2534-11574.a. Five bids were received (2 responsive) and Fatbeam was the lowest responsible bidder. North Sky Communications, Fiber Optic Conduit&Cable B H Inc. Fatbeam LLC MasTec North America LLC Quality Electric,Inc. Total Cost $545,986.89 $588,999.47 $185,289.29 $350,079.25 $1,304,234.0 0 0 0 0 0 $0 $0 $0 $0 $0 # Items Quantity Unit UnitPrice TotalCost UnitPrice TotalCost UnitPrice TotalCost UnitPrice TotalCost UnitPrice TotalCost 4"0 3/8"THICK STEEL CASING PIPE BORING #0-1 AND JACKING 60 LF $2,400.19 $144,011.4 $92 $5,520.0 $570.61 $34,236.6 $205 $12,300.0 $167 $10,020.0 #0-2 SEDIMENT CONTROL 1 LS $9,379.22 $9,379.22 $0 $0 $525.46 $525.46 $15,000.0 $15,000.0 $10,115.0 $10,115.0 #0-3 INLET PROTECTION 23 EA $903.58 $20,782.34 $300 $6,900.0 $68.42 $1,573.66 $500 $11,500.0 $130 $2,990.0 #04 FIBER OPTIC JUNCTION BOX 34 EA $2,619.59 $89,066.06 $400 $13,600.0 $1,258.9 $42,802.60 $2,450.0 $83,300.0 $1,467.0 $49,878.0 #0-5 CONSTRUCTION TRAFFIC CONTROL(Site 1) 1 LS $5,627.53 $5,627.53 $0 $0 $3,420.93 $3,420.93 $13,500.0 $13,500.0 $7,911.0 $7,911.0 #0-6 CONSTRUCTION TRAFFIC CONTROL(Site 2) 1 EA 1$9,379.22 $9,379.22 $0 $0 $17,446.77 $17,446.77 $31,020.0 $31,020.0 $8,349.0 $8,349.0 #0-7 CONSTRUCTION TRAFFIC CONTROL(Site 3) 1 EA $4,689.61 $4,689.61 $0 $0 $0 $0 $6,900.0 $6,900.0 $4,060.0 $4,060.0 #0-8 CONSTRUCTION TRAFFIC CONTROL(Site 4) 1 EA $4,689.61 $4,689.61 $0 $0 $4,447.21 $4,447.21 $10,320.0 $10,320.0 $7,973.0 $7,973.0 #0-9 CONSTRUCTION TRAFFIC CONTROL(Site 5) 1 EA $2,813.77 $2,813.77 $0 $0 $4,447.21 $4,447.21 $5,875.0 $5,875.0 $5,950.0 $5,950.0 #0-10 CONSTRUCTION TRAFFIC CONTROL(Site 6) 1 EA $2,813.77 $2,813.77 $0 $0 $0 $0 $1,500.0 $1,500.0 $6,545.0 $6,545.0 #0-11 MOBILIZATION(Site 1) 1 EA $11,478.42 $11,478.42 $11,755.0 $11,755.0 $684.19 $684.19 $2,500.0 $2,500.0 $13,142.0 $13,142.0 #0-12 MOBILIZATION(Site 2) 1 EA $11,478.42 $11,478.42 $11,755.0 $11,755.0 $17,241.51 $17,241.51 $5,500.0 $5,500.0 $66,501.0 $66,501.0 #0-13 MOBILIZATION(Site 3) 1 EA $11,478.42 $11,478.42 $11,755.0 $11,755.0 $684.19 $684.19 $1,200.0 $1,200.0 $11,960.0 $11,960.0 #0-14 MOBILIZATION(Site 4) 1 EA $11,478.42 $11,478.42 $11,755.0 $11,755.0 $4,378.8 $4,378.8 $1,700.0 $1,700.0 $19,040.0 $19,040.0 #0-15 MOBILIZATION(Site 5) 1 EA $11,478.42 $11,478.42 $11,755.0 $11,755.0 $684.19 $684.19 $1,200.0 $1,200.0 $13,487.0 $13,487.0 #0-16 MOBILIZATION(Site 6) 1 EA $11,478.42 $11,478.42 $11,755.0 $11,755.0 $684.19 $684.19 $500 $500 $6,468.0 $6,468.0 #0-17 FIBER OPTIC CABLE 12717 LF $7.15 $90,926.55 $1.91 $24,289.47 $2.23 $28,358.91 $5.25 $66,764.25 $4 $50,868.0 #0-18 PARKS MAINTENANCE FACILITY CONNECTION 1 EA $15,304.73 $15,304.73 $75,408.0 $75,408.0 $2,599.91 $2,599.91 $15,500.0 $15,500.0 $108,272.0 $108,272.0 #0-19 SETTLERS PARK CONNECTION 3 EA $11,922.68 $35,768.04 $75,408.0 $226,224.0 $2,599.91 $7,799.73 $12,100.0 $36,300.0 $199,502.0 $598,506.0 #0-20 MERIDIAN POOL CONNECTION 1 EA $15,304.73 $15,304.73 $75,408.0 $75,408.0 $2,599.91 $2,599.91 $13,100.0 $13,100.0 $146,102.0 $146,102.0 #0-21 MERIDIAN WATERTOWER CONNECTION 1 EA $15,304.73 $15,304.73 $75,408.0 $75,408.0 $2,599.91 $2,599.91 $12,100.0 $12,100.0 $146,101.0 $146,101.0 #0-22 RAILROAD FLAGGING ALLOWANCE 1 EA $11,255.06 $11,255.06 $15,712.0 $15,712.0 $8,073.41 $8,073.41 $2,500.0 $2,500.0 $9,996.0 $9,996.0 $545,986.89 $588,999.47 Non-Responsive $350,079.50 $1,304,234.00 NEW 2"FIBER OPTIC CONDUIT WITH LOCATE WIRE $719,082.48 $0.00 $932,458.50 $81,145.98 TOTAL BID $1,265,069.37 $588,999.47 N/A $1,282,538.00 $1,385,379.98 CONTRACT FOR PUBLIC WORKS CONSTRUCTION FIBER OPTIC CONDUIT AND CABLE PROJECT # 11574.A THIS CONTRACT FOR PUBLIC WORKS CONSTRUCTION is made this 9th of December, 2025 and entered into by and between the City of Meridian, a municipalcorporation organized under the laws of the State of Idaho, hereinafter referred to as "City", 33 East Broadway Avenue, Meridian, Idaho 83642, Fatbeam LLC hereinafter referred to as "Contractor", whose business address is 10350 W Emerald St. Boise, Idaho 83704 and whose Public Works Contractor License # is C- 063827. INTRODUCTION Whereas, the City has a need for services involving Fiber Optic Fiber Construction; and WHEREAS, the Contractor is specially trained, experienced and competent to perform and has agreed to provide such services; NOW, THEREFORE, in consideration of the mutual promises, covenants, terms and conditions hereinafter contained, the parties agree as follows: TERMS AND CONDITIONS 1. Scope of Work: 1.1 Contractor shall perform and furnish to the City upon execution of this Contract and receipt of the City's written notice to proceed, all services and work, and comply in all respects, as specified in the document titled "Scope of Work" a copy of which is attached hereto as Exhibit "A" and incorporated herein by this reference, together with any amendments that may be agreed to in writing by the parties. 1.2 All documents, drawings and written work product prepared or produced by the Contractor under this Agreement, including without limitation electronic data files, are the property of the Contractor; provided, however, the City shall have the right to reproduce, publish and use all such work, or any part thereof, in any manner and for any purposes whatsoever and to authorize others to do so. If any such work is copyrightable, the Contractor may copyright the same, except that, as to any work which is copyrighted by the Contractor, the City reserves a royalty-free, non-exclusive, and irrevocable license to reproduce, publish and use such work, or any part thereof, and to authorize others to do so. 1.3 The Contractor shall provide services and work under this Agreement consistent with the requirements and standards established by applicable federal, Project Name: Fiber Optic Conduit and Cable page 1 of 14 Project # 11574.a state and City laws, ordinances, regulations and resolutions. The Contractor represents and warrants that it will perform its work in accordance with generally accepted industry standards and practices for the profession or professions that are used in performance of this Agreement and that are in effect at the time of performance of this Agreement. Except for that representation and any representations made or contained in any proposal submitted by the Contractor and any reports or opinions prepared or issued as part of the work performed by the Contractor under this Agreement, Contractor makes no other warranties, either express or implied, as part of this Agreement. 1.4 Services and work provided by the Contractor at the City's request under this Agreement will be performed in a timely manner in accordance with a Schedule of Work, which the parties hereto shall agree to. The Schedule of Work may be revised from time to time upon mutual written consent of the parties. 2. Consideration 2.1 The Contractor shall be compensated on a Not-To-Exceed basis as provided in Exhibit B "Payment Schedule" attached hereto and by reference made a part hereof for the Not-To-Exceed amount of$589,000.00. 2.2 The Contractor shall provide the City with a monthly statement and supporting invoices, as the work warrants, of fees earned and costs incurred for services provided during the billing period, which the City will pay within 30 days of receipt of a correct invoice and approval by the City. The City will not withhold any Federal or State income taxes or Social Security Tax from any payment made by City to Contractor under the terms and conditions of this Agreement. Payment of all taxes and other assessments on such sums is the sole responsibility of Contractor. 2.3 Except as expressly provided in this Agreement, Contractor shall not be entitled to receive from the City any additional consideration, compensation, salary, wages, or other type of remuneration for services rendered under this Agreement including, but not limited to, meals, lodging, transportation, drawings, renderings or mockups or material escalations. Specifically, Contractor shall not be entitled by virtue of this Agreement to consideration in the form of overtime, health insurance benefits, retirement benefits, paid holidays or other paid leaves of absence of any type or kind whatsoever. 3. Term: 3.1 This agreement shall become effective upon execution by both parties, and shall expire upon (a) completion of the agreed upon work, (b) or unless sooner terminated as provided in Sections 3.2, 3.3, and Section 4 below or unless some other method or time of termination is listed in Exhibit A. 3.2 Should Contractor default in the performance of this Agreement or materially breach any of its provisions, City, at City's option, may terminate this Agreement by Project Name: Fiber Optic Conduit and Cable page 2 of 14 Project # 11574.a giving written notification to Contractor. 3.3 Should City fail to timely remit payment to Contractor as provided in Section 28, Contractor, at the Contractor's option, may terminate this Agreement if the failure is not remedied by the City within thirty (30) days from the date payment is due. 4. Termination: 4.1 If, through any cause, Contractor, its officers, employees, or agents fails to fulfill in a timely and proper manner its obligations under this Agreement, violates any of the covenants, agreements, or stipulations of this Agreement, falsifies any record or document required to be prepared under this agreement, engages in fraud, dishonesty, or any other act of misconduct in the performance of this contract, or if City determines that termination of this Agreement is in the best interest of City, the City shall thereupon have the right to terminate thisAgreement by giving written notice to Contractor of such termination and specifying the effective date thereof at least fifteen (15) days before the effectivedate of such termination. Contractor may terminate this agreement at any time by giving at least sixty (60) days' notice to City. In the event of any termination of this Agreement, all finished or unfinished documents, data, and reports prepared by Contractor under this Agreement shall, at the option of the City, become its property, and Contractor shall be entitled to receive just and equitable compensation for any work satisfactorily complete hereunder. 4.2 Notwithstanding the above, Contractor shall not be relieved of liability tothe City for damages sustained by the City by virtue of any breach of this Agreement by Contractor, and the City may withhold any payments to Contractor for the purposes of set-off until such time as the exact amount ofdamages due the City from Contractor is determined. This provision shallsurvive the termination of this agreement and shall not relieve Contractor of its liability to the City for damages. 5. Independent Contractor: 5.1 In all matters pertaining to this agreement, Contractor shall be acting as an independent Contractor, and neither Contractor nor any officer, employeeor agent of Contractor will be deemed an employee of City. Except as expressly provided in Exhibit A, Contractor has no authority or responsibility to exercise any rights or power vested in the City and therefore has no authority to bind or incur any obligation on behalf of the City. The selection and designation ofthe personnel of the City in the performance of this agreement shall be made bythe City. 5.2 Contractor, its agents, officers, and employees are and at all times during the term of this Agreement shall represent and conduct themselves as independent Contractors and not as employees of the City. Project Name: Fiber Optic Conduit and Cable page 3 of 14 Project # 11574.a 5.3 Contractor shall determine the method, details and means of performing the work and services to be provided by Contractor under this Agreement. Contractor shall be responsible to City only for the requirements and results specified in this Agreement and, except as expressly provided in this Agreement, shall not be subjected to City's control with respect to the physical action or activities of Contractor in fulfillment of this Agreement. If in the performance of this Agreement any third persons are employed by Contractor, such persons shall be entirely and exclusively under the direction and supervision and control of the Contractor. 6. SubContractors: Contractor shall require that all of its sub-Contractors be licensed per State of Idaho Statute # 54-1901 & 54-1902. 7. Removal of Unsatisfactory Employees: The Contractor shall only furnish employees who are competent and skilled for work under this contract. If, in the opinion of the City, an employee of the Contractor is incompetent or disorderly, refuses to perform in accordance with the terms and conditions of the contract, threatens or uses abusive language while on City property, or is otherwise unsatisfactory, that employee shall be removed from all work under this contract. 8. Indemnification and Insurance: 8.1 Contractor shall indemnify and save and hold harmless City and it's selected officials, officers, employees, agents, and volunteers from and for any and all losses, claims, actions,judgments for damages, or injury to persons or property and losses and expenses and other costs including litigation costs and attorney's fees, arising out of, resulting from, or in connection with the performance of this Agreement by the Contractor, its servants, agents, officers, employees, guests, and business invitees, and not caused by or arising out of the tortious conduct of City or its employees. Contractor shall maintain, and specificallyagrees that it will maintain, throughout the term of this Agreement, liabilityinsurance, in which the City shall be named an additional insured in the minimum amounts as follow: General Liability One Million Dollars ($1,000,000) per incident or occurrence, Automobile Liability Insurance One Million Dollars ($1,000,000) perincident or occurrence and Workers' Compensation Insurance, in the statutory limits as required by law. The limits of insurance shall not be deemed a limitationof the covenants to indemnify and save and hold harmless City; and if City becomes liable for an amount in excess of the insurance limits, herein provided, Contractor covenants and agrees to indemnify and save and hold harmlessCity from and for all such losses, claims, actions, or judgments for damages or injury to persons or property and other costs, including litigation costs andattorneys' fees, arising out of, resulting from , or in connection with the performance of this Agreement by the Contractor or Contractor's officers, employs, agents, representatives or subcontractors and resulting in or attributable topersonal injury, death, or damage Project Name: Fiber Optic Conduit and Cable page 4 of 14 Project # 11574.a or destruction to tangible or intangible property,including use of. Contractor shall provide City with a Certificate of Insurance, or other proof of insurance evidencing Contractor's compliance with the requirements of this paragraph and file such proof of insurance with the City at least ten (10) days prior to the date Contractor begins performance of its obligations under this Agreement. In the event the insurance minimums are changed, Contractor shall immediately submit proof of compliance with the changed limits. Evidence of all insurance shall be submitted to the City Purchasing Agent with a copy to Meridian City Accounting, 33 East Broadway Avenue, Meridian, Idaho 83642. 8.2 Insurance is to be placed with an Idaho admitted insurer with a Best's rating of no less than A-. 8.3 Any deductibles, self-insured retention, or named insureds must be declared in writing and approved by the City. At the option of the City, either: the insurer shall reduce or eliminate such deductibles, self-insured retentions or named insureds; or the Contractor shall provide a bond, cash or letter of credit guaranteeing payment of losses and related investigations, claim administration and defense expenses. 8.4 To the extent of the indemnity in this contract, Contractor's Insurance coverage shall be primary insurance regarding the City's elected officers, officials, employees and volunteers. Any insurance or self-insurance maintained by the City or the City's elected officers, officials, employees and volunteers shall be excess of the Contractor's insurance and shall not contribute with Contractor's insurance except as to the extent of City's negligence. 8.5 The Contractor's insurance shall apply separately to each insured against whom claim is made or suit is brought, except with respect to the limits of the insurer's liability. 8.6 All insurance coverages for subcontractors shall be subject to all of the insurance and indemnity requirements stated herein. 8.7 The limits of insurance described herein shall not limit the liability of the Contractorand Contractor's agents, representatives, employees orsubContractors. 9. 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 party so failing to perform. 10. Bonds: Payment and Performance Bonds are required on all Public Works Improvement Projects per the ISPWC and the City of Meridian Supplemental Specifications & Project Name: Fiber Optic Conduit and Cable page 5 of 14 Project # 11574.a Drawings to the ISPWC, which by this reference are made a part hereof. Contractor is required to furnish faithful performance and payment bonds in the amount of 100% of the contract price issued by surety licensed to do business in the State of Idaho with a Best's rating of no less than A-. In the event that the contract is subsequently terminated for failure to perform, the Contractor and/or surety will be liable and assessed for any and all costs for the re-procurement of the contract services. 11. Warranty: All construction and equipment provided under this agreement shall be warranted for 2 years from the date of the City of Meridian acceptance per the ISPWC and the Meridian Supplemental Specifications & Drawings to the ISPWC and any modifications, which by this reference are made a part hereof. All items found to be defective during a warranty inspection and subsequently corrected will require an additional two (2) year warranty from the date of City's acceptance of the corrected work. 12. Changes: The City may, from time to time, request changes in the Scope of Work to be performed hereunder. Such changes, including any increase or decrease in the amount of Contractor's compensation, which are mutually agreed upon by and between the City and Contractor, shall be incorporated in written amendments which shall be executed with the same formalities as this Agreement. 13. Taxes: The City of Meridian is exempt from Federal and State taxes and will execute the required exemption certificates for items purchased and used by the City. Items purchased by the City and used by a Contractor are subject to Use Tax. All other taxes are the responsibility of the Contractor and are to be included in the Contractor's Bid pricing. 14. Meridian Stormwater Specifications: All construction projects require either a Storm Water Pollution Prevention Plan (SWPPP) or an erosion sediment control plan (ESCP) as specified in the City of Meridian Construction Stormwater Management Program (CSWMP) manual. The CSWMP manual containing the procedures and guidelines can be found at this address: http://www.meridianCity.org/environmenta1.aspx?id=13618. Contractor shall retain all stormwater and erosion control documentation generated on site during construction including the SWPPP manual, field inspections and amendments. Prior to final acceptance of the job by the City the Contractor shall return the field SWPPP manual and field inspection documents to the City for review. A completed Contractor Request to File Project N.O.T. with the EPA form Project Name: Fiber Optic Conduit and Cable page 6 of 14 Project # 11574.a shall be provided to the City with the documents. These documents shall be retained, reviewed and approved by the City prior to final acceptance of the project. 15. ACHD: Contractor shall be responsible for coordinating with the City to obtain appropriate ACHD permit(s) and will reimburse the City for fees, fines, or penalties City incurs due to Contractor's violation of any ACHD policy. City shall certify to ACHD that Contractor is authorized to obtain a Temporary Highway and Right-of-Way Use Permit from ACHD on City's behalf. The parties acknowledge and agree that the scope of the agency granted by such certification is limited to, and conterminous with, the term and scope of this Agreement. 16. Reports and Information: 16.1 At such times and in such forms as the City may require, there shall be furnished to the City such statements, records, reports, data and information as the City may request pertaining to matters covered by this Agreement. 16.2 Contractor shall maintain all writings, documents and records prepared or compiled in connection with the performance of this Agreement for a minimum of four (4) years from the termination or completion of this or Agreement. This includes any handwriting, typewriting, printing, photo static, photographic and every other means of recording upon any tangible thing, any form of communication or representation including letters, words, pictures, sounds or symbols or any combination thereof. 17. Audits and Inspections: At any time during normal business hours and as often as the City may deem necessary, there shall be made available to the City for examination all of Contractor's records with respect to all matters covered by this Agreement. Contractor shall permit the City to audit, examine, and make excerpts or transcripts from such records, and to make audits of all contracts, invoices, materials, payrolls, records of personnel, conditions of employment and other datarelating to all matters covered by this Agreement. 18. Publication, Reproduction and Use of Material: No material produced in whole or in part under this Agreement shall be subject to copyright in the United States or in any other country. The City shall have unrestricted authority to publish, disclose and otherwise use, in whole or in part, any reports, data or other materials prepared under this Agreement. 19. Equal Employment Opportunity: In performing the work herein, Contractor agrees to comply with the provisions of Project Name: Fiber Optic Conduit and Cable page 7 of 14 Project # 11574.a Title VI and VI I of the Civil Rights Act, Revenue Sharing Act Title 31, U.S. Code Section 2176. Specifically, the Contractor agrees not to discriminate against any employee or applicant for employment because of race, color, religion, sex, national origin, age, political affiliation, marital status, or handicap. Contractor will take affirmative action during employment or training to ensure that employees are treated without regard to race, color, religion, sex, national origin, age, political affiliation, marital status, or handicap. In performing the Work required herein, Contractor shall not unlawfully discriminate in violation of any federal, state orlocal law, rule or regulation against any person on the basis of race, color, religion,sex, national origin or ancestry, age or disability. 20. Employment of Bona Fide Idaho Residents: Contractor must comply with Idaho State Statute 44-1002 which states that the Contractor employ ninety-five percent (95%) bona fide Idaho residents as employees on any job under any such contract except where under such contracts fifty (50) or less persons are employed, the Contractor may employ ten percent (10%) nonresidents, provided, however, in all cases employers must give preference to the employment of bona fide residents in the performance of said work. 21. Advice of Attorney: Each party warrants and represents that in executing this Agreement. It has received independent legal advice from its attorney's orthe opportunity to seek such advice. 22. 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 attorneys' 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. 23. Construction and Severability: If any part of this Agreement is held to be invalid or unenforceable, such holding will not affect the validity or enforceability of any other part of this Agreement so long as the remainder of the Agreement is reasonably capable of completion. 24. Waiver of Default: Waiver of default by either party to this Agreement shall not be deemed to be waiver of any subsequent default. Waiver or breach of any provision of this Agreement shall not be deemed to be a waiver of any other or subsequent breach, and shall not be construed to be a modification of the terms of this Agreement unless this Project Name: Fiber Optic Conduit and Cable page 8 of 14 Project # 11574.a Agreement is modified as provided above. 25. Entire Agreement: This Agreement contains the entire agreement of the parties and supersedes any and all other agreements or understandings, oral of written, whether previous to the execution hereof or contemporaneous herewith. 26. Assignment: It is expressly agreed and understood by the parties hereto, that Contractor shall not have the right to assign, transfer, hypothecate or sell any of its rights underthis Agreement except upon the prior express written consent of City. 27. Payment Request: Payment requests shall be submitted to City of Meridian through the City's project management software. The Project Manager will compare the invoice against the Payment Schedule in the Agreement for compliance. Upon approval that the work has been done and is in compliance with the Agreement, the Project Manager will approve the pay request for processing. City of Meridian payment terms are Net 30 from the date City receives a correct invoice. Final payment will not be released until the City has received a tax release from the Tax Commission. Retainage of five percent (5%) of the current contract value will be withheld from the final pay application(s) until final completion has been met and releases from both the Idaho Tax Commission and Surety have been received by the City. 28. Cleanup: Contractor shall keep the worksite clean and free from debris. At completion of work and prior to requesting final inspection, the Contractor shall remove all traces of waste materials and debris resulting from the work. Final payment will not be made if cleanup has not been performed. 29. Order of Precedence: The order or precedence shall be the contract agreement, the Invitation to Bid document, then the winning bidders submitted bid document. 30. Compliance with Laws: In performing the scope of work required hereunder, Contractor shall comply with all applicable laws, ordinances, and codes of Federal, State, and local governments. This Agreement shall be governed by and construed and enforced in accordance with the laws of the State of Idaho, and the ordinances of the City of Meridian. Project Name: Fiber Optic Conduit and Cable page 9 of 14 Project # 11574.a Docusign Envelope ID:44COFD21-ACB2-43AE-B31E-5915DE392D1C Certifications. Pursuant to Idaho Code §§ 67-2359 and 67-2346, Contractor hereby certifies: A. That Contractor is not currently owned or operated by the government of China and will not, for the duration of this Contract, be owned or operated by the government of China. B. That Contractor is not currently engaged in, and will not for the duration of the Contract engage in, a boycott of goods or services from Israel or territories under its control. 31. Notices: Any and all notices required to be given by either of the parties hereto, unless otherwise stated in this agreement, shall be in writing and be deemed communicated when mailed in the United States mail, certified, return receipt requested, addressed as follows: SW. Contractor: City of Meridian Fatbeam LLC Procurement Manager Attn: Graham Taylor 33 E Broadway Ave. 10350 W Emerald St. Meridian, ID 83642 Boise, ID 83704 208-489-0417 Phone: 208-889-2436 Email: graham@fatbeam.com Idaho Public Works License #: 063827 Either party may change their address for the purpose of this paragraph by giving written notice of such change to the other in the manner herein provided. 32. Approval Required: This Agreement shall not become effective or binding until approved by the City of Meridian. CITY OF MERIDIAN: FATBEAM LLC: BY: �41BY: KEI WATTS, Procurement Manger GRAHAM TAYLOR DATED: 12/16/2025 DATED: 12/15/2025 1 12:45 PST Project Name: Fiber Optic Conduit and Cable page 10 of 14 Project # 11574.a Approved by Council Date: (if needed) Project Manager Eli Daniels Project Name: Fiber Optic Conduit and Cable page 11 of 14 Project# 11574.a EXHIBIT A SCOPE OF WORK REFER TO INVITATION TO BID (BID NUMBER) ALL ADDENDUMS, ATTACHMENTS, AND EXHIBITS included in the Invitation to Bid Package # (IT-2534-11574.a), are by this reference made a part hereof. SPECIFICATIONS / SCOPE OF WORK All construction work shall be done in accordance with the current version of the Idaho Standards for Public Works Construction (ISPWC), the current version of the City of Meridian Supplemental Specifications to the ISPWC (and any Addendums). See separate attached documents: • Special Provision for Fiber Optic Cable & Conduit by Civil Survey Consultants, Inc. (39 pages) • Construction Plans for Fiber Optic Cable & Conduit by Civil Survey Consultants, Inc. (22 pages) The City will consider purchasing the bidders existing empty conduit if any exists. The total number of linear feet of conduit required is 13,346'. The bidder may use any combination of existing and new conduit to make this total up. Project Name: Fiber Optic Conduit and Cable page 12 of 14 Project # 11574.a EXHIBIT B MILESTONE / PAYMENT SCHEDULE A. Total and complete compensation for this Agreement shall not exceed $589,000.00. MILESTONE DATES/SCHEDULE Milestone 1 Substantial Completion June 1, 2026 Milestone 2 Final Completion July 1, 2026 PRICING SCHEDULE Contract includes furnishing all labor, materials, equipment and incidentals as required for the PROJECT NAME Project per ITB BID # IT-2534-11574.a. NOT-TO-EXCEED AMOUNT.............................................$589,000.00 Contract is a not to exceed amount. Line item pricing below will be used for invoice verification and any additional increases or decreases in work requested by City. The City will pay the Contractor based on actual quantities of each item of work in accordance with the contract documents. Contract Pricing Schedule Item No. Description Quantity Unit Unit Price 308.4.1.A.1. 4"0 3/8"THICK STEEL CASING PIPE BORING AND 60 LF $92.00 JACKING 1001.4.1.A.1. SEDIMENTCONTROL 1 LS $0.00 1006.4.1.C.1. INLET PROTECTION 23 EA $300.00 1102.4.1.E.1. 2"FIBER OPTIC CONDUIT WITH LOCATE WIRE 13,346 LF $44.13 Alternate In Place 2"FIBER OPTIC CONDUIT WITH LOCATE WIRE LF N/A 1102.4.1.F.1. FIBER OPTIC JUNCTION BOX 34 EA $400.00 1103.4.1.A.1.a CONSTRUCTION TRAFFIC CONTROL(Site 1) 1 LS $0.00 1103.4.1.A.1.b CONSTRUCTION TRAFFIC CONTROL(Site 2) 1 LS $0.00 1103.4.1.A.1.c CONSTRUCTION TRAFFIC CONTROL(Site 3) 1 LS $0.00 1103.4.1.A.1.d CONSTRUCTION TRAFFIC CONTROL(Site 4) 1 LS $0.00 1103.4.1.A.1.e CONSTRUCTION TRAFFIC CONTROL(Site 5) 1 LS $0.00 1103.4.1.A.1.f CONSTRUCTION TRAFFIC CONTROL(Site 6) 1 LS $0.00 2010.4.1.A.1.a MOBILIZATION (Site 1) 1 LS $11,755.00 2010.4.1.A.1.b MOBILIZATION (Site 2) 1 LS $11,755.00 2010.4.1.A.1.c MOBILIZATION(Site 3) 1 LS $11,755.00 2010.4.1.A.1.d MOBILIZATION(Site4) 1 LS $11,755.00 2010.4.1.A.1.e MOBILIZATION(Site 5) 1 LS $11,755.00 Project Name: Fiber Optic Conduit and Cable page 13 of 14 Project # 11574.a 2010.4.1.A.1.f MOBILIZATION(Site 6) 1 LS $11,755.00 SP-1 FIBER OPTIC CABLE 12,717 LF $1.91 SP-2.a PARKS MAINTENANCE FACILITY CONNECTION 1 EA $75,408.00 SP-2.b SETTLERS PARK CONNECTION 3 EA $75,408.00 SP-2.c MERIDIAN POOL CONNECTION 1 EA $75,408.00 SP-2.d MERIDIAN WATERTOWER CONNECTION 1 EA $75,408.00 SP-3 RAILROAD FLAGGING ALLOWANCE 1 LS $15,712.00 Project Name: Fiber Optic Conduit and Cable page 14 of 14 Project# 11574.a Docusign Envelope ID:7823E615-4F72-446A-BD2C-D09F51 FD3DDC First Amendment to Contract for Public Works Construction This first amendment to is to incorporate this language into the Contract for Public Works Construction entered into on December 15, 2025, by and between Fatbeam, LLC ("Fatbeam") and City of Meridian("Customer") is effective on December 15, 2025 ("First Amendment"). Unless otherwise defined herein, capitalized terms shall have the same meaning as defined in the Contract for Public Works Construction. RECITALS WHEREAS, Fatbeam and Customer are parties to the Terms which is attached to and incorporated into that certain Contract for Public Works Construction entered into on December 15, 2025 ("Agreement"); WHEREAS, Fatbeam and Customer seek to amend the Agreement to document the specific needs of the Parties, as more fully provided below. NOW,THEREFORE, in consideration of the foregoing, Fatbeam and Customer hereby agree as follows: 1. Addition of Langauge: 1. Any deviation from the proposed alignment that results in entering hard-surface areas (asphalt, concrete, or similar) must trigger an approved change order prior to execution. Hard-surface restoration significantly increases cost and risk, and this needs to be contractually protected under the "not-to-exceed" structure. 2. The City must take full responsibility for locating all buried facilities on City-owned or City- maintained property that fall outside the jurisdiction of 811. This includes any municipally installed irrigation lines, lighting, conduit, or other unregistered facilities. Fatbeam cannot be liable for damages caused by facilities the City has not formally identified or mapped. 2. Agreement in Full Force and Effect. Except as provided above, the Agreement is unmodified hereby and remains in full force and effect. IN WITNESS WHEREOF, the Parties have executed this document as of the date and year first above written. FATBEAM, LLC City of Meridian Signature. ar Ta 'fI��(hr Signature: �I�A. waffs Name: Graham Taylor Name: Keith Watts Title: Director of Public Sector Title: Procurement Manager Date: 1/30/2026 1 14:43 PST Date: 2/2/2026 1 06:33 PST d docusign. Certificate Of Completion Envelope Id:7823E615-4F72-446A-BD2C-D09F51 FD3DDC Status:Completed Subject:Complete with Docusign: First Amendment to Contract for Public Works Construction City of Merid... Source Envelope: Document Pages: 1 Signatures:2 Envelope Originator: Certificate Pages:5 Initials:0 Stacy Standy AutoNav: Enabled 2065 W. Riverstone Dr. Envelopeld Stamping: Enabled Ste.202 Time Zone: (UTC-08:00)Pacific Time(US&Canada) Coeur d'Alene, ID 83814 stacy@fatbeam.com IP Address:50.37.138.54 Record Tracking Status:Original Holder:Stacy Standy Location: DocuSign 1/30/2026 2:13:15 PM stacy@fatbeam.com Signer Events Signature Timestamp Graham Taylor Sent: 1/30/2026 2:15:50 PM graham@fatbeam.com fia��br Viewed: 1/30/2026 2:43:30 PM Director of Public Sector Signed: 1/30/2026 2:43:38 PM Fatbeam Security Level: Email,Account Authentication Signature Adoption: Pre-selected Style (None) Using IP Address: 2603:90d8:2040:ad:490f:b34a:e3a9:f5d7 Electronic Record and Signature Disclosure: Not Offered via Docusign Keith Watts Sent: 1/30/2026 2:43:39 PM kwatts@meridiancity.org Viewed:2/2/2026 6:32:50 AM Procurement Manager Signed:2/2/2026 6:33:09 AM Security Level: Email,Account Authentication (None) Signature Adoption: Pre-selected Style Using IP Address:67.215.37.2 Electronic Record and Signature Disclosure: Accepted:2/2/2026 6:32:50 AM ID:bd6ad2a0-184d-4731-98b6-60793bc42a9b In Person Signer Events Signature Timestamp Editor Delivery Events Status Timestamp Agent Delivery Events Status Timestamp Intermediary Delivery Events Status Timestamp Certified Delivery Events Status Timestamp Carbon Copy Events Status Timestamp Witness Events Signature Timestamp Notary Events Signature Timestamp Envelope Summary Events Status Timestamps Envelope Sent Hashed/Encrypted 1/30/2026 2:15:50 PM Envelope Summary Events Status Timestamps Certified Delivered Security Checked 2/2/2026 6:32:50 AM Signing Complete Security Checked 2/2/2026 6:33:09 AM Completed Security Checked 2/2/2026 6:33:09 AM Payment Events Status Timestamps Electronic Record and Signature Disclosure Electronic Record and Signature Disclosure created on:8/20/2014 3:31:40 PM Parties agreed to:Keith Watts ELECTRONIC RECORD AND SIGNATURE DISCLOSURE From time to time, DocuSign Ink(we, us or Company) may be required by law to provide to you certain written notices or disclosures. Described below are the terms and conditions for providing to you such notices and disclosures electronically through the DocuSign, Inc. (DocuSign) electronic signing system. Please read the information below carefully and thoroughly, and if you can access this information electronically to your satisfaction and agree to these terms and conditions, please confirm your agreement by clicking the `I agree' button at the bottom of this document. Getting paper copies At any time, you may request from us a paper copy of any record provided or made available electronically to you by us. You will have the ability to download and print documents we send to you through the DocuSign system during and immediately after signing session and, if you elect to create a DocuSign signer account, you may access them for a limited period of time (usually 30 days) after such documents are first sent to you. After such time, if you wish for us to send you paper copies of any such documents from our office to you, you will be charged a $0.00 per-page fee. You may request delivery of such paper copies from us by following the procedure described below. Withdrawing your consent If you decide to receive notices and disclosures from us electronically, you may at any time change your mind and tell us that thereafter you want to receive required notices and disclosures only in paper format. How you must inform us of your decision to receive future notices and disclosure in paper format and withdraw your consent to receive notices and disclosures electronically is described below. Consequences of changing your mind If you elect to receive required notices and disclosures only in paper format, it will slow the speed at which we can complete certain steps in transactions with you and delivering services to you because we will need first to send the required notices or disclosures to you in paper format, and then wait until we receive back from you your acknowledgment of your receipt of such paper notices or disclosures. To indicate to us that you are changing your mind, you must withdraw your consent using the DocuSign `Withdraw Consent' form on the signing page of a DocuSign envelope instead of signing it. This will indicate to us that you have withdrawn your consent to receive required notices and disclosures electronically from us and you will no longer be able to use the DocuSign system to receive required notices and consents electronically from us or to sign electronically documents from us. 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V IDIAN� AGENDA ITEM ITEM TOPIC: Resolution No. 25-2554: A Resolution of the City Council of the City of Meridian Approving the Bylaws of the Meridian Arts Commission, Meridian Historic Preservation Commission, Merdian Parks and Recreation Commission, Meridian Planning and Zoning Commission, Meridian Solid Waste Advisory Commission, and Meridian Transportation Commission as Amended Pursuant to Meridian City Code 2-1-1(C)(2) and 2-2-1(C)(5); and Providing an Effective Date. CITY OF MERIDIAN RESOLUTION NO. 25-2554 BY THE CITY COUNCIL: CAVENER, LITTLE ROBERTS, OVERTON, STRADER, TAYLOR,WHITLOCK A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MERIDIAN APPROVING THE BYLAWS OF THE MERIDIAN ARTS COMMISSION, MERIDIAN HISTORIC PRESERVATION COMMISSION, MERIDIAN PARKS AND RECREATION COMMISSION, MERIDIAN PLANNING AND ZONING COMMISSION, MERIDIAN SOLID WASTE ADVISORY COMMISSION, AND MERIDIAN TRANSPORTATION COMMISSION AS AMENDED PURSUANT TO MERIDIAN CITY CODE 2-1-1(C)(2) AND 2-2-1(C)(5); AND PROVIDING AN EFFECTIVE DATE. WHEREAS, pursuant to Meridian City Code section 2-1-1(C)(2), at its meeting on July 10, 2025,the Meridian Arts Commission voted to approve, and recommend to City Council that it ratify,the "Bylaws of the Meridian Arts Commission as Amended," attached hereto as Exhibit A; WHEREAS, pursuant to Meridian City Code section 2-1-1(C)(2), at its meeting on November 14, 2025, the Meridian Historic Preservation Commission voted to approve, and recommend to City Council that it ratify, the "Bylaws of the Meridian Historic Preservation Commission as Amended," attached hereto as Exhibit B; WHEREAS, pursuant to Meridian City Code section 2-1-1(C)(2), at its meeting on October 8, 2025,the Meridian Parks and Recreation Commission voted to approve,and to City Council that it ratify, the"Bylaws of the Meridian Parks and Recreation Commission as Amended,"attached hereto as Exhibit C; WHEREAS, pursuant to Meridian City Code section 2-2-1(C)(5), at its meeting on August 21, 2025,the Meridian Planning and Zoning Commission voted to approve, and recommend to City Council that it ratify, the "Bylaws of the Meridian Planning and Zoning Commission as Amended," attached hereto as Exhibit D; WHEREAS,pursuant to Meridian City Code section 2-1-1(C)(2), at its meeting on October 22, 2025,the Meridian Solid Waste Advisory Commission voted to approve,and recommend to City Council that it ratify, the "Bylaws of the Meridian Solid Waste Advisory Commission as Amended," attached hereto as Exhibit E; WHEREAS, pursuant to Meridian City Code section 2-1-1(C)(2), at its meeting on October 6, 2025, the Meridian Transportation Commission voted to approve, and recommend to City Council that it ratify, the "Bylaws of the Meridian Transportation Commission as Amended," attached hereto as Exhibit F; WHEREAS, the City Council of the City of Meridian deems the approval of such bylaws to be in the best interest of the City of Meridian in that they facilitate the efficient operation of the City commissions; RESOLUTION ADOPTING REVISED COMMISSION BYLAWS Page I of 2 NOW THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MERIDIAN CITY, IDAHO: Section 1. That the City Council of the City of Meridian hereby ratifies the Bylaws of the Meridian Arts Commission, attached hereto as Exhibit A. Section 2. That the City Council of the City of Meridian hereby ratifies the Bylaws of the Meridian Historic Preservation Commission, attached hereto as Exhibit B. Section 3. That the City Council of the City of Meridian hereby ratifies the Bylaws of the Meridian Parks and Recreation Commission, attached hereto as Exhibit C. Section 4. That the City Council of the City of Meridian hereby ratifies the Bylaws of the Meridian Planning and Zoning Commission, attached hereto as Exhibit D. Section 5. That the City Council of the City of Meridian hereby ratifies the Bylaws of the Meridian Solid Waste Advisory Commission, attached hereto as Exhibit E. Section 6. That the City Council of the City of Meridian hereby ratifies the Bylaws of the Meridian Transportation Commission, attached hereto as Exhibit F. Section 7. That this Resolution shall be in full force and effect immediately upon its adoption and approval. ADOPTED by the City Council of the City of Meridian, Idaho,this 9th day of December, 2025. APPROVED by the Mayor of the City of Meridian, Idaho,this 9th day of December, 2025. APPROVED: ATTEST: Robert E. Simison, Mayor Chris Johnson, City Clerk RESOLUTION ADOPTING REVISED COMMISSION BYLAWS Page I of 2 EXHIBIT A BYLAWS OF MERIDIAN ARTS COMMISSION BYLAWS of the Meridian Arts Commission Effective December 9,2025 ARTICLE 1: PURPOSE These Bylaws are adopted to facilitate the duties of the Meridian Arts Commission(hereinafter "Commission") and to provide a framework for the organization, actions, and agenda of the Commission. ARTICLE 11: OFFICERS SECTION 1:DUTIES OF CHAIR. The Commission Chair shall preside over all full Commission meetings and shall sign all documents requiring an official signature on behalf of the Commission. The decisions, statements, and/or actions of the Chair shall obligate, commit, and/or represent the Commission only insofar as the Commission has specifically authorized. SECTION 2:DUTIES OF VICE-CHAIR. The Commission Vice-Chair shall perform the duties of the Chair in the absence of the Chair and shall perform such other duties as may be delegated by the Commission Chair. SECTION 3:NOMINATIONS. At the annual election of officers, the sitting vice chair shall be automatically nominated for the office of chair. SECTION 4:VACANCY.A special election may be held at any time to fill a vacancy of office. The Chair shall add a special election to an agenda as needed, or upon the timely request of any commissioner. An officer who fails to fulfill the duties of office may be removed from the office by a majority vote of the full Commission at a special election. ARTICLE III: MEETINGS SECTION 1:NOTICE OF MEETINGS. Unless otherwise prescribed by statute, the designated City staff member assigned to the commission shall provide commissioners written notice of meetings, which notice shall state the date, hour, and location thereof, and shall further state the purpose of the meeting, business to be transacted, and/or agenda. The designated City staff member assigned to the commission shall provide shall issue notice to the Commission not less than forty-eight (48) hours, nor more than thirty(30) days prior to the meeting. SECTION 2: QUORUM. A majority of currently appointed commissioners shall constitute a quorum. SECTION 3: CONDUCT OF MEETINGS. The Commission shall operate generally under the precepts of Robert's Rules of Order. The order of business for meetings of the Commission shall be as follows: 1) call to order; 2) roll call; 3) approval of the agenda; 4) approval of minutes of previous meeting; 5) old business; 6)new business; 7)reports,presentations, subcommittee reports, staff reports; 8)next meeting; 9) adjournment. Notwithstanding the foregoing, the order of business may be modified by the Commission Chair as needed. SECTION 4:AGENDA. The agenda for all meetings of the Commission shall be prepared by the BYLAWS OF MERIDIAN ARTS COMMISSION Page I of 2 designated City staff member assigned to the commission in consultation with the Commission Chair. Agenda items may be proposed by the Commission Chair or any commissioner and shall be placed on the agenda at the discretion of the Commission Chair, provided that agenda items are proposed seven(7) days in advance of a regular meeting, or forty-eight(48) hours in advance of a special meeting. SECTION 5: PUBLIC APPEARANCES AND REQUESTS. Scheduling of appearances before the Commission or requests to the Commission shall be at the discretion of the Chair. The Chair may set rules to maximize efficiency and productivity of meetings, including setting a reasonable time limit for presentations and/or comments to the Commission. SECTION C:MINUTES. Minutes and/or records of the business conducted at all meetings of the Commission or any subcommittee thereof shall be prepared by the designated City staff member assigned to the Commission and shall be open for public inspection. City staff shall forward the minutes of each meeting to the Commission not less than forty-eight(48)hours, nor more than thirty(30) days prior to the meeting at which such minutes are subject to approval by the Commission. SECTION 7: SUBCOMMITTEES. The Commission Chair, with the Commission's approval, may establish such subcommittees as necessary or helpful to assist or advise the Commission in the performance of its functions and/or furtherance of its mission. Meetings of subcommittees shall comply with any and all applicable public meetings laws. Each subcommittee shall consist of at least two (2) commissioners. Unless a subcommittee chair is appointed by the Commission Chair, each subcommittee shall elect a chair to preside at subcommittee meetings and present the findings and/or recommendations of the subcommittee to the Commission. The Commission Chair shall appoint commissioners or city public officials to serve as members of subcommittees. The Commission Chair or Subcommittee Chair may invite non-commissioners to assist the work of the subcommittee. SECTION 8:VOTING. Each commissioner shall be entitled to one (1) vote on any matter before the Commission. Except as otherwise designated herein or by law, decisions shall be made on the vote of the majority of the members present at any meeting at which a quorum is present. The Commission Chair shall be a voting member. Voting shall be audible; written, anonymous, and proxy voting shall not be permitted. ARTICLE IV:AMENDMENT OF BYLAWS As provided in Meridian City Code, the Commission may recommend to the Mayor and City Council that these bylaws be altered, amended, added to, or repealed. ARTICLE V:ADOPTION AND EFFECTIVE DATE The Commission adopted the foregoing bylaws at its regular meeting on July 10, 2025. These bylaws shall be effective upon their ratification by resolution of the City Council of the City of Meridian. BYLAWS OF MERIDIAN ARTS COMMISSION Page I of 2 EXHIBIT B BYLAWS OF MERIDIAN HISTORIC PRESERVATION COMMISSION BYLAWS of the Meridian Historic Preservation Commission Effective December 9, 2025 ARTICLE I: PURPOSE These Bylaws are adopted to facilitate the duties of the Meridian Historic Preservation Commission (hereinafter"Commission") and to provide a framework for the organization, actions, and agenda of the Commission. ARTICLE II: OFFICERS SECTION 1: DUTIES OF CHAIR. The Commission Chair shall preside over all full Commission meetings and shall sign all documents requiring an official signature on behalf of the Commission. The decisions, statements, and/or actions of the Chair shall obligate, commit, and/or represent the Commission only insofar as the Commission has specifically authorized. SECTION 2: DUTIES OF VICE-CHAIR. The Commission Vice-Chair shall perform the duties of the Chair in the absence of the Chair and shall perform such other duties as may be delegated by the Commission Chair. SECTION 3:NOMINATIONS. At the annual election of officers, the sitting vice chair shall be automatically nominated for the office of chair. SECTION 4:VACANCY.A special election may be held at any time to fill a vacancy of office. The Chair shall add a special election to an agenda as needed, or upon the timely request of any commissioner. An officer who fails to fulfill the duties of office may be removed from the office by a majority vote of the full Commission at a special election. ARTICLE III: MEETINGS SECTION 1:NOTICE OF MEETINGS. Unless otherwise prescribed by statute, the designated City staff member assigned to the commission shall provide commissioners written notice of meetings, which notice shall state the date, hour, and location thereof, and shall further state the purpose of the meeting, business to be transacted, and/or agenda. The designated City staff member assigned to the commission shall provide shall issue notice to the Commission not less than forty-eight (48) hours,nor more than thirty(30) days prior to the meeting. SECTION 2: QUORUM. A majority of currently appointed commissioners shall constitute a quorum. SECTION 3: CONDUCT OF MEETINGS. The Commission shall operate generally under the precepts of Robert's Rules of Order. The order of business for meetings of the Commission shall be as follows: 1) call to order; 2) roll call; 3) approval of the agenda; 4) approval of minutes of previous meeting; 5) old business; 6)new business; 7)reports,presentations, subcommittee reports, staff reports; 8)next meeting; 9) adjournment. Notwithstanding the foregoing, the order of business may be modified by the Commission Chair as needed. BYLAWS OF MERIDIAN HISTORIC PRESERVATION COMMISSION Page I of 2 SECTION 4:AGENDA. The agenda for all meetings of the Commission shall be prepared by the designated City staff member assigned to the commission in consultation with the Commission Chair. Agenda items may be proposed by the Commission Chair or any commissioner and shall be placed on the agenda at the discretion of the Commission Chair, provided that agenda items are proposed seven(7) days in advance of a regular meeting, or forty-eight(48)hours in advance of a special meeting. SECTION 5: PUBLIC APPEARANCES AND REQUESTS. Scheduling of appearances before the Commission or requests to the Commission shall be at the discretion of the Chair. The Chair may set rules to maximize efficiency and productivity of meetings, including setting a reasonable time limit for presentations and/or comments to the Commission. SECTION 6:MINUTES. Minutes and/or records of the business conducted at all meetings of the Commission or any subcommittee thereof shall be prepared by the designated City staff member assigned to the Commission and shall be open for public inspection. City staff shall forward the minutes of each meeting to the Commission not less than forty-eight(48)hours, nor more than thirty(30) days prior to the meeting at which such minutes are subject to approval by the Commission. SECTION 7: SUBCOMMITTEES. The Commission Chair, with the Commission's approval, may establish such subcommittees as necessary or helpful to assist or advise the Commission in the performance of its functions and/or furtherance of its mission. Meetings of subcommittees shall comply with any and all applicable public meetings laws. Each subcommittee shall consist of at least two (2) commissioners. Unless a subcommittee chair is appointed by the Commission Chair, each subcommittee shall elect a chair to preside at subcommittee meetings and present the findings and/or recommendations of the subcommittee to the Commission. The Commission Chair shall appoint commissioners or city public officials to serve as members of subcommittees. The Commission Chair or Subcommittee Chair may invite non-commissioners to assist the work of the subcommittee. SECTION 8:VOTING. Each commissioner shall be entitled to one (1) vote on any matter before the Commission. Except as otherwise designated herein or by law, decisions shall be made on the vote of the majority of the members present at any meeting at which a quorum is present. The Commission Chair shall be a voting member. Voting shall be audible; written, anonymous, and proxy voting shall not be permitted. ARTICLE IV:AMENDMENT OF BYLAWS As provided in Meridian City Code, the Commission may recommend to the Mayor and City Council that these bylaws be altered, amended, added to, or repealed. ARTICLE V: ADOPTION AND EFFECTIVE DATE The Commission adopted the foregoing bylaws at its regular meeting on November 14, 2025. These bylaws shall be effective upon their ratification by resolution of the City Council of the City of Meridian. BYLAWS OF MERIDIAN HISTORIC PRESERVATION COMMISSION Page 1 of 2 EXHIBIT C BYLAWS OF MERIDIAN PARKS AND RECREATION COMMISSION BYLAWS of the Meridian Parks and Recreation Commission Effective December 9, 2025 ARTICLE 1: PURPOSE These Bylaws are adopted to facilitate the duties of the Meridian Parks and Recreation Commission (hereinafter"Commission") and to provide a framework for the organization, actions, and agenda of the Commission. ARTICLE II: OFFICERS SECTION 1: DUTIES OF CHAIR. The Commission Chair shall preside over all full Commission meetings and shall sign all documents requiring an official signature on behalf of the Commission. The decisions, statements, and/or actions of the Chair shall obligate, commit, and/or represent the Commission only insofar as the Commission has specifically authorized. SECTION 2: DUTIES OF VICE-CHAIR. The Commission Vice-Chair shall perform the duties of the Chair in the absence of the Chair and shall perform such other duties as may be delegated by the Commission Chair. SECTION 3:NOMINATIONS. At the annual election of officers, the sitting vice chair shall be automatically nominated for the office of chair. SECTION 4:VACANCY.A special election may be held at any time to fill a vacancy of office. The Chair shall add a special election to an agenda as needed, or upon the timely request of any commissioner. An officer who fails to fulfill the duties of office may be removed from the office by a majority vote of the full Commission at a special election. ARTICLE III: MEETINGS SECTION 1:NOTICE OF MEETINGS. Unless otherwise prescribed by statute, the designated City staff member assigned to the commission shall provide commissioners written notice of meetings, which notice shall state the date, hour, and location thereof, and shall further state the purpose of the meeting, business to be transacted, and/or agenda. The designated City staff member assigned to the commission shall provide shall issue notice to the Commission not less than forty-eight(48) hours, nor more than thirty(30) days prior to the meeting. SECTION 2: QUORUM. A majority of currently appointed commissioners shall constitute a quorum. SECTION 3: CONDUCT OF MEETINGS. The Commission shall operate generally under the precepts of Robert's Rules of Order. The order of business for meetings of the Commission shall be as follows: 1) call to order; 2) roll call; 3) approval of the agenda; 4) approval of minutes of previous meeting; 5) old business; 6)new business; 7)reports,presentations, subcommittee reports, staff reports; 8)next meeting; 9) adjournment. Notwithstanding the foregoing, the order of business may be modified by the Commission Chair as needed. BYLAWS OF MERIDIAN PARKS AND RECREATION COMMISSION Page I of 2 SECTION 4:AGENDA. The agenda for all meetings of the Commission shall be prepared by the designated City staff member assigned to the commission in consultation with the Commission Chair. Agenda items may be proposed by the Commission Chair or any commissioner and shall be placed on the agenda at the discretion of the Commission Chair,provided that agenda items are proposed seven(7) days in advance of a regular meeting, or forty-eight(48)hours in advance of a special meeting. SECTION 5: PUBLIC APPEARANCES AND REQUESTS. Scheduling of appearances before the Commission or requests to the Commission shall be at the discretion of the Chair. The Chair may set rules to maximize efficiency and productivity of meetings, including setting a reasonable time limit for presentations and/or comments to the Commission. SECTION 6:MINUTES. Minutes and/or records of the business conducted at all meetings of the Commission or any subcommittee thereof shall be prepared by the designated City staff member assigned to the Commission and shall be open for public inspection. City staff shall forward the minutes of each meeting to the Commission not less than forty-eight(48)hours, nor more than thirty(30) days prior to the meeting at which such minutes are subject to approval by the Commission. SECTION 7: SUBCOMMITTEES. The Commission Chair, with the Commission's approval, may establish such subcommittees as necessary or helpful to assist or advise the Commission in the performance of its functions and/or furtherance of its mission. Meetings of subcommittees shall comply with any and all applicable public meetings laws. Each subcommittee shall consist of at least two (2) commissioners. Unless a subcommittee chair is appointed by the Commission Chair, each subcommittee shall elect a chair to preside at subcommittee meetings and present the findings and/or recommendations of the subcommittee to the Commission. The Commission Chair shall appoint commissioners or city public officials to serve as members of subcommittees. The Commission Chair or Subcommittee Chair may invite non-commissioners to assist the work of the subcommittee. SECTION 8:VOTING. Each commissioner shall be entitled to one (1) vote on any matter before the Commission. Except as otherwise designated herein or by law, decisions shall be made on the vote of the majority of the members present at any meeting at which a quorum is present. The Commission Chair shall be a voting member. Voting shall be audible; written, anonymous, and proxy voting shall not be permitted. ARTICLE IV:AMENDMENT OF BYLAWS As provided in Meridian City Code, the Commission may recommend to the Mayor and City Council that these bylaws be altered, amended, added to, or repealed. ARTICLE V: ADOPTION AND EFFECTIVE DATE The Commission adopted the foregoing bylaws at its regular meeting on October 8, 2025. These bylaws shall be effective upon their ratification by resolution of the City Council of the City of Meridian. BYLAWS OF MERIDIAN PARKS AND RECREATION COMMISSION Page I of 2 EXHIBIT D BYLAWS OF MERIDIAN PLANNING AND ZONING COMMISSION BYLAWS of the Meridian Planning and Zoning Commission Effective December 9,2025 ARTICLE I: PURPOSE These Bylaws are adopted to facilitate the duties of the Meridian Planning and Zoning Commission (hereinafter"Commission") and to provide a framework for the organization, actions, and agenda of the Commission. ARTICLE II: OFFICERS SECTION 1: DUTIES OF CHAIR. The Commission Chair shall preside over all full Commission meetings and shall sign all documents requiring an official signature on behalf of the Commission. The decisions, statements, and/or actions of the Chair shall obligate, commit, and/or represent the Commission only insofar as the Commission has specifically authorized. SECTION 2: DUTIES OF VICE-CHAIR. The Commission Vice-Chair shall perform the duties of the Chair in the absence of the Chair and shall perform such other duties as may be delegated by the Commission Chair. SECTION 3:NOMINATIONS. At the annual election of officers, the sitting vice chair shall be automatically nominated for the office of chair. SECTION 4:VACANCY.A special election may be held at any time to fill a vacancy of office. The Chair may add a special election to an agenda as needed, or upon the timely request of any commissioner. An officer who fails to fulfill the duties of office may be removed from the office by a majority vote of the Commission at a special election. ARTICLE III: MEETINGS SECTION 1:NOTICE OF MEETINGS. Unless otherwise prescribed by statute, the designated City staff member(s) assigned to the Commission by City leadership ("City staff') shall provide commissioners written notice of meetings,which notice shall state the date, hour, and location thereof, and shall further state the purpose of the meeting, business to be transacted, and/or agenda. City staff shall provide notice to the Commission not less than forty-eight (48)hours, nor more than thirty(30) days, prior to the meeting. SECTION 2: QUORUM. A majority of currently appointed commissioners shall constitute a quorum. SECTION 3: CONDUCT OF MEETINGS. The Commission shall operate generally under the precepts of Robert's Rules of Order. The order of business for meetings of the Commission shall generally be as follows: 1) call to order; 2) roll call; 3) adoption of agenda; 4) approval of consent agenda; 5) items moved from the consent agenda; 6) action items; 7)reports,presentations, and future meeting topics; 8) adjournment. Notwithstanding the foregoing, the order of business may be modified by the Commission Chair as needed. BYLAWS OF MERIDIAN PLANNING AND ZONING COMMISSION Page I of 2 SECTION 4:AGENDA. The agenda for all meetings of the Commission shall be prepared by City staff in consultation with the Commission Chair as needed. Agenda items may be proposed by the Commission Chair or any commissioner and shall be placed on the agenda at the discretion of the Commission Chair,provided that agenda items are proposed seven(7) days in advance of a regular meeting, or forty-eight(48)hours in advance of a special meeting. SECTION 5: SPECIAL APPEARANCES AND REQUESTS. Scheduling of special appearances before the Commission or requests to the Commission shall be at the discretion of the Chair. The Chair may set rules to maximize efficiency and productivity of meetings, including setting a reasonable time limit for presentations and/or comments to the Commission. SECTION 6:MINUTES. Minutes and/or records of the business conducted at all meetings of the Commission or any subcommittee thereof shall be prepared by City staff and shall be open for public inspection. City staff shall forward the minutes of each meeting to the Commission not less than forty- eight(48)hours, nor more than thirty(30) days,prior to the meeting at which such minutes are subject to approval by the Commission. SECTION 7: SUBCOMMITTEES. The Commission Chair, with the Commission's approval, may establish such subcommittees as necessary or helpful to assist or advise the Commission in the performance of its functions and/or furtherance of its mission. Meetings of subcommittees shall comply with any and all applicable public meetings laws. Each subcommittee shall consist of at least two (2) commissioners. Unless a subcommittee chair is appointed by the Commission Chair, each subcommittee shall elect a chair to preside at subcommittee meetings and present the findings and/or recommendations of the subcommittee to the Commission. The Commission Chair shall appoint commissioners or City public officials to serve as members of subcommittees. The Commission Chair or Subcommittee Chair may invite non-commissioners to assist with the work of the subcommittee. SECTION 8:VOTING. Each commissioner shall be entitled to one (1) vote on any matter before the Commission. Except as otherwise designated herein or by law, decisions shall be made on the vote of the majority of the members present at any meeting at which a quorum is present. The Commission Chair shall be a voting member. Voting shall be audible; written, anonymous, and proxy voting shall not be permitted. ARTICLE IV:AMENDMENT OF BYLAWS As provided in Meridian City Code, the Commission may recommend to the Mayor and City Council that these bylaws be altered, amended, added to, or repealed. ARTICLE V: ADOPTION AND EFFECTIVE DATE The Commission adopted the foregoing bylaws at its regular meeting on August 21, 2025. These bylaws shall be effective upon their ratification by resolution of the City Council of the City of Meridian. BYLAWS OF MERIDIAN PLANNING AND ZONING COMMISSION Page I of 2 EXHIBIT E BYLAWS OF MERIDIAN SOLID WASTE ADVISORY COMMISSION BYLAWS of the Meridian Solid Waste Advisory Commission Effective December 9, 2025 ARTICLE I: PURPOSE These Bylaws are adopted to facilitate the duties of the Meridian Solid Waste Advisory Commission (hereinafter"Commission") and to provide a framework for the organization, actions, and agenda of the Commission. ARTICLE II: OFFICERS SECTION 1: DUTIES OF CHAIR. The Commission Chair shall preside over all full Commission meetings and shall sign all documents requiring an official signature on behalf of the Commission. The decisions, statements, and/or actions of the Chair shall obligate, commit, and/or represent the Commission only insofar as the Commission has specifically authorized. SECTION 2: DUTIES OF VICE-CHAIR. The Commission Vice-Chair shall perform the duties of the Chair in the absence of the Chair and shall perform such other duties as may be delegated by the Commission Chair. SECTION 3:NOMINATIONS. At the annual election of officers, the sitting vice chair shall be automatically nominated for the office of chair. SECTION 4:VACANCY.A special election may be held at any time to fill a vacancy of office. The Chair shall add a special election to an agenda as needed, or upon the timely request of any commissioner. An officer who fails to fulfill the duties of office may be removed from the office by a majority vote of the full Commission at a special election. ARTICLE III: MEETINGS SECTION 1:NOTICE OF MEETINGS. Unless otherwise prescribed by statute, the designated City staff member assigned to the commission shall provide commissioners written notice of meetings, which notice shall state the date, hour, and location thereof, and shall further state the purpose of the meeting, business to be transacted, and/or agenda. The designated City staff member assigned to the commission shall provide shall issue notice to the Commission not less than forty-eight(48) hours, nor more than thirty(30) days prior to the meeting. SECTION 2: QUORUM. A majority of currently appointed commissioners shall constitute a quorum. SECTION 3: CONDUCT OF MEETINGS. The Commission shall operate generally under the precepts of Robert's Rules of Order. The order of business for meetings of the Commission shall be as follows: 1) call to order; 2) roll call; 3) approval of the agenda; 4) approval of minutes of previous meeting; 5) old business; 6)new business; 7)reports,presentations, subcommittee reports, staff reports; 8) next meeting; 9) adjournment. Notwithstanding the foregoing, the order of business may be modified by the Commission Chair as needed. BYLAWS OF MERIDIAN SOLID WASTE ADVISORY COMMISSION Page I of 2 SECTION 4:AGENDA. The agenda for all meetings of the Commission shall be prepared by the designated City staff member assigned to the commission in consultation with the Commission Chair. Agenda items may be proposed by the Commission Chair or any commissioner and shall be placed on the agenda at the discretion of the Commission Chair, provided that agenda items are proposed seven(7) days in advance of a regular meeting, or forty-eight(48)hours in advance of a special meeting. SECTION 5: PUBLIC APPEARANCES AND REQUESTS. Scheduling of appearances before the Commission or requests to the Commission shall be at the discretion of the Chair. The Chair may set rules to maximize efficiency and productivity of meetings, including setting a reasonable time limit for presentations and/or comments to the Commission. SECTION 6:MINUTES. Minutes and/or records of the business conducted at all meetings of the Commission or any subcommittee thereof shall be prepared by the designated City staff member assigned to the Commission and shall be open for public inspection. City staff shall forward the minutes of each meeting to the Commission not less than forty-eight(48)hours, nor more than thirty(30) days prior to the meeting at which such minutes are subject to approval by the Commission. SECTION 7: SUBCOMMITTEES. The Commission Chair, with the Commission's approval, may establish such subcommittees as necessary or helpful to assist or advise the Commission in the performance of its functions and/or furtherance of its mission. Meetings of subcommittees shall comply with any and all applicable public meetings laws. Each subcommittee shall consist of at least two (2) commissioners. Unless a subcommittee chair is appointed by the Commission Chair, each subcommittee shall elect a chair to preside at subcommittee meetings and present the findings and/or recommendations of the subcommittee to the Commission. The Commission Chair shall appoint commissioners or city public officials to serve as members of subcommittees. The Commission Chair or Subcommittee Chair may invite non-commissioners to assist the work of the subcommittee. SECTION 8:VOTING. Each commissioner shall be entitled to one (1) vote on any matter before the Commission. Except as otherwise designated herein or by law, decisions shall be made on the vote of the majority of the members present at any meeting at which a quorum is present. The Commission Chair shall be a voting member. Voting shall be audible; written, anonymous, and proxy voting shall not be permitted. ARTICLE IV:AMENDMENT OF BYLAWS As provided in Meridian City Code, the Commission may recommend to the Mayor and City Council that these bylaws be altered, amended, added to, or repealed. ARTICLE V: ADOPTION AND EFFECTIVE DATE The Commission adopted the foregoing bylaws at its regular meeting on October 22, 2025. These bylaws shall be effective upon their ratification by resolution of the City Council of the City of Meridian. BYLAWS OF MERIDIAN SOLID WASTE ADVISORY COMMISSION Page I of 2 EXHIBIT F BYLAWS OF MERIDIAN TRANSPORTATION COMMISSION BYLAWS of the Meridian Transportation Commission Effective December 9, 2025 ARTICLE 1: PURPOSE These Bylaws are adopted to facilitate the duties of the Meridian Transportation Commission (hereinafter"Commission") and to provide a framework for the organization, actions, and agenda of the Commission. ARTICLE II: OFFICERS SECTION 1: DUTIES OF CHAIR. The Commission Chair shall preside over all full Commission meetings and shall sign all documents requiring an official signature on behalf of the Commission. The decisions, statements, and/or actions of the Chair shall obligate, commit, and/or represent the Commission only insofar as the Commission has specifically authorized. SECTION 2: DUTIES OF VICE-CHAIR. The Commission Vice-Chair shall perform the duties of the Chair in the absence of the Chair and shall perform such other duties as may be delegated by the Commission Chair. SECTION 3:NOMINATIONS. At the annual election of officers, the sitting vice chair shall be automatically nominated for the office of chair. SECTION 4:VACANCY.A special election may be held at any time to fill a vacancy of the Chair or Vice-Chair. The Chair shall add a special election to an agenda as needed, or upon the timely request of any commissioner. An officer who fails to fulfill the duties of office may be removed from the office by a majority vote of the full Commission at a special election. ARTICLE III: MEETINGS SECTION 1:NOTICE OF MEETINGS. Unless otherwise prescribed by statute, the designated City staff member assigned to the commission shall provide commissioners written notice of meetings, which notice shall state the date, hour, and location thereof, and shall further state the purpose of the meeting, business to be transacted, and/or agenda. The designated City staff member assigned to the commission shall provide notice to the Commission not less than forty-eight (48)hours, nor more than thirty(30) days prior to the meeting. SECTION 2: QUORUM. A majority of currently appointed commissioners shall constitute a quorum. SECTION 3: CONDUCT OF MEETINGS. The Commission shall operate generally under the precepts of Robert's Rules of Order. The order of business for meetings of the Commission shall be as follows: 1) call to order; 2) roll call; 3) approval of the agenda; 4) approval of minutes of previous meeting; 5) old business; 6)new business; 7)reports,presentations, subcommittee reports, staff reports; 8) next meeting; 9) adjournment. Notwithstanding the foregoing, the order of business may be modified by the Commission Chair as needed. BYLAWS OF MERIDIAN TRANSPORTATION COMMISSION Page I of 2 SECTION 4:AGENDA. The agenda for all meetings of the Commission shall be prepared by the designated City staff member assigned to the commission in consultation with the Commission Chair. Agenda items may be proposed by the Commission Chair or any commissioner and shall be placed on the agenda at the discretion of the Commission Chair, provided that agenda items are proposed seven(7) days in advance of a regular meeting, or forty-eight(48)hours in advance of a special meeting. SECTION 5: PUBLIC APPEARANCES AND REQUESTS. Scheduling of appearances before the Commission or requests to the Commission shall be at the discretion of the Chair. The Chair may set rules to maximize efficiency and productivity of meetings, including setting a reasonable time limit for presentations and/or comments to the Commission. SECTION 6:MINUTES. Minutes and/or records of the business conducted at all meetings of the Commission or any subcommittee thereof shall be prepared by the designated City staff member assigned to the Commission and shall be open for public inspection. City staff shall forward the minutes of each meeting to the Commission not less than forty-eight(48)hours, nor more than thirty(30) days prior to the meeting at which such minutes are subject to approval by the Commission. SECTION 7: SUBCOMMITTEES. The Commission Chair, with the Commission's approval, may establish such subcommittees as necessary or helpful to assist or advise the Commission in the performance of its functions and/or furtherance of its mission. Meetings of subcommittees shall comply with any and all applicable public meetings laws. Each subcommittee shall consist of at least two (2) commissioners. Unless a subcommittee chair is appointed by the Commission Chair, each subcommittee shall elect a chair to preside at subcommittee meetings and present the findings and/or recommendations of the subcommittee to the Commission. The Commission Chair shall appoint commissioners or city public officials to serve as members of subcommittees. The Commission Chair or Subcommittee Chair may invite non-commissioners to assist the work of the subcommittee. SECTION 8:VOTING. Each commissioner shall be entitled to one (1) vote on any matter before the Commission. Except as otherwise designated herein or by law, decisions shall be made on the vote of the majority of the members present at any meeting at which a quorum is present. The Commission Chair shall be a voting member. Voting shall be audible; written, anonymous, and proxy voting shall not be permitted. SECTION 9:LENGTH OF MEETINGS. No meeting shall run longer than two (2) hours unless a majority vote of the quorum approves the extension of such time limit as to a particular meeting. ARTICLE IV:AMENDMENT OF BYLAWS As provided in Meridian City Code, the Commission may recommend to the Mayor and City Council that these bylaws be altered, amended, added to, or repealed. ARTICLE V:ADOPTION AND EFFECTIVE DATE The Commission adopted the foregoing bylaws at its regular meeting on October 6, 2025. These bylaws shall be effective upon their ratification by resolution of the City Council of the City of Meridian. BYLAWS OF MERIDIAN TRANSPORTATION COMMISSION Page I of 2 W IDIAN� AGENDA ITEM ITEM TOPIC: Resolution No. 25-2556: A Resolution of the City Council of the City of Meridian to Amend the City of Meridian Standard Operating Policy and Procedure Manual by Amending City of Meridian Standard Operating Policy 4.1 and Standard Operating Procedures Number 4.1 Concerning Holidays; and Providing an Effective Date. CITY OF MERIDIAN RESOLUTION NO. 25-2556 BY THE CITY COUNCIL: CAVENER, LITTLE ROBERTS, OVERTON, STRADER, TAYLOR,WHITLOCK A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MERIDIAN TO AMEND THE CITY OF MERIDIAN STANDARD OPERATING POLICY AND PROCEDURE MANUAL BY AMENDING CITY OF MERIDIAN STANDARD OPERATING POLICY 4.1 AND STANDARD OPERATING PROCEDURES NUMBER 4.1 CONCERNING HOLIDAYS; AND PROVIDING AN EFFECTIVE DATE. WHEREAS,pursuant to Meridian City Code section 1-7-3 and City of Meridian Policy 1.3, the City Council has authority over the policies of the City of Meridian; and WHEREAS, the City Council may amend the City of Meridian Standard Operating Policy and Procedure Manual from time to time as necessary; and, WHEREAS,the City Council now desires to amend Standard Operating Policy 4.1 and Standard Operating Procedures Number 4.1, which pertain to holidays; NOW, THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MERIDIAN, IDAHO: Section 1. That the City of Meridian Standard Operating Policy 4.1 and Standard Operating Procedures Number 4.1, which are contained within the City of Meridian Standard Operating Policy and Procedure Manual, are hereby amended as set forth in Exhibit A, which is attached hereto and incorporated herein. Section 2. That this resolution shall be in full force and effect immediately upon its passage. ADOPTED by the City Council of the City of Meridian, Idaho, this 91h day of December, 2025. APPROVED by the Mayor of the City of Meridian, Idaho, this 91h day of December, 2025. APPROVED: Robert E. Simison, Mayor ATTEST: By: Chris Johnson, City Clerk RESOLUTION AMENDING STANDARD OPERATING POLICY AND PROCEDURE 4.1 PAGE 1 EXHIBIT A �WENt J— City of Meridian Standard Operating Procedures Number 4.1 CHANGES TO THESE PROCEDURES REQUIRE COUNCIL APPROVAL Holidays Purpose: To establish the City's procedures regarding holidays observed by the City and related leave and compensation of holidays. Procedures and Related Information: I. Holidays The City observes eleven (11) holidays with pay during the calendar year.The dates and days for these holidays are updated annually and located on the Human Resources Intranet Page. II. Holidays must be taken on the City's observed holiday unless the holiday falls on an employee's regularly scheduled day off. In that case, another day within the same workweek may be taken. With supervisor approval,the holiday may instead be paid in addition to the employee's regular work schedule. III. Holidays Occurring on Saturday or Sunday Holidays falling on a Saturday will be observed on the preceding Friday, and holidays falling on a Sunday will be observed on the following Monday. IV. Compensation for Holidays A. Eligible full-time employees are paid the equivalent of their regular work schedule for City- observed holidays (dates and days located on the Human Resources Intranet Page). a. Example : Employee A is scheduled to work 10 hours on July 4t". Employee A will receive the Holiday benefit of 10 additional hours on their timecard.These Holiday benefit hours will be paid at straight time only and not be eligible for overtime. B. Employees required to work on the actual holidays (dates and days located on the Human Resources Intranet Page) will receive holiday pay at the rate of one and one-half(1.5)times their regular rate of pay for the hours worked on that day. a. Example : Employee A is scheduled to work on July 4th. Employee A will record the actual hours worked on July 4" on their Workday timecard. Employee A has a regular hourly rate of$10 per hour. All hours actually worked (not scheduled) will Revision Date: 12/9/2025 EXHIBIT A be paid at$ 15 per hour. Only the actual hours worked on July 4t"will be eligible for the Holiday rate of pay. C. Part-time and temporary employees are compensated only for hours worked. V. Holiday and Leave Status A. Employees who are on leave status(vacation, sick, personal,workers' compensation, military duty, FMLA, etc.) are not eligible for additional holiday pay. Holidays falling within approved leave time will not be charged against the leave balance. B. Employees in an unpaid status on the workday before or after a holiday are not eligible for holiday pay. C. Employees separating from employment may not use accrued leave to extend their separation date to receive holiday pay or other benefits. Vl. Represented Fire Employees Holiday leave for represented Fire employees shall be governed by the provisions of the Collective Labor Agreement. Revision Date: 12/9/2025 EXHIBIT A C�WF, ��� �--Y City of Meridian Standard Operating Policy Number 4.1 Holidays Purpose: To establish the policy regarding holidays observed by the City and related leave and compensation pertaining to holidays. Policy: The City shall provide paid holidays to all eligible employees who are in a paid status the day before and the day after the holiday. Represented Fire employees holiday benefits and related leave and compensation are covered under the collective labor agreement. Holiday pay will be equivalent to the employee's regular work schedule. Holiday pay will not be given to employees taking any unpaid leave time the day before or the day after a holiday. Eligible employees shall be granted eleven paid holidays per year. Emergency service personnel or others required to work on holidays shall be compensated for holiday hours as outlined in the Holidays Standard Operating Procedures. This policy shall be implemented pursuant to the Holidays Standard Operating Procedures. Authority&Responsibility: Payroll shall work in conjunction with Human Resources to ensure proper tracking and payment of holiday hours for employees, including special arrangements for emergency service personnel or others required to work on holidays. Revision Date:12/9/2025 W IDIAN� AGENDA ITEM ITEM TOPIC: Resolution No. 25-2557: A Resolution of the City Council of the City of Meridian to Amend the City of Meridian Standard Operating Policy and Procedure Manual by Amending City of Meridian Standard Operating Procedure 3.4.6, Regarding Shift Differential Duties and Compensation; and Providing an Effective Date. CITY OF MERIDIAN RESOLUTION NO. 25-2557 BY THE CITY COUNCIL: CAVENER, LITTLE ROBERTS, OVERTON, STRADER, TAYLOR,WHITLOCK A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MERIDIAN TO AMEND THE CITY OF MERIDIAN STANDARD OPERATING POLICY AND PROCEDURE MANUAL BY AMENDING CITY OF MERIDIAN STANDARD OPERATING PROCEDURE 3.4.6, REGARDING SHIFT DIFFERENTIAL DUTIES AND COMPENSATION; AND PROVIDING AN EFFECTIVE DATE. WHEREAS,pursuant to Meridian City Code section 1-7-3, the City Council has authority over the policies of the City of Meridian; and WHEREAS,the City Council finds it in the best interest of the City of Meridian to amend the City of Meridian's Standard Operating Policy and Procedure Manual, Procedure 3.4.6, regarding shift differential duties and compensation. NOW, THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MERIDIAN, IDAHO: Section 1. That the City of Meridian Standard Operating Procedure 3.4.6, regarding shift differential duties and compensation, shall be amended as set forth in Exhibit A attached hereto. Section 2. That this resolution shall be in full force and effect immediately upon its passage. ADOPTED by the City Council of the City of Meridian, Idaho, this 9th day of December, 2025. APPROVED by the Mayor of the City of Meridian, Idaho, this 91" day of December, 2025. APPROVED: Robert E. Simison, Mayor ATTEST: By: Chris Johnson, City Clerk RESOLUTION AMENDING STANDARD OPERATING PROCEDURE 3.4.6 PAGE I EXHIBIT A �WENt — City of Meridian Standard Operating Procedures Number 3.4.6 CHANGES TO THESE PROCEDURES REQUIRE COUNCIL APPROVAL Shift Differential Duties and Compensation Purpose: To establish the City's procedures regarding shift differential pay for eligible employees working non- standard shifts. Procedures and Related Information: a. Employees are eligible for shift differential pay during their probationary period if regularly assigned to the swing/night shifts. a. Employees participating in the Police FTO program are not eligible for shift differential pay while in this program. Once these employees complete the program,they are eligible if they are regularly assigned to a swing/night shift. b. Shifts/schedules will not be altered or changed for the sole benefit of obtaining shift differential pay. c. Temporary shift coverage—if a department supervisor deems swing or night shift coverage is needed for a short-term,temporary basis (shift coverage based on minimum staffing requirements),they may temporarily assign another employee to a swing or night shift. The employee,who is providing fill-in coverage, will be eligible for shift differential pay. d. Shift differential pay will only apply to hours worked. All other types of leave, such as sick,vacation, holiday, civil duty, bereavement, paid administrative leave, wellness, parental leave, or any other leave type,will not be paid at the shift differential rate but at the employee's regular rate. e. Shift differential pay will be applied to the employee's regular hourly rate, not at their overtime rate, if applicable. II. Exceptions: a. Shift differential pay does not apply during City authorized training or travel events. b. The Department may move an employee, at any time and without notice, off swing/ night shift to accommodate necessary training, and necessary daytime work duties such as court, shift coverage, or events. Employees will not be paid shift differential pay for hours worked outside the defined shift hours. III. Shift Differential Hours 1. Shift differential pay will be provided to eligible employees based on the following: • A three (3%) percent shift differential is paid to employees in an eligible classification for all hours of a shift worked when that shift begins after 1:00 p.m. Approval Date: 12/9/2025 EXHIBIT A • A five (5%) percent shift differential is paid to employees in an eligible classification for all hours of a shift worked when that shift begins after 7:00 p.m. IV. On-Call/Call Out: 1. Shift differential pay does not apply to hours earned via on-call/standby or hours earned during a call-out, regardless of the hours that the call out occurs. The additional compensation for these types of hours is covered under Policy/Procedure 3.4.5 and Police 1034, (On-Call/Call Out Duties and Compensation). Approval Date: 12/9/2025 E IDIAN;--- /hl R AGENDA ITEM Public Forum - Future Meeting Topics The Public are invited to sign up in advance of the meeting at www.meridiancity.org/forum to address elected officials regarding topics of general interest or concern of public matters. Comments specific to an active land use/development applications are not permitted during this time. By law, no decisions can be made on topics presented at the Public Forum. However, City Council may request the topic be added to a future meeting agenda for further discussion or action. The Mayor may also direct staff to provide followup assistance regarding the matter. CITY OF MERIDIAN CITY COUNCIL PUBLIC FORUM SIGN - IN SHEET Date : December 9 , 2025 Please sign in below if you wish to address the Mayor and City Council and provide a brief description of your topic . Please observe the following rules of the Public Forum : • DO NOT : o Discuss active applications or proposals pending before Planning and Zoning or City Council o Complain about city staff, individuals , business or private matters • DO o When it is your turn to speak, state your name and address first o Observe a 3 - minute time limit ( you may be interrupted if your topic is deemed is for this forum ) Name ( please print ) Brief Description of Discussion Topic C� E IDIAN Planning and Zoning Department Presentation and Outline Changes to Agenda: None Item #9: Meridian Luxe (H-2025-0035) Application(s): Comprehensive Plan Map Amendment Rezone Conditional Use Permit Development Agreement Modification Size of property, existing zoning, and location: This site consists of 5.99 acres of land, zoned L-O, located at 2350 W. McMillan Road. History: The subject property was annexed as a part of Kelly Creek Subdivision in 2003. The property was given the L-O zoning consistent with the FLUM designation. However, the property was not included in the plat for Kelly Creek Subdivision and has remained as a residential use. A property boundary adjustment was completed earlier in 2025 to consolidate an illegal parcel that was created at some point through the county. The original concept plan contemplated approximately 37,000 square feet of office space. Comprehensive Plan FLUM Designation: Office Summary of Request: The applicant requests a comprehensive plan map amendment to change the future land use designation from Office to Commercial; Rezone from the L-O zoning to the C-C zoning across 5.99 acres of land; A development agreement modification to remove the property form the current DA to create a new DA that includes a new concept plan and elevations; and a conditional use permit for a Self Service Storage facility in the C-C zoning district. The comprehensive plan defines the office land use designation as low-impact business areas. The uses allowed in this include professional offices, technology and resource centers; ancillary commercial uses may also be considered. In developments where multiple office buildings are proposed, the buildings should be arranged to create some form of common area, such as a plaza or green space. The comprehensive plan defines the commercial land use designation as a full range of uses that serve area residents and visitors. Desired uses include retail, restaurants, personal and professional services, and office uses, as well as appropriate public and quasi- public uses. Multi-family residential may be allowed in some cases, but should be careful to promote a high quality of life. The concept plan proposes eighteen (18) commercial multi-tenant units across four (4) buildings totaling 24,336 square feet of commercial space and forty-one (41) privately owned storage condos (self-service, storage facility) across five (5) buildings totaling 54,000 square feet. The applicant has indicated that the primary use for the buildings is intended to be Flex Space; however, the C-C zoning district allows for others uses as well that could occupy the tenant spaces. The applicant also proposes to sell the storage units as individual condominium units, requiring the submission of a short plat application after the first building permit is issued by the city. Due to the proximity to residential areas, the hours of operation will be restricted to 6 am to 11 pm for both uses. Staff is evaluating the western portion of the site using commercial parking standards, not Flex Space, due to uncertainty around future tenants. The Unified Development Code requires 1 space per 500 sq ft of commercial area. With 24,336 sq ft proposed, 49 spaces are required; the site plan provides 55. However, since the P&Z hearing the applicant has provided 6 additional parking stalls to bring the total to 61 stalls. While this exceeds the minimum, staff is concerned it may not be enough for high-intensity uses. With 18 tenant spaces, that’s roughly 3 spaces per tenant, sufficient for low-intensity office or retail, but inadequate for uses like restaurants, drive-throughs, or indoor recreation. To help mitigate these concerns, staff recommends restricting the following high-intensity uses within this development: Restaurants, Drive-Throughs, and Indoor Arts, Entertainment, and Recreation Facilities. This approach will enhance the site's long-term viability by ensuring tenants have adequate access for both customers and employees. Access is proposed off W. McMillan Road (an arterial street) through a single curb cut. The applicant has proposed to align the single access with N. Palatine Way on the south side of McMillan. In addition, the applicant will be extending LoLo Pass Way as a commercial drive aisle to connect with W. McMillan Road. Road. The access point to McMillan Road requires a council waiver. In addition to this, the commission required the extension of LoLo Pass Way to be restricted to emergency access only. The City Council should determine whether this access point is emergency access or not. ACHD anticipates 77 trips per day for storage. However, since the Planning and Zoning Commission meeting, the applicant has talked with ACHD and the trip generation for the storage portion of the site was revised to 68 trips per day. This is due to the adoption of the new ITE trip generation manual. Please note that ACHD did not determine a trip count for the commercial multi-tenant portion of the site due to the uses not being specified. However, using the ITE staff estimated an additional 55 trip per days for the commercial portion of the site. This brings the total trips per day to 123. The applicant is providing a 25-foot landscape buffer to all existing residential. After inspecting the site, staff observed the existing fence on the north boundary of the site is approximately 4 feet in height. As a result of this, staff is recommending a 4 foot berm with trees that touch within 5 years of planting on top of the berm. The planning and zoning commission changed this condition to have a 4- foot berm with a 4 foot fence on top of it. Since the P&Z hearing the applicant has indicated that the that a berm will not work in the required buffer due to drainage and irrigation requirements. They will have a new proposal for you in their presentation. Commission Recommendation: Approval with recommended changes to the staff report. Summary of Commission Public Hearing: i. In favor: Natalie Jonsson, Mary Wall, and Brian Burnett ii. In opposition: Daniel Fisher, Penny Fisher, Doug Pill, Rodney Ludlow, Ryan Shipp,Case Doorn, Tami Hindraker, Eric Hindraker, Tiffany Abernathy, Serge Martinez, i. Commenting: Natalie Jonsson, Mary Wall, Brian Brunett, Daniel Fisher, Penny Fisher, Doug Pill, Rodney Ludlow, Ryan Shipp, Case Doorn, Tami Hindraker, Eric Hindraker, Tiffany Abernathy, Serge Martinez, ii. Written testimony: Laurel Bower, Aura Cortes, and Scott Meeks iii. Key Issue(s): - Concerns regarding traffic, noise, transition to the residential, hours of operation, LoLo Pass being extended creating cut through traffic, and height of the proposed buildings. The neighbors were primarily concerned with traffic impacts to the neighborhood and impacts on safety. They are against the rezoning as they believe it will generate more traffic than an office park. Key Issue(s) of Discussion by Commission: - Commission discussed the extension of LoLo Pass into the proposed development and whether having this connection point is appropriate given the connection of residential and commercial uses. In addition, the commission discussed the landscape buffer to the existing residential on the north and east portions of the site. Commission Change(s) to Staff Recommendation: - The commission recommended the LoLo Pass Way entrance be restricted to emergency access only, the buffer to the existing residential include a 4 foot berm with a 4 foot fence on top, and recommends the City Council consider further restricting the hours of operation, and add additional parking. Outstanding Issue(s) for City Council: - Whether the access point in alignment with LoLo Pass Way on the north portion of the site should be restricted to emergency access only. - The buffer to the existing residential and what is considered an adequate transition. - Hours of operation and whether they should be further restricted. - Whether the rezoning is in the best interest of the city. Written Testimony since Commission Hearing: Rod Ludlow: Requesting the connection at LoLo Pass to be emergency access only. Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2025-0035, as presented in the staff th report for the hearing date of December 9, 2025: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2025-0035, as presented during the th hearing on December 9, 2025, for the following reasons: (You should state specific reasons for denial) Key Issue(s) of Discussion by Commission: i. Opinion the developer needs to fulfill the commitments made at the hearing, including turning the HOA over to the homeowners, making improvements to the pump/irrigation system to adequately serve the development and the existing neighborhood needs to welcome these three (3) additional lots into their community. Commission Change(s) to Staff Recommendation: i. Modification to condition #11 as requested by the Applicant and agreed upon by Staff to require the developer to pave the existing driveway via N.W. 4th St. on the adjacent property to the east at 1303 N.W. 4th St. with a surface capable of supporting fire vehicles and equipment and delete the rest of the text that requires consent from the property owner as it’s implied in the existing access easement agreement. Outstanding Issue(s) for City Council: i. None Written Testimony since Commission Hearing: Marjorie and Justin Williams and Todd and Kristi Hanson – Location of a power pole and access to the property. Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2025-0030, as presented in the staff report for the hearing date of December 9th, 2025: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2025-0030, as presented during the hearing on December 9th, 2025, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2025-0030 to the hearing date of _____________ for the following reason(s): (You should state specific reason(s) for continuance.) Continuance I move to continue File Number H-2025-0035 to the hearing date of _____________ for the following reason(s): (You should state specific reason(s) for continuance.) Item #10: Cherry Blossom East (H-2025-0030) Application(s): Combined Preliminary/Final Plat Size of property, existing zoning, and location: This site consists of 0.79 acres of land, zoned R-8, located at 523 W. Cedarburg Dr. & the 0.67 acre property to the east. History: In 2018, this property was included in a rezone & preliminary plat application for Cherry Blossom Subdivision, which included the adjacent 10 acres of land to the west. A DA was approved as a provision of the rezone, which governs future development of the overall property. In 2019, a final plat was approved for Phase 1, which included a portion of Lot 1 that’s included in the proposed subdivision. The remainder of the subject property was not included in the final plat because there were concerns with the legitimacy of th the access easement across the adjacent property at 1303 N.W. 4 St. from N.W. 4th St., specifically pertaining to the increased number of homes the access would serve. This property was intended to be included in a subsequent phase final plat; however, a final plat was not submitted and the preliminary plat expired. Comprehensive Plan FLUM Designation: MDR (allows 3 to 8 units/acre) Summary of Request: The proposed combined preliminary and revised final plat consists of (3) building lots and (1) common lot on 0.79 acres of land in the R-8 zoning district. The proposed density of 3.8 units/acre is consistent with the MDR FLUM designation, which allows 3 to 8 units/acre, and the proposed plat is consistent with that in the DA, as required. th Access is proposed via an existing 20’ wide access easement across the abutting property to the east for access via NW 4 St. A common driveway with a turnaround is proposed on the subject property to provide access to the proposed lots that meets Fire Dept. requirements. The revised FP includes a common lot for the existing pump that lies on Lot 1, which provides irrigation to Cherry Blossom Place to the west and will provide irrigation to this subdivision – this lot is to be owned by the Cherry Blossom Place HOA. Because Cherry Blossom Place is a separate subdivision, although governed by the same DA, Staff recommends the developer submit notarized written approval from the Cherry Blossom Place HOA for the subject development to use their pump & connect to their PI system. Additionally, because testimony was submitted stating the irrigation pump is already struggling to keep up with the existing lots & common areas in that development without the (2) additional homes that are still being built & without adding (3) more in this subdivision, Staff recommends a qualified consultant with the requisite expertise review the plans for the existing system to determine if it was built per the plan and if it’s adequate to serve this development and submit their findings to the Planning Division; or, submit an approval letter from Nampa Meridian Irrigation District (NMID) if they own the system. Without such approval, the subject development should provide a separate pump station. Because this site is below 5 acres in size, the common open space & site amenity standards in the UDC do not apply. However, the Applicant is proposing to include the proposed subdivision in the existing Cherry Blossom Place HOA so that it will have access to the existing amenities and common area. There is an existing 20’ wide sanitary sewer easement recorded along the southern boundary of the abutting property to the east that stubs to the subject property’s east property line, which contains a sewer line that will provide service to the proposed development. Water service is available for extension from N.W. 4th Street. All storm drainage from the proposed development is required to be retained on-site. Staff is recommending no fencing is installed along the southern boundary of the common driveway so as not to further restrict access on the substandard driveway to the south, which is only 11’ wide. Future homes in this development are required to be built consistent with the conceptual elevations included in the DA. th Commission Recommendation: Approval at the November 6 Commission hearing Summary of Commission Public Hearing: i. In favor: Jon Breckon, Applicant’s Representative ii. In opposition: iii. Commenting: Marjorie Williams, Janet Reese, Dennis Gil, Justin Williams, Tood Hansen, and Kimberly and Danny Laukala iv. Written testimony: Gary & Janet Columb; Janet & Doug Reese; Katelin Bartles, attorney representing the Williams’s family; Dennis Gil, Margie Williams, Kimberly & Daniel Laukala, Shawn Freeman v. Key Issue(s): h2 City Council Meeting, 2025 th December 9 Zoning MapAerialProposed FLUM Existing and DA Provision H. “The applicant shall install a four (4) foot berm with a barrier that allows trees restricted to emergency access only or be left open.DA Provision Consideration: If City Council would like the connection to LoLo Pass Way to be six (6) feet. The code allows for either six (6) or eight (8) foot fencing. The applicant is requesting a reduction to perimeter of the storage area where the buildings are not present.”Condition 2.6: “Revise the fencing to provide eight (8) foot closed vision fencing along the Power utility poles and lines.Since the P&Z hearing the ACHD has allowed the applicant to meander the pathway to avoid Idaho it straight per ACHD’s conditions of approval.”use pathway to eliminate the meander and make -Condition 2.5: “Revise the ten (10) foot multifence on top of it.landscaping to thicken the buffer. Commission recommended a four (4) foot berm with a four (4) foot The applicant is requesting this be changed to remove the berm requirement to include additional residential.” to touch within five (5) years of planting in the landscape buffer adjacent to the existing Zoning MapAerialFLUM V IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Meridian LUXE (H-2025-0035) by Mary Wall, located at 2350 W. McMillan Rd. Application Materials: https://bit.ly/H-2025-0035 A. Request: Comprehensive Plan Map Amendment to change the future land use designation from Office to Commercial. B. Request: Rezone from the L-0 zoning to the C-C zoning district on 5.99 acres of land. C. Request: Development Agreement Modification to create a new DA with a new concept plan. D. Request: Conditional Use Permit for a Self-Service Storage Facility in the C-C zoning district. PUBLIC HEARING SIGN IN SHEET DATE : December 9v 2025 ITEM # 9 PROJECT NAME : Meridian LUXE ( W2025 - 0035 ) wish to testify Your Full Name Your Full Address Representing ( mark X ( please Print ) HOA ? if yes ) 1 � CA I e JQ N S SCE N Z205 Mace C) 2 3 A/ o Lo / 99 & e) 4 5 6 T1� ' �-QICJ 1%0o�rC r ` � c7 �/ 7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT C'" �fEPIDIAN*,,--, DEPARTMENT REPORT HEARING 12/9/2025 Legend DATE: C- Project Location City Limits 0 TO: Mayor& City Council Area of Impact 0 Analysis FROM: Nick Napoli,Associate Planner 208-884-5533 nnapoli@meridiancity.org PPF APPLICANT: Mary Wall F SUBJECT: H-2025-0035 L AMeridian Luxe LOCATION: Located at 2350 W. McMillan Road in the SW 1/4 of the SE 1/4 of Section 26, TAN.,R.I W. F I. PROJECT OVERVIEW A. Summary The applicant requests a comprehensive plan map amendment to change the future land use designation from Office to Commercial; Rezone from the L-0 zoning to the C-C zoning across 5.99 acres of land;A development agreement modification to remove the property form the current DA to create a new DA that includes a new concept plan and elevations; and a conditional use pen-nit for a Self Service Storage facility in the C-C zoning district. B. Issues/Waivers - While staff is supportive of the revised site plan,concerns remain regarding the adequacy of parking for the commercial spaces. The applicant has proposed 55 parking spaces,which exceeds the minimum requirements of the UDC; however,with 18 commercial tenant spaces,this equates to only three spaces per tenant,potentially insufficient for higher intensity uses The Applicant has indicated that the intention is for the majority of the tenant spaces to be Flex Space,but no users or uses have been confirmed for the development. The Planning and Zoning Commission and City Council shall evaluate whether the parking is adequate for the proposed development. - The Applicant seeks City Council waiver to the access point off of McMillan Road. ACHD is supportive of this access point and has required it to align with N. Palatine Way on the south side of McMillan Road. C. Recommendation Staff- Approval with a Development Agreement and Conditions. Planning and Zoning Commission: Approval D. Decision City Council: Pending City of Meridian I Department Report I. Project Overview I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Residential - Proposed Land Use(s) Multi-tenant Commercial and Self-Service, Storage - Existing Zoning L-O VII.A.2 Proposed Zoning C-C Adopted FLUM Designation Office VII.A.3 Proposed FLUM Designation Commercial Table 2: Process Facts Description Details Preapplication Meeting date 4/29/2025 Neighborhood Meeting 4/28/2025 Site posting date 10/22/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District iV.0 • Comments Received Yes - • Commission Action Required No - • Access McMillan Road:Arterial Street - • Traffic Level of Service McMillan Road: Better than"E" - ITD Comments Received Yes;No Comment Meridian Fire • Distance to Station 0.8 miles; Station#5 • Response Time 5 minutes - Meridian Public Works Wastewater IV.B • Distance to Mainline Sewer Available at Site r • Impacts or Concerns See Public Works Site Specific Conditions Meridian Public Works Water IV.B • Distance to Mainline Water Available at Site • Impacts or Concerns None Note: See section IV. City/Agency Comments&Conditions for comments received or see the public record. City of Meridian I Department Report II. Community Metrics Figure l: One-Mile Radius Existing Condition Metrics Reference Parcel:S0426438550 Date Retrieved:2025/9/19 Parcel Count Parcel Acreage Infiii Indicator: 2,180 Surrounding Area 124 7% Not city ®1,733. City Limits 2,870 9 ■ Not City Household Household& Population Growth Households 02020 Population Change:13.4°I° Population ■Growth (Household and Population Change since 2010 Decennial) 10,000 20,000 30,000 2.00 ��. 2,500 Single-family L 2,000 Residential 1.50 Parcel Diversity (A1.00 1,500 U N 1,000 0 Parcel Count 0.50 500 *Average Acres 0.00 8 0.12 0 a R-2 R-4 h-8 R-15 Average Single-family Density by Zoning Average 10.00 v �8.08 Residential Net Density 5.00 0 5.49 =O 04.09 4,70 2.53 0.00 Dwelling Units 1 Acre R-2 R-4 R-8 R-15 Figure 2:ACHD Summary Metrics Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour JVPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service ` McMillan Road 700-feet Minor Arterial 598 Better than 'E" k Acceptable level of service for a three-lane minor arterial is"E"(7 0 VPH)- City of Meridian I Department Report II. Community Metrics Figure 3: Service Impact Summary ImpactService • • Ready O O O O O O O O O O Marginal Caution O �ooa a o\``e �aAy a� oQ' F a", hr h`,co Qa �o City of Meridian Department Report II. Community Metrics IH. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The subject property falls within the office Future Land Use Map(FLUM)designation of the comprehensive plan. However,the applicant requests an amendment to the comprehensive plan to redesignate the subject property as commercial and rezone it to the C-C zoning district. The comprehensive plan defines the office land use designation as low-impact business areas. The uses allowed in this include professional offices,technology and resource centers; ancillary commercial uses may also be considered. In developments where multiple office buildings are proposed,the buildings should be arranged to create some form of common area, such as a plaza or green space. The comprehensive plan defines the commercial land use designation as a full range of uses that serve area residents and visitors. Desired uses include retail,restaurants,personal and professional services, and office uses,as well as appropriate public and quasi-public uses. Multi- family residential may be allowed in some cases,but should be careful to promote a high quality of life. According to the applicant's narrative, the demand for office space in the Treasure Valley has changed significantly since the property was given L-O zoning in 2003. This limits the viable development opportunities available in the office FLUM designation. Due to this,the applicant is requesting that the land use be changed from office to commercial. The concept plan proposes eighteen(18)commercial multi-tenant units across four(4)buildings and forty-one(41)privately owned storage condos(self-service, storage facility) across five(5) buildings. The applicant believes that the Treasure Valley continues to experience demand for retail,flex space, and storage,which are the main uses proposed for the site. By changing the FLUM and Zoning designations,the applicant believes it will be more flexible, allowing the developer to accommodate the changing commercial real estate trends in the Treasure Valley. In addition,the narrative discusses that the neighbors'primary concern is traffic and that the layout of the site will minimize the impacts to the neighbors while also blending in with the commercial character of the McMillan corridor. ACED anticipates seventy-seven(77)trips per day for storage and fifty-five(55) for the multi-tenant commercial. The total anticipated trip generation is approximately 132 trips per day,which is adequate according to ACHD's standards. The initial plan that was brought to the city was entirely storage,which staff was not in favor of due to no employment being created. However,through several rounds of revisions the applicant proposed a mix of multi-tenant commercial units and self-service storage which provides more opportunity for employment to generated within the development. Table 4: Pro*ect Overview Description Details History AZ-03-13;DA Inst#103181095; PBA-2025-0008 Phasing Plan One(1)Phase Physical Features An irrigation line for the Kelly Creek Subdivision runs on the west boundary of the site. In addition,the Kelly Creek pump station will be required to remain on the site which the applicant has indicated will be the case. Acreage 5.99 Acres B. History The subject property was annexed as a part of Kelly Creek Subdivision in 2003. The property was given the L-O zoning consistent with the FLUM designation. However,the property was not City of Meridian I Department Report III. Staff Analysis included in the plat for Kelly Creek Subdivision and has remained as a residential use. A property boundary adjustment was completed earlier in 2025 to consolidate an illegal parcel that was created at some point through the county. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): If approved,the six(6)existing residential structures shall be removed, and the well and septic system abandoned in accord with the UDC. 2. Proposed Use Analysis (UDC 11-2): The applicant is requesting a modification to the Comprehensive Plan FLUM designation from office to commercial and seeks a rezone with Community Business District(C-C) zoning. According to the applicant's narrative,the property would be developed as eighteen (18)commercial multi-tenant units and forty-one(41) storage condos (self-service, storage). The applicant has indicated that the primary use for the buildings is intended to be Flex Space; however,the C-C zoning district allows for others uses as well that could occupy the tenant spaces. The applicant also proposes to sell the storage units as individual condominium units,requiring the submission of a short plat application after the first building permit is issued by the city. Due to the proximity to residential areas,the hours of operation will be restricted to 6 am to 11 pm for both uses. Currently,the Office designation does not permit storage use or retail commercial use such as those proposed.However, a change to the Commercial designation would allow development under the C-C zoning. The applicant asserts the C-C zone is compatible with adjacent residential and will provide a variety of neighborhood-serving uses to the area. Staff concurs, noting the proposed concept plan aligns with the intended neighborhood serving uses envisioned in the area while also incorporating storage. Additionally,while the proposed use does not provide a large amount of employment,it is providing employment and a relatively low-impact use in the area. As mentioned above,the applicant intends for the majority of the multi-tenant commercial units to be used as Flex Space for users needing office space and warehousing. However, concerns persist with the amount of parking for the multi-tenant commercial section of the development. As a result,staff is recommending the following uses be restricted to prevent parking from overflowing into the neighboring residential area: Restaurants,Drive Throughs,Indoor Arts,Entertainment, and Recreation Facilities. As mentioned above,the applicant indicated that the neighbor's main concern was traffic in the area. The proposed uses are estimated to have 132 vehicle trips per day, according to ACHD,which is significantly below the threshold that would trigger a traffic impact study. 3. Dimensional Standards (UDC 11-2): The proposed plat and subsequent development is required to comply with the dimensional standards listed in UDC Table 11-213-3 for the C-C zoning district. There is no minimum front,rear or interior side setbacks required in the C-C district;however,required street landscape buffers act as a setback where applicable as building encroachment within buffers is not allowed. Additionally,where adjacent to existing residential, a twenty-five(25)foot landscape buffer acting as a setback is required. The proposed development complies with the minimum standards. City of Meridian I Department Report III. Staff Analysis 4. Specific Use Standards (UDC 11-4-3): UDC 11-4-3-34: Storage Facility, Self-Service a. Storage units and/or areas shall not be used as dwellings or as a commercial or industrial place of business. The manufacture or sale of any item by a tenant from or at a self-service storage facility is specifically prohibited. The applicant is proposing the storage facility/building to be for storage condos, which will be for personal storage use and not for business purposes. b. On site auctions of unclaimed items by the storage facility owners shall be allowed as a temporary use in accord with Chapter 3,Article E, "temporary use requirements", of this Title. The applicant will comply with this if and when this happens at the facility. c. The distance between structures shall be a minimum of twenty-five(25)feet. The applicant meets this standard. d. The storage facility shall be completely fenced,walled, or enclosed and screened from public view. Where abutting a residential district or public road,chainlink shall not be allowed as fencing material. The storage building will have enhanced architecture, and the roll-up doors will screened from public view. This is not a typical storage building as it will be used for storage condos, which is a more specialized and heightened use. The applicant is also proposing fencing with a combination of the buildings that will screen the storage. However, the proposed fencing shall be revised to be closed vision and it shall be placed along the perimeter where building are not present. In addition, staff is recommending the applicant provide a four(4)foot berm with a barrier that allows trees to touch within five(5)years ofplanting. e. If abutting a residential district,the facility hours of public operation shall be limited to 6:00 a.m.to 11:00 p.m. The applicant shall conform with this standard. £A minimum twenty-five-foot wide landscape buffer shall be provided where the facility abuts a residential use,unless a greater buffer width is otherwise required by this title. Landscaping shall be provided as set forth in subsection 11-3B-9.0 of this Title. The applicant has provided a twenty-five(25)foot landscape buffer to all residential uses in compliance with this standard. However, staff is recommending the applicant provide a four(4)foot berm with a barrier that allows trees to touch within five (5)years of planting. g. If the use is unattended,the standards in accord with Section 11-3A-16, "self-service uses", of this Title shall also apply. The applicant will comply with these standards. h. The facility shall have a second means of access for emergency purposes as determined by the Fire Marshal. The fire department has reviewed the concept plan and has deemed the site to have adequate access. i. All outdoor storage of material shall be maintained in an orderly manner so as not to create a public nuisance. Materials shall not be stored within the required yards. Stored items shall not block sidewalks or parking areas and may not impede vehicular or pedestrian traffic. The applicant is not proposing outdoor storage on the site. j. The site shall not be used as a"vehicle wrecking or junk yard" as herein defined. The applicant will comply with this standard. k. For any use requiring the storage of fuel or hazardous material,the use shall be located a minimum of one thousand(1,000)feet from a hospital. Not applicable. City of Meridian I Department Report III. Staff Analysis UDC 11-4-3-18: Flex Space a. Office and/or retail showroom areas shall comprise a minimum of thirty(30)percent of the structure and/or tenant space in the C-C zoning district. The applicant will comply with this standard. b. Light industry and warehousing shall not comprise more than seventy(70)percent of the tenant space in the C-C zoning district. The applicant will comply with this standard. c. In the C-C, C-G and M-E Districts,roll-up doors and loading docks shall not be visible from a public street. Roll-up doors or loading docks are not visible from any public street. d. Retail use shall not exceed twenty-five(25)percent of leasable area in any tenant space. The applicant will comply with this standard. e. At a minimum,one(1)parking space shall be provided for every one thousand (1,000) square feet of gross floor area. The applicant has provided parking to meet the commercial parking standards of one (1)space every five hundred(500)square feet of gross floor area. This is primarily due to the variety of uses that will be able to occupy these spaces and all of them may not be Flex Space. D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): Based on the concept plan,the applicant appears to comply with the standards outlined in UDC 11-3A-19. The applicant has positioned no more than 50% of the total off-street parking between building facades and abutting streets. Additionally,the buildings on the southern portion of the site exceeds the 30%building frontage requirement. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets A 25-foot wide street buffer is required along W. McMillan Road,an arterial street. This buffer shall be landscaped per the standards in UDC 11-213-3. The concept plan shows the required landscape buffer along W. McMillan Road meeting this requirement. The landscaping will be evaluated with the certificate ofzoning compliance and shall be landscaped per UDC 11-3B-7C. ii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-313-8. The proposed concept plan meets the minimum requirements. The western parking landscape shall be dimensioned with the submittal of the certificate of zoning compliance application. iii. Landscape buffers to adjoining uses A 25-foot wide buffer is required to the residential land use to the north as set forth in UDC Table 11-2C-3 and 11-4-3-34F, landscaped per the standards listed in UDC 11-313- 9C. City of Meridian I Department Report III. Staff Analysis The subject property is bordered by residential to the east and north, which necessitates a twenty-five(25)foot landscape buffer to the adjacent residences. The applicant has provided the twenty-five(25)foot buffer meeting the requirements for the buffer width. The updated landscape plan does not meet the vegetation coverage requirement; however, staff will confirm this with the submittal of the certificate of zoning compliance application. In addition, the applicant has provided a minimum of five (5)feet the western property boundary in compliance with this standard. Since the neighboring property to the west is a Kelly Creek HOA owned common lot, a twenty-five(25)foot landscape buffer is not required. However, after inspecting the site and existing fencing along the north boundary of the site,staff has observed the existing fencing is approximately four(4)feet in height.As a result,staff is recommending the applicant install a four(4)foot berm with a barrier that allows trees to touch within five(5)years ofplanting. iv. Tree preservation A Tree Mitigation Plan should be submitted with the Certificate of Zoning Compliance detailing all existing trees and methods of mitigation outlined by the City Arborist before any trees are to be removed as set forth in UDC 11-3B-1OC.5. The applicantprovided a tree mitigation plan that requires 280 caliper inches to be mitigated. The applicant is proposing to add an additional 69 trees for the site landscaping. However, this does not account for the entire 280 caliper inches that is required by code. The applicant shall plant additional trees to meet the 280 caliper inches or apply for alternative compliance with a proposal that is equal to or better than planting the adequate number of trees required for mitigation. This shall be revised with the submittal of the certificate of zoning compliance. v. Storm integration Storm drainage is required to comply with the standards listed in UDC 11-3A-18. Drainage swales should not be within the landscape buffers along W. McMillan Road. vi. Pathway landscaping Pathway landscaping shall comply with the requirements outlined in UDC 11-3B-12. The applicant must provide a landscape strip at least five(5) feet wide along both sides of the pathway. To enhance design flexibility,variations in the strip's width are encouraged to allow trees to be planted farther from the pathway,reducing the risk of root damage. However,the landscape strip must maintain a minimum width of two(2)feet to ensure proper pathway maintenance. The strips shall be landscaped with a combination of trees, shrubs, lawn, and/or other vegetative ground cover. The applicant is proposing two different pathways in the development, the first being the ten (10)foot multi-use pathway along McMillan Road and the second being the extension of the micro pathway on the east boundary of the site and connecting it to McMillan Road. The applicant is in compliance with these standards. 3. Parking (UDC 11-3C): i. Nonresidential parking analysis Staff is analyzing the western portion of the site to the commercial parking standards and not Flex Space standards due to uncertainty of the types of users that will occupy the commercial multi-tenant portion of the site. City of Meridian I Department Report III. Staff Analysis A minimum of one(1) off-street parking space is required per 500 square feet of gross floor area for the multi-tenant commercial portion of the site,as per the Unified Development Code(UDC). The applicant is proposing 24,336 square feet of commercial space,which necessitates a minimum of 49 parking spaces. The current site plan provides 55 parking spaces,thus exceeding the base UDC requirement. However, staff remains concerned that the proposed parking supply may be insufficient to adequately serve the intended commercial uses. The plan includes eighteen(18)tenant spaces,which translates to an average of only three(3)parking spaces per tenant. This allocation may be adequate for low-intensity office or retail uses,but would be insufficient for more parking-intensive tenants, such as restaurants, drive-throughs, or indoor recreational uses,which typically require significantly more customer and employee parking. To help mitigate these concerns,staff recommends restricting the following high- intensity uses within this development: Restaurants,Drive-Throughs,and Indoor Arts,Entertainment, and Recreation Facilities. This approach will enhance the site's long-term viability by ensuring tenants have adequate access for both customers and employees. Self-service storage facilities require parking calculations only for the office/clubhouse portion of the development.As a result,the applicant is only required to provide on(1) parking stall to meet the UDC requirements. The applicant has provided two (2)parking stalls, exceeding this requirement. ii. Bicycle parking analysis A minimum of one(1)bicycle parking space must be provided for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C. Bicycle parking is depicted on the concept plan in compliance with these standards. 4. Building Elevations (Comp Plan, Architectural Standards Manual): Goals 5.01.02C and 2.09.03A of the comprehensive plan promote area beautification and community identity through heightened design standards providing distinct and engaging identities. The Architectural Standards Manual requires modulation in the surface plane at no less than 50 ft. intervals. There should be at least 2 pedestrian-scale architectural features and physical distinctions to anchor the building. There should be at least two different field materials,with at least one accent material. In response,the developer is proposing multi-tenant commercial buildings on the western boundary of the site with a mix of materials,which include EIFS,brick,metal panels, and glazing. Additionally,the developer is proposing five(5) storage buildings on the eastern portion of the site with a mix of materials including EIFS,metal panels, glazing on end caps, and a brick veneer. The applicant has worked with staff of the building elevations to make the commercial and storage buildings have an overall consistent design that will also integrate with the surrounding residential. The applicant shall submit the architectural standards manual City of Meridian I Department Report III. Staff Analysis checklist with the design review application to ensure compliance with these standards. Staff and the applicant will continue to work together on the elevations during this submittal. 5. Fencing (UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. The submitted concept plan shows fencing in portions of the site around the proposed storage.. The applicant shall revise their plan to use closed vision fencing instead of open vision fencing and provide fencing along the perimeter of the storage where buildings are not present.. In addition, after inspecting the current conditions of the site, staff is recommending a four(4) foot berm with a barrier that allows trees to touch within five(5)years ofplanting on the north boundary of the site adjacent to the existing residential. The applicant shall include the revised fencing details with the submittal of the certificate of zoning compliance. E. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Goal 6.01.0213 emphasizes reducing the number of access points onto arterial streets by utilizing strategies such as cross-access agreements, access management, and the creation of frontage and backage roads,while also improving connectivity between local and collector streets. Access is proposed off W. McMillan Road(an arterial street)through a single curb cut. The applicant has proposed to align the single access with N. Palatine Way on the south side of McMillan. In addition,the applicant will be extending LoLo Pass Way as a commercial drive aisle to connect with W. McMillan Road. This access point requires a council waiver, as UDC 11-3A-3 requires access points to collector and arterial roadways to be restricted. In addition,ACHD is supportive of this access point on McMillan Road and has required it to align with N. Palatine Way on the south side of McMillan Road. ACHD has indicated that the proposed trip generation based on the proposed uses is 77 trips for the self-service storage and 54.45 trips per day for a strip retail plaza. This brings the estimated trip generation to approximately 132 trips per day. It is important to note that the applicant relayed that the largest concerns from the neighbors were traffic running through the existing subdivision(Kelly Creek). With the estimated trips per day from ACHD,the Planning and Zoning Commission and City Council should carefully determine whether the proposed development is appropriate,given the trip generation and proximity to existing residences. 2. Multiuse Pathways,Pathways, and Sidewalks (UDC 11-3A-5, Comp Plan, UDC 11-3A-81 11- 3A-17): The applicant proposes to extending the ten foot(10)multi-use pathway along McMillan to connect the existing pathways. This is consistent with the pathway master plan. However, ACHD requires the pathway to be parallel with the road and will not allow for it to meander. This shall be revised with the submittal of the certificate of zoning compliance application. In addition,the applicant is proposing to connect a five-foot(5)Mirco pathway that was stubbed from the Kelly Creek Subdivision on the eastern boundary of the site to W. McMillan Road. The applicant has provided a pedestrian connection throughout the site to allow for residents, customers, and employees to access the commercial multi-tenant portion of the site. This is an adequate pedestrian connection,but where the pedestrian connection crosses through vehicular driving surfaces,it is required to be distinguished from the vehicular driving surface through the use of pavers, colored or scored concrete, or bricks as set forth in UDC 11-3A-1913.4. In addition, staff is recommending the sidewalk running north and south follow City of Meridian I Department Report III. Staff Analysis the proposed commercial drive aisle. This will require additional sidewalk to be installed on the curved portion on the north end of the site. This shall be revised with the submittal of the certificate of zoning compliance application. F. Services Analysis 1. Waterways (Comp Plan, UDC 11-3A-6): There is an existing irrigation ditch that was piped on the western property boundary. Additionally,the existing pump for Kelly Creek Subdivision is on the subject property and shall remain. The applicant shall maintain the irrigation pipe and coordinate with the irrigation district for any changes to the irrigation network. 2. Pressurized Irrigation(UDC 11-3A-I S): Underground pressurized irrigation water is required to be provided to each lot within the subdivision 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. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. 4. Utilities (Comp Plan, UDC 11-3A-21): Connection to City water and sewer services is required and are available to be extended by the developer with development in accord with UDC 11-3A-21 and Goals 3.03.03G& 3.03.03F.Urban sewer and water infrastructure and curb, gutter, and sidewalks are required to be provided with development. 1V. 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 certificate of zoning compliance application shall not be submitted until the DA and Ordinance is approved by City Council. The new DA shall, at minimum, incorporate the following provisions IF City Council determines rezone is in the best interest of the City: a. Future development of this site shall be substantially consistent with the site plan, landscape plan, and conceptual building elevations included in Section Vlll and the provisions contained herein. b. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the development. c. A Certificate of Zoning Compliance and Design Review application(s) shall be submitted and approved prior to submittal of building permit applications for this site. City of Meridian I Department Report IV. City/Agency Comments &Conditions d. All existing structures shall be removed from the property prior to issuance of the first building permit. e. Hours of operation shall be restricted from 6 am to 11 pm for the entire development. £ Comply with the specific use standards for a Self Service Storage Facility and for all prospective uses going into the multi-tenant commercial buildings in UDC 11-4-3. g. A short plat application shall be submitted after the approval of the building permits to condo the storage buildings. Certificate of Occupancy will not be issued until the short plat application has been finalized. h. The applicant shall install a four(4)foot berm with a barrier that allows trees to touch within five(5)years of planting in the landscape buffer adjacent to the existing residential. i. The multi-tenant commercial portion of the site is allowed to develop with all the uses listed in UDC 11-213-2 except for the following: Drive Throughs,Restaurants, Self- Service Storage, and Indoor Arts,Entertainment, and Recreation Facilities. CONDITIONAL USE PERMIT 1. Outdoor lighting shall comply with the standards listed in UDC 11-3A-11. Lighting details shall be submitted with the Certificate of Zoning Compliance application that demonstrates compliance with these standards. 2. The site and landscape plan shall be revised as follows prior to the submittal of the certificate of zoning compliance application: - Continue the pedestrian sidewalk along the commercial drive aisle along the curve on the northern portion of the site to make a more direct path for pedestrians. - Provide vegetation coverage calculations for the landscape buffers along streets and adjacent to the residential. - The applicant shall install a four(4) foot berm and provide a barrier that allows trees to touch within five(5)years of planting in accord with UDC 11-3B-9. - Dimension the western parking lot landscaping buffer. - Revise the ten(10)foot multi-use pathway to eliminate the meander and make it straight per ACHD's conditions of approval. - Revise the fencing to provide eight(8)foot closed vision fencing along the perimeter of the storage area where the building are not present. 3. A Certificate of Zoning Compliance(CZC)and Design Review application shall be submitted and approved for the proposed wall prior to submitting a building permit application. The design of the site and structures shall comply with the standards listed in UDC 11-3A-19; the design standards listed in the Architectural Standards Manual. 4. The applicant shall provide an updated landscape plan showing accurate tree mitigation for the 280 caliper inches that are being removed,or they shall apply for alternative compliance with equal to or greater than means of mitigation. 5. The Applicant shall comply with all conditions of ACHD. 6. Staffs failure to cite all relevant UDC requirements does not relieve the applicant from compliance. City of Meridian I Department Report IV. City/Agency Comments &Conditions 7. The conditional use permit is valid for a maximum period of two (2)years unless otherwise approved by the City. During this time,the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval,and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6. A time extension may be requested asset forth in UDC 11-513-617. B. Meridian Public Works WY trraEt + Emma W 5ewcr AvaUblrat Si* Serv4tes • StwerShed E111m>tgd Proied See apinkmae 5ewei FRU's WART I7K%climng pA14nrt • Project Cwnistem Yes with WW Master PLinji'MilkY Plan + Impactsns + + see nobacworkiS+t!y1morccc11di11om 9Pater + DtLume in 11L AH Walrr Awilahle at+.tlf SurwKIPS • Esllmmud ProWl Sy appligtipn water ERU's Ptojett con-O e'd res rath water Mal.W rtw • ctVCo*mrns J None- NiON-PLAT CONDITIO 15 ►1 MIC 4YrspK%1lF1F+LET%W'-7 {site PPrA1rComd'cli�aAPp"" I -A IL uelk that will dimeLlntiauem he tlsed fflav be pnnpelly ahandnreda"nrAnSIO me-'A'C11 C M41r11Ct1+n%1"Jrd+RIblCw PNPnJin1%tCnrd M tlss 1d114L1 D41rllrlrlhoril 4 Wmer Rei4N1wm(IIIR'RF 11w 1)meloper.thm1et.(K iw4nNl FjnKine2r,sha11 rffl7Fide a imicTrlvnl wLkkcwng wktlun ihac 111�ar1Y C{ia11mkL u4112;14 Llw dC.VIUpr1Kn1_and hock 1ho-will gonirtle in N 118ed.{Ti 11rovide i e.l+rd of Iheir tllssndEmmenl if wel is are W W/+ abandoned.theproj4m Lr.ntm 4r lhett rgxce cntati;c musl contact d►e IDW-R +.ArMNSluatg1`IYLIl4 1lL1i5Ct'uun(;iltaw1 Ski■nct.11}'drk%4XAoKiso' &287.49721 BL•FORC any stink is dme to ilmummissiin as existing well(even if it is 6diry od thal *9*911 is ICr1 duck 19 11 dgep).Wa+L1f vP CLanri5uwabL11 with WWI M01 IN sullmi and to dr Cil►•pnar w any work bring done to derommissioo the well.Failure to ComeriVnirale with IL)WR may rViult in"AfiLiurl-w4gk pad Cxpe ue LLA4,cmuslLM thr well. City of Meridian Department Report IV. City/Agency Comments &Conditions a Fnraser no p.`rmamlmrlL kSrLxluli•L 11Rtik.Ira�lle�,bwldrngr►.exKwwr►.uarb mreeplxie LL slls.frnc�* uLGlllart6m LALhc&t.hglbl.polLs,e1L.ralt bW11 UiLklo LIOL ublll4:A&, L AppheaoL,s%Lill rcypwnihW 1ST m4eem ail laad,eapnit rtgklnamenrs n14%kwld cowdin,re with Ark plaxntiti Ifihm ark airy gwAiemrk yew+ermd aY rtrmnrrnF Ln pardlel ruq mru rmn 30A UmerrrCrN.SMLl r�I!Kmld be iw Ira death 1011 livid cdgc n1 rasarnrhr Sri r4r lwe5—S;he A11*gra<r4 to SC—-.I-nr 4L-4'4'K 0 UrV mahlmtlg, a SchkLi and waist rLrhnlnK 10 perAlIL:1lrquirs 1111n 1i18Udsarlr►rn1 %Mod should be no kesl Lhm Nril from edge of carmcnl S Vclrn nittal fit k%Lcicd K uh ill la5do-caprd arras hold[of ibt blwldlep 6. 510a1 IhL•5oudu:asi corneroflhr six will be tcquirrd so'bc olvLwdpmcififnol.ikud. 7. 1:fturiigrhri r Uuia i'114 zft. :ills.115 wevct hm"L%ale alllrwed Ln tkmbli o 16 few!I&wt Fri Lure spun die ewLire evneLnenL.i %'c it nose I6550l;Ltair on dlc pAwF.k6diknoll!Y.Thr frrKe nh&W oer run poralkl wiLh Lhr waAct ecraee mid be•ithia Lhe L19rdrul.The smler3homkd be M 1%aMl I if fmrn a iwral M fenrt N. 61,..a ha,re ihL zihl.h?iha upm gale aL all time.IYorldc mole IULlmm hoa Lk CiLy ML La 6YL Amm kill IhC 1 6115}Phil 4- 1?1i ahm w-miY La lk im Lhe cm Lie eWmewir Ib Pnwrolwsetlwr>.e+w'Iaapl4eO14"11hrnf rail .1rVOclles 11.NioniOC.77 EmrthtMMU fir roarin;,hy&WL IalCralx and waler mace& EasamenLx sMW L->dlend up miihe iteW of en die hyde,inl:+`a14Y eivILLY wd W besolLd•L Crmeeal CmdRiess of 4ppriwal I Appltcaehl irhahL e&iniw waace mill i a iri l simr and Lourmi mikl1kc Public SAe L. Depwrntal a Per Men&m CiLw CadF I NKY'L Lhe applscmi shall be rL6pmrsrbLo Lo ut"t rZ a er MLd xatler m amiss nr and Ihwhllrlk lhiw ilk-y6rpt-ri"t h"hl1ca31 mmy Ix chpldr F"a mm hen4�me ag"mionr foe mf amuctwe 6'7rbarlcerricnl per W'('N-6- J. iltc appluant slrLtll pros idr L!Ltetelllhsrts)fist all pmbllr wrtgrr•erll er nrails oweidc of puhlie nµ i eF vuq 1mclw&all wine*set%Iccs aril Irvdrw*5. Sewer.SYNOF easMkLrl mina king on 4weT dClrb ken cl'I1-'.1t(L akc,p rrqulre o Nt li FaWrAcril, h a 40 M ra+ itivel,and;i.?n 11 a a<R ea3emenl. Easum no pellr►nest sir purrs S bees.tymkws.bvildwlgs-carllow.wish rexeprarle rralln,rvltres,lnfilllarlmo Ih"Ac%.Ilfhm pules,rk.litt bull[W1tttllk Lbe Whilty iaelheml !ioblttll m""ulcd 6 awcnrcat lvri mhe farm IL%ailubk from hbltr Wads?.a Icga1 iksrrlplian FrePmicd by im Ldahm Llcenhed hafe►uunat LWrd Sul;e)w.*HO solid.11716wlr she mica of Lhc emwrmcmL rsnmke i EX HIDIT#1 and an x 1-2-s I I"map knish bleJaring�s1aril di sentt-i I mwked EXHIBIT Di 4 rJ1 Jn WO ElLIL11 xheh L iUMLL be L_ak'rl,U151"WbA SALLI b A Pro"ii.i"Land SWVII" e.W +1f7T REf-{]RU a- The ChLy of Mnkil&s hglmhlcs&at ptzmNwl -d tmgttl`w svLelas be a pp6ed Ls}a ycm-rulleLl solvtc ofiYalky guilt-1 I-SD-61 'Flrr an"WL 4hO111d Lye keyllin'd W.uiL 2m4 ratiaie f alyd=Of v411 wpAct Air slti p7rrripy a4=, if it rilrrfacr nt WO R3W%!15 r"We"'OPWL a 4lnlOe'ph mlr eonrieeli.*Lkt 1 r_11LdJ"w Ud sks Oi [hal l Lit htlmred IF a>wrlp IL-Pditld 4 wicedm n aklk,teA. Lk&"lW%!r w;' r�zpgngsble fir k h4 lzymam eyfar5yp5yanCms for dh4 momrrKm wzm Larar to pod l4 rserl5 1- I. _1oprrrehi pimr apphnal 3- Arty strunures t.a.:r,allowa w rcmmn shall ba Sllb M and e4AwiLlan and possihkr reassi�nrneiyl q#satins mddl r- 1 :1 k in Loraj*l e l ilk MCC 6- All imgr7, 1, canal&Lowml5_or drains-culus4veof naival L+accrw,av5 m. ierxcuog. "pi rill t2,.1•.:!.I,IFWgm and Carxldurlwrlo Like arCa helm kulklikl'd:a%h-qI IV addrYned per UDC I L-LX-{>. in piv6 irkg skeeh L■ork.ON ap hOMLdials ekWKPI.%k Idl IdahoC'.+lr a'--1-'ko-7 mild aaV irihc r xpplirAIi:Lm Lx rcgWalion City of Meridian I Department Report IV. City/Agency Comments &Conditions 1. Ann +roll.rhal-ill noL Lt AHVILit W be Iak-d H1 LL,r he iwlpleely al lr sl s:cL.rd.dr 1s1 ld;lh&Well f'rlMU.L.ln 3ad;Wdl kLdrs adntienlui,A by Lhc LOW WpaLv ffl oe u Aer kcWunL e%. ilk Ovk r1 iwi',Farru.Yr,Mall PN-*v i lla1m4m addn-valLy wlwlhcl where"Wry f ia.Lld1K'6C%Ip 16e dc•5•a lryini EL and 3fra,how Lhc,r ui 11 cpnuuu414 he Paid,w prrn•LLI4 rroo,d 4f Heir dlLaudumt.rnr. #I. hFF)r dmii E is%fdr f}'1 =w r T"R 1yI$prow;—.'0411 W Trupncil f-pm sent"per OvF 1]rdm,lra SreLm r1.1-4 end 9 1 r Camel CryLnal fhrenel l lealal4 kw nbAkki mmmnl Praw ores dud rnslLt HEMI;I" "11. u_ All Inpra•s m -1.1 IIt d:w ptbrc life,rattly iid k-Auh hell be rmplmd prior in aeauaaey of the slrwcruros 10.ApoLehr sn.il1 be I,Aul lcd ro pdv NWre WtWisd,e,C6pLxrt1 pLO tnleU-aridauaordo" iasP+c1 ion 4�m as drverminad daring ihv pion LrL'ic-pru-m!;.pridx 1ST rht iwallare 041 Pisa nlppnr.a1 Lzacr. 11.Tr shslL Ur L116:lsspam4bili94 of k wOiti11 taensunilral ill dckrlogmm kruucecomplw wily) LIL,AmcrL s%ILlL Rrxtb1 L6Lt An and d6e Fbx i•luL ihu ALL 12.-A`pl,licairil♦A 11 b'ITWWm hlr far oppligminu WA comAgret+rilh sn�Sestionw4 lknanLinu NdL mir 9rL ruquinA by Lw Army Caipf Or£nmmemL 13 31vxxWM,hall vmohhnnll rimAk,L krwlou x;th Lbe W"Jiael Pow f f&m. 14.470mpa on IcH rczuhlg L"16r sul�miLicd m tht Mendi.Er1 BuiLdcns D erA&M rn&)F Rd buiWiajc pednF rr{'L'I+1r1�eM1{1,xakYcd btickFll,*'i4.`nt ftlaslilL uwJd pr nlrkp fill mrLtnal. 15.Thr&-slzn rmpwrrshall k rKqunsd Do warifr Lha1 rho cJmvi cenderlruc ck+V ons Am W a m it ml anL of I-(act dbovr Lhr Imgh4sL rwrb+1 ill 4td IN&Kn,md,<aner rkvawrn 111ie nw4fturr 1K..11,EW hNI{,m ea4ti'a11.M a[Lhe cnui spra€s cif holrrrs is A lend I•Poor obin+'e �� 1 16.11Lr apphcamm de51 m cLLCrde"Lhull be respnnwt4c far Lr16ptvio m ni all IrrLgmwn anh w dra"wyrr Wliry wubin ibis pT;*nE AM do nod fail w%kfr k iLmisdjrffkw ufsn imgnion 4Adcl er k[31U. 111cdesl�a:'1LpnnL`4'rshull proLrdecnrullraion 1111L1�futdiveLhaxe bcert Insnallcd m a,madance sw iris 1hr approved&%ip plans This crnifuuors.Fi11 br rsquiLed befare s eciufir6me of c1L.:uPWl L'r WLWd IIOf amp daLULUara YL IdWn LHc p►aj= 17 AL d%q+pr qk: -1)of IN p jCU.1111'API)lr:JFIL t11.111 Ih rc'+p4PUNC to tubrak record drawings per Lbe!klv ud',1. J.m{uLoCAIJ sramLu,ds. Mmk 1i bmd draw Iocs murt be nimit ed and ab,peo,ed prkw 1.,'I ...tic'of 11"ni Fiiaim of PLGaI G\ f%lr iiPi rrlv+id lrl rL by i1 AdLr prsrMI 19.A skLLI; a; :n wwb npad 4r1yc rlLdud d rn LLe M1rcm%4rvclrrlr1 TA-ans �ervek Iighe p1w IR�Ypr4kIL.,.1,:I.4 I I.4d In uclHM h-{-o he lnlj�o%vdna151';44m ml,(or wrrcvl Lglimg A omnL Phk 64WhdMd•ran be OvW a1 ILLL4 wrw Trhmdgnc11+'rxdL,'nklw m?Eu lsm'�d'r7:. 111.TheDLy c4NIci J1ar wgwrti.ttWL Lbc uW.IWT pose LLrt 1'11y dpetfLxmdWx NLLKL-Y in elle rnwlum of l2_5%ofthe u,lal a:nrL%1ngjWm ppb dmr afl L1LSurnp6rk-gcrvwW.s91ar 2nil mists wnfmhli yLm prim 10 fin.Ll p,1,L,s1 F+raoarc Tint%sumo w,M be wr1llyd br s I ilrr 11eM et..1 c3L1m1ra iwL ldcd by 1hr rn+ncr w pie C-ill Thr wmt,eon be pc,ered in 1hr form pf sL Irm oc'a1,1,Jvn4r gfcaed-n_can depL n OFbw d Ap.phkum MUA rile in aPM1VMM i u SLMeLk.AKW11idu bt tmrld cu Lhe Cvrrlmu.11La rk%vloprncnl AapFimams w0lb dr Flcmc ca,roce 11.s1d DC%C aprrdrnt 5e -ice F,a mods Idfallld"ar 1LX7-"11. 2fi TILc Cw v of hleridiaa rvip�res dwt Line owner rxm Go-db:CLay s s oer'any WELLly in 1lw=1>ML aF 21j%a-f Lhc Load roe s LiYm o=for a]I como Led scw m wales and rLtiLf r illfrdtafuuojre!er dungian of we y.un Tlli-curers w is he teri Facd by a Gar iura cowl ritimme pLr h kW bk Lha owner La IL-Cil1 ilk,urcly cm he pwanh in Lb.9 m of um irrevacab1e LrlLer a,f small,cub detrrLid orhamd Appkeanl nkww filc as 2Miemma fa kwaL .wl icheau be folnd on the ['4mmum ry L%,w1 rpmeno Dupaairn ma x4aAc PlaMld[Ldlrl Land i}�rdppmmL SLwiW Fqr rdnrr lhkorn liivn a f1ul'=l 1. City of Meridian I Department Report IV. City/Agency Comments &Conditions C. Ada County Highway District(ACHD) Miranda Gold.Wvr , e)pn# AC Alexis fdtho p comr lsstw t ,on K.e15t Goltlthorpe,Gomrn�ss.o�er Dare McKinney.Gommiss4ww Ai mw�— pa#rida Mkssm.Commi%%ow r Development Meets Requires Revisions to meet X No 'ACHfPoliciesIf yes, Area RoadWisy Level of ■ Planned Livable Street Performance Measures service lrnprovc%rr%@nts holds pl a n ned Yes Is Transit Available? V. FINDINGS A. 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 Commission finds the Applicant's proposal to rezone 5.99 acres of land to the C-C zoning district from the L-O zoning district is consistent with the comprehensive plan with the provisions listed in the Development Agreement in Section IV. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Commission finds the proposed map amendment to the C-C zoning district and conceptual development plan generally complies with the purpose statement of the C-C district in that it will provide a broader mix or retail, office, and service uses on the eastern City of Meridian I Department Report 1. portion of the site while also allowingfor the self-storage use through a conditional use permit. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Commission finds the proposed map amendment will not be detrimental to the public health, safety, and welfare as the proposed uses are providing adequate transition to the existing residences and are anticipated to generate 132 trips per day. In addition, the hours of operation will be restricted to 6 am to 11 pm for all uses on the property. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The Commission finds City services are available to be provided to this development. 5. The annexation(as applicable)is in the best interest of city. Not Applicable. B. Conditional Use(UDC 11-5B-6E) The commission shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The site meets all the dimensional and development regulations of the C-C zoning district for the proposed use. Therefore, the Commission finds the site is large enough to accommodate the proposed use. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. The Commission finds the proposed use will be harmonious with the Comprehensive Plan in that it will provide additional employment, services, and recreation opportunities for residences in the area. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. The Commission finds the design, construction, operation and maintenance of the proposed use with the conditions imposed will be compatible with other uses in the general vicinity but may moderately change the character of the area due to existing residential surrounding the property. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. This is because the proposed uses are compatible with existing residential surrounding the property due to a relatively low estimated traffic generation and enhanced landscape buffers to the residential. In addition, staff is recommending the installation of a four(4)foot berm with a barrier that allows trees to touch within five (5)years of planting. 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 Commission finds the proposed use will be served by essential public facilities and services as required. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. The Commission finds the proposed use will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. The Commission finds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. The Commission finds the proposed use will not result in the destruction, loss or damage of any such features. 9. Additional findings for the alteration or extension of a nonconforming use: Not Applicable. 10. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and, Not Applicable. 11. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. Not Applicable. C. Comprehensive Plan(UDC 11-513-71)) Upon recommendation from the Commission,the Council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an amendment to the Comprehensive Plan,the Council shall make the following findings: 1. The proposed amendment is consistent with the other elements of the comprehensive plan. The Commission finds the proposed amendment to Commercial is consistent with the Comprehensive Plan in that the proposed development will provide employment and help provide a transition from McMillan Road to existing residences. 2. The proposed amendment provides an improved guide to future growth and development of the city. The Commission finds that the proposal to change the FLUM designation from Office to Commercial will allow for the last remaining parcel on the McMillan frontage in the immediate area to redevelop. The applicant cited a change in market demand since the parcel was annexed into the city, however, the comprehensive plan calls for employment in this area which is why the site plan encompasses multiple uses. City of Meridian I Department Report V. Findings 3. The proposed amendment is internally consistent with the goals, objectives and policies of the Comprehensive Plan. The Commission finds that the proposed amendment is consistent with the Goals, Objectives, and Policies of the Comprehensive Plan as noted in Section III. 4. The proposed amendment is consistent with this Unified Development Code. The Commission finds that the proposed amendment is consistent with the Unified Development Code. 5. The amendment will be compatible with existing and planned surrounding land uses. The Commission finds the proposed amendment will be compatible with existing residential surrounding the property due to a relatively low estimated traffic generation and enhanced landscape buffers to the residential. In addition, staff is recommending a four(4)foot berm with a barrier that allows trees to touch within five (5)years ofplanting. 6. The proposed amendment will not burden existing and planned service capabilities. The Commission finds that the proposed amendment will not burden existing and planned service capabilities in this portion of the city. Sewer and water services are currently available to this site. ACHD has determined the traffic along W. McMillan Road will have sufficient capacity to allow for the addition of these uses in the area. 7. The proposed map amendment(as applicable)provides a logical juxtaposition of uses that allows sufficient area to mitigate any anticipated impact associated with the development of the area. The Commission finds the proposed map amendment provides a logical juxtaposition of uses and sufficient area to mitigate any development impacts to adjacent properties 8. The proposed amendment is in the best interest of the City of Meridian. For the reasons stated in Section III and the subject findings above, The Commission finds that the proposed amendment is in the best interest of the City. VI. ACTION A. Staff: Staff recommends approval of the proposed amendment to the Future Land Use Map,Rezone, Conditional Use Permit, and Development Agreement Modification per the provisions in Section IV in accord with the Findings in Section V. B. Commission: The Meridian Planning&Zoning Commission heard these items on October 16t'', 2025. At the public hearing,the Commission moved to recommend approval of the subject Rezone, Comprhensive Plan Map Amendment, Development Agreement Modification and Conditional Use Permit requests. 1. Summary of Commission public hearing_ a. In favor:Natalie Jones,Mary Wall, and Brian Burnett b. In opposition: Daniel Fisher,Penny Fisher,Doug Pill,Rodney Ludlow,Ryan ShiM Case Doom,Tami Hindraker,Eric Hindraker, Tiffany Abernathy, Serge Martinez, C. Commenting d. Written testimony: Laurel Bower,Aura Cortes, and Scott Meeks e. Staff presenting application:Nick Napoli f Other Staff commenting on application: Caleb Hood 2. Ke. ids)of public testimony City of Meridian I Department Report VI. Action a. Concern regarding traffic,noise,transition to the residential,hours of operation,LoLo Pass being extended creating cut through traffic, and height of the proposed buildings. The neighbors were primarily concerned with traffic impacts to the neighborhood and impacts on safety. They are against the rezoningay believe it will generate more traffic than an office park. 3. Ke, ids)of discussion by Commission: a. Commission discussed the extension of LoLo Pass into the proposed development and whether having this connection point is appropriate given the connection of residential and commercial uses. In addition,the commission discussed the landscape buffer to the existing residential on the north and east portions of the site. 4. Commission change(s)to Staff recommendation: a. The commission recommended the LoLo Pass Way entrance be restricted to emergency access only,the buffer to the existing residential include a 4 foot berm with a 4 foot fence on top, and recommends the City Council consider further restrict the hours of operation, and add additional parking 5. Outstandingissue(s)sus for City Council: a. Whether the access point in alignment with LoLo Pass Wayproposed to extended into the site is restricted to emergency access only. b. The buffer to the existing residential and what is considered an adequate transition. c. Hours of operation and whether they should be further restricted. d.Whether the rezoning is in the best interest of the city. C. City Council: Pending City of Meridian I Department Report VI. Action � 1 • "", LU s ..ui ! - �•{MCMILLAN il �•_�_ � lrgnllli lollrloj•• `�`�rE' i I�lo _ _ ���•� _ a1 IIIIn11ar■••III •� �*� . .IIO p,f .rru■11.• G►p Iy� �+r{ ;,,;;,; 'r �i _ • u mlunasl/•■• p�I turnlm�=t ahf/ji r.- �•.nu..•... ...:.......►`�No � I IInlllllllr•I rlq,�- ��•anl4rr0 rn iliE•:unmlm nnuum �• . • •• • nlo11lo1nntMl��1#+r•r i�pnlrlorp �G9��n11mw� E<�E!^iuuiiniiii iii iii ql .�■ f�►��L lnlrrru• +• lun■rur= r Iu #+t i�'■1 nn n►� ��Illlouur n Illgr r r::EIA alf� � �?: •Irrulrlm �i �:� �i • o�EIEE►ate ri.� tram nrw�I �' 11111111: � 0. - In#n• ■nu w ���- : nElr91 llll/ ,y�► ��'����0. 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III11 Irl • + s t 1i46 1 1rIl16`:.1�apt 111u 1r1�j. �Im -1I_ir}h DurkNilN4f u.i IicxiJ.'utixl INN i I cPakni4'rriarl irk sill 4 _ * =fll— i —L J�� ■' ■_E—i SNL =�1 I�• �11—=1JIE■I '1mill r11 + [;iPL re}a Room - son I 1111111E #11 -- �=x=_�� Lil1 11 � � ■.ILI 1 11 ��++ Eft 11111111FL ,= —'" Ifs•� ** * '��_ '. ■ 11+111� �- 1111E C �Iill ' iR::�*�SIIH1 * ; r111 : ;ill Iamb I'm rra - 1 1 111E I11 11111E r. ' -rr r 4. Planned Development Map � mtr Legend C Project Location 0 ;::Area of Impact T City Limits m Planned Parcels OAnalysis - -•� R` ,[ice ® ;I - ® ® - ®�13 T M EE ApGTFFQ City of Meridian Department Report VII. Exhibits B. Subject Site Photos AN No �M � r _-- - ' r K: City of Meridian Department Report VII. Exhibits .. _�_ _.,_t_'-•-_ -_ _ .,_ _..r•�. .�t.. �. ._ _ _ _. _ � -gin'€-�=� -°�- DepartmentCity of Meridian 10 C. Service Accessibility Report PARCEL SO4 64 855R SERVICE ACCESSIBILITY 10verall Score: 37 181st Percentile 1 . ■ 1 F F Location In City Limits r Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floadplain Either not within the 100 yr floodplain or > 2 t=rvs GREEN Emergency Services Fire Response time < 5 min, GREEN Emergency Services police Meets response time goals most of the time GREEN Pathways W thin 114 mile of current pathways GREEN Transit Not within 114 of current or future transit route RED Arterial Road Buildout Status Ultimate configuration(4 of lanes in master streeis GREEN plan) matches existing (4 of lanes) 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) Eithera Regional park within 1 mile OR a Community Park Walkability park within 1I2 mile OR a Neighborhood Park within GREEN 1/4 mile walking City of Meridian I Department Report VII. Exhibits D. Site Plan(date: 9/15/2025) LECEM ---------- - Z. IF W"LLAN ()PRajAvmARYsFrEm-AN SPLO City of Meridian Department Report VII. Exhibits E. Landscape Plan(date: 11/25/2025) NGTFGR CONSTRUG71ON 0 ? -awlv�wr ecN.wu — ,� I I tea.e..+..,.m �� �• � t Q \\ ------------II I I N 11 .s e ;w -- LANDSCAPE PLAN•AREA ONE 1 • a . a • r_. ull F6Rs. I st�ecax wra�iwsr.s�ms "'•" -- ------------------------ W�u. .. ... ... ... ... ... ... .. ... ... .... V - .....�...-.. -: . .- LANDSCAPE PLAN.AREA TWO City of Meridian Department Report VII. Exhibits ..,....... ["" �-AL NOT FGR 0GN5TRucnsN ��T.^.„„�.a-'-�;':�-:.w-� _ -�-w•^- 4 vaan�.aa:vom�+l.wcoaruawnymuvumu �acwux.wA cuvaeanou - a ...M�s YHM... �� - q- r.�rs,� a.......,�...�_ S=-^'ate' mr__E= yQa� uwecdaE note n aw oer>,i� City of Meridian Department Report VII. Exhibits F. Building Elevations d. 9/15/2025) i City of Meridian `r - i ; ■fir Flex Spaces-View from Parking Lot Flex Spaces-View from McMillan Road Departmentpo Storage Building -View from McMillan Road r � L� Storage Building -View from McMillan Road Flex Spaces -View from Parking Lot DepartmentCity of Meridian po G. Rezone Legal Description&Exhibit Map LEGAL DESCRIPTION FOR FULFER KIELLY Z 9RIEH13A TRUST PARCEL-A"REMNE A parem Of mr1d,for the purposes of ramning,tacam in the SWI9 of"SE 114 of Sw*m 26.Tgwem%11ip 4 PhVkh,Fie 1 Wast,Raise MendFan.Crag of Wenjien,Add County.:ala►wti and twir tq kwVw derEe Bea as rollo vs' BASIS OF ft"ING i ne South ks of Nr9 WfY4 of ssjd Sechdrl 26.da wed fraoa f6e,nd nxvr+rrnevrls snd ta4sri as Made ema,35'Vekkd w,Vh vie&.iJaxe be rmanLyner s mundbD be 2625 59A?f MGFNNING at a bra"idp morwrrrwo hwk V the saijmv em€tinter W aertl 5I=14; T harlce,r,wri 00'39'3 T'F a51 T disranorr pf 5G CO reel ie a Vil lath mbar marking" 5ouihesst oxnor of Fuller Sltdrsnsuin No.3 as raoar*d in Urre of wt War&01 Ada G�,mty rt Fta[Book 9-2 al Page 1 W4 Tlienoe,calwnwN North 00'313 11'East a dlslanw 0 320.00 feet along—Fair lirmc rA mid r-ulFP.r iubdimis-m No.3 to a W-i h rebar r arkpV the Southwest czww 4f`0sr Su6dim&iew,{te 4 as reoaedatl in she o"ial records of Ada County in Prat Sook 92 al P3Qa 10906: Them*,km nng surd E ml line and pepng the homidary at mo Fuller Srbdlsneron Na-4 Me fcaowing 3 courses,South W 2'14'Epst a dlglamce 0r 869 96 Feet; T henae,NAh$0'3 r4K E a:i a r�sonoa of 4313 dA feel to a 51B-ind5 rPbw Thence,SGUM CC"32 14`'ibesl a d-stanoe o{215 81 F&M to a V2-ind,rnhae Them.NwW[g 90d Fuller 5uWrviaon Ha 4 tcundary and snntrnl wr g South 90'32'14 Vdt*[a diakbe;e or 178 581eat10 a W9,4ich rebiv ors the North ngrrt-of-way brie of W A4rmilian Rd: Thencs,aarrtlnung South 00'3U'14-Wes[a disaame or 3G.no r2et to paint colts w*m with said South lino of the SE I A mx1 thh_rrnMiFla OF tiad W.Mi MHtsn Rd: theme,arang&M cninddoN lino.North 09°2615Pv*a4 a fti4rrte al 7W.50"to Ire FOwr OF RIEGPNNWG. said Paroai con1mmV ZW1)46 squaffafaetar 5 99 avgs.m.4?mQd leas and is suq,rcl,0 211 c,mbng 4�nmmems enrllw rghb-Df-ways of re curd or impucd END JF DESCRIPWN. lAALD Kwrl N 8orens4jr;.P t$ 111 Rp Timberline Surveying 3f6 S.i(imall Ave.Suitc YU7 ` r am CelrtweH,Ibaho 93205 r {20al45&5667 Page 1 of I �4 U,M2S.Adr,23M-4E2-22W M011116.Ad&hv JH[£4f 6W-Z ME.,Rt City of Meridian I Department Report VII. Exhibits G m/:= to-swl -3m © ¥ -4 . - ` ` j R 2 - _ w PO k Al �d § �tl� k?!3 •� � � 6 | \ g g § Lzu ![ ■ � }§ } k�o � � e 3 $ ) ] § �� / b ! 2 J � � � ■ � \ ■ .k2 � ■ m m � ! - £ ` I A i+dn «��� ■ ; !! City of Mell*pI Department Report Vttxƒi! C i E IDIAN.;--- Agenda Item Applicant Presentation City Council Hearing MDA, RZ 0035 CPMA, CUP,-2025-H DEVELOPMENTMERIDIAN LUXE December 9, 2025 TABLE OF CONTENTS Summary•Requested Revisions•Neighbor Concerns•Renderings•Site Plans••Expected Users•What Meridian Needs•Zoning Map/Proposed Change•Current CRE Availability•FLUM Map/Proposed Change•Project Summary• The applicant is requesting the following approvals:PROJECT SUMMARY Development Agreement Modification•Asset CondosConditional Use Permit for proposed Luxury •C)-Business District (CO) to Community -Rezone from Limited Office (L•Office to CommercialComprehensive Plan Map Amendment from • FUTURE LAND USE MAP . public - quasi and public appropriate as as uses, and services, professional and personal retail, include may Desired . visitors and residents serve to commercial of range a provide : Commercial DESIGNATION PROPOSED . centers resource and technology o?ces, professional include would These . areas business impact - low for oppo?unities provide : DESIGNATION EXISTING WILL EXPAND OPTIONS FOR DEVELOPMENT DESIGNATION PROPOSED CHANGE TO THE FUTURE LAND USE MAP (FLUM) CURRENT COMMERCIAL AVAILABILITY FLEXOFFICE MERIDIAN ZONING MAP . and stores, retail space, flex facilities, storage serve - include allowed Additional . Limited current the beyond allowable the expands District Business Community . service and o?ce, retail, of mix broader and scale Larger : District Business Community DESIGNATION ZONING PROPOSED . operation of hours limited structures residential of reuse adaptive and centers : Limited DESIGNATION ZONING EXISTING OPTIONS FOR DEVELOPMENT WILL EXPAND PROPOSED CHANGE TO THE ZONING DESIGNATION WHAT MERIDIAN NEEDS . parcels located - well in speculative for economics good — land available limited demand active show listings area Meridian . rising is space logistics mile - last for demand base, consumer growing a expansions manufacturing/tech regional With : bays) oriented - service fulfillment, commerce - e warehouses, - (small / logistics mile - Last - 2 . shopping neighborhood quality for need unmet to points combination that — rising been have rents asking Meridian), in % 1 < vacancy retail show (repo?s tight extremely is Meridian in vacancy Retail . amenities to close housing retail everyday for demand local steady creating increases), yearly strong 2020 since growth digit - (double rapidly growing is population Meridian’s : retail Neighborhood - 1 •EXPECTED USERS Chiropractor • Promotional Products • Hard Wood Floor Installer • Comic Books/Games • Beard Wax Manufacturer • Interior Design • Kitchen Tune Up CONDITIONAL USE PERMIT REQUEST FOR LUXURY ASSET CONDOS landscaping quality design and - Visually appealing: High • investment Suppo?s small business: Local ownership & • operations impact, quiet - tra?c, low - Compatible use: Low • Why it fits: Architecturally integrated with surrounding uses • Serves local businesses, hobbyists & contractors • Owner/User asset condos within the commercial development • managed. - zoning intent, benefits the community, and will be well The integration of Luxury Asset Condos aligns with Meridian City goals, fits the 2003 APPROVED SITE PLAN NEWEST PROPOSED SITE PLAN FLEX RENDERINGS LUXURY ASSET CONDOS RENDERINGS NEIGHBOR CONCERNS New total proposed parking spaces is 61• Hearingspaces since the Planning and Zoning Our engineer added 6 additional parking • UDC. parking requirement established by the parking spaces, exceeding the minimum The initial proposed site plan provided 55 • PARKING NEIGHBOR CONCERNS edge.while maintaining an attractive project bu?er, protecting residential character landscaping, will provide a visual and noise The existing fence, combined with • neighbors.immediate bu?er for the residential installed (as available) to create a more we propose more mature landscaping be To ensure a clear separation between uses, • PRIVACY AND COMPATIBILITY NEIGHBOR CONCERNS Pass Way.chooses not to allow through tra?c via Lolo Proposed Gate or Tra?c barrier if City Council • estimate.derived -far lower than the ACHD —trips/day making estimated related tra?c only about 6 We’re proposing 41 large Luxury Asset Condos • equates to roughly 550 conventional units. 90 sq ?, which for our total building area ACHD assume an average storage unit size of • attributable to the Luxury Asset Condos).The tra?c study estimates 132 daily trips (77 • TRAFFIC REQUESTED REVISIONS TO CITY/AGENCY of the storage area where the buildings are not present. Revise the fencing to provide eight (8) foot closed vision fencing along the perimeter • straight per ACHD’s conditions of approval. use pathway to eliminate the meander and make it - Revise the ten (10) foot multi • residential. touch within five (5) years of planting in the landscape bu?er adjacent to the existing The applicant shall install a four (4) foot berm with a barrier that allows trees to •COMMENTS & CONDITIONS REQUESTED LANDSCAPING REVISION following:neighbors. Our proposal is based on the immediate bu?er for the residential installed (as available) to create a more and that more mature landscaping be We propose that NO berm be required • Proposed Condition: existing residential.the landscape bu?er adjacent to the touch within five (5) years of planting in berm with a barrier that allows trees to The applicant shall install a four (4) foot • City/Agency Condition: LANDSCAPING C0NSIDERATIONS and the barrier instead of screening.would fit, leaving neighbors seeing trunks only small deciduous trees —landscapingand the barrier is too tight for proper foot space between the easement -The 2.5• building code requirements.condos, which violates drainage and neighboring prope?ies and toward the slope and would push stormwater onto foot bu?er is too narrow for a 3:1 berm -A 25• easement.approve of the berm encroaching on their within the project site. The District will not the pressurized irrigation mainline located Settlers Irrigation District owns and operates • LANDSCAPING PROPOSAL create an attractive, e?ective bu?er.plantings that rise above the sightline to Retain the existing barrier and add mature • into the ground.from buildings, slow runo?, and help it soak stormwater. It’s used to move water away designed to collect, carry, or absorb A swale: a shallow, gently sloped ditch • REQUESTED PATHWAY REVISION meander around these facilities.in place by allowing the sidewalk to will allow Idaho Power facilities to remain have shown on the plan. This meander are not opposed to the one meander we We have consulted with ACHD and they • We propose that the meander remain as • Proposed Condition: straight per ACHD’s conditions of approval.to eliminate the meander and make it use pathway -Revise the ten (10) foot multi• City/Agency Condition: REQUESTED FENCING REVISION the tall fence to provide a visual barrier. buildings and grounds and do not require Proposed Condos will have well maintained • for the adjacent neighbors. landscape bu?er will create a visual barrier Enhanced/more mature landscaping in the • following reasons: tall fence for the - foot - revised to a 6 We propose that the fence height be • Proposed Condition: present. the storage area where the buildings are not closed vision fencing along the perimeter of Revise the fencing to provide eight (8) foot • City/Agency Condition: • PROJECT SUMMARY & CITY BENEFITS and prope?y values.Community Value: Convenient services that enhance neighborhood livability • layout.Low Impact & High Function: Minimal tra?c, ample parking, and adaptable site • architecture.demand flex/retail space with modern, attractive -Ready Design: High-Market• tax base.Drives Local Economy: Suppo?s small businesses, creates jobs, and diversifies • population, and meets the demand for Luxury Asset Condos.Meets Growth Needs: Flexible commercial space for Meridian’s expanding w IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Cherry Blossom East Subdivision (H-2025-0030) by Breckon Land Design, located at 523 W. Cedarbug Dr. and the 0.67 acre property to the east, located in the NE 1/4 of Section 12, T.3N., R.1W. Application Materials: https://bit.ly/H-2025-0030 A. Request: Combined Preliminary and Final Plat consisting of three (3) building lots and one (1) common lot on 0.79 acres of land in the R-8 zoning district. PUBLIC HEARING SIGN IN SHEET DATE : December 99 2025 ITEM # 10 PROJECT NAME : Cherry Blossom East Subdivision ( W2025 - 0030 ) I wish to testify Your Full Name Your Full Address Representing ( mark X ( Please Print ) HOA ? if yes ) �0 L 2 4 ) 5364� au re... ( L- e AQj VYleri c� i c� � 5 6 7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--, DEPARTMENT REPORT HEARING 12/9/2025 Legend DATE: Project Location Area of Impact .__ j TO: Mayor&City Council City Limits - FROM: Sonya Allen,Associate Planner O Analysis 208-884-5533 sallen meridiancit .or @ Y g L � �I APPLICANT: Gregg Davis,Breckon Land Design 1 , SUBJECT: H-2025-0030 FETE Cherry Blossom East Subdivision 71 LOCATION: 523 W. Cedarburg Dr. and the 0.67-acre DID --L�no I- property to the east, located in the NE 1/4-- r - � J.Elf HEFEN� ' of Section 12,T.3N.,R.1W. (Parcel -- #R1386850820&#S1212120695) I. PROJECT OVERVIEW A. Summary A combined preliminary and final plat is proposed consisting of three(3)building lots and one (1) common lot on 0.79 acres of land in the R-8 zoning district. B. Issues None C. Recommendation Staff. Approval D. Decision Commission: Approval City Council: Pending City of Meridian I Department Report 1. Project Overview I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant/undeveloped - Proposed Land Use(s) Single-family residential - Existing Zoning R-8(Medium-density residential) VII.A.2 Adopted FLUM Designation Medium Density Residential(MDR) VII.A.3 Table 2: Process Facts Description Details Preapplication Meeting date 1/23/2024 Neighborhood Meeting 2/25/2025 Site posting date 8/l/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District • Comments Received Yes - • Commission Action Required No - • Access N.W.4'St.via a common driveway across an abutting - property outside of the plat. • Traffic Level of Service There are no current traffic counts for N.W.4t'St. - ITD Comments Received Yes(no concerns or comments) Meridian Fire Common driveway access is approved as proposed Meridian Police No comments were received Meridian Public Works Wastewater • Distance to Mainline Available at east boundary of site • Impacts or Concerns See Public Works conditions Meridian Public Works Water • Distance to Mainline Water is approximately 160' east of the site in NW 41b St. • Impacts or Concerns Ensure no trees are located within 10' of the water meter. 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 Medium Density Residential(MDR) on the Future Land Use Map(FLUM)in the Comprehensive Plan. The MDR designation allows for residential dwelling units at gross densities of three(3)to eight(8) dwelling units per acre. The gross density of the proposed development is 3.8 units per acre,which is at the low end of the desired density range, and complies with the Plan. The R-8 zoning of the property allows single-family detached dwellings as a principal permitted use in the district. The proposed development substantially complies with the previously approved preliminary plat, landscape plan and conceptual building elevations included in the development agreement as required. City of Meridian I Department Report II. Community Metrics Table 4: Pro*ect Overview Description Details History H-2018-0018(Cherry Blossom Subdivision RZ,PP—DA Inst.#2018- 117003;TED-2020-0003—the preliminary plat expired);H-2019-0064 (FP for Cherry Blossom Sub. 1) Phasing Plan 1 Residential Units 3 single-family residential detached units Open Space/Site Amenities None is required;however,this development will be allowed to use the open space&site amenities in Cherry Blossom Subdivision to the west. Physical Features The Hunter Lateral bisects the western portion of this site. Acreage 0.79 acres Lots 3 buildable lots/l common/other lot for a common driveway Density 3.8 units/acre(gross);4.9 units/acre(net) B. History In 2018,this property was included in a rezone and preliminary plat application for Cherry Blossom Subdivision,which included the adjacent 9.81 acres of land to the west.A development agreement was approved as a provision of the rezone,which governs future development of the overall property. In 2019, a final plat was approved for Phase 1 of the subdivision,which included Lot 14,Block 2, that is part of this application. The remainder of the subject property was not included in the final plat because there were concerns with the legitimacy of the access easement across the Fusselman property from N.W. 4th St., specifically pertaining to the increased number of homes the access would serve. This property was intended to be included in a subsequent phase final plat;however, a final plat was not submitted 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 or site improvements on the subject property. 2. Proposed Use Analysis (UDC 11-2): Three(3)new single-family residential detached dwellings are proposed. 3. Dimensional Standards (UDC 11-2): Compliance with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 district is required. D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): The proposed single-family detached dwellings are exempt from design standards. 2. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G): Because the proposed development is below 5 acres in size,the minimum common open space and site amenity standards in the UDC do not apply. The Applicant's narrative states the new subdivision will be a part of the Cherry Blossom Place subdivision homeowner's association(HOA)to the west and will have access to the existing amenities, including a tot lot, gazebo, fire pit and grilling area. While a nice benefit for residents,there is no direct vehicular or pedestrian connectivity between the subdivisions. Residents will have to use streets and walkways outside the subdivision to access the common areas and amenities. City of Meridian I Department Report III. Staff Analysis Some letters of testimony have been received from residents in Cherry Blossom Place to the west objecting to this development being part of their HOA due to there not being any physical connection between the two(2) subdivisions and the burden it would place on residents of Cherry Blossom Place to have to contribute to maintenance costs of the lengthy common driveway that provides access to the lots on this property. While it makes some sense for it to be included because the overall development is governed by the same development agreement, it is a civil matter between the developer and the residents whether this property is included in the HOA. The Applicant's revised narrative states the developer is no longer proposingthe e subject development be included in the existing Carry Blossom Place HOA,nor will it share their site amenities or common open space—a new HOA will be created for the proposed development. 3. Landscaping (UDC 11-3B): No landscaping is required with the proposed development. 4. Parking (UDC 11-3C): Off-street vehicle parking is required to be provided for residential uses based on the number of bedrooms per unit(see UDC Table 11-3C-6 for more information). 5. Building Elevations (Comp Plan,Architectural Standards Manual): Conceptual building elevations were submitted for the proposed single-family detached homes but were not included in this report because the existing development agreement, which governs future development of this property,requires future development to substantially comply with the conceptual elevations included in the agreement. Further,the DA requires all homes to be restricted to a single-story in height. 6. Fencing (UDC 11-3A-6, 11-3A-7): A 6-foot-tall closed vision fence is proposed along the east and west boundaries of the site where there is no existing fence. The Applicant's revised narrative states a 6' tall closed vision fence is proposed around the common lot with the pump station(i.e. Lot 1). A 4 feet tall open vision fenee is proposed along the southem boundar-y of the site to separate the existing 11 foot wide paved een:ffnen d4veway on the abu#iag two(2)pr-epet4ies to the sou414 fFom the driveway on the subjeet property. Staff r-eeoffffneads feneing is not provided iff that area to allow fner-e r-eem for-eraefgeney vehiele Faa-netwer-ability if needed on the abutting p pei4ies t the south with. „1.st.,,,d -a dt4yo..ay width-.- proposedF2nCing is n0 ZOn�.,er in this area. Note:Staff had encouraged the Applicant to work with the neighbors to the south on an alternate driveway design that would involve a cross-access ingress/egress easement between the properties and widening of the existing sub-standard driveway to the standard for emergency and waste disposal access to only have one driveway that would accommodate access for the two (2) existing lots as well as the three(3)proposed lots; however, the property owner(s) to the south were not interested in a shared access driveway. E. Transportation Analysis The following information on planned improvements in the area and level of service planning thresholds is from the ACHD report: ACHD Planned Improvements 1. Capital Improvements Plan (CIP)I Five Year Plan (FYP): 4' Street is scheduled in the FYP for a pavement and pedestrian improvement project from its northern terminus to W Broadway Avenue in 2025. City of Meridian I Department Report III. Staff Analysis Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional Classification 41h Street None Local Parkshire Way None Local 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Access is proposed for the subject property via a eemme driveway within an existing 20- foot-wide perpetual access easement(Inst. #2022-004508) from N.W. 4' Street across the southern portion of the Fusselman property directly to the east at 1303 N.W. 4th St. to the subject property. A common driveway is proposed on the subject property from the existing access easement for access to the proposed lots with a turnaround for emergency and waste disposal vehicles. The final plat depicts a street name(i.e.W. Camellia Ave.)for the common driveway, which needs to be removed as common driveways cannot be named,nor was a private street application submitted with the subject application. There is an existing 30-foot-wide right-of-way(ROW) easement(Inst. #329628 and #379115)recorded along the southern boundary of the subdivision as depicted on the final plat and described in plat note#12. The Applicant's surveyor states the note is incorrect,that it's not ROW, and is an access easement that was determined to not be adequate to serve the proposed development. If encroachments are proposed within the easement area or if the easement is desired to be removed,the easement(s)should be relinquished. Note:Staff has confirmed via legal descriptions and GIS mapping that the access easement for the subject property is separate from the access easement for the parcel to the south at 1251 N.W. 4th St. (Williams'property—parcel#51212131250). The servient estate associated with the Williams'access easement is Parcel#51212131210 directly to the east of their property; the servient estate associated with the Applicant's easement is Parcel #51212120690 directly to the east of the subject property. The adjacent parcel to the south at 1247 N.W. 4th St. (owned by Hanson's) has a 30,foot-wide in rL ess-egress easement alongthe northern boundary of the property that provides access to 1251 N.W. 4th St. (Williams' property) as depicted on Record of Survey#4640; therefore, the existing sub-standard driveway on those properties could be widened to the south within the existing easement if needed. 2. Multiuse Pathways (UDC I1-3A-5): There are no pathways depicted in the Pathways Master Plan on this site. 3. Pathways (Comp Plan, UDC 11-3A-8): No pathways are proposed or required with the proposed development. 4. Sidewalks (UDC 11-3A-17): No sidewalks are proposed or required with the proposed development. 5. Subdivision Regulations (UDC 11-6): Common driveways(UDC 11-6C-3D): As noted above, a common driveway is proposed for access to the three(3)proposed lots from an existing driveway via N.W. 4'St. that also provides access to the abutting property to the east at 1303 N.W. 4m Street as shown on the exhibit in Section VII.F below.A 20-foot- City of Meridian I Department Report III. Staff Analysis wide perpetual access easement exists to the subject property over that property from N.W. 41 Street. Compliance with the standards in UDC 11-6C-3D for common driveways is required. The width of the existing driveway on the Fusselman property and the proposed common driveway on the subject prope . is slightly constrained due to the location of a power pole and retaining wall on the Fusselman property and a power pole on the subject property, as shown on the common driveway exhibits below in Section VII.F. Because these constraints are existing conditions,the Fire Dept. and Planning Division have approved the driveways as shown on the exhibits. The ewayisr-e"ir-ed to be 20 feet wide rolled eu may eprovided if needed dr-ainage vA the baek edge(s) of the driveway; the eemmen di4veway exhibit should be Fevised aeeordiagly prior-to the City Council hearing to refleet a 20 foot wide flat driving suffaee o urcte compliance should be requested t6 UPC 11 c�t.l�rthe width rcirimvc-oc aeeommodpA . The proposed driveway is 370 feet long,which exceeds the desired length standard of 150 feet or less. Driveway lengths exceeding this standard may be allowed if approved by the Meridian City Fire Department—Fire Dept.has granted approval of the proposed driveway length. The driveway is required to be paved with a surface capable of supporting fire vehicles and equipment—plat note#78 should be amended to require maintenance of such for that purpose;the ingress/egress easement is also required to be perpetual and should be included in plat note#78 as such. The developer has stated maintenance of the common driveway will be the responsibility of the three(3)lots that take access from the driveway. The off-site driveway via N.W.4" St.providing access to the common driveway across the adjacent property to the east is currently gravel and is required to be paved with a surface capable of supporting fire vehicles and equipment if consent can be obtained from that property owner.The existing access easement between the two(2)properties states the Applicant is solely responsible for maintenance of the driveway,including the repair and replacement of pavement material and snow removal and grants access to commercial vehicles,which seems to anticipate the driveway will be paved. If consent cannot be obtained,the developer shall obtain approval from the Fire Dept.for access to the proposed subdivision prior to development. Directional signage should be provided at N.W. 4t"Street for emergency wayfinding purposes for the proposed lots. Permission and/or a license agreement should be obtained from ACHD if the sign is placed within the right-of-way. The proposed development is consistent with Comprehensive Plan policy#3.03.04B, "Ensure existing county enclaves provide necessary urban-level transportation and utility infrastructure as part of the annexation process." 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. I. Waterways (Comp Plan, UDC 11-3A-6): The Hunter Lateral bisects the western portion of this site and lies along the east side of existing Lot 14,Block 2, Cherry Blossom Place Subdivision No. 1. The lateral is proposed to be relocated and piped around the perimeter of the west lot(i.e. Lot 4-2)in accord with UDC I I-3A-6B.3;the easement for such is depicted on the plat and described in plat note#10. The subject property is not within the flood plain. City of Meridian I Department Report III. Staff Analysis 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. The irrigation pump for Cherry Blossom Place subdivision to the west is located along the southern boundary of Lot 1 in the proposed subdivision. The Applicant proposes to utilize the existing irrigation system to provide irrigation to the proposed development.An agreement between the two HOA's will be created to utilize and share costs in maintenance of the existing pressure irrigationystem. Staff recommends the pump is placed in a common lot solely dedicated to the pump station and owned by the entity that owns and maintains the pressurized irrigation system in accord with UDC 11-3B-6E.The Applicant's narrative states the Cherry Blossom Place HOA will continue to own and operate the irrigation system. Staff reeonunends the developer obtain notarized written approval from the Cherry Bloss Place Homeowner's Assoeiation for the subject development to use their pump and eonneet to their-pr-esstir-ized iffigation system. A letter of testimony was submitted from a neighbor in Cherry Blossom Place subdivision requesting an independent irrigation assessment be completed prior to approval as their irrigation pump is already struggling to keep up with the existing lots and common areas in that subdivision without the two(2) additional homes that are still being built and without adding the three(3)in this subdivision. Based on this information, Staff recommends a qualified consultant with the requisite expertise review the plans for the existing system to determine if it was built per the plan and if it's adequate to serve the existing homes plus the two(2)under construction and the three(3)in this development and submit their findings to the Planning Division; system.oF, submit an appFoval letteF from Nampa Mer-idian!Fr-igation DistFiet(NAIFID) if they own the Without such approval,the subject development should provide a separate pump station.NMID has confirmed to Staff that they do not own the irri ag tion system and were not involved in any way with it—it is a private user system owned by the HOA.A letter was submitted from Precision Pumping Systems who confirmed the pump station was built as designed(80 gpm (a� 100 PSI) but couldn't confirm how many properties this output performance would accommodate. The letter noted the issues could be due to a source problem (delivery from canal) or perhaps the pump vault is too shallow—they didn't have the measurements to verify. The Applicant's representative states they will design the weir to ensure that the appropriate water rights are being delivered to the pump station with the proposed development. Staff recommends this is included as a condition of approval. 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. The Applicant's engineer should ensure drainage from the proposed development is retained on-site. Specifically,the Applicant shall address how drainage from the common driveway will be handled since it will abut the neighboring driveway to the south. 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 11-3A-21. City of Meridian I Department Report III. Staff Analysis There is an existing 20-foot-wide sanitary sewer easement(Inst. #394632) along the east boundary of the subject property that contains an abandoned sewer main line;this easement can be relinquished if desired so as not to encumber the lot. There is another existing 20-foot-wide sanitary sewer easement(Inst. #111001639)recorded along the southern boundary of the abutting Fusselman property to the east that stubs to the subject property's east property line,which contains a sewer line that will provide service to the proposed development. Water service is available for extension from N.W. 4t'Street; however,an easement for the extension of service does not exist to this property. A new 30 foot wide easement is neede f1tS'f) ; or-der to extend water-serviop.4;-nm 4 St. or,a 20 feet wide water-easement,measur-ed from the existing sewer-line, on the H014heffl !0 feet of the existing 20 foot wide sewer easemea4 is needed in order to provide a 10 foot sepafation between water and sewer lines,Water service lines are proposed to be extended from the existing main line in N.W.41n St.to the proposed lots.Additionally, a fire service line will connect to the existing main line in N.W.4tn St. to provide sprinklered fire protection to Lot 2,which is furthest from the existing hydrant on N.W.4t'St. Publie Wor-ks' Depa#m&4 to detefmine other-possible options to provide wa4er-sef�,,iee to th-e- Altefaa4ively, if an easement eannot be obtained,the developer-shall eoor-dinate with the IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. Future development shall comply with the provisions in the existing development agreement for Cherry Blossom Subdivision recorded as Inst. #2018-117003. 2. The final plat shall be revised as follows: i. Note#-78: Include a note requiring maintenance of a paved surface capable of supporting fire vehicles and equipment on Lot 4 in accord with UDC 11-6C-3D.8. Also, include the ingress/egress access easement on Lot 4 is perpetual. Include that Lot 4 will be owned by the Homeowner's Association and the common driveway on Lot 4 shall be maintained by the owners of Lots 2,3 and 5. usselman) at 1303 N.W. 4'St., depiet . new 30 feet wide , , >„roa sewer- *d ,,,to 1h ct for-extension- of..,.,ter-s e f.,.,..N Aar 41 ct ., 20 foot wide water-easement, meastffed from the existing sewef line, on the nofthefa 10 feet of the existing 20 foot wide sewef easement shall be provided in order-to provide a 10 foot separation between water-and live-r-1-ines. The Feeor-ded instmmefft fmmber-of the easement shall be ineluded as a note on the plat. Altematively> if an easement eannat be obtained, the site. iii. Remove the private street name(i.e. W. Camellia Ave.) from the plat as common driveways cannot be named. iv. Remove any existing easements that have been relinquished and include a note(s)with the recorded instrument number of the relinquishment(s). v The;,...iga. ie ..,.mp depieted on Lot 1 on which the irrigation pump is located that serves Cherry Blossom Place subdivision and the proposed Cherry Blossom East subdivision City of Meridian I Department Report IV. City/Agency Comments &Conditions shall be depieted in a „ lot solely dedie.Aoa to the pump sta4 o and owned by the entity that owns and maintains the pressurized irrigation system in accord with UDC 11- 3B-6E. vi. Modify note#1 as follows: ". . . a ten(10) foot wide permanent public utilities and property drainage easement in hereby designated along all lot lines common to a pf-ivcAe sweet the common driveway. . ." vii. Water service lines shall be depicted on the construction drawings from the existing main line in N.W. 4'St. to the proposed building lots.A fire service line shall be provided from the existing main line to Lot 2,the furthest lot to the west, for an automatic fire sprinkler system as an alternative to providing another fire hydrant within the required distance to service this lot. The revised final plat shall be submitted with the final plat for City Engineer signature. 3. The landscape plan shall be revised as follows: w The fencing has been removed. ii. Ensure no trees are located within 10-feet of the water meter; revise plan accordingly. 4. Directional signage shall be provided at N.W. 4th Street for emergency wayfinding purposes for the proposed lots. If placed on private property or in the right-of-way permission shall be obtained from the property owner and/or a license agreement,—shall be obtained from Ada County Highway District and submitted with the final plat application. 5. All homes shall be restricted to a single-story in height as set forth in the development agreement and shall generally comply with the elevations included in the agreement as shown in Section VII.H below. 6. If encroachments are proposed in the 30-foot-wide right-of-way(ROW) easement(Inst. #379115 and#329628)depicted on the final plat across the southern boundary of the subdivision and described in plat note#12 or if the easement is desired to be removed,the easement shall be relinquished. Proof of such relinquishment shall be submitted with the final plat for City engineer signature if the easement is removed from the plat. 7. The existing 20-foot-wide sanitary sewer easement(Inst. #394632)along the east boundary of the subject property that contains an abandoned sewer main line may be relinquished if desired so as not to encumber the lot. Proof of such relinquishment shall be submitted with the final plat for City Engineer signature if the easement is removed from the plat. 8. The Hunter Lateral shall be piped around the perimeter of the west lot(i.e. Lot 4 2) in the subdivision as proposed accord with UDC 11-3A-6B.3. All other irrigation ditches, laterals, sloughs or canals, intersecting, crossing or lying within the area beingdped, shall also be piped, or otherwise covered. 9. Signage shall be installed that prohibits parking in the fire turnaround area on the common driveway in Lot 4. 10. The Applicant's engineer shall ensure drainage from the proposed development is retained on-site. Specifically,the Applicant shall address how drainage from the common driveway will be handled since it will abut the neighboring driveway to the south. 11. , tThe developer shall pave the existing driveway via N.W. 4th St. on the adjacent property to City of Meridian I Department Report IV. City/Agency Comments &Conditions the east at 1303 N.W. 4'St. with a surface capable of supporting fire vehicles and equipment ifi- eeasent can be obtained from that propeFty owner-.Notarized written eonsent shall be submitted with the final plat appheation. if eensent cannot be obtained,the developer shall obtain approval fFom the-Fire Dept. fef aeeess to the proposed stibdivision prior- de 12. A"alif4ed eonsultant with r-e"isite &iper-ienee shall r-eview the ifFigation system plans to east*e it is adequate to serve the&Eistiag Cheffy Blossom Plaee develepmepA as well as the proposed Gheffy Blossom East development a-ad submit their-findings to the P! Division; or-, an approval letter-shall be submitted from Nampa Mer-idian!FFiga4km 11 L-st—vie-4 (NNUP) f they own the system.Withetit stieh approval,the subjeet develepmen4 shall pr-evi The developer shall modify the water supply into the existing pump station to ensure full water rights are received for supplying all lots in Cherry Blossom Place and Cherry Blossom East subdivisions with adequate irrigation. 13. if the existing itq4gatien system for-Ghefr-y Blossom Plaee is detet:miaed by the qualified eensultant to be adequate to also seFve the proposed s4division,"tten notarized eansent proposed development to tise their-iffiga4ioa pump and eenneet to their-pr-esstifized iffigati syste r.An agreement shall be required between the two homeowner's associations(i.e. Cherry Blossom Place and Cherry Blossom East)to utilize and share costs in maintenance of the existing pressure irrigation system that will serve both developments. Proof of such agreement shall be submitted to the Planning Division with the application for final plat signature. 14. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. 15. 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 11-6B-7. 16. An automatic fire sprinkler system shall be installed for the dwelling on Lot 2,the furthest lot to the west,in accordance with the applicable NFPA 13 standard. Plans for the design of the fire sprinkler system are required to be submitted to the Fire Dept. for review and approval. Installation inspections of the sprinkler system will be carried out by the Fire Dept. 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.meridiancituorzlWebLinkIBrowse.aspx?id=404889&dbid=0&repo MeridianCi tv V. FINDINGS A. Combined Preliminary and Final Plat(UDC-6B-6) In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; The Commission finds the proposed plat is in conformance with the Comprehensive Plan and will be consistent with the UDC if the Applicant complies with the above-noted conditions. City of Meridian I Department Report V. Findings 2. Public services are available or can be made available and are adequate to accommodate the proposed development; The Commission finds that sewer service exists to the site and water service can be made available to the site. Public services will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The Commission finds the proposed plat is in conformance with scheduled public improvements in accord with the City's CIP. 4. There is public financial capability of supporting services for the proposed development; The Commission finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and The Commission finds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. The Commission is unaware of any significant natural, scenic or historic features that need to be preserved with this development. VI. ACTION A. Staff: Staff recommends approval of the proposed combined preliminary and final plat with the conditions included above in Section IV. B. Commission: The Meridian Planning&Zoning Commission heard this item on August 21, September 18, and November 6, 2025. At the public hearing on November 6,2025,the Commission moved to recommend gpproval of the subject PFP request to City Council. 1. Summary of Commission public hearing_ a. In favor: Jon Breckon,Breckon Land Design,Applicant's Representative b. In opposition: None C. Commenting: Marjorie Williams,Janet Reese,Dennis Gil, Justin Williams,Kimberly Laukala, Todd Hanson,Janet Reese,Justin Williams,Danny Laukala d. Written testimony: Gary&Janet Columb; Janet&Doug Reese;Katelin Bartles, attorney representing the Williams's family, Dennis Gil,Margie Williams,Kimberly&Daniel Laukala, Shawn Freeman e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: None 2. Key issue(s)of public testimony a. Concern about traffic safety, irrigation tie-ins with the existing Cherry Blossom Place development and inclusion of the subject property in the Cherry Blossom Place HOA. b. Concern pertaining to the location of the access easement for the driveway and possible encroachment on the properties to the south and provision of a fence between the properties that would prohibit Fire Dept. access to the properties to the south—these issues have been resolved,a fence is not being allowed and the access easements have been verified to not conflict. c. Request for an independent irrigation assessment to be conducted due to concern pertaining to the existing irrigation pump already strugglingto o keep up with the homes and common area in City of Meridian I Department Report VI. Action Cherry Blossom Place without two(2) additional homes in that development,which are yet be constructed, and the three (3)additional homes in this development. d. Request for an access road to be added to provide a connection between Cherry Blossom Place and the proposed development due to concern that the irrigation pump that provides irrigation for CheM Blossom Place is located on a building lot in the proposed subdivision that won't be accessible to residents since there is no direct access between the subdivisions. e. Opposition to the proposed development being included in the existing Cherry Blossom Place HOA due to there being no physical connection between developments,maintenance costs associated with the lengthy access driveway from N.W. 4t'St.to serve the proposed homes and del!q the proposed development would have on residents taking over management of the HOA,which has been unsatisfactorily handled by the developer to date. f. Concern pertaining to emergency and trash service access to existing residences on the abutting properties to the south being impacted by the proposed development. g_ Desire for the developer to turn over the Chegy Blossom Place HOA to the homeowners so that they can maintain and winterize the irrigation pump and sprinkler system. h. Concern there isn't adequate parking for guests in the proposed development and it will impact adjacent properties. 3. Key issue(s)of discussion by Commission: a. Opinion the developer needs to fulfill the commitments made at the hearing, including turning the HOA over to the homeowners,making improvements to the pump/irri atg ion system to adequately serve the development and the existing neighborhood needs to welcome these three (3) additional lots into their community. 4. Commission change(s)to Staff recommendation: a. Modification to condition#11 as requested by the Applicant and agreed upon by Staff to require the developer to pave the existing driveway via N.W. 4'St. on the adjacent property to the east at 1303 N.W. 4'St.with a surface capable of supporting fire vehicles and equipment and delete the rest of the text that requires consent from the property owner as it's implied in the existing access easement agreement. 5. Outstandingissue(s)ssue(s) for City Council: a. None C. City Council: Pending City of Meridian I Department Report VI. 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ME:111:IRIS 1:1�11111 1 �� �u u11111�tlnu.IL.n 1 ■:111A1 milli NNIIPIII �h" O ■,,�. . oil ■n 11 up10.■111111 n�C:: p um m,!■w I I♦♦ ill■InsIi11111111M:�1#11:1:# IIIIu lllll;116 .�I� i -I NO Ii iHill ill= B. Service Accessibility Report PARCEL S1212120 95 SERVICE ACCESSIBILITY Overall Score: 28 28th Percentile Description Location In City Limits PREEN Extension Sewer Trunkshed mains < 500 ft. from parce GREEN Floodplain Either not within the 100 SFr floodrlain or , 2 acres GREEN Emergency Services Fire Response time > 9 min. RED Emergency Services Police Meets response time goals most c,_ :�� til--e 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 I GREEN plan) matches existing (-# of lanes) 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) Park Walkability No park within walking distance by park type RED Reportgenerabed on 08-11-2C25 by MERIDIAMsalle- City of Meridian I Department Report VII. Exhibits C. Preliminary Plat(date: 5/7/'25 84412 M 10/31/2025)-REVISED IVId Adb'NINMUd id-Id AddNINI-13ad Zb989 (II NVIOlU3wCL IS HIV MN f� 1SV3 WOSSO Add3H0 a' S - } I N- f � I s, � LU W w tl LU I I d I I J � 6 I'•. fi I f r Q T o CO N � aQ w `r � w j I , i iI it 2 1 ❑3 J [ 1 LO LL CC p G = N ❑ J g I II ! 8g _Lu r- ________r_ Z � d y �: N �� � m!I I ' w (if LU cr LU 8 Hill HIM HIM Cc z z t I r 3 I I I I I Ir II p J EL r'N Ek City of Meridian Department Report VII. Exhibits D. Landscape Plan(date: 5/7/2025 821/7025 10/31/2025) NV 3dd)SGNV 11 Zb9£8 01 'NNIGIU3W �;kl 1S Hlb MN }t� 1Sd3 WOSSO-10 AHH3HO ills a J n m W �F € a - - so 13 3W�SHII—irMIN—t—5 so $ m s a - - - LU Z 9 W �" k k s �' �� R W "- i QJW as 3 & m� sa w rSr a $ 1--- 5� 5 ! 8 8y g 00 It AE F-a Rib=�t aCC j 3 �,- €y1z �Y a �-4 R. --r --r i- ' axe �ea ¢ �l R; R ��' w € x � " I �$= #_ fin " w # s Impmn T ' a € la �� a 3'gg� m R.F� '_� g Ili ❑CaC mk.,s"`�_y$ds�E �I,YgwAY�s �p� P sASS0 rn € F Ir Q .Y €5 " g < & —$ € 5 lF� CO sad30�01 Fa � ��`F§ dog �s= s w a x t f� �Y. $�CL §"^°_. ,L�a X4A A A'n ~-tr, gg� b Za Hi� z-im POmW °sus q :IB qY 1 � ��3 Y FRS .�- m 4HIM __ Lu OR �,8 �k�o�r3s R" ��$°���� F�� �� __- ii �iLu - y� a y =_ Qa b D I l z City of Meridian I Department Report VII. Exhibits H S¥i3 O 3d ONV g i !) zee G %wOU3a � /" ! , §7 � IS Hi# ¥N — � Q&K � 2 1 b NOS O S A Bay - � ` � � ° ( ` \ ±i / � lip ; 0 \ ! /` ( lipg w0o( �yz y j _) (£° E\§ . LU( (^ %§ ( IL_ a m , City of Meridian Department Reprt V t Exhibits E. Final Plat(date: 12/13/2025 sib 12/13/2024 8'71/2025 11/2/2025) 0 _- S[a[9lI��S,I6ppj-_ or O q ••� J 9Y $ } j �tm w a 0>O °OCL ••••........]]]] II �+ pE 2jL- C �! � ��U I RL•i•d] U pJ L! __ o n vOR O it i V v .� k�I ��P s n �It 5 f .ii+er 1srrconL — 16 ; � � � [g &�l �i� �� eoa • , gip �y g AnL 8 Y r S I I I I L yy In I n A I I II N 6E- I c"a l� •�8 7ga � 5 NI I ��'g�ei 9. ?X t ��(d•�11 A441 yi� .S kkl x9gia:8� F$S � 6m �I 3 '1 AOL -I piSE j 7sa� 1'�{ J ---1-----I I �O•ION} $ems¢` EfiS ei: `61S 3.rz,lGOOH r g ;HIS � 6 1 H, $ � brs �5� � n. i� ■� � $ �. �� g5 � 3 �n Aalsl ag � a _xe � y;( aRSi as yax TH.' ' �� a �$alsg4 ] € s,t4 1 � Mai t N�$,191 „ �� Ft ��a s�� �� sus � �� � d 3 � j City of Meridian Department Report VII. Exhibits F. Common Driveway Exhibit(date: 54/2025 -REVISED i i il ila 1HX3 3AIUCI NonA00 E179S8 (11 'NVI(IIHIA ail 'IS HI-V MN 1SV3 HOSSO-10 A883 HO 3 uj 133HI9 KLI,MN z LL1 it LU 0 0 Lu LLJ in w III 00% AIL ---------- ILL, C3 0 --- -------L --1 ------- - 11 1 Ps LU LU ,74 eg z 0 I 0 Ci j L-�, City of Meridian Department Report V11. Exhibits (D _ § % § .> o — — — � � �7 QjQj 2 \ �2 � \ Qj CL / k � " E § § 0 / Q /) > P S 0 7 c � § -r- %ca cu -cj Oj � ~\ q S \ § �\ k § B 2 t t3 IMF � ® C o2G u 7 2 C) rX.2 k k OLJ o k � § - � l. § ƒ § cu k § \ § 2 ca � = t� C E § \ \ IZ 2 Ca @ � ��•— 0- [ ° 2 u § Qj Q . E C u C ° % ES -14 K § '13 § �- _m U 2 § � CL § Q ° §- ��-- ---- --- - City of Meridian Department Reprt V t Exhibits G. Photos of Access Drivewav __ •�k S,4 ry s .` :i Existing Driveways r (older photo • •• e maps— ••"sn't show power pole&retaining wall shown •" • r Fusselman r - F ..TF� yr• .� Property power pole • retaining wall C i E IDIAN.;--- Agenda Item Applicant Presentation Cherry Blossom East IDAHO, MERIDIAN Subdivision Cherry Blossom Blossom Eastapplication for Cherry Final Plat –Combined Pre •recordedNew access easement •was builtplat expired before Phase 2 10/10/19 and preliminary Phase 1 final plat recorded •lots being split off as Phase 2not clear, resulting in those St was th access from NW 4The easement to provide •8/24/18•Place H City Council Hearing12/09/25P&Z Hearing #211/06/25Neighborhood Meeting #410/08/25Neighborhood Meeting #39/10/25P&Z Hearing #1 (continuance)8/21/25Neighborhood Meeting #22/20/25Neighborhood Meeting #19/12/24Timeline 8 zoning district-the RPreliminary Plat consisting of 3 building lots and 2 common lots on 0.79 acres in Combined Preliminary / Final Plat (PFP)0030 Cherry Blossom East Subdivision-2025- OPTION 1 Access service or trash collection accessExisting homes will not have emergency •at property line and 5’ bufferSeparate 20’ wide driveway with fence •OPTION 2services and trash collection for allEnables full access for emergency •Requires Shared Access Agreement•incorporating existing drivewayShared 20’ wide driveway • Common Drive Power PolesExisting 28’ radius conflict, and keep improvements within the 20’ wide access easement across the property to the east2’ mountable curb) east of onsite power pole to maintain site drainage control, address power pole Approval granted from Planning and MFD to reduce overall width to 20’ (18’ asphalt driving surface with onsite power poleProposed common driveway has 20’ wide asphalt driving surface with 2’ mountable curb west of the Fence and 5’ buffer requirements removed by Planning StaffMeridian Fire Department requires 20’ wide driving surface with approved turnaround Water HydrantExisting St for lot 2 th 4” fire service extended from water main in NW 4Service line from existing meter for lot 2St for lots 3 & 5 th Service lines extended from water main in NW 4sprinkleredSt is th Per MFD, an onsite hydrant is not required if homesites >400’ from existing hydrant on NW 4Water main extension would require a 30’ easement across Fusselman property and into the projectWater ServiceExisting 1” 4” Fire ServiceWater MainExisting Water Service2x Proposed 1” HOA to the Property Management President confirming his intentions th provided the below letter on October 16The Developer agrees to turn over the Cherry Blossom Place HOA with the approval of Cherry Blossom East, and maintenance as they choose, along with written confirmationNeighbors want Cherry Blossom Place HOA turned over to the neighborhood so they can address landscape will serve both developmentsCherry Blossom East HOA to utilize and share costs in maintenance of the existing pressure irrigation system that Sharing Agreement has been drafted between the Cherry Blossom Place HOA and -A Letter of Consent and CostsystemAssociation for the proposed development to use their irrigation pump and connect to their pressurized irrigation Planning request for a written notarized consent to be submitted from the Cherry Blossom Place Homeowner’s common drivewayaccess to amenities in Cherry Blossom Place, and will be solely responsible for the maintenance of the proposed Per the Developer, Cherry Blossom East will have its own HOA, separate from Cherry Blossom Place, will not have Cherry Blossom Place neighbors concerned about shared amenities and costs for new common drive Pressurized the pump stationThe pump water supply system was redesigned to ensure that the full water rights are being delivered to additional three (3) Cherry Blossom East lotsIrrigation capacity calculations were verified to be sufficient for the 44 Cherry Blossom Place lots plus the @ 100 PSIcity stating that the pump station was built as designed and can effectively produce the required 80gpm Steven Laidlaw of Precision Pumping Systems performed a site evaluation and provided a letter to the irrigation system to determine if it was built per plan and adequate to serve the existing homes plus the three Staff request for a qualified consultant with the requisite expertise to review the plans for the existing ability to serve the additional three (3) proposed lotsCherry Blossom Place neighbors concerned about current pressurized irrigation system performance and Irrigation Proposed Site Cherry Blossom Place0.19 AC), consistent with -(0.178,372 SF -Lot size from 7,235 family residential lots-3 single0.79 AC site Plan Thank You! Site Location PROJECT SITEPROJECT SITE SiteProject South of W Cherry Ln Future Land Density Residential zoneProperty resides in Medium Use Map Zoning Map 4 zoning to the south and east-RDensity Residential8 Medium -Property is zoned R Schools MERIDIAN ELEMENTARYMERIDIAN MIDDLE SCHOOLMERIDIAN HIGH SCHOOL Project Site 0.7 miles–Meridian Elementary School 0.6 miles–Meridian Middle School 1.2 miles–Meridian High School Emergency DEPARTMENTMERIDIAN POLICE DEPARTMENTMERIDIAN FIRE Project Site 2.2 miles–Meridian Police Department 0.9 miles–Meridian Fire Department Services Public Utilities Water ServiceExisting 1” 4” Fire ServiceWater MainExisting Water Service2x Proposed 1” St)th NW 4(furthest lot from fire hydrant on 4” fire service to sprinkler lot 2 meter on west property line for lot 2Connect service line to existing 5St for lots 3 & th water main in NW 4Connect service lines to existing WATER INFRASTRUCTURE Public Utilities gravity mainExisting gravity mainProposed 8” 8” sewer main within the sitedriveway at property lineConnect to existing main in SEWER INFRASTRUCTURE Pressurized Proposed PI LineExisting PI LineStationExisting Pump lotsthe common drive lot & residential Provide pressure irrigation stubs to Blossom Place Subdivisionstation, to be shared with Cherry Connect to existing irrigation pump ImprovementsIrrigation Gravity ImprovementsIrrigation Common Driveway ElevationMatch Existing rolled curb and gutter onsiteProposed 20’ asphalt driveway with (south)Existing 11’ concrete driveway offsite Improvements Elevations Elevations Elevations Planning and Zoning Hearing up Items-Follow provide clarity to neighbors’ concerns The Commission moved to continue the request to a later hearing date to address or St. No easement is needed for service lines.th extended from the water main in NW 4the dwelling on lot 2 (furthest buildable lot from hydrant) and water service lines to lots 3 & 5 will be Water main extension is not needed with no new hydrant. A fire service line will be extended to Solution: St is sprinklered th not needed if houses >400’ from the existing hydrant on NW 4Meeting with developer, planning, city lawyer, public works, and fire to determine that a new hydrant is Existing access easement was determined to NOT cover utility extensionsEasement for Water Main ExtensionAugust 21, 2025– existing pressure irrigation system that will serve both developmentsBlossom Place HOA and Cherry Blossom East HOA to utilize and share costs in maintenance of the Sharing Agreement has been drafted between the Cherry -A Letter of Consent and CostSolution: and connect to their pressurized irrigation systemHomeowner’s Association for the proposed development to use their irrigation pump Request for a written notarized consent to be submitted from the Cherry Blossom Place delivered to the pump stationThe weir for the pump water supply was redesigned to ensure that the full water rights are being the additional three (3) Cherry Blossom East lotsIrrigation capacity calculations were verified to be sufficient for the 44 Cherry Blossom Place lots plus 80gpm @ 100 PSIcity stating that the pump station was built as designed and can effectively produce the required Steven Laidlaw of Precision Pumping Systems performed a site evaluation and provided a letter to the Solution:serve the existing homes plus the three (3) in this developmentfor the existing irrigation system to determine if it was built per plan and adequate to Staff request for a qualified consultant with the requisite expertise to review the plans path and turnaround through the siteTurn to show truck -development site plans were created with Auto-development and Post-PreSolution: existing conditions as well as after improvementsRequest to provide clarity regarding fire and garbage truck access to the site with Pre driveway standard common -due to subproject property for turnaround existing homes requires utilizing Fire and garbage truck access to Access Emergency Development - Emergency new and existing homesaccess & turnaround provided to Paved fire truck and garbage truck ImprovementAccess September 10 Neighborhood Meeting responsible for the maintenance of the proposed common drivewayCherry Blossom Place, will not have access to amenities in Cherry Blossom Place, and will be solely Restated from the hearing that Cherry Blossom East will have its own HOA, separate from Solution: be responsible for maintenance of the proposed common drivewaywant them to have access to Cherry Blossom Place amenities, and don’t want to Neighbors don’t want new lots to be a part of Cherry Blossom Place HOA, don’t adequateDeveloper wants to maintain three (3) buildable lots and feels access provided is Solution: Cherry Blossom East point of accessHOA access from the north to walk to the pump station rather than drive to Request to convert lot 2 (buildable) into a park to allow Cherry Blossom Place up Items-Follow Developer agrees to split cost with neighbors to the north if a new fence is desiredSolution: Request for new 6’ cedar fence on the north property line of Cherry Blossom EastCity Arborist Kyle YoritaCherry Blossom Place boundary line, and all trees onsite will be removed with no mitigation required per We are working with Idaho Power to relocate the power pole and guy wires to be south of the Solution: vehicle access to the pump stationNeighbors asking about the existing trees and power pole guy wires that could block Developer agrees to turn over HOA with approval of Cherry Blossom EastSolution: can address landscape maintenance as they see fitNeighbors want Cherry Blossom Place HOA turned over to the neighborhood so they October 8 Neighborhood Meeting intentionsto the President of the HOA confirming his th Developer provided the below letter on October 16Solution: Blossom East approval by the City of MeridianBlossom Place HOA would be turned over to the neighborhood at the time of Cherry Neighbors expressed that they would like written confirmation that the existing Cherry up Items-Follow Cherry Blossom East where the power box is locatedThe common lot containing the irrigation pump, lot 1, extends to the west boundary line of Solution: maintenanceAccess is needed to the Irrigation Pump power box to Cherry Blossom Place HOA for Exhibit B defines the property to be accessed.Grantor, Carolee Fusselman. It is believed that the agreement is still valid as the legal description in Developer attempted to correct the language but was unable to obtain the signature of the Solution: Cherry Blossom Subdivision’, which is not accurate and should be updated004508, references ‘lots 16, 17 and 19 of the -#2022Access Easement Agreement, resubmitted to the cityAlso being a requirement of City of Meridian, the project narrative was updated and Solution: since initial submittalNeighbors requested that the narrative submitted to the city be updated with changes W IDIAN� AGENDA ITEM ITEM TOPIC: Ordinance No. 25-2103: An ordinance (Gramercy Townhomes H-2025-0019) for rezone of a parcel of land being all of Lot 1, Block 3 of Gramercy Subdivision No. 1 (Book 99, Pages 12619-12622, records of Ada County, Idaho) and all of Gramercy Subdivision No. 2 (Book 100, Pages 12961-12962, records of Ada County, Idaho) and further situated in a portion of the northeast quarter of Section 20, Township 3 North, Range 1 East, Boise Meridian, City of Meridian, Ada County, Idaho, being more particularly described in Exhibit "A," rezoning 6.983 acres of land from the C-G (General Retail and Service Commercial) zoning district to the TN-R (Traditional Neighborhood Residential) zoning district; directing city staff to alter all applicable use and area maps as well as the official zoning maps and all applicable official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance; providing that copies of this ordinance shall be filed with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, as required by law; and providing an effective date. Ada County Recorder Trent Tripple 2025-081787 Boise,Idaho Pgs=5 vbailey 12/10/2025 08:20:09 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded CITY OF MERIDIAN ORDINANCE NO. 25-2103 BY THE CITY COUNCIL: CAVENER, LITTLE ROBERTS, OVERTON, STRADER, TAYLOR, WHITLOCK AN ORDINANCE (GRAMERCY TOWNHOMES H-2025-0019) FOR REZONE OF A PARCEL OF LAND BEING ALL OF LOT 1, BLOCK 3 OF GRAMERCY SUBDIVISION NO. 1 (BOOK 99, PAGES 12619-12622, RECORDS OF ADA COUNTY, IDAHO) AND ALL OF GRAMERCY SUBDIVISION NO. 2 (BOOK 100, PAGES 12961-12962, RECORDS OF ADA COUNTY, IDAHO) AND FURTHER SITUATED IN A PORTION OF THE NORTHEAST QUARTER OF SECTION 20, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO, BEING MORE PARTICULARLY DESCRIBED IN EXHIBIT "A," REZONING 6.983 ACRES OF LAND FROM THE C-G (GENERAL RETAIL AND SERVICE COMMERCIAL) ZONING DISTRICT TO THE TN-R (TRADITIONAL NEIGHBORHOOD RESIDENTIAL) ZONING DISTRICT IN THE MERIDIAN CITY CODE; DIRECTING CITY STAFF TO ALTER ALL APPLICABLE USE AND AREA MAPS AS WELL AS THE OFFICIAL ZONING MAPS AND ALL APPLICABLE OFFICIAL MAPS DEPICTING THE BOUNDARIES AND THE ZONING DISTRICTS OF THE CITY OF MERIDIAN IN ACCORDANCE WITH THIS ORDINANCE; PROVIDING THAT COPIES OF THIS ORDINANCE SHALL BE FILED WITH THE ADA COUNTY ASSESSOR, THE ADA COUNTY TREASURER, THE ADA COUNTY RECORDER, AND THE IDAHO STATE TAX COMMISSION, AS REQUIRED BY LAW; AND PROVIDING AN EFFECTIVE DATE. BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE CITY OF MERIDIAN, COUNTY OF ADA, STATE OF IDAHO: SECTION 1. That the property described in the Legal Description attached hereto as Exhibit "A," which is incorporated herein by reference, is within the corporate limits of the City of Meridian, Idaho, and that the City of Meridian has received a written request for rezoning by Intermountain Pacific LLC, the owners of said property. SECTION 2. That the above-described real property is hereby rezoned from C-G (General Retail and Service Commercial) zoning district to the TN-R (Traditional Neighborhood Residential) zoning district. SECTION 3. That City Staff is hereby directed to alter all applicable use and area maps as well as the official zoning maps and all applicable official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance. REZONE ORDINANCE-GRAMERCY TOWNHOMES H-2025-00I9 PAGE I SECTION 4. That the City Clerk is hereby directed to file a certified copy of this ordinance and its exhibits with the Ada County Assessor,the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission within ten(10) days following the effective date of this ordinance. SECTION 5. That all ordinances, resolutions, orders or parts thereof in conflict herewith are hereby repealed. SECTION 6.That this Ordinance, once passed, shall be in full force and effect upon publication, in accordance with law. PASSED BY THE CITY COUNCIL OF THE CITY OF MERIDIAN, IDAHO, this 91h day of December, 2025. APPROVED BY THE MAYOR OF THE CITY OF MERIDIAN, IDAHO, this 91h day of December, 2025. MAYOR ROBERT E. SIMISON ATTEST: CHRIS JOHNSON, CITY CLERK STATE OF IDAHO, ) ) ss: County of Ada ) On this 9th day of December,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. (SEAL) Notary Public for Idaho My Commission Expires: 3-28-2028 REZONE ORDINANCE—GRAMERCY TOWNHOMES H-2025-0019 PAGE 2 CERTIFICATION OF SUMMARY , William L.M. Nary, City Attorney of the City of Meridian, Idaho, hereby certifies that the summary below is true and complete and upon its publication will provide adequate notice to the public . William L. M . Nary, Cit Attorney SUMMARY OF CITY OF MERIDIAN ORDINANCE NO . 25 -2103 An ordinance (Gramercy Townhomes H-2025 -0019) for rezone of a parcel of land being all of Lot 1 , Block 3 of Gramercy Subdivision No . 1 (Book 99, Pages 1261942622 , records of Ada County, Idaho) and all of Gramercy Subdivision No . 2 (Book 100, Pages 12961 - 12962, records of Ada County, Idaho) and further situated in a portion of the northeast quarter of Section 20, Township 3 North, Range 1 East, Boise Meridian, City of Meridian, Ada County, Idaho, being more particularly described in Exhibit "A," rezoning 6 . 983 acres of land from the C-G (General Retail and Service Commercial) zoning district to the TN-R (Traditional Neighborhood Residential) zoning districts directing city staff to alter all applicable use and area maps as well as the official zoning maps and all applicable official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance; providing that copies of this ordinance shall be filed with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, as required by laws and providing an effective date . A full text of this ordinance is available for inspection at City Hall, City of Meridian, 33 East Broadway Avenue, Meridian, Idaho . This ordinance shall be effective as of the date of publication of this summary. [Publication to include map as set forth in Exhibit B .] i i REZONE ORDINANCE - GRAMERCY TOWNHOMES H-2025wOO 19 PAGE 3 kmEXHIBIT A E N G I N E E R I N G April 2,2025 Project No.:20-194 Exhibit A Legal Description for Rezone to TN-R A parcel of land being all of Lot 1, Block 3 of Gramercy Subdivision No. 1 (Book 99, Pages 12619-12622, records of Ada County, Idaho) and all of Gramercy Subdivision No. 2 (Book 100, Pages 12961-12962, records of Ada County, Idaho) and further situated in a portion of the Northeast 1/4 of Section 20, Township 3 North, Range 1 East, B.M., City of Meridian, Ada County, Idaho being more particularly described as follows: Commencing at the north 1/4 corner of said Section 20 which bears N00°24'04"E a distance of 2,645.55 feet from the center 1/4 corner of said Section 20, thence following the westerly line of said Northeast 1/4,S00°24'04"W a distance of 747.00 feet to a 1/2-inch rebar marking the northwest corner of said Lot 1, Block 3 and being the POINT OF BEGINNING. Thence leaving said westerly line and following the northerly line of said Lot 1, Block 3, S89°35'56"E a distance of 320.88 feet to a 1/2-inch rebar marking the northeast corner of said Lot 1, Block 3; Thence leaving said northerly line and following the easterly line of said Lot 1, Block 3, S00°13'58"E a distance of 287.02 feet to a 1/2-inch rebar marking the southeast corner of said Lot 1, Block 3 and being on the northerly line of said Gramercy Subdivision No. 2; Thence leaving said easterly line and following said northerly line,S89°35'56"E a distance of 90.33 feet to a 5/8-inch rebar marking the northeast corner of said Gramercy Subdivision No. 2; Thence leaving said northerly line and following the easterly line of said Gramercy Subdivision No.2, S00°13'58"E a distance of 507.35 feet to a 5/8-inch rebar marking the southeast corner of said Gramercy Subdivision No. 2; Thence leaving said easterly line and following the southerly line of said Gramercy Subdivision No.2, N89*35'56"W a distance of 420.00 feet to a 5/8-inch rebar marking the southwest corner of said Gramercy Subdivision No. 2 and also being on said westerly line of the Northeast 1/4; Thence leaving said southerly line and following the westerly line of said Gramercy Subdivision No.2 (also being said westerly line of the Northeast 1/4), N00°24'04"E a distance of 507.32 feet to a 5/8-inch rebar marking the northwest corner of said Gramercy Subdivision No. 2 (also being the southwest corner of said Lot 1, Block 3 of Gramercy Subdivision No. 1); Thence leaving the westerly line of said Gramercy Subdivision No. 2 and following the westerly line of said Lot 1, Block 3 (also being said westerly line of the Northeast 1/4), N00°24'04"E a distance of 287.00 feet to the POINT OF BEGINNING. Said parcel contains a total of 6.983 acres, more or less. O IS T `r Attached hereto is Exhibit B and by this reference is made a part hereof. a CA 12459 0 c@ OF L. B!►yl't y.Z. Zo25 5725 North Discovery Way • Boise, Idaho 83713 • 208.639.6939• kmengllp.com EXHIBIT B E. Overland Rd. POINT OF COMMENCEMENT NORTH 1/4 CORNER N o SECTION 20 0 150' 300' 450' Ln Plan Scale: 1" = 150' rI Lot 2, Block 3 Lot 3, Block 3 0 � to G N a O Prc` o r� U) sib J S89'35'56"E 320.88' 4Gis0 12 > POINT OF 0 1 o BEGINNING N 0 0 CO Lot 1, Block 3 00 w w Lot 4, Block 3 o CO v N > Q 0 0 S89'35'56"E Z V) 90.33' O O vi o LO Parcel A, ROS No. 11967 zLO 6 Intermountain Pacific, LLC m APN: R3238510240, rc .o ,,, Lot 5, Block 3 .N o R3238520110 & R3238520210 Zone: C-G LO m o o G, Proposed Zone: TN-R o J o z �' d��r Area: 6.983± AC �' w cy w sib 00 Ln a o o �• �n o ) o o z coin w � Lot 6, Block 3 N N V Parcel B, ROS No. 11967 a m Z 0 o 0 a N89'35'56"W 420.00' E. Goldstone St. o Lot 9, Block 3 z O N R CENTER 1/4 CORNER SECTION 20 F- E N G I N E E R I N G m 5725 NORTH DISCOVERY WAY BOISE,IDAHO83713 x p i PHONE(208)639-6939 Exhibit D kmengllp.com Rezone From C-G to TN-R DATE: April2025 a PROJECT: 20-194 SHEET: All of Lot 1, Blk 3 of Gramercy Sub. No. 1 & all of Gramercy Sub. No.2 a 1 OF 1 situated in the NE 1/4 of Section 20,T3N, R1E, BM, City of Meridian,Ada County, Idaho 320.88 s89e35'56"e O p0 p o W W N W p N p 0 O - 90.33 s89"35'56"e CJ y N O U M p n N W v O o w h O Lh O C �p n89°35'56"w 420.00 Title: Rezone to TN-R Date: 04-02-2025 Scale: 1 inch= 150 feet File: Tract 1: 6.983 Acres: 304199 Sq Feet:Closure=n51.2131 e 0.00 Feet: Precision>1/999999: Perimeter=2420 Feet 001=s89.3556e 320.88 004=s00.1358e 507.35 007=n00.2404e 287.00 002=s00.1358e 287.02 005=n89.3556w 420.00 003=s89.3556e 90.33 006=n00.2404e 507.32 W IDIAN� AGENDA ITEM ITEM TOPIC: Ordinance No. 25-2104: An ordinance (Pine 43 Mixed-Use Subdivision — H- 2024-0071) annexing a parcel of land situated in the southwest quarter of the northwest quarter of Section 8, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described in Exhibit "A"; rezoning 7.21 acres of such real property from RUT (Rural Urban Transition) to I-L (5.29 acres) (Light Industrial), C-G (1.36 acres) (General Retail and Service Commercial), and R-15 (0.56 acres) (Medium High-Density) zoning districts; directing city staff to alter all applicable use and area maps as well as the official zoning maps and all official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance; providing that copies of this ordinance shall be filed with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, as required by law; repealing conflicting ordinances; and providing an effective date. Ada County Recorder Trent Tripple 2025-083742 Boise,Idaho Pgs=6 cfowler 12/16/2025 03:31:28 PM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded Please re-record to include Exhibit "B" Map. CITY OF MERIDIAN ORDINANCE NO. 25-2104 BY THE CITY COUNCIL: CAVENER, LITTLE ROBERTS, OVERTON STRADER, TAYLOR, WHITLOCK AN ORDINANCE (PINE 43 MIXED-USE SUBDIVISION—H-2024-0071) ANNEXING A PARCEL OF LAND SITUATED IN THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 8,TOWNSHIP 3 NORTH,RANGE 1 EAST,BOISE MERIDIAN, ADA COUNTY, IDAHO, MORE PARTICULARLY DESCRIBED IN EXHIBIT "A"; REZONING 7.21 ACRES OF SUCH REAL PROPERTY FROM RUT (RURAL URBAN TRANSITION) TO I-L (5.29 ACRES) (LIGHT INDUSTRIAL), C-G (1.36 ACRES) (GENERAL RETAIL AND SERVICE COMMERCIAL),AND R-15 (0.56 ACRES) (MEDIUM HIGH-DENSITY) ZONING DISTRICTS; DIRECTING CITY STAFF TO ALTER ALL APPLICABLE USE AND AREA MAPS AS WELL AS THE OFFICIAL ZONING MAPS AND ALL OFFICIAL MAPS DEPICTING THE BOUNDARIES AND THE ZONING DISTRICTS OF THE CITY OF MERIDIAN IN ACCORDANCE WITH THIS ORDINANCE; PROVIDING THAT COPIES OF THIS ORDINANCE SHALL BE FILED WITH THE ADA COUNTY ASSESSOR, THE ADA COUNTY TREASURER, THE ADA COUNTY RECORDER, AND THE IDAHO STATE TAX COMMISSION, AS REQUIRED BY LAW; REPEALING CONFLICTING ORDINANCES; AND PROVIDING AN EFFECTIVE DATE WHEREAS,the City of Meridian received a written request from property owners HPC Buyer LLC and DRB Investments LLC to annex and rezone the land described in the legal description attached hereto as Exhibit"A"and the map attached hereto as Exhibit`B"("Subject Property"),which exhibits are incorporated herein by reference; WHEREAS,the Subject Property is contiguous to the corporate limits of the City of Meridian, Idaho; WHEREAS, the City of Meridian is authorized by Idaho Code section 50-222 to annex the Subject Property; NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE CITY OF MERIDIAN, COUNTY OF ADA, STATE OF IDAHO: SECTION 1. That the City Council of the City of Meridian hereby annexes the Subject Property. SECTION 2. That the City Council of the City of Meridian hereby rezones 7.21 acres of such real property from RUT (Rural Urban Transition) to I-L (5.29 acres) (Light Industrial), C-G (1.36 acres) (General Retail and Service Commercial), and R-15 (0.56 acres) (Medium High-Density) Zoning Districts. ANNEXATION ORDINANCE—PINE 43 MIXED-USE SUBDIVISION H-2024-0071 Page I Instrument # 2025-083742 12/16/2025 03:31:28 PM Page 2 of 6 Ada County Recorder Trent Tripple 2025-081786 Boise,Idaho Pgs=5 vbailey 12/10/2025 08:20:09 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded Please Re-record to include Exhibit"B" Map CITY OF MERIDIAN ORDINANCE NO. 25-2104 BY THE CITY COUNCIL: CAVENER, LITTLE ROBERTS, OVERTON STRADER, TAYLOR, WHITLOCK AN ORDINANCE (PINE 43 MIXED-USE SUBDIVISION—H-2024-0071) ANNEXING A PARCEL OF LAND SITUATED IN THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 8,TOWNSHIP 3 NORTH,RANGE 1 EAST,BOISE MERIDIAN, ADA COUNTY, IDAHO, MORE PARTICULARLY DESCRIBED IN EXHIBIT "A"; REZONING 7.21 ACRES OF SUCH REAL PROPERTY FROM RUT (RURAL URBAN TRANSITION) TO I-L (5.29 ACRES) (LIGHT INDUSTRIAL), C-G (1.36 ACRES) (GENERAL RETAIL AND SERVICE COMMERCIAL),AND R-15 (0.56 ACRES) (MEDIUM HIGH-DENSITY) ZONING DISTRICTS; DIRECTING CITY STAFF TO ALTER ALL APPLICABLE USE AND AREA MAPS AS WELL AS THE OFFICIAL ZONING MAPS AND ALL OFFICIAL MAPS DEPICTING THE BOUNDARIES AND THE ZONING DISTRICTS OF THE CITY OF MERIDIAN IN ACCORDANCE WITH THIS ORDINANCE; PROVIDING THAT COPIES OF THIS ORDINANCE SHALL BE FILED WITH THE ADA COUNTY ASSESSOR, THE ADA COUNTY TREASURER, THE ADA COUNTY RECORDER, AND THE IDAHO STATE TAX COMMISSION, AS REQUIRED BY LAW; REPEALING CONFLICTING ORDINANCES; AND PROVIDING AN EFFECTIVE DATE WHEREAS,the City of Meridian received a written request from property owners HPC Buyer LLC and DRB Investments LLC to annex and rezone the land described in the legal description attached hereto as Exhibit"A"and the map attached hereto as Exhibit`B"("Subject Property"),which exhibits are incorporated herein by reference; WHEREAS,the Subject Property is contiguous to the corporate limits of the City of Meridian, Idaho; WHEREAS, the City of Meridian is authorized by Idaho Code section 50-222 to annex the Subject Property; NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE CITY OF MERIDIAN, COUNTY OF ADA, STATE OF IDAHO: SECTION 1. That the City Council of the City of Meridian hereby annexes the Subject Property. SECTION 2. That the City Council of the City of Meridian hereby rezones 7.21 acres of such real property from RUT (Rural Urban Transition) to I-L (5.29 acres) (Light Industrial), C-G (1.36 acres) (General Retail and Service Commercial), and R-15 (0.56 acres) (Medium High-Density) Zoning Districts. ANNEXATION ORDINANCE—PINE 43 MIXED-USE SUBDIVISION H-2024-0071 Page I Instrument # 2025-083742 12/16/2025 03:31:28 PM Page 3 of 6 SECTION 3. That City Staff is hereby directed to alter all applicable use and area maps as well as the official zoning maps and all official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance. SECTION 4. That the City Clerk is hereby directed to file a certified copy of this ordinance and its exhibits with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, within ten (10) days following the effective date of this ordinance. SECTION 5. That all ordinances, resolutions, orders or parts thereof in conflict herewith are hereby repealed. SECTION 6. That this ordinance shall be in full force and effect upon publication, in accordance with law. PASSED BY THE CITY COUNCIL OF THE CITY OF MERIDIAN,IDAHO,this 9th day of December, 2025. APPROVED BY THE MAYOR OF THE CITY OF MERIDIAN, IDAHO, this 9th day of December, 2025. MAYOR ROBE ROBERT E. SIMISON ATTEST: (Z,/ —�'� SF,AL CHRIS JOH SON, C,r.,,"' CLERK STATE OF IDAHO, ) ) ss: County of Ada ) On this 9th day of December,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 Pubh CHARLENE WAY Commission Expiration: 3-28-2028' COMMISSION No. 67390 NOTARY PUBLIC STATE OF IDAHO ANNEXATION ORDINANCE-PINE 43 MIXED-USE SUBDIVISION H-2024-0071 Page 2 CERTIFICATION OF SUMMARY . William L.M. Nary, City Attorney of the City of Meridian, Idaho, hereby certifies that the summary below is true and complete and upon its publication will provide adequate notice to the i)9Z . J William L . M . Nary, City Attorney SUMMARY OF CITY OF MERIDIAN ORDINANCE NO. 25- An ordinance (Pine 43 Mixed-Use Subdivision — H-2024-0071 ) annexing a parcel of land situated in the southwest quarter of the northwest quarter of Section 8 , Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, as depicted in the map exhibit; rezoning 7 .21 acres of such real property from RUT (Rural Urban Transition) to I-L (5 .29 acres) (Light Industrial) , C-G ( 1 . 36 acres) (General Retail and Service Commercial), and R45 (0 . 56 acres) (Medium High-Density) zoning districts , directing city staff to alter all applicable use and area maps as well as the official zoning maps and all official maps depicting the boundaries and the zoning districts of the City of Meridian in accordance with this ordinance; providing that copies of this ordinance shall be filed with the Ada County Assessor, the Ada County Treasurer, the Ada County Recorder, and the Idaho State Tax Commission, as required by law; repealing conflicting ordinances; and providing an effective date . A full text of this ordinance is available for inspection at City Hall, City of Meridian, 33 East Broadway Avenue, Meridian, Idaho . This ordinance shall be effective as of the date of publication of this summary. [Publication to include map as set forth in Exhibit B .] ANNEXATION ORDINANCE — PINE 43 MIXED-USE SUBDIVISION M024-0071 Page 3 Instrument # 2025-083742 12/16/2025 03:31:28 PM Page 4 of 6 I DA H O EXHIBIT A 9939 W Emerald St Boise, ID 83704 SURVEY Phone: (208) 846-8570 GROUP Fax: (208) 884-5399 Pine 43 - 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 408, Instrument Number 8281677, records of Ada County, Idaho, 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 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 N00°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 108022892, records of Ada County, Idaho; Thence S89'33'42"E, 57.92 feet along the boundary of that "Annexation Parcel 1" parcel described in Ordinance 08-1348 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; ~;S' Thence S58°38'14"E, 120.03 feet along the boundary of 1 that parcel described in Ordinance 18-1761 to a 5/8" �34 � Page 1 of 2 r �jCyr OF qFL S , 0 Instrument # 2025-083742 12/16/2025 03:31:28 PM Page 5 of 6 I DAH O 9939 W Emerald St SURVEY Boise, ID 83704 GROUP Phone: (208) 846-8570 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 S00°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 S00°26'20"W, 111.30 feet along the boundary of that parcel described in Ordinance 405 to a 5/8" iron pin; Thence continuing S00°26'20"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 08-1348; Thence N89054'57"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 Ordinance 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 408, 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 N00°26'36"E, 203.64 feet along the boundary of that parcel described in Ordinance 408 to a 5/8" iron pin; Thence N58057'25"W, 286.10 feet along the boundary of that parcel described in Ordinance 408 to a 5/8" iron pin; Thence N89°33'40"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 408 to the POINT OF PL LAND BEGINNING. `sG The above-described parcel contains 7.21 acres, more or less. ciz s 34 Page 2 of 2 �� q F 0 c AEL S �y� EXHIJ111 JU I IMOLIUMVIA # 2025-083742 12/16/2024Agnr21dPM Page 6 of 6 675 E. Fairview Ave. 0 Found 1/2" Iron Pin, as Noted 8 0 Found 5/8" Iron Pin, as Noted 7 ra Found Brass Cap Monument Found Aluminum Cap Monument A Calculated Point, Nothing Found or Set Annexation Boundary Line Section Line — — — — — — — — Zoning Boundary Line S89*33 42 E Ord. 08-1348 PLS Ord. 5 7.9 2' S89*33'42"E 526.53' 11334 18-1761 ...................... --0 PLS S58*38'1 4"E 7015 460.13 S36*35'54"W-----/( 16,15. 0' 24.39' 120.03 00 PLS f (0 11334 C"4 C—G Zone '32"W R—15 Zone -6 1.36 Acres S00*00 0 97.45'— — — — — — — 0.56 Acres 0 'q- 504.39' 40.00' 00— — — — — — — — — — — — — — — N89'33'42"W 544.39' ro 00 Iq 00 S'-'�q6 N89*33'40"W T a 06 PLS 23.21' 7.21 Acres J(9 0 (0 7015 PLS -6 47 ON 0 Cn (0 N89*33'40"W (7) * 0) CY) 59.50' K- 'q- 0 (0 - one Point of 6 (U C14 1 Beginning 5.29 Acres 0) M LL' L0 4-- 'C14 PLS 0 4347 Ln 'cD CN U) C'4 Ord. 408 M 01 LLJ 0-Lo +3 0 zi 00 (D V) r� LO (0 O Ln C14 0 0 C14 0 Scale E : 1"=1 20' < 0 N Scale co PLS 0 30 60 120 240 11335 0 '11A Modified State Plane: (P W Ada County Coordinate System 0 F PREAPP-2023-0144 PLS EL S 4-1 -(D 972 Cn S00'26'2019W LO 0 11 1.30' 'q- -\ 0 0 C14 L z S00'26'20"W 0 38.71' PLS N89*54'57"W 45082 7 8- - - - 429.00' 233.30' 25.13' ��196�2.26C' ♦ Ord. 329 E. Pine Ave. N89*5457"W r 114 Ord. C 1/4 P:\Pine 43 HPC P6A 24-023\dwg\24-023 Exhibits.dwq 3/19/2025 7:40:31 AM 08-1348 Job No. IDAHO Annexation Exhibit Drawing for 24-023 SURVEY Pine 43 — HPC Buyer Sheet No. 1 of 1 IN GROUP, LLC Situated in the SW1/4 of the NW1/4 of Section 8, Dwg. Date T.3N., RAE., B.M., City of Meridian, Ada County, Idaho. 2/18/2025