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HomeMy WebLinkAbout2026-01-06 Regular Mayor Robert E. Simison City Council Members: John Overton, President Anne Little Roberts, Vice President Brian Whitlock Liz Strader Doug Taylor Luke Cavener CITY COUNCIL REGULAR MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Tuesday, January 06, 2026 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 Mayor Robert E. Simison Councilman John Overton Councilwoman Anne Little Roberts Councilman Brian Whitlock Councilwoman Liz Strader Councilman Doug Taylor Councilman Luke Cavener PLEDGE OF ALLEGIANCE COMMUNITY INVOCATION ADOPTION OF AGENDA Adopted as Amended Motion to amend the agenda to remove Item and add new items 21 and 22 made by Councilman Cavener, Seconded by Councilwoman Strader. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener CONSENT AGENDA \[Action Item\] Approved with amendments (Item 7 removed, new items 21 and 22 added). Motion to approve the consent agenda as amended made by Councilman Cavener, Seconded by Councilwoman Strader. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener 1. Approve Minutes of the December 9, 2025 City Council Regular Meeting 2. Approve Minutes of the December 16, 2025 City Council Regular Meeting 3. Approve Minutes of the December 16, 2025 City Council Special Meeting 4. Approve Minutes of the December 16, 2025 City Council Joint Meeting with the Meridian Planning and Zoning Commission 5. Apex Zenith Subdivision Water Main Easement No. 1 (ESMT-2025-0149) 6. Pickleball Court Subdivision Water Main Easement No. 1 (ESMT-2025-0173) 7. Final Plat for Adero Park Subdivision No. 1 (FP-2025-0029) by Laren Bailey, Conger Group, located at 5435 N. Ten Mile Rd. VACATED 8. Findings of Fact, Conclusions of Law for Borough Village (H-2025-0037) by Engineering Solutions, LLP., located at 1250 E. Everest St. 9. Findings of Fact, Conclusions of Law for Hill's Century Farm Townhomes (H-2024- 0072) by Brighton Corporation, generally located at the corner of S. Tavistock Ave. and E. Hill Park Street with the inclusion of the following parcels: R3636090060, R3636090040, R363080240, S1133212576 and R3636080110 10. Findings of Fact, Conclusions of Law for Meridian LUXE (H-2025-0035) by Mary Wall, located at 2350 W. McMillan Rd. 11. Development Agreement (Virgin Mary and St. Mark Coptic Orthodox Church H- 2025-0015) Between City of Meridian and Virgin Mary & St. Mark Coptic Orthodox Church Inc. for Property Located at 4383 N. Locust Grove Rd. 12. Second Amendment to the Collective Bargaining Agreement Continuance of Health Insurance for Members Promoted Out of Collective Bargaining Unit Between City of Meridian and Meridian Firefighters I.A.F.F. Local 2311 fka I.A.F.F. Local 4627 13. Approval of Sole Source for Raedlinger Primus Liner Products 14. Approval of Sole Source Equipment Procurement for Trojan Technologies UV Lamps 15. Approval of Guaranteed Maximum Price Amendment to Kreizenbeck, LLC for City Hall Fire Administration Office Remodel Project for the not-to-exceed amount of $302,081.00 16. Approval of Guaranteed Maximum Price Amendment to Kreizenbeck, LLC for the Meridian Community Center Project for the not-to-exceed amount of $17,218,011.00 17. Interagency Agreement with Ada County Highway District for City and Water improvements for ACHD Ustick Road, Ten Mile Road to Linder Road Utility Improvements Project 18. Approval of 3 Year SaaS Software Agreement to Avolve Software Corporation for the ProjectDox Software project for the not-to-exceed amount of $405,163.59. with Year 1 (2026) contract amount of $142,488.00 19. City of Meridian Financial Report - November 2025 20. Resolution No. 26-2560: A Resolution of the City Council of the City of Meridian Reappointing Jared Smith to Seat 5 of the Meridian Planning and Zoning Commission; and Providing an Effective Date 21. Findings of Fact, Conclusions of Law for Apex Cadence (H-2024-0061) by Brighton Corporation, generally located south of E. Lake Hazel Rd. and west of S. Locust Grove Rd., including 6575 S. Locust Grove Rd. ADDED TO AGENDA 22. Findings of Fact, Conclusions of Law for Apex Zenith (H-2025-0041) by Brighton Corporation, generally located at the southeast corner of Meridian Rd. and Lake Hazel Rd., in a portion of Lot 4 Section 6, T.2N., R.1E. ADDED TO AGENDA ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] PUBLIC FORUM ACTION ITEMS 23. Installation of Elected City Council Members Brian Whitlock (District 1), John Overton (District 4) and Luke Cavener (District 6) 24. Election of City Council President and Vice President Councilman Overton elected President. Councilwoman Little Roberts elected Vice President Motion to nominate John Overton as City Council President made by Councilwoman Little Roberts, Seconded by Councilwoman Strader. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener Motion to nominate Anne Little Roberts as City Council Vice President made by Councilman Whitlock, Seconded by Councilman Cavener. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener DEPARTMENT REPORTS \[Action Item\] 25. Fiscal Year 2026 Budget Amendment in the amount of $97,389 for Settlers Park Irrigation Pump Upgrades Approved Motion to approve made by Councilman Whitlock, Seconded by Councilman Overton. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener 26. Approval of Public Works Construction Contract to Precision Pumping Systems for the Settlers Park Pumping Station for the Not-To-Exceed Amount of $185,183 Approved Motion to approve made by Councilman Whitlock, Seconded by Councilman Cavener. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener 27. Discussion of State Authorized Commercial Property Assessed Capital Expenditure Act (C-PACE) Program 28. Approval of Shawn Harper as an Employee Health Benefits Trust Trustee Approved Motion to approve made by Councilman Cavener, Seconded by Councilman Taylor. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener ORDINANCES \[Action Item\] 29. Ordinance No. 26-2105: An ordinance (Adero Mixed-Use Neighborhood H-2024- 0068) for rezone of a parcel of land located in the southeast quarter of Section 27, Township 4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho, more particularly described in Exhibit “A,” rezoning 11.19 acres of land from the R-4 (Medium Low-Density Residential) and C-C (Community Business) zoning districts to the R-8 (Medium-Density Residential) zoning district; rezoning 35.82 acres from the L-O (Limited Office), C-C (Community Business), and C-G (General Retail and Service Commercial) zoning districts to the R-15 (Medium High-Density Residential) zoning district; and rezoning approximately 10 acres in the C-C (Community Business) zoning district to the C-G (General Retail and Service Commercial) zoning district for a total C-G zoning area of 21.37 acres 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. Approved Motion to approve made by Councilman Taylor, Seconded by Councilman Overton. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener FUTURE MEETING TOPICS ADJOURNMENT 7:18 PM Meridian City Council January 6, 2026. A Meeting of the Meridian City Council was called to order at 6:04 p.m., Tuesday, January 6, 2025, by Mayor Robert Simison. Members Present: Robert Simison, Luke Cavener, Liz Strader, John Overton, Doug Taylor, Anne Little Roberts and Brian Whitlock. Other Present: Chris Johnson, Bill Nary, Steve Siddoway, Keith Watts, Jeff Brown and Dean Willis. ROLL-CALL ATTENDANCE X Liz Strader X Brian Whitlock Anne Little Roberts X John Overton _X_ Doug Taylor _X_Luke Cavener X Mayor Robert E. Simison Simison: Council, we will call this meeting to order. For the record it is January 6th, 2026. It's 6:04 p.m. We will begin this regular city council meeting with roll call attendance. PLEDGE OF ALLEGIANCE Simison: Next item is the Pledge of Allegiance. If you would all, please, rise and join us in the pledge. (Pledge of Allegiance recited.) COMMUNITY INVOCATION Simison: Next up will be our community invocation, which tonight will be delivered by Kerry LaFramboise. If you would all, please, join us in the community invocation or take this as a moment of silence and reflection. LaFramboise: Thank you, Mr. Mayor. Thank you, Council Members. It's a pleasure to be here and do this. Would you join me in prayer. Heavenly Father, we come before you today at the start of this Council meeting and at the beginning of this new year 2026. We thank you, God, for each member of this Council and for their commitment to serve this city and the people living here. Lord, we are asking for your wisdom and guidance to rest upon each one of them. Grant them clarity of thought, integrity of heart and a spirit of service as they deliberate on matters affecting our community. We pray that you, O God, would guide their discussions, their deliberations and their decisions to bring about the best outcomes for Meridian, Idaho. Bless their discussions with civility and mutual respect. Help them to seek not personal gain, but the common good of all the citizens that they serve. May their decisions reflect your principles of justice, truth Meridian City Council January 6,2026 Page 2 of 24 and righteousness. We pray for the peace and prosperity of our city, guide our leaders to be good stewards of the resources entrusted to them and to lead -- and lead them, Father, with courage and humility. We ask this in the name of Jesus Christ, our Lord, amen. ADOPTION OF AGENDA Simison: Thank you. Appreciate it. Great way to start off 2026. Next item up is adoption of the agenda. Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: A couple of quick amendments to tonight's agenda. First item is we are going to pull Item 7 from the Consent Agenda. We are going to move that to January 13th and, then, on the Consent, I guess as No. 21 and 22, we will add the finding and facts and conclusions of law for Apex Cadence, Application 2024-0061, by Brighton. As well as the finding and facts and conclusion of law for Apex Zenith. Application H-2025-0041 by Brighton Corporation to the Consent Agenda and, Mayor, with those removal and additions I move that we adopt the agenda as amended. Strader: Second. Simison: Have a motion and a second to adopt the agenda as amended. Is there any discussion? If not all in favor signify by saying aye. Opposed nay? The ayes have it and the agenda is adopted as amended. MOTION CARRIED: ALLAYES. CONSENT AGENDA [Action Item] 1. Approve Minutes of the December 9, 2025 City Council Regular Meeting 2. Approve Minutes of the December 16, 2025 City Council Regular Meeting 3. Approve Minutes of the December 16, 2025 City Council Special Meeting 4. Approve Minutes of the December 16, 2025 City Council Joint Meeting with the Meridian Planning and Zoning Commission 5. Apex Zenith Subdivision Water Main Easement No. 1 (ESMT-2025- 0149) Meridian City Council January 6,2026 Page 3 of 24 6. Pickleball Court Subdivision Water Main Easement No. 1 (ESMT- 2025-0173) 7. Final Plat for Adero Park Subdivision No. 1 (FP-2025-0029) by Laren Bailey, Conger Group, located at 5435 N. Ten Mile Rd. VACATED 8. Findings of Fact, Conclusions of Law for Borough Village (H-2025- 0037) by Engineering Solutions, LLP., located at 1250 E. Everest St. 9. Findings of Fact, Conclusions of Law for Hill's Century Farm Townhomes (H-2024-0072) by Brighton Corporation, generally located at the corner of S. Tavistock Ave. and E. Hill Park Street with the inclusion of the following parcels: R3636090060, R3636090040, R363080240, S1133212576 and R3636080110 10. Findings of Fact, Conclusions of Law for Meridian LUXE (H-2025- 0035) by Mary Wall, located at 2350 W. McMillan Rd. 11. Development Agreement (Virgin Mary and St. Mark Coptic Orthodox Church H-2025-0015) Between City of Meridian and Virgin Mary & St. Mark Coptic Orthodox Church Inc. for Property Located at 4383 N. Locust Grove Rd. 12. Second Amendment to the Collective Bargaining Agreement Continuance of Health Insurance for Members Promoted Out of Collective Bargaining Unit Between City of Meridian and Meridian Firefighters I.A.F.F. Local 2311 fka I.A.F.F. Local 4627 13. Approval of Sole Source for Raedlinger Primus Liner Products 14. Approval of Sole Source Equipment Procurement for Trojan Technologies UV Lamps 15. Approval of Guaranteed Maximum Price Amendment to Kreizenbeck, LLC for City Hall Fire Administration Office Remodel Project for the not-to-exceed amount of$302,081.00 16. Approval of Guaranteed Maximum Price Amendment to Kreizenbeck, LLC for the Meridian Community Center Project for the not-to-exceed amount of $17,218,011.00 17. Interagency Agreement with Ada County Highway District for City and Water improvements for ACHD Ustick Road, Ten Mile Road to Linder Road Utility Improvements Project Meridian City Council January 6,2026 Page 4 of 24 18. Approval of 3 Year SaaS Software Agreement to Avolve Software Corporation for the ProjectDox Software project for the not-to- exceed amount of $405,163.59. with Year 1 (2026) contract amount of $142,488.00 19. City of Meridian Financial Report - November 2025 20. Resolution No. 26-2560: A Resolution of the City Council of the City of Meridian Reappointing Jared Smith to Seat 5 of the Meridian Planning and Zoning Commission; and Providing an Effective Date 21. Findings of Fact, Conclusions of Law for Apex Cadence (H-2024- 0061) by Brighton Corporation, generally located south of E. Lake Hazel Rd. and west of S. Locust Grove Rd., including 6575 S. Locust Grove Rd. 22. Findings of Fact, Conclusions of Law for Apex Zenith (H-2025-0041) by Brighton Corporation, generally located at the southeast corner of Meridian Rd. and Lake Hazel Rd., in a portion of Lot 4 Section 6, T.2N., RA E. Simison: First up is the Consent Agenda. Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: With those changes I move that we approve the Consent Agenda, for the Mayor to sign and the Clerk to attest. Strader: Second. Simison: Have a motion and a second to approve the Consent Agenda. Is there any discussion? If not, all in favor signify by saying aye. Opposed nay? The ayes have it and the Consent Agenda is agreed to. MOTION CARRIED: ALLAYES. ITEMS MOVED FROM THE CONSENT AGENDA [Action Item] Simison: There were no items moved from the Consent Agenda onto this agenda. PUBLIC FORUM Simison: So, with that, Mr. Clerk, anyone signed up under public forum? Meridian City Council January 6,2026 Page 5 of 24 Johnson: Mr. Mayor, nobody signed up. ACTION ITEMS 23. Installation of Elected City Council Members Brian Whitlock (District 1), John Overton (District 4) and Luke Cavener (District 6) Simison: Okay. And then with that we will move right on to our action items of this evening. First item up is the installation of elected City Council members and we will go in order of Councilman Whitlock, Councilman Overton and Councilman Cavener. So, if the three of them would like to vacate down and we will just go one by one and I will invite Councilman Whitlock to be first with -- and have anyone would Who like to join him up at the podium. It's not the first time doing this for any of these three, but great to have your family here and be part of it. So, Councilman Whitlock, if you would place your hand on the Bible, raise your hand and repeat after me. I -- state your name -- Whitlock: I, Brian Whitlock. Simison: Do solemnly swear that I will support the Constitution of the United States and the Constitution of the State of Idaho and that I will faithfully discharge the duties of city councilman of the City of Meridian according to the best of my ability, so help me God. (Repeated by Councilman Whitlock.) Simison: Congratulations. Councilman Overton. Raise your hand, repeat after me. I -- say your name. Overton: I, John Overton. Simison: Do solemnly swear that I will support the Constitution of the United States and the Constitution of the State of Idaho and I will faithfully discharge the duties of city councilman of the City of Meridian according to the best of my ability, so help me God. (Repeated by Councilman Overton.) Simison: Congratulations. Next up we have Councilman Cavener, the Dean of the Meridian City Council. If you can raise your right hand and repeat after me. I -- state your name. Cavener: I, Lucas Cavener. Simison: Do solemnly swear that I will support the Constitution of the United States and the Constitution of the State of Idaho and that I will faithfully discharge the duties of city councilman of the City of Meridian according to the best of my ability, so help me God. Meridian City Council January 6,2026 Page 6 of 24 (Repeated by Councilman Cavener.) 24. Election of City Council President and Vice President Simison: Congratulations. Going to do one more bit of business before we take a short recess. So, with that we will move on to Item 22, which is the election of City Council president and vice-president. Little Roberts: Mr. Mayor? Simison: Council Woman Little Roberts. Little Roberts: Mr. Mayor, I would -- I have the privilege of nominating John Overton as our Council President. Cavener: Second. Whitlock: Second. Simison: I have a motion and a couple seconds to nominate John Overton for Council President. Are there any further nominations? Hearing no further nominations, all those in favor signify by saying aye. Opposed nay? The ayes have it. Congratulations, Council President Overton. Whitlock: Mr. Mayor? Simison: Councilman Whitlock. Whitlock: I would nominate Anne Little Roberts to serve as the Meridian City Council Vice-President. Cavener: Second. Simison: Have a motion and a second for the nomination of Council Woman Little Roberts to be vice-president. Are there any other nominations? Seeing no other nominations, all in favor signify by saying aye. Opposed nay? The ayes have it. Congratulations, Council Woman Little Roberts as vice-president. I guess I would turn to the two individuals to my right to see if they have any comments they would like to make before we break for recess. Overton: Mr. Mayor? Simison: Actually, we will go to everyone who got sworn in tonight, but we will start with those that are --just got this endeavor. Meridian City Council January 6,2026 Page 7 of 24 Overton: Mr. Mayor, I would like to start off this time -- thank you. Yes. Good move. would like to start off by thanking my wife, because without her support I wouldn't be here and I think you laughed the first time I was sworn in. I remembered this time. You know, it's kind of a joke, but it's very serious that when the election was over this last fall and I was sentenced to four more years -- and I say that, you know, tongue in cheek, because it's a lot of work that we do as council and we love it and I couldn't be happier to have four more years to serve the City of Meridian, to not just serve the residents, but to serve all of the employees. You know, we have got an incredible city here and we have so many upcoming challenges that we face -- not because of just our growth, but because of the growth of all the communities around us. These next four years are going to be key on how we handle those challenges and the groundwork that we lay for the future and I couldn't be happier to be back on the City Council. I got the same great team. I mean you can't ask for more than that. Wonderful people. And I'm honored to be the next president for the next two years and I will do my best to help lead us through anything that we come against. We can take on anything from this spot. Thank you. Simison: Council Woman Little Roberts. Little Roberts: Oh, I'm honored. I'm just honored to be serving with this wonderful Council again. I think that it's -- it's an amazing team and we just work so well together. We don't always agree, but we are rarely, if ever, disagreeable and so just really privileged. We have so much work ahead of us, just like John mentioned, and I know this team will do a great job. We have got some challenges, especially budget wise, but we are up to the task. We have started it and will continue it and I'm just proud to be part of this team. Simison: Councilman Whitlock. And, you know, I think that the challenge is when everyone's back again you don't maybe have the same approach we would have done this where we would have allowed everyone to speak first before I went to elections, so I apologize for that, but Councilman Whitlock. Whitlock: Thank you, Mayor. And Council President Overton has kind of been my mentor for the last year and a half and it's been a pleasure to sit next to him and learn and watch and so I may be a slow learner at times, but not tonight. So, I would like to thank my wife and my daughter for the support and the family has just been terrific to support me in all of my public service throughout my career and to be here tonight and to stand next to them was truly an honor and a privilege to take that oath. I don't have much to say. I was -- I was taken by Pastor LaFramboise's invocation. There were some phrases that he used that were fairly unique. I think of clarity of mind, but he didn't say that, he said clarity of heart as we serve and to me that just caused me to ponder for a minute and I look at my colleagues here on this dais, I think there is clarity of heart in the service that we provide to this city and clarity of mind, but the clarity of heart spoke to me and I'm just honored to be part of this group that has the interests of the citizens of Meridian at their heart. Thank you. Simison: Councilman Cavener. Meridian City Council January 6,2026 Page 8 of 24 Cavener: Mr. Mayor -- and I'm going to do something a little uncharacteristic. I always say I don't have a whole lot to say and, then, I speak for 20 minutes. So, I have tried to refine my thoughts with some notes. So, you will have to forgive me if I'm looking down, because it is -- is wild to me that this is the fourth time that I'm up here doing this -- the fourth time I have been afforded this luxury. I think you all know this is an amazing gift for me to be able to continue to serve the community in which I was raised. I want to thank a few people and I will get to the most important people here in a minute, but my campaign team of Louise and Tyler who helped me through this campaign and there were so many folks -- I know you all feel this -- who come out of the woodwork offering advice and resources, sometimes solicited, sometimes not. I just -- I appreciate that our community continues to step up. It's astonishing for me to be here. Three years ago -- tried really hard, folks. Three years ago I didn't know if I would be here and I'm not just talking at this table. So, to my amazing wife and my incredible boys, thank you for being my -- my why. They are so so incredible. Equally incredible is this team and I -- I just want to thank you all individually and collectively for helping to reignite my fire. I think two years ago I was kind of tired and I wasn't quite sure if this is the work that I felt that I could continue to do with such fervor and energy that I sometimes occasionally bring to this table, but it was the six of you that have really helped to reignite that and I think that future city councils will look back and say that they wish they had the history of -- of John Overton, the heart of Anne Little Roberts, the kindness of Brian Whitlock, discernment of Council Member Taylor and the tenacity of Liz Strader. I have been very fortunate to serve with some really amazing people, but I have never been fortunate to serve with such a great team and so I want to thank all of you for that. Reminds me a little bit of that Sesame Street song, one of these things is not like the others, so I appreciate you guys continuing to appease me and encourage me. To our Mayor, this is kind of interesting. This term you and I will celebrate 20 years of knowing each other, which is wild. I know it feels a lot longer, but it's only going to be 20 years. That's 20 years of us laughing together. That's 20 years of us arguing with each other. And I really hope it's 20 years of friendship. Last year at the employees meeting you said Council Member Cavener and I are friends, even if we don't always acknowledge it, and I have said it then and I can say it now, you are my friend. I'm proud to work with you. I'm proud to serve with you. Yes, we have disagreements just on days that it and why, but those disagreements I know often come from a place of care and compassion and I appreciate that. Which brings me to our employees who your only flaw is that you care too much for our community, our citizens, our stakeholders. You make me very very proud to call myself a former City of Meridian employee. I know you make our Mayor very proud to call himself a former City of Meridian employee. You make this Council look better than we deserve and I appreciate that. Lastly, I want to thank our -- again our community, the voters, the stakeholders, those that come here every Tuesday night, sometimes they leave thinking that we got it right, sometimes they think, boy, we couldn't get it more wrong, but their voice continues to be so important and I appreciate that they come each and every week and share their perspective. For me what I have been sitting with and where I will sit for this next four years is that being on the City Council is not just about the decisions that we make with the people who we get to work with, it's about the love and compassion and care for our community and I'm excited to Meridian City Council January 6,2026 Page 9 of 24 continue to work with all of you and all of you and all of you for the next four years. So, thank you and get some cake. Simison: Appreciate that very much. I don't want to -- if Council Woman Strader or Councilman Taylor want to make any comments, I'm -- Council Woman Strader. Strader: Thank you, Mr. Mayor. I -- I -- first of all, to all the incumbents on the City Council that won their elections, congratulations. That's a big accomplishment and I just feel really strongly we have probably I think easily the best city council in the state of Idaho, possibly in the nation. It's so cohesive. We can disagree without being disagreeable. That is an amazing thing today to be able to reach that point where we have that collegial relationship and I just appreciate all of you. I feel like every single person has strengths that they bring and I just really wanted to compliment Council President Overton and Council Vice-President Anne Little Roberts for stepping up to lead us, because it's a really busy season, it's a tough job and it involves so much time and commitment and you doing that for us is very important and we just deeply appreciate your leadership doing it. I appreciate you, too, Mr. Mayor. I think you know that as well and I just wanted to congratulate everybody and, then, to also say thank you for stepping up to lead us, because it is -- it is very difficult and it is a big job. Thanks a lot. Simison: Councilman Taylor. Taylor: Yeah. I will just be brief. As I was listening and thinking about the three that won without a contested race, I think that speaks to the work that you did prior to that and I think the uncontested campaigning for leadership positions, that there is no turmoil, that there is no acrimony, speaks largely to the desire I think that the -- that we have as a team to try to serve the citizens for the purpose of serving them and doing our best not for any political benefit or personal benefit and I think that speaks to the team. So, I'm honored and grateful to have the three of you back and honored to have the two of you leading our Council for the next couple of years and the Mayor for your leadership, too, and the rest of the team. I think it speaks well and I hope -- I think what we are doing is good work for the city and, again, I think that we have put aside any egos or personal desire for the desire to serve and I appreciate all the example that this Council has done to make that possible. So, appreciate it and congratulations. Simison: And I will just add that, you know, I have often told people the only way this job is enjoyable if you can come to work on Tuesday night with people that you can get along with and have good engaging dialog with and I was so very pleased, you know, on that fateful day in September when all three of you were coming back and there was no issues at that point in time, so that being said, again, that is a great comment about our community and I'm going to say to my team on the right is, you know, sometimes the team on the left speaks a little bit more, and I'm blind in my right eye. Most people don't know that, but I'm legally blind, so I got to turn my head a lot to get over here. So, don't be upset if I spend a little bit more time with my back to you all, because it's been Meridian City Council January 6,2026 Page 10 of 24 very easy for me to look this way. It's hard for me to look this way. But we are going to figure it out, so -- Cavener: You can move the three of us over there if you want to move the three of them over here. Simison: With that congratulations, everyone. Excellent words. And I think that we will go ahead and take a quick recess. Let people get a little bit of nourishment and take a few minutes to wipe their tears if they have any for a second and, then, we will get back to it as soon as we can after that. So, we will recess for about ten minutes. (Recess: 6:25 p.m. to 6:36 p.m.) DEPARTMENT REPORTS [Action Item] 25. Fiscal Year 2026 Budget Amendment in the amount of $97,389 for Settlers Park Irrigation Pump Upgrades Simison: All right. We will go ahead and come back from recess and we will move on to our next item, which is Item 23, a fiscal year 2026 budget amendment in the amount of 97,389 dollars for Settlers irrigation upgrades and invite Director Siddoway up. Siddoway: Thank you, Mr. Mayor, Members of the Council. As part of the Settlers Park expansion project that -- where the community center is going we -- a small piece of that larger project is we need to upgrade the pumps in the park to provide more water to the additional 11 acres that -- where we are building. We had originally planned for that piece of the puzzle to be part of the overall project and part of the impact fee funds, but a closer review recently by Finance has determined that it's more appropriate for those funds to be split between the impact fees and the General Fund, because it's not just adding a pump for the 11 acres, it's replacing existing pumps with -- that are serving both the existing acreage and the new acres. So, basically, what this will do is give us the General Fund dollars to do a proportionate split between the impact fees and the General Fund based on the existing acreage and with that I will stand for any questions. Simison: Thank you. Council, any questions? Direction? Whitlock: Mr. Mayor? Simison: Councilman Whitlock. Whitlock: I move we approve fiscal year 2026 budget amendment in the amount of 97,389 dollars for the Settlers Park irrigation pump upgrades. Overton: Second. Meridian City Council January 6,2026 Page 11 of 24 Simison: Have a motion and a second to approve the budget amendment for Item 23. Is there discussion? If not, Clerk call the roll. Roll Call: Cavener, yea; Strader, yea; Overton, yea; Little Roberts, yea; Taylor, yea; Whitlock, yea. Simison: All ayes. Motion carries and the item is agreed to. MOTION CARRIED: ALLAYES. 26. Approval of Public Works Construction Contract to Precision Pumping Systems for the Settlers Park Pumping Station for the Not- To-Exceed Amount of $185,183 Simison: Next item is Item 24, which is approval of public construction contract to Precision Pumping Systems for Settlers Park pumping station, not to exceed amount of 185,183 dollars. It looks like this is going to be Mr. Watts. Watts: Yeah. Thank you, Mr. Mayor and Councilman -- Council Members. This would normally be on the Consent Agenda, but because we have to do a budget amendment we put it on a department report, but this went out to bid and we are just awarding to the low bidder who was Precision Pumping Systems. Stand for any questions you may have. Simison: Council, any questions? Thank you. Watts: All right. Thank you. Whitlock: Mr. Mayor? Simison: Councilman Whitlock. Whitlock: I move that we approve -- is it Agenda Item No. 24 or 26 now? Simison: We will go with 24 still. Whitlock: Twenty-four. Okay. I move that we approve Agenda Item No. 24, the public works construction contract to Precision -- Precision Pumping Systems for the Settlers Park pumping station for the not to exceed amount of 185,183 dollars. Cavener: Second. Simison: Have a motion and a second to approve Item 24. Is there any discussion? If not, all in favor signify by saying aye. Opposed nay? The ayes have it and the item is agreed to. Thank you very much. Meridian City Council January 6,2026 Page 12 of 24 MOTION CARRIED: ALLAYES. 27. Discussion of State Authorized Commercial Property Assessed Capital Expenditure Act (C-PACE) Program Simison: Okay. With that we will move on to Item 25, which is a discussion of the State Authorized Commercial Property Assessed Capital Expenditure Act or C-PACE program. We will be hearing from Mr. Calder this evening. Curtis, thanks for joining us on this wonderful Tuesday evening. Calder: Well, thank you. Good evening. Simison: We always have cake. Calder: Well, I would come more often if I knew you guys had cake all the time. I have a PowerPoint presentation that I'm going to go over here, but, yes, my name is Curtis Calder for the record. I'm the economic development administrator for the city and we will be talking about Idaho C-PACE program and the packet -- the agenda packet included a memo and some -- the legislation -- enabling legislation, which is much more detailed than the presentation, but we could certainly talk about details when -- okay. Simison: He is doing the work of three people tonight, so -- Calder: It says screen sharing -- yeah. There it is. Got it. Okay. Yeah. C-PACE. Commercial Property Assessed Capital Expenditure. And the background is in 2024 the Idaho legislature passed this act, the enabling legislation. Created a new Chapter 38 in Title 7 of Idaho Code and it allows individual counties, municipal -- municipalities and other political subdivisions to voluntarily establish C-PACE programs within their respective jurisdictions and that's kind of key is this is a voluntary effort. It's not required. But that's the reason why we are talking about it tonight. If it is established the C-PACE program will permit willing owners of eligible commercial property to seek and obtain low cost long-term financing from private capital providers for certain qualified improvements. So, Idaho's is a little bit unique compared to some other states. If you were to Google the term C-PACE, the C and the E would mean clean energy in most cases, but in Idaho it stands for capital expenditure. So, it's a little broader and it has a few additional things that some states don't have and we will talk about that. So, in Idaho C-PACE -- C-PACE authorizes financing for facilities and equipment to promote energy efficiency, renewable energy, water conservation, reduction of lead in drinking water and resiliency for qualifying buildings and this is where it's a little bit different. So, resiliency is broadly defined in Idaho's enabling legislation and allows local governments to approve resilience projects. So, it's not defined in statute. It allows each local government to define -- to define what they view as a resilient project. As far as the financing end, the loan is secured by a first and prior lien on the property and paid back over time and the lien is junior only to liens for property taxes or ad valorem taxes. It's nonaccelerating, which means only current or past due payments can be collected, while future payments are the responsibility of the property owner at the time. So, if a Meridian City Council January 6,2026 Page 13 of 24 repayment obligation transfers to the next property owner, the next property owner is required to make those payments. What -- what's the eligible commercial property in Idaho? And this is different in every state, but in Idaho it's privately owned commercial, industrial or agricultural real property or privately owned residential real property consisting of five or more dwelling units. Commercial property includes property owned by nonprofit, charitable or religious organizations or one or more owner-occupied or rental condominium units affiliated with a hotel. This is kind of the meat of what Idaho C-PACE is and this is the qualified improvements. People will ask, well, what's a qualified improvement? If the improvement decreases energy consumption or demand through the use of efficiency technologies, products or activities that reduce or support the reduction of energy consumption that would be a qualified improvement. If it -- if it supports the production of renewable energy, including through a product, device or interacting group of products or devices on the customer side of the meter that provides thermal energy or regulates temperature, that would be a qualified improvement. If it decreases water consumption or demand, increases water conservation and storage, addresses safe drinking water through the use of efficiency technologies, products or activities that reduce or support the reduction of water consumption or increase the storage of water, again, qualified improvement. If it allows for the reduction or elimination of lead from water that may be used for drinking or cooking or increase the water or wastewater resilience, including through storm retrofits, flood mitigation and storm water management or increases wind resistance, energy storage, micro grids or structures, measures or other improvements that reduce land impact and, then, finally, this is the resilience portion -- and other resilience projects approved by the local government and in Idaho's case there is a three year look back provision. Not all C- PACE programs have this, but Idaho's does and that just means that if a qualified -- qualified improvement was installed and operational no more than three years prior to the date of application, it's eligible as a qualified project. So, there is some retroactivity component to this. So, why would we want to do this and why now? According to PACE Nation, which is a national nonprofit organization that advocates for PACE financing, 38 states and DC have enacted PACE-enabling legislation. Since enactment of Idaho's 2024 legislation five local governments have adopted C-PACE programs. Blaine county, city of Rexburg, city of Coeur d'Alene, city of Post Falls and city of Boise. According to our research the city of Rexburg is the first and only local government to finalize a C-PAC transaction within the state and it was a 15 million dollar transaction, which financed the Madison Station, a 360 unit multi-family development. So, there is, obviously, benefits and some drawbacks to this. As an economic development tool it would provide benefits to new builders, to building owners, developers, municipalities, mortgage holders and building professionals. It would act as a financial catalyst enabling commercial property owners to invest in improvements that benefit their bottom line through more competitive financing, enhanced community sustainability and attract further investment and help create jobs, all without placing a risk or burden on a local government budget. What are the drawbacks? Well, if you went through the enabling legislation it's about ten pages long. There is a lot of requirements. So, implementing it and administering a C-PACE program can require some significant staff time, especially on the front end on the development of it and, then, once it's developed, if it's used, there is the oversee and the management of that and so that can take some Meridian City Council January 6,2026 Page 14 of 24 time as well. C-PACE assessments take priority over existing mortgages, which can increase the difficulty in obtaining consent from senior lenders and, then, although fees may be imposed by the local government to offset the actual and reasonable costs of administering this program, the enabling legislation limits the application fee to 500 dollars and the servicing fees to one percent of the total amount financed, not to exceed 50,000 dollars. So, if you did the math on that that would be five million dollars in financing would be equal to one -- one percent would be 5,000, so let's say it's a one hundred million dollar project, you could only capture 50,000 back if you had a project of that scope. So, assuming the City Council wished to proceed with this and directed staff to draft a C-PACE program for review and possible adoption, we would develop what's called a C-PACE financing program, rules, program guidebook and related forms. There is plenty of templates out there right now from these other agencies that have already adopted this, so we wouldn't have to reinvent the wheel, but we would probably have to improve the wheel a little bit for our specific circumstances. We could probably accomplish that in about 60 to 90 days. During this period we are going to research and prepare recommendations with regard to some specific terminology in Idaho Code, such as program administrator, who within the city would serve in that role? Would it be divided up between people or departments as a joint effort? The statute allows a third-party program administrator as well. So, there is some options. We would have to designate what -- which region within the city would be designated. So, that would be something that would have to come back. We would have to have a discussion or a recommendation with regard to what the service fee structure should be. Once we get all that in line we prepare a resolution of intent for possible City Council, along with all these other documents, and, then, the final step would include a public hearing to comment on the proposed program as described in the resolution and adoption of another resolution which would establish the program in its terms and after all that's said and done one of the possibilities would be is that nobody ever uses it. That is a possibility as well. So, there is a time commitment on the front end with the hope that the development community would utilize this as a tool, but it's really driven by the property owner, not necessarily the city. So, with that we get to questions if you have any. Simison: Okay. Can you maybe walk through who is applying for what, when, where and how and who is funding what when it's all said and -- you know, for everyone at home who is listening so they understand what does this program actually do? Calder: So, you are basically -- well, a developer would come to the community which they want to develop a project in. So, let's just say it's a -- it's a big commercial multi- use type project and they would already be working with a lender on their financing package. If a community had a C-PACE program that they could utilize they could enter into a public-private partnership, essentially, with the municipality to qualify for lower financing for parts of their project. It doesn't qualify all parts of their projects, but it's a -- it's a capital stack where they might be able to get out of a hundred million dollar project -- maybe 20 million of that would be these qualified improvements under a C-PACE, which through those lenders they can get a lower interest rate. So, the total project cost for them -- there is an incentive to utilize these types of programs. There is other Meridian City Council January 6,2026 Page 15 of 24 programs in place, too, that they may or may not be in the right part of town, but, for example, if they were in an opportunity zone they could layer that within their total financing package and try to get multiple benefits. If they were in a URD, an urban renewal district, they could maybe get some benefits from that for infrastructure development. So, it's -- it's one leg of a multi-leg stool in order for a developer to make a project pencil out. Hopefully it creates a better building at the end, because they have engaged in sustainability efforts, resilience efforts maybe the property has more value -- more assessed valuation that can come back to the various governments where these projects are located. But it is really driven by -- number one you have a program. If you don't have a program you won't have anybody try to utilize it, but if you have the program it's between the property owner and the lender, they will file an application to the city. We would have to review the application, process the application to trigger the -- the series of events that would have to happen to make the financing work. Simison: And that's why I want to get on the -- this is -- we are not involved in the financial transaction. We have a program review to make sure it meets our program guidelines, to make sure it's eligible for them to get that lower interest rate financing from their lender. Calder: That's correct. Simison: That is our role through this program. So, I just want to make -- hopefully make that as clear as we can. Council Woman Strader. Strader: Thank you. I'm pretty lukewarm on this just out the gate, because we have a lot of pressure on our operating costs and I hear about a lot of like program administration costs and staff time that would go into this, but I'm not seeing a great line of sight as to the economic benefit. Help me understand the structure a little bit more. So, if the lender is providing a C-PACE financing are they accessing like federal tax credits through doing so or some kind of grant funds or like what does the advantage come from? Calder: You know, the back end of that part I don't -- I'm not a commercial lender and couldn't explain that and articulate that to you, but I guess -- and it's somewhat of an assumption, because other states it's a clean energy program. So, a lot of the clean energy programs that were developed 20 years ago that have kind of evolved -- C- PACE was one of those. Now there is an R-PACE. Idaho's is not an R-PACE, but a residential component, rather than just a commercial component, and the bulk of the incentive is driven by clean energy. In Idaho's case with the capital expenditure component and this expanded flexibility with regard to resilience, we see a benefit in that things like fire sprinklers count as resilience. So, fire sprinklers are pretty expensive in a commercial building. If you could get lower financing for something you are going to install anyway that would be a benefit for a developer to say, hey, this is a - - this is a better deal to build it where there is a C-PACE program versus where there is not. That's just one example. There is lots of examples that we would have to identify and articulate in the program documents of what would qualify and what wouldn't Meridian City Council January 6,2026 Page 16 of 24 qualify, but the clean energy things, like the power, renewable energy, those types of items that are identified as qualifying improvements, there would potentially be some sort of federal tax credits or subsidies somewhere buried back behind the curtain that we wouldn't be involved with, but the lending community and the developer would be involved with. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: I would encourage us -- I think we need to go deeper into this to understand the financing structures of using this specific tool. As additional leverage that's being created we are administering a program, but, fundamentally, like if it -- if it takes priority over the first mortgage, then, it must be secured by something and there must be a benefit to doing so or lenders wouldn't provide it, so -- and part of -- and I should apologize because my background is in capital markets, so that -- that -- for me I would never be able to approve a program like this if I did not actually understand the funding mechanism of this exact like structure of what it is and how it works, because we are administering something, but we are not understanding how the financing works. Like I'm going to have a hard time with that. So, I think maybe finding an example would be a good -- a good idea like of a follow up, like if you found an example of like that multi- family project in Idaho, if you wanted to maybe dig through like the loan agreement and the C-PACE documents like specifically we could follow up maybe offline, but -- like I just -- I would need a lot more information I think to get comfortable with this kind of program. I'm not against it like in principle, but I just -- like I would need to understand it. Like, for example, low income housing tax credits; right? Like LIHTC financing, like there are a lot of these types of funding mechanisms for different projects, but I have to really understand the structure of it, what our role is and like what the benefit is. I don't know that there is an inherent benefit in us intervening in the marketplace just to ensure more capital expenditures occur if the trade-offs don't make sense for us. So, again, I see the same pitfalls and advantages that you are, I just think we need to dig deeper, because like if we set up a huge program, it involves a bunch of staff time, etcetera, and, then, no one uses it or we find out that there are risks to the city from doing it or we don't really actually understand the financing piece of it, I think that's going to be a mistake. So, that's just my initial reaction. Calder: Yeah. Very well. Yeah. Good comments. Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: Just a comment and, then, a question. I am kind of following Council Woman Strader's questioning. I would like to understand more behind the curtain of how does that qualify someone for a lower interest rate on some financing? There is something there that I would like to just understand how that would work. But one of my questions Meridian City Council January 6,2026 Page 17 of 24 a little bit on the staff time -- I was looking into this little bit before coming tonight. It seems that there are some municipalities that use a third-party administrator and that the applicants actually would pay the fees to a third-party administrator to cover that. So, the question I would have is is that something we would like to consider? If we were to set this up would we -- what are the benefits of a third-party administrator or if we decide to do this in house, you know, the fee structure, again, we had a big discussion about fees here in the city. We were two and a half hours at 30 -- you know 40 dollars an hour cost X amount of fees. Is that the kind of detail fee recapture we would -- we would have for running a program like that? So, I guess if you could just speak a little bit to a third-party administrator doing that and, then, help me understand -- you said a public-private partnership, but I'm not sure that's actually what you meant to say in terms of indicating that the city is entering into any agreement or any kind of partnership. You said it. I don't think you meant it that way, but -- Calder: Yeah. It's a little bit different than what a normal public-private partnership would be, but it's a public-private partnership in the sense that the private sector has to file the application. We would actually process the application to allow the lender to move forward and we -- and we have very key steps in that process of, you know, everything from -- is an eligible project to did they fill out the forms right? But it gets a little more detailed in the sense of even during construction when a project's being built, yes, we are going to be out doing normal building inspections anyway, but we have to also ensure that the items that they said were qualifying improvements are the items that they are actually installing. So, it's -- it's a little bit of additional burden where we have a little more involvement ensuring that the architects, the engineers, the contractors are doing what those contracts said they were going to do. So, at the end when it's certified it's a certified project. But as far as risk to the city, there is no financial risk, but there is certainly the risk of time and with regard to the third-party administrator that would be something that I would be very open to, because we are not really sure how much time it would take once the process started. So, we are just kind of guessing and with only one example in Idaho -- you know, I -- I called them and we had a conversation -- or maybe it was e-mails, I can't recall, but it was split up amongst various different folks in Rexburg that kind of administered it and it was a lot of work in order to get it through, but they were able to do it. Granted maybe that wasn't as big of a scope of a project that's a city the size of Meridian might see, though, too, so -- but good questions and I'm -- I'm certainly interested in third party as well. Overton: Mr. Mayor? Simison: Councilman Overton. Overton: I know we have talked about this and I struggle with finding out how this would be a benefit for us as a city. I think it can -- in one way it can make it more competitive if it works absolutely correctly, but it kind of reminds me of sitting at home watching television when one of those prescription drug commercials comes on and they spend the first half of the commercial telling me how good it is and what all the great things it's going to do and, then, the last half all the things -- oh, you might have all these side Meridian City Council January 6,2026 Page 18 of 24 effects. I really think we need to weigh and possibly even contact all of the other cities and entities that are using this. I would sure love to have some real-time feedback from those communities on what they are seeing. I would almost want to know whether they would do it again if they had the option. Is this truly beneficial? Because it sounds like there is some of them that enact this and -- but they don't do -- they don't have any applicants; is that correct? Calder: Yeah. There have been several that that's the case. Where they have had some tire kickers that have looked at big projects and they haven't really executed and, then, there are -- the one example in Rexburg that did actually happen and get funded and I think part of it is when you look at the different cities that have created these programs, economic development in some of those areas is much different than economic development in Meridian and so this is why we are having the discussion at this level before we go spend a lot of work creating program documents, because if you are in a small city to the north, you know, you are trying to do everything you can to attract economic development projects, because there is just not much happening or -- or on scale it's much lower scale than what would be happening in let's say Meridian. So, we are in a little bit different situation where it may not be a critical factor for a project moving forward or not moving forward. A big hotel project or a big commercial office building might be built here whether there is incentives or not, whereas if it's in a smaller community where there is not a lot going on they are looking for every little advantage they can. So, that's the other thing when we start comparing ourselves to other communities, a little bit apples and oranges, not completely, but certainly it's always good to get feedback, so point well taken. Simison: I will give you my personal perspective in this context is -- I think if the city of Boise has this program and once it becomes known that they have the program, if a developer can go build a project over there versus here -- I'm not going to say it's one or the other, but I think that you are going to hear from the development community if they are able to go over there and get a lower financing for a certain portion of their project they are going to be asking for that same ability to say why can't we do that financing here? So, I think if -- if we are not interested we need to have a good reason and staff time is the reason for that or is there something else, but -- because I think the -- there -- since Boise has it up it's going to become an issue with people that build in Boise that also build in Meridian will probably say we would like that opportunity. We seem to have a good answer if we don't move forward with looking at this further and, yes, before we talked about having -- looking at a third-party administrator -- there is a lot of different things. I know there has been concerns about our community development department maybe, you know, being down in their numbers. Well, maybe this a way that you have staff at least in the short term that could get this program up and running and if someone takes off it helps provide some of the revenue for the existing needs in that department. But you had to right size whatever you do and for something that you don't know how often or how many or if any I think that we would start off looking at outsourcing the -- the -- our side of the administration of it, but, obviously, we have to do the setup and Curtis wouldn't be here if he didn't have the time to look into setting up Meridian City Council January 6,2026 Page 19 of 24 the program. I didn't ask him to do this. He brought this forward. He, obviously, thought it was something that was worth taking a look at. Overton: Mr. Mayor? Simison: Councilman Overton. Overton: Yeah. And this is where I'm trying to walk kind of a fine line with this program and Curtis and the rest of Council. I'm not saying no, but I think there were a lot of valid questions brought up and I don't know how many discussions it will take with Council or how much digging it's going to take to get the information, but I think that we need to make sure that we answer all those questions before we look at moving forward, because there is just -- it's so big and what it does and how it does it and there is so much to me that's still an unknown that I would want to have a little bit more of a handle on how this whole thing operates, how that funding works, completely what our responsibilities are as a city and I like the outsourcing idea that reduces the amount of staff time, unless it's something that we have already got projected into your staff time. Calder: Yeah. I think in previous conversations we talked about the service fees and the concept of being at least reimbursed for our cost makes sense, but we didn't want to make the program a money maker either. So, in that sense there is really no downside to having a third-party administrator, because the costs are the costs. So, I like that and that's one less part of the program we have to manage at that level. I think that given the questions -- because they are all great questions -- those folks that are experts in C- PACE -- in C-PACE financing -- and we could get them here for another -- you know, another presentation and just have them explain more of the mechanics that I'm unable to explain at my level, but they certainly can and see if it makes more sense at that point. Overton: Mr. Mayor, follow up? Simison: Councilman Overton. Overton: I think that would be a great idea. I read the documents and, then, I hate to say this, I went and asked Al for a simple version I could understand. It made a lot more sense. Calder: Yeah. Overton: And I think that's kind of what I'm looking for is if we can get some other individuals -- maybe we can get someone from the development community that's familiar with this, as well as other professionals in this that can break it down so we understand what we are talking about. I think it's an awful big haul for you to try to carry this whole program on your back and explain the whole thing to us and answer all these questions. I think it's going to take few more different individuals with different specializations to get that done. Meridian City Council January 6,2026 Page 20 of 24 Calder: Yeah. Councilman Overton, I agree. I think having someone from a development community or the development community that's actually executed some of these types of agreements, as well as somebody from the lending side of it, those two pieces would answer a lot of the questions I think. Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: Yeah. As I was kind of looking at it a little bit it seemed when this is repaid it's repaid back through as an assessment through the tax bill. So, does that mean that the city gets paid by the developer or the owner and, then, that is paid to the loan? Like those are things I think would be important to understand where the city fits into this. So, I agree. I'm actually okay with the idea of having something like this as something that is potentially attractive to our development community as a way to lower development costs. I mean everywhere you look just the cost of doing projects they are looking for all kinds of gap financing or different things just to bring that down a point or two on your interest rates. So, I think it actually could potentially have a lot of impact for large projects, especially if people are trying to put that together. So, I'm open to having that as a -- as a tool in our toolbox to -- to be competitive for attracting the kinds of projects and development we want. I'm open to that. But I really want to understand the city's role, the staff time. I like the idea of a third-party administrator, because I do think there will be a lot going into it, but I -- I'm open to it. I would like to look into a little bit more, but to Councilman Overton's kind of query, we are going to have to nerd out a little bit on this and really dig into the details, because this is something that I wouldn't be comfortable doing without really understanding just a lot of the moving parts and how it fits together. Simison: Thank you. Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: Real brief. I appreciate you bringing this. This is -- this is interesting. It's different. I know sometimes when we get presented with new and interesting things we tell you all the reasons why we don't think it could work and I think that's our being risk averse and want to make sure we are doing right. Yes, questions that are there need to be answered conceptually. I'm in support of it. I guess, Curtis, my question is are you hearing right now from the development community -- are they asking us to start exploring this? Is this something that you have learned about and you want us to be ahead of those requests? Help me kind of understand where -- like where we currently sit in the process. Calder: Yeah. Councilman Cavener, excellent question. We learned this last fall from an attorney's office out of Utah who represents a large commercial developer in Idaho Meridian City Council January 6,2026 Page 21 of 24 and they were reaching out and asking did Meridian have plans to implement a C-PACE program and so that's what got us interested in it and started digging into some of the details. Simison: And from my perspective, you know, I look out the window at a project that is going to need all the help it can get and if this is one of those components that help that project move forward I thought it was worth a look. Okay. So, we will saddle up and come back and -- Calder: Yeah. Let me -- let me get some folks back here in short order and we will give you some more information before we, you know, go any further with it. But thank you for the time. Appreciate it. Simison: Thanks. Curtis. Calder: Okay. Thank you. 28. Approval of Shawn Harper as an Employee Health Benefits Trust Trustee Simison: Enjoy the cake. Okay. Up next is Item 26, which is approval of Shawn Harper as an Employee Health Benefits Trust Trustee. Christena, did you have any comment you want to make in regard to this issue or Mr. Nary? Nary: No. Mr. Mayor. Again this is just a standard replacement. The prior trustee, as you noted in the memo, Justin has stepped down. We have had people from the police department on it because of the large employee group. There is a process we have to go through with the Department of Insurance for their approval as well. So, this is the last part of it. It's in their bylaws. The Council does have final approval. Simison: Okay. Thank you. Council, any questions? If not, do I have a motion? Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: Mr. Mayor, trust members, I'm -- I'm very supportive of and excited to see Shawn Harper's name being brought forth. So, I move that we approve Shawn Harper as the Employee Health Benefits Trust Trustee. Effective, Mr. Nary, today? Nary: Yes. Cavener: Effective today. Little Roberts: Second. Meridian City Council January 6,2026 Page 22 of 24 Simison: I have a motion and second to approve Item 26. Is there discussion? If not, all in favor signify by saying aye. Opposed nay? The ayes have it and the item is agreed to. MOTION CARRIED: ALLAYES. ORDINANCES [Action Item] 29. Ordinance No. 26-2105: An ordinance (Adero Mixed-Use Neighborhood H-2024-0068) for rezone of a parcel of land located in the southeast quarter of Section 27, Township 4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho, more particularly described in Exhibit "A," rezoning 11.19 acres of land from the R-4 (Medium Low-Density Residential) and C-C (Community Business) zoning districts to the R-8 (Medium-Density Residential) zoning district; rezoning 35.82 acres from the L-O (Limited Office), C- C (Community Business), and C-G (General Retail and Service Commercial) zoning districts to the R-15 (Medium High-Density Residential) zoning district; and rezoning approximately 10 acres in the C-C (Community Business) zoning district to the C-G (General Retail and Service Commercial) zoning district for a total C-G zoning area of 21.37 acres 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. Simison: Next item up is Item 27, which is Ordinance No. 26-2105. Ask the Clerk to read this ordinance by title. Johnson: Thank you, Mr. Mayor. It's an ordinance related to Adero Mixed-Use Neighborhood, H-2024-0068, for rezone of a parcel of land located in the southeast quarter of Section 27, Township 4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho, more particularly described in Exhibit "A," rezoning 11 .19 acres of land from the R-4 and C-C zoning districts to the R-8 zoning district; rezoning 35.82 acres from the L-O, C-C, and C-G zoning districts to the R-15 zoning district; and rezoning approximately 10 acres in the C-C zoning district to the C-G zoning district for a total C-G zoning area of 21.37 acres 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 Meridian City Council January 6,2026 Page 23 of 24 Ada County Recorder, and the Idaho State Tax Commission, as required by law; and providing an effective date. Simison: Thank you. Council, you heard this ordinance read by title. Is there anybody who would like it read in its entirety? If not, do I have a motion? Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: I move that we approve Ordinance No. 26-2105. Overton: Second. Simison: Have a motion and a second to approve Ordinance No. 26-2105. Is there discussion? If not, Clerk call the roll. Roll Call: Cavener, yea; Strader, yea; Overton, yea; Little Roberts, yea; Taylor, yea; Whitlock, yea. Simison: All ayes. Motion carries and the item is agreed to. MOTION CARRIED: ALLAYES. FUTURE MEETING TOPICS Simison: Council, anything under future meeting topics? Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: Not a future meeting topic, just a program reminder. Tomorrow afternoon is the end of an era. Our Planning Director Bruce Freckleton will be relieved. He doesn't have to hang out with us out of obligation. He can still hang out with us by choice. We will be celebrating Bruce beginning at 3:30 tomorrow in Conference Room A and B and encourage you all to attend if you can. I'm sure there probably will be some more cake. Simison: Yes, there will. And it might be a dead cake. We will see. Cavener: Awesome. Simison: All right. If not do I have a motion? Overton: Mr. Mayor, I move that we adjourn. Meridian City Council January 6,2026 Page 24 of 24 Little Roberts: Second. Simison: I have a motion and a second to adjourn. All in favor signify by saying aye. Opposed nay? The ayes have it. We are adjourned. MOTION CARRIED: ALLAYES. MEETING ADJOURNED AT 7:18 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) MAYOR ROBERT E. SIMISON 1-13-2026 ATTEST: CHRIS JOHNSON - CITY CLERK 1-13-2026 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve Minutes of the December 9, 2025 City Council Regular Meeting 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: Approve Minutes of the December 16, 2025 City Council Regular Meeting Meridian City Council December 16,2025 Page 57 of 57 MOTION CARRIED: THREE AYES. ONE NAY. TWO ABSENT. Cavener: I appreciate, Mr. Mayor, for catching that. FUTURE MEETING TOPICS Simison: All right. With that we are at the end of our agenda. Anything under future meeting topics or a motion to adjourn? Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: Last meeting of the year. So, I move that we adjourn and wish everyone Merry Christmas, Happy Holidays and a Happy New Year. We will see you in 2026. Overton: Second. Simison: Motion and second. All in favor signify by saying aye. Opposed nay? We are adjourned. MOTION CARRIED: FOUR AYES. TWO ABSENT. MEETING ADJOURNED AT 9:25 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) 1 / 6 2026 MAYOR ROBERT E. SIMISON DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve Minutes of the December 16, 2025 City Council Special Meeting Meridian City Council Special Session December 16,2025 Page 10 of 10 Simison: All ayes. Motion carries and the item is agreed to. MOTION CARRIED: FOUR AYES. TWO ABSENT. Simison: Council, that's the end of our agenda. Do I have a motion? Nary: Mr. Mayor, one more thing. Mr. Siddoway did contact me. We took up Item 1 on the Rails with Trail. It was an agreement, but we didn't approve the agreement. We simply asked for if there was any questions, but we didn't get -- so we need to approve the agreement with Item 1 in addition to the one that we just approved under Item 3. Simison: Okay. Whitlock: Mr. Mayor? Simison: Councilman Whitlock. Simison: Rewind the clock and approve agenda Item No. 1, an agreement on the Rail with Trail Pathway. Cavener: Second. Simison: Have a motion and second to agree to the addendum to the state and local agreement between City of Meridian and the Idaho Transportation Board and through the Idaho Transportation Department with the Rail with Trail Pathway. Is there any discussion? If not, all in favor signify by saying aye. Opposed nay. The ayes have it and the item is agreed to. Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: Move we adjourn our special meeting. Overton: Second. Simison: Motion and seconded to adjourn. All in favor signify by saying aye. Opposed nay? The ayes have it and we are adjourned. MEETING ADJOURNED AT 5:52 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) 1 / 6 / 26 MAYOR ROBERT E. SIMISON DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve Minutes of the December 16, 2025 City Council Joint Meeting with the Meridian Planning and Zoning Commission Meridian City Council-Planning&Zoning Joint Session December 15,2025 Page 20 of 20 Hood: Can I bring up one more thing back to Councilman Cavener's previous -- and this isn't necessarily a complaint. Maybe it is something to implement. Just the potential after the motion is made and seconded, just to make sure that things are covered with staff -- I mean maybe just to check in with the legal staff, planning staff, hey, did -- mean you do that from time to time maybe just to check in with local planning staff. Hey, did -- I mean you do that from time to time, but I don't know if it's a -- like a standard practice. You know, doesn't look like they have addressed everything, did we cover it, are you -- you know, that type of a thing. I don't know. Just a thought. Sorry. Simison: Council, Commissioners, any additional questions, comments, feedback? With that I just want to say thank you for everyone for coming in, especially the P&Z Commission coming in earlier this evening and for the dialog and the conversation and turn to Councilman Cavener for any motion and last comment. Cavener: Mr. Mayor, one quick comment and, then, a motion. Just truly I want to commend our Planning and Zoning Commission. You guys are I swear the best Planning and Zoning Commission that I have been able to follow after and you have made our life so much easier. You do a lot of hard work. My wife giggles, because I talk to you all when I'm watching your meetings on the Planning and Zoning from home and -- it's because I'm encouraging and supporting the great work that you are doing. So, thank you for making our lives easier for serving in our community and with that, Mr. Mayor, I move we adjourn our special meeting. Overton: Second. Simison: Have a motion and a second to adjourn. All in favor signify by saying aye. Opposed nay? The ayes have it and we are adjourned. MOTION CARRIED: FOUR AYES. TWO ABSENT. MEETING ADJOURNED AT 5.28 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) 1 6 2026 MAYOR ROBERT E. SIMISON DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Apex Zenith Subdivision Water Main Easement No. 1 (ESMT-2025-0149) Ada County Recorder Trent Tripple 2026-001070 Boise,Idaho Pgs=8 vbailey 01/07/2026 09:30:27 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded Project Name or Subdivision Name: Apex Zenith Subdivision Water Main Easement Number: 1 Identify this Easement by sequential number if the pmject contains more than one easement of this type.See iusttuctions/checkhst for additional information For Internal Use Only E Record Number: SMT-2025-0149 WATER MAIN EASEMENT THIS Easement Agreement made this 6th day of January 20 26 between DWT Investments LLC, an Idaho limited liability company and Tomlinson Foundation, a California nonprofit public benefit corporation (collectively "Grantor") and the City of Meridian, an Idaho Municipal Corporation("Grantee"); WHEREAS,the Grantor owns that certain property legally described on Exhibit A attached hereto(the"Grantor Property"), and Grantor desires to provide a water main right-of-way across a portion of the premises and property hereinafter particularly bounded, described and depicted on Exhibit B attached hereto(the"Easement Area");and WHEREAS, the 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(the"Easement")over and across the Easement Area. 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 cost and expense of the Grantee,with the free right of access to such facilities located within the Easement Area as reasonably necessary for Grantee's maintenance and repair of such facilities at any and all reasonable times,provided,however,that,prior to such entry upon Grantor's Property,Grantee shall provide written notice to Grantor of such repair,or replacement activities (except in emergencies). Grantee shall perform such maintenance, repair,or replacement activities so as not to unreasonably interfere with Grantor's use and operation of the Grantor Property. TO HAVE AND TO HOLD,the Easement unto the said Grantee,its successors and assigns forever, subject to the conditions set forth herein. Water Main Easement Page 1 Version 01/01/2024 FG: 103852404.6 Instrument # 2026-001070 01/07/2026 09:30:27 AM Page 2 of 8 IT IS EXPRESSLY UNDERSTOOD AND AGREED, by and between the parties hereto, that after making repairs or performing other maintenance or replacement activities upon the Easement, Grantee shall restore the Grantor Property to the condition existing prior to Grantee's entry upon Grantor's Property. However, Grantee shall not be responsible for repairing,replacing,or restoring anything placed within the Easement Area that was placed there in violation of the terms of this Easement. THE GRANTOR covenants and agrees that Grantor shall not place or allow to be placed any permanent structures or obstructions within the Easement Area only that would materially interfere with Grantee's use of the Easement, including, but not limited to, buildings, trash enclosures, carports, sheds, fences, trees, or deep-rooted shrubs. The foregoing restriction shall not prohibit Grantor's legal use of the Easement Area that does not conflict with the Grantee's enjoyment of the Easement, including, but not limited to, parking and landscaping over the Easement Area. THE GRANTOR covenants and agrees with the Grantee that should any part of the Easement Area become part of, or lie within the boundaries of any public street, then, to such extent, such Easement hereby granted which lies within such boundary thereof or which is a part thereof, shall cease and become null and void and of no further effect and shall be completely relinquished. THE GRANTOR does hereby covenant with the Grantee that, as of the date of this Agreement, Grantor is lawfully seized and possessed of the aforementioned and described Easement Area, and that Grantor has a good and lawful right to convey said easement to Grantee, and that Grantor shall use commercially reasonable efforts to defend the title and quiet possession thereof against lawful claims related thereto. THE COVENANTS OF GRANTOR made herein shall be binding upon Grantor's successors, assigns, heirs,personal representatives,purchasers, or transferees of any kind. IN WITNESS WHEREOF, the said parties of the first part have hereunto subscribed their signatures the day and year first herein above written. [Signatures on next page] Water Main Easement Page 2 Version 01/01/2024 FG: 103852404.6 Instrument # 2026-001070 01/07/2026 09:30:27 AM Page 3 of 8 GRANTOR: DWT INVESTMENTS LLC an Idaho limited liability company By: Brighton Corporation, an Idaho corporation, Manager By: D � Robert L. Phillips, President STATE OF IDAHO :ss. County of Ada On this day of 2025, before me, the Notary Public in and for said State, personally appeared Robert L. Phillips, known or identified to me to be the President of Brighton Corporation, the Manager of DWT Investments LLC, the company that executed the instrument or the person who executed the instrument on behalf of said company, and acknowledged to me that such company executed the same.. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official sea] the day and year in this certificate first above written. ti . . . .. . . ' N�^ C- - -- -A SK R1 VAUGHAN COMMISSION#20181002 Notary Public for Idaho NOTARY PUBLIC STATE OF IDAHO MY COMMISSION EXPIRES 06/01/2030 My Commission expires: i�— 2OZ20 Water Main Easement Page 3 Version 0 1/0 1/2024 FG: 103852404,6 Instrument # 2026-001070 01/07/2026 09:30:27 AM Page 4 of 8 GRANTOR: TOMLINSON FOUNDATION a California nonprofit public benefit corporation /4 By: — �;I A L- � Mark L. Lindsay,Vice Pre ident ACKNOWLEDGMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached,and not the truthfulness,accuracy,or validity of that document. State of California County of (j 4 On !A-�,c _'�""' t--V! -, I � , I I-) before me, (insert name and title of the offer) personally appeared Mark W. Undsay, Vice President who proved to me on the basis of satisfactory evidence to be the person(s)whose name(s)is/are subscribed to the within instrument and acknowledged to me that helshehhey executed the same in his/her/their authorized capacity(ies),and that by histher/their signature(s)on the instrument the person(s),or the entity upon behalf of which the person(s)acted,executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. ANDREWWEBER Commission No 2417258 NOTARY PUBLIC-CALUTORMA z WITNESS my hand and official seal. SAN DIEGO COUNTY Commis ommi=n Expas September 20,20 Signature (Seal) Instrument # 2026-001070 01/07/2026 09:30:27 AM Page 5 of 8 GRANTEE: CITY OF MERIDIAN Robert EErimi on, ayor 1-6-2026 / c � SEAL Attest by C is Johns City Clerk 1-6-2026 STATE OF IDAHO ) :ss. County of Ada ) This record was acknowledged before me on 1-6-2026 (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 CHARLENE WAY Cha&ycWM COMMISSION No. 67390 Notary Signature NOTARY PUBLIC My Commission Expires: 3-28-2028 STATE OF IDAHO Water Main Easement Page I Version 01/01/2024 FG: 103852404.6 Instrument # 2026-001070 0107/202609:30:27AM Page Oof8 6M sws | wsem / ws December 18,2O25 Exhibit A Project No.25-238 Legal Description for D\N7 and the Tomlinson Foundation Parcel A parcel of land being the Northeast 1/4 of the Southwest 1/4 of Section 6,Township 2 North, Range I East, B.M.,City of Meridian,Ada County, Idaho being more particularly described as follows: BEGINNING at an aluminum cap marking the Center 1/4 corner of said Section 6, which bears S89022'50"E a distance of 2,529.58 feet from an aluminum cap marking the West 1/4 corner of said Section 6,thence following the easterly line of said Northeast 1/4 of the Southwest 1/4,SOO*00'25"W a distance of 1,327.59 feet to the Southeast corner of said Northeast 1/4 of the Southwest 1/4(Center- South1/1Gcoroer); Thence leaving said easterly line and following the southerly line of said Northeast 1/4 of the Southwest 1/4, N89"17'11"VVa distance of1.331.65 feet toaS/8'inchrebar marking the Southwest corner ofsaid Northeast 1/4of the Southwest 1/4(Southwest 1/16corner),- Thence leaving said southerly line and following the westerly line of said Northeast 1/4 of the Southwest 1/4, NOO"l8'O9"Ea distance of1^325.33 feet toa brass cap marking the Northwest corner ofsaid Northeast 1/4of the Southwest 1/4(CentepVVe/t1/16corner); Thence leaving said westerly line and following the northerly line of said Northeast 1/4 of the Southwest 1/4,SD3"23'5O"Ea distance of1,320.93 feet to the POINT OFBEGINNING. Said parcel contains a total of4O.3Q6 acres,more orless. OF 5725 North Discovery Way ^ Boise, |dahoaar13 ° 208.639.*9*9" kmeng||p.cum Instrument # 2026-001070 01/07/2026 09:30:27 AM Page 7 of 8 �zs a. E N G I N E E R I N G October 29,2025 Project No.:24-254 Zenith Subdivision City of Meridian Water Easement Legal Description Exhibit B Parcel of land for a City of Meridian sewer and water easement situated in a portion of the Northeast 1/4 of the Southwest 1/4 of Section 6,Township 2 North,Range 1 East, B.M., City of Meridian,Ada County, Idaho being more particularly described as follows: Commencing at a brass cap marking the Center-West 1/16 corner of said Section 6 which bears N89'22'50"W a distance of 1,320.93 feet from and aluminum cap marking the Center 1/4 corner of said Section 6,thence following the northerly line of said Northeast 1/4 of the Southwest 1/4,S89°22'50"E a distance of 78.70 feet; Thence leaving said northerly line,S00937'10"W a distance of 31.35 feet to the POINT OF BEGINNING. Thence 500°17'52"W a distance of 2259 feet; Thence N89'42'08"W a distance of 20.00 feet; Thence N00°17'52"E a distance of 22.59 feet; Thence S89°42'08"E a distance of 20.00 feet to the POINT OF BEGINNING. Said description contains a total of 452 square feet,more or less,and is subject to all existing easements and/or rights-of-way of record or Implied. Attached hereto is Exhibit B and by this reference is made a part hereof. Kati© `S' VA 47 L. IG.Z9.7025 5725 North Discovery Way Boise, Idaho 83713 • 208.639.6939 a kmenglip.com Instrument # 2026-001070 01/07/2026 09:30:27 AM Page 8 of 8 O m -cz a ��ii � IV O U SCALE:V=60' E o j v O I tQ C L a Uj Q (1) m � '.> O 2 4­0 'B ._ S2 U s M V) x m 0 WEST 1/4 CORNER LL.tLU g /-SECTION 6 .� C cc o y ✓ FOUND ALUMINUM CAP N o BASIS OF BEARING N89'22'50"W 1208.65' N89'22'50"W 1320.93` 0 k F S89'22'50"E 78.70` w POINT OF COMMENCEMENT ��5 CENTER—WEST 1/16 CORNERCENTER 1/4 CORNER Z5 SECTION 6 POINT OF SECTION 6 FOUND BRASS CAP BEGINNING FOUND ALUMINUM CAP L3 z w 2 Tomlinson Foundation & z a LINE TABLE DVUT Investments, LLC DATE: October2025 51406314950 PROJECT: 24-2S4 LINE BEARING DISTANCE SHEET: 1 OF 1 L1 SOO'37'10"W 31.35' N v L2 SOO`17'52"W 22.59' x L3 N89'42'08"W 20.00' 0 5 L4 NOO'17'52"E 22.59' cc L5 S89'42'08"E 20.00' ENGINEERING 5725 NORTH DISCOVERY WAY 1 BOISE,IDAHO83713 ti PHONE(208)639-6939 kmengllp.com E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Pickleball Court Subdivision Water Main Easement No. 1 (ESMT-2025-0173) Ada County Recorder Trent Tripple 2026-001069 Boise,Idaho Pgs=,5 vbailey 01/07/2026 09:30:27 AM CITY OF MERIDIAN IDAHO$0.00 Project or Subdwision Name, Electronically Recorded Pickle ball Court Subdivision Water Main Easement Number. sdehtlFy Ows Essernerd by sequenbal numbep;0 d mntmns mm then one ease nt al this inUrudonsUchecktst for adchbmal mftmation. r internal e Only ESMT-2025--0173 Record Number, WATER MAIN EASEMIENT _I Easement Agreement made this 6th day of January 20 26 between GARDNER HOMES I A for" and the CityofMeHdian,an Idaho Municipal Corporation("Grantee"); WHEREAS, the Grantor'desires to provide a water main right-of-way across the premises and property hereinafter particularly boundedand described; and WHEREAS , the water main is to be providedfor through er round pipelines ieli es to be constructed y others;and WHEREAS, it will be necessary to maintain and service said i eli e o time to time by the Grantee; , NOW,THEREFORE, in consideration of the benefits to be received by the Grantor,and other good valuable consideration, e Grantor does hereby give, grant and convey " to the Grantee the right- of-way for an easement forte operation and maintenance of water mains over and across the following e • e (SEE ATTACHEDEXHIBITS e easement ereby granted is forte purpose of construction and operation of water mains and their allied facilities,together with their ai tna ce,repairs replacement at the convenience oft he "Grantee,with the free right of access to such facilities at any and all times, TO HAVETO HOLD, the said easement 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 makingi or performing other maintenance,Grantees all restore the area of the easement and adjacent ro e y to that existent prior to undertakingsuch repairs and maintenance. However, Grantee all not be responsible for repairing, replacing or restoring anything placed within the area described in this easement that was placed there in violation -oft is easement. THE GRANTORcovenants and agrees that Grantor shall not place or allow to be placed any permanent structures or obstructions within e easement area that would interfere with Grantee's use of said easement, including,bu t limited to, buildings,trash enclosures, carports, sheds,fences„trees,or'deep-rooted shrubs. THE GRANTOR covenants agrees with e Grantee thatshould any part of the right-of y and easement hereby granted shall become part of,or lie within e boundaries of any Water Main Easement Page l Version ( 12 24 Instrument # 2026-001069 01/07/2026 09:30:27 AM Page 2 of 5 public street, then, to such extent, such right-of-way and easement hereby granted which lies within such boundary thereof or which is a part thereof, shall cease and become null and void and of no further effect and shall be completely relinquished. THE GRANTOR does hereby covenant with the Grantee that Grantor is lawfully seized and possessed of the aforementioned and described tract of land, and that Grantor has a good and lawful right to convey said easement, and that Grantor will warrant and forever defend the title and quiet possession thereofagainst the lawful claims of all persons whomsoever. THE COVENANTS OF GRANTOR made herein shall be binding upon Grantor's successors, assigns, heirs, personal representatives, purchasers, or transferees of any kind. IN WITNESS WHEREOF, the said parties of the first part have hereunto subscribed their signatures the day and year first herein above written. GRANTOR: GARDNER HOMES IDAHO LLC w , STATE OF IDAHO ) ) ss County of Ada ) This record was acknowledged before me on 12-22.25 (date) by Matthew Gardner (name of individual), [complete the followhig if signing in a representative capacity, or strike the following f sigitvrg in an individual capacity] on behalf of Gardner Homes Idaho LLC (name of entity on behalf of whom record was executed), in the following representative capacity: Manager (type of authority such as officer or trustee) Notary Stamp Below - L MO�,,� Notary Signature( ,ty�'. My Commission xpires:a•ts-zozs ]• r1 ARY �•• ` p .......... P,�.�,: �"rrii1101, Water Main Easement page 2 Version 011012024 Instrument # 2026-001069 01/07/2026 09:30:27 AM Page 3 of 5 GRANTEE: CITY OF MERIDIAN Robert E. Simison, Mayor 1-6-2026 Attest: By Chris Johnson, City Clerk 1-6-2026 STATE OF IDAHO ) :ss County of Ada ) This record was acknowledged before me on_1-6-2026 by Robert E. Simison and Chris Johnson on behalf of the City of Meridian, in their capacities as Mayor and City Clerk, respectively. Na&ycWM CHARLENE WAY T COMMISSION No. 67390 Notary Signature NOTARY PUBLIC My Commission Expires: 3-28-2028 STATE OF IDAHO Instrument # 2026-001069 01/07/2026 09:30:27 AM Page 5 of 5 WATER EASEMENT AREA:0.08 ACRES± (3,624 SO.FT.) S U M M E R W 0 0 D SW LY CORNER S U B D I V I S 1 0 N C3 L1 C1 L4 ra 10 rn 11 l� w r I POB t— CDt C4 Q I I 16 a H Line Table LU o _ I LINE BEARING LENGTH ~ Cn a — L1 S89°1537•E 107.95, :> 13 L2 S27W38"E 88.36' L3 N27°09.381W 68.66' U m + N !to) L4 N89-15.37-W 100.49' Lh, Curve Table I 0 1 CURVE LENGTH RADIUS DELTA CHORD BEARING CHORD LENGTH t I c1 19.59, 25.00' 44'5326" N22"51'44'E 19.e9 C2 14-W 45.58' 18`3939' N35'5823'E 14.78' I C3 20.69 45.58' 26"00$1' N13°36'16'E 20,52' I C4 21,54' 57M 21.3910" S83'46'12'W 21.41' Ln logo —J I -- o s sG w SW CORNER — SECTION 27 7 80 _2344.17' 309.83' 10-15-2025 N89235'49'W 2654,00' �'r o (BASIS OF BEARING) R `'9 9TF of 0 W. McMILLAN ROAD S 1/4 CORNER R.WA SECTION 27 0 100, 200' Exhibit "B" 3 Hatizontal Scale:1 = 100' Project No,:121130 d Date of Issuance October 15.2025 r Water Easement wo LAND City of Meridian o GROUP Pickleball Court Subdivision TM Instrument# 2026-001069 01/07/2026 09:30:27 AM Page 4 of 5 `` eew.� LEGAL DESCRIPTION t& s---: THE ! LAND Page 1 OF 1 GROUP October 15,2025 Project No.: 121130 EXHIBIT"A" PICKLEBALL COURT SUBDIVISION CITY OF MERIDIAN WATER EASEMENT An easement located in the Southeast One Quarter of the Southwest One Quarter of Section 27, Township 4 North, Range 1 West, Boise Meridian,Ada County, Idaho, being more particularly described as follows: Commencing at the South One Quarter Corner of said Section 27 of said Township 4 North, Range 1 West,(from which point the Southwest Section Corner of said Section 27 bears North 89035'49"West, 2654.00 feet distant); Thence from said South One Quarter Corner, North 89"35'49"West,a distance of 309.83 feet on the South boundary line of said Section 27; Thence North 00°25'00"East,a distance of 596.75 feet to a point of curve; Thence on said easterly right of way line of North Joy Street for the following courses and distances: Thence 19.59 feet on the arc of a curve to the right,having a radius of 25.00 feet,a central angle of 44" 53'26",and whose chord bears North 220 51'44" East,a distance of 19.09 feet to a point of reverse curve; Thence 14.85 feet on the arc of a curve to the left, having a radius of 45.58 feet,a central angle of 18° 39'39",and whose chord bears North 35"58'23" East,a distance of 14.78 feet to a point of curve,said point being the POINT OF BEGINNING; Thence 20.69 feet on the arc of a curve to the left,having a radius of 45.58 feet,a central angle of 26°00'51",and whose chord bears North 13"38' 16" East,a distance of 20.52 feet to the southwesterly corner of Summerwood Subdivision,as same is shown in Book 119 of plats at page 18408,records of Ada County; Thence South 89"15'37" East,a distance of 107.95 feet on the south boundary line of said Summerwood Subdivision; Thence South 27"09'38" East,a distance of 88.36 feet to a point of curve; Thence 21.54 feet on the arc of a curve to the left,having a radius of 57.00 feet,a central angle of 21"39' 10",and whose chord bears South 83"46' 12"West, a distance of 21.41 feet; Thence North 27"09'38"West,a distance of 68.66 feet; Thence North 89"15'37"West,a distance of 100.49 feet to the POINT OF BEGINNING. The above described parcels contain 0,08 acres(3,624 square feet)more or less. PREPARED BY: L LAND The Land Group, Inc. 5 a. 7$80 wo James R.Washburn PTO-15-20250 ✓9 'QTE OF 0 R.W'k 62 Fast Shore Drive Suite 100. Eagle, Idaho 83616 20B 939 4041 thelandgroupinc,corn E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Final Plat for Adero Park Subdivision No. 1 (FP-2025-0029) by Laren Bailey, Conger Group, located at 5435 N. Ten Mile Rd. W IDIAN� AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for Hill's Century Farm Townhomes (H- 2024-0072) by Brighton Corporation, generally located at the corner of S. Tavistock Ave. and E. Hill Park Street with the inclusion of the following parcels: R3636090060, R3636090040, R363080240, S1133212576 and R3636080110 CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI AND DECISION& ORDER In the Matter of the Request for a rezone of 5.45 acres from the C-N zone to the R-15 zone,a preliminary plat consisting of 70 homes and 18 common lots spanning across 9.1 acres,and a new development agreement to supersede the existing development agreement.,by Brighton Corporation. Case No(s).H-2024-0072 For the City Council Hearing Date of: December 16"',2025 (Findings on January 6th 2025) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of December 16", 2025, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of December 161",2025, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of December 16' 2025, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of December 16t1i, 2025, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019, Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) - 1 - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of December 16t'',2025, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for a rezone,preliminary plat, and development agreement modification is hereby approved per the conditions of approval in the Staff Report for the hearing date of December 16t'',2025, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-613-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments,if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC 11-613-713). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again(UDC 11- 6B-7C). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s)and returned to the city within six(6)months of the city council granting the modification. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -2- A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of December 16t'',2025. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -3- By action of the City Council at its regular meeting held on the 6th day of January 2026. COUNCIL PRESIDENT LUKE CAVENER VOTED COUNCIL VICE PRESIDENT LIZ STRADER VOTED COUNCIL MEMBER DOUG TAYLOR VOTED COUNCIL MEMBER JOHN OVERTON VOTED COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED COUNCIL MEMBER BRIAN WHITLOCK VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. Simison 1-6-2026 Attest: Chris Johnson 1-6-2026 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Dated: 1-6-2026 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -4- Exhibit A COMMUNITY DEVELOPMENT C��fEPIDIAN;,�-,-- DEPARTMENT REPORT I D A H O HEARING 12/16/2025 rM^ Legend - DATE: Project Location TO: Mayor&City Council :_: Area of Impact = City Limits FROM: Nick Napoli,Associate Planner O Analysis �, 208-884-5533 nnapoli@meridiancity.org - ' APPLICANT: Eli Benski SUBJECT: H-2024-0072 :r Hill's Century Farms Townhomes LOCATION: Generally located at the corner of S. Tavistock Avenue and E. Hill Park Street with the inclusion of the following 1' - parcels: R3636090060,R3636090040, j Ts R3636080240, S1133212576, R3636080110. PROJECT OVERVIEW A. Summary The applicant requests a rezone of 5.45 acres from the C-N zone to the R-15 zone, a preliminary plat consisting of 70 homes and 18 common lots spanning across 9.1 acres, and a new development agreement to supersede the existing development agreement. B. Issues/Waivers - The subject development will be served by Hillsdale Elementary School,Lake Hazel Middle School,and Mountain View High School.Hillsdale Elementary and Mountain View High are both over capacity. C. Recommendation Staff. Approval with a new DA and conditions. Commission: Approval as presented in the staff report. D. Decision City Council: Approval FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -5- COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant - Proposed Land Use(s) Commercial and Residential - I�. Existing Zoning C-N and R-15 VII.A.2 Proposed Zoning R-15 Adopted FLUM Designation MU-N VII.A.3 Proposed FLUM Designation MU-N Table 2: Process Facts Description Details Preapplication Meeting date 8/27/2024 Neighborhood Meeting 10/22/2024 Site posting date 12/3/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.E • Comments Received Yes - • Commission Action No - Required • Access S. Tavistock Avenue and Hill Park Street; Local - Streets • Traffic Level of Service Amity Road: Better than"E" - ITD Comments Received No Meridian Public Works IV.B Wastewater • Distance to Mainline Available at site • Impacts or Concerns Yes; See PW's Site Specific Conditions. Meridian Public Works Water IV.B • Distance to Mainline Available at site • Impacts or Concerns no School District(s) West Ada School District IV.D • Capacity of Schools Hillsdale Elementary School (Architectural/Program): - 700/675 Lake Hazel Middle School: 1000 Mountain View High School: 2175 • Number of Students Hillsdale Elementary School: 768 - Enrolled Lake Hazel Middle School:987 Mountain View High School: 2479 Note: See section IV. City/Agency Comments & Conditions for comments received or see the public record. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -6- Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:R3636080240 Date Retrieved:2025/1/27 Parcel Count Parcel Acreage Infill Indicator: 1,692 508 Surrounding Area 35% Not city 40 ® City Limits 2,104 941.3 ■ Not City Household Household& Population Growth Households 02020 Population Change:19.5°I° Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 20,000 Use Types Residential Addresses All Addresses ■ Single-family n0o Multi-family is 0% 2/ is ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed I I I I I Proposed Pending Pending Approved Approved 0 500 1000 1500 2000 0 0.5 1 ■ Single-family Multi-family Figure 2: ACHD Summary Metrics Q Amity Road Existing Lanes © Planned Lanes Existing Level of Service Notable ACHD Comments V/ Olt Programmed IFYP © Programmed CIP FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -7- Fip,ure 3: Service Impact Summary Ready - Marginal 'w Caution - \`off �QhQ h ��� erG1Q Qa�`C` �t L°tea 00� 00\ a FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -8- STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The subject properties are designated as Mixed-Use Neighborhood(MU-N)on the Future Land Use Map(FLUM). lll. The MU-N designation is intended to allocate areas where neighborhood serving uses and dwellings seamlessly integrate into the urban fabric. The intent is to avoid predominantly single- use developments by incorporating a variety of uses. The applicant requests to rezone 5.45 acres of land from C-N to R-15, a preliminary plat for 70 building lots and 18 common lots, and a development agreement modification. The applicant's narrative states that by rezoning the property to R-15,the FLUM designation will not be impacted as residential uses are allowed in the MU-N designation. The applicant also states that the proposed single-family attached units will complement nearby commercial and civic uses, including medical offices,retail, storage facilities,Hillsdale Elementary School,the YMCA, and Hillsdale Park. The project falls within the MU-N designation's intended mix of 30%to 60%residential uses. This broader MU-N designation was established through a Comprehensive Plan Amendment (CPAM)in 2015, allowing for a diverse mix of uses. The existing C-N zoning was originally part of a concept plan that envisioned three(3)commercial pad sites on the north side of the property, and a seventy-six(76)unit assisted living facility on the east side.While the R-15 portion was envisioned to be independent living. The applicant cites changing market demand as the basis for the requested rezoning and land use amendment. While staff is generally supportive of the overall concept plan,there are concerns regarding the continued reduction of commercial pad sites in south Meridian,where neighborhood-serving commercial opportunities are already limited. It should also be noted that much of the property proposed for rezoning was previously approved for an assisted living facility, a residential use within a commercial zone. The Planning and Zoning Commission and City Council should carefully consider whether rezoning the commercial pad sites is appropriate. In addition,according to the student generation rates,the development will create forty- three(43) school aged children. Currently,the three schools that will service this area are Hillsdale Elementary School,Lake Hazel Middle School,and Mountain View High School. Both Hillsdale Elementary and Mountain View High are over capacity for the 24-25' enrollment. Comprehensive Plan policy 2.01.01 C encourages the applicants to maintain a range of residential land use designations that allow diverse lot sizes, housing types, and densities. The immediate area consists primarily of single-family detached homes. By introducing single- family attached homes,the applicant is helping diversify the housing type in this area of south Meridian. It is also important to note that the subject properties were contemplated as primarily independent senior living and assisted living which are residential uses allowed in commercial zones. Comprehensive Plan policy 2.01.01 G states development should avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City. The applicant is proposing the addition of four(4) single family detached homes and sixty-six (66) single family-attached homes which will diversify the housing types in the immediate area. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -9- Comprehensive Plan policy 2.06.02D encourages a diversity of housing, recreation, and mobility options to attract and sustain the local workforce. With the location of the proposed subdivision,the applicant is providing a mix of housing types in the area that is in close proximity to neighborhood serving uses, a regional park,the YMCA, and Hillsdale Elementary School. This will allow for opportunities to live,work,and play in the general vicinity. Comprehensive Plan Policy 2.02.02C: Support infill development that does not negatively impact the abutting, existing development. Infill projects in Downtown should develop at higher densities, irrespective of existing development. This project is considered infill as it is one of the last pad sites to redevelop in the Hill Century Farm Development. Completing the subdivision will allow for better connectivity in the area for both pedestrians and vehicles. Table 4: Proiect Overview Description Details History CPAM-15-001,AZ-15-004,RZ-15-007, MDA-15-007, PBA-15- 012,FP-15-023,FP-15-005,H-2019-0134,A-2019-0225. Phasing Plan 1 Phase Residential Units 66 Attached Single-Family Homes and 4 Single-Family Detached Homes Open Space 1.76 acres or 19.3% Amenities Picnic Shelter,Pathway Extension Acreage 9.1 acres Lots 70 Buildable and 18 Common Density Gross: 7.8 du/ac;Net: 14.9 du/ac B. History In 2015 the subject sites were included in a Comprehensive Plan Map Amendment,Annexation, and Rezone. The CPAM changed the FLUM designation of approximately 87.01 acres of land from Low Density Residential to Mixed Use Neighborhood.Additionally,the applicant requested annexation of 78.62 acres of land with the R-8 and C-N zoning with a rezone of 8.39 acres of land from R-8 to the C-N zoning district. The primary driver behind the change from LDR to MU-N FLUM designation was for the incorporation of neighborhood serving use in close proximity to residential and assisted living. In addition,in 2019 the applicant applied for a modification to the conditional use permit for the assisted living shown in the original concept plan. This changes the location of the assisted living to the interior of the commercial area and within the subject properties proposed to be rezoned. C. Site Development and Use Analysis 1. Proposed Use Analysis (UDC 11-2): The applicant seeks to rezone 5.45 acres of land to the R-15 zoning district and create a preliminary plat across the 9.1-acre site to consist of 70 buildable lots. The proposed single family attached and detached homes are intended to provide a mix of housing opportunities within the Mixed-Use Neighborhood designation. The applicant's narrative states the rezone of 5.45 acres to R-15 will continue to be consistent with the 30-60% of residential uses allowed in the MU-N FLUM designation. The calculations provided by the applicant bring the area to 59.2% residential which is compliance with the parameters of the comprehensive plan.Additionally,detached and attached single family homes are a permitted use in the R-15 zoning district per UDC Table 11-2A-2. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) - 10- 2. Dimensional Standards (UDC 11-2): The applicant is proposing single-family attached homes (66)and single-family detached homes (4),which are listed as a principal permitted use in UDC Table 11-2A-2 for the R-15 zoning district. Any future development shall comply with the dimensional standards for the R-15 district listed in UDC Table 11-2A-7. D. Design Standards Analysis 1. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G): A minimum of 15% qualified open space is required to be provided in the R-15 district. Based on the eastern 9.1-acre portion of the site proposed to develop at this time, a minimum of 1.37-acres of common open space is required that meets the minimum quality standards in UDC 11-3G-3A.2 and qualified open space standards in UDC 11-3G-3B. A total of 1.76-acres (19.3%)is proposed consisting of linear open space,parkways, and a shared open space greater than 5,000 square feet. In addition,Hillsdale park is directly south across E. Hill Park Street. Staff is recommending a pedestrian connection through Lot 87, Block 1 to provide better connectivity to the commercial to the north. Based on 9.1-acres,a minimum of two(2)points of site amenities are required. The applicant is proposing a picnic area on site that is greater than 5,000 square feet for a total of two(2) points,meeting the UDC requirements. Additionally,the applicant is providing pedestrian connection to Hillsdale Park to the south. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets The proposed development will abut several local streets including E. Hill Park Street and S. Tavistock Avenue. Each of these streets require a ten(10)foot landscape buffer. The proposed landscape plan meets the UDC requirements for the landscape buffer widths. Vegetation coverage will be confirmed with the final plat. In addition,the applicant is proposing five(5)private streets(Woodmurra Lane, Newbridge Lane,Kalinga Lane,Boswell Lane, and Stockenham Lane)which will all have eight(8)foot parkways and sidewalks that are included inside the private street common lot. ii. Tree preservation The applicant submitted a tree mitigation plan proposing the relocation of eleven(11) existing trees and the removal of six(6) existing trees. The applicant shall submit this mitigation plan to the City Arborist before any trees are removed as set forth in UDC 11- 3B-10C.5. The arborist will determine if the two(2)trees proposed to be removed that are four(4)caliper inches shall be mitigated for or not. The applicant shall submit a letter from the city arborist with the final plat application confirming the mitigation plan is approved. iii. Storm integration Per UDC 11-313-11,the applicant shall meet the intent to improve water quality and provide a natural, effective form of flood and water pollution control through the integration of vegetated,well designed stormwater filtration swales and other green stormwater facilities into required landscape areas,where topography and hydrologic features allow if part of the development. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) - 11 - iv. 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. 3. Parking (UDC 11-3C): i. Residential parking analysis Off-street parking is required per the standards listed in UDC Table 11-3C-6;the number of parking spaces is based on the number of bedrooms per unit. The applicant shall comply with these standards. Each single-family residence will be evaluated at the time of building permit submittal. ii. Bicycle parking analysis The UDC does not require bicycle parking in single-family attached, detached, and townhomes developments. 4. Building Elevations (Comp Plan,Architectural Standards Manual): Goal 5.01.02D of the Comprehensive Plan highlights the need for effective building design and landscaping to buffer, screen,beautify,and integrate commercial,multifamily,and parking areas with existing neighborhoods. In response,the developer has submitted a conceptual elevation package. The materials included in the elevations are board and batten, brick,asphalt shingles,metal roofing, stucco, and stone. The single-family attached units require design review approval and are subject to the residential design standards in the Architectural Standards Manual. Additionally,the DA requires development to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place consistent with the Comprehensive Plan(see pg. 3-10). 5. Fencing (UDC 11-3A-6, 11-3A-7): No fencing is depicted on the landscape plan. The UDC(11-3A-7A.7)requires the developer to construct fences abutting pathways and common open space lots to distinguish common from private areas; if fencing is proposed,it should be depicted on a revised landscape plan along with a detail of the fencing type proposed or alternative compliance may be requested to the standard. 6. Parkways (Comp Plan, UDC 11-3A-17): Per Comp Plan policy 3.07.01C appropriate landscaping,buffers, and noise mitigation with new development along transportation corridors(setback,vegetation,low walls,berms, etc.) is required. Per the UDC the minimum width of parkways planted with Class 11 trees shall be eight(8) feet. The width can be measured from the back of curb where there is no likely expansion of the street section within the right-of-way;the parkway width shall exclude the width of the sidewalk. Class II trees are the preferred parkway trees. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) - 12- The applicant is proposingparkways along Woodmurra Lane, Newbridge Lane, Kalinga Lane, Boswell Lane, and Stockenham Lane that appear to be in compliance with this standard. The applicant shall comply with the standards for UDC 11-3A-17 with submittal of the final plat. E. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Goals 6.01.01 H and 6.01.02B of the Comprehensive Plan stress the need to minimize the number of direct access points onto arterial streets. This can be achieved through cross-access agreements, access management, frontage and backage roads, and enhancing connectivity through local and collector streets. Additionally,these goals highlight the importance of incorporating pedestrian access connectors in new developments to link subdivisions and support neighborhood connectivity within a community pathway system. Access to the proposed subdivision is off of S. Tavistock and E. Hill Park Street,both local streets. The applicant has made four(4)connection points to these local streets through three (3)private streets and one(1)alley. The applicant has submitted a private street application to run concurrently with this application to allow for the construction of five (5)private streets. Please see section E4 below for analysis on the private street standards. In addition,the applicant is completing the extension of E. Hill Park Street from S. Tavistock Avenue to S. Hillsdale Avenue, a collector street,which will improve circulation in the area from the existing subdivisions to the east and west. 2. Multiuse Pathways, Pathways (UDC 11-3A-5, Comp Plan, UDC 11-3A-8): Comprehensive Plan policy 4.04.01A ensures that new development and subdivisions connect to the pathway system. The subject site does not have a multi-use pathway that runs on the property,however,there is an existing ten(10)foot multi-use pathway on the southern boundary that connects to Hillsdale Park. The applicant has proposed an internal pathway/sidewalk system that connects to the 10-foot multi-use pathway on the south and to the properties to the north. In addition, staff is recommending a north-south pedestrian connection through Lot 87,Block 1 to better connect the commercial with the residential. 3. Sidewalks (UDC 11-3A-17): Detached sidewalks are proposed adjacent to public and private streets in accord with UDC 11-3A-17. The applicant is proposing sidewalks on both sides of each private street that connect to the existing sidewalk connections in the larger development. 4. Private Streets (UDC 11-3F-4): The applicant is proposing five(5)private streets in the form of Woodmurra Lane, Newbridge Lane,Kalinga Lane,Boswell Lane, and Stockenham Lane with this application. These private streets are depicted on the plat and have an sixty(60) foot and fifty-four(54) foot easements that spans across the full street section including thirty-three(33) and twenty- seven(27) foot street width, eight(8) foot parkways,and five(5)foot sidewalks on both sides. Since this plat is located within the MU-N FLUM designation,it is critical to have connectivity for pedestrians that are integrated with vehicular access points and streets. The applicant has provided five(5)foot sidewalks on both sides of the private streets which will FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) - 13- connect with ten(10)foot multi-use pathway along S. Hillsdale Avenue and a five(5)foot sidewalk along S. Tavistock Avenue. In addition,the applicant has provided street crossings to connect with Hillsdale Park to the south of the proposed development. This will help promote the connectivity and walkability that is envisioned in the MU-N principles. Since this is an infill project,the applicant is in compliance with the private street standards and shall comply with ACHD's structural standards for the proposed streets. 5. Subdivision Regulations (UDC 11-6): i. Common driveways Per UDC 11-6C-3D, common driveways shall serve a maximum of four(4) dwelling units. In no case shall more than three(3)dwelling units be located on one(1) side of the driveway. The applicant is not proposing any common drives with this application. ii. Block face UDC 11-6C-3-regulates block lengths for residential subdivisions. Staff has reviewed the submitted plat for conformance with these regulations. The intent of this section of code is to ensure block lengths do not exceed 750 ft, although there is the allowance of an increase in block length to 1,000 feet if a pedestrian connection is provided. In no case shall a block face exceed one thousand two hundred(1,200)feet,unless waived by the City Council. iii. Alley The applicant is proposing alley loaded units. The alleys are twenty(20)feet in width, which meets the requirements listed in UDC 11-6C-3B.5. However,alleys should design where the entire length is visible from a public street, currently the applicant does not meet this requirement.As a result, staff is recommending the removal of Lot 13,Block 1 and replacing it with a micro path common lot to allow for the full length of the alley to be visible. F. Services Analysis 1. Waterways (Comp Plan, UDC 11-3A-6): The proposed development has a private gravity irrigation line that runs through the west and southern boundaries of the site. These gravity lines will be piped and encumbered within the ten(10)foot public utility, irrigation and drainage easement. 2. Pressurized Irrigation(UDC 11-3A-1 S): An underground pressurized irrigation system is required to be installed to provide irrigation to each lot in the subdivision in accord with the standards listed in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments by the City's adopted standards, specifications, and ordinances. Design and construction shall follow best management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage will be proposed with a future final plat. 4. Utilities (Comp Plan, UDC 11-3A-21): Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development.All utilities are available to the site. Water main, fire hydrant and water service require a twenty- FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) - 14- foot(20)wide easement that extends ten(10)feet past the end of main,hydrant, or water meter.No permanent structures, including trees are allowed inside the easement. Comprehensive Plan policy 3.03.03G require urban infrastructure be provided for all new developments,including curb and gutter, sidewalks,water and sewer utilities. 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, IV. the property owner(s) at the time of annexation ordinance adoption, and the developer. A final plat shall not be submitted until the DA and Ordinance is approved by City Council. The DA shall be signed by the property owner and returned to the Planning Division within six (6)months of the City Council granting the rezone. The DA shall, at a 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 generally consistent with the preliminary plat, landscape plan, common open space/site amenity exhibit, and conceptual building elevations included in Section VIII and the provisions contained herein. b. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the development. 2. The final plat shall include the following revisions: a. Graphically depict the three (3) foot wide public utility, drainage, and irrigation easements on the sides of Lots 1-14, Block 1; Lots 17-27, Block 1; Lots 30-41, Block 1; Lots 45-56, Block 1; Lots 59-65, Block 1; Lots 67-76, Block 1; Lots, 80- 84, Block 1. b. Graphically depict and add a plat note for the public utility, irrigation, and drainage easement on the front and rear of each lot. c. Add a plat note stating the location and placement of the three (3) foot wide easement for public utilities, irrigation, and drainage on Lots 1-14, Block 1; Lots 17-27, Block 1; Lots 30-41, Block 1; Lots 45-56, Block 1; Lots 59-65, Block 1; Lots 67-76, Block 1; Lots, 80-84, Block 1. d. Provide a north/south pedestrian connection through the central open space to allow for better pedestrian connectivity between the residential and commercial. e. Remove Lot 43-12, Block 1 and replace it with a micro path common lot to allow for the full length of the alley to be visible to meet UDC 11-6C-3B.5. f. Add a plat note providing the CCR instrument number for the maintenance agreement for the private streets. 3. The landscape plan submitted with the final plat shall include the following revisions: a. Include mitigation calculations on the plan for existing trees that are proposed to be removed in accord with the standards listed in UDC 11-3B-I0C.S. The FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) - 15- Applicant shall coordinate with the City Arborist(Kyle Yorita kyoritagmeridiancit") to determine mitigation requirements prior to removal of existing trees from the site. b. Provide an amenity detail with the submittal of the final plat. c. Remove Lot 4-3 12, Block 1 and replace it with a micro path common lot to allow for the full length of the alley to be visible to meet UDC 11-6C-3B.5. 4. The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2A-7 for the R-15 zoning district. 5. Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements, blocks, street buffers, and mailbox placement. 6. 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. 7. Depicted fencing on a revised landscape plan along with a detail of the fencing type proposed or apply for alternative compliance in accordance with 11-3A-7. 8. The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer's signature on a final plat within two years of the date of the approved findings; or obtain approval of a time extension as set forth in UDC 11-6B-7. 9. The final plat shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C. 10. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. 11. Comply with all of the private street standards listed in UDC 11-3F. 12. The Applicant shall comply with all ACHD conditions of approval. 13. The Applicant shall have a maximum of two (2)years to obtain City Engineer's signature on a final plat in accord with UDC 11-6B-7. 14. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) - 16- B. Meridian Public Works PRE-PLAT(WiDITIONS 4arasle4at4�F yplrapgtpSrL%Tf 5ewe,AYaNa6leaksRe SKom • Esurnaled No" See applKauum r ERLU'% • wAF&0eEhn:nR 6xann • ProJM CarrasteM Yes vAh VFW Mahe, Plial xJl Plan Impactx�carrsrnx SacPubJuVwkx3itv1pariFicCmrditim % Water i 11dn[!to wal{ Water h vdable ai S•rr ServKes pTiJSirl�d� • FAImNrd PYaJeel We appl-Mlpn Vdz*T ERU'ti • Water a Irly Na • pMjertCe nw5.wM Yes whh Wolff masw RN higmcWCpnoerrn Noee- Ih Ill.K WngkxJ)KF4 THE*T '*riPKA'F Uvw&rimnof*pprwral I. Euc ire r w vtfiiy if that ism well msile.IF a Wel I is hmacd on dht siae it mLLq be abmdoKd p4ritduiAncy gquiFgmgsrlr,wad proud:or2bwd1omLspre rnmi bC peps6d4d lm 14e City C-=N wed for Pres6wixcd irrigauom. 2, Euch pllaµg ul dw der 4t+rpmu0L will aCed io b4 mu 1W Lm xxrify m imcrus lira ilreu prkwmv u "inrirkd 1. Sewrr And WgL r Iowa Pcwisv 3U4 EakLmfflL. d. £xisaiftwatt main doesTIOL hraru am reI Lnodres it flom 3 S w the m'rrs6of Lbc pngmAA rtrain in Ile mi"to the iee)UM wnh of I•Willp[in Plm ide!LLr euemrmr uk er 11he+LAI4Y niAim S_ NO Ueda.*MCW Or Ig6L poles sWuld be eiehin V nfahe kydaww*F varer mci c�mrwdim eit lhenf ma o Ilia euoMenl or nul 6. Amy lnLmdwakvTmjnswba"IbeabwdwdPurOtYafMMdi:ip5liwdnr* 7. £nrme oo ecaeraantccm PRM6MUO Lnfrluwlen UrWhe4 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) - 17- (Yt•l-vral Umoditian i IFr %ppra4•al I App+llc,m;zm!• :oo4wLe wafer and skwcr ma■si w and FoLu1-ag wigh The PublK Wc-rks PcpWjrn4mk,ml.l oxS igi;%�- dorm r of Cgpgwcats fnr,nk r mina thAt jLLT"uIMJ LID Nor i& seM1 Wk[Si&Q•f a p.rbIie fig t-0f-k.&r_ Minirauro Corer o•tr X WY N maim I&ikk'L ken. if ekncr "1j3p of pipW Ip Kiih-WribU it 6;Ik Ihpn*LF4 (C%I ILL Pik'M a uraLtiTio!►hhPn h4 u4d m mtkk rnaeee o#Cigv of Meridian PuWic Worli lcpa�Llrlc w Saandard Spaei FicA601Y. 2PCI 1414ridrqu f rty C•sl{I�I C k LhC�I lKmd Jll 6e Ixt mk ihLp La taxi of�Q L!t MW wP119r maim,LKI:imid ikrough iihif i:kY0 Vt57ti6dL Appkiewl rip bt eliki•iMiz Fur a cLom Indselilner aiqF%WM;,,eL kn mfei alrLr Atn qfikrlG=wna per WV sdi-t 1 Fhv zptAii mt Mind pwvIdc igoacmerws)fL-r oil pa611c walrr•se%►r m; na vasidir L,F paiir riA,of uNg i Ln�]W.;,491 W.AWF*,--J1"%�I�fnnm•dYj.}. DK-V.�MKMI w �L w rdLll% MpJL N ' y� L +Si F e for wlTlpk unity.c*7�0,• w7Oe ror iwD 71r ca% mLmu dkoll r"br rlo&cr"Via rli'plat.but nahrr&411w d ouLuda Ihr pin pwns using*c(-irk of'1-1;ndlan's!wwwkrd forw. Tk CO%MtnL rhpll tPC VWh ipMy dq iMd on the TiA �w iR FCFKFI"pugx.-Wa 5Uhrn1L An cte{vL4d easmcnLfan ibe four}atzlable f?= PLiblu W rks1.a IqW descnpiton pwpami bti an Idaho I.Icrn d Pn)FvWrinal Lao$W-t a}xw-w•hrsh mini iei;Ii:j*Lhi;arva of Ihi;cmCminl I rng6.f4 EXHIBIT -%I and an xi'I-R 1 I"rn2P wiTh bt:-MULps gad d•smwc-3;ravkeill EXHIBIT B F fur rr,vrs•n fl-aLh 4 th ILA&m Int be icdled.sighed and 44W by 0 PM FCwiodal Lar1d Sur v or 00 N0T RECORD. Add a F,an4 ao Jw pkx wfrnsrimg this dIwwww. All easenfcmu rbusL bC sulas,ti,,j,iv eKwvd mid appm%vd prlcw Jo Ik%elopawol.pL=WpI L ol. d_ Tbr Cirk*f Meiidim rcgWres Lim i pmsslairtd is iga iim Mrtrris be by 3 Yinx-w Lin d �oLvr:r of3rale+EK'DC 1 I.3L3.61 Zlr appl�atSL i�uid h4 regwrtrd to u1e�y�;q�ruri��err W L•'{I -Y um ct Mt Thm pr;mar} suv rac. If 1 sver=L CFr WIt 1140 Lri4L is"&F 21 Lt lQ_r lib 0r-POML �LIWWaliep w 06t ealtna r�wpor syswn tea!I he•Ngwpa Ir n um.&-p"M wnMi;tian is Wwl,YM. c I w Lk;-LIoper w P I I L,r tLkpxLsii61c FL,r chg TWrhCM 2XWVRALI'M fL,r IIrIL Cnrtrr pt;w w Fin-M w we,%Im&tcI;1prncnq p1m rpprnvLal 5 Arl r,srrh r %iffm Lirrs I1ha1 qrs requurrd pn be rgrseved.holl he pnm to gdgoarurs am arc gina1 plat by**(•I: I •I r.:•I AL n4 11rX11arrf Ihok=41WV,'W 10 FCPMDM rhJA h4 Akjea k+rtadmpw a•d P0Miftke r. ..L .• .•I L;rsc1 ridrrsal ng tff be an cvwk ALwri;wish MCC 6_ ALI rrn awn dac 114.. wanals.Werals,or drains_i:xvIuw%-e of nararal Ttwrmi.vs.irrlergmLing- C"pirlq ar 1p}14 61di.Wgnd,>nd pond funwE 10 lb[wca N irk wwWlu6kd FBI Lx addrvwcd Kr VDC I I-;.4 4-. In ptri:6 irkg RxN vwrL die app11 ican 1 stWIi amply vParh Idaho Cak 42-1 Z+117 and apk aLWr a4PLirablrr Iq•v FcguJ Liprr 1 AIt}+ eiIs rha11,01 our-am CiriLot Lo k wwd to Lisi Ec rm*crLy abundoaltd accord*Lim Idaho Weil: C 4MMnx MM RMdatrh RLhkM a&LImuL�and by dar Idaho brpoib erd.3(WAUt kcr MK'Er 11 DWR1 The Dtw69Lir.Ow nix.of pwjen Eu6neair.sail pro4 k x■mMmm addrming w6cLk e1 Oww w peti cmAmu wyLls en fix de%Cbprsrtol. pad if 6134 bow•th% will rmuihiw 1a br goA oT provide rLvord of Ihetr abiadurlrrrnl.If w6b are ro bt abar&ML6 1.11C POita OYkMr or 1hp%'.ir rwrri:4entiMvi;2=P;L coolaCt LIrF IDWR(ir"dr alb r PrgWIL113 SuL•LIaIL I AJMG Uilp". H,rdralpL4riogl k-'(IM-NI-4 7 1 B FFOW F mTy waWk as d&w In dm)nv •im%-i I an r•s.,& 1;wall lcvc M 1 t rl is b. ,t ed lh-tal dw vLcli Is less i m l x R dip j. Friaf o(comITj nLearrc ri tirnh 1EkWR m lort 1?C ra6trr 1 .i 0Ikre City Fr Tot•la mIv w"IxiTrR&ww L4F drsnrrinl w,31 Ibc wcP Fikilaw Ln {,Qrnrl•.1151_•Il'.' • 15 IPWR may TMh In addigb ml m rk wA 4 kMse w Mommgk! Hm the w0l #I kir} -tip: pF•+p M4 wrtluq tbn FPRWCI ftAl be TL-rmvgj fmm wnKe Tr(-ire f],dlnnrKc SCt•Ir•.. a MW 9-1 R. Curkiwi.(•muml Oismee 1•Ira1T11 dx 0im4ammeni portxiures oiled inoppNlli,u;I.'lRR1ti7 5.5 11 9_ Sum sIgm we m ht to Mine.-imiian wi;-cr mid W ErF s;ArLrI Thal I b a.pgFowcd WLJ aeei%W& mod lmw apprrn cd by the Ada C-nunsw iiiowin PivF Fl ;Pnd 4x Fi7gI Plar RIr tMI wlyda+*sann sKWI ht=onicd_pnor w..Vp1%lag$oir bwirlIne;LLrmmq. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes-H-2024-0072) - 18- I u.A ILYItf of vv4f-L sH rulh cumx-e9 ilw ilne,ml{d I Ile,will b:rCspluacd 1W all w4olnp4erx t ltriitrLg.Lmk6=Wiag.adICIII rLCI.-UC-P611W W s;rP=Itr00 111112-111116fil*L I 1 All mpr&h erneir,idawd w puWct 1lft.N311dy and htdlh iAall bt romplrud TwPw ILo iKvUfww* vfihs 5WPMrM ' hne ZrprM o bk th4{City 13�8°re .M 4;�Wr nqr RDO a Krgssn W*Mrr,ty larraeh impfts%enicck;ina dci w obuin Vwy fzgibmriW6 wiv rA Lhp Anil plW AmWL forth Irl LI[IC II I_F{'•3ll 12. Applietmi snalr be rrqul rrd io psv NNrc Wcdib de,-clapmLnl Hill M its..and cunLnrucirm ilrspC900n Fccs as Mcrrnined llwirgL the p1Lw rcview prams.prior w the muEmc 4 a plaM 3pptkeL ill lcibtr. 14.11 041t tar Ck MpanwbiliMx ofilrr W$Aicart WencLLM Ihm all&nVkp■Ic+r feomms;aampl+wi6 Lhc.JLdkcnthrf wldL Lhskhhlicx Av imf Lbc fair flLneau6 Ael. 14 ,tpMlcros Mall be rs mn-Lible fprnml iuuirsn pn0 compliwce Ail)h any SoctianAm Pk-rrnntinµ LUL TZLJ}be drqui rod by Lhc Army Caro of LILLWL'L3% Ii 0e+tk1pa shall mvillimi ntai9bua kKxiL llt—r.b Iha Mmdim MA Orr-it. 16.l umfui:b=L3r msvlrs sh.rLl brsubmwed hl rbr.M eudi-an Bui6hng fk"LmcdL CM At bukline pnd4nwv1,irl0 4nm;rw%d hnekfill,%iww frx,rl■p Y o-IIJ t+l nwp All rr!o". I, 1 he J vLm eifiFmoee sisal!R n--qukmd It]Terri Fy thal Ihr KUML[mrcdnrq Anffi oas&e sei a ed Ihlm Iwo rrf 1•fLZL abmvr Ihr hrRllerl CntWWhM pest µ14-09lWXa r1t n iM nilk Irk W MLrts Thal 1.6L bufh,ly devzl mm of Lhr cr wl srotes of bump is all lease I-6o 1.ftb x. Ix the applr4ant►4kwi jrt cu#+eL I,h011w rtip.In..Nt iar ulvpmgpm of all imgmmn wA drr drarrwge fXilin Willrrrl ihs PrrF==l Ural lto"fall wrier lbC M3!gd31; ql aRn erdgMKa#trtricf or Ad w nil &N,jit elrF.neL:,hill I ph%t ale s'L71rlI04Ml%Iq 1MM dId he 1lrik i hdit bEe6 mwsJdd M mPmF -rnee with the apprnsvd deslpF Plan; Toes qqqGftq In%,I I be ragwrred before a rc li FiullIc n mLiprrep t,Lsmurd&w an%-f1nleLufeM=uIL1n rhr PXULUl 19.At Ihr compltilcrs of dti Plea.Ilse applkane*all be n-tponsltk io ulbnrir regard dwvingps per Lk City ofMtrkban Auwt'Ab ordndaf& Iltre[rrcOfd draa.lols muss i-e fccn%ed mdl aFpro,ed priarla thf imAmec4Fa ceniRcaticnoF%xcilpwcy for nny 1Lnai;urts walbin The pTu*l 20.A APML IiEhL plra MW nccd Let be tlWdudL'd Ln Lhe en iL•vwmyn ucLmmi pLvls.S1tvL1 LJgki plat rcgwrerretntr im ii%wd in r dkq A-3 of Iht Ilnrrmemcnl'7lundards for+mvi UphiL% A cogle of Lhc sLmdards cao INC IMaLd 21bLLu' W6AA.39pv1d-'2 21. llrt CP1.v of Menckm rltqurrcx Llwl 0%ow-mr poss w the C fly d larfcwmnnce Minty im the irmu M 4t 123%4d the Lq W1 gn$Wlk;j rr c%rsr for al9 sncompkn4 www,sales aid trust m*gFwvc%= prior ha farm"om riyralwr>: Tp14 sllirrk vwM bs-%%ri Ph-J I*a I int ilm aw tndL Laru praxibtd bX 160 M mCr 10 Lrs City lire 51I c"GLm W pwled w the 94im of W irrWK-W-a kr Ietrcr nf"iil,i;g r depdsn mbond.Applretim mLr%k Mir m mpplleni m.I fmr hurry.kMitaehtale bs dowel do dre CquuMor 11 Pes'elvPKM D4Wrnmt wokilC Plsawo srw4W lewd r}eMaprrpmt Srn'iarfor muff InkmMu n m xA7-..11. 22.lire 0LvofMcndiwr rcgwrxs dmt dracmmcFpmll talAo C-rly Bwnrrjsiv surely irl ibeamumLof 'M of Ire wW atmstrwvlmn cost for adl=mpkicd sewer.wmer and reclx Irlira}Ifsimrr for ftwion oflwoyrm Tldf!6wriv Ail be%erified by.)ILrx isrrn cost esdmase pr%yvb:kd bti the swam Lo Lhf{try.Thu Surtty CM be p IEd an Lbc IiAit3 of an inc,u ahlc Low of ernllf,cmh depmil cwbmd Appfreoan ntlre>file an aWieal.m far sure%a.+KichsalL be fnLd%;I m the Commrmuv C"tterplmClld Ikpen cot wcteiic. Plcax eoman Lwd Gn sopmfaL xrwi=dot mnleiakrllLnl�Ls ai xll7-::l 1 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) - 19- C. Irrigation Districts 1. Boise Project Board of Control FP4Y ,f IwW,kw MASS' PIUMEI=I• BOMW OF Cu."'Itirl- +IIrrII•Sil IYm Fa,=■r�,r, a■n�aF= max.+rrorsalrlcrs y• rrrr.M •IT PAW. IfpmW47�W PMAM F4*Pm A%I I gnrr a uerme �C o MOAn M1�YpHrlmp r 1 TIIDNM ill'rr"A.eh 4Llf OE 3 M C r iI mkwpTIr•r AFK%rL 6plS30M KC 9GTnr ls.orrw Mll'I iiiiim cm" M34JLTW�OL�C"+R�' AIL IiGk IH••INI y����7r7y{ Y�7�F� 17<2'L�rL be 2025 C'It} cIcrk'A OlfFac 33£BroadwiLy A1rcmur-Swd0 102 Nlat,dim I C?1MW kE. I fill C4mluq Fwm F%1%%AKwnc* TW,iXWk AV&zrl(I f IIill Pnrk MFJA.PP. R!71-311244Ft171 New YoIA L Lrrigliuo DlAdd NY-3296Wt-06,00 t 49,4ou I I h. 4 III I_-LH Cunpkiiiµimm JmLerJ L.1IPW Sce.33r'l-K R11�l HM- Nick Natoli,Plaerrr. Thm mm w P liu Pnticcl m Ncw Yod I rrigal ion OWdd i'a-+lht m Icbmtcd cin the mmiomd prop m' ;.fmoAvver i LL) hk facr s14 tY1 LL I.Ad tik`aba ri@hL P�m Idaho , 'fide 441 kxml ini l draitJe �LIILI -N 1n.81 cr' i Ifii. JMverqq to seMM nri2:!_hk+.,rij%- pmpe,rtll, mkLit rmain unI:Rm&m *W amd prof rki-nl t-) Jln aprwopriale 6%wmml by the IamVwnm dC►+ IPVCr and omrdrm-%nr%. t, d�+'41Up Fn I 111�it iLIkV diliV.LTµ7 µr LNmai er A u-o nCIS o1•arigMburlag properti3 on this mettEa. If yugp havv mW fvrthcp rlWldM• Oq U3MMVI3tL r u5liom 11Iia puLell¢f, pJ L]o IWA bC!%jL p In opmocl me ai1201j 3"-1141. 11vu ioti Ri ltMor A LILgl nTri I'r,9jm;l MwpgLvr Ow:tr ec: ktvaa ktcwri V4'aE unmur. yi le FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -20- D. West Ada School District(WASD) VA ° West SCHOOL DISTRICT November 2L 2023 RE. KIIrs Century Farm Townhomies M1DA,PP, RZ 4-2024.0072 Dear Meridian City Planners: ~NestAdra School Qistri-�# has Qxpierien(*d si4nifirant and sustai ned.E rowth i5 student ennpllmignt during the last ten years-Based an current enrollment data spedfic to the area surraundirkg this p roposed development,vve e imabE a development comitti4 of 72 5i n$I,—family units and 0 multi-farni ly units could house apprcWmately 44 Sth*ol aged children.ApprQwal a#this application will affect enrollments at the fgllowing schools in W-Est Ada school District. Enrellmprd Ca rat Hillsdale Elementary School 772 67S" "ram Caipac➢tw Lake HaM Mlddl@ School 981 IM untair,view Huh Wiwi M15 2175 West Ada School Vistrict$upports economic,growths bowever, growth fosters the need foradditignal school CapBClty. Currently entitled developments will continue to have a n i mpact on the distriCCS enrollment a nd avai la hle capacity south Of the ird*r5te. IMhen school enrollment exceeds capacity,to rneet the need for additional school capacitor In this arm one or more of the fol lowing wil I be implemented: • Transporting5tudents t0 an alternate school with available classrooms. • Atteridanre area adjustments if there is availability in a nearby school. • Passage of a band to build new schools to fit the enrollment needs. • Portable classrooms placed on the property at the middle school. Portable space is not available at Mary MtPhersorr Elemerltary,Hillsdale Elprr@ntaNr or Mountain VI@,o Wigh- IMestAda School District requests developers' consideration for providing safe walkways, bike paths, and pedestrian access for"r students to schools and oammunitw resources, Sincerely, Miranda Carson Director of Transportation &Pla n n ing FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -21 - MEMORANDUM- SCHOOL I MPA O�IEK� LEI 1 -COMMUftITY DMLQPMEMT L)EPAFITM:ENr Wabor 22-ZD25 To N Ich Nawll,Aswcgle'PLan Iv SIC, Bdll Pipruia.fiurreM PI.1-3no Supwrvi Pw FROM: Wi-Rn McClu-rg. Lurqg-Fi),r" Planrik%Suwerviso* RE: H-]024-1)012:HIJI'i Cenruryr Oarrn toyyrrtrorrres CUMULATTWIMPA M ON SCHOOLS 1'%#p4 opose+d respdant•al dkveliopmmt BW6c4ticn ii$Lenec.Ay lowtm al 318UEF E Film Park 5t- t his sefltlon-of tM memo soaks aL LurnLL-1wive imputs o,rer a!bread area and proaodes cnliTILL fneffl dbu rrl UNJ a# *Ct*d thrThd!14ibjeCx sppllplutirl The fepll&.vlrqt lea0emaMM jj intended as a r>eh:rexe. ralhim than a drcisiwe ml-and serves to furecasi the r►umbier of sdhaol-aged children,inr-Med m both public arrd private schoads.using city-wide cis dot& T-p dKm and wldrkr ON[RU NW"rsr Ifiert WVE!hiftrti 376 arlililli0d L-nitr 1160 smile-t prnlly wd 115muhii-farrkily)appro,Ld mothin a I-m1Mrradaui of trw prolt-cT r-ewhing In fore Gas{ 5tudyrnls&wAd on Er+Sstlrnwnis rr � w 9* ErrrirrrkN MIdd o No TWO 0?4ftI5wdrr4z FfthIrr Prwwd A!QtX.+ T.4(W—14 4*-.Md)r.Wn&dy 4$APn.rf11VJ3-R*"V for Pr;gnopwie pkrp!l gndrVi-r t PPr%V 1 r VW pt►J-m11!510VeJ I14f 4M4 5 ram'M They 4I0t0 rKfeNTM UPWO W14169fQree1f DA1'irtJ MIµJftPtTrhm+IQ 00000NY15,1FjZb f1P Ukd SubjiSfYa0 .Affw 'bra-�1i>-nrrrur+rtV3Wre1 5-vEi2r doll?r3 ede-J ro &Ijf rr vid prri4M i Per r ;". dnd i-mrD Twme il�y 0ilidri far ptkik and b'rWtrf+rfttmUl i. 1 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -22- fXMBtl•A WEST AOA SCHOOL DISTRICT - STU DENT GEN ERATI()N RAM West Audi School UistrKk (WASb) uses a Student Generitbn Up�SGR] to drte mine what impact future dewelWment will have an enrollments. Losing WA3Vs t#,the fallowing 4&City suit's aaiesameni:The 5GR far M11Kdale Elementeryr Srmol d Odd far srndle famiillyr and<XZ for nwltklamihf. Based an ft submitted appFcaticn macerials,the pfumed wgj t will contain 71 sln&family un its and 0mold--famiIVunits rekAing in appeaximatelk JU Xhaol-abed {hkrerr ir:rass all 1FKJe WWII Please ME that tlwt sUbmCt aroe€t area has some oreymui resi*M0 tnoftmerrt5 Jaya#ore not Indoded in wmVlative fuggag reotartlw[l the proposed project is wrthiin Lhe Iollowiing school boundaries,curremly,and apprmI of the prolact maV a+PW enrollment*at Ilrow schools srhw Attendance Ntas 24-25'€nrPMnerrt AFCh teMFal PraRiiien UNsrY CWCKV Ftillsdrlr EkMeneary Sehoe+ 766 70D 675 LA*Hazel MwM Sdm5bl 987 11M hki,intaln Vww'High txnod 2479 t1 f 1 rgves F 5[udear Genwaucn atone are roomed err rafertrKe[a the dEsk harad eilemfirrrary srhnd wirhM!ne 5-p4ectPvP"'s rsorvted raWotiWiGar[rwa. r&s 100+fnMw esmrradeous a nrfr+eKe, raver tkm a dlensw too • Prarerri mr)be 61*4 kr pion and JuA'knparts na!wmriedmre t Archr'[errw*af G&Mxiry-the capctd ry eSiWW d dt[toe rirM rj idgdgW Ai hideddrl the J1 ei Hn b LNr q g en&4Wtde QLL[Wi1bWW117riA[fF!NMrlp.: FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -23- E. Ada County Highway District(ACHD) ivk c u rre AWIL v"PriNdnn ACHDw.re{,eFdrharpr,irrnnrrlaw an.rrru ❑mnmcvaam _ 9q 0grrkmMm R 0Nnmcmo-rw Date:lanuary 29,2025 TO:Ell 99rtSKP.erlghtor+COrq. Staff Contact:Sarn Standal,Aw swnt Traffic Engineer Projerl Eyescriptiare Hilts Century Farms Tr,p Ge,+aratlon:This eevelc min[rs esrmatad to ge�r*rwe 902 vehicle trips der datyr, 41 vehicle hips pot hoIpr in th•PM peak hour_basod on the I1lstituM of Trar'+etportbt ion ENineers Trip Generativn Manual,Tf:"edition- Qerju.rcr.A6vr&t6h&ub ft'r6aFfx Do area roadways Firpeet r ■ VIDS NO i:ornrn ent% V. conr*ctingyou to more +diCauar)high y r%mkT•MEhUrrf.Srrom-[sWn City,ID.E37A-PH?WffiJAX0-"3K WW•4w&j1&4KWQV FINDINGS A. Rezone(UDC 11-511-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The City Council finds the map amendment complies with the applicable provisions of the Comprehensive Plan in regard to the Mixed-Use Neighbor future land use map designation FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -24- for the site. The Council determined since the proposed development falls into the 30-60% residential requirement for the Mixed-Use Neighborhood designation and is providing additional vehicular and pedestrian connectivity in the area that it is consistent with the comprehensive plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds that the proposed map amendment and subsequent development will contribute to the range of housing opportunities available in the City A addition, the proposed development will provide housing near a regional park, YMCA, and elementary school. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds the proposed zoning amendment will not be materially detrimental to the public health, safety, or welfare. The public testimony given at the hearing discussed concerns regarding traffic and over capacity schools, the council ultimately determined that the proposed development would not make an impact that would be determinantal to the area. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The City Council finds that the proposed amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing public services to this site. One of the main concerns from the public testimony was regarding Hillsdale Elementary School and Mountain View High School being over capacity. The Council determined that the proposed seventy homes would not have adverse impacts to the school district serving the estimated additional students generated by this development. 5. The annexation(as applicable)is in the best interest of city. This is not applicable due to this application being a rezone. B. Preliminary Plat and Short Plat(UDC-613-6) In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; The City Council finds the proposed plat is in conformance with the Comprehensive Plan and Unified Development Code. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; The City Council finds that public services are available and can be extended into the site to accommodate the proposed development. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -25- 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; City water and sewer and other utilities will be extended by the developer at their own cost, therefore, the City Council find the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; The City Council finds there is financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and The City Council finds the proposed development will not be detrimental to the public health, safety, or general welfare. 6. The development preserves significant natural, scenic or historic features. The City Council finds there are no natural, scenic, or historic features that need to be preserved with development of this property. C. Private Streets In consideration of the private street application the decision-making body shall make the following findings: I. The design of the private street meets the requirements of this Article; The City Council finds the design of the private street meets the requirements listed in Article A of the private street code. 2. Granting approval of the private street would not cause damage,hazard, or nuisance,or other detriment to persons,property, or uses in the vicinity; The City Council finds the proposed private streets will not cause damage, hazard, or nuisance, or other detriment to persons,property, or uses in the vicinity. 3. The use and location of the private street shall not conflict with the Comprehensive Plan and/or the Regional Transportation Plan; and The City Council finds the location of the private streets does not conflict with the Comprehensive Plan and Regional Transportation Plan. The proposed development will be finishing the construction of E. Hill Park Street(local street) which will help finish the transportation plan in this area. 4. The proposed residential development(if applicable)is a mew or a gated development community,promotes infill, or is a planned unit development. v1. The City Council finds the proposed residential development promotes infill by developing some of the last empty sites in the general vicinity of the development. In addition, the proposed development will provide better vehicular connectivity. ACTION A. Staff: Staff recommends approval of the proposed modification to the Development Agreement, Rezone, and Preliminary Plat with the conditions of approval listed in Section IV. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -26- B. Commission: The Meridian Planning&Zoning Commission heard these items on November 20', 2025. At the public hearing,the Commission moved to recommend approval of the subject Rezone,preliminary Plat and Development Agreement Modification requests. 1. Summary of Commission public hearing: a. In favor: Amanda McNutt b. In opposition: None c. Commenting: James Phillips,Alan Harris,and Chris Johnson(Not the clerk) d. Written testimony: We received written testimony from 31 citizens with concerns regarding school capacities,traffic and safety,inadequate parking utility capacities, density, and inconsistency with the comprehensive plan. Hillsdale Elementary and Mountain View High schools being over capacity. The citizens described the traffic as gridlock with people doing reckless maneuvers that cause safety concerns. In addition,the citizens were concerned with the data used by ACHD which dates back to 2019. e. Staff presenting application: Nick Napoli f Other Staff commenting on application:None 2. Key issue(s) public testimony_ a. Hillsdale Elementary School and Mountain View High School being over capacity, Centerville (neighboring development)evelopment)has not been fully built out yet and was also rezoned to remove commercial for residential,traffic during peaks hours of the day and around major school drop off and pick up has become significant and unsafe,and the lack of commercial in south meridian for residents to use. 3. Key issue(s)of discussion by Commission: a. The commission discussed the schools being over capacity and decided to let city council make the ultimate determination on this issue. In addition,they discussed the transition from residential to commercial and whether losing additional commercial space for more residential was appropriate. The commission also discussed the viability of commercial uses without any street frontage. 4. Commission change(s)to Staff recommendation: a. None 5. Outstandingissue(s)for City Council: a. Hillsdale Elementary and Mountain View High School being over capacity,whether losing additional commercial space for residential is appropriate,traffic in the immediate and broader area, and whether the density of the development is appropriate. C. City Council: The Meridian City Council heard these items on December 161,2025. At the public hearing,the Council moved to approve the subject rezone,preliminary plat and development agreement modification requests. Summary of the City Council public hearing: a. In favor: Eli Benski b. In opposition: Julie Edwards C. Commenting:None d. Written testimony: Martin Hill: Concerns regarding-a recorded view easement that discussed not obstructing the view of the foothills from his property.However,the city is not a party to this agreement. Sam Scranton: Concerns about keeping the mixed-use component of the area with a balance of residential and commercial.He referenced the Centerville development from 2021 that FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -27- rezoned commercial property to residential and doing so here would further erode the commercial services in the area. e. Staff presenting application:Nick Napoli f. Other Staff commenting on application: Bill Nary Key issue(s)of public testimony: a. School capacity and loss of commercial space were the two primary concerns that were raised from public testimony at the hearing. The public cited Mountain View High School and Hillsdale Elementary School being over capacity as a maior concern due to little or no relief coming in the form of a new school within the immediate future. In addition,the lack of commercial uses in the area is Key issue(s)of discussion by City Council: a. The city council discussed school capacities and how this is an ongoing issue primarily with developments that will be served by Mountain View High School. The City Council indicated that West Ada will be discussing school capacities and enrollment in January and that the school board will be looking at redistricting south Meridian which will provide relief. In addition.Council member Cavener expressed his concerns with commercial spaces in south Meridian and was not in favor of the rezone. City Council change(s)to Commission recommendation: a. City Council amended condition 2-E to change the language to allow for the removal of Lot 12 instead of Lot 13. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -28- EXHIBITS A. Project Area Maps (link to Project Overview) 1. Aerial V11, Legend Project Location Area of Impact R OAnalysis R ale, 01, _ - I @ meeanner 1lie, . o JMb I � _T.Z- u e! AA.► *t�a� .. w w. � �1RI a s � ili-Ilr'�� � ge1A IeR °�lll�Yl�If hH9.w - !! 7MAYg11l,/�AAgIM1�.�'' ._ I' tltANINl1 5-1171N� - _ , 111lIAe1 pMA1 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -29- 2. Zoning Map C I I LDTD=.- Legend Rmi RUT R-g O Project Location i_ o �__ Area of Impact � f R$W Analysis "r1 rV ® R8 C-C -. T RUT J IL } R-1.5 C-N R4 3. Future Land Use Legend ®® _ Mediu ri De i ! Project Location _ ® Residential ':.'Area of Impact g O Analysis ® Ell MU-C MU=N Civic Low Dens , Residential FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -30- 4. Planned Development Map Legend f� Project Location Area of Impact a T=' City Limits +. Planned Parcels ;� - ------ ; , O Analysis 1 �-L-4 i M ®®� FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes-H-2024-0072) -31 - B. Subject Site Photos E' FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -32- C. Service Accessibility Report PARCEL 51133212576 SERVICE ACCESSIBILITY Overall Score: 30 3 th Percentile Criteria Description Location In City Limits GREEN Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 100 yr floodplain or> 2 acres GREEN Emergency Services Fire Response time 5-9 min, Emergency Services police Meets response time gaals some of the time Pathways Within 114 mile of current pathways GREEN Transit Not within 114 of current or future transit route RED Arterial Road Buildout Status Ultimate configuration(#of lanes in master streets GREEN plan) matches existing (#cf lanes) School Walking Proximity Wrthin 112 mile walking GREEN Either a High School or College within 2 miles OR a School Drivability Middle or ElementarySchool within 1 mile driving GREEN (existing or future) Eithera Regional Park within 1 mile OR a Community Park Walkability Park within V2 mile OR a Neighborhood Park within GREEN 114 mile walking FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -33- D. Original Concept Plan 4 _747:7777 ITYROA f+PLUS CENTUQT FARM ..�. t 1 RETAELJPROF ESSIO NA L ComNL�ecipt sueoLVLSLoti SELF SERVICE STORAGEDificl INUE►ENOW LN114, 5 VEROMIDA CA ��** �j - ASSISTELl CADE CEI ll'IIING PkGE Q IFIEa TS �1#� * i HlIsdale City Park As -_, I '� - � F f� �f illsdal - •�-.T fie' iI HILLLS CENTURY FPPM SUB6)HISION DILLS CENTURY FARM NORTH ens r Oo,L'-rf 3-1.3Ot9 CMCEPTUAL-SU6fECTTOCRANGE — A FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -34- E. Site Plan(date: 9/18/2025) j t"i is►'ts V. w f a qr . ) - - _ —IN low ,5i,•.E �� •�} r ,,, � r BRIGHTGN CONCEPTUAL SUBJECT TO CHANGE FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -35- F. Landscape Plan(date: 9/18/2025) 2.1 - - WR a 0 -- -- ------ LAN06CAPE COVER �� y � •-_•,•• --����'Sti� �....�'¢..xSST.�Y�7\153.�. �.` �• wwe iR,fi4i,. � u Ion Q FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -36- I � e 1 g47. p f 1 tl e 1 l + [ u'4cF11ruRYFAramfOwM saw1 )• x�a s� rr j! . Ali ® ® ® e e e a a o Q e ' 0 u'stfNiWJmw iG1VM ...® 8 I�fJJOw FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -37- 3 C�i E105IRNG TREL INVENTORY AND MITIGATION:PLAN ' �5�1���LT.mmL�S�R"^ •� _ 'aOCtlbl'"'rwti.W w..�r RIM-- I d - FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -38- G. Preliminary Plat(date: 9/18/2025) PRELIMINARY PLAT SHOWING HILL'S CENTURY FARM TOWN HOMES SUBDIVISION ,owe�r a rnx H. wr,arx.,once rwwr wi awmuarn,wrw ---�.. - _ J*d+ + I -` ----- -+— —-— _ FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -39- - - - -=_- ...��. i' _f — _ i1 d - -1t —------ ------------ i e I Lr i --- ----- - -- �- L-; --------ji --- jjj _ j 1 - - - - - ~PPzn ; STREET SECTION A(PRIVATE ALLEY) STREET SECf1ON 6IPRIVRTEI ....� :.7C �� r STREET SECTION C(1..E( STREET SECf10N❑IPRNATEI Mi N w�a v r� pL1]ET SECTION E JPUBLLI C ,STREET SECTION F f PWATEI — �PPl2 g FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -40- E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for Meridian LUXE (H-2025-0035) by Mary Wall, located at 2350 W. McMillan Rd. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI DIAN:-, AND DECISION& ORDER , In the Matter of the Request for 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.,by Mary Wall. Case No(s).H-2025-0035 For the City Council Hearing Date of: December 9"`,2025(Findings on January 61'',2025) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of December 9",2025, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of December 9t'',2025, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of December 9', 2025, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of January 6t'',2025, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title I I Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019, Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § I I-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) - I - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of December 9t'',2025,incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for Comprehensive Plan Map Amendment,Rezone, Conditional Use Permit, and Development Agreement Modification is hereby approved per the conditions of approval in the Staff Report for the hearing date of December 9th, 2025, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period. Upon written request and filed by the applicant prior to the termination of the period in accord with I 1-513-6.G.1,the Director may authorize a single extension of the time to commence the use not to exceed one (1)two(2)year period.Additional time extensions up to two (2)years as determined and approved by the City Council may be granted.With all extensions,the Director or City Council may require the conditional use comply with the current provisions of Meridian City Code Title I I(UDC 11-5B-6F). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s)and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -2- E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-652 1(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of December 9t'',2025. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -3- By action of the City Council at its regular meeting held on the 6th day of January 2026. COUNCIL PRESIDENT LUKE CAVENER VOTED COUNCIL VICE PRESIDENT LIZ STRADER VOTED COUNCIL MEMBER DOUG TAYLOR VOTED COUNCIL MEMBER JOHN OVERTON VOTED COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED COUNCIL MEMBER BRIAN WHITLOCK VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. Simison 1-6-2026 Attest: Chris Johnson 1-6-2026 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Dated: 1-6-2026 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -4- Exhibit A COMMUNITY DEVELOPMENT C��fEPIDIAN;,�-,'-- DEPARTMENT REPORT I D A H O HEARING 12/9/2025 Legend DATE: Project Location } City limits 0 TO: Mayor&City Council Area of impact Analysis FROM: Nick Napoli,Associate Planner -5533 I 208-884K. m nnapoli@meridiancity.org ,:, APPLICANT: Mary Wall - SUBJECT: H-2025-0035 Meridian Luxe ._. LOCATION: Located at 2350 W. McMillan Road in �a ' the SW '/4 of the SE '/4 of Section 26, TAN.,R.1 W. z rim 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-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. 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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -5- D. Decision City Council: Approval FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -6- 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 - I1. 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 No - Required • Access McMillan Road: Arterial Street - • Traffic Level of Service McMillan Road: Better than`E" - ITD Comments Received Yes;No Comment Error! Reference source not found. Meridian Fire Error! Reference source not found. • Distance to Station 0.8 miles; Station#5 • Response Time 5 minutes Meridian Public Works IV.B Wastewater • Distance to Mainline Sewer Available at Site • 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -7- Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:SO426438550 Date Retrieved:2025/9/19 Parcel Count Parcel Acreage Infill Indicator: 2,180 Surrounding Area 124 7% Not city ® City Limits 1,733. 1W 2,870 9 ■ Not City Household Household& Population Growth Households 02020 Population Change:13.4°/° Population ■Growth (Household and Population Change since 2010 Decennial) 10,000 20,000 30,000 2.00 ��. 2,500 Single-family L 2,000 41 Residential 1.50 r_ Parcel Diversity (A1.00 1,500 U N 1,000 0Parcel Count 0.50 500 *Average Acres 0.00 $ 0.12 0 a R-2 3 R-15 Average Single-family Density by Zoning Average 10.0❑ �8.08 Residential Net Density V 5.00 0 5.49 a 0 4.09 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 1 raffic C,oL11- is base❑ on Vehicles per hour f.VPH) 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'" Acceptable level of service for a three-lane minor arterial is"E"(7 0 VPH). FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -8- Figure 3: Service Impact Summary ImpactService • • Ready Q 0 0 0 0 0 0 0 0 Marginal Caution 4- 0Q1 °aa 5r o Qa FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -9- 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 1I1. 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: Proiect 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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) - 10- 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 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 11-2B-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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) - 11 - landscape buffer acting as a setback is required. The proposed development complies with the minimum standards. 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 faciliovbuilding 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. f.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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) - 12- 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. 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 11-2B-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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) - 13- 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 11-3B- 9C. 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 of planting. 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) - 14- 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. 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) - 15- 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 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 of planting 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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) - 16- 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 I I-3A-1913.4. In addition, staff is recommending the sidewalk running north and south follow 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 I. 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-I5): 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 I I-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 IV. to be provided with development. 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: FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) - 17- a. Future development of this site shall be substantially consistent with the site plan, landscape plan, and conceptual building elevations included in Section VIII and the provisions contained herein. b. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the development. c. 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. 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. f. 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 more mature landscaping in the form of 6-inch caliper deciduous trees and 8-foot-tall coniferous trees r- 4-' t^` 4-bet bee with a �..afrief 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) - 18- - 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- n rune , „ditions of appr-oval. - Revise the fencing to provide eight(8) foot closed vision fencing along the perimeter of the storage area where the buildings 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. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. 7. The conditional use permit is valid for a maximum period of two (2) years unless otherwise approved by the City. During this time,the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6. A time extension may be requested as set forth in UDC 11-5B-6F. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) - 19- B. Meridian Public Works W a.�axtNrt Etsu a m sewer Ava Wblr a Site seNw.ft Sewrnr5he17 IE9lmared Rro-jpa Sept applleaaals Sewv FRU's hV(IRidecliting 4alans* • Project Cermstrne Yes men WW Master Ilan adl PWn + Impacts�mlFcrrns + • W@PLAT,[VforksSitnSpeciNCL:andillurr: Water a Ddu Ke in Water wWaler Awllaibie•at low $rrvKvs s frll mrlyd k god See V01W.ridh Water ERU'i • WALn QLsel" Name t P•Oivr1 con'kive'rc YPS w th Water Mal.W Ran • w4mctVcomxerm I None- NON-PLAT CON DITIONS II IN WfWK%J1Fp+FnT-1F'-7 .&*r pA Mir C'nod4iaa341 Apprvr*ll I A IL %4ffl;[1L81 will nqi qn4\lie!ip be Li mug be[Vnpedi absndNiled aL:etwd.i g v I4110*'7 ell r-9tinlcdvn 5vndefds Rules MdlCn01'TWred"ft Who r34l1prgz1wn1 nF Winer Re,.LA rcea 0DIArIt) The❑k:veligw.Owrw.of prgeo Fiflgnilmr.sha11 pnxade a ^lliL1e4nVnl jjdrKy�png whlclhex lhert aY#and tni MAR+silo 1A LIFO deielupawnl.a3Id IF W, ho-A�hr, will!4rnnigive n}be twirl.{TI 1wavide reMd OF1heir 41handn+nlerll If n@Ils ar w bc:aha.id mdd.the pruj m-1 u%An�t their rdjXeWX1Cadxt rilnal C'Mtacl dW Vh It iiloundwaeet NLI[Mlil.n�iC�i;647fl(3LAro1 Skismet,lE} Iayp +loYrll Z'Eld-267.49721 BL•I URL any work is dontrtodmommrssi4Ln an existing wel I(even if it is 6d cvtd thal th71A rlI is IM than I R fl d").h4Xlf 42f;A tnh7e1114ah{In ni[IL!l}YI'I4'tow be nwhmi twd to Lk-City prior w any wDrk being dcme to dercmmissi on the Ael1.Failure to uihVFlunrCalt:wWk IDWX Lnay revel I in udrrtLUMA wLvk erd Cxfwjl sr lu dkC42ltlMUMI n the-aell. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -20- a hllw+%•n1, 1, 1 1 IL\ZY,Ifa14e I,kild.ftp.4xplwha,Llaih 4iz,9liial14 LL AIN.hffl Ul LdGiiraifam lrcn.i,.r:- .I eLL.rblt k1mll uirklo IhL vGLI[s cAf elft ApphernLtS%Lill cY-lP—iW%:Io Lg447--I i5N trslllliselitlll4 IIIkj Ah,}EW 5 i nr+SI«%i•I i;II 14rif plmn4hl If flhM 2r4 71y quC5110M 4x":..I ."J%-Rerlminner Ln pornllel t4qmr4 mfn 11Lft 4aAmicm Sc%L•r 01vuld he tw Icn phsh 1011 ilula rdµc„1 Ldx nctll 3 $ni4C A1IR5 rnLgct he L}II&grs'r+Ip cev.rr mnLn a1'hL'mm6* a Sewcl and wilict tlmrrinp,III pdrollLl rryulrs trio 4ililsax47t►ni '"ci IhLwlld be in.key L!K=Nrft from edgf of ew mml S Vclrn niu i Isr'Lwitacd wallet WmJktpvd krou rimnlLUi Ibr bmiding �. Slubal 111r 5oud asi con%tFgYFft silt WiiLbeMhund In be abandaud ifaoLlld. 7. VLLALd.-'V&L-S c erEia cli, Illy errt.no po%Is Me olkrwcd Ln caxtlfcnls,o foike,6dir Fri LwL 1pnn dre ccir4 emcnicnL.Hwt a r*u slmLnV Ni an dre r4mF.k6dikrially.The frince shanrhl 11011 NI!pualb-1 Nflh lkc waArl SLM11C[,Ad br*iLhsfh the C19criclEL The scnILY3Ifould ILr all kw I II fmrn a pagl 10 fear f 9. Cill mLul hLh-e the a6rliis i10 opea gale al all Lime.Nocfdr Effie lui.iou hum Ike elLy u 1u hn e awg'4e hill the 1 WIL}PIM 9. WaLar W-B[L%to bLr om lh.ffi1 and-td'%2w•rr I U I;.nrl M W scw'pr+er-'i CM ra+l illttwegh mJiitrnll01111 Rtiftllsa 11. Prkn-il a'Y F2tWMLnLs for Blain,fiid anl.lat4rabL and reaperxmicvi ba%anLnLs$homed L Und Lip Wilke eQ ul ell ulw hyd+anl:"oc antlLL,and Iiv be,vikd,L General Coadlt"as DtAppc"al I AppllcanL waaee and a weL mau%1a aid rouhaa w^ih it c NIA lk ceko 2 Ptr Alend,yb 1 bIw 1 ode 11k'( I Ihe-pp11o11 ihdl be w6pansiNe In ui4u&wo er-,wA xnler m alms lu.a d I%nn1µ11 lki,d:rc11g1rncnr hpillllcahl mmX l><rlgLadlC fi ra mmlgn vril xxiwnl41lt foT nnf :siFuci.w 4mkplcculepf per WV S41-3 J. 114r al'plumlt+hyll pmf id-L:a rmLrsll%)fiw ull pohllc wl%vile•cr Ihlams oweidc of puhhe nLL i*F vuq 1 Lnclad4 all wnlerscn Ices arld hNdrluual. Smcr-red1R co&mkm sane*dvgcnd,rkf cia 9.v Yr dppib Srm cr If-''P(I it.4 p Irqullc o lA n rawrAcdl,YIQ�h a 40 El rncitival,md:F.an n a 45 fl easement. Etlyure no pizm mewl 51n murrsilreas.bw,4xr.Nxildehgs.corporhs.Slash rmcpud4 xulit.Y4hccn,lnfilllylan M-ftbc%.IliphA pulps,rk.Ihint bublt 4s11tL11L the utility cmvibcol 4Ebmil m exxulcd ewcnlem ion the fmm I%silablc from Public K-A FLO.aicyal diesrnprioa pr4percd by an Ld ho Li ceikked ILIOfe%kwrimL Lund Sim;c)w.M HO nhmL includd ilitle idea of LIM crculcrL lmarti,ed F.X HID IT 41 and an x I % I l-map�iih beorilip and disaarnn 1 mar hed EXHIBIT Si rue Ln lcm EALILh calrbff Umu%L be..-mod,U151"L011 JALLI by a PM"iuoxl Lid 51111%",bl.W NOT REff*D 4. 11w L'LLy of Polnhrll&I Kulmic%Ibil pe%%uLeed nngalu i}L feint bL i pp6cJ 6 a y�y Ll wwtc ofwalLs AMC 1 I-SHfif T1w MiilLvanl%N,nM k1L lcquirrd rU lim 2'cgl'AieF„ldK9 N wk!ll rake Air lk ppin;uy wt=, If a wriki"or well WUIL4 1�.rwA Me-14WL a ungk podia a e�lmhr4S1„s L:}fgr L'9l,dat4 w'alef apsicrd}Ia,flI I,'L4LIWFLd IF:I%-V lk-IknitA t451VW%:LIVn Iw VilllltL%O. LIY4&vvIW%!r A LII be L4$pant sbk ikrr d14 pmymam rki q#3LnvrL4ms fy 1114 SOmLrKin wzm pTkK to FPh4A io e4lLr14lrlj docloFwn0il plml appia>•A 5- Any srn,nutes lbal.am a:Iow4hd w remium shall Ud subject M!4-Aunkm wd possibtt reass(pmw 4f sanmi eddlivvinF!At M:in coFgAi c w lh VIVC. 6- All Lll ff*n dire hes.ennak,-kllesal5_or drains culus-Irr of mwzil%kmerwar-5.lmerxcudg. crplrinp m 1p}•Iep pd-:•rlE anti 4LfnLlpunub An Ihr ar,a EC1nY eubdivWcj r,lu l he addnv*ed prr UK I t X-f>. 1n pi7t me such work.rho appl icon I shall er mplt 4Idi Idaho CiAt 42-12+0' and WV olhc r PWI i43b14 14w m FcEw 1 an FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -21 - 7 Any wv li,ClI l-ill WL t't-kLIHL I41 hC mnd nI U-4 11e iW441r& xc41tdlrk Is1 IJ;lho W& Co.valcuixi:wider l: k,JLs a6 I.i.6Lrnrd by Lbc Idaho Lkpaft m nl oe r4 aler kciourcex. 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I I t rK{1u�r4Lllsnta Me lillw1 in IdOmpq h-f cd INC IMIJAIIL -I. .'I. ._ i-.01x of I*51wh±"d•Lan be fggw 4 kur n'n�Mmdl4f.4l IV r+rl'.LiL;41:.' - -d LL'1d - 10.71Le CFI of hl{swI ICI n•gMrV§thaL Ihr uh7baf"t Lok ('Ply aperi{II ',IIL.r kuprLY IM rk aft%u 1 of 125%ok Lhc u Ial cnmctmi:{Inn g{w Fix al l r ww.splrr and r Nc Imfia-hn1 wrm priorvo fitrs1">,IFWl,Irr I'Mil curdy YL111 be%rrihcd by a Iitk IteM,v41al cylmH.Ug'Pentrrdcd kty Lkr avFnvr w Lhr 011 Thr win;oen ke p4MAvd in 1hr fond of m ineL oCobk Ivur ofcr4d'n-cm it dupmn td bachd ApN44W5L IIkUA Me.1M apMWIrt-Llrl 1i+r Mddc .+h leh 4AIL Ix L0tM QA Lhe Camlmunlla r1nvlaMcm DepLulmeTL W 6byile PICJW cryplac{I Md N%CkggbMt;;%IN-ica rare dour uJilUtMWOM Jl 1tt17-`5 11 30.71Lr City a{MOW ian regtfpes LIWL 1.1W OYLIWF 1x.{{La IL C-qY aILoeraelV$Uff 1 in 11►r jrnodm of }u%oaf Lk bmat.xLmwi_K L-i&m Laa2 I"idl Loa11 parlLd!lcwcn-w 81cr and rLuir Immaiff ILaLre dor diaration aflym x eon T i,movy w,Lt 11e},rri fivd ter a kiw kvisi coro eidmxo IrrVh"b5 the iMiwr Id LhL Cd-+.'Ibe.urLLy cm he prdled In lie 1'mzn td-m Inc4tMhlo LCILCr 4Jf L:wL&1,ash deprrul cwhnnd Als*canl nLu4t fi1L'an',4*lealrw rap ylwrr4.-+Hell au be fuLad 04Ihe Ommummly Undopmclu 1}cpa1[nrnL Wre ni1L PlLMW nIChULL L.mld l}eti's7ulxornL'wnice Fpr r"wr InkOMrl,tlll ya x0-.211 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -22- C. Ada County Highway District(ACHD) Miranda fIDrl.�oodLACAlexis Pl kerip '''ck n'5s- „# -oZni Kent Galdtharpe,Gomrniss�er Owe M€Kinney,Gcrnrnlssro.re+ WPatricia Nikwn,cl nmmiwaww■ Proposed Develloprnent PoliciesMeets All ACHD Policies Pecluire •- - - ACHD -r - r Planned service Improv-DirrbMts Do area roadways Thresholds? ■ ■ Yes improvements? 15 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 City Council 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. The City Council determined the site to be consistent with the comprehensive plan due to the required landscape buffer to transition to the existing residential,providing employment opportunities on the eastern portion of the site, and the change in the Future Land Use Map to commercial to allow the uses to be consistent with it. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -23- 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds the proposed map amendment to the C-C 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 portion of the site while also allowing for 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 City Council finds the proposed map amendment will not be detrimental to the public health, safety, and welfare as the proposed uses are providing a denser transition to the existing residences in the form of 6 inch caliper deciduous trees and 8 foot tall coniferous trees, hours of operation being restricted from 6 am to 11 pm and vehicle trips to the site are anticipated to generate 132 trips per day. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The City Council finds City services are available to be provided to this development. Water and sewer services are available for connection to the future buildings on the site. 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 City Council 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 City Council 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 City Council 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. However, the applicant will be required to install a denser transition to the existing residences in the form of 6-inch caliper deciduous trees and 8 foot tall coniferous trees that touch within 5 years of planting. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -24- 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. The City Council finds 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. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures, refuse disposal,water,and sewer. The City Council finds the proposed use will be 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 City Council 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 City Council finds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. In addition, the applicant will be required to provide a denser transition to the existing residences in the form of 6-inch caliper deciduous trees and 8 foot tall coniferous trees that touch within 5 years of planting. 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance. The City Council finds 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 City Council finds the proposed amendment to Commercial is consistent with the Comprehensive Plan in that the proposed development will provide employment and help FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -25- provide a transition from McMillan Road to existing residences. The City Council determined the site to be consistent with the comprehensive plan due to the required landscape buffer to transition to the existing residential,providing employment opportunities on the eastern portion of the site, and the change in the Future Land Use Map to commercial to allow the uses to be consistent with it. 2. The proposed amendment provides an improved guide to future growth and development of the city. The City Council finds that the proposal to change the FL UM 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. 3. The proposed amendment is internally consistent with the goals, objectives and policies of the Comprehensive Plan. The City Council 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 City Council finds that the proposed amendment is consistent with the Unified Development Code. The subject development meets the dimensional standards in the UDC. 5. The amendment will be compatible with existing and planned surrounding land uses. The City Council 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. The applicant will be required to provide a denser transition to the existing residences in the form of 6 inch caliper deciduous trees and 8 foot tall coniferous trees, and restrict hours of operation from 6 am to 11 pm. 6. The proposed amendment will not burden existing and planned service capabilities. The City Council 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 City Council finds the proposed map amendment provides a logical juxtaposition of uses and sufficient area to mitigate any development impacts to adjacent properties Vl. 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 City Council finds that the proposed amendment is in the best interest of the City. 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -26- 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,Ryanpp, Case Doom,Tami Hindraker, Eric Hindraker,Tiffany Abernathy, Serge Martinez, C. Commenting d. Written testimony: Laurel Bower,Aura Cortes, and Scott Meeks e. Staff presentinggpplication:Nick Napoli f Other Staff commenting on application: Caleb Hood 2. Key issue(s) public testimony a. Concern re ag rding 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. Key issue(s)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)for City Council: a. Whether the access point in aligmnent with LoLo Pass Way proposed 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: The Meridian City Council heard these items on December 91h, 2025. At the public hearing the Council moved to approve the subject Comprehensive Plan Map Amendment, Rezone, Conditional Use Permit and Development Agreement Modification requests. I. Summary of the City Council public hearing: a. In favor:Natalie Jones, Mary Wall, and Brian Burnett b. In opposition: Penny Fisher, Daniel Fisher, Laurel Bower, Angie Ludlow, Scott Meeks, and Serge Martinez c. Commenting:None d. Written testimony: Rod Ludlow: Concerns regarding cut through traffic with the connection of LoLo Pass Way and the impact that will have on safety on the neighborhood. He requested the access point be restricted to emergency access only. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -27- e. Staff presenting application:Nick Napoli f. Other Staff commenting on application: Bill Parsons 2. Key issue(s)of public testimony: a. The residents testifying were concerned regarding the increase in traffic on McMillan. Goddard Creek and Apgar Creek Drive: safety of the neighborhood with the increase in traffic.noise and hours of operation: Cut through traffic using the connection to LoLo Pass and the safety of the children in the neighborhood: Inadequate parking for the es of businesses that could occupy the tenant spaces: Prefer having an office park instead of commercial uses. 3. Key issue(s)of discussion by City Council: a. City Council discussed the extension of LoLo Pass Way with Councilwoman Strader raising concerns with compatibility of the development if restricting access is going to be required. In addition. City Council discussed the landscape buffer to residential traffic along McMillan and in the surrounding area,whether the original proposal by the applicant for all storage is more appropriate, and parking within the development. The City Council ultimately determined that restricting access to the development is not in the best interest of the city.However.the City Council did determine that more mature landscaping on the northern boundary will be required in lieu of the fencing and berm. 4. City Council change(s)to Commission recommendation. a. Modify DA Provision h: The applicant shall install more mature landscaping in the form of 6-inch caliper deciduous trees and 8-foot-tall coniferous trees a fur-(4) fee. with that allows trees to touch within five(5)years of planting in the landscape buffer adjacent to the existing residential. Eliminate Condition 2.5: Revise the to ( 0) feet ffmiti e i3at <,,v to eli the, FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -28- EXHIBITS A. Project Area Maps (link to Project Overview) 1. Aerial Vll. Legend F.• . 'S��-q1 .,x,•�e:•evxe6" x'1!4 Project Location ,,�..• +� a,,•�AI4AxNR4,�:lfe� ,..Area of Impact =;;�i•, ' a ►RrR q O Analysis "n'!!' ' ' FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -29- 2. Zoning Map Legend RUT� ��® C�C� (� Project Location R-40J®� MI. 0 :.:Area of Impact R1 ® ® may O Analysis R� � L-O EJ EHEInB'��7%R-4t C-C 7`7 MITE R-15 r �� BRUT '®p`�� iR=1r5 _ R '_ p 1 C. i uR7' 9 1 -R-2 RUT---IF �® HE ® rnR° �I FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -30- 1 11 r + t + t Ion lit y 71 _ rll E � iiiiEtlr IEEE I l , . ■* 1n 1 r � � i ■, � ,1 1 1111�— • F] ■n ErE ■ � . E IN III ! _ 1 4- [ w 1tv CH �C ■ �. r #• tY ■■■ -� w 1 11111111 IIi11all 11 11111E■ a■a MI FIN ■ 1111■' 1 _ IIIEI - ■■111111� 71 11 ■1! �%, ■■1■1111 #y ■r1III i ■■■r I_:Y, 111i 1111 Led1LlE114 'L1mt1 ■w :► 11r■■■p-!P65 f,* ,■ IJ■1 1 1 IHCSdclrnlle�l ■■11 ■ 11 •11ln1 ii■A Fr'uFIn AAA f1I HIM I, EE■ soon NONEt ■■ 11111 11111Yi11L ' E=�E loll 1 1 I� I� �a.�r, JIIIIIJ1114ti`.i •r 111■■■ q it Iicmen Nid i'11t GLi + I 111E INS {111rit1i€'L'CII * I s r1 }n n1 #1711 la-r i � 1@L � -ter{ .•• • *H LI=1 ■I �. ururu� i��nt I A InIA■11« } ,Ris}�j1 _ IL11Ir1l ill Q— ___ rllr 51 # + + — ■■ 111 II111111 of rat # r pp. �rtlsl �'— r ■�l•.n+%R'1ens�•ti,**'-F + i �lls, rft IIIIIIIIIL - 11- 11" ■ Ii111! — �' IIIII � f1.11�� ' ■�tid*�SIIa1I 11L {. ;�si�y I 1 1 — lilll + Ill ��� 1•Iff � oil 1 1 111 I11 11111E • I■1 # Ion rsu ��EEEEEr�i1�■Iw = ■■. t� 1 • • • • 1 1 • •' 1 •' 1 � 1 11 4. Planned Development Map Legend f VIM �®"_`�� Project Location ""Area of Impact ?Ct� i ® ; ®F City Limits Planned Parcels . O Analysis FB D I 1 RR ® ® ®� FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -32- B. Subject Site Photos e 4'— .r. �f ,l y FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -33- -w s _ r.;� i•.. .e. +5 • a FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -34- C. Service Accessibility Report PARCEL SO4 64385SO SERVICE AC ESSIBILI`, Overall Score: 37 181st Percentile 1 . . P I Location In City Limits GREEN Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 100 yr floodplain or > 2 t:r=s GREEN Emergency Services Fire Response time < 5 min. GREEN Emergency Services police Meets response time goals mo=# _=-h= -;,h= GREEN Pathways Within 114 mile of current pathways GREEN Transit Not within 114 of current or future transit rc-u`e RED Arterial Road Buildout Status Ultimate configuration(4 of lanes in master strev_s 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 v School Drivability Middle or Elementary School within 1 mile drivir•, GREEN (existing or future) Eithera Regional park within 1 mile OR a Com1-1L Park Walkability Park within 1I2 mile ORa Neighborhood Park :i-1 GREEN 114 mile walking FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -35- A Site Plan(date: 9/15/2025) LEA gm= VZ=.B iv c*A Ffj ai LU - -- - --------- W. V"UAHREMB OPRIMOl INIM SFFE PLAN 77577 SPI-0 d' FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -36- E. Landscape Plan (date: 11/25/2025) CGfV�sIR�UCiyION ;y e o 0 I 4L 4- WAA V&- , OEM law \\--—------------ - = , �— — — — _— ------------ _� m —.I—..—•-•w LANDSCAPE PLAN•AREA ONE —..—. _. —..T ^'�.�.".�. - - •^'" u.Nvscar �yZ�� di�►t - wx�-wr^c,c nor agues_ 0 rl� !JCT=OR cauSrRucnaN -. --------------- o ------- ----------------------------------- 'r= e n _ V .- LANDSCAPE PLAN.AREA TWO FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -37- LANGSG+CS NOT'�se ...._ r...�. [ N07 K R �'''.••�"�•~•�•y"'�''•a^�:�"Y'•�`•:a��•m -_• "•• �, "'••.••••� 4 ,9DfiIM ONpICWANIGOAYf1H[40RM1FLNIIIY •V al lit L�9GAPd ga;dg PPlP.a44T0� ^� .w.:e.""�.."M� ..._......e........"... $ �S w• -tea : r s J.3 PIS GFTAILA FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -38- F. Building Elevations(date: 9/15/2025) = 1 Flex Spaces-View from McMillan Road FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -39- 5#orage Building -View from McMillan Road S#orage Building -View from McMillan Road FINDINGS OF • • OF • ORDER FOR 00 -40- pop— �.. IWL Flex Spaces -View from Parking Lot FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE-H-2025-0035) -41 - G. Rezone Legal Description&Exhibit Map LEGAL DESCRIPTION FOR FULFER KELLY Z gRIWA TRU13T PARCEL-V PZEMNE A pare?ar sand rar lire purposes o1 re2Gning,taQ n In the SWI g of the SE114,2F Fwoc6 r 20.TawwrsFav 4 North.Rwge 1 West.2aise Mericlan.Gay of AFenjien,Add County.Who- and ba rg Nahe*descrlbed as rall"s' BASIS Oa SEARING The South hrm of Ow S fdW of asud S ✓ra 25,denwed km Ihund tocrRvnaeyrita ernd W&n as Mcm d1r°28'35'VIA10 w,i rr the cfrsren_e beNL*&r rnonunmirft 63urld la be MA do Iles! 6EOINWNG at a brass mp uKff m 6mi4 rwrkrlg the Sautln,eM-narlFe,•W sera sEL4; Tbvice,North WWI T'East a 044mipR PT JG CO reef lb a S it Inch rebW M%B mng N Soumeeet o3mar at Fuller Saddias"No.3 as nm;or*d in ltu olhaet recnrh at Ada cawly n put F3bbk W W Page 1 ONS: Titmoca,CmWnWV.Narrn 09 30-1 1'Eart a dfslanw at 320.00 Nat along"Fail Grw ai sW Fulh!r Subdnlmon Na.3to-a-vv&nch rebar rnarWgthe 8authwesl carrmofFulfef Subdiy&inn ado d as reewded W1 the DfklW records of Ada County in PkM Flask 92 al Rdgu 10905: Thence,ma*q sad Eata4 hrr*prod*mg 04a bftmasry-at sad Fuller SultiiPa%Dn NG-4 the k*owrrgl 3 courses,Swth W2714'F'psr a dlglance or 269 96 Feet; T rwr�e,1"h 00'3746`East a dt5tanw of d36 44 lmW 10 a 51 -inch rehm Theme.ssa m carat 14'Mm a asmnce of 215 01 W to a i arrr l5 mrbaw. Thence,leayvrg s,Wd FUIrer5ubdm&-*n No.A bairK6uV andconitnuir�g.South 00`3T'14' West a di!stmom or 17e 68 Teet is a 68roah rebsr rn lire North right-Fwaq We of 4V W-Milian Rd. I Imo ,oonUnung $oLAh 60'32'14"4Vesr 3 amn€a fir 90.00 reef to point aolnCldelN with said SuAh lino of the SE114 and rhr rrnMina aF tSMd W.UcMillsn Rd: Thence.a ang tad winudom Iino.North 89'26'357 weal a daiencq at 700.50 Frei to me FICINT OF BEGINNING Said Parc !^orralnirg J W*squwefaetar 5 99 auras,nwr*a+fees and is suGrrxl 7h 211 eKim s nesrvrlrms.eetlrw r-gh;s-of-ways of record or irroW. ENO CLF DESCRIPWN. LAA Kwrm N BarRn&m.P L$ 1 112D Timberlirre Surw"in9 3t6 S.Ximall Ave.Suitr 257 a Cakmali,Ibaho 63095 *. (208)465r5667 4?.r Q��� Pegs 1 of 1 uinas,�n.5xaun-iES-ttw SUV4rar k*-PMM+'*T94FM FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -42- 04 to—WWI wvd'E6 xx]9 .3+ cs i 'eAO A45fN ,iraans n:397QJ _ varrr•a�.F Cr.vax I m 3 O 4 G M ,L 'G$d R ry}� CL a OL I s r -- L6-NNI 35rd Za �o,^N au c L i -rc NOPRJAP79 7S &3ri rfld FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(MERIDIAN LUXE—H-2025-0035) -43- W IDIAN� AGENDA ITEM ITEM TOPIC: Development Agreement (Virgin Mary and St. Mark Coptic Orthodox Church H-2025-0015) Between City of Meridian and Virgin Mary & St. Mark Coptic Orthodox Church Inc. for Property Located at 4383 N. Locust Grove Rd. Ada County Recorder Trent Tripple 2026-001072 Boise,Idaho Pgs=33 vbailey 01/07/2026 09:31:06 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded DEVELOPMENT AGREEMENT PARTIES: 1. City of Meridian 2. Virgin Mary & St. Mark Coptic Orthodox Church Inc., Owner/Developer THIS DEVELOPMENT AGREEMENT (this "Agreement") is made and entered into this 6th day of January , 2026, by and between City of Meridian, a municipal corporation of the State of Idaho, hereafter called"CITY," whose address is 33 E. Broadway Avenue, Meridian, Idaho 83642, and Virgin Mary & St. Mark Coptic Orthodox Church Inc., whose address is 4379 N. Locust Grove Road, Meridian, Idaho 83646, hereinafter called "OWNER/DEVELOPER." 1. RECITALS: 1.1 WHEREAS, Owner/Developer is the sole owner, in law and/or equity, of a certain tract of land in the County of Ada, State of Idaho, described in Exhibit"A," which is attached hereto and by this reference incorporated herein as if set forth in full, hereinafter referred to as the "Property;" and 1.2 WHEREAS, Idaho Code § 67-6511 A provides that cities may, by ordinance, establish provisions governing the creation, form, recording, modification, enforcement and termination of development agreements required or permitted as a condition of zoning that the Owner/Developer make a written commitment concerning the use or development of the Property; and 1.3 WHEREAS, City has exercised its statutory authority by the enactment of Section 11-513-3 of the Unified Development Code("UDC"), which authorizes development agreements and the modification of development agreements; and 1.4 WHEREAS, Owner/Developer has submitted an application for development agreement modification to remove the property listed in Exhibit "A" from an existing Development Agreement recorded in Ada County, Idaho as Instrument #2016-086864 (Project name: Ashley Manor H-201.6-0043), and for the inclusion of the Property into this new Agreement, which generally describes how the Property will be developed and what improvements will be made; and 1.5 WHEREAS, Owner/Developer made representations at the duly noticed public hearings before the Meridian City Council, as to how the property will be developed and what improvements will be made; and 1.6 WHEREAS, the record of the proceedings for requested development agreement modification held before the City Council includes responses of government DEVELOPMENT AGREEMENT—VIRGIN MARY AND ST.MARK COPTIC ORTHODOX CHURCH H-2025-0015 Page 1 of 8 subdivisions providing services within the City of Meridian planning jurisdiction, and includes further testimony and comment; and 1.7 WHEREAS, on the 22nd of July, 2025, the Meridian City Council approved certain Findings of Fact and Conclusions of Law and Decision and Order("Findings"), which have been incorporated into this Agreement and attached as Exhibit "B;" and 1.8 WHEREAS, Owner/Developer deems it to be in its best interest to be able to enter into this Agreement and acknowledges that this Agreement was entered into voluntarily and at its urging and request; and 1.9 WHEREAS, the property listed in Exhibit"A" shall no longer be subject to the terms of the existing Development Agreement recorded in Ada County, Idaho as Instrument#2016-086864 (Project name: Ashley Manor H-2016-0043) and shall be bound by the terms contained herein in this new agreement; and 1.10 WHEREAS, City requires the Owner/Developer to enter into a development agreement modification for the purpose of ensuring that the Property is developed and the subsequent use of the Property is in accordance with the terms and conditions of this Agreement, herein being established as a result of evidence received by the City in the proceedings for zoning designation from government subdivisions providing services within the planning jurisdiction and from affected property owners and to ensure zoning designations are in accordance with the amended Comprehensive Plan of the City of Meridian on December 19, 2019, Resolution No. 19-2179, and the UDC, Title 11. NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the parties agree as follows: 2. INCORPORATION OF RECITALS: That the above recitals are contractual and binding and are incorporated herein as if set forth in full. 3. DEFINITIONS: For all purposes of this Agreement, the following words, terms and phrases herein contained in this section shall be defined and interpreted as herein provided for, unless the clear context of the presentation of the same requires otherwise: 3.1 CITY: means and refers to the City of Meridian, a party to this Agreement, which is a municipal corporation and government subdivision of the state of Idaho, organized and existing by virtue of law of the State of Idaho, whose address is 33 East Broadway Avenue, Meridian, Idaho 83642. 3.2 OWNER/DEVELOPER: means and refers to Virgin Mary & St. Mark Coptic Orthodox Church Inc.,whose address is 4379 N. Locust Grove Road, Meridian, Idaho 83646, the party that owns said Property and shall include any subsequent owner(s) of the Property. DEVELOPMENT AGREEMENT-VIRGIN MARY AND ST.MARK COPTIC ORTHODOX CHURCH H-2025-0015 Page 2 of 8 3.3 PROPERTY: means and refers to that certain parcel of Property located in the County of Ada, City of Meridian as described in Exhibit"A" describing a parcel to be removed from existing Development Agreement recorded in Ada County, Idaho as Instrument#2016-086864 (Project name: Ashley Manor H-2016-0043),with such parcel being bound by this new Agreement, which Exhibit "A" is attached hereto and by this reference incorporated herein as if set forth at length. 4. USES PERMITTED BY THIS AGREEMENT: This Agreement shall vest the right to develop the Property in accordance with the terms and conditions of this Agreement. 4.1 The uses allowed pursuant to this Agreement are only those uses allowed as permitted, conditional and/or accessory uses under the UDC. 4.2 No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1 Owner/Developer shall develop the Property in accordance with the following special conditions: a. Direct lot access to N. Locust Grove Rd., an arterial street, is prohibited in accord with UDC 11-3A-3. b. Sidewalk shall be installed along N. Locust Grove Rd. where it doesn't currently exist in the location and width to match the existing sidewalk in accord with the standards listed in UDC 11-3A-17 and as required by Ada County Highway District(ACHD). The sidewalk shall go around the existing irrigation vault to provide continuous pedestrian access. c. Additional right-of-way shall be dedicated to ACHD to widen N. Bright Angel Ave. and N. Locust Grove Rd. as required by ACHD. The pavement for N. Bright Angel Ave. shall be widened and curb, gutter and sidewalk shall be constructed with development of the site as required by ACHD. d. All existing open waterways on the site shall be piped as set forth in UDC 11- 3A-613. e. Future development of this site shall be generally consistent with the conceptual site plan and building elevations depicted in Section VI.0 of the Staff Report attached to the Findings of Fact and Conclusions of Law attached hereto as Exhibit`B" and the provisions contained herein. f. Compliance with the specific use standards listed in UDC 11-4-3-6—Church or place of religious worship is required. g. The site plan submitted with the Certificate of Zoning Compliance application for this site shall take into consideration the ultimate right-of-way for N. Locust DEVELOPMENT AGREEMENT-VIRGIN MARY AND ST.MARK COPTIC ORTHODOX CHURCH H-2025-0015 Page 3 of 8 Grove Rd. per the Master Street Map in regard to sidewalk, street buffer and building locations. h. Mitigation is required for any existing trees 4-inch caliper or greater that are removed from the site in accord with the standards listed in UDC 11-3B-1OC. Contact the City Arborist prior to removal of any trees from the site to confirm mitigation requirements. i. Future development of this site is required to comply with the design standards listed in UDC 11-3A-19 and the Architectural Standards Manual. j. The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and Administrative Design Review application prior to submittal of a building permit application(s). k. The church shall operate in accord with the hours specified herein in accord with the shared use parking agreement, attached hereto as Exhibit"C," and shall not extend beyond the hours of 6:00 a.m. to 10:00 p.m. as set forth in UDC 11-213-313 for the L-O zoning district. 1. Compliance with the shared use parking agreement shall be required. The shared use parking agreement attached hereto as Exhibit"C" shall supersede the draft shared use parking agreement included in Section VI.E of the Staff Report attached to the Findings of Fact and Conclusions of Law attached hereto as Exhibit`B." m. Directional signs shall be installed on the site as notice of the availability of off- site parking in accord with UDC 11-3A-7A.1 d. n. City Council granted the Owner/Developer's request for a reduced buffer to residential uses along the northern boundary of the site from 20 feet to 5 feet as allowed by UDC 11-313-9C.2. The reduced buffer width shall not affect building setbacks; all structures shall be set back from the property line a minimum of the buffer width required in the applicable zoning district. 6. APPROVAL PERIOD: If this Agreement has not been fully executed within six(6) months after the date of the Findings, the City may, at its sole discretion, declare the Agreement null and void. 7. DEFAULT/CONSENT TO DE-ANNEXATION AND REVERSAL OF ZONING DESIGNATION: 7.1 Acts of Default. In the event Owner/Developer, or Owner's Developer's heirs, successors, assigns, or subsequent owners of the Property or any other person acquiring an interest in the Property fail to faithfully comply with all of the terms and conditions included in this Agreement in connection with the Property, this DEVELOPMENT AGREEMENT-VIRGIN MARY AND ST.MARK COPTIC ORTHODOX CHURCH H-2025-0015 Page 4 of 8 Agreement may be terminated by the City upon compliance with the requirements of the Zoning Ordinance. 7.2 Notice and Cure Period. In the event of Owner/Developer's default of this agreement, Owner/Developer shall have thirty(30) days from receipt of written notice from City to initiate commencement of action to correct the breach and cure the default, which actions must be prosecuted with diligence and completed within one hundred eighty(180) days; provided, however, that in the case of any such default that cannot with diligence be cured within such one hundred eighty(180) day period, then the time allowed to cure such failure may be extended for such period as may be necessary to complete the curing of the same with diligence and continuity. 7.3 Remedies. In the event of default by Owner/Developer that is not cured after notice from City as described in Section 7.2, City shall,upon satisfaction of the notice and hearing procedures set forth in Idaho Code § 67-6511A, have the right, but not a duty, to de-annex all or a portion of the Property, reverse the zoning designations described herein, and terminate City services to the de-annexed Property, including water service and/or sewer service. Further, City shall have the right to file an action at law or in equity to enforce the provisions of this Agreement. Because the covenants, agreements, conditions, and obligations contained herein are unique to the Property and integral to the City's decision to annex and/or re-zone the Property, City and Owner/Developer stipulate that specific performance is an appropriate, but not exclusive, remedy in the event of default. Owner/Developer reserves all rights to contest whether a default has occurred. 7.4 Choice of Law and Venue. This Agreement and the rights of the parties hereto shall be governed by and construed in accordance with the laws of the State of Idaho, including all matters of construction, validity,performance, and enforcement. Any action brought by any party hereto shall be brought within Ada County, Idaho. 7.5 Delay. In the event the performance of any covenant to be performed hereunder by either Owner/Developer or City is delayed for causes that are beyond the reasonable control of the party responsible for such performance, which shall include, without limitation, acts of civil disobedience, strikes or similar causes, the time for such performance shall be extended by the amount of time of such delay. 7.6 Waiver. A waiver by City of any default by Owner/Developer of any one or more of the covenants or conditions hereof shall apply solely to the default and defaults waived and shall neither bar any other rights or remedies of City nor apply to any subsequent default of any such or other covenants and conditions. 8. INSPECTION: Owner/Developer shall, immediately upon completion of any portion or the entirety of said development of the Property as required by this Agreement or by City ordinance or policy, notify the City Engineer and request the City Engineer's inspections and written ordinance or policy, notify the City Engineer and request the City Engineer's inspections and written approval of such completed improvements or portion therefor in accordance with the terms and conditions of this Agreement and all other ordinance of the City that apply to said Property. 9. REQUIREMENT FOR RECORDATION: City shall record this Agreement, including all of the Exhibits, and submit proof of such recording to Owner/Developer. DEVELOPMENT AGREEMENT-VIRGIN MARY AND ST.MARK COPTIC ORTHODOX CHURCH H-2025-0015 Page 5 of 8 10. ZONING: City shall, following recordation of the duly approved Agreement, enact a valid and binding ordinance zoning the Property as specified herein. 11. SURETY OF PERFORMANCE: The City may also require surety bonds, irrevocable letters of credit, cash deposits, certified check or negotiable bonds, as allowed under the UDC, to insure the installation of required improvements,which the Owner/Developer agrees to provide, if required by the City. 12. CERTIFICATE OF OCCUPANCY: No Certificates of Occupancy shall be issued if the improvements have not been installed, completed, and accepted by the City, or sufficient surety of performance is provided by Owner/Developer to the City in accordance with Paragraph 11 above. 13. ABIDE BY ALL CITY ORDINANCES: That Owner/Developer agrees to abide by all ordinances of the City of Meridian unless otherwise provided by this Agreement. 14. NOTICES: Any notice desired by the parties and/or required by this Agreement shall be deemed delivered if and when personally delivered or three (3) days after deposit in the United States Mail, registered or certified mail,postage prepaid, return receipt requested, addressed as follows: CITY: with copy to: City Clerk City Attorney City of Meridian City of Meridian 33 E. Broadway Ave. 33 E. Broadway Ave. Meridian, Idaho 83642 Meridian, Idaho 83642 OWNER/DEVELOPER: Virgin Mary& St. Mark Coptic Orthodox Church, Inc. PO Box 6881 4379 N. Locust Grove Road Meridian, Idaho 83646 14.1 A party shall have the right to change its address by delivering to the other party a written notification thereof in accordance with the requirements of this section. 15. ATTORNEY FEES: Should any litigation be commenced between the parties hereto concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as may be granted, to court costs and reasonable attorney's fees as determined by a Court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. 16. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time is strictly of the essence with respect to each and every term, condition and provision hereof, and that the failure to timely perform any of the obligations hereunder shall constitute a breach of and a default under this Agreement by the other party so failing to perform. 17. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure to the benefit of the parties' respective heirs, successors, assigns and personal representatives, including City's corporate authorities and their successors in office. This Agreement shall be binding on the Owner/Developer, each subsequent owner and any other person acquiring an interest in the Property. Nothing herein shall in any way prevent sale or alienation of the Property, or portions DEVELOPMENT AGREEMENT-VIRGIN MARY AND ST.MARK COPTIC ORTHODOX CHURCH H-2025-0015 Page 6 of 8 thereof, except that any sale or alienation shall be subject to the provisions hereof and any successor owner or owners shall be both benefited and bound by the conditions and restrictions herein expressed. City agrees,upon written request of Owner/Developer, to execute appropriate and recordable evidence of termination of this Agreement if City, in its sole and reasonable discretion, has determined that Owner/Developer has fully performed its obligations under this Agreement. 18. INVALID PROVISION: If any provision of this Agreement is held not valid by a court of competent jurisdiction, such provision shall be deemed to be excised from this Agreement and the invalidity thereof shall not affect any of the other provisions contained herein. 19. DUTY TO ACT REASONABLY: Unless otherwise expressly provided, each party shall act reasonable in giving any consent, approval, or taking any other action under this Agreement. 20. COOPERATION OF THE PARTIES: In the event of any legal or equitable action or other proceeding instituted by any third party (including a governmental entity or official) challenging the validity of any provision in this Agreement, the parties agree to cooperate in defending such action or proceeding. 21. REMOVED PROPERTY: The City is hereby authorized, in its sole discretion, to remove a portion of the Property ("Removed Property") from this Agreement at any time,provided that the City and the owner of the Removed Property concurrently enter into a modified development agreement governing the development and use of the Removed Property. The remaining portion of the Property, which has not been removed from this Agreement as described above, shall continue to be bound by the terms of this Agreement. 22. FINAL AGREEMENT: This Agreement sets forth all promises, inducements, agreements, condition and understandings between Owner/Developer and City relative to the subject matter hereof, and there are no promises, agreements, conditions or understanding, either oral or written, express or implied,between Owner/Developer and City, other than as are stated herein. Except as herein otherwise provided, no subsequent alteration, amendment, change or addition to this Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their assigns, and pursuant, with respect to City, to a duly adopted ordinance or resolution of City. 22.1 No condition governing the uses and/or conditions governing the Property herein provided for can be modified or amended without the approval of the City Council after the City has conducted public hearing(s) in accordance with the notice provisions provided for a zoning designation and/or amendment in force at the time of the proposed amendment. 23. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective upon execution of the Mayor and City Clerk. [End of text. Acknowledgements, signatures, and Exhibits A and B follow.] DEVELOPMENT AGREEMENT-VIRGIN MARY AND ST.MARK COPTIC ORTHODOX CHURCH H-2025-0015 Page 7 of 8 ACKNOWLEDGMENTS IN WITNESS WHEREOF, the parties have herein executed this agreement and made it effective as hereinabove provided. OWNER/DEVELOPER: Virgin Mary & St. Mark Coptic Orthodox Church, Inc. c By (name): A:l G8G r 1RaP-/a. Its (title): V I c e - Pre $1 de T - - - - - - - - - - - - JEANETfE DEL CID State of Idaho Notary Public-State of Idaho ss:Commission Number 20234333 County of Ada My Commission Expires Nov 8, 2029 .. On this 5( day of Dea y id/, 2025, before me, the undersigned, a Notary Public in and.for�said State, personally appeared V" , known or identified to me to be the V I a—?yk-5 I�St 11t of Virgin Mary&St.Mark Coptic Orthodox Church,Inc. and the person who signed above and acknowledged to me that they executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. 0 9 Notary Public My Commission Expires: �, J1)\j CITY OF MERIDIAN ATTEST: By: Mayor Robert E. Simison 1-6-2026 Chris Johnson, City Clerk 1-6-2026 State of Idaho ) ss County of Ada ) 2026 On this 6th day of January 2425, before me, a Notary Public,personally appeared Robert E.Simison and Chris Johnson,known or identified to me to be the Mayor and Clerk,respectively,of the City of Meridian,who executed the instrument or the person that executed the instrument of behalf of said City,and acknowledged to me that such City executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. Notary Public for Idaho 3-28-2028 My Commission Expires: DEVELOPMENT AGREEMENT—VIRGIN MARY AND ST.MARK COPTIC ORTHODOX CHURCH H-2025-0015 Page 8 of 8 EXHIBIT A PARCEL DESCRIPTION FOR VIRGIN MARYAND ST. MARK COPTIC CHIRCH A parcel of land being a portion of Lot 10 of Crestwood Subdivision No. 1 as shown on the Official Plat thereof on file in Book 28 of Plats at Page 1757-1758 in the Office of the Recorder of Ada County, Idaho, lying in the NE 114 of Section 31,Township 4 North, Range 1 East, Boise Meridian,Ada County, Idaho, said parcel of land being more particularly described as follows: Commencing a grass cap at the NE corner of Section 31;thence along the East line of Section 31, S.00033'02"W. 1329.50 feet to a point; thence N.89°48'39"W. 32.99 feet to a 5/8"iron pin marking the West right-of-way of N. Locust Grove Road, also being the POINT OF BEGINNING; Thence along the north line of Lot 10 Crestwood Subdivision No 1, N.89148'39"W. 208.73 feet to a 5/8" iron pin; Thence along the East right-of-way for N. Bright Angel Ave., S.00034'39"W. 116.50 feet to a a point; Thence S.891149'42"E. 208.71 feet to a 518"iron pin; Thence along the West right-of-way of N. Locust Grove Road, N.00035'06"E. 116.43 feet to the POINT OF BEGINNING. Said parcel contains 0.56 acres more or less and is subject to all existing easements and right-of-ways of record or implied. �nr 15758 4 OF Npv- `'�J, Me V,�` EXHIBIT B DRAWING SHOWING A PORTION LOT 10 OF CRESTWOOD SUBDIVISION NO. 1 LYING IN THE NE 1/4 OF SECTION 31, 14N., RAE., B.M., ADA COUNTY, IDAHO, 2023. CP&F NO. 111098263 30 29 31 32 N89'46' 39"W b 32.99' w LS 4999 LS 15352 N89' 48'39'W 208.73' 14,00• 194,73' 00 p rn W N G y T O N aa - � 1.1 3 I W W O WARRANTY DEED NO 2022-049544 O N s i o w m _ z x W 14,00' N❑ 194.71' S89'49' 42'E 208.71' 4 1575 Q 0 SETONR31ER ( - -z CP&F NO. 2022-019458 N LEQEND r�■io BOUNDARY LINE SECTION LINE PROPOSED BOUNDARY — — — — — — — LOT LINE RIGHT OF WAY DEDICATION 0 FOUND 5/8' IRON PIN FOUND ALUMINUM CAP 0 CALCULATED POINT-NOT SET GRAPHIC SCALE 3o D 15 3fl sa +zD (IN FIXT] 90 rt. DATE DESIGN BY: Sf OF J.�. H4WARD 5/+6/23 EiH 1� ® � ° 1 + VIRGIN MARY AND 5T. MARK CaPTIC CHURCH Ud $WeVM sM.E DRINN W. DRWM ND. EXHIBIT B ausm s.so/aw' N mappy,rrwuv +'� - 20' EIA 411-31-1-BK28-PG1757 EXHIBIT B CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAWC��(IEFI AND DECISION& ORDER In the Matter of the Request for Modification to the Existing Development Agreement(Inst.#2016- 086864—Ashley Manor)for a New Agreement Applying Only to the Subject Property to Update the Development Plan and Change the Approved Use of the Property from Office to a Church,by Virgin Mary and St.Mark Coptic Orthodox Church. Case No(s).H-2025-0015 For the City Council Hearing Date of: July 8,2025 (Findings on July 22,2025) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of July 8, 2025, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of July 8,2025, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of July 8, 2025, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of July 8,2025,incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019, Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR VIRGIN MARY AND ST.MARK COPTIC ORTHODOX CHURCH-MDA H-2025-0015 - 1 - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of July 8,2025,incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for a modification to the existing development agreement is hereby approved per the provisions in the Staff Report for the hearing date of July 8,2025, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s)and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted,including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-652 1(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of July 8, 2025 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR VIRGIN MARY AND ST.MARK COPTIC ORTHODOX CHURCH-MDA H-2025-0015 -2- By action of the City Council at its regular meeting held on the 22nd day of July , 2025. COUNCIL PRESIDENT LUKE CAVENER VOTED AYE COUNCIL VICE PRESIDENT LIZ STRADER VOTED COUNCIL MEMBER DOUG TAYLOR VOTED AYE COUNCIL MEMBER JOHN OVERTON VOTED AYE COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED AYE COUNCIL MEMBER BRIAN WHITLOCK VOTED AYE MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Rob imison 7-22-2025 Attest: z 6,�� SF,AL Chris Johns City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Cha&wW Dated: 7-22-2025 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR VIRGIN MARY AND ST.MARK COPTIC ORTHODOX CHURCH-MDA H-2025-0015 -3- COMMUNITY DEVELOPMENT C'/�fEPIDIAN*,­, DEPARTMENT REPORT HEARING July 8,2025 Legend DATE: Project Location 4y City Limits TO: Mayor& City Council :::Area of Impact O Analysis FROM: Sonya Allen,Associate Planner --- - 208-884-5533 sallen@meridiancity.org r APPLICANT: Nader Rafla SUBJECT: H-2025-0015 ti� @ Virgin Mary and St. Mark Copticv W Orthodox Church—MDA LOCATION: 4383 N. Locust Grove Rd.,in the northeast 1/4 of Section 31,TAN.,R.IE. .. (Parcels R1608650276 and R1608650278) I. PROJECT OVERVIEW A. Summary Modification to the existing development agreement(Inst. #2016-086864)for a new agreement applying only to the subject property to update the development plan and change the approved use of the property from office to a church. B. Issues/Waivers The Applicant requests City Council approval of a reduced buffer width from 25 feet to 5 feet along the northern property boundary adjacent to the existing residential use. Staff recommends the Applicant submit and obtain Director approval of Alternative Compliance applications for an alternative off-street parking plan as set forth in UDC 11-3C-717 in order to comply with the off-street parking standards listed in UDC 11-3C-6; and a reduced street buffer width along N. Locust Grove Rd. prior to City Council approval of the signed DA. This will ensure the DA isn't amended for a development plan that isn't approved for development. If one or both of these applications is denied by the Director,revisions to the site plan shall be made to comply with the minimum standards for such in UDC 11-3C-6 and/or UDC Table 11-213-3, as applicable. Staff also recommends the Applicant submit an updated shared use parking agreement and/or hours of operation for the church that don't conflict with the standard operating hours for both uses, including the Holy holidays(i.e. Feasts),for inclusion in the new DA. Note:Because the Applicant has a deadline to obtain Council approval of the proposed MDA in a purchase agreement for this property in the near future, Staff is recommending the Council act on this application at the upcoming hearing rather than continuing it to a subsequent meeting to resolve the above-noted issues. City of Meridian I Department Report 1. Project Overview C. Recommendation Staff: Approval D. Decision City Council: Pending I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant/undeveloped - Proposed Land Use(s) Church - Existing Zoning L-O(Limited Office) VLA.2 Proposed Zoning NA Adopted FLUM Designation MU-N(Mixed Use—Neighborhood)(0.4 acres)&MDR VI.A.3 (Medium Density Residential)(0.14 acres) Proposed FLUM Designation MU-R Table 2: Process Facts Description Details Preapplication Meeting date 1/28/2025 Neighborhood Meeting 4/21/2025 Site posting date 6/21/2025 Note: See City/Agency Comments and Conditions Section and public record for all department/agency comments received. Copy this link into a separate browser: https://weblink.meridianciiy.org/WebLink/Browse.aspx?id=393924&dbid=0&repo=MeridianCity). Table 3: Project Overview Description Details History Ashley Manor(Ord.#16-1706;DA Inst.#2016-086864;ROS#10604 Physical Features Parkins-Nourse Lateral runs along east boundary of site along N.Locust Grove Rd.—most of the ditch is piped with a short 20'+/-section that is open at the north end. Acreage 0.55 acres III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The subject application encompasses two(2)parcels of land fronting on both N. Locust Grove Rd., an arterial street, and N. Bright Angel Ave.,a local street,which are governed by a Development Agreement(DA) approved with annexation of the property in 2016. The DA includes a portion of the abutting property to the south that was originally part of the subject property. The Parkins-Nourse Lateral runs along the eastern boundary of the site; a small section approximately 20 feet long is currently open at the north end and the remainder is piped. If development is approved,the open section is required to be piped. The conceptual development plan included in the existing DA, shown below in Section VI.B, anticipated the existing house on the northern portion of the property either being remodeled for an office use and remaining or being removed and a new office building constructed in its place. City of Meridian I Department Report 11. Community Metrics The southern portion of the property was anticipated to develop with a new office building or the existing office on the adjacent parcel to the south would be expanded onto the subject property. Since that time,the residential home has been removed from the site and wasn't replaced with a new building. Existing provisions included in the DA are as follows: 1. Direct lot access to N. Locust Grove Road,an arterial street,is prohibited in accord with UDC 11-3A-3. 2. Sidewalk shall be installed along N. Locust Grove Road where it doesn't currently exist and along N. Bright Angel Avenue in accord with the standards listed in UDC 11-3A-17. The sidewalk along Locust Grove shall go around the existing irrigation vault to provide continuous pedestrian access. 3. Future development of this site shall be generally consistent with the conceptual site plan and building elevations depicted in Exhibit A and the conditions noted in the staff report. 4. The site plan submitted with the Certificate of Zoning Compliance application for this site shall take into consideration the ultimate right-of-way for N. Locust Grove Road per the Master Street Map in regard to sidewalk, street buffer and building locations. 5. Mitigation is required for any existing trees 4-inch caliper or greater that are removed from the site in accord with the standards listed in UDC I 1-313-1OC. Contact Elroy Huff, City Arborist,prior to removal of any trees from the site to confirm mitigation requirements. 6. Future development of this site is required to comply with the design standards listed in UDC 11-3A-19 and the Architectural Standards Manual. 7. The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and Design Review application prior to submittal of a building permit application(s). 8. Hours of operation in the L-O district are limited to the hours between 6:00 am and 10:00 pm as set forth in UDC 11-2B-3A.4. 9. The residential use of the subject property shall cease upon annexation ordinance approval. 10. If the existing structure is to be retained on the site,the applicant shall be required to cease using any other existing water source or method of disposing of sewage and connect to City water and sewer service within sixty(60)days of approval of the annexation ordinance per MCC 9-1-4 and MCC 9-4-8. B. Development Agreement Modification A new DA is proposed,which would only apply to the subject property and change the development plan approved for the site from office to a church use. A conceptual development plan and building elevations were submitted,included below in Section VI.C,that depicts a 9,930 square foot 2-story building with a main level approximately 4' above ground level and a lower- level daylight basement;the elevations will include windows at the lower level that aren't currently shown. The Applicant states the building will be equipped with fire sprinklers. For this reason and because of the proximity of Bright Angel Ave. and Locust Grove Rd.to the proposed building,internal fire access within the site is not required;however,a Fire Department connection for the building needs to be provided on the street access side and within 100' of a fire hydrant. City of Meridian I Department Report III. Staff Analysis A total of 11 off-street vehicle parking spaces are depicted on the conceptual development plan on the subject property. Access for the site is proposed via N. Bright Angel Ave.with no access via N. Locust Grove Rd. The Applicant states the allowed occupancy for the building is 160. The Applicant proposes an alternative off-street parking plan for shared parking agreement with a nearby daycare facility(Brighter Beginnings Learning Center)located at 1463 E. Star Rd. to use up to 15 of their parking spaces on Saturdays (church's overflow needs most likely between 9:00 am and 1:00 pm), Sundays and Holy holidays when the owner's parking needs are expected to be less—additional spaces require approval. The normal business hours of operation for the daycare are currently Monday through Friday from 6:30 am to 6:00 pm but could expand to Saturdays in the future. The proposed operational hours of the church are as follows: Standard[Operational Hours: Saturdays: From 9:00 am—1:00 pm : Liturgy and Sunday school From 6:00 pm—7:00 pm :Vespers prayers From 7:00 pm—9:00 pm ; Mid night praises Sunday: From 9:00 am—2:00 pm :Liturgy and Sunday school Feasts Schedule of Operation: Friday before passion week:9:00am—3:00pm The passion week: Saturday:9:00am—2:OOpm : Liturgy and Sunday School 6:00pm—9:00pm :Vespers and Midnight Praises Sunday:9:OOam—2:00pm :Palm Sunday 6:00pm—9:00 pm : Night passion week prayers Saturday: 12:00am—6:30am:Apocalypse Prayers and Divine Liturgy 5:00pm—10:00pm:Feast of the resurrection liturgy Sunday: 10:00 am—2:00pm:Sunday School and Feast Celebration Gathering Nativity Feast: January 61h:5:00 pm—9:00 pm : Nativity Feast Divine Liturgy January 7`h: 10:00 am—2:00pm :Sunday School and Feast Celebration Gathering Feast of the Baptism of Our Lord Jesus Christ Variable day in January based on the Coptic Calendar 5:00 pm—9:00 pm :Feast Divine Liturgy C. Staffs Analysis The proposed church use is listed as a principal permitted use in the L-O (Limited Office)zoning district per UDC Table 11-2B-2, subject to the specific use standards listed in UDC 11-4-3-6 Church or Place of Religious Worship, as follows: "Schools, child daycare services, meeting facilities for clubs and organizations, and other similar uses not operated primarily for the City of Meridian I Department Report IIT. Staff Analysis purpose of religious instruction, worship, government of the church, or the fellowship of its congregation may be permitted to the extent the activity is otherwise permitted in the district." A corridor improvement project,which includes widening N. Locust Grove Rd. along the east boundary of the site, is included in the Capital Investment Program for design year 2028-2029. Additional right-of-way(ROW) is required to be dedicated with development to total 50 feet from centerline of Locust Grove Rd. as required by ACHD for the ultimate expansion of the road to 5-lanes. A typical street section required by ACHD for such roadway is shown below: R 2 C 3 a N C Y W 3a a VU 4n I- I- i= O UsJ a s 5-Lane Minor Arterial Street Section wl Multi-Use Path S9/99 2 10 8 2 1 11 1 11 1 11 1 11 1 11 2 8 10 2 Right of Way at Private and Public intersections shall adjust to the setbacks required within the Multi-Use Pathway Toolkit Right of Way at driveways shall adjust to the setbacks required within the Multi-Use Pathway Toolkit Additional ROW is required to be dedicated with development along Bright Angel Ave. for a 3- lane commercial roadway to total 27 feet from centerline. A typical street section required by ACHD for such roadway is shown below: ° -9 a 2-Lane Commercial w/Parking 36/50 2 5 .5 7.5 10 10 7.5 .5 5 2 (parking} (Parkin 3-Lane Commercial 40/54 2 5 .5 - 13 13 13 - S 5 2 A 25-foot wide street buffer is required to be provided along Locust Grove Rd.,measured from the ultimate back of curb location,with landscaping in accord with the standards listed in UDC 11-313-7C. The proposed concept plan depicts a reduced buffer width of 12'6",which requires submittal of an alternative compliance application and demonstration that a unique hardship caused by the required street buffer exists; the request needs to also include a proposal of a specific alternative landscape plan that meets or exceeds the intent of the required buffer—in no case shall the width be reduced to less than 10% of the depth of the lot(after ROW dedication).A reduction to the buffer width shall not affect building setbacks—all structures shall be set back from the property line a minimum of the buffer width required in the district. Such application/request has not been submitted or approved by the Director and would need to be in order for the proposed development plan to be viable.This application should be submitted and approved prior to City Council approval of the signed DA if the subject MDA application is approved. A minimum 20-foot wide buffer to residential uses is required to be provided along the northern property boundary per UDC Table 11-213-3 with landscaping per the standards listed in UDC 11-313-9C.The Applicant requests a reduced buffer width of 5 feet along this boundary with no reductions to the building setback. The UDC (11-3B-9C.2) states,"The width of the buffer is determined by the district in which the property is located, unless such width is otherwise modified by City Council at a public hearing with notice to surrounding property owners. The tables of dimensional standards for each district in accord with Chapter 2, "District Regulations"; of this Title establish the minimum buffer size.A reduction to the buffer width shall not affect building setbacks; all structures shall be set back from the property line a City of Meridian I Department Report III. Staff Analysis minimum of the buffer width required in the applicable zoning district." Staff recommends the Applicant obtain a letter from the residential property owner stating they're in agreement with the reduced buffer width proposed prior to the Council hearing(if they are in agreement). The Council should determine if the request is appropriate. Based on the square footage of the building, a minimum of 20 off-street vehicle parking spaces and one(1)bicycle parking space are required to be provided for non-residential uses in commercial districts per UDC 11-3C-6B.1. With the proposed development plan,only 11 off- street parking space are provided on the site; an additional 15 spaces are proposed to be provided off-site through a shared use parking agreement,which will provide a total of 26 off-street parking spaces for the site. There are conflicts that exist between the standard hours of operation of the daycare and the proposed church on Saturday evenings between 6:00 pm and 9:00 pm and during certain days/times on Holy holidays(i.e. Feasts). Staff recommends the Applicant submit an updated shared use parking agreement and/or hours of operation for the church that don't conflict with the standard operating hours for both uses,including those for Holy holidays(i.e.Feasts). This should be submitted prior to City Council approval of the signed DA if the proposed MDA application is approved,and included as an exhibit in the DA. Per UDC 11-3C-7A, conditions favorable to providing alternatives to off-street parking are as follows: (Staffs analysis is in italics) 1. There are convenient pedestrian connections between separate properties; Sidewalks along streets provide a pedestrian connection between the two properties. 2. The properties and/or uses are within one thousand(1,000)feet of each other; The properties are within approximately 600 feet of each other. 3. The principal operating hours of the uses are not in substantial conflict with one another; and The proposed hours for the church and the existing daycare facility hours of operation are listed above. The hours of operation between the two uses conflict on the Friday before passion week from 9:00 am to 3:00 pm, on Saturday during passion week from 1:00 to 2:00 pm,January 6`" (Tuesday)from 5:00 to 6:00 pm,January 7`" (Wednesday) from 10:00 am to 2:00 pm, and possibly on the variable day in January based on the Coptic Calendar. The parking agreement doesn't state parking can be utilized on Saturday evenings from 6:00 to 9:00 pm—because the daycare isn't currently open on Saturdays, these hours can probably be included. Because the minimum on-site parking standards are not being met,Staff sees this as a significant conflict during these times. For this reason,Staff recommends the Applicant submit an updated shared use parking agreement and/or hours of operation for the church that don't conflict with the standard operating hours for both uses, including the Holy holidays (Le. Feasts),for inclusion in the new DA. If the daycare facility decides to operate on Saturdays in the future, shared parking would not be available during the standard operating hours between 9:00 am and 1:00 pm for liturgy and Sunday school or during Passion Week between 9:00 and 2:00 pm and from 5:00 pm to 6:00 pm during the feast of the resurrection liturgy. This would present a significant conflict if this happens, which would require an alternative shared parking agreement. Note: The Applicant states that Passion Week is a week that lies between April and early May—the date varies based on the Coptic calendar. The only event that will be outside that week will be Good Friday, which is a working day for the congregation—attendance City of Meridian I Department Report III. Staff Analysis is usually very limited and should be able to be accommodated on-site with possibly a couple of overflow spaces on the street. 4. Directional signs provide notice of the availability of parking. Signs will need to be provided if this application is approved. Per UDC 11-3C-713,the shared use agreement must comply with the following standards: (Staffs analysis is in italics) 1. All parties involved with the shared use parking area shall submit a written agreement to the director, signed by the applicable parties involved. The agreement shall specify the following: a. Party or parties responsible for construction; and This is not applicable as the parking lot has already been constructed. b. Party or parties responsible for maintenance. The proposed agreement does not include information on who is responsible for maintenance of the surface of the existing parking area other than that the User is responsible for keeping the area clean. If approved,the agreement should be revised to include this information. 2. The applicant or owner shall record such agreement with the Ada County Recorder prior to issuance of any permits. If this application is approved, a revised agreement that includes all information specified herein will need to be recorded. 3. The shared use parking agreement may be terminated by the parties only if off street parking is provided in conformance with this article and approved by the director prior to the termination. The proposed agreement states that the agreement could continue indefinitely or until either party ends it. Prior to termination of the agreement, the church will provide street parking in accord with 11-3C-7 to be approved by the City—this should be amended to specify street parking. Note:Parking concerns were raised by Staff during the pre-application and conveyed to the Applicant. Staff suggested the Applicant work with the abutting property owner to the south to enter into a shared parking agreement or purchase additional land to enlarge the site. The Applicant states neither of these options is feasible. Although the proposed use will comply with the minimum off-street parking standards through the shared use parking agreement if it or the hours of operation of the church are amended so that no conflicts exist and if it's approved by the Director,additional parking may be needed for an occupancy of 160 people,which will overflow off-site along streets within the residential neighborhood. If Council determines the proposed MDA is appropriate, Staff recommends most of the existing DA provisions, as still applicable,be carried over to the new DA along with new provisions as discussed above and noted below in Section IV. IV. CITY/AGENCY COMMENTS & CONDITIONS Staff recommends the Applicant submit and obtain Director approval of Alternative Compliance applications for an alternative off-street parking plan as set forth in UDC 11-3C-7F City of Meridian I Department Report IV. City/Agency Comments &Conditions in order to comply with the off-street parking standards listed in UDC 11-3C-6; and a reduced street buffer width along N.Locust Grove Rd.prior to City Council approval of the signed DA. This will ensure the DA isn't amended for a development plan that isn't approved for development. If one or both of these applications is denied by the Director, revisions to the site plan shall be made to comply with the minimum standards for such in UDC 11-3C-6 and/or UDC Table 11-2B-3, as applicable. Additionally, Staff recommends the Applicant submit an updated shared use parking agreement and/or hours of operation for the church that don't conflict with the standard operating hours for both uses,including the Holy holidays(i.e.Feasts),for inclusion in the new DA. A. Planning Division The new DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the modification. The DA shall,at a minimum, incorporate the following provisions: 1. Direct lot access to N. Locust Grove Road,an arterial street, is prohibited in accord with UDC 11-3A-3. 2. Sidewalk shall be installed along N. Locust Grove Road where it doesn't currently exist in the location and width to match the existing sidewalk in accord with the standards listed in UDC 11-3A-17 and as required by ACHD. The sidewalk shall go around the existing irrigation vault to provide continuous pedestrian access. 3. Additional right-of-way shall be dedicated to ACHD to widen N. Bright Angel Ave. and N. Locust Grove Rd. as required by ACHD. The pavement for N. Bright Angel Ave. shall be widened and curb, gutter and sidewalk shall be constructed with development of the site as required by ACHD. 4. All existing open waterways on the site shall be piped as set forth in UDC 11-3A-6B. 5. Future development of this site shall be generally consistent with the conceptual site plan and building elevations depicted in Section VII.D and the provisions included herein. 6. Compliance with the specific use standards listed in UDC 11-4-3-6—Church or place of religious worship is required. 7. The site plan submitted with the Certificate of Zoning Compliance application for this site shall take into consideration the ultimate right-of-way for N. Locust Grove Road per the Master Street Map in regard to sidewalk, street buffer and building locations. 8. Mitigation is required for any existing trees 4-inch caliper or greater that are removed from the site in accord with the standards listed in UDC 11-3B-1OC. Contact the City Arborist prior to removal of any trees from the site to confirm mitigation requirements. 9. Future development of this site is required to comply with the design standards listed in UDC 11-3A-19 and the Architectural Standards Manual. 10. The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and Administrative Design Review application prior to submittal of a building permit application(s). 11. The church shall operate in accord with the hours specified herein in accord with the shared use parking agreement and shall not extend beyond the hours of 6:00 am to 10:00 pm as set forth in UDC 11-213-313 for the L-O zoning district. City of Meridian I Department Report IV. City/Agency Comments &Conditions 12. Compliance with the shared use agreement for parking included in Section VI.E shall be required. 13. Directional signs shall be installed on the site as notice of the availability of off-site parking in accord with UDC 11-3A-7A.1d. 14. City Council granted the Applicant's request for a reduced buffer to residential uses along the northern boundary of the site from 20 feet to 5 feet as allowed by UDC 11-3B-9C.2. The reduced buffer width shall not affect building setbacks; all structures shall be set back from the property line a minimum of the buffer width required in the applicable zoning district. Other Agency comments may be accessed in the project file in the public record. Copy and paste the following link into your browser: https:llweblink.meridianciiy.orglWebLink/Browse.aspx?id=393924&dbid=0&repo=MeridianCity V. ACTION A. Staff: Staff recommends approval of the requested Development Agreement Modification that includes the above provisions in Section IV. B. City Council: The Meridian City Council heard these items on July 8,2025. At the public hearing,the Council moved to approve the subject MDA request contingent upon the Director's approval of the two 2) forthcoming alternative compliance applications,as noted. 1. Summary of the City Council public hearing a. In favor: Kerrelos Youseff b. In opposition:None C. Commenting: Tom Rawlins.Parkins-Nourse ditchrider d. Written testimony:None e. Staff presenting application: Sonya Allen f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. There is only a certain time of the,year that the Parkins-Nourse lateral would be able to piped(i.e. during the off-irrigation season). 3. Key issue(s)of discussion by City Council: a. If the purchase of the property to the north goes through it would allow for additional parking to be provided for the proposed use but it's not required. b. In support of the faith community and the proposed church. 4. City Council change(s)to Commission recommendation. a. Council granted the request for a reduced buffer width to the residential uses to the north from 20' to 5'. b. At the request of Staff, Council included a modification to DA provision#11 to restrict the business hours of operation of the church to the hours between 6:00 and 10:00 pm as set forth in UDC 11-2B-3B for the L-O zoning district. C. Council approved the MDA request as recommended by Staff contingent upon the Director's approval of forthcoming alternative compliance applications for a reduced street buffer along Locust Grove Rd. and an alternative off-street parking plan(i.e shared use parking agreement). City of Meridian I Department Report V. 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Itt - ���ii� �:.rl o r ■ ��r�4:.--nit:I'nuin nnn':/�_r• ■■ LL1� tag sr c 111�..1 e: �,ilu■■■s►r♦ ..:�una69■non■n':Gi='1�-��� t►ta Cin�: -■ �� \-r■I■ Ifiid,_ uu■■pn�>1� Ne�nnlu' :►ter=':�� �■ �I Ilnurrp\y�ii■ r�;+nm n - ,rnr♦`*tits*r� �■- nlr nnu■■r/F a.■ .�,nnlllu_(�. uu�tin■ Q♦•--nua[- :`_-■ ��,�Q ��� 'ulliii.+ �- �� -���:�o.:..r f�� u■■l ■lsr: ��■n1111�;a uuun►�- ♦_i 71fi \ • 1■-• i anllln ■"ilE :d/r1■y+��■■m nit■■' mmu= ■ �' III 11111\\ �� ' w r Orr-+ J, ► �r F■F• nit■ :%Innuu= �■ W � � *�� IIII � � u!♦..� InnnrrrB. .�i■►rE atElr�fin■l1�Grnm: +anumn\�■ l . . /-1. ■ -t 1 F B. Approved Conceptual Development Plan&Building Elevations Included in Existing Development Agreement OalY�HYI�7L'jFY �"�'I°�'V' iaY 7a0nY�urilkll Y:1MDV HSM warts�s$� musx mm a.x�x mc, �� � N 8AV rrLONK AHM9 g aA"ri r-q.q-MN B Rau^�.yti»irf+,Y EE z r •tk �� fir L W --' ---- "-9AV139NV-WOMB Oz a LU 6 F = F � E I, Il L El _ �I1 City of Meridian I Department Report VI. Exhibits C. Proposed Conceptual Development Plan(dated: 7/3/2025)—NOT APPROVED&Building Elevations (dated: 6/28/2025) gbJ��3n. 1 Q�1 ��10 3I1doo s N6VW IS ONV A�IVW Mr.>11 l L o w f a J 3n0oJ9 lsnoo� N i-:=: -- -:::- 4t ----------------------------- -------------------------------------------------------- --- i F___91 L===Ji W rr tl � aq I W -- W 3AV 31SNV 1HSIdS N City of Meridian Department Report VI. Exhibits MES al`NYOrHDW'Qa 9ADa0 1SnOM N BLEV Ho2jnHO XOOOHIK OI1dOO z Z N �� O MM '1S 0N`d AI JVN NIS�JI 1 W a N �< ao 0 I I I I I I I I I II I I I I I I I I � z o 14 7 J I W I = T7ZE H I I I O I I � I Z I 4 I = Z I I I I II I I I I I I I I I I I I I I I � � I N I I � I I I I I 1 r� I I lU I I I I I I I Z I I O I I I 17 J I I W W I I I City of Meridian Department Report VI. Exhibits D. Floor Plan—Main Level and Lower Level (dated: 6/28/2025) Z 9b9£9 01'NVI01a3IN`ON 3AOa0 1snOOl N 62EV a Hai nHO XOOOHI�10 0I1dOO 4 Z N U N AIVW '1S 0 NV Al JVW N 1 SUA O N ao v 0 O 0 o Q LU LL U r U U \ O a � o o Qo J x J x ¢ x U r U r U W W O Q K C7 � d Q J Q o N K L J Z d O w w wLU �f O Z W z K O W m cr 2 in U x O Y O r � W O O ~ J U City of Meridian Department Report VI. Exhibits Z SPK9 01'NVIGIH3W'M M0a91SD001 N 6LEb a 4-ainHO XOCIOHi*dO 0lid03 z N MVW '1S ❑NV A� JVW N I9�IA a* O co - LL Z LL 0 0 U � co ��� WLLU �,i H Q x i�� W (n U (n W Ur ��,�� ~ 0 0 i�,� liJ x NO U U w O O w o u7 U Q o O U N � N LL !!J O Z d K 0 J W uj W Z W O zo < 0- m o U) U W 7 _ Oo Y Q Q 0 Q City of Meridian Department Report VI. Exhibits E. Shared Parking Agreement-NOT APPROVED PARKING AGREEMENT This agreement is made between: Brighter Beginnings Learning Center (Owner"), located at 1463 E Star Dr. Meridian, ID 83646, and Virgin Mary&St. Mark Coptic Orthodox Church, Inc. (User") which is in process of acquiring 4379 N Locust Grove Rd Meridian, ID 83646. User may use up to 15 parking spaces on Owner's property on Saturdays (church's overflow needs most likely between gam and 1 pm), Sundays and on Holy holidays, when Owner's parking reeds are expected to be less. Additional spaces require approval. Agreement acknowledges Owner's current reguJar business hours are 6:30AM -6:00PM Monday thru Friday but could be expanded to Saturdays in the future. User will keep the area clean and follow all parking rules. Owner is not responsible for any damage, theft, loss, or injury. User agrees to hold Owner harmless from any issues arising from their use of the parking spaces. User accepts full responsibility for its members use and all members also agree to hold Owner harmless from any issues arising from their use. Shared use parking agreement starts upon church completion, continues indefinitely or until either party ends it. Prior to a parf£ing agreement termination, the church will provide street parking, in conformance with 11-3C-7, to be approved by the city of Meridian. Signed &Agreed: OWNER: USER: Brighter Beginnings Learning Center Virgin Mary &St. Mark Coptic Orthodox Church, By:F6eeq Felteh6e r Inc ,,�,rrn;.. Name: Greg Feltenberger By e• I iAA MA ee f almhA, Pw4eht Title: Owner Name: Fr. Mina Salama 06/30/25 Date: Title: President Date: 06/30/25 MAINTENANCE OF THE 15 PARKING SPACES: Virgin Mary&St. Mark Coptic Orthodox Church, Inc. +J h nf,em 5 r, By:l_lll P?pagi Y"CP �Pr;dPh Name: Nader Rafla Title: Church Member Date: 06/30/25 City of Meridian I Department Report VI. Exhibits F. Legal Description & Exhibit Map of Property to be Included in New Development Agreement PARCEL DESCRIPTION FOR VIRGIN MARY ANI) ST. MARK COPTIC CHIRCH A parcel of Land being a portion of Lot 10 of Crestwood Subdivision No. 1 as shown on the Official Plat thereof on file in Boom 28 of Flats at Page 1757-1758 in the Offico of the Recorder of Ada County, Idaho. Lying in the NE 114 of Section 31,Touvnship 4 Borth, Range 1 East, Boise Meridian,Ada County, Idaho, said parcel of land being more particularly described as follows: Cornmencing a brass cap at the NE corner of Section 31;thence along the East fine of Section 31,S.00°33'02" . 1329.50 feet to a point; thence N.891,48'39"W.32.99 feet to a 518"iron pin marking the West right-of-way of N. Locust Grove Road, also being the POINT OF BEGINNING; Thence along the north Line of Lot 10 Crestwood Subdivision No 1, N.69°48'39"W. 208.73 feet to a 5I8"iron pin; Thence along the East right-of-way for N. Bright Angel Ave.. S.001134'39"W, 116,50 feet to a a point; Thence&891149'42"E, 208.71 feet to a 518"iron pin; Thenc9 along the West right-of-way of N. Locust Grove Road, N.OW35'06"P_ 116.43 feet to the POINT Of BEGINNING. Said parcel contains 0.5E acres more or Less and is subject to all existing easements and right-of-ways of record orimpliod, 1 758 OF tp City of Meridian Department Report VI. Exhibits EXHIBIT B DRAINING SHOWING A PORTION LOT 10 OF CRESTWOOD SUBDIVISION NO, 1 LYING IN THE NE 1 f4 OF SECTION 31, T.4N., R,1E., B.M., ADA COUNTY, IDAHO, 2023. v"&F NO. 111049253 30 29 31 32 HE4'49' NW I b 32.99' LS 4999 LS 15352 mm 4a'N'w 206.73, 14m, 194.73v ' w m WARRANT-1CfE6 H8 7622-04W44 mo cif 144.71' , 42'E v��1Cr FE r' 'iCi E 1 J4 CORNER ♦� SECTION 31 ('— t2 CP&F NO. 20 —019456 LEGEmp IDF BMNOARY ENE �J SECT Cow LIRE PROPMO OU14DXPT L9T LINE RPWT CF WAY OEMCA-W14 5� FOUWO 5/0' IR13N PIN FWMU ALUMINUM CAP MCULATEO POINT-Nor!XT GRAPHIC SCALE w 15 30 "5 120 [�•EET 1 I. I. HOWARD �11C'12 , EJIl aE9tN Br: ]j� ® a VIRON MARY AND Sl MARX CEPTC CHURCH -wv;is 29 EA its.—I! 9K28—ROtx57 E7LKMIT 9 City of Meridian I Department Report VI. Exhibits EXHIBIT C Instrument a 2025-074046 Ada County Boise Idaho 11/07/2025 12:19:45 �M No. of Pages: 1 Recorded For: VIRGIN MRRY & ST MARK COPTIC Trent Tripple Fee: $10.00 asteele IIIIIIINRIM111110VAIJA ti 41111141111754 W211kx1l h �IIII SHARED PARKING AGREEMENT This agreement is made between: The owner of the building and land - Located at 1463 E Star Dr., Meridian, ID 83646 ("Owner"), and Virgin Mary & St. Mark Coptic Orthodox Church, Inc. ("User") which is in process of acquiring 4379 N Locust Grove Rd Meridian, ID 83646. User may use up to 15 parking spaces on Owner's property on Saturdays and Sundays and on Holy holidays when Owner does not have regular business hours (6:30AM-6:OOPM Monday thru Friday). Additional spaces require approval. This agreement starts upon church completion and continues indefinitely, or until either party ends it. User will keep the area clean and follow all parking rules. Owner is not responsible for any damage, theft, loss, or injury. User agrees to hold Owner harmless from any issues arising from their use of the parking spaces. User accepts full responsibility for its members use and all members also agree to hold Owner harmless from any issues arising from their use. Shared use parking agreement may be terminated by the parties however the church will provide street parking in conformance with 11-3C-7 prior to the termination to be approved by the city of Meridian. Signed &Agreed: OWNER: USER: Buil and Lan wner Virgin Mary & St. Mark Coptic Orthodox Church, Inc. 146 E' tar Dr., eri Ja , 1 6 MAINTENANCE OF THE 15 PARKING SPACES: Virgin Mary & St. Mark Coptic Ortho x Church, Inc. By: By: Name: Greg Fe enber er Name: Dr. Nader Rafla Title: Owner DaterIt - 2oZ5 Title: Vice President 7 ,� Date:_. f 7 I-2 0 5 &L O& 0•. ;acotAMISS1016 rz -� EXPIRES 1Z -04-2029,�� (� • 9 % �N OF V-D 7 '��r N�W-Ag C�.m lS5t6A "'r � E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: second Amendment to the Collective Bargaining Agreement Continuance of Health Insurance for Members Promoted Out of Collective Bargaining Unit Between City of Meridian and Meridian Firefighters I.A.F.F. Local 2311 fka I.A.F.F. Local 4627 SECOND AMENDMENT TO THE COLLECTIVE BARGAINING AGREEMENT CONTINUANCE OF HEALTH INSURANCE FOR MEMBERS PROMOTED OUT OF COLLECTIVE BARGAINING UNIT This Amendment("Amendment") is entered into this 6th day of January , 2026 by and between Meridian Firefighters I.A.F.F Local 2311, fka I.A.F.F. Local 4627, ("UNION") and the City of Meridian("CITY"). RECITALS WHEREAS, the UNION and the CITY are parties to that certain Collective Labor Agreement between City of Meridian and Meridian Firefighters I.A.F.F. Local 4627, now I.A.F.F. Local 2311, dated October 1, 2023 ("CLA"), which is incorporated herein by reference; and, WHEREAS, the UNION and the CITY agree it is desirable to include provisions regarding the continuation of insurance coverage and Medical Expense Reimbursement Plan ("MERP") for collective bargaining unit member employees promoted to positions outside of the bargaining unit; NOW THEREFORE, the CITY and UNION hereby agree as follows: 1. The CLA remains in full force and effect in accordance with its terms except as specifically modified in this Amendment. All of the terms herein shall have the same meaning as contained in the CLA, except as specifically defined otherwise in this Amendment. 2. A new section 9.4 shall be inserted into the Agreement: 9.4 Continuance of Health Insurance for Members Promoted out of Collective Bargaining Unit 1)Eligibility. Any member of the Meridian Fire Department who is promoted out of the bargaining unit into an exempt position (including but not limited to Chief, Assistant Chief, Division Chief, or other administrative assignment) shall be eligible to maintain participation in the UNION's insurance coverage program and MERP. 2) Continuity of Coverage. Eligible individuals must elect to continue their insurance coverage and MERP through the UNION at the time of promotion. There shall be no lapse in coverage between the date of promotion and continued participation under the UNION plan. Individuals who do not elect to continue their insurance at the time of promotion shall not be eligible to later rejoin the UNION's insurance coverage program and MERP. 3)Payment of Premiums. The CITY agrees to continue to remit the employer portion of health insurance premiums to the UNION consistent with the rate and contribution structure established in the Collective Bargaining Agreement. Any employee contributions shall continue to be deducted through payroll by the CITY. 4)Duration of Participation. Continued eligibility for participation in the UNION insurance plan and MERP shall remain in effect for the duration of the employee's service with the Meridian Fire SECOND AMENDMENT TO 2023 COLLECTIVE BARGAINING AGREEMENT—CONTINUATION OF INSURANCE Page 1 of 2 Department, provided that participation in the plan remains available to bargaining unit members under the existing or successor agreement. 5)Administrative Coordination. The UNION shall coordinate directly with the CITY's Human Resources and Finance Departments to ensure seamless administration of premium payments and benefit enrollments for qualifying individuals. 3. The provisions of this CLA are not intended to change any other provisions of the collective labor agreement. This CLA is also not intended to change any existing past practices of the parties other than as expressly provided by the CLA. This amendment shall not expand or limit the rights of either party under the current CLA, except as expressly stated herein. 4. Any disputes about the application and interpretation of this Amendment will be resolved through the parties' grievance procedure, including through binding arbitration. 5. This Amendment shall not constitute a waiver of either party's rights, claims, or defenses with respect to mandatory subjects of bargaining. 6. This Amendment shall not be considered precedential in any other matter. The UNION and the CITY agree that this Amendment is effective upon execution and may be incorporated into the parties' Successor CLA. APPROVED: Z--a� _12.22.2025 Derek Nelson, President Date Meridian Firefighters I.A.F.F. Local 2311 PASSED by the City Council of the City of Meridian, Idaho, this6th day of January 12026 APPROVED by the Mayor of the City of Meridian, Idaho, this 6th day of January , 2026. APPROVED: ATTEST: Mayor Robert E. Simison Chris Johnson, City Clerk SECOND AMENDMENT TO 2023 COLLECTIVE BARGAINING AGREEMENT—CONTINUATION OF INSURANCE Page 1 of 2 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approval of Sole Source for Raedlinger Primus Liner Products C� fIEN DL4,,A H �. MEMO TO CITY COUNCIL Request to Include Topic on the City Council Agenda From: Keith Watts Meeting Date: 1/6/2026 Presenter: Consent Estimated Time: N/A Topic: Approval of Sole Source for Raedlinger Primus Liner Products Recommended Council Action: Approval of Sole Source equipment to be included in a construction bid for Radlinger Primus Line and related equipment and associated parts and fittings, accessories and installation services from Raedlinger Primus Line, Inc. Competitive solicitation is impractical, disadvantageous or unreasonable under the circumstances. Background: The City is in need of a water main liner to be pulled inside an existing water main with several bends. The City has identified only one supplier that can provide a PVC and Kevlar liner that can be pulled inside the existing water mains with several bends and still maintain full water system pressure of 60-150 PSI without excavating across Eagle Road. For this reason, Primus Liner has been integrated into the plans and specifications of the Eagle Road Water Crossing project. This equipment will be purchased by the City's Contractor for the Eagle Water Crossings Project. PURCHASING MANAGER E IDIAN% 33 East Broadway Avenue Meridian, ID 83642 Phone: 208-888-4433 Fax: 208-887-4813 CITY OF MERIDIAN SOLE SOURCE FORM Date: 12/2/2025 Item or Service: Radlinger Primus Line Water Main Liner ❑ Sole Source: Item is available from only one vendor. Item is one-of-a kind item and is not sold through distributors. Manufacturer is a sole distributor. Refer to instructions on 2nd page for completion. JUSTIFICATION: (Attach additional pages if needed) The City is in need of a water main liner to be pulled inside an existing water main with several bends. The City has identified only one supplier that can provide a PVC and Kevlar liner that can be pulled inside the existing water mains with several bends and still maintain full water system pressure of 60-150 PSI without excavating across Eagle Road. For this reason, Primus Liner has been integrated into the plans and specifications of the Eagle Road Water Crossing project. The liner is manufactured by Radlinger Primus Line in Germany. Primus Liner may only be purchased through their lone authorized US reseller xxx. The City is issuing this sole source per Idaho Code 67-2808 (a)(v) and (viii) below. (v) The purchase of property for which it is determined there is no functional equivalent; (viii) Where competitive solicitation is impractical, disadvantageous or unreasonable under the circumstances. PLEASE SEE PAGE 2 FOR ADDITIONAL INFORMATION CERTIFICATION: I am aware of the requirements set forth in the City's Purchasing Policy& Procedures Manual for competitive bidding and the established criteria for justification for sole source/sole brand purchasing. I have gathered technical information and have made a concerted effort to review comparable/equal equipment. I hereby certify as to the validity of the information and feel confident that this justification for sole source/sole brand meets the City's criteria and is accurate. Council Approval Date: 1-6-2026 Requestor(Print Name) Purchasing Approval: Department Manager Signature Purchasing Manager Additional benefits while using Primus Liner: The 12-inch water mains running east to west across Eagle Road (State Hiway 55) at 3 separate locations, and interstate 84. Each location does not have existing casings around the water main. To prevent massive damage to the state highway and possible blockage and public access along one mile for a matter of days, or a week, the mains need casings or liners installed. If a water main breaks again, additional public property may be damaged since the last water main incident. The Primus Liner can be pulled inside an existing PVC water main from an excavated pit (where a section of the main has been removed) on one side of the road, under the active road into a receiving pit on the other side. The liner is then inflated, pressure tested and then mechanically fastened to each end of the water main. When using Primus Liner, the flow rate of the water in the main will not be reduced to below optimal operating pressure. Once the liner is installed, If a leak in the liner occurs, the ends can be excavated, liner pulled out and replaced without affecting the driving public or damaging adjacent property. E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approval of Sole Source Equipment Procurement for Trojan Technologies UV Lamps C� fIEN MEMO TO CITY COUNCIL Request to Include Topic on the City Council Agenda From: Keith Watts Meeting Date: 1/6/2026 Presenter: Consent Estimated Time: N/A Topic: Approval of Sole Source for Trojan Technologies UV Lamps Recommended Council Action: Approval of Sole Source equipment procurement for Trojan lamps for the UV 3000 system from Trojan Technologies. The compatibility of equipment and parts are the paramount consideration and Competitive solicitation is impractical, disadvantageous or unreasonable under the circumstances. Background: The manufacturer provided a lifetime disinfection guarantee on the system, only if Trojan bulbs are used. Therefore this sole source is required as the compatibility of equipment and parts are the paramount consideration per Idaho Statute 67-2808(2)(a)(ii). TROJAN UY 12/15/2025 Greg Henson City of Meridian I Public Works Department-Wastewater Division 3401 Ten Mile Road Meridian, Idaho 83646 RE:Trojan UV3000 Plus System Replacement Parts Dear Mr. Henson: In the Engineered Submittal Package for the Trojan UV3000Plus System, Trojan provided an equipment performance guarantee stating that those systems will meet the required level of disinfection provided that the systems are operated and maintained in accordance with recommendations made by Trojan Technologies. For this equipment guarantee to be maintained, it is imperative that the appropriate components and replacement parts be used in those systems. There are key replacement parts and system components that directly influence the performance and reliability of each system. Among these critical replacement parts are the UV lamps, electronic ballasts, wiper components and printed circuitry. Without using these critical replacement parts that are approved and validated by Trojan Technologies, we cannot guarantee that those systems will provide the required germicidal output. In order to keep the equipment performance guarantee intact, it is recommended that specialized system components be purchased directly from Trojan Technologies. Trojan purchases only validated system components (lamps, ballasts etc.) from our suppliers and only those components meeting our performance standards are passed on to the customer. If you have any questions regarding this matter or require any additional information, please do not hesitate to contact me. Best regards, H e,� G4vLi,� Heather Conine Regional Account Manager TROJAN TECHNOLOGIES (760) 648-3289 mobile hconine@trojantechnologies.com TrojanUV-A Division of Trojan Technologies Group ULC 3020 Gore Road,London,Ontario,Canada N5V 4T7 T 519.457.3400 F 519.457.3030 www.trojanuv.com Confidential-Company Proprietary PURCHASING AGENT E IDIAN%" 33 East Broadway Avenue Meridian, ID 83642 Phone: 208-888-4433 Fax: 208-887-4813 CITY OF MERIDIAN SOLE SOURCE FORM Date: 12/18/2025 Item or Service: UV Lamps for the Wastewater Treatment Facility kZ Sole Source: Item is available from only one vendor. Item is one-of-a kind item and is not sold through distributors. Manufacturer is a sole distributor. Refer to instructions on 2nd page for completion. JUSTIFICATION: (Attach additional pages if needed) This purchase is for replacement bulbs for our Trojan UV 3000 system. The UV system is essential in maintaining compliance with the disinfection limits of our NPDES permit. The manufacturer provided a lifetime disinfection guarantee on the system, however, in order to maintain the guarantee, the following conditions must be met: • The system must be operated within the prescribed Design Parameters and Operation & Maintenance (O&M) manual. • Only Trojan Approved and Validated replacement parts maybe used in the system. • Technical field service is supervised or provided by a Trojan Certified Technician; The following statement is contained with the performance guarantee: • Should an alternate UV lamp be used on any Trojan system, your Plant shall be deemed out of compliance with regards to: Trojan's Lifetime Disinfection Guarantee; Free 24/7 access to phone Technical Assistance; and Free lamp recycling. Equally important, you also risk voiding peripheral component warranties. Direct replacement with Trojan bulbs and parts is essential to maintain the system disinfection guarantee and system warranty. CERTIFICATION: I am aware of the requirements set forth in the City's Purchasing Policy& Procedures Manual for competitive bidding and the established criteria for justification for sole source/sole brand purchasing. I have gathered technical information and have made a concerted effort to review comparable/equal equipment. I hereby certify as to the validity of the information and feel confident that this justification for sole source/sole brand meets the City's criteria and is accurate. Council Approval Brandon Sanford Date: 1-6-2026 Requestor(Print Name) Purchasing Approval: Department Manager Signature Purchasing Manager SOLE SOURCE/BRAND EXAMPLES. SOLE SOURCE: Only one (1) vendor if there is only one (1) vendor for the personal property to be acquired. For purposes of this definition, only one (1) vendor shall refer to situations where there is only one (1) source reasonably available and shall include, but not be limited to, the following situations: (i) Where property is required to respond to a life-threatening situation or a situation which is immediately detrimental to the public welfare or property; (ii) Where the compatibility of equipment, components, accessories, computer software, replacement parts or service is the paramount consideration; (iii) Where a sole supplier's item is needed for trial use or testing; (iv) The purchase of mass-produced movies, videos, books or other copyrighted materials; (v) The purchase of property for which it is determined there is no functional equivalent; (vi) The purchase of public utility services; (vii) The purchase of products, merchandise or trademarked goods for resale at a political subdivision facility; or (viii) Where competitive solicitation is impractical, disadvantageous or unreasonable under the circumstances. THE FOLLOWING ARE NOT REASONS FOR SOLE SOURCE a) Personal preference for a product or vendor. b) Cost, past performance, local presence, delivery etc. These are award criteria to be used in a competitive bid process. c) Specifications that exceed requested performance. E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approval of Guaranteed Maximum Price Amendment to Kreizenbeck, LLC for City Hall Fire Administration Office Remodel Project for the not-to-exceed amount of $302,081.00 C� f1E RIDIA4, MEMO TO CITY COUNCIL Request to Include Topic on the City Council Agenda From: Sandra Ramirez, Procurement Division Meeting Date: January 6, 2026 Presenter: N/A Estimated Time: 0.00 Topic: Approve the Guaranteed Maximum Price (GMP) Amendment to Kreizenbeck, LLC for City Hall Fire Admin. Remodel TI for the Not-to-Exceed amount of$302,081.00. Recommended Council Action: Approve the GMP Amendment to Kreizenbeck, LLC for the Not-to-Exceed amount of$302,081.00 for the City Hall Fire Admin Remodel project. Background: This is an amendment to the executed AIA Agreement A133-2019 dated October 31, 2025. No signature required, approval only. City Of Meridian Statement of Revenues and Expenditures - Rev and Exp Report - Sandra 1850 - City Hall 01 - General Fund From 10/1/2025 Through 9/30/2026 Budget with Current Year Budget Amendments Actual Remaining Capital Outlay 92000 Cap Outlay - Bldgs & Struct 300,000.00 7,500.00 292,500.00 Total Capital Outlay 300,000.00 7,500.00 292,500.00 DEPT EXPENDITURES 300,000.00 7,500.00 292,500.00 TOTAL EXPENDITURES 300,000.00 7,500.00 292,500.00 Date: 12/23/25 11:15:32 AM Page: 1 AIA Document A1 33° - 2019 Exhibit A Guaranteed Maximum Price Amendment This Amendment dated the 12th day of December in the year 2025 ,is incorporated into the accompanying AIA Document A133T'4--2019, Standard Form of Agreement Between Owner and Construction Manager as Constructor where the basis of payment is the Cost of the Work Plus a Fee with a Guaranteed Maximum Price dated the 31It day of October in ADDITIONS AND DELETIONS: the year 2025 (the"Agreement") The author of this document has added information needed for its (In words, indicate day, month, and year.) completion.The author may also have revised the text of the original for the following PROJECT: AIA standard form.An Additions and (Name and address or location) Deletions Report that notes added information as well as revisions to the Meridian City Hall—Fire Department Remodel standard form text is available from 33 E.Broadway Avenue the author and should be reviewed.A Meridian,Idaho 83642 vertical line in the left margin of this document indicates where the author has added necessary information THE OWNER: and where the author has added to or (Name, legal status, and address) deleted from the original AIA text. City Of Meridian This document has important legal 33 E.Broadway Avenue consequences.Consultation with an attorney is encouraged with respect Meridian,Idaho 83642 to its completion or modification. THE CONSTRUCTION MANAGER: AIA Document A201 TM-2017, (Name, legal status, and address) General Conditions of the Contract for Construction,is adopted in this Kreizenbeck,LLC dba Kreizenbeck Constructors document by reference. Do not use 213 E.3811,Street with other general conditions unless Garden City,Idaho 83714 this document is modified. TABLE OF ARTICLES A.1 GUARANTEED MAXIMUM PRICE A.2 DATE OF COMMENCEMENT AND SUBSTANTIAL COMPLETION A.3 INFORMATION UPON WHICH AMENDMENT IS BASED A.4 CONSTRUCTION MANAGER'S CONSULTANTS, CONTRACTORS, DESIGN PROFESSIONALS,AND SUPPLIERS ARTICLE A.1 GUARANTEED MAXIMUM PRICE § A.1.1 Guaranteed Maximum Price Pursuant to Section 3.2.6 of the Agreement,the Owner and Construction Manager hereby amend the Agreement to establish a Guaranteed Maximum Price.As agreed by the Owner and Construction Manager,the Guaranteed Maximum Price is an amount that the Contract Sum shall not exceed.The Contract Sum consists of the Construction Manager's Fee plus the Cost of the Work,as that term is defined in Article 6 of the Agreement. Init. AIA Document A133—2019 Exhibit A.Copyright @ 1991,2003,2009,and 2019.All rights reserved.'The American Institute of Architects,""American Institute of Architects,""AIA,"the AIA Logo,and"AIA Contract Documents"are trademarks of The American Institute of Architects.This document was produced at 12:38:46 ET on 12/29/2025 under Order No.4104248084 which expires on 12/31/2026,is not for resale,is licensed for one-time use only,and may only be used in I accordance with the AIA Contract Documents®Terms of Service.To report copyright violations,e-mail docinfo@aiacontracts.com. User Notes: (1851996261) § A.1.1.1 The Contract Sum is guaranteed by the Construction Manager not to exceed Three Hundred Two Thousand and Eighty One Dollars ($302,081.00 ),subject to additions and deductions by Change Order as provided in the Contract Documents. § A.1.1.2 Itemized Statement of the Guaranteed Maximum Price.Provided below is an itemized statement of the Guaranteed Maximum Price organized by trade categories,including allowances;the Construction Manager's contingency;alternates;the Construction Manager's Fee;and other items that comprise the Guaranteed Maximum Price as defined in Section 3.2.1 of the Agreement. (Provide itemized statement below or reference an attachment.) See Attachment#1 to Exhibit A—GMP Amendment § A.1.1.3 The Construction Manager's Fee is set forth in Section 6.1.2 of the Agreement. § A.1.1.4 The method of adjustment of the Construction Manager's Fee for changes in the Work is set forth in Section 6.1.3 of the Agreement. § A.1.1.5 Alternates § A.1.1.5.1 Alternates,if any,included in the Guaranteed Maximum Price: Item Price None § A.1.1.5.2 Subject to the conditions noted below,the following alternates may be accepted by the Owner following execution of this Exhibit A.Upon acceptance,the Owner shall issue a Modification to the Agreement. (Insert below each alternate and the conditions that must be met for the Owner to accept the alternate) Item Price Conditions for Acceptance None §A.1.1.6 Unit prices,if any: (Identify the item and state the unit price and quantity limitations, if any, to which the unit price will be applicable) Item Units and Limitations Price per Unit($0.00) None ARTICLE A.2 DATE OF COMMENCEMENT AND SUBSTANTIAL COMPLETION § A.2.1 The date of commencement of the Work shall be: (Check one of the following boxes) [ X ] The date of execution of this Amendment. [ ] Established as follows: (Insert a date or a means to determine the date of commencement of the Work.) If a date of commencement of the Work is not selected,then the date of commencement shall be the date of execution of this Amendment. § A.2.2 Unless otherwise provided,the Contract Time is the period of time,including authorized adjustments,allotted in the Contract Documents for Substantial Completion of the Work.The Contract Time shall be measured from the date of commencement of the Work. § A.2.3 Substantial Completion § A.2.3.1 Subject to adjustments of the Contract Time as provided in the Contract Documents,the Construction Manager shall achieve Substantial Completion of the entire Work: Init. AIA Document A133—2019 Exhibit A.Copyright©1991,2003,2009,and 2019.All rights reserved.'The American Institute of Architects,""American Institute of Architects,""AIA,"the AIA Logo,and"AIA Contract Documents"are trademarks of The American Institute of Architects.This document was produced at 12:38:46 2 ET on 12/29/2025 under Order No.4104248084 which expires on 12/31/2026,is not for resale,is licensed for one-time use only,and may only be used in t accordance with the AIA Contract Documents®Terms of Service.To report copyright violations,e-mail docinfo@aiacontracts.com. User Notes: (1851996261) (Check one of the following boxes and complete the necessary information) [ ] Not later than ( )calendar days from the date of commencement of the Work. [ X ] By the following date:May 13,2026 See Attachment#4 to Exhibit A—GMP Amendment. § A.2.3.2 Subject to adjustments of the Contract Time as provided in the Contract Documents,if portions of the Work are to be completed prior to Substantial Completion of the entire Work,the Construction Manager shall achieve Substantial Completion of such portions by the following dates: Portion of Work Substantial Completion Date None § A.2.3.3 If the Construction Manager fails to achieve Substantial Completion as provided in this Section A.2.3,liquidated damages,if any,shall be assessed as set forth in Section 6.1.6 of the Agreement. ARTICLE A.3 INFORMATION UPON WHICH AMENDMENT IS BASED § A.3.1 The Guaranteed Maximum Price and Contract Time set forth in this Amendment are based on the Contract Documents and the following: § A.3.1.1 The following Supplementary and other Conditions of the Contract: See Attachment#5 to Exhibit A—GMP Amendment (Table deleted) § A.3.1.2 The following Specifications: (Either list the Specifications here, or refer to an exhibit attached to this Amendment.) See Attachment#3 to Exhibit A—GMP Amendment (Table deleted) § A.3.1.3 The following Drawings: (Either list the Drawings here, or refer to an exhibit attached to this Amendment.) See Attachment#3 to Exhibit A—GMP Amendment (Table deleted) (Paragraphs deleted) (Paragraph deleted) (Table deleted) § A.3.1.5 Allowances,if any,included in the Guaranteed Maximum Price: (Ident y each allowance) Item Price None ($0.00) § A.3.1.6 Assumptions and clarifications,if any,upon which the Guaranteed Maximum Price is based: (Identify each assumption and clarification) See Attachment#2 to Exhibit A—GMP Amendment § A.3.1.7 The Guaranteed Maximum Price is based upon the following other documents and information: (List any other documents or information here, or refer to an exhibit attached to this Amendment.) See Attachment#2 to Exhibit A—GMP Amendment Init. AIA Document A133—2019 Exhibit A.Copyright©1991,2003,2009,and 2019.All rights reserved.'The American Institute of Architects,""American Institute of Architects,""AIA,"the AIA Logo,and"AIA Contract Documents"are trademarks of The American Institute of Architects.This document was produced at 12:38:46 3 ET on 12/29/2025 under Order No.4104248084 which expires on 12/31/2026,is not for resale,is licensed for one-time use only,and may only be used in t accordance with the AIA Contract Documents®Terms of Service.To report copyright violations,e-mail docinfo@aiacontracts.com. User Notes: (1851996261) ARTICLE A.4 CONSTRUCTION MANAGER'S CONSULTANTS, CONTRACTORS, DESIGN PROFESSIONALS, AND SUPPLIERS § A.4.1 The Construction Manager shall retain the consultants,contractors,design professionals,and suppliers,identified below: (List name, discipline, address, and other information.) None This Amendment to the Agreement entered into as of the day and year first written above. OWNER(Signature) CONS RUCTION MANAGER(Signature) Keith Watts,CPPB/Procurement Manager Michael Berard,Manager (Printed name and title) (Printed name and title) Init. AIA Document A133—2019 Exhibit A.Copyright @ 1991,2003,2009,and 2019.All rights reserved."The American Institute of Architects,""American Institute of Architects,""AIA,"the AIA Logo,and"AIA Contract Documents"are trademarks of The American Institute of Architects.This document was produced at 12:38:46 4 ET on 12/29/2025 under Order No.4104248084 which expires on 12/31/2026,is not for resale,is licensed for one-time use only,and may only be used in t accordance with the AIA Contract Documents®Terms of Service To report copyright violations,e-mail docinfo@aiacontracts.com. User Notes: (1851996261) Kreizenbeck Constructors ATTACHMENT #1 TO EXHIBIT A— GMP AMENDMENT ITEMIZED GMP BREAKDOWN CITY OF MERIDIAN Meridian City Hall Fire Department Remodel 33 E. Broadway Avenue Meridian, Idaho 83642 www.kreizenbeck.com 213 E. 38TH STREET■ GARDEN CITY, IDAHO 83714 ■ 208.336.9500 ICR No.RCE-764 Kreizenbeck Constructors ..................................................................................................................................................................................................................................................................................................................... Meridian City Hall - Fire Department Remodel Attachment#1 to GMP Exhibit A Itemized GMP Breakdown December 12, 2025 BP# Scope Apparent Low 01 Doors, Frames and Hardware $ 39,150.00 02 Drywall $ 44,890.00 03 Floorcoverings $ 9,950.00 04 Painting $ 7,070.00 08 Fire Protection $ 6,500.00 09 Mechanical $ 16,200.00 10 Electrical $ 31,866.00 Uncontracted Work-Yet to Buy(Not Inc with Subcontractor Bids) $ 2,501.00 TRADE WORK-SUBTOTALI $ 158,127.00 Permits& Fees (All) By Owner Testing &Special Inspections By Owner Commissioning By Owner Builder's Risk Insurance By Owner General Conditions $ 109,314.00 Insurances (General & Professional Liability) $ 2,541.00 Kreizenbeck Constructors Payment and Performance Bonds $ 3,532.00 CM/GC Contingency $ 13,499.00 COST OF THE WORK-TOTAL $ 287,013.00 CM Fee-5.25% 1 $ 15,068 CONSTRUCTION BUDGET(GMP) -TOTAL $ 302,081 213 E 38TH STREET■ GARDEN CITY, IDAHO 83714 ■ 208.336.9500 208.336.7444 ICR NO. RCE-764 Kreizenbeck Constructors ATTACHMENT #2 TO EXHIBIT A— GMP AMENDMENT CLARIFICATIONS / ASSUMPTIONS / EXCLUSIONS CITY OF MERIDIAN Meridian City Hall Fire Department Remodel 33 E. Broadway Avenue Meridian, Idaho 83642 www.kreizenbeck.com 213 E. 38TH STREET■ GARDEN CITY, IDAHO 83714 ■ 208.336.9500 ICR No.RCE-764 Kreizenbeck Constructors ATTACHMENT #2 TO EXHIBIT A— GMP AMENDMENT CLARIFICATIONS / ASSUMPTIONS / EXCLUSIONS MERIDIAN CITY HALL — FIRE DEPARTMENT REMODEL 33 E. Broadway Avenue MERIDIAN, IDAHO 83642 Kreizenbeck Constructors has assumed the following clarifications, assumptions, and/or exclusions in the development of our GMP Proposal for the Meridian City Hall — Fire Department Remodel Project. Clarifications /Assumptions / Exclusions: 1) The GMP and scope of work includes what is indicated on the contract documents. Any work required that is not specifically indicated on the contract documents is excluded from the GMP and will require a change order to complete the additional work. 2) We have included the new work as identified on the contract documents, but have not anticipated any work of any kind to the existing building, systems, or site which is not specifically called out. 3) Our proposal does not include repair or correction of existing or deficient conditions. 4) Usage of existing temporary utilities (electricity, water, restrooms, etc.) is permitted and usage costs of utilities are at no charge to the Contractor. 5) We did not include any building signage, lettering, or graphics on the building exterior or interior. 6) We exclude any Plumbing work of any kind. (None is indicated on the drawings.) 7) We have not included any work to, or replacement of, the existing HVAC building control system other than what is specifically identified. 8) We exclude any new Phone/Data cabling or terminations at the repositioned floor boxes. Any new Phone/Data cable or terminations is to be by the City. 9) All security cabling and/or devices is not included and will need to be provided/installed by the Owner's Vendor. 10) The following items have been specifically excluded from our GMP Proposal and are assumed to be by the Owner. • All Plan Review Fees, Building Permit Fees, ACHD Fees, Impact Fees, and/or other Agency Fees as required • All utility fees (sewer, water, Idaho Power, Intermountain Gas, phone/internet/security, etc.) • Testing and Special Inspections of any kind • Commissioning www.kreizenbeck.com 213 E. 38T"STREET■ GARDEN CITY, IDAHo 83714 ■ 208.336.9500 ICR No.RCE-764 • Geotechnical Report • Builder's Risk / Property Insurance is by Owner • A&E Fees • Design or Engineering of any kind • Delegated design submittals requiring professional engineering • Errors and Omissions of the Architect/Engineer • Abatement or removal of asbestos / hazardous materials of any kind (If encountered, they will be removed by the Owner) • Any/all issues of any kind related to unforeseen conditions, unsuitable soils, and/or unsuitable moisture conditions • All phone/data/tv/security cabling and/or equipment • Furnishings, Fixtures and Equipment of any kind • Owner's Contingency www.kreizenbeck.com 213 E. 38T"STREET■ GARDEN CITY, IDAHo 83714 ■ 208.336.9500 ICR No.RCE-764 Kreizenbeck Constructors ATTACHMENT #3 TO EXHIBIT A— GMP AMENDMENT CONTRACT DOCUMENT SCHEDULE CITY OF MERIDIAN Meridian City Hall Fire Department Remodel 33 E. Broadway Avenue Meridian, Idaho 83642 www.kreizenbeck.com 213 E. 38TH STREET■ GARDEN CITY, IDAHO 83714 ■ 208.336.9500 ICR No.RCE-764 Kreizenbeck Constructors ATTACHMENT #3 TO EXHIBIT A— GMP AMENDMENT CONTRACT DOCUMENT SCHEDULE Meridian City Hall — Fire Department Remodel 33 E. Broadway Avenue Meridian, Idaho 83642 KC PROJECT NO. 25-040 December 12, 2025 CONTRACT DOCUMENTS are issued by Lombard-Conrad Architects dated 10/30/2025 Mechanical—Cator Ruma Electrical —Eidam and Associates ADDENDUM None SPECIFICATIONS Issued by Lombard-Conrad Architects dated 10/30/2025 (340 PAGES) DRAWINGS Issued by Lombard-Conrad Architects dated 10/30/2025 (15 PAGES) GENERAL 0.0 - Cover Sheet 0.1 - Code Information 0.2 - Life Safety Plans 0.4 - UL Assemblies ARCHITECTURAL A2.2 - Second Floor Plans A3.0 - Door/ Room Schedules A3.2 -Assembly Types/ Interior Details FIRE PROTECTION F2.20- Fire Protection Plans MECHANICAL M0.01 - Mechanical Legends & Notes M2.20 - Second Floor Mechanical Plans ELECTRICAL E0.00 - Electrical Cover Sheet E0.01 - Lighting Compliance Certificate E2.20DF- Second Floor Elec Demo and Fire Alarm Plans E2.20LM - Second Floor Lighting and Mech Power Plans E2.20PS - Second Floor Power and Systems Plans www.kreizenbeck.com 213 E. 38T"STREET■ GARDEN CITY, IDAHO 83714 ■ 208.336.9500 ICR No.RCE-764 Kreizenbeck Constructors ATTACHMENT #4 TO EXHIBIT A— GMP AMENDMENT MASTER PROJECT SCHEDULE CITY OF MERIDIAN Meridian City Hall Fire Department Remodel 33 E. Broadway Avenue Meridian, Idaho 83642 www.kreizenbeck.com 213 E. 38TH STREET■ GARDEN CITY, IDAHO 83714 ■ 208.336.9500 ICR No.RCE-764 ATTACHMENT#4 TO EXHIBIT A—GMP AMENDMENT Master Project Schedule Act Description Orig Early Early 2025 2026 2027 ID Dur Start Finish NO% DEC JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC JAN FEB MAR APR MAY JUN JUL AUG 1000 LCA-Submit Drawings for a Buliding Permit 1d 05NOV25" 05NOV25 LCA-Submit Drawings for a Buliding Permit 1010 Cityof Meridian-Bldg Permit Review/Approval 30d 06NOV25" 17DEC25 9=7 Cityof Meridian-Bldg Permit Review/Approval 1020 Execute CM/GC Preconstruction Agreement 1d 13NOV25" 13NOV25 E Execute CM/GC Preconstruction Agreement 1025 Kick Off Meeting with Owner&Kreizenbeck 7d 20NOV25" 28NOV25 Kick Off Meeting with Owner&Kreizenbeck 1060 1d 03NOV25 03NOV25 2000 Kreizenbeck Complete Bid Packages from Bid Docs 5d 17NOV25" 21NOV25 Kreizenbeck Complete Bid Packages from Bid Docs 2100 Kreizenbeck Subcontractor Bidding&Prepare GMP 17d 24NOV25" 16DEC25 Kreizenbeck Subcontractor Bidding&Prepare GMP i 2200 Kreizenbeckto Submit GMP to Cityof Meridian 1d 17DEC25 17DEC25 Kreizenbeckto Submit GMP to Cityof Meridian 2250 Approve GMP&Obtain Approval from City Council 17d 18DEC25 13JAN26 Approve GMP&Obtain Approval from CityCouncil 2300 Cityof Meridian-Issue NTP to Kreizenbeck 1d 14JAN26" 14JAN26 r- Cityof Meridian-Issue NTP to Kreizenbeck 2400 Kreizenbeck Issue NTP toSubcontractors 1d 15JAN26" 15JAN26 Kreizenbeck Issue NTP to Subcontractors 2450 City of Meridian-Clear out Fire Dept Area 7d 15JAN26 23JAN26 Cityof Meridian-Clear out Fire Dept Area 2500 Start Submittals/Procure Lead Items 32d 16JAN26" 02MAR26 AFE�Start Submittals/Procure Lead Items i 2600 Construction-Area 1(Green) 77d 26JAN26" 12MAY26 Construction-Area 1(Green) 3000 Substantial Completion 1d 13MAY26 13MAY26 7zySubstantial Completion Start date 03NOV25 O Early bar Finish date 13MAY26 KREIZENBECK CONSTRUCTORS 0 Early Data date 03NOV25 MCH -Fire Dept Remodel i p � Earlyfifnis poihpo nisint Run date 20NOV25 Master Project Schedule Progress bar Page number 1A 1 1/20/25 0 Critical bar -Summary bar O Start milestone point ©Primavera Systems,Inc. 0 Finish milestone point Kreizenbeck Constructors ATTACHMENT #5 TO EXHIBIT A— GMP AMENDMENT SUPPLEMENTARY CON DITIONS-COMPLIANCE WITH IDAHO LAW CITY OF MERIDIAN Meridian City Hall Fire Department Remodel 33 E. Broadway Avenue Meridian, Idaho 83642 www.kreizenbeck.com 213 E. 38TH STREET■ GARDEN CITY, IDAHO 83714 ■ 208.336.9500 ICR No.RCE-764 Kreizenbeck Constructors ATTACHMENT #5 TO EXHIBIT A—GMP AMENDMENT SUPPLEMENTARY CONDITIONS—COMPLIANCE WITH IDAHO LAW Meridian City Hall-Fire Department Remodel 33 E. Broadway Avenue Meridian, Idaho 83642 KC PROJECT NO. 25-040 December 12, 2025 Pursuant to Idaho Code §§ 18-8703, 67-2346, 67-2347A, and 67-2359 Construction Manager certifies: (1) it is not and will not for the duration of the Agreement be an abortion provider or affiliate abortion provider as those terms are defined in Idaho Code § 18-8702; (2) it is not currently engaged in, and will not for the duration of the Agreement engage in, a boycott of goods or services from Israel or territories under its control; (3) it is not currently engaged in, and will not for the duration of the Agreement engage in, a boycott of any individual or company because the individual or company (a) engages in or supports the exploration, production, utilization, transportation, sale, or manufacture of fossil fuel-based energy, timber, minerals, hydroelectric power, nuclear energy, or agriculture, or (b) engages in or supports the manufacture, distribution, sale, or use of firearms, as defined in Idaho Code § 18-3302(2)(d); (4) it is not currently owned or operated by the government of China and will not for the duration of the Agreement be owned or operated by the government of China; and (5) it will not assign or seek to assign the Agreement to a person who operates in violation of said statutes. Construction Manager shall comply with Idaho State Statute 44-1002 which states contractors must 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. www.kreizenbeck.com 213 E. 38TH STREET■ GARDEN CITY, IDAHo 83714 ■ 208.336.9500 ICR No.RCE-764 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approval of Guaranteed Maximum Price Amendment to Kreizenbeck, LLC for the Meridian Community Center Project for the not-to-exceed amount of$17,218,011.00 C� f1E RIDIA4, MEMO TO CITY COUNCIL Request to Include Topic on the City Council Agenda From: Sandra Ramirez, Procurement Division Meeting Date: January 6, 2026 Presenter: N/A Estimated Time: 0.00 Topic: Approve the Guaranteed Maximum Price (GMP) Amendment to Kreizenbeck, LLC for the Meridian Community Center for the Not-to-Exceed amount of$17,218,011.00. Recommended Council Action: Approve the GMP Amendment to Kreizenbeck, LLC for the Not-to-Exceed amount of $17,218,011.00 for the Meridian Community Center project. Background: This is an amendment to the executed AIA Agreement A133 dated May 23, 2023. No signature required, approval only. Mayor Robert E. Simison City Council Members: E II�IAN Luke Cavener, President Liz Strader,Vice President Brian Whitlock Doug Taylor John Overton Anne Little Roberts December 23, 2025 MEMORANDUM TO: Mayor Simison and City Council FROM: Garrett White, Recreation Superintendent Mike Barton, Parks Superintendent RE: Settlers Park Expansion, Community Center Construction, Fire Community Center Outreach Guaranteed Maximum Price Amendment (GMP) Background In 2024, City Council approved a design contract with ZGA Architects (now Cushing Terrell Architects, CTA). Over the past two years, staff has worked with CTA to design the Settlers Park Expansion and the new Meridian Community Center. During early design presentations to Council, it was recommended that the project explore a partnership with public safety. This led to the inclusion of the Fire Department's Public Outreach Division as a project partner. As part of the design process, staff also approached Meridian Youth Baseball/Softball (MYB/S) in fall 2024 to establish a partnership to help fund a much-needed parking lot associated with the park expansion. This agreement was approved in November 2025 and provides that MYB/S will contribute $500,000 over 20 years toward construction of the new parking lot. In fall 2025, the designs for the Settlers Park Expansion, Community Center, and Fire Outreach Center were finalized and the project was advertised for bids. Bids were opened on Thursday, December 18, and the City received strong responses, particularly for the larger bid packages such as site work, landscaping, and electrical. The total of all construction bids, soft costs, and contingency is $17,218,011. This amount does not include owner-provided items such as the dog park restroom, shade structures, builder's risk insurance, playground equipment, furniture, fixtures, and equipment (FF&E), signage, and special inspections. These items will be managed separately by the City. The proposed Guaranteed Maximum Price (GMP) is within the approved project budget and allows for the additional owner-provided items noted above. Of the total project budget, $500,000 is funded by General Fund dollars associated with the MYB/S agreement; all remaining funds are Impact Fees. Objective The previous AIA A133 agreement with Kreizenbeck Constructors was approved in May of 2023. Staff requests Council approval of a GMP amendment in the amount of$17,218,011 for construction of the Meridian Community Center, Fire Outreach Center, and Settlers Park Expansion. AIA Document A1 33° - 2019 Exhibit A Guaranteed Maximum Price Amendment This Amendment dated the 19th day of December in the year 2025,is incorporated into the accompanying AIA Document A133T"4--2019,Standard Form of Agreement Between Owner and Construction Manager as Constructor where the basis of payment is the Cost of the Work Plus a Fee with a Guaranteed Maximum Price dated the 231d day of May in the ADDITIONS AND DELETIONS: The author of this document has year 2023 (the"Agreement") added information needed for its (In words, indicate day, month, and year.) completion.The author may also have revised the text of the original for the following PROJECT: AIA standard form.An Additions and (Name and address or location) Deletions Report that notes added information as well as revisions to the Meridian Community Center standard form text is available from 3458 N Venable Avenue the author and should be reviewed.A Meridian,Idaho 83646 vertical line in the left margin of this document indicates where the author has added necessary information THE OWNER: and where the author has added to or (Name, legal status, and address) deleted from the original AIA text. City of Meridian This document has important legal 33 E.Broadway Avenue consequences.Consultation with an attorney is encouraged with respect Meridian,Idaho 83642 to its completion or modification. THE CONSTRUCTION MANAGER: AIA Document A201 TM-2017, (Name, legal status, and address) General Conditions of the Contract for Construction,is adopted in this Kreizenbeck,LLC dba Kreizenbeck Constructors document by reference. Do not use 213 E.381h Street with other general conditions unless Garden City,Idaho 83714 this document is modified. TABLE OF ARTICLES A.1 GUARANTEED MAXIMUM PRICE A.2 DATE OF COMMENCEMENT AND SUBSTANTIAL COMPLETION A.3 INFORMATION UPON WHICH AMENDMENT IS BASED A.4 CONSTRUCTION MANAGER'S CONSULTANTS, CONTRACTORS, DESIGN PROFESSIONALS,AND SUPPLIERS ARTICLE A.1 GUARANTEED MAXIMUM PRICE § A.1.1 Guaranteed Maximum Price Pursuant to Section 3.2.6 of the Agreement,the Owner and Construction Manager hereby amend the Agreement to establish a Guaranteed Maximum Price.As agreed by the Owner and Construction Manager,the Guaranteed Maximum Price is an amount that the Contract Sum shall not exceed.The Contract Sum consists of the Construction Manager's Fee plus the Cost of the Work,as that term is defined in Article 6 of the Agreement. Init. AIA Document A133—2019 Exhibit A.Copyright @ 1991,2003,2009,and 2019.All rights reserved.'The American Institute of Architects,""American Institute of Architects,""AIA,"the AIA Logo,and"AIA Contract Documents"are trademarks of The American Institute of Architects.This document was produced at 12:45:30 ET on 12/29/2025 under Order No.4104248084 which expires on 12/31/2026,is not for resale,is licensed for one-time use only,and may only be used in I accordance with the AIA Contract Documents®Terms of Service.To report copyright violations,e-mail docinfo@aiacontracts.com. User Notes: (946554712) § A.1.1.1 The Contract Sum is guaranteed by the Construction Manager not to exceed Seventeen Million,Two Hundred Eighteen Thousand,Eleven Dollars and Zero Cents($ 17,218,011.00),subject to additions and deductions by Change Order as provided in the Contract Documents. § A.1.1.2 Itemized Statement of the Guaranteed Maximum Price.Provided below is an itemized statement of the Guaranteed Maximum Price organized by trade categories,including allowances;the Construction Manager's contingency;alternates;the Construction Manager's Fee;and other items that comprise the Guaranteed Maximum Price as defined in Section 3.2.1 of the Agreement. (Provide itemized statement below or reference an attachment.) See Attachment#1 to Exhibit A—GMP Amendment § A.1.1.3 The Construction Manager's Fee is set forth in Section 6.1.2 of the Agreement. § A.1.1.4 The method of adjustment of the Construction Manager's Fee for changes in the Work is set forth in Section 6.1.3 of the Agreement. § A.1.1.5 Alternates § A.1.1.5.1 Alternates,if any,included in the Guaranteed Maximum Price: Item Price None § A.1.1.5.2 Subject to the conditions noted below,the following alternates may be accepted by the Owner following execution of this Exhibit A.Upon acceptance,the Owner shall issue a Modification to the Agreement. (Insert below each alternate and the conditions that must be met for the Owner to accept the alternate) Item Price Conditions for Acceptance None §A.1.1.6 Unit prices,if any: (Identify the item and state the unit price and quantity limitations, if any, to which the unit price will be applicable) Item Units and Limitations Price per Unit($0.00) None ARTICLE A.2 DATE OF COMMENCEMENT AND SUBSTANTIAL COMPLETION § A.2.1 The date of commencement of the Work shall be: (Check one of the following boxes) [ X ] The date of execution of this Amendment. [ ] Established as follows: (Insert a date or a means to determine the date of commencement of the Work.) If a date of commencement of the Work is not selected,then the date of commencement shall be the date of execution of this Amendment. § A.2.2 Unless otherwise provided,the Contract Time is the period of time,including authorized adjustments,allotted in the Contract Documents for Substantial Completion of the Work.The Contract Time shall be measured from the date of commencement of the Work. § A.2.3 Substantial Completion § A.2.3.1 Subject to adjustments of the Contract Time as provided in the Contract Documents,the Construction Manager shall achieve Substantial Completion of the entire Work: Init. AIA Document A133—2019 Exhibit A.Copyright @ 1991,2003,2009,and 2019.All rights reserved.'The American Institute of Architects,""American Institute of Architects,""AIA,"the AIA Logo,and"AIA Contract Documents"are trademarks of The American Institute of Architects.This document was produced at 12:45:30 2 ET on 12/29/2025 under Order No.4104248084 which expires on 12/31/2026,is not for resale,is licensed for one-time use only,and may only be used in t accordance with the AIA Contract Documents®Terms of Service.To report copyright violations,e-mail docinfo@aiacontracts.com. User Notes: (946554712) (Check one of the following boxes and complete the necessary information) [ ] Not later than ( )calendar days from the date of commencement of the Work. [ X ] By the following date: October 5th,2027 See Attachment#4 to Exhibit A—GMP Amendment. § A.2.3.2 Subject to adjustments of the Contract Time as provided in the Contract Documents,if portions of the Work are to be completed prior to Substantial Completion of the entire Work,the Construction Manager shall achieve Substantial Completion of such portions by the following dates: Portion of Work Substantial Completion Date None § A.2.3.3 If the Construction Manager fails to achieve Substantial Completion as provided in this Section A.2.3,liquidated damages,if any,shall be assessed as set forth in Section 6.1.6 of the Agreement. ARTICLE A.3 INFORMATION UPON WHICH AMENDMENT IS BASED § A.3.1 The Guaranteed Maximum Price and Contract Time set forth in this Amendment are based on the Contract Documents and the following: § A.3.1.1 The following Supplementary and other Conditions of the Contract: (Table deleted) See Attachment#5 to Exhibit A—GMP Amendment § A.3.1.2 The following Specifications: (Either list the Specifications here, or refer to an exhibit attached to this Amendment.) See Attachment#3 to Exhibit A—GMP Amendment (Table deleted) § A.3.1.3 The following Drawings: (Either list the Drawings here, or refer to an exhibit attached to this Amendment.) See Attachment#3 to Exhibit A—GMP Amendment (Table deleted) (Paragraphs deleted) (Paragraph deleted) (Table deleted) § A.3.1.5 Allowances,if any,included in the Guaranteed Maximum Price: (Ident y each allowance) Item Price None ($0.00) § A.3.1.6 Assumptions and clarifications,if any,upon which the Guaranteed Maximum Price is based: (Identify each assumption and clarification) See Attachment#2 to Exhibit A—GMP Amendment § A.3.1.7 The Guaranteed Maximum Price is based upon the following other documents and information: (List any other documents or information here, or refer to an exhibit attached to this Amendment) Init. AIA Document A133—2019 Exhibit A.Copyright @ 1991,2003,2009,and 2019.All rights reserved.'The American Institute of Architects,""American Institute of Architects,""AIA,"the AIA Logo,and"AIA Contract Documents"are trademarks of The American Institute of Architects.This document was produced at 12:45:30 3 ET on 12/29/2025 under Order No.4104248084 which expires on 12/31/2026,is not for resale,is licensed for one-time use only,and may only be used in t accordance with the AIA Contract Documents®Terms of Service.To report copyright violations,e-mail docinfo@aiacontracts.com. User Notes: (946554712) See Attachment#2 to Exhibit A—GMP Amendment ARTICLE A.4 CONSTRUCTION MANAGER'S CONSULTANTS, CONTRACTORS, DESIGN PROFESSIONALS, AND SUPPLIERS § AAA The Construction Manager shall retain the consultants,contractors,design professionals,and suppliers,identified below: (List name, discipline, address, and other information) None This Amendment to the Agreement entered into as of the day and year first written above. ow-x,/ Aa OWNER(Signature) CONSTRUCTION MANAGER(Signature) Keith Watts,CPPB/Procurement Manager Michael Berard,Manager (Printed name and title) (Printed name and title) Init. AIA Document A133—2019 Exhibit A.Copyright©1991,2003,2009,and 2019.All rights reserved.'The American Institute of Architects,""American Institute of Architects,""AIA,"the AIA Logo,and"AIA Contract Documents"are trademarks of The American Institute of Architects.This document was produced at 12:45:30 4 ET on 12/29/2025 under Order No.4104248084 which expires an 12/31/2026,is not for resale,is licensed for one-time use only,and may only be used in Z accordance with the AIA Contract Documents®Terms of Service.To report copyright violations,e-mail docinfo@aiacontracts.com. User Notes: (946554712) Kreizenbeck Constructors ATTACHMENT #1 TO EXHIBIT A — GMP AMENDMENT ITEMIZED GMP BREAKDOWN CITY OF MERIDIAN Meridian Community Center 3458 N Venable Avenue Meridian, Idaho 83646 www.kreizenbeck.com 213 E. 38TH STREET■ GARDEN CITY, IDAHO 83714 ■ 208.336.9500 ICR No.RCE-764 Kreizenbeck Constructors ............................................................................................................................................................................................................... City of Meridian - Meridian Community Center Attachment#1 to GMP Exhibit A Itemized GMP Breakdown December 19, 2025 Schedule of Values Sitework $ 2,875,004.00 Fencing $ 87,800.00 Landscaping $ 965,777.00 Concrete $ 968,001.00 Mason $ 788,643.00 Steel $ 490,784.00 Millwork $ 166,019.00 Roofing $ 698,766.00 Doors, Frames, & Hardware $ 165,390.00 Overhead Doors $ 212,390.00 Aluminum Entrances&Storefront $ 313,442.00 Framing, Drywall, &Accoustical Ceilings $ 1,942,500.00 Ceramic Tile $ 97,969.00 Wood Flooring $ 143,975.00 Floor Coverings $ 70,430.00 Painting $ 106,253.00 Specialties $ 450,000.00 Shade Shelters $ 62,330.00 Food Service Equipment $ 45,367.00 Gymnasium Equipment $ 109,194.00 Vertical Platform Lift $ 29,500.00 Fire Protection $ 112,000.00 Plumbing $ 468,001.00 HVAC $ 762,648.00 Electrical $ 1,798,300.00 SUBTOTAL $ 13,930,483.00 Permits& Fees All By Owner Testing &Special Inspections By Owner Commissioning By Owner Builder's Risk Insurance By Owner General Conditions $ 1,324,430.00 Insurances General & Professional Liability) $ 189,040.00 Kreizenbeck Constructors Payment and Performance Bonds $ 136,291.00 CM/GC Contingency 5% $ 778,962.00 -TOTAL $ 16,359,206.00 CM Fee-5.25% $ 858,805.00 I -TOTAL $ 17,218,011.00 213 E 38TH STREET■ GARDEN CITY, IDAHO 83714 ■ 208.336.9500 ICR NO. RCE-764 Kreizenbeck Constructors ATTACHMENT #2 TO EXHIBIT A — GMP AMENDMENT CLARIFICATIONS / ASSUMPTIONS / EXCLUSIONS CITY OF MERIDIAN Meridian Community Center 3458 N Venable Avenue Meridian, Idaho 83646 www.kreizenbeck.com 213 E. 38TH STREET■ GARDEN CITY, IDAHO 83714 ■ 208.336.9500 ICR No.RCE-764 Kreizenbeck Constructors ATTACHMENT #2 TO EXHIBIT A— GMP AMENDMENT CLARIFICATIONS / ASSUMPTIONS / EXCLUSIONS CITY OF MERIDIAN — COMMUNITY CENTER 3458 N VENABLE AVE MERIDIAN, IDAHO 83646 Kreizenbeck Constructors has assumed the following clarifications, assumptions, and/or exclusions in the development of our GMP Proposal for the City of Meridian — New Community Center project. Clarifications /Assumptions / Exclusions: 1) The GMP and scope of work includes what is indicated on the contract documents, except for what may be clarified/assumed/excluded as per this list. Any work that may be required which is not specifically indicated on the contract documents is excluded from this GMP and will require a change order to complete the additional work. 2) Our proposal does not include repair or correction of existing or deficient conditions. 3) A certified survey and/or final property survey as per specification section 017300 is excluded. 4) We have not included the outdoor restroom building, shade sails, play structure, play area surfacing, exterior steel benches, bike racks, monument signs, or any type of exterior building signage. These items are to be provided & installed by the Owner. 5) We did not include any earthwork, concrete foundations, internal plumbing, or internal electrical for the Outdoor Restroom Building. The Outdoor Restroom Building is anticipated to be a pre-manufactured unit that will be provided and installed by the Owner. 6) No work outside of our defined work area has been included. No work of any kind inside the existing Settlers Park Area is included other than what is specifically identified. 7) Swing gates (SF) will be custom fabricated by the fencing contractor in lieu of being manufactured by Hoover. 8) We exclude any type of topically applied water repellants to the exterior masonry surfaces as specified in section 071900. The CMU and mortar will integral water repellants in the materials as specified. 9) Key Management Software as per Specification Section 087100 is excluded. 10)We specifically exclude any design/engineering of any kind other than the manufacturers standard design/engineering for the shade shelter structures or the typical fire sprinkler contractor design of the building fire sprinkler system. www.kreizenbeck.com 213 E. 38T"STREET■ GARDEN CITY, IDAHo 83714 ■ 208.336.9500 ICR No.RCE-764 11) A fire sprinkler pump has not been anticipated or included. The standard City of Meridian water supply (both flows and pressure) is assumed to be sufficient to accommodate the new building fire sprinkler system. 12) We anticipate excavating the site to subgrade elevations (bottom of base course or subbase as applicable) at all asphalt and concrete locations based on the design sections indicated on the civil drawings. We exclude any removal or replacement of any unsuitable or unstable soils below the design sections. If unsuitable materials are encountered and additional cut/fill operations or geosynthetic fabrics are necessary, as determined by the Civil or Geotechnical Engineer, it will be at an additional cost and a change order to the GMP will be required. Note — The design on the plans will take precedence over any comments indicated in the soils report. 13) Any/All AISC Certification Requirements or IAS AC172 accreditation requirements for a steel fabricator, joist/deck manufacturer, or erector are excluded. 14) All metal roofing, metal wall panels, metal fascia, metal soffits, and downspouts are to be pre-finished from the manufacturer's standard colors — typical. Field painting is not included. 15) Shade Shelter finish will be provided with manufacturer's standard finishes and colors. 16) All A/V Systems, design, equipment, and/or cabling is not included. 17) All phone/data switches, racks, patch cables, wifi/wap equipment are to be provided and installed by the Owner. 18) The security/access control system is not included. All cabling, devices, cameras, and equipment, is to be provided and installed by the Owner/Owner's vendor. 19) The following items have been specifically excluded from our GMP Proposal and are assumed to be by the Owner. • All plan review fees, building permit fees, ACHD fees, impact fees, and/or other agency fees as required. • All utility fees (sewer, water, Idaho Power, Intermountain Gas, Williams Pipeline, phone/internet/security, etc.). • Testing and special inspections of any kind. • Commissioning. • Geotechnical Report. • Builder's risk / property insurance is by Owner. • A&E Fees. • Design or engineering of any kind. • Delegated design submittals requiring professional engineering other than specifically listed in this letter. • Errors and omissions of the Architect/Engineer. • Abatement or removal of asbestos / hazardous materials of any kind (If encountered, they will be removed by the Owner). • Any/all issues of any kind related to unforeseen conditions, unsuitable soils, and/or unsuitable moisture conditions. • All signage and/or wayfinding that is not specifically identified on the plans. • All phone/data/tv/security/access control cabling and/or equipment. • Furnishings, fixtures and equipment of any kind. • Owner's Contingency. www.kreizenbeck.com 213 E. 38T"STREET■ GARDEN CITY, IDAHo 83714 ■ 208.336.9500 ICR No.RCE-764 Kreizenbeck Constructors ATTACHMENT #3 TO EXHIBIT A — GMP AMENDMENT CONTRACT DOCUMENT SCHEDULE CITY OF MERIDIAN Meridian Community Center 3458 N Venable Avenue Meridian, Idaho 83646 www.kreizenbeck.com 213 E. 38TH STREET■ GARDEN CITY, IDAHO 83714 ■ 208.336.9500 ICR No.RCE-764 EXHIBIT A CONTRACT DOCUMENT SCHEDULE City of Meridian — Community Center 3458 N Venable Ave Meridian, ID 83646 KC PROJECT NO. 24-081 12/19/2025 CONTRACT DOCUMENTS are issued by Cushing Terrell Architects dated 11/12/2025 Contractor— Kreizenbeck Constructors Civil Engineer- Erickson Civil Landscape Architect- Jensen-Belts Associates Structural - Axiom PLLC Mechanical - ECI Electrical - ECI ADDENDUM Addendum No. 1 dated 12/04/2025 Addendum No. 2 dated 12/11/2025 SPECIFICATIONS Issued by Cushing Terrell Architects dated 11/12/2025 (1232 pages) OTHER DOCUMENTS DRAWINGS Issued by Cushing Terrell Architects dated 11/12/2025 (189 pages) GENERAL G001 - Cover Sheet G 100 - Life Safety Plan G101 - Accessibility Diagrams (ANSI 2009) G200 - Assemblies G300 - Energy Compliance Civil C1.0 - Cover Sheet, Legend, & Contacts C1.1 - Notes C1.2 - Topographic Survey C1.3 - Site Demolition Plan C2.0 - Grading Plan - Overall C2.1 - Grading Plan - Area A C2.2 - Grading Plan - Area B C2.3 - Grading Plan - Area C C2.4 - Grading Plan - Area D C2.5 - Grading Plan - Area E City of Meridian—Community Center November 21, 2025 Page 1 of 5 C2.6 - Grading Plan - Area F C2.7 - Grading Plan - Area G C2.8- Grading Plan -Area H C2.9 - Grading Plan - Area I C2.10 - Grading Plan - Area J C2.11 - Grading Plan - Area K C2.12 - Grading Plan - Area L C2.13 - Grading Plan - Area M C2.14 - Grading Plan - Area N C2.15 - Grading Plan - Area O C2.16 - Grading Plan - Area P C2.17 - Grading Plan - Area Q C2.18 - Grading Plan - Area R C2.19 - Storm Drain Plan - Area A C2.20 - Storm Drain Plan - Area B C3.0 - Water & Gas Plan C3.1 - Sewer Plan & Profile C3.2 - Gravity Irrigation Plan C3.3 - NMID Pressure Irrigation Plan Copy 1 C4.0 - Details-0 C4.1 - Details-1 C4.2 - Details-2 C4.3 - Details-3 C4.4 - Details-4 C4.5 - Details-5 C4.6 - Details-6 C4.7 - Details-7 C5.0 - ESCP - Cover Sheet & Notes C5.1 - ESCP - Plan Sheet Area A C5.2 - ESCP - Plan Sheet Area B C5.3 - ESCP - BMP Details Landscape L100 - Site Plan Overall L101 - Site Plan Area A L102 - Site Plan Area B L103 - Site Plan Area C L104 - Site Plan Area D L105 - Site Plan Area E L106 - Site Plan Area F L107 - Details L200 - Landscape Plan Overall L201 - Landscape Plan Area A L202 - Landscape Plan Area B L203 - Landscape Plan Area C L204 - Landscape Plan Area D L205 - Landscape Plan Area E L206 - Landscape Plan Area F L207 - Landscape Details L300 - Irrigation Plan Overall L301 - Irrigation Plan Area A City of Meridian-Community Center November 21, 2025 Page 2 of 5 L302 - Irrigation Plan Area B L303 - Irrigation Plan Area C L304 - Irrigation Plan Area D L305 - Irrigation Plan Area E L306 - Irrigation Plan Area F L307 - Irrigation Plan Area G L308 - Irrigation Plan Notes and Schedules L309 - Irrigation Plan Details Structural S0.01 - Structural Cover Sheet S0.02 - General Notes S0.03 - General Notes S1.01 - Foundation Plan S1.02 - Foundation Dimension Plan S1.03 - Roof Framing Plan S1.04 - Partial Plan S5.01 - Concrete Details (General) S5.02 - Concrete Details (General) S5.03 - Concrete Details (Foundation) S5.21 - Masonry Details (HI-R H General) S5.31 - Steel Details (General) S5.41 - Joist Details (General) S5.42 - Joist Details (General) S5.51 - Cold Formed Details (General) S5.52 - Cold Formed Details (General) S5.53 - Cold Formed Details (Framing) S6.01 - Concrete Schedules S6.21 - Masonry Schedules S6.31 - Steel Schedules S6.51 - Cold Formed Schedules Architectural AS100 - Site Plan AS101 - Site Elements and Elevations A100 - Slab Plan A101 - Overall Floor Plan A102 - Enlarged Floor Plan - Area A A103 - Enlarged Floor Plan - Area B A104 - Enlarged Floor Plan - Gym All - Roof Plan A201 - Exterior Elevations A202 - Exterior Finishes A301 - Building Sections A302 - Building Sections A305 - Wall Sections A306 - Wall Sections A307 - Wall Sections A308 - Wall Sections A309 - Wall Sections City of Meridian—Community Center November 21, 2025 Page 3 of 5 A310 - Exterior Wall and Plan Details A311 - Exterior Wall and Plan Details A312 - Interior Wall and Plan Details A313 - Interior Wall and Plan Details A314 - Roof Details A315 -Roof Details A401 - Stage Stair Plans and Details A402 -Reception Desk Plans and Details A501 - Floor Finish Plan & Materials List A502 - Equipment Plan A601 - Door Schedules A602 - Window Types A603 - Window Details A604 - Door Details A701 - Enlarged Plans and Interior Elevations A702 - Enlarged Plans and Interior Elevations A703 - Interior Elevations A704 - Interior Elevations A705 - Interior Elevations A706 - Interior Elevations and Details A901 - Reflected Ceiling Plan A902 - Ceiling Details A903 - Ceiling Details C-1 - Cover Sheet & General Notes K-1 - Equipment Layout K-3 - Plumbing Rough-ins K-4 - Electrical Rough-ins K-6 - Underground Plan K-7 - Elevations Plumbing P000 - Plumbing Cover Sheet P001 - Plumbing Schedules P100 - Plumbing Site Plan P111 - Waste and Vent Plan Area A P112 - Waste and Vent Plan Area B P121 - Water and Gas Plan Area A P122 - Water and Gas Plan Area B P221 - Plumbing Roof Plan Area A P222 - Plumbing Roof Plan Area B P400 - Plumbing Calculations P500 - Plumbing Details Mechanical M000 - Mechanical Cover Sheet M111 - Mechanical Plan Area A M112 - Mechanical Plan Area B M121 - Mechanical Piping Plan Area A M122 - Mechanical Piping Plan Area B M211 - Mechanical Roof Plan Area A City of Meridian—Community Center November 21, 2025 Page 4 of 5 M212 - Mechanical Roof Plan Area B M221 - Mechanical Piping Roof Plan Area A M222 - Mechanical Piping Roof Plan Area B M400 - Mechanical Details M401 - Mechanical Captiveaire Details M402 - Mechanical Captiveaire Details M403 - Mechanical Captiveaire Details M404 - Mechanical Captiveaire Details M405 - Mechanical Captiveaire Details M406 - Mechanical Captiveaire Details M407 - Mechanical Captiveaire Details M500 - Mechanical Schedules (Sheet 1 of 2) M501 - Mechanical Schedules (Sheet 2 of 2) MZ111 - Mechanical Zoning Plan Area A MZ112 - Mechanical Zoning Plan Area B Electrical E000 - Electrical Cover Sheet E001 - Energy Code Compliance E100 - Site Plan E101 - Site Photometric Plan E102 - Site Lighting Cutsheets E111 - Lighting Plan Area A E112 - Lighting Plan Area B E121 - Power Plan Area A E122 - Power Plan Area B E211 - Power Roof Plan Area A E212 - Power Roof Plan Area B E301 - Low Voltage Plan Area A E302 - Low Voltage Plan Area B E401 - Electrical Enlarged Power Plans E600 - Panel Schedules E601 - Panel Schedules E700 - Electrical Details and Diagrams City of Meridian—Community Center November 21, 2025 Page 5 of 5 Kreizenbeck Constructors ATTACHMENT #4 TO EXHIBIT A — GMP AMENDMENT MASTER PROJECT SCHEDULE CITY OF MERIDIAN Meridian Community Center 3458 N Venable Avenue Meridian, Idaho 83646 www.kreizenbeck.com 213 E. 38TH STREET■ GARDEN CITY, IDAHO 83714 ■ 208.336.9500 ICR No.RCE-764 ATTACHMENT#4 - Master Project Schedule 1000 Drawings and Specifications 100% 24d 170CT25 19NOV25 Drawings and Specifications 100% 1010 Permit 35d 20NOV25 09JAN26 Permit 1020 Subcontractor and Supplier Bids Due 21d 20NOV25 18DEC25 Subcontractor and Supplier Bids Due 1030 KreizenbeckGMP to Owner 4d 19DEC25 24DEC25 1;3 Kreizenbeck GMP to Owner 1040 Owner Approval Process 8d 26DEC25 07JAN26 [;�D Owner Approval Process 1050 Notice to Proceed 1d 08JAN26 08JAN26 E;�Notice to Proceed 1060 Submittals and Procure Long Lead Items 60d 09JAN26 02APR26 E;2�Submittals and Procure Long Lead Items 1070 Mobilize 5d 26JAN26 30JAN26 IMobilize 1080 Pre-Con,Pre-Install,and Coordination 15d 02FEB26 20FEB26 �Pre-Con, Pre-Install,and Coordination Meetings 1090 Complete Temp Utilities,Fencing,SWPPP, 20d 09FEB26 06MAR26 I Complete Temp Utilities, Fencing,SWPPP, Etc. • I Relocate Irrigation 2000 Relocate Irrigation 10d 18FEB26 03MAR26' 9 2010 Clear/Grub/Cut/Fill 32d 09MAR26 21APR26 -7Clear/Grub/CuUFill 2020 Utilities 35d 22APR26 09JUN26 Iu"tilities 2030 Building Pad 13d 23MAR26 08APR26 Building Pad 2040 Site Workand Landscaping Area A&B 85d 10JUN26 060CT26 Site Work and Landscaping Area A&B 2050 Site Work and Landscaping Area C 85d 08JUL26 03NOV26 iSite Work and Landscaping Area C 2060 Site Workand Landscaping Area E&F 85d 05AUG26 01DEC26 Site Work and Landscaping Area E&F 2070 Site Work and Landscaping Area D 115d 01MAR27' 06AUG27 ' I'. ��Site Work and Landscaping Area D 2080 Complete Misc Site Work(All Areas) 20d 09AUG27 03SEP27 E;![�Complete Misc Site Work(All Areas) . • • • building Structure 3000 Building Structure 135d 09APR26 140CT26 9 I 3010 Roofing and Exterior Cladding 40d 17SEP26 11NOV26 E;:FM-jm Roofing and Exterior Cladding 3020 Exterior Finishes 20d 12NOV26 09DEC26 Exterior Finishes 3030 Interior Construction 55d 12NOV26 29JAN27 Interior Construction 3040 Interior Finishes 125d 01FEB27 23JUL27 I� Interior Finishes 3050 Final Cleaning/Punch List/Commissioning 20d 26JUL27 20AUG27 J Final Cleaning/Punch List/Commissioning 3060 Install Owner Equipment 15d 23AUG27 10SEP27 Install Owner Equipment 4000 Final Inspections and CofO 15d 13SEP27 01OCT27 I tFinal Final Inspections and CofO 4010 Final Completion 1d 04OCT27 04OCT27 Completion 4020 Owner Morin 1d 050CT27 1050CT27 Owner Move-in Start date 170CT25 O Early bar Finish date 050CT27 Kreizenbeck Constructors O Progress bar Data date 170CT25 Run date 22DEC25 Meridian Community Center O Critical bar Page number 1A Master Project Schedule Summary bar ©Primavera S terns,Inc. 12/19/25 O Start milestone point O Finish milestone point Kreizenbeck Constructors ATTACHMENT #5 TO EXHIBIT A— GMP AMENDMENT SUPPLEMENTARY CON DITIONS-COMPLIANCE WITH IDAHO LAW CITY OF MERIDIAN Meridian Community Center 3458 N Venable Avenue Meridian, Idaho 83646 www.kreizenbeck.com 213 E. 38TH STREET■ GARDEN CITY, IDAHO 83714 ■ 208.336.9500 ICR No.RCE-764 Kreizenbeck Constructors ATTACHMENT #5 TO EXHIBIT A—GMP AMENDMENT SUPPLEMENTARY CONDITIONS—COMPLIANCE WITH IDAHO LAW City of Meridian-Meridian Community Center 33 E. Broadway Avenue Meridian, Idaho 83642 KC PROJECT NO. 24-081 December 19, 2025 Pursuant to Idaho Code §§ 18-8703, 67-2346, 67-2347A, and 67-2359 Construction Manager certifies: (1) it is not and will not for the duration of the Agreement be an abortion provider or affiliate abortion provider as those terms are defined in Idaho Code § 18-8702; (2) it is not currently engaged in, and will not for the duration of the Agreement engage in, a boycott of goods or services from Israel or territories under its control; (3) it is not currently engaged in, and will not for the duration of the Agreement engage in, a boycott of any individual or company because the individual or company (a) engages in or supports the exploration, production, utilization, transportation, sale, or manufacture of fossil fuel-based energy, timber, minerals, hydroelectric power, nuclear energy, or agriculture, or (b) engages in or supports the manufacture, distribution, sale, or use of firearms, as defined in Idaho Code § 18-3302(2)(d); (4) it is not currently owned or operated by the government of China and will not for the duration of the Agreement be owned or operated by the government of China; and (5) it will not assign or seek to assign the Agreement to a person who operates in violation of said statutes. Construction Manager shall comply with Idaho State Statute 44-1002 which states contractors must 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. www.kreizenbeck.com 213 E. 38TH STREET■ GARDEN CITY, IDAHo 83714 ■ 208.336.9500 ICR No.RCE-764 CITY OF MERIDIAN Purchase Requisition �E IDIAN— Purchasing Department ®- DATE OF 33 E BROADWAY AVE,STE 106 CITY OF MERIDIAN REQUEST 12/23/2025 MERIDIAN, ID 83642 Parks and Recreation PURCHASE ORDER NUMBER MUST APPEAR ON • TEL: (208)489-0417 SLIPS,CARTONSAND CORRESPONDENCE RELATED TO THIS ORDER FAX: (208)887-4813 AVAILABLE BUDGET AMOUNT $12,674,748.00 IS BUDGET AMENDMENT REQUIRED? SUGGESTED VENDOR Kreizenbeck Constructors NO 213 E. 38th Street Garden City, Idaho 83714 CITY SUPPORT TICKET NO. PROJECT MANAGER PAYMENT TERMS IFREIGHTTERMS F.O.B. REQUESTOR Garrett White NET 30 PREPAID DESTINATION Garrett White PROJECT NAME: Community Center Development/Construction —DescriptionQuantity and Pricing ACCOUNTINGCODES DESCRIPTIONPART NUMBER • QTY UNIT UNIT PRICE FUND OR PROJECT/ TOTAL AMOUNT TASK ORDER CONTRACT/PROJECT DESCRIPTION CODE GLACCOUNT# COMMITMENT] Community Center Allocation for Development/Construction 1 $ 12,674,748.00 5140 92000 $ 12,674,748.00 $ - NOTES: Council Approval Date: FY26 Budget Process $12,674,748.00 How to fill out the Purchase Requisition. Fill in the SHIP TO DEPARTMENT NAME. This is the name of the requesting department and where the product will be shipped If the Ship To location is somewhere other than the department location, please enter that address in the lines below the department name and highlight it. Fill in the DATE OF REQUEST located in the box on the right hand side of the form. Fill in the amount of budget available for this commitment. Is a budget amendment required to fund this request? Answer YES or NO. Enter the name of the SUGGESTED VENDOR. Please check with FINANCE to verify that the City of Meridian has the vendor set up as an account. If the vendor is not set up, request that a W-9 form be submitted to FINANCE before placing the order. If PURCHASING receives this Purchase Requisition and the vendor is not set up,an order processing delay occurs If vendor will be determined by procurement process,enter"TBD" CITY SUPPORT(JITBIT)TICKET NO is entered by purchasing staff. Enter the PROJECT NAME,TASK ORDER NAME AND NUMBER and/or PROJECT/COMMITMENT NUMBER(if one has been created) Enter the name of the PROJECT MANAGER/REQUESTOR. Under"PART NUMBER/DESCRIPTION/COMMITMENT NAME /TASK ORDER/CONTRACT/PROJECT DESCRIPTION Enter the COMMITMENT NAME,TASK ORDER or PROJECT DESCRIPTION, Part Number or Description of Item being purchased If you have more than one item,enter each on a separate line. Enter the QUANTITY for each line item. Enter the UNIT and UNIT PRICE for each line item. (Task orders and contracts should be listed as CITY 1 and UNIT EA. Unit price and total will be equal.) ACCOUNTING CODES Enter the FUND that you want the expense to impact 1) The FUND number will be either: (a) 01,07,08, 20,55,or 60, 62, 65 depending on what FUND the budget is in Enter the DEPARTMENT CODE you want the expense to impact 1) The DEPARTMENT CODE is a 4 digit number that corresponds to your department Enter the GL ACCOUNT NUMBER(Expense Account)for each item. 1) The GL ACCOUNT NUMBER(Expense Account) is the 5 digit number where the budgets are located Enter the PROJECT CODE/COMMITMENT#you want the expense to impact 1) The PROJECT CODE/COMMITMENT is an alpha numeric code that identifies a specific project or commitment to charge all expenses to INFORMATION ONLY The FUND, DEPARTMENT CODE,GL ACCOUNT NUMBER,AND PROJECT CODE make up the accounting code for your request. The accounting code will hold the budget dollars and actual expenses for your PO request. Accuracy is important as the resulting PO encumbers this accounting code(budget line item). Not all requests will have a project number. Call Procurement if you are unsure. This form will automatically total your request. In the NOTES field add any information that you feel is significant. PRINT AND SUBMIT ONLY PAGE 1(NOT THESE INSTRUCTIONS) How to fill out the Purchase Requisition. Fill in the SHIP TO DEPARTMENT NAME. This is the name of the requesting department and where the product will be shipped If the Ship To location is somewhere other than the department location, please enter that address Fill in the DATE OF REQUEST located in the box on the right hand side of the form. Fill in the amount of budget available for this commitment. Is a budget amendment required to fund this request? Answer YES or NO. Enter the name of the SUGGESTED VENDOR. Please check with FINANCE to verify that the City of Meridian has the vendor set up as an account. If the vendor is not set up, request that a W-9 form be submitted to FINANCE before placing the orc If PURCHASING receives this Purchase Requisition and the vendor is not set up,an order processing If vendor will be determined by procurement process,enter"TBW CITY SUPPORT(JITBIT)TICKET NO is entered by purchasing staff. Enter the PROJECT NAME,TASK ORDER NAME AND NUMBER and/or PROJECT/COMMITMENT NUMBER Enter the name of the PROJECT MANAGER and REQUESTOR. Under"PART NUMBER/DESCRIPTION/COMMITMENT NAME /TASK ORDER/CONTRACT/PROJECT DESCRIPTI Enter the COMMITMENT NAME,TASK ORDER or PROJECT DESCRIPTION, Part Number or Descriptic If you have more than one item,enter each on a separate line. Enter the QUANTITY for each line item. Enter the UNIT and UNIT PRICE for each line item. (Task orders and contracts should be listed as CITY 1 and UN ACCOUNTING CODES Enter the FUND that you want the expense to impact 1) The FUND number will be either: (a) 01,07,08,20,55,or 60 depending on what FUND the budget is in Enter the DEPARTMENT CODE you want the expense to impact 1) The DEPARTMENT CODE is a 4 digit number that corresponds to your department Enter the GL ACCOUNT NUMBER(Expense Account)for each item. 1) The GL ACCOUNT NUMBER(Expense Account) is the 5 digit number where the budgets are local Enter the PROJECT CODE/COMMITMENT#you want the expense to impact 1) The PROJECT CODE/COMMITMENT is an alpha numeric code that identifies a specific project or INFORMATION ONLY The FUND, DEPARTMENT CODE,GL ACCOUNT NUMBER,AND PROJECT CODE make up the accounting code for y The accounting code will hold the budget dollars and actual expenses for your PO request. Accuracy is important as the resulting PO encumbers this accounting code(budget line item). Not all requests will have a project number. Call Purchasing if you are unsure. This form will automatically total your request. In the NOTES field add any information that you feel is significant. AUTHORIZED DEPARTMENT SIGNATURE You may remove the highlight in the signature boxes. It makes Each department has a list of employees and amounts that they are authorized to sign for. Please make sure that the authorized department personnel signs the form. The completed and signed form must be submitted to Purchasing, along with the required support documents v PRINT AND SUBMIT ONLY PAGE 1(NOT THESE INSTRUCTIONS) in the lines below the department name and highlight it. ier. delay occurs ON )n of Item being purchased IT EA. Unit price and total will be equal.) :ed commitment to charge all expenses to our request. it easier to write in the area. is a CITY SUPPORT(JITBIT)ticket. CITY OF MERIDIAN Purchase Requisition C%WE IDIAN Purchasing Department ®- DATE OF 12/23/2025 33 E BROADWAY AVE,STE 106 CITY OF MERIDIAN REQUEST 7 MERIDIAN, ID 83642 Meridian Fire Department PURCHASE ORDER NUMBER MUST APPEAR ON • TEL: (208)489-0417 SLIPS,CARTONSAND CORRESPONDENCE RELATED TO THIS ORDER FAX: (208)887-4813 AVAILABLE BUDGET AMOUNT $1,947,231.00 IS BUDGET AMENDMENT REQUIRED? SUGGESTED VENDOR Kreizenbeck Constructors NO 213 E. 38th Street Garden City, Idaho 83714 CITY SUPPORT TICKET NO. PROJECT MANAGER PAYMENT TERMS FREIGHT TERMS- F.O.B. REQUESTOR Garrett White NET 30 PREPAID DESTINATION Garrett White PROJECT NAME: Fire Community Outreach Consturction - Partnership with Community Center Construction —Description of Purchase Quantity and Pricing ACCOUNTINGCODES DESCRIPTIONPART NUMBER • QTY UNIT UNIT PRICE FUND OR PROJECT/ TOTAL AMOUNT TASK ORDER CONTRACT/PROJECT DESCRIPTION CODE GLACCOUNT# COMMITMENT# Allocated Share of Community Outreach Construction 1 $ 1,947,231.00 $ 1,947,231.00 $ - $ - NOTES: Council Approval Date: FY26 Budget Process $1,947,231.00 How to fill out the Purchase Requisition. Fill in the SHIP TO DEPARTMENT NAME. This is the name of the requesting department and where the product will be shipped If the Ship To location is somewhere other than the department location, please enter that address in the lines below the department name and highlight it. Fill in the DATE OF REQUEST located in the box on the right hand side of the form. Fill in the amount of budget available for this commitment. Is a budget amendment required to fund this request? Answer YES or NO. Enter the name of the SUGGESTED VENDOR. Please check with FINANCE to verify that the City of Meridian has the vendor set up as an account. If the vendor is not set up, request that a W-9 form be submitted to FINANCE before placing the order. If PURCHASING receives this Purchase Requisition and the vendor is not set up,an order processing delay occurs If vendor will be determined by procurement process,enter"TBD" CITY SUPPORT(JITBIT)TICKET NO is entered by purchasing staff. Enter the PROJECT NAME,TASK ORDER NAME AND NUMBER and/or PROJECT/COMMITMENT NUMBER(if one has been created) Enter the name of the PROJECT MANAGER/REQUESTOR. Under"PART NUMBER/DESCRIPTION/COMMITMENT NAME /TASK ORDER/CONTRACT/PROJECT DESCRIPTION Enter the COMMITMENT NAME,TASK ORDER or PROJECT DESCRIPTION, Part Number or Description of Item being purchased If you have more than one item,enter each on a separate line. Enter the QUANTITY for each line item. Enter the UNIT and UNIT PRICE for each line item. (Task orders and contracts should be listed as CITY 1 and UNIT EA. Unit price and total will be equal.) ACCOUNTING CODES Enter the FUND that you want the expense to impact 1) The FUND number will be either: (a) 01,07,08, 20,55,or 60, 62, 65 depending on what FUND the budget is in Enter the DEPARTMENT CODE you want the expense to impact 1) The DEPARTMENT CODE is a 4 digit number that corresponds to your department Enter the GL ACCOUNT NUMBER(Expense Account)for each item. 1) The GL ACCOUNT NUMBER(Expense Account) is the 5 digit number where the budgets are located Enter the PROJECT CODE/COMMITMENT#you want the expense to impact 1) The PROJECT CODE/COMMITMENT is an alpha numeric code that identifies a specific project or commitment to charge all expenses to INFORMATION ONLY The FUND, DEPARTMENT CODE,GL ACCOUNT NUMBER,AND PROJECT CODE make up the accounting code for your request. The accounting code will hold the budget dollars and actual expenses for your PO request. Accuracy is important as the resulting PO encumbers this accounting code(budget line item). Not all requests will have a project number. Call Procurement if you are unsure. This form will automatically total your request. In the NOTES field add any information that you feel is significant. PRINT AND SUBMIT ONLY PAGE 1(NOT THESE INSTRUCTIONS) How to fill out the Purchase Requisition. Fill in the SHIP TO DEPARTMENT NAME. This is the name of the requesting department and where the product will be shipped If the Ship To location is somewhere other than the department location, please enter that address Fill in the DATE OF REQUEST located in the box on the right hand side of the form. Fill in the amount of budget available for this commitment. Is a budget amendment required to fund this request? Answer YES or NO. Enter the name of the SUGGESTED VENDOR. Please check with FINANCE to verify that the City of Meridian has the vendor set up as an account. If the vendor is not set up, request that a W-9 form be submitted to FINANCE before placing the orc If PURCHASING receives this Purchase Requisition and the vendor is not set up,an order processing If vendor will be determined by procurement process,enter"TBW CITY SUPPORT(JITBIT)TICKET NO is entered by purchasing staff. Enter the PROJECT NAME,TASK ORDER NAME AND NUMBER and/or PROJECT/COMMITMENT NUMBER Enter the name of the PROJECT MANAGER and REQUESTOR. Under"PART NUMBER/DESCRIPTION/COMMITMENT NAME /TASK ORDER/CONTRACT/PROJECT DESCRIPTI Enter the COMMITMENT NAME,TASK ORDER or PROJECT DESCRIPTION, Part Number or Descriptic If you have more than one item,enter each on a separate line. Enter the QUANTITY for each line item. Enter the UNIT and UNIT PRICE for each line item. (Task orders and contracts should be listed as CITY 1 and UN ACCOUNTING CODES Enter the FUND that you want the expense to impact 1) The FUND number will be either: (a) 01,07,08,20,55,or 60 depending on what FUND the budget is in Enter the DEPARTMENT CODE you want the expense to impact 1) The DEPARTMENT CODE is a 4 digit number that corresponds to your department Enter the GL ACCOUNT NUMBER(Expense Account)for each item. 1) The GL ACCOUNT NUMBER(Expense Account) is the 5 digit number where the budgets are local Enter the PROJECT CODE/COMMITMENT#you want the expense to impact 1) The PROJECT CODE/COMMITMENT is an alpha numeric code that identifies a specific project or INFORMATION ONLY The FUND, DEPARTMENT CODE,GL ACCOUNT NUMBER,AND PROJECT CODE make up the accounting code for y The accounting code will hold the budget dollars and actual expenses for your PO request. Accuracy is important as the resulting PO encumbers this accounting code(budget line item). Not all requests will have a project number. Call Purchasing if you are unsure. This form will automatically total your request. In the NOTES field add any information that you feel is significant. AUTHORIZED DEPARTMENT SIGNATURE You may remove the highlight in the signature boxes. It makes Each department has a list of employees and amounts that they are authorized to sign for. Please make sure that the authorized department personnel signs the form. The completed and signed form must be submitted to Purchasing, along with the required support documents v PRINT AND SUBMIT ONLY PAGE 1(NOT THESE INSTRUCTIONS) in the lines below the department name and highlight it. ier. delay occurs ON )n of Item being purchased IT EA. Unit price and total will be equal.) :ed commitment to charge all expenses to our request. it easier to write in the area. is a CITY SUPPORT(JITBIT)ticket. CITY OF MERIDIAN Purchase Requisition �E IDIAN Purchasing Department ®- DATE OF 33 E BROADWAY AVE,STE 106 CITY OF MERIDIAN REQUEST 12/23/2025 MERIDIAN, ID 83642 Parks& Recreation PURCHASE ORDER NUMBER MUST APPEAR ON • TEL: (208)489-0417 SLIPS,CARTONSAND CORRESPONDENCE RELATED TO THIS ORDER FAX: (208)887-4813 AVAILABLE BUDGET AMOUNT $2,596,032.00 IS BUDGET AMENDMENT REQUIRED? SUGGESTED VENDOR Kreizenbeck Constructors NO 213 E. 38th Street Garden City, Idaho 83714 CITY SUPPORT TICKET NO. PROJECT MANAGER PAYMENT TERMS IFREIGHTTERMS F.O.B. REQUESTOR Garrett White NET 30 PREPAID DESTINATION Garrett White PROJECT NAME: Settler Parks Expansion Construction —DescriptionQuantity and Pricing ACCOUNTINGCODES DESCRIPTIONPART NUMBER • QTY UNIT UNIT PRICE FUND OR PROJECT/ TOTAL AMOUNT TASK ORDER CONTRACT/PROJECT DESCRIPTION CODE GLACCOUNT# COMMITMENT] Settlers Park Expansion/Community Center Const. GMP 1 $ 2,596,032.00 $ 2,596,032.00 $ - NOTES: Council Approval Date: Approved through FY26 Budget $2,596,032.00 How to fill out the Purchase Requisition. Fill in the SHIP TO DEPARTMENT NAME. This is the name of the requesting department and where the product will be shipped If the Ship To location is somewhere other than the department location, please enter that address in the lines below the department name and highlight it. Fill in the DATE OF REQUEST located in the box on the right hand side of the form. Fill in the amount of budget available for this commitment. Is a budget amendment required to fund this request? Answer YES or NO. Enter the name of the SUGGESTED VENDOR. Please check with FINANCE to verify that the City of Meridian has the vendor set up as an account. If the vendor is not set up, request that a W-9 form be submitted to FINANCE before placing the order. If PURCHASING receives this Purchase Requisition and the vendor is not set up,an order processing delay occurs If vendor will be determined by procurement process,enter"TBD" CITY SUPPORT(JITBIT)TICKET NO is entered by purchasing staff. Enter the PROJECT NAME,TASK ORDER NAME AND NUMBER and/or PROJECT/COMMITMENT NUMBER(if one has been created) Enter the name of the PROJECT MANAGER/REQUESTOR. Under"PART NUMBER/DESCRIPTION/COMMITMENT NAME /TASK ORDER/CONTRACT/PROJECT DESCRIPTION Enter the COMMITMENT NAME,TASK ORDER or PROJECT DESCRIPTION, Part Number or Description of Item being purchased If you have more than one item,enter each on a separate line. Enter the QUANTITY for each line item. Enter the UNIT and UNIT PRICE for each line item. (Task orders and contracts should be listed as CITY 1 and UNIT EA. Unit price and total will be equal.) ACCOUNTING CODES Enter the FUND that you want the expense to impact 1) The FUND number will be either: (a) 01,07,08, 20,55,or 60, 62, 65 depending on what FUND the budget is in Enter the DEPARTMENT CODE you want the expense to impact 1) The DEPARTMENT CODE is a 4 digit number that corresponds to your department Enter the GL ACCOUNT NUMBER(Expense Account)for each item. 1) The GL ACCOUNT NUMBER(Expense Account) is the 5 digit number where the budgets are located Enter the PROJECT CODE/COMMITMENT#you want the expense to impact 1) The PROJECT CODE/COMMITMENT is an alpha numeric code that identifies a specific project or commitment to charge all expenses to INFORMATION ONLY The FUND, DEPARTMENT CODE,GL ACCOUNT NUMBER,AND PROJECT CODE make up the accounting code for your request. The accounting code will hold the budget dollars and actual expenses for your PO request. Accuracy is important as the resulting PO encumbers this accounting code(budget line item). Not all requests will have a project number. Call Procurement if you are unsure. This form will automatically total your request. In the NOTES field add any information that you feel is significant. PRINT AND SUBMIT ONLY PAGE 1(NOT THESE INSTRUCTIONS) How to fill out the Purchase Requisition. Fill in the SHIP TO DEPARTMENT NAME. This is the name of the requesting department and where the product will be shipped If the Ship To location is somewhere other than the department location, please enter that address Fill in the DATE OF REQUEST located in the box on the right hand side of the form. Fill in the amount of budget available for this commitment. Is a budget amendment required to fund this request? Answer YES or NO. Enter the name of the SUGGESTED VENDOR. Please check with FINANCE to verify that the City of Meridian has the vendor set up as an account. If the vendor is not set up, request that a W-9 form be submitted to FINANCE before placing the orc If PURCHASING receives this Purchase Requisition and the vendor is not set up,an order processing If vendor will be determined by procurement process,enter"TBW CITY SUPPORT(JITBIT)TICKET NO is entered by purchasing staff. Enter the PROJECT NAME,TASK ORDER NAME AND NUMBER and/or PROJECT/COMMITMENT NUMBER Enter the name of the PROJECT MANAGER and REQUESTOR. Under"PART NUMBER/DESCRIPTION/COMMITMENT NAME /TASK ORDER/CONTRACT/PROJECT DESCRIPTI Enter the COMMITMENT NAME,TASK ORDER or PROJECT DESCRIPTION, Part Number or Descriptic If you have more than one item,enter each on a separate line. Enter the QUANTITY for each line item. Enter the UNIT and UNIT PRICE for each line item. (Task orders and contracts should be listed as CITY 1 and UN ACCOUNTING CODES Enter the FUND that you want the expense to impact 1) The FUND number will be either: (a) 01,07,08,20,55,or 60 depending on what FUND the budget is in Enter the DEPARTMENT CODE you want the expense to impact 1) The DEPARTMENT CODE is a 4 digit number that corresponds to your department Enter the GL ACCOUNT NUMBER(Expense Account)for each item. 1) The GL ACCOUNT NUMBER(Expense Account) is the 5 digit number where the budgets are local Enter the PROJECT CODE/COMMITMENT#you want the expense to impact 1) The PROJECT CODE/COMMITMENT is an alpha numeric code that identifies a specific project or INFORMATION ONLY The FUND, DEPARTMENT CODE,GL ACCOUNT NUMBER,AND PROJECT CODE make up the accounting code for y The accounting code will hold the budget dollars and actual expenses for your PO request. Accuracy is important as the resulting PO encumbers this accounting code(budget line item). Not all requests will have a project number. Call Purchasing if you are unsure. This form will automatically total your request. In the NOTES field add any information that you feel is significant. AUTHORIZED DEPARTMENT SIGNATURE You may remove the highlight in the signature boxes. It makes Each department has a list of employees and amounts that they are authorized to sign for. Please make sure that the authorized department personnel signs the form. The completed and signed form must be submitted to Purchasing, along with the required support documents v PRINT AND SUBMIT ONLY PAGE 1(NOT THESE INSTRUCTIONS) in the lines below the department name and highlight it. ier. delay occurs ON )n of Item being purchased IT EA. Unit price and total will be equal.) :ed commitment to charge all expenses to our request. it easier to write in the area. is a CITY SUPPORT(JITBIT)ticket. City Of Meridian Statement of Revenues and Expenditures - Rev and Exp Report - Sandra 2290 - Fire Public Education Division 01 - General Fund From 10/1/2025 Through 9/30/2026 Budget with Current Year Budget Amendments Actual Remaining Capital Outlay 92000 Cap Outlay - Bldgs & Struct 2,510,000.00 0.00 2,510,000.00 Total Capital Outlay 2,510,000.00 0.00 2,510,000.00 DEPT EXPENDITURES 2,510,000.00 0.00 2,510,000.00 TOTAL EXPENDITURES 2,510,000.00 0.00 2,510,000.00 Date: 12/29/25 04:04:40 PM Page: 1 City Of Meridian Statement of Revenues and Expenditures - Rev and Exp Report - Sandra 5290 - Parks and Recreation Construction Division 07 - Impact Fund From 10/1/2025 Through 9/30/2026 Budget with Current Year Budget Amendments Actual Remaining Capital Outlay 96903 Settlers Park construction 3,350,000.00 0.00 3,350,000.00 Total Capital Outlay 3,350,000.00 0.00 3,350,000.00 DEPT EXPENDITURES 3,350,000.00 0.00 3,350,000.00 TOTAL EXPENDITURES 3,350,000.00 0.00 3,350,000.00 Date: 12/29/25 04:02:26 PM Page: 1 City Of Meridian Statement of Revenues and Expenditures - Rev and Exp Report - Sandra 5140 - Community Center 07 - Impact Fund From 10/1/2025 Through 9/30/2026 Budget with Current Year Budget Amendments Actual Remaining Capital Outlay 92000 Cap Outlay - Bldgs & Struct 15,870,310.00 0.00 15,870,310.00 Total Capital Outlay 15,870,310.00 0.00 15,870,310.00 DEPT EXPENDITURES 15,870,310.00 0.00 15,870,310.00 TOTAL EXPENDITURES 15,870,310.00 0.00 15,870,310.00 Date: 12/29/25 08:34:56 AM Page: 1 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Interagency Agreement with Ada County Highway District for City and Water improvements for ACHD Ustick Road, Ten Mile Road to Linder Road Utility Improvements Project Mayor Robert E. Simison City Council Members: E IDIAN �� Luke railer,Cavener,i President Liz 5trader,Vice President l D 14 H Brian Whitlock Doug Taylor John Overton Anne Little Roberts TO: Mayor Robert E. Simison Members of the City Council FROM: Jared Hale Engineering Project Manager DATE: December 8,2025 SUBJECT: IN ACCORDANCE WITH THE INTERAGENCY AGREEMENT PREVIOUSLY APPROVED BY CITY COUNCIL,APPROVE THE NOT- TO-EXCEED AMOUNT OF$1,864,711.94 TO PAY ADA COUNTY HIGHWAY DISTRICT (ACHD)FOR CITY WATER AND SEWER IMPROVEMENTS CONSTRUCTED BY LARIVIERE INC. FOR THE ACHD USTICK ROAD,TEN MILE ROAD TO LINDER ROAD UTILITY IMPROVEMENTS PROJECT. ACHD PROJECT 521052 AND CITY OF MERIDIAN PROJECT 11218.E REQUESTED COUNCIL DATE: December 16, 2025 1. RECOMMENDED ACTION A. Move to: 1. In accordance with the Interagency Agreement previously approved by City Council, approve the not-to-exceed amount of $1,864,711.94 to pay Ada County Highway District (ACHD) for City water, sewer, and street light improvements constructed by LaRiviere Inc. for the ACHD Ustick Road,Ten Mile Road to Linder Road Utility Improvements Project. ACHD Project 521052 and City of Meridian Project 11218.b 2. Authorize the Mayor to sign the agreement II. DEPARTMENT CONTACT PERSONS Jared Hale,Engineering Project Manager 208-489-0370 Clint Dolsby, Assistant City Engineer 208-489-0347 Warren Stewart, City Engineer 208-489-0350 Laurelei McVey, Director of Public Works 208-985-1259 Page 1 of 3 III.DESC IPTION A. Back rg ound ACHD will widen Ustick Road from Ten Mile Road to Linder Road to five lanes as part of their Ustick Road corridor expansion. They will be adding sidewalks, a retention wall along Five Mile Creek, and stormwater improvements. B. Proposed Project This project includes the construction of water, sewer, and streetlight improvements. The water improvements will include relocating 1700 lineal feet of 12" water main to accommodate the construction of the retaining wall along Five Mile Creek, casing an irrigation crossing, and adding water services for the median landscaping. The sewer improvements include replacing 174 lineal feet of 30" sewer main to accommodate the construction of the retaining wall along Five Mile Creek. and rehabilitating 1657 lineal feet 27" reinforced concrete pipe with cure in place pipe.The streetlight improvements include adding 37 davit poles and 6000 lineal feet of conduit. IV. IMPACT A. Strategic Impact: This project is aligned with the Public Works objective of being opportunistic in planning for growth and infrastructure needs. The construction impacts on the residents will be minimized by partnering with ACHD. B. FiscalIMpact: The costs of the City of Meridian infrastructure improvements are $1,864,711.94 and will be funded from three different accounts as shown below. Project Costs: ------------------------------------ -- --------------------- Fiscal Year 2026 ----------------------------- ----------------------- ------------------- Construction Costs $1,576,389.42 -------- ------------------------ ---------------------- 10% Contingency ---------- $157,638.94 ------------------------------------- ACHD Cost Share $43,982.16 --------------------------------------------------------------------------- ACHD Overhead Costs $86,701.42 ---------------------------------------------------------------------- ------------- ------------- Total Project Cost $1,864,711.94 i i Page 2 of 3 Project Funding Fiscal Year 2026 Account Code 1 Codes ___________ ________ _________A......---------------------------- Sewer Main Extensions _ _ 65-3590-93505 $210,345.97 Sewer Main Replacements - 65-3590-95000I ------------- $940,324.63- Water Main Extensions _ 62-3494-96140 $357,786.84 Streetlighting----- 01-1860-54000 $356,254.50 ------------------------------------ --------------------------------------------------------------- ---- ----------------------------------- -------------Total Funding ;...............$1,864,711.94 VI. TIME CONSTRAINTS ACHD started construction on this project in November. City approval of this agreement is required for ACHD to install sewer and water improvements as part of their project. VII. LIST OF ATTACHMENTS A. ACHD Sewer and Water Bid Results from LaRiviere, Inc. B. Spreadsheet of Actual Cost Breakdown C. Interagency Agreement D. Cost Share Agreement Approved for Council Agenda: Page 3 of 3 A W W W W W W N b µ µ 0 0 P d 0 W W W W W W W W N (D ID N [+] N r+ A N Y Y I--+ P P V V m W H Y Y i--+ I-+ I--• 3 3 C o b A A A A A A A A :P A n u� m v o o O o O A A A A A A A �. F+ t- c�. 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W 61 P W m E o io A w c J CAn N [v [O g W fR Y H — — — — - - V-H——— — — fn Ht Ht At iA O d [ri N W b b O O O O O 0 O 0 d d O O O O O O O O P P P b p O O CQ O A P fP O P P d d d d Q 0 O O O O o o O O O O O O O O O P P b �O P P O {a O d O o o O O P d d O 0 O O O O O O O O O G d 0 O O O ACHD _ G INTERAGENCY AGREEMENT FOR: ROADWAY CONSTRUCTION/ WATER AND SEWER CONSTRUCTION USTICK RD, TEN MILE RD TO LINDER RD ACHD PROJECT NO. 521052 THIS INTERAGENCY AGREEMENT FOR ROADWAY CONSTRUCTION/WATER AND SEWER CONSTRUCTION ("Agreement") is made and entered into this 12th day of August , 2025, by and between the ADA COUNTY HIGHWAY DISTRICT, a highway district organized under the laws of the State of Idaho ("DISTRICT" or "ACHD"), and the CITY OF MERIDIAN, a municipal corporation organized under the laws of the State of Idaho ("MERIDIAN" or"City"), regarding ACHD Project no. 521052. RECITALS WHEREAS, ACHD is a single county-wide highway district, a public entity, organized and existing pursuant to Idaho Code Title 40, Chapter 14, as amended and supplemented, with the exclusive jurisdiction and authority to maintain, improve, regulate and operate public rights-of-way in Ada County; WHEREAS, City is a municipal corporation organized and operating pursuant to Idaho Code Title 50, as amended and supplemented with jurisdiction, authority and police power to regulate and control municipal activities within the City; WHEREAS, Idaho Code § 67-2332 provides that one or more public agencies may contract with any one or more other public agencies to perform any governmental service, activity or undertaking which each public agency entering into the contract is authorized by law to perform, provided that such contract is authorized by the governing body of each party and that such contract shall set forth fully the purposes, powers, rights, objectives and responsibilities of the contracting parties; and WHEREAS, DISTRICT and MERIDIAN desire to undertake a cooperative effort to incorporate into the DISTRICT'S road construction projects known as Ustick Rd, Ten Mile Rd to Linder Rd ("Project" or "Project Boundaries"), certain modifications or improvements to City owned facilities, including constructing new water and sewer main, installing a water valve, rehabilitating existing sewer main, adjusting water valve boxes and covers and sewer manholes to grade, and correcting potable/non-potable spacing issues (collectively, "City Water and Sewer Improvements") as detailed in Project no. 521052, to be constructed pursuant to a separately-executed agreement between DISTRICT and the selected Contractor ("CONTRACT"); and Interagency Agreement for Roadway Construction and Water and Sewer Construction Rev. 6-01-23 Page 1 of 9 WHEREAS, DISTRICT is willing to accommodate MERIDIAN'S request by including the City Water and Sewer Improvements in the Project plans, subject to the terms, conditions and obligations set forth in this Agreement and so long as DISTRICT receives assurances by the City that it will fully reimburse DISTRICT for all actual costs including, without limitation, any indirect costs and expenses that DISTRICT incurs as a result of the additional work attributable to the modification or installation of the City Water and Sewer Improvements within the Project Boundaries with the exception of MERIDIAN; and NOW, THEREFORE, in consideration of the foregoing premises, mutual covenants and agreements herein contained, the parties hereto agree as follows: 1. DISTRICT SHALL: a. Be the party responsible for soliciting, receiving and opening of bids and for executing and administering the construction CONTRACT for the roadway reconstruction and City Water and Sewer Improvements referenced herein, which CONTRACT shall include, inter alia, a provision that all work required for the City Water and Sewer Improvements shall be performed in conformance with the most current edition of the Idaho Standards for Public Works Construction (ISPWC) and the most current City of MERIDIAN Supplemental Specifications to the ISPWC. It is hereby specifically agreed that: i. Adjustment of water valve boxes and covers to grade shall include reconstruction in conformance with ISPWC Section 404, and ii. Adjustment of sewer manholes to grade shall include reconstruction in conformance with ISPWC Section 602. b. Provide MERIDIAN with a complete set of combined bid documents for the roadway reconstruction, and for the City Water and Sewer Improvements. c. Furnish MERIDIAN with an abstract of all bids received, and obtain MERIDIAN'S written concurrence with DISTRICT'S recommendation for award of the CONTRACT prior to making such award. MERIDIAN'S concurrence shall specifically acknowledge that the City Water and Sewer Improvements are and shall be subject to the terms and conditions of this Agreement. If MERIDIAN does not concur, DISTRICT shall remove the City Water and Sewer Improvements and if necessary, rebid the Project. MERIDIAN shall be responsible and shall reimburse DISTRICT for any and all costs suffered by DISTRICT attributable to the removal of the City Water and Sewer Improvements from the Project and if applicable, the rebidding of the Project. d. Include in the CONTRACT, a term providing that MERIDIAN will have the right and authority to work directly with the Contractor to resolve any claims relating in any way to the City Water and Sewer Improvements and that any such claims will be reviewed, approved or denied by MERIDIAN including enforcement of the two (2) Interagency Agreement for Roadway Construction and Water and Sewer Construction Rev. 6-01-23 Page 2 of 9 year warranty period to be started at the date described in the final acceptance letter from MERIDIAN. e. Coordinate with MERIDIAN should any changes be made to DISTRICT's portion of the CONTRACT or work pursuant thereto that does or may impact the City Water and Sewer Improvements. f. Make monthly progress payments and the final CONTRACT payment to the Contractor in conformance with the terms of the construction CONTRACT. g. Submit to MERIDIAN a copy of each design consultant billing attributable to the City Water and Sewer Improvements if applicable and Contractor progress payment estimate, and the final CONTRACT payment estimate, as such estimates are approved by DISTRICT after obtaining MERIDIAN'S concurrence regarding MERIDIAN'S portion of the CONTRACT, together with an invoice for MERIDIAN'S share of the construction CONTRACT costs earned by and to be paid to the Contractor. h. As applicable, provide for the reference and replacement of all pre-existing survey monuments within the Project. i. Provide the field survey and grade control necessary for construction of the roadway. Centerline or offsets and stationing shall be established prior to the City staking any sanitary sewer or potable water service lines, water valve boxes, manhole locations, and other City facilities. j. At the conclusion of the Project, submit to MERIDIAN written documentation of expenditures with an invoice for payment of all costs and expenses the DISTRICT incurs, in addition to those provided under paragraph 1.g. above, as a result of the additional work attributed to the City Water and Sewer Improvements within the Project Boundaries, including but not limited to, costs or changed conditions, plan errors and omissions, and delays attributable to design and/or installation of the City Water and Sewer Improvements. k. Be responsible only for the expenses and against suites, actions, claims or losses of every kind, nature and description, including costs, expenses and attorney fees caused by or arising out of any negligent acts by DISTRICT or DISTRICT'S officers, employees, agents or contractors while acting within the course and scope of their employment, which arise from or which are in any way connected to the City Water and Sewer Improvements. Such indemnification hereunder by DISTRICT shall in no event cause the liability of DISTRICT for any negligent act to exceed the amount of loss, damages, or expenses of attorney fees attributable to such negligent act, and shall not apply to loss, damages, expenses or attorney fees attributable to the negligence of MERIDIAN. This duty to defend, indemnify and hold harmless is subject to the limitations of Idaho law, including Article VII Section 4, Idaho Constitution, and Idaho Code Title 6 Chapter 9 (the Idaho Tort Claims Act), and to any other limitations set forth in the Agreement. Interagency Agreement for Roadway Construction and Water and Sewer Construction Rev. 6-01-23 Page 3 of 9 2. MERIDIAN SHALL: a. Provide the inspection, field survey and grade control required for the installation of all City Water and Sewer Improvements incorporated into the Project and installed and adjusted under the CONTRACT and provide copies of appropriate tests and construction diaries to the District Project Representative as designated by DISTRICT. b. Provide DISTRICT with the special provisions if applicable, and stamped plans, bid quantities and an Engineers Estimate (or pursuant to Paragraph 1.g. pay the DISTRICT the actual cost if the DISTRICT'S design consultant prepares the same) for the City Water and Sewer Improvements to be incorporated into the Project and included in the bid documents for the CONTRACT (all work required for the City Water and Sewer Improvements to be performed in accordance with the most current edition of the Idaho Standards for Public Works Construction (ISPWC), the City's Supplemental Specifications to the ISPWC, and the City's Revisions to the Standard Specifications). c. Remit to DISTRICT, within thirty-five (35) calendar days after the date of any invoice referenced in paragraph 1.g., all funds for which MERIDIAN is responsible pursuant to the approved progress payment estimate and the final CONTRACT payment estimate. d. Remit to DISTRICT, within thirty-five (35) calendar days after the date of invoice referenced in paragraph 1.j., all funds for which MERIDIAN is responsible pursuant to this Agreement. e. Reimburse DISTRICT five percent (5%) of MERIDIAN'S construction costs attributable to the City Water and Sewer Improvements as payment toward the additional costs incurred by DISTRICT, including overhead and benefits, and project administration costs which include but are not limited to: public advertisement of the Project, supplying bid plans, supplying construction plans, preparing and holding the preconstruction meeting, generating monthly pay estimates and paying the Contractor, preparing change orders, general construction project oversight, and maintaining construction project files. f. Reimburse DISTRICT for mobilization, traffic control, flagging, detours and weekly meetings on a prorated basis. The prorated basis for the above items will be calculated using the percentage of MERIDIAN'S project costs as they relate to the total project construction costs. g. Provide (at City's sole costs) trench compaction testing for the City Water and Sewer Improvements from one-foot (1') above the pipe zone to sub-grade of the roadway section; trench compaction testing shall be provided at the minimum frequency rate of one (1) test per one thousand (1,000) lineal feet, minimum one (1) for every three (3) transverse trenches; provide all re-testing required in any area that does not meet Interagency Agreement for Roadway Construction and Water and Sewer Construction Rev. 6-01-23 Page 4 of 9 CONTRACT requirements; and provide copies of tests for the area along the alignment of the pipeline to the designated DISTRICT representative. h. Be liable for the cost of repairing any trench failure attributable to the City Water and Sewer Improvements within the Project Boundaries, and be liable for and indemnify, defend and hold DISTRICT harmless for any and all costs, claims, and damages resulting from any such trench failure. i. Reimburse DISTRICT for any additional costs to DISTRICT over and above costs specifically enumerated herein, where such costs are attributable to the installations, adjustments, relocations and abandonments of the City Water and Sewer Improvements or to the removal of any or all items from the CONTRACT that are associated with the installation of the City Water and Sewer Improvements. j. Be responsible only for expenses and against suites, actions, claims or losses of every kind, nature, and description, including costs, expenses and attorney fees caused by or arising out of any negligent acts by MERIDIAN or MERIDIAN'S officers, employees, agents or contractors while acting within the course and scope of their employment, which arise from or which are in any way connected to the City Water and Sewer Improvements. MERIDIAN is covered by Idaho Counties Risk Management Program ("ICRMP") for certain liabilities. Such indemnification hereunder by MERIDIAN shall in no event cause the liability of MERIDIAN for any negligent act to exceed the amount of loss, damages, or expenses of attorney fees attributable to such negligent act, and shall not apply to loss, damages, expenses or attorney fees attributable to the negligence of DISTRICT. This duty to defend, indemnify and hold harmless is subject to the limitations of Idaho law, including Article Vlll, Section 3, Idaho Constitution and Idaho Code Title 6 Chapter 9 (the Idaho Tort Claims Act), and to any other limitations set forth in the Agreement. k. Work directly with the Contractor to resolve any claims relating in any way to the City Water and Sewer Improvements; any and all such claims will be reviewed, approved or denied by MERIDIAN and MERIDIAN shall indemnify, save harmless and defend regardless of outcome, DISTRICT from expenses and against suites, actions, claims or losses of every kind, nature and description, including costs, expenses and attorney fees caused by or arising out of any and all such claims regardless of the outcome of the City's efforts to resolve said claims with the Contractor. 3. THE PARTIES HERETO FURTHER AGREE THAT: a. In accordance with Idaho Code § 67-2332, the purposes, powers, rights and objectives of each of the parties are as set forth in the Recitals above. Each of the Recitals above is incorporated into the body of this Agreement. b. The amount to be reimbursed to DISTRICT by MERIDIAN for MERIDIAN'S portion of the Project shall be based on the actual quantities of work acceptably performed and/or installed, as determined from field measurements made by MERIDIAN, and paid for pursuant to the unit, and or lump sum prices, established in the CONTRACT. Interagency Agreement for Roadway Construction and Water and Sewer Construction Rev. 6-01-23 Page 5 of 9 c. DISTRICT shall obtain MERIDIAN 'S approval prior to commencement of any change order work involving the installations, adjustments, relocations and abandonments of City water or sewer facilities. d. Prior to commencement of work by the Contractor, the parties will, together with the Contractor, inspect within the entire Project Boundaries for the purpose of reviewing the Project to locate any unstable areas and to resolve any items of concern or misunderstanding. e. This Agreement may not be enlarged, modified, amended or altered except in writing signed by both of the parties hereto. f. All signatories to this Agreement represent and warrant that they have the power to execute this Agreement and to bind the agency they represent to the terms of this Agreement. g. Should either party to this Agreement be required to commence legal action against the other to enforce the terms and conditions of this Agreement, the prevailing party shall be entitled to reasonable attorney's fees and costs incurred in said action. h. Any action at law, suit in equity, arbitration or judicial proceeding for the enforcement of this Agreement shall be instituted only in the courts of the State of Idaho, County of Ada. i. This Agreement shall be binding upon and inure to the benefit of the personal representatives, heirs and assigns of the respective parties hereto. j. Nothing in this Agreement shall be construed to be an indebtedness or liability in violation of Article VIII, Section 3 of the Idaho Constitution. k. The validity, meaning and effect of this Agreement shall be determined in accordance with the laws of the State of Idaho. I. This Agreement and the exhibits hereto constitute the full and entire understanding and agreement between the parties with regard to the transaction contemplated herein, and no party shall be liable or bound to the other in any manner by any representations, warranties, covenants or agreements except as specifically set forth herein. m. The promises, covenants, conditions and agreements herein contained shall be binding on each of the parties hereto and on all parties and all persons claiming under them or any of them; and the rights and obligations hereof shall inure to the benefit of each of the parties hereto and their respective successors and assigns. Interagency Agreement for Roadway Construction and Water and Sewer Construction Rev. 6-01-23 Page 6 of 9 n. If any part of this Agreement is held to be illegal or unenforceable by a court of competent jurisdiction, the remainder of this Agreement shall be given effect to the fullest extent reasonably possible. o. The failure of a party to insist on the strict performance of any provision of this Agreement or to exercise any right or remedy upon a breach hereof shall not constitute a waiver of any provision of this Agreement or limit such party's right to enforce any provision or exercise any right. No acknowledgments required hereunder, and no modification or waiver of any provision of this Agreement or consent to departure therefrom, shall be effective unless in writing and signed by DISTRICT and MERIDIAN. p. The headings used in this Agreement are used for convenience only and are not to be considered in construing or interpreting this Agreement. q. This Agreement may be executed in two or more counterparts, each of which shall be deemed an original, but both of which together shall constitute one and the same. r. The parties hereto agree that nothing herein contained shall be construed to create a joint venture, partnership or other similar relationship which might subject any party to liability for the debts and/or obligations of the others, except as otherwise expressly agreed in this Agreement. s. This Agreement is not intended to create, nor shall it in any way be interpreted or construed to create, any third-party beneficiary rights in any person not a party hereto. t. All parties have been represented by legal counsel, and no party shall be deemed to be the drafter of this Agreement for purposes of interpreting an ambiguity against the drafter. u. Time shall be of the essence for all events and obligations to be performed under this Agreement. Without limiting the foregoing, in the event that MERIDIAN does not timely comply with any of its obligations hereunder, DISTRICT shall have no obligation whatsoever to incorporate, facilitate, and/or complete the City Water and Sewer Improvements, regardless of whether prior approval has been given by DISTRICT to MERIDIAN. IN WITNESS HEREOF, the parties hereto have executed this Agreement on the day and year herein first written. ATT ST, ADA COUNTY HIGHWAY DISTRICT Interagency Agreem for Roadway Construction and Water and Sewer Construction Rev. 6-01-23 Page 7 of 9 By: By: Ryan Head Miranda Gold Director President, Board of Commissioners ATTEST: CITY OF MERIDIAN 6�' c4�f� , � By: �& By: SFAI. City Clerk Chris Johnson 8-12-2025 Mayor Robe . Simison 8-12-202 STATE OF IDAHO ) ) ss. COUNTY OF ADA ) On this i day of U . 2(�5, before me, the undersigned, personally appeared Miranda G i and Ryan Head, President of the Board of Commissioners and Director respectively of the ADA COUNTY HIGHWAY DISTRICT, a body politic and corporate, known to me to be the persons whose names are subscribed to the within instrument, and acknowledged to me that they executed the same for and on behalf of said body. IN WITNESS WHEREOF, I have hereunto set my handand?affixed my official seal the day and year first above written. Notary Public f daho - coo • _- contin. 451 Residing at , Idaho s00 My commission expires: ov Interagency Agreement for Roadway Construction and Water and Sewer Construction Rev. 6-01-23 Page 8 of 9 STATE OF IDAHO ) ) ss. COUNTY OF ADA ) On this 12th day of August 2025 , before me, the undersigned, personally appeared Robert E. Simison and Chris Johnson , Mayor and City Clerk respectively of Meridian CITY, a municipal corporation, known to me to be the persons whose names are subscribed to the within instrument, and acknowledged to me that they executed the same for and on behalf of said corporation. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year first above written. 0-Y,�- -�A* CHARLENE WAY COMMISSION No. 67390 Notary Public for Idaho NOTARY PUBLIC Residing at Meridian , Idaho STATE OF IDAHO My commission expires: 3-28-2028 Interagency Agreement for Roadway Construction and Water and Sewer Construction Rev. 6-01-23 Page 9 of 9 ACHD connecting you to more ADA COUNTY HIGHWAY DISTRICT PARTNERING AGENCY COST SHARE APPLICATION Important Notes: • Please refer to the Ada County Highway District Cost Share Ordinance No. 215, a copy of which is attached to this Cost Share Application. Capitalized terms that are not defined in this Cost Share Application have the meanings given to them in the Cost Share Ordinance. • Applicants may submit attachments with this application with answers to questions requiring more space than is provided below. • No application shall be deemed to have been approved unless and until ACHD issues a Cost Share Permit. • Pursuant to the terms of the Cost Share Ordinance, ACHD will not approve any Cost Share Application that does not comply with the Cost Share Ordinance. Additional reasons for denial include, but are in no way limited to, considerations of economics, the impact on project costs, availability of ACHD staff and resources, anticipated project schedules, availability of land acquisitions, noncompliance with any issued Cost Share Permits or other permits or applicable law and the authority of ACHD and/or the Partnering Agency, or other feasibility issues. Applications that are not submitted timely in relation to ACHD's project schedule may be rejected. 1. Applicant Name. Name of Partnering Agency City of Meridian 2. Partnering Agency Contact. Name of individual at the Partnering Agency to whom all correspondence and notifications with regard to this Cost Share Application should be directed Micah Bandurraga 3. Date. Date of Application 11/24/25 4. Prior Applications. If this Cost Share Application relates to the same ACHD Road Project that is the subject of a prior Cost Share Application(s), please indicate the date(s)of the prior applications and attach them with this Application. 5. Notice of Interest. If the Partnering Agency has previously provided ACHD with notice of its interest to include Non-Transportation Components in the ACHD Road Project, please summarize the contents of that notice (including date(s)) and any relevant discussions and correspondence with ACHD. None previous—ACHD is going to provide streetlights as part of the ACHD project cost. 6. ACHD Road Protect. Identify the ACHD Road Project to which this Cost Share Application applies. 521052— Ustick Road, Ten Mile Road to Linder Road 7. Proposed Non-Transportation Components. Describe the Non-Transportation Component(s) the Partnering Agency proposes by this Application to include in the ACHD Road Project. Include as much detail as is currently available regarding the design, location, and other information about the Non-Transportation Component(s). If any design or concept plans or drawings are available, attach them to this Application. Meridian is to pay for streetlight conduit for the City streetlights being installed for this project. N/A 8. Authority. Summarize the authority and jurisdiction of the Partnering Agency, under applicable state, federal, and/or local law, over the Non-Transportation Components. 9. Design. Identify the party (ACHD or the Partnering Agency, or both)that will be responsible for the design of the proposed Non-Transportation Components. If both parties are responsible for part of the designs, please indicate, in detail, their respective responsibilities. ACHD has performed the streetlight design. a. If ACHD is responsible for the design of all or a part of the proposed Non- Transportation Components, provide information as to how and when the Partnering Agency will reimburse ACHD for those costs. (Costs shall be detailed in Item 10 below.) N/A b. If the Partnering Agency is responsible for all or a part of the design of the proposed Non-Transportation Components, provide a deadline by which the Partnering Agency will submit the design to ACHD for approval: Design finalized and approved previously. Also, by submitting this Application, the Partnering Agency certifies the following: i. All designs submitted by the Partnering Agency will comply with (i) established engineering standards, including the American Association of State Highway and Transportation Officials ("AASHTO") guidelines, (ii) the Cost-Share Ordinance, (iii) all adopted ACHD rules, regulations, and policies, and (iv) all state and federal laws. ii. No designs shall be considered final until they are approved, in writing, by ACHD. 10. Design Costs. Pursuant to the Cost-Share Ordinance and applicable law, all Road Project design costs associated with the Non-Transportation Components are the responsibility of the Partnering Agency. In addition, any redesign costs of Transportation Components of a Road Project that are necessitated by the incorporation of Non-Transportation Components in the Road Project shall be paid by the Partnering Agency. In accordance with the foregoing, describe the applicable design costs and (if applicable) any redesign costs for which the Partnering Agency will be responsible. Include any credits applicable to the calculation.Also, if any federal funds are available for any Non- Transportation Components, please specify those funds and how they are to be allocated: 11. Construction. Identify the party (ACHD or the Partnering Agency, or both) will be responsible for the construction of the proposed Non-Transportation Components. If both parties are responsible for part of the construction, please indicate, in detail, their respective responsibilities. ACHD a. If ACHD is responsible for all or a part of the construction of the proposed Non- Transportation Components, provide information as to how and when the Partnering Agency will reimburse ACHD for those costs. (Costs shall be detailed in Item 12 below.) b. By submitting this Application, the Partnering Agency certifies that the Partnering Agency will not allow any liens to attach to any right-of-way, improvements, or other property of ACHD as a result of any labor performed or materials supplied in connection with the construction of the Non-Transportation Components. By submitting this Application, the Partnering Agency certifies the following: i. The Partnering Agency shall be responsible for obtaining all permits required by ACHD in connection with any construction of the Non-Transportation Components. ii. The Partnering Agency will not allow any liens to attach to any right-of- way, improvements, or other property of ACHD as a result of any labor performed or materials supplied in connection with the construction of the Non-Transportation Components. 12. Construction Costs. Pursuant to the Cost-Share Ordinance and applicable law, all Road Project construction costs associated with the Non-Transportation Components are the responsibility of the Partnering Agency. In addition, any reconstruction costs of Transportation Components of a Road Project that are necessitated by the incorporation of Non-Transportation Components in the Road Project must be paid by the Partnering Agency. In accordance with the foregoing, describe the applicable construction costs and (if applicable) any reconstruction costs for which the Partnering Agency will be responsible , documenting any credits applicable to the calculation: : 13. Maintenance. Pursuant to the Cost-Share Ordinance and applicable law, by submitting this application, the Partnering Agency hereby certifies that it will be solely responsible for perpetually replacing, maintaining, and caring for the Non-Transportation Components pursuant to the terms of the Cost Share Permit. The Partnering Agency also certifies that if the Partnering Agency fails to replace, maintain, and care for the Non-Transportation Components, ACHD shall have the following remedies in addition to any other recovery in law or in equity, provided that ACHD first gives the Partnering Agency thirty(30)days notice and the Partnering Agency fails to remedy such failure: (i) ACHD may revoke the Partnering Agency's Cost Share Permit for the Non- Transportation Components; (ii) ACHD may replace, maintain, and/or care for the Non- Transportation Components and the Partnering Agency shall reimburse ACHD fully for all associated costs; (iii)ACHD may remove, alter, redesign, or in the case of landscaping, Hardscape over the Non-Transportation Components, and the Partnering Agency shall reimburse ACHD fully for all associated costs, and (iv)ACHD may refuse to issue any further Cost Share Permits or any other permits for future ACHD Road Projects until the Partnering Agency complies with the conditions of the Cost Share Permit. In addition, in the event of an emergency caused by the Partnering Agency's failure to perform required maintenance, ACHD may immediately perform any and all emergency repairs or take other measures in connection with an emergency, and the Partnering Agency shall reimburse ACHD fully for all associated costs. 14. Acquisition of Real Property. Specify any real property that must be acquired to accommodate the inclusion of the Non-Transportation Components into the Road Project, and indicate how and when the Partnering Agency will acquire, pay for, or dedicate such real property. If the Partnering Agency is responsible for obtaining the real property, also indicate whether the real property will be deeded and/or dedicated to ACHD in connection with the Road Project. Please attach all relevant legal descriptions to this application, if available, or, if not available, a complete description and/or depiction of the real property. No additional real estate to be acquired. 15. 16. Relocation of Utilities. Pursuant to the Cost-Share Ordinance and applicable law, by submitting this Application, the Partnering Agency hereby certifies that it will be solely responsible for the relocation, or the cost of the relocation, of any utilities required in connection with the placement, incorporation, or construction of the Non-Transportation Components. Describe the utilities that will or may need to be relocated in connection with the Road Project, Also, identify which party(ACHD or the Partnering Agency)will be responsible to relocate the utilities: (Please note that ACHD may require, as a condition of issuing any Cost-Share Permit, that the Partnering Agency shall be responsible for the relocation of any utilities.) No utilities will need to be relocated for installation. 17. Effect on Stormwater Quality. Pursuant to the Cost-Share Ordinance and applicable law, by submitting this Application, the Partnering Agency hereby certifies that upon a determination by ACHD that the incorporation into the Road Project of the Partnering Agency's Non-Transportation Component(s) will have an adverse affect on stormwater quantity or quality, Partnering Agency shall be solely responsible for either mitigating or funding the mitigation of any such adverse effected in a means determined by or acceptable to ACHD. 18. Additional Certifications by Partnering Agency. By submitting this Cost Share Application, and upon its approval by ACHD, the Partnering Agency hereby certifies and agrees as follows: a. Indemnification. The Partnering Agency will protect, defend, indemnify, and hold ACHD and its officers, directors, employees, members, and agents harmless from and against any and all liability, suits, losses, damages, claims, actions, costs, and expenses of any nature, including court costs and attorney fees, arising from or out of any acts or omissions of the Partnering Agency, its agents, or contractors related to or in connection with the Non- Transportation Components, the representations and certifications set forth in this Cost Share Application,the terms of any issued and accepted Cost Share Permit, and the exercise of any privileges or performance of any obligations by the Partnering Agency upon the grant of approval of this application by ACHD. b. Costs/Expenses. In the event of a Partnering Agency's failure to comply with the terms and certifications made in this Cost Share Application or any issued and accepted Cost Share Permit, the Partnering Agency shall be solely responsible for all costs, damages, expenses, including, without limitation, all attorney fees, incurred by ACHD. c. Compliance with Law. In the event that any part of the obligations of the Partnering Agency or of ACHD in connection with the Road Project are determined to be illegal or unenforceable by a court of competent jurisdiction, the remaining obligations of the Partnering Agency set forth in this Cost Share Application shall still be applicable. d. Adherence to Project Schedule. ACHD will, pursuant to the terms of any issued Cost Share Permit, provide a schedule for completion of the Non-Transportation Components. To the extent that the Partnering Agency is responsible for all or any part of the construction of the Non-Transportation Components, the Partnering Agency agrees to comply with the schedule set forth in the Cost Share Permit. e. Revocation of Rights by ACHD.ACHD shall at all times have the right to(i)maintain, relocate, reconstruct, remove, or redesign any and all improvements that are part of the Road Project, in which case the Partnering Agency shall reimburse ACHD fully for all associated costs; (ii) revoke any Cost Share Permit granted to the Partnering Agency to access any Highway or Public Right-of-Way; and (iii) immediately perform any and all emergency repairs or take other measures in connection with an emergency, in which case,the Partnering Agency shall reimburse ACHD fully for all associated costs. ACHD shall use best efforts to provide the Partnering Agency with advance notice before taking any of these steps. Signature/Certification of Applicant The person signing below represents that he or she has the authority on behalf of the Partnering Agency to submit this Application and bind the Partnering Agency to the representations and certifications set forth herein. Name: Position: Date: 5250481_1.DOC E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approval of 3 Year SaaS Software Agreement to Avolve Software Corporation for the ProjectDox Software project for the not-to-exceed amount of$405,163.59. with Year 1 (2026) contract amount of$142,488.00 E IDIAN:-- IDAHO MEMO TO CITY COUNCIL Request to Include Topic on the City Council Agenda From: Keith Watts,Procurement Manager Meeting Date: January 6,2026 Presenter: Consent Estimated Time:IN/A - Commented[KW1]:Consent takes no time Topic: Approval of 3 Year SaaS Software Agreement to�volve Software Corporation for the - Commented[KW2]:The dollar amount must go ProjectDox Software project for the Not-To-Exceed Amount of$405,163.59. Year 1 under the Topic. (2026)contract amount is$142,488.00 Recommended Council Action: Approval of Saas Software Agreement to Avolve Software Corporation)for the ProjectDox Software Commented[KW3]:The dollar amount must go for the Not-To-Exceed amount of$405,163.59. under the Topic. Background: • The City is currently using the software and this is a 3 year extension and conversion to the SaaS. a o f e° software AVOLVE SOFTWARE CORPORATION Software as a Services Agreement This agreement("Agreement") is made this 6th day of January 2026 ("Effective Date") by and between Avolve Software Corporation, a Delaware corporation with offices at 21001 N Tatum Blvd. Suite 1630-503 Phoenix, Arizona 85050, United States of America, ("Avolve" or "Services Provider") and City of Meridian ("Customer"). WHEREAS Avolve offers remotely hosted subscription, software-as-a-service access (on hardware owned or operated on behalf of Avolve by a third party hosting service provider such as Microsoft Corporation)to Avolve's software (collectively, such hosted electronic plan review and project information management, collaboration and review system, including all software applications, application program interfaces, modules, databases, hardware, infrastructure, documentation and system administration, management and monitoring activities that Avolve provides for the software shall be referred to herein as the "Avolve SAAS Solution"); WHEREAS Avolve provides professional services ("Professional Services")to assist customers with among other things, implementation of the Avolve SAAS Solution and training; WHEREAS the Customer desires to purchase use rights forthe Avolve SAAS Solution and related Professional Services (the "Initial Purchase") from Avolve and, pay for such purchases either directly or pursuant to an agreement between the Customer and a third party financing source reasonably acceptable to Avolve (the "Financing Company"); and WHEREAS Avolve and Customer now desire to provide the terms and conditions under which Avolve will provide the Initial Purchase to Customer, as well provide the terms and conditions for the Customer to purchase other Professional Services from Avolve, with or without the assistance of Financing Company or another paying agent; NOW THEREFORE, in consideration of the foregoing and of the mutual covenants and promises set forth herein,Avolve and Customer agree as follows. SECTION A. —AVOLVE SAAS SOLUTION 1. Avolve SAAS Solution. a. Use Rights. Subject to Customer's compliance with all the terms and conditions of this Agreement, Avolve grants to Customer a non-exclusive, non-transferable, non-sublicensable right) to permit Users to use the Avolve SAAS Solution identified in the Implementation SOW, attached hereto as Exhibit A, for Customer's internal business operations, pursuant to and as described in the 06112024 Page 1 of 35 a of e° software ProjectDox ePlan Solution Proposal, attached hereto as Exhibit B, solely for the Customer for the period of Three Years, calculated from the Effective Date (the "Term"). Promptly following the Effective Date, subject to Customer timely providing all information reasonably requested by Avolve in writing, Avolve will set-up an instance of the Avolve SAAS Solution and provide system log-in access to the Customer's designated resource User. Customer acknowledges that failure to timely respond to Avolve's requests may result in a delay in set-up and covenants to timely provide all reasonably requested information. As used in this Agreement, "User" means authorized Customer employees and third parties that require access to the Avolve SAAS Solution in connection with the Customer's internal business operations, such as the Customer's administrators, contractors, reviewers, and applicants. There may be different types/levels of Users for the Avolve SAAS Solution, such as administrator Users, if so identified in the Implementation SOW. b. Storage. The Avolve SAAS Solution will include for the Term the amount of storage set forth in the Implementation SOW. Customer acknowledges that should Customer exceed the included storage limits after Avolve has sent notice to Customer in accordance with Avolve's then-current standard storage limits and data backup practices (available upon request), additional charges will be incurred by Customer. Avolve shall invoice Customer for any such additional incurred charges, and Customer shall pay such invoices, in accordance with Section C of this Agreement. Avolve may, in its sole discretion, modify the amount of standard storage included at no additional charge with the Avolve SAAS Solution, with such modification to become effective upon the effective date of any renewal term provided that Avolve provides Customer written notice of such modification at least ninety days in advance of the expiration of the then- current Term. C. Restrictions on Use. Customer will not, and will ensure that its Users do not: (i) except as expressly stated herein, copy, reproduce, distribute, republish, download, display, host or transmit in any form or by any means, including but not limited to electronic, mechanical, photocopying, recording, or other means, any part of Avolve SAAS Solution or any other Avolve materials; (ii) use the Avolve SAAS Solution or any other Avolve materials to provide services to third parties (e.g., business process outsourcing, service bureau applications or third party training); (ii) assign, sublicense, sell, lease, loan, resell, sublicense or otherwise distribute or transfer or convey the Avolve SAAS Solution or any other Avolve materials, or pledge as security or otherwise encumber Customer's rights under this Agreement; (iii) make any use of or perform any acts with respect to the Avolve SAAS Solution or any other Avolve materials other than as expressly permitted in accordance with the terms of this Agreement; or (iv) use the Avolve SAAS Solution components other than those specifically identified in the 06112024 Page 2 of 35 a of e° software Implementation SOW and then only as part of Avolve SAAS Solution as a whole, even if it is also technically possible for Customer to access other Avolve SAAS Solution components; or (v) modify, further develop or create any derivative works of, disassemble, decompile, reverse engineer or otherwise attempt to obtain or perceive the source code from which any part of Avolve SAAS Solution is compiled or interpreted, or access or use Avolve SAAS Solution in order to build a similar or competitive product or service; (vi) allow use of the Avolve SAAS Solution or anyotherAvolve materials byanyone otherthan authorized Users; (vii) publish any results of benchmark tests run on Avolve SAAS Solution; (viii) unless otherwise expressly authorized in writing by Avolve, use the Avolve SAAS Solution in connection with any software product or tools, or any other software as a service not provided by Avolve; and (ix) input, upload, transmit or otherwise provide to or through Avolve SAAS Solution or any systems used by Avolve anything that is unlawful, injurious, or contains, transmits or activates any harmful code. Customer acknowledges that nothing herein will be construed to grant Customer any right to obtain or use the source code from which Avolve SAAS Solution is delivered. Customer shall not tamper with or attempt to disable any security device or protection used by Avolve SAAS Solution or any other Avolve materials, nor shall Customer damage, destroy, disrupt or otherwise impede or harm in any manner the Avolve SAAS Solution or any systems used by Avolve. Customer agrees to take all commercially reasonable steps to ensure that Users abide by the terms of this Agreement and expressly agrees to indemnify Avolve, its officers, employees, agents and subcontractors from and against all claims, liabilities, losses, damages and costs (including reasonable attorney fees) suffered by Avolve arising from a breach by the User of the conditions of this Agreement. d. High-Risk Activities. The Avolve SAAS Solution is not fault-tolerant and is not designed, manufactured, or intended for use or resale as online control equipment in hazardous environments requiring fail-safe performance, such as in the operation of nuclear facilities, aircraft navigation or communication systems, air traffic control, direct life support machines or weapons systems, in which the failure of the Avolve SAAS Solution or derived binaries could lead directly to death, personal injury, or severe physical or environmental damage. The Avolve SAAS Solution is also not designed or intended for use with Federal Tax Information (FTI) as defined in the Internal Revenue Service Publication 1075 (IRS 1075) or criminal justice information ("CJI"), such as fingerprint records and criminal histories. Customer shall not use the Avolve SAAS Solution for any of these high-risk activities, including without limitation transmitting, storing or otherwise processing any FTI or CA with the Avolve SAAS Solution. e. Project Administrator. Customer agrees, if not already designed in the Implementation SOW, to promptly designate in writing one person to be the 06112024 Page 3 of 35 a of e° software Customer's point person responsible for all communications with Avolve (the Customer's"Project Administrator"). The Project Administrator is responsible for project administration duties as documented in the Avolve systems guides, statements of work, and documentation (collectively, the "Documentation"), as provided for time to time by Avolve to Customer. f. Customer Connection. During the Term, the Customer is responsible for obtaining and maintaining connection to the Avolve SAAS Solution, including the Internet connection. Avolve shall not be responsible for any inadequacy or lack of functionality of Customer's connection to the Avolve SAAS Solution or the inability of the Customer's computer, telecommunications provider, or other equipment and capabilities to access or use the Avolve SAAS Solution. g. Third Party Service Providers and Components. Notwithstanding anything to the contrary in this Agreement or any other documents between Avolve and Customer, Customer acknowledges and agrees that the-Avolve SAAS Solution and its component parts are protected by copyright and other propriety rights of Avolve and one or more third party software vendors (including Oracle and Open Text Corporation ("OTC") (all such third party vendors, including without Limitation Oracle and OTC, shall be referred to herein as "third party vendors" or "third party software vendors"). Customer may be held directly responsible by such third party vendors for acts relating to the Avolve SAAS Solution component parts that are not authorized by this Agreement. Customer's use of such third party software is limited to only in conjunction with Avolve SAAS Solution and Customer acknowledges that it is not allowed to modify such third party software or use it independent from Avolve SAAS Solution. TO THE MAXIMUM EXTENT PERMITTED BY LAW, THE CUSTOMER WAIVES, AND WILL CAUSE ITS USERS TO WAIVE, ALL CLAIMS AND CAUSES OF ACTION AGAINST SUCH THIRD PARTY SOFTWARE VENDORS THAT ARISE UNDER THIS AGREEMENT. h. Compatibility Updates. Avolve will make commercially reasonable efforts to update the Avolve SAAS Solution, if and as required, to cause it to operate under new versions or releases of current operating systems and internet browsers, within fifteen (15) months of general availability. i. Passwords, Access. Customer may designate and add Users and shall provide and assign unique passwords and user names to each authorized User pursuant to Avolve's then-current protocols. At Avolve's discretion, Users may be added either by Avolve or directly by Customer. Customer shall ensure that multiple Users do not share a password or user name. Customer further acknowledges and agrees that it is prohibited from sharing passwords and/or user names with unauthorized users. Customer will be responsible for the confidentiality and use of its Users passwords and user names. Avolve will act as though any electronic communications it receives under such passwords, user names, and/or account 06112024 Page 4 of 35 a of e° software numbers have been sent by Customer. Customer agrees to immediately notify Avolve if it becomes aware of any loss or theft or unauthorized use of any of passwords, user names, and/or account numbers. Customer agrees not to access Avolve Cloud by any means other than through the interfaces that are provided by Avolve. j. Transmission Of Data. Customer understands that the technical processing and transmission of Customer Data is necessary to use of the Avolve SAAS Solution, and consent to Avolve's interception and storage of Customer Data. Customer understands that its Users or Avolve may be transmitting Customer Data over the Internet, and over various networks, only part of which may be owned by Avolve. Avolve is not responsible for any portions of Customer Data that are lost, altered, intercepted or stored without authorization during the transmission of Customer Data across networks not owned by Avolve. k. Customer Responsibilities. Customer will (a) be responsible for Users' compliance with this Agreement, (b) be responsible for the accuracy, quality and legality of Customer Data and the means bywhich it acquired Customer Data, (c) be responsible for cooperating and assisting Avolve as reasonably requested by Avolve to facilitate performance of its obligations and exercising of its rights under this Agreement, (d) use the Avolve SAAS Solution and any other materials provided by Avolve only in accordance with the Documentation and applicable Laws and government regulations, including complying with all applicable legal requirements regarding privacy and data protection so as to not violate the intellectual property, privacy or any other rights of any third parties, and (e) use commercially reasonable efforts to prevent any security breach, including any unauthorized access to or use of the Avolve SAAS Solution. Should Customer become aware of any actual or threated security breach, Customer shall promptly notify Avolve and take all reasonable and lawful measures within its control that are necessary to stop the activity or threatened activity and to mitigate its effects (including, where applicable, by discontinuing and preventing any unauthorized access to the Avolve SAAS Solution). Customer shall provide sufficient notice to, and obtain sufficient consent from, its Users and any other party providing personal data to Avolve and its suppliers (including the Microsoft Corporation)to permit the processing of data by Avolve and its supplier, and their respective affiliates, subsidiaries, and service providers solely to the extent such processing of data is expressly allowed for under this Agreement, including for the purpose of disclosing it to law enforcement or other governmental authorities as directed by Avolve solely to the extent Avolve is required to do so by law, or otherwise mutually agreed to in writing by the parties. I. Data Backup. The Avolve SAAS Solution is programmed to perform data backups of Customer Data stored within the Avolve SAAS Solution in accordance with Avolve's then-current standard storage limits and data backup practices 06112024 Page 5 of 35 a of e° software (available upon request). Additional data backups may be purchased for an additional fee from Avolve and such additional data backup services shall be documented in an SOW pursuant to Section B of this Agreement. In the event of any loss, destruction, damage or corruption of Customer Data caused by Avolve or the Avolve SAAS Solution, Avolve, as its sole obligation and liability and as Customer's sole remedy, will use commercially reasonable efforts to restore Customer Data from Avolve's most current backup of Customer Data. M. Ownership. Customer acknowledges and agrees that Avolve owns all right, title, and interest in and to all intellectual property rights (including all derivatives or improvements thereof) in the Avolve SAAS Solution and any suggestions, enhancements requests, feedback, recommendations or other information provided by Customer or any of its Users related to the Avolve SAAS Solution. Customer's use rights to the Avolve SAAS Solution and the related materials supplied by Avolve pursuant to this Agreement are strictly limited to the right to use the proprietary rights in accordance with the terms of this Agreement. No right of ownership, expressed or implied, is granted under this Agreement. 2. Security. The security, privacy and data protection commitments set forth in this Agreement only apply to products and services provided by Avolve directly to Customer and do not include any products or services resold by Avolve hereunder, including any hosting services provided by Microsoft Corporation pursuant to the Customer's Microsoft Customer Agreement. a. Security Program. Avolve has implemented and maintains an information security program that incorporates administrative, technical, and physical safeguards designed to protect the security, confidentiality, and integrity of the Customer Data provided by Customer and its Users to Avolve in accordance with this Agreement. b. Annual Audit. Avolve will use commercially reasonable efforts to conduct an annual security audit of Avolve using an independent third party selected by Avolve. Upon the Customer's written request, a copy of the final report from any such audit shall be promptly provided the Customer. The Customer agrees that any such reports or other information provided to Customer concerning any audit shall be the Confidential Information of Avolve. C. Security Breach. Avolve will notify Customer promptly and in no event later than one (1) business day following Avolve's discovery of a Data Security Breach (defined below) and shall (i) undertake a reasonable investigation of the reasons for and the circumstances surrounding such Data Security Breach and (ii) reasonably cooperate with Customer in connection with such investigation, including by providing Customerwith an initial summary of the results of Avolve's investigation as soon as possible, but in all cases within two (2) business days 06112024 Page 6 of 35 a of e° software after the date Avolve discovered or reasonably suspected a Data Security Breach, and then regular updates on the investigation as it progresses; (iii) not make any public announcements relatingto such Data Security Breach without Customer's prior written approval, which shall not be unreasonably withheld; (iv) use commercially reasonable efforts to take all necessary and appropriate corrective action reasonably possible on Avolve's part designed to prevent a recurrence of such Data Security Breach; (v) collect and preserve evidence concerning the discovery, cause,vulnerability, remedial actions and impact related to such Data Security Breach, which shall meet reasonable expectations of forensic admissibility; and (vi) if requested by Customer, at Customer's cost, provide notice to individuals or entities whose Confidential Information was or may have been affected in a manner and format specified by Customer. In the event of any Data Security Breach is caused by Avolve, Customer shall have, in addition to all other rights and remedies available under this Agreement, law and equity, the right to terminate the Agreement upon thirty (30) days prior written notice. For purposes of this Agreement, the term "Data Security Breach" shall mean any of the following occurring in connection with Customer Data in connection with Customer's and its Users'authorized use of the Avolve SAAS Solution: (a)the loss or misuse of Customer Data; and (b) disclosure to, or acquisition, access or use by, any person not authorized to receive Customer Data, other than in circumstances in which the disclosure, acquisition, access or use is made in good faith and within the course and scope of the employment with Avolve or other professional relationship with Avolve and does not result in any further unauthorized disclosure, acquisition, access or use of Customer Data. d. Signatures. The parties shall use electronic signatures for all agreements unless otherwise prohibited by law. 3. Suspension Right. Avolve reserves the right to include disabling devices in the service and software provided under this Agreement and to use such disabling devices to suspend access and/or use when any payment is overdue or when Avolve believes that Users are using the Avolve SAAS Solution and/or any other materials or services provided by Avolve hereunder not in accordance with the Documentation, this Agreement and/or applicable laws and government regulations. In addition,if Customer is using Microsoft Corporation for hosting services, Microsoft Corporation may terminate or suspend Customer's hosting services in accordance with the Customer's Microsoft Customer Agreement and, should this happen, Customer will not be able to access the Avolve SAAS Solution. Customer agrees that Avolve shall not be liable to Customer, Users or to any third party for any suspension or inability to access the Avolve SAAS Solution pursuant to this Section A(3). If suspended for failure to pay, upon payment in full of all amounts overdue (including any interest owed), Customer may request the reactivation of its account. Avolve shall reactivate promptly after receiving in advance all applicable reactivation fees, provided that Avolve has not already terminated this Agreement. 4. Ownership and Disposition of Customer Owned Data, Hosting Location. "Customer Data" refers to the data provided by the Customer that resides in the Customer's Avolve SAAS Solution environment, including any plan review, project drawings and associated project documents. Customer shall own all Customer Data that may reside within Contractor's hosting environment, to include Disaster recovery site, equipment and media. Contractor is granted no rights hereunder to use the Customer Data except to the extent necessary to fulfill its obligations to Customer under this Agreement. Unless approved in writing by Customer,Avolve shall host the Avolve SAAS Solution provided to Customer hereunder from a data center located within the United States. 06112024 Page 7 of 35 a o f e° software Upon termination or expiration of Customer's right to use the Avolve SAAS Solution for any reason other than Customer's uncured material breach,for the first thirty(30) calendar days following termination or expiration, Customer may request in writing that Avolve provide an copy of Customer's then-current Customer Data and, for no additional cost, Avolve shall provide a copy in a mutually agreed upon format on media supplied by the Customer. If the parties are unable to mutually agree upon the format or the media supplied by Customer is not acceptable to Avolve,Avolve will use commercially reasonable efforts to still provide a copy of the Customer Data but Avolve may charge a reasonable professional services fee for increased costs incurred. After this time period has expired, Avolve has no further obligation to retain the Customer Data and shall use commercially reasonable efforts to promptly delete all Customer Data from the Avolve SAAS Solution. 5. Verification. Avolve shall be permitted to audit(at least once annually and in accordance with Avolve standard procedures, which may include on-site and/or remote audit) the usage of the Avolve SAAS Solution and any other materials provided by Avolve to Customer. Customer shall cooperate reasonably in the conduct of such audits. SECTION B. — PROFESSIONAL SERVICES AND SOWS 1. Statements of Work. From time-to-time during the Term of this Agreement, the parties may enter into statements-of-work (each being an "SOW") for Avolve SAAS Solution use rights (including additional storage) and/or Professional Services on terms mutually agreed in writing between the parties in the SOW, including, without limitation, scope of services, expected deliverables, milestone dates, acceptance procedures and criteria,fees and other such matters. No SOW shall be binding until executed by both parties. Each SOW will be incorporated into and subject to this Agreement. In the case of any conflict between the SOW and this Agreement,this Agreement shall control unless the SOW specifically states otherwise. SECTION C. —GENERAL TERMS AND CONDITIONS 1. Fees. a. Implementation SOW and Additional Storage Fees. The Implementation SOW includes the Avolve SAAS Solution subscription fees, as well as the training and implementation professional services; which, unless set forth otherwise in the Implementation SOW, shall be invoiced by Avolve in full, in advance on the Effective Date. Additional storage fees shall be as set forth in the then-current standard storage limits and data backup practices document, a copy of which is available from Avolve upon request. Additional storage fees will be invoiced in accordance with the then-current standard storage limits and data backup practices document. b. Other SOWS. Any SOWS that Avolve and the Customer may execute from time to time during the Term of this Agreement shall include within them the applicable fees, including whether the Avolve SAAS Solution subscription fees and/or Professional Services fees are being paid by Customer through Financing Company, by Customer through another paying agent, or by Customer directly to Avolve. Unless otherwise specified in the SOW, Professional Services fees will be invoiced as the Professional Services are delivered and Avolve SAAS Solution subscription fees will be invoiced yearly, in advance, in full at the time the SOW is executed. C. General Terms. Unless set forth otherwise in an SOW, payment on all invoiced amounts shall be due thirty(30)days from receipt of invoice. Avolve will invoice for the Avolve SAAS Solution subscription fees yearly, in advance,with the first invoice being issued on the Effective Date of this Agreement. The Customer agrees to pay all invoiced subscription fees net thirty (30) days from receipt of invoice. 06112024 Page 8 of 35 a o f e° software All fees are due in advance, irrevocable and non-refundable (except as expressly set forth otherwise in this Agreement). Customer agrees to provide Avolve with complete and accurate billing and contact information. 2. Taxes. Fees and other charges described in this Agreement do not include federal,state or local sales,foreign withholding,use,property,excise,service,or similar transaction taxes("Tax es ")now or hereafter levied,all of which shall be for Customer's account. Any applicable direct pay permits or valid tax-exempt certificates must be provided to Avolve prior to the execution of this Agreement. If Avolve is required to pay Taxes, Customer shall reimburse Avolve for such amounts. 3. Renewal Terms. Except as otherwise provided in any SOW, UPON THE EXPIRATION OF THE TERM, THE AGREEMENTSHALL AUTOMATICALLY RENEW FOR SUCCESSIVE RENEWAL TERMS EACH EQUAL TO TWELVE (12) MONTHS,AT AVOLVE'S THEN CURRENT FEES FOR CUSTOMER'S THEN CURRENT USAGE, UNLESS EITHER PARTY PROVIDES NOTICE OF NON-RENEWAL AS SET FORTH IN THIS SECTION C(3). Avolve will provide notice of non- renewal or a notice of the fees due for each Renewal Term at least sixty(60)days prior to the commencement of the Renewal Term. If a notice of fees is provided,it will be in the form of an invoice. Customer acknowledges that it is its responsibility to provide a current email address to Avolve and to monitor such address for such notices. Customer may elect not to renew by providing notice to Avolve at least thirty (30) days prior to the commencement of the Renewal Term. 4. Non-Appropriation. Avolve acknowledges that Customer is a governmental entity, and the validity of this Agreement is based upon the availability of public funding under the authority of its statutory mandate. Notwithstanding anything in this Agreement to the contrary, Customer's obligations under this Agreement to provide payment to Avolve as described herein shall be subject to and dependent upon appropriations being made by Meridian City Council for such purpose. 5. Termination. In addition to any termination rights that may be set forth in a specific SOW, either party may terminate this Agreement immediately upon written notice in the event that the other party materially breaches this Agreement and thereafter has failed to cure such material breach (or commenced diligent efforts to cure such breach that are reasonably acceptable to the terminating party) within thirty (30) days after receiving written notice thereof. Without prejudice to either party's rights to terminate set forth in the prior sentence, if Customer has purchased from Avolve hosting of the Avolve SAAS Solution on the Microsoft®Windows Azure TM platform,and Microsoft Corporation terminates the Customer's Microsoft Customer Agreement during a Term, Avolve and Customer shall act in good faith to determine a mutually acceptable replacement provider promptly upon receiving notice of Microsoft Corporation's intent to terminate the Customer's Microsoft Customer Agreement. 6. Force Maieure. Any delay or nonperformance of any provision of this Agreement(other than for the payment of amounts due hereunder) caused by conditions beyond the reasonable control of the performing party shall not constitute a breach of this Agreement, and the time for performance of such provision, if any, shall be deemed to be extended for a period equal to the duration of the conditions preventing performance. 7. Confidentiality. Each party shall use commercially reasonable efforts to hold confidential information ("Confidential Information") of the other in confidence. All Confidential Information (including but not limited to data) shall (i) remain the sole property of the disclosing party and (ii) be used by the receiving party only as authorized herein. Information will not be considered to be Confidential Information if(i)available to the public other than by a breach of this agreement;(ii)rightfully received from a third party not in breach of any obligation of confidentiality, (iii) independently developed by or for a party without access to Confidential Information of the other; (iv) lawfully known to the receiving party at the time of disclosure, (v) produced in compliance with applicable law, (vi) produced in compliance with securities reporting requirement or a government or court order, provided the other party is given notice and an opportunity to intervene; or(vii) it does not constitute a 06112024 Page 9 of 35 a o f e° software trade secret and more than three(3)years have elapsed from the date of disclosure. If Avolve receives a request for Customer Data (either directly or as redirected to Avolve by the Microsoft Corporation), then Avolve shall redirect the law enforcement agency to request that data directly from Customer. If compelled to disclose Customer Data to law enforcement, then Avolve shall promptly notify Customer and provide a copy of the demand,unless legally prohibited from doing so. To the extent required by law,Customer shall notify individual Users that their data may be processed for the purpose of disclosing it to law enforcement of other governmental authorities as directed by Avolve. 8. Indemnification; Limitation of Liability. a. Indemnification. If a third party makes a claim against the Customer that any Customer's use of the Avolve SAAS Solution in accordance with the terms of this Agreement infringes such third party's intellectual property rights,Avolve,at its sole cost and expense,will defend Customer against the claim and indemnify Customer from the damages,losses,liabilities,costs and expenses awarded by the court to the third party claiming infringement or the settlement agreed to by Avolve,provided that Customer: (i) notifies Avolve promptly in writing of the claim; (ii)gives Avolve sole control of the defense and any settlement negotiations; and (iii) gives Avolve reasonable assistance in the defense of such claim. If Avolve believes or it is determined that the Avolve SAAS Solution has violated a third party's intellectual property rights,Avolve may choose to either modify the Avolve SAAS Solution to be non-infringing or obtain a license to allow for continued use, or if these alternatives are not commercially reasonable, Avolve may terminate Customer's use rights and refund any unused, prepaid fees Customer may have paid to Avolve. Avolve will not indemnify the Customer to the extent that the alleged infringement arises from(1)the combination,operation,or use of the Avolve SAAS Solution with products,services, information, materials, technologies, business methods or processes not furnished by Avolve; (2) modifications to the Avolve SAAS Solution,which modifications are not made by Avolve; (3)failure to use updates to the Avolve SAAS Solution provided by Avolve;or(4)use of Avolve SAAS Solution except in accordance with any applicable Documentation or specifications. This section provides THE SOLE, EXCLUSIVE,AND ENTIRE LIABILITY OF AVOLVE AND ITS LICENSORS TO CUSTOMER,AND IS CUSTOMER's SOLE REMEDY, WITH RESPECT TO THE INFRINGEMENT OR MISAPPROPRIATION OF INTELLECTUAL PROPERTY RIGHTS. b. Limitation of Liability. To the maximum extent permitted by law, in no event will Avolve be liable for special, indirect, incidental, consequential, or exemplary damages, including, without limitation, any damages resulting from loss of use, loss of data, interruption of business activities,or failure to realize savings arising out of or in connection with this agreement, including without limitation use of the Avolve SAAS Solution and the provision of the Professional Services. Except for direct damages and expenses associated with Avolve's obligation to indemnify Customer pursuant to Section C (7) (a), to the maximum extent permitted by law, Avolve's aggregate, cumulative liability for damages and expenses arising out of this Agreement, whether based on a theory of contract or tort, including negligence and strict liability, will be limited to the amount of fees received by Avolve under this Agreement (which fees may have been received by Avolve from Financing Company or directly from Customer). Such fees reflect and are set in reliance upon this limitation of liability. The limited remedies set forth in this Agreement shall apply notwithstanding the failure of their essential purpose. 9. Support;Warranties. a. Support. During the Term,at no additional cost to the Customer,Avolve shall provide the Avolve SAAS Solution in accordance with Avolve's Service Level Agreement(attached hereto as Exhibit C). b. Warranties. Customer warrants and covenants that it owns or otherwise has and will have the necessary rights and consents in and relating to the Customer Data so that,as received by Avolve and processed in accordance with this Agreement, they do not and will not infringe, misappropriate or 06112024 Page 10 of 35 a of e° software otherwise violate any intellectual property rights, or any privacy or other rights of any third party or violate any applicable laws or and government regulations, including but not limited to all foreign, United States federal and United States state recording laws. If Customer is purchasing from Avolve resold rights to Microsoft Cloud for US Government, Customer further warrants that it is one of the following: (i) a bureau, office, agency, department or other entity of the United States Government; (ii) any agency of a state or local government in the United States; (iii) any United States county, borough, commonwealth, city, municipality,town,township, special purpose district, or other similar type of governmental instrumentality established by the laws of Customer's state and located within Customer's state jurisdiction and geographic boundaries; or (iv) a federally-recognized tribal entity performing tribal governmental functions and eligible for funding and services from the US Department of Interior by virtue of its status as an Indian tribe. C. Disclaimer. Avolve AND ITS SUPPLIERS AND LICENSORS DISCLAIM ALL OTHER WARRANTIES STATUTORY, EXPRESS OR IMPLIED, INCLUDING WITHOUT LIMITATION,ANY IMPLIED WARRANTIES OF TITLE, NON-INFRINGEMENT, MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE. NO WARRANTY IS GIVEN AS TO ACCURACY, ERROR-FREE OR UNINTERRUPTED SERVICE. CUSTOMER ASSUMES ALL RESPONSIBILITY FOR DETERMINING WHETHER THE SERVICES,ANY AVOLVE MATERIALS, THE AVOLVE SAAS SOLUTION OR THE INFORMATION GENERATED THEREBY IS ACCURATE OR SUFFICIENT FOR ITS PURPOSES. EACH PARTY DISCLAIMS ALL LIABILITY AND INDEMNIFICATION OBLIGATIONS FOR ANY HARM OR DAMAGES CAUSED BY ANY THIRD-PARTY HOSTING PROVIDERS. Avolve makes no warranties or conditions as to any services or products distributed under a third-party name, copyright,trademark or trade name that may be offered with or incorporated with the Avolve SAAS Solution or Professional Services provided by Avolve hereunder (such as the Microsoft hosting services). To the maximum extent permitted by law, Avolve will have no liability in connection with the third-party services or products. 10. Notices: Any notices being given by this Agreement shall be in writing and shall be effective if delivered personally, sent by prepaid courier service, sent by prepaid mail, or sent by facsimile or electronic communication (confirmed on the same or following day by prepaid mail). All correspondence shall be addressed to the parties as follows: If to Avolve: If to Customer: Patrick Armstrong CFO City Clerk Avolve Software Corporation City of Meridian 21001 N. Tatum Blvd, Suite 1630- 33 E. Broadway Ave 503 Meridian ID 83642 Phoenix, AZ 85050 11. Governing Law. This Agreement will be governed by and construed in accordance with the laws of Customer's state of domicile. 12. State of Idaho requirements. Avolve certifies compliance with Idaho Code sections 18-8703,67-2346,67-2347A, and 67-2359,and certifies it is not engaged in any of the activities prohibited by those sections.Avolve shall not assign or seek to assign the Agreement to a person who operates in violation of these statutes. Customer may immediately terminate this Agreement upon receipt of information Contractor is in violation of the terms of this section. 13. Entire Agreement. This Agreement, together with any SOWS, constitutes the entire agreement and understanding between the parties and supersedes any prior agreements, representation, or understandings, whether oral or written, relating to the services provided hereunder. 06112024 Page 11 of 35 aVo.'. I eY saftware 14. Severability. Should any court of competent jurisdiction declare any term of this Agreement void or unenforceable,such declaration shall have no effect on the remaining terms hereof. is. Assignment. These services and any other information or rights provided by Avolve, may not be sold, leased, assigned,sublicensed or otherwise transferred in whole or in part. Customer may not assign this Agreement or the benefits there from In whole or in part without the prior written consent of Avolve,which consent shall not be unreasonably withheld. Any assignment made in conflict with this provision shall be voidable at the option of Avolve. 16. Independent Contractor. Avolve is an independent contractor and not an employee of the Customer. Any personnel performing services under this Agreement on behalf of Avolve shall at all times be under Avolve's exclusive direction and control. Avolve shall pay all wages,salaries,and other amounts due such personnel in connection with their performance of services under this Agreement and as required by law. Avolve shall be responsible for all reports and obligations respecting such additional personnel, including, but not limited to: social security taxes,income tax withholding,unemployment insurance,and worker's compensation insurance. 17. Amendment. This Agreement may only be modified by written amendment signed by authorized representatives of both parties. 18. Hierarchy. The following order of precedence shall be applied in the event of conflict or inconsistency between provisions of the components of this Agreement: (1)this Agreement and(ii)the applicable Avolve Support SLA or SOW. Notwithstanding the foregoing, if any part of the Avolve Support SLA or SOW expressly states that it shall control over the Agreement, it shall so control. 19. Exhibits. All exhibits to this Agreement are incorporated by reference and made a part hereof as if the exhibits were set forth in their entirety herein. IN WITNESS WHEREOF,the parties hereto have executed this Agreement as of the dates set forth below. Avolve Software Corpor ion Meridian, ID By: By: Name: V\-A0'4 gV_'0'S Name: Robert E. Simison Title: Title: Mayor Date: �Z_ 7' Date: 1-6-2026 Attest Chris Johnson, City Clerk 1-6-2026 06112024 Page 12 of 35 Vo#.. 1V ae software Exhibit A ProjectDox City of Meridian , ID ProjectDox SaaS Migration and Upgrade 9.2 to 9.5 Implementation Statement of Work (SOW) October 24, 2025 Prepared by your Avolve Software Representative Jacob Byers Account Manager 21001 N Tatum Blvd Suite 1630-503 Phoenix, AZ 85050 www.avolvesoftware.com Telephone: 801-707-8687 Email: JByers avovlesoftware.com 06112024 Page 13 of 35 Vo#.. ■ � ae software This Statement of Work focuses on the migration,upgrade,and deployment of the current on-premises Production and Test Environments (9.2.8.9723) for the City of Meridian, ID set herein as "Customer" to the Avolve SaaS Solution version 9.5. ScopeHigh Level 1 DEFINITIONS • Permitting System:Accela • PDox: ProjectDox • Customer=City of Meridian, ID 2 INITIATION The project will focus on the setup of the test and production environments in the Avolve SaaS cloud and upgraded to version 9.5. • Avolve shall prepare, for the Customer's review and approval, a project plan, detailing specific tasks and responsibilities of the parties,deliverables,dependencies, and dates for completion of the same(the"Project Plan"). 3 INFRASTRUCTURE SETUP • Avolve shall provision the test and production environments for Avolve SAAS Solution version 9.5. • Avolve shall install and configure ProjectDox Azure migration tool for the on-premises environments to migrate log files for the environment. • Avolve requires access to the Customer's ProjectDox web server to install and configure its ProjectDox Azure migration tool used to copy and move plan review and log files for the environment. The migration tool will require port 443 to be open to conduct this move. 4 DATA MIGRATION • Avolve shall install and configure the ProjectDox Azure migration tool for the on-premises environments to migrate the log files for the environments. o There is no file migration (Plan Review Drawings/Documents)of the UserFilesSource (UFS)or UserFilesPublish (USF)for the test environment. • Avolve shall install and configure the ProjectDox Azure Migration tool for the on-premises production environment. This service will run in the background to transfer the UserFilesSource (UFS) or UserFilesPublish (USF) as well as the log migration for production and continue to keep the systems in sync until the production go live. 06112024 Page 14 of 35 a o f e° software • Avolve shall request the Customer to provide backups of any Avolve product databases and installation directories to be uploaded to a provided encrypted Azure File Explorer shared file server solution. • Avolve shall request a copy of the production environment be applied to the test SaaS environments as part of the migration and upgrade effort. • Avolve will provide installation directory to allow Customer to upload requested directories: ProjectDox web server ■ ProjectDox ■ ProjectDox.Web.Ul ■ ProjectDox.Web.API ■ ProjectDox.Portal.UI ■ ProjectDox.Portal.API ■ ProjectDox.Portal.Web.API ■ ProjectDox.Portal.Web.Ul ■ ProjectDox.Portal.Perm itting.Web.API ■ Portal.Permitting.Web.API PDFS ■ Program Files(x86)\Avolve ProjectDox application server(all ProjectDox Services installation folders) ■ \Program Files(x86)\Avolve ■ WorkflowDLCache ProjectDox database server(latest full backup of databases listed below) ■ ProjectDox database ■ Portal database 5 AVOLVE TEST ENVIRONMENT UPGRADE Completion of the infrastructure setup and initiation of the migration tasks will allow for the upgrade of the software to the latest version of the Avolve SAAS Solution (9.5)and the reconfiguration of integration endpoints within the Avolve SAAS Solution by both Avolve and the Customer. A. Test Environment Avolve Tasks • Avolve shall install the latest version of 9.5 software to the SaaS Environment. 06112024 Page 15 of 35 a o f e° software • Avolve shall restore a copy of the 9.2 production databases to the new 9.5 Test SaaS server environment. • Avolve shall make necessary site configuration updates for the new SaaS environment. • Avolve shall restore existing ProjectDox integration connection configuration files for the permitting system. • Avolve will convert the integration to the Accela SaaS connector, including the custom TSI formlets and integration to Accela. • Avolve will establish the integration from ProjectDox to Laserfiche using the WCF service installed in the customer environment. B. Customer Test Environment Tasks As part of the upgrade to 9.5, the Customer shall be responsible for assisting with setup post the completion of the upgrade, specifically: • The Customer team shall be responsible for updating integration URLs/endpoints and completing any formula or data recompilation as required (with Avolve providing details required for endpoint integration)to point to the correct ProjectDox system for testing. • Customer will install the WCF(Windows Communication Foundation)service to their environment with required whitelisting to expose the Laserfiche on-premises endpoint to allow communication from the ProjectDox application in the Avolve SaaS cloud to Laserfiche at the City of Meridian for continued use in the Planning workflow. • The Customer team shall be responsible for ensuring communication to the permitting from the Avolve SaaS cloud environment is permitted. The standard communication port is 443; however,this will be evaluated with the Customer and Avolve teams to determine if any additional port or requirements are needed upon setup of the environment. • The Customer is responsible for redirecting the existing on-premises URL DNS for the development site to point to the new Avolve SaaS development URL and disabling of the on-premises environment. • The Customer shall be responsible for the identification and update of persons that perform stamping actions to be added to the Stampers group within each project for each project template in the system. • The Customer shall be responsible for identification and updating project administrators by project template. • The Customer shall be responsible for identification and updating users into the limited administrators in the project template. • The Customer shall be responsible for the identification of users not listed in project template groups. • Identification and update of users into the limited administrators in the project template • Identification and update of the maximum file height and width of files submitted to the Customer jurisdiction and applied to each stamp template in ProjectDox. 06112024 Page 16 of 35 a o f e° software 6.1 TRAINING Avolve shall provide training via video for versions 9.3, 9.4 and 9.5. There is no instructor-led training for this engagement. 6.2 UAT(User Acceptance Testing)Test Environment The Customer is responsible for the testing of the updated system and for reporting product issues to the Avolve project team. The UAT of the application will be completed within 25 business days. Customer is expected to organize resources to meet this schedule to keep the project on time and on budget, allowing the Customer to receive the benefits of the new application. As issues are reported, Avolve will review and provide resolutions as quickly as possible for any identified issues and allow Customer to retest(with such 25-business day period reasonably extended to allow such retesting), and ultimately upon validation of no critical issues (or as otherwise agreed to by both Avolve and Customer), to authorize the project to move to the"Launch" phase. 6.3 Launch The acceptance of UAT will complete Phase 1 of the project with the full delivery of a functional test environment with integration into the permitting system. This will initiate the coordination of the migration and upgrade of the production system to the Avolve SaaS Cloud Solution on 9.5. 7 PRODUCTION UPGRADE 9.2 to 9.5 The Avolve team will have previously set up the infrastructure for the production environment and performed most of the file migration for production to allow for the cutover from the on premises to Avolve SaaS cloud migration to occur. The on-premises production system will be placed in maintenance mode and allow for the final preparations, data transfers and upgrades for the Avolve SaaS production environment to be conducted, including all configuration updates.After the final data cutover, the Customer will conduct a final end-to-end test leading into the final launch/go- live. The Customer should expect production system downtime for the migration and upgrade of the production system. Downtime estimates are 1-3 days of downtime. This is an estimate of downtime and subject to change based on information gathered during initial test site migration. The production migration and upgrade will be performed over a non-holiday weekend. A.Avolve Production Tasks 06112024 Page 17 of 35 a o f e° software 6 Avolve shall restore the provided database backups into the new SaaS environment. 7 Avolve shall update the environment to version 9.5 8 Avolve shall update configurations to match the new server environment for SaaS. 9 Avolve shall restore existing ProjectDox integration configuration files for the permitting system. 10 Avolve will convert the integration to the Accela SaaS connector, including the custom TSI formlets and integration to Accela. 11 Avolve will establish the integration from ProjectDox to Laserfiche using the WCF service installed in the customer environment. 12 B. Customer Production Environment Tasks • The Customer will provide a copy of the production database and directories as requested. • The Customer team shall be responsible for updating integration URLs/endpoints and completing any formula or data recompilation as required (with Avolve providing details required for endpoint integration)to point to the correct ProjectDox system for testing. • Customer will install the WCF(Windows Communication Foundation)service to their environment with required whitelisting to expose the Laserfiche on-premises endpoint to allow communication from the ProjectDox application in the Avolve SaaS cloud to Laserfiche at the City of Meridian for continued use in the Planning workflow. • The Customer team shall be responsible for ensuring communication to the permitting from the Avolve SaaS cloud environment is permitted. The standard communication port is 443; however,this will be evaluated with the Customer and Avolve teams to determine if any additional port or requirements are needed upon setup of the environment. • The Customer is responsible for redirecting the existing on-premises URL DNS for the development site to point to the new Avolve SaaS development URL and disabling of the on-premises environment. • The Customer shall be responsible for the identification and update of persons that perform stamping actions to be added to the Stampers group within each project for each project template in the system. • The Customer shall be responsible for identification and updating project administrators by project template. • The Customer shall be responsible for identification and updating users into the limited administrators in the project template. • The Customer shall be responsible for the identification of users not listed in project template groups. 06112024 Page 18 of 35 a o f e° software • Identification and update of users into the limited administrators in the project template • Identification and update of the maximum file height and width of files submitted to the Customer jurisdiction and applied to each stamp template in ProjectDox. 8.1 UAT(User Acceptance Testing) Production The Customer is responsible for the testing of the updated system and for reporting product issues to the Avolve project team. The UAT of the application will be scheduled to be completed within 1 business day post the upgrade to the production system. The Customer is expected to organize resources to meet this schedule to keep the project on time and on budget, allowing the Customer to receive the benefits of their new application. As issues are reported,Avolve will review and provide resolutions as quickly as possible to maintain the schedule for the project. 8.2 Launch/Project Close Out Avolve will use commercially reasonable efforts to resolve any product-related errors or questions regarding the software for a period of 30 days post-go-live. After the 30-day go-live period,the project will be considered complete, and the Customer shall resume using the support portal for assistance. Should issues identified within the 30-day warranty period continue to exist the Avolve project team shall stay engaged to help until a resolution to said items is provided or agreement is made between the City and Avolve Software for the transition to support or,whichever may come first. 13 Acceptance Process There will be deliverables, as identified in the Deliverable & Payment Schedule set forth below, which will be subject to acceptance by the Customer ("Acceptance"). Subject to the Customer's performing its required responsibilities hereunder, and to any delays caused by the Customer,Avolve shall be responsible for completing the services under this SOW. Upon completion of each deliverable,Avolve will request from the Customer a written response within five (5) business days after receipt thereof. If the Customer does not approve the work, the reasons for rejection must be clearly noted and provided back to Avolve within the 5-business day period. Should Customer inform Avolve within the 5-business day period of the rejection of a milestone,Avolve will work with the customer to come to terms to gain approval and reissue the Acceptance signature documentation. After five(5)business days should Avolve not address Deliverable issues communicated by the customer or customer does not accept or profile a list of issues, Avolve and customer shall escalate this to the leadership team. Acceptance will initiate the invoice of the applicable milestone. 14 Project Terms 1. Avolve will have access to Project team members from the Customer as needed to complete the successful implementation and roll out ProjectDox. This access may require the team members of the Customer to dedicate 06112024 Page 19 of 35 a o f e° software specific time to specific detailed tasks within the Project Plan. Team member tasks will be more clearly defined during the kickoff and planning sessions and documented in the Project Plan. 2. Customer and its third parties and/or subcontractors will fulfill any hardware/software requirements, as identified to allow communication between Avolve Software and the Customer's permitting system in a timely fashion to keep the Project Plan on schedule. 3. Delays/schedule Changes:This best approach package to implementation relies on partnership with the jurisdiction to achieve desired goals. Should the customer or Avolve cause or contribute to the delay of any deliverable/milestone, of the agreed upon project plan schedule Avolve and/or customer shall escalate to the leadership team to discuss a Change Request(s)/Work Order s to denote said change of schedule and any costs associated with delay or expansion.The Change Request/Work Order shall be signed by both Avolve and the Customer and issuance of method of payment for additional services received as noted within said Change Request/Work Order prior to commencement of work, if applicable. 4. Scope Changes: Should the customer request an increase in the scope of work for the project Avolve shall issue a Change Request(s)/Work Order s to denote the change in scope and schedule with incremental costs associated with request to increase the scope of work. The Change Request/Work Order shall be signed by both Avolve and the Customer and issuance of method of payment for additional services received as noted within said Change Request/Work Order prior to commencement of work. 5. Customer may not cancel or reschedule requests for training within 72 hours of the scheduled training without Avolve's prior written consent. Cancellations approved within 72 hours may result in a 20%cancellation fee. The 20%fee will be calculated on the total services for the project, minus any Assurance Services. 6. All parties will reasonably prioritize their efforts to meet the Project Plan schedule to achieve a rapid roll out model. It is understood by all parties that multiple tasks may be in process at one time and Avolve may have more than one Professional Services team member working on the project at one time. 7. The Customer will assign a project manager for management of their own resources, and/or third parties, to collaborate with Avolve's project manager. Client subject matter experts and applicable users, as identified in the Project Plan post kick-off of the project,will be accessible and available in a timely fashion and for adequate and reasonable durations Avolve will make sure that scheduling of meetings is adequate in advance of these resource allocations. 8. Any optional items chosen in the Purchase Agreement/Sales Order are not included here and would require modification to this Statement of Work. 9. Avolve and Customer agree to cooperate in good faith to complete the Services and Milestones in a timely and efficient manner. 10. Formatting, data and/or alterations to customized reports are not covered under this SOW unless explicitly identified in the SOW. 11. Workflow, Project template,email templates,and/or Report enhancements are not covered under this SOW unless explicitly identified in the SOW. 15 Leadership Team Customer • Project Manager • Chief Information Officer • Community Development Director Avolve 06112024 Page 20 of 35 a o f e° software • Project Manager • Director Professional Services • Chief Experience Officer 16 Change Control Process The"Change Control Process"is that process which shall govern changes to the scope of the project during the life of the project. The Change Control Process will apply to new components, schedule extensions, budget extensions, and enhancements of existing components. The Change Control Process will commence at the start of the project and will continue throughout the project's duration. Additional procedures and responsibilities may be mutually agreed by the parties in writing and will be included in the Project Plan if mutually accepted. Under the Change Control Process, a written "Change Request" (attached as Exhibit 1) will be the vehicle for communicating any desired changes to the project. It will describe the proposed change, the reason for the change, and the effect the change may have on the project. The project manager of the requested party will submit a written Change Request to the project manager for the other party. All parties must sign the approval portion of the Change Request to authorize the implementation of any change that affects the project's scope, schedule, or price. Furthermore, any such changes that affect the scope of this SOW, schedule, or price will require an amendment to the SOW and/or any other part of the Agreement. 17 Pricing,Travel and Expense Pricing and payment terms are set forth in the Agreement. • Project is a milestone-based project. • There is no instructor-led training for this engagement. • No Travel and Expenses are estimated for this project. If onsite work is requested by the customer, it will be invoiced as incurred for trips to the Customer offices. Customer will only be invoiced for actual expenses incurred. 18 Deliverables&Payment Schedule The deliverables and payment schedule are subject to change based on discussions to occur after the kick-off of the project, provided that both the Customer and Avolve Software agree to the modifications in writing. This high-level estimated schedule is based on a 22-week implementation schedule. Week Project Phase Deliverable Acceptance Criteria • Project kick off meeting 1-3 Initiation 0 Project plan 0Accepted project plan • Project schedule 0Accepted project schedule • Setup infrastructure 4-7 Test Environment setup,migration 0 Deliver functional SaaS test system 0Customer accepts test &Configuration Deliver training videos environment 8-14 UAT SaaS Test Environment Complete UAT in test environment 0 UAT issues resolved 06112024 Page 21 of 35 a o f e° software • UAT in test is signed off • Production UAT is • Go live preparation complete 15 18 Production Environnent Go Live Deliver functional SaaS production 9.5 System Production environment is • Site made available to user community available for customer use 18-22 Production Environment Go Live Post go-live support period complete Project is signed off as • Transition to support complete Complete Milestone Stage Amount MS1 Project Kick Off $3,161.25 MS2 UAT Signed Off $4,215.00 MS3 Weekend Production Upgrade $3,161.25 MS4 Project Completion $6,322.50 TOTAL: $16,860.00 19 Statement of Work Acceptance Avolve and Customer's signatures below authorize Avolve to begin the services described above and indicates Customer's agreement to pay the invoices for services rendered in accordance with this Agreement and with the Implementation SOW. 06112024 Page 22 of 35 Vo#.. 1V ae software REQUESTEXHIBIT 1: CHANGE • A%Pohre Software Change RogL"Farm C&V arsarntwntre GEINERAL INFORMATION Change Request*(GR} J ProtecvCrty+Courtty Requestw Name �— jErrter a detaded deacripbw of the change tieing requested) DesCripti'on of Change L Data Submitted I_ I Priority I Law — Medium , High Rewired Reason for Change Request jErftr a detarfed deac/Wka of why the cMwW is r'Jo V mWem" PF-njectArffacts lrnpadE4 _XWotherardactsatfeewbythischomp] Assumpticns+Risha Xocummni aaarrrrpbions orvmTr meats regarding the requested changef ' radddi�7rtstC4M41hteAtsJ Comments�Consideratorrs Auar;hmentsMeferencs ' E STUAATE S TOM EstimatedDevetaprnentHour Xnferthe hour&&padattherequestedcm"fiJ Total Estimated Developntent duration — JV" I �Enterthe duration impact of the tvegveabed tad the impact this change may have on Schedule Impacr � �Y465j Cost Impacl xwo the impact this ch.rw may,have orr oostf Comrnen�iteoommerrdations � J PM Approv l Signatwe l Date Signed IDS Approval Signature Date 5lgrred ' C"OF SOMEWHERE AUTHOiRIZAiTtON Customer Approval Signature Dale Signed AVOM Ilulbrare. loge 1 oil 06112024 Page 23 of 35 Vo#.. 1V ae software Exhibit B ProjectDox<< Meridian , !6. ProjectDox® ePlan Solution Proposal October 24, 2025 E IDIAN*---,� DA �, .� av o I e° software Prepared by your Avolve Software Representative Jacob Byers Account Manager 4835 East Cactus Road Suite 420 Scottsdale, AZ 85254 www.avolvesoftware.com Telephone: 801-707-8687 Email: JByers avolvesoftware.com 06112024 Page 24 of 35 Vo#. 1V ae software Quote Delivered To Kristy Vigil IT Systems Analyst/Project Manager Meridian,ID 33 E. Broadway Avenue kvigil@meridiancity.org (208)489-0485 Meridian, Idaho 83642 Date of Quote:3/1412025 Quote Valid Until: 1/13/2025 ProjectDox ePlan SolutionPricing Agreement SAAS SUBSCRIPTION (ANNUAL) Product Name Product Description Qty Unit Price Discount Total Price Code Avolve and Accela SaaS integration with ProjectDox and Accela Citizen Access (ACA)and Accela Civic Platform(ACP) for a maximum of 2 environments(Test& Production). Integration includes: ACA with ProjectDox: ePlan file upload ePlan review status SaaS Accela SaaS- ACP with ProjectDox: 1.00 $6,000.00 15.00% $5,100.00 Integration A.Int Create Projects Get Permit Info Get Contact Info Get Default Reviews Add/Remove Plan Reviews Update Plan Reviews Get Fee Balances Update Project Status Approved Custom TSI formlets and integration to Accela Software as a Service(SaaS)for ProjectDox on a Production Environment. Designed for organizations who have approximately 100 concurrent users and 7,000 permits per year. Production Software included for Production: Environment Entry- SAAS.PD 'ProjectDox Software Subscription Level Capacity OX-P.E 'Unlimited Workflow license 12.00 $9,450.00 15.00% $96,390.00 ProjectDox SaaS •2TB Included License Services included for SaaS Production: •Set up and installation of ProjectDox •Managed services •Annual ProjectDox upgrades 06112024 Page 25 of 35 a o I e software Software as a Service(SaaS)for ProjectDox on a Test Environment. Designed for organizations who plan to use the system for development and/or testing with approximately 10 concurrent users and approximately 2,000 permits Test Environment per year. Entry-Level Capacity SAAS- Software included for Production: 12.00 $2,100.00 15.00% $21,420.00 ProjectDox SaaS T.E .ProjectDox Software Subscription License •Unlimited Workflow license Services included for SaaS Production: •Set up and installation of ProjectDox •247 Managed services •Annual ProjectDox and upgrades •Technical Support Avolve and Laserfiche integration with ProjectDox for maximum 2 environments SaaS Laserfiche SaaS-LF- Integration includes: Integration API.INT Automated export of approved and 1 $6,180.00 100.00% $0.00 stamped plans/documents to a single Laserfiche repository Maximum 10 metadata fields Maximum 2 environments Avolve Cloud Host- Additional File and Database Storage per 3,000 $1.51 40.00% $2,718.00 Additional Storage Store GB per year. Microsoft Azure VPN Gateway allows the customer to connect from their internal network in to the Avolve Cloud VPN-650 VPN-650 environment.The secured VPN Gateway 1 $2,352.00 100.00% $0.00 will be used for M2M connections between the Avolve Cloud and Customer on premises environments(hybrid environments).650Mb s SaaS Sub-Total: j $125,628.00 PROFESSIONAL SERVICES ONE TIME Product Name Product Code Description Qty Unit Price Discount Total Price Rate Avolve Cloud Data PS-DATA-MIG Migration of existing customer data 40.00 $225.00 $127.50 $5,100.00 Migration onto the Avolve Cloud. Professional Services PS-225 Project management services 64.00 $225.00 $127.50 $8,160.00 Weekend Professional PS-225 PS hours for resources over 16.00 1 $337.50 1 $225.00 $3,600.00 Services weekend Services Sub-Total: $16,860.00 Unless otherwise stated,pricing does not include any applicable taxes that may be SaaS $125,628.00 applied at invoicing.Travel and Expenses are not included in this total and will be invoiced as incurred. First year SaaS shall be invoiced upon execution of the Services $16,860.00 06112024 Page 26 of 35 Vo#.. 1V ae software Agreement. Payment for the remaining amount is due net thirty days(30)from project $142,488.00 completion. Payment via EFT. See notes for details. Grand Total: Year 5 SaaS:: Year 1 Subscription $125,628.00 Year 2 Subscription $129,396.84 Year 3 Subscription $133,278.75 EXHIBIT C—SUPPORT PROCESS AND SERVICE LEVEL AGREEMENT Avolve's current support process and service level commitments ("Support") are defined below. Support Portal. Avolve provides Support through its Support Portal (https://support.avoLvesoftware.com). All issues can be logged using the portal or through an on-call support number. Customer personnel receive Support Portal login credentials promptly following purchase of rights to use the Avolve SAAS Solution. After a login is received, the Customer may enter, track, update, and report on trouble ticket, as well as communicate with Avolve helpdesk staff via phone,email,web meeting,and/orticket notes. Help, FAQs, Documentation, and a Knowledge-base are also available at the Avolve support portal. Support Hours. 8 AM—5 PM MST, Monday through Friday(excluding standard holidays). Planned Downtime. Avolve or its third-party agent may render the Avolve SAAS Solution unavailable in order to perform upgrades, updated, patches, enhancements and routine maintenance activities, so long as the Avolve SAAS Solution is only unavailable to Customer and its Customer Users outside of the hours of 7 AM through 9 PM East Coast Time on business days during the Term. Avolve shall provide no less than five(5)days advance notice to Customer of any planned downtime. Customer acknowledges that in the case of emergencies, Avolve or its third-party agents may render the Avolve SAAS Solution unavailable in order to address the emergency. In such situations, if reasonably feasible, Avolve will provide notice to Customer in advance of rending the Avolve SAAS Solution unavailable or, if not reasonably feasible, notice to Customer promptly following the rendering of the Avolve SAAS Solution unavailable. Customer understands and agrees that Avolve shall not be liable for any such interruption in access to the Avolve SAAS Solution for 06112024 Page 27 of 35 a o f e° software downtime occurring pursuant to this paragraph (collectively, referred to herein as "Planned Downtime"). On-Site Emergency Support. Customer may request on-site emergency operational support services as a separate and distinct billable service. In such cases and at its discretion, Avolve will dispatch appropriate technical staff to deliver on-site technical services. Problem Determination and Resolution. Avolve resources are allocated to resolve reported problems based on the severity level as described in the following table. Avolve uses commercially reasonable efforts to provide a prompt acknowledgement, acceptable resolution,workaround, or a plan for the provision of a resolution or acceptable workaround in the timeframe set forth below: Incident Response,Resolution,and Restoration Times Severity Level SystemDown Critical High Medium Low Response 1 hour 4 business 12 business 24 business 48 business Time hours hours hours hours Reasonabl Reasonable Reasonable Reasonable Reasonable Resolution a Best Time Best Effort Best Effort Best Effort Best Effort Effort Incident 24 Hours n/a n/a n/a n/a Reports *Normal Business Hours: 8:00 a.m. through 5:00 p.m. Mountain Standard Time, Monday through Friday(excluding standard holidays). Support Classification Definitions: • Response Time. Once a problem has been reported, the Customer receives an acknowledgement by email, chat, phone or through the support portal. Avolve will begin the process of problem determination and resolution at this point. The time the ticket is submitted, and the response time will be logged to ensure SLA is met. • Status Updates. During the problem determination and resolution process, Customer may receive regular communications, via email, chat, phone, or the support portal, as to the status of the problem determination and resolution. All communications should be logged in Avolve's support system including date, time, and contact name. This helps Avolve and the customer determine the status and duration of the issue reported. Any communications outside the support portal, unless scheduled by Avolve Support such as an online conference 06112024 Page 28 of 35 a o f e° software (e.g., Zoom or Teams), will not be considered as part of Avolve's SLA. Tickets forwarded to Avolve Development/QA or V Party Software company for further analysis or patch development, may result to delayed updates to the customer. • Resolution Time. It is the time the issue should be resolved. In some instances, a resolution may still be a temporary fix beyond the viable workaround. This incident occurs if the solution requires a product patch and/or product upgrade that result to a longer resolution schedule. • Severity Re-classification. Avolve and the Customer can reclassifythe severity of a ticket if required. Severity Type Definitions: • System Down: A complete system failure impacting Customer's ability to use the system that affects their business operations. From a time management perspective, it is urgent and important. Examples of a system down severity is when all users are unable to login or various errors occur simultaneously for all users. Avolve Support will respond to the ticket within 1 hour and try to restore the system within 4 hours. Customer's administrators, IT, and/or users experiencing the issue may need to be available to help address specific tickets. If it requires further investigation and longer resolution time, a temporary workaround (i.e., restoration) will be determined with the Customer to allow operations to proceed during business or non-business hours. Status updates will be provided periodically, on a System Down tickets 24x7 until resolution. Infrastructure issues are often resolved quickly by service or system restart. Any potential system alerts will be promptly addressed in an effort to avoid issues from reoccurring. Avolve will create a new ticket with a low severity rating if the issue has been resolved but require further root-cause analysis. 06112024 Page 29 of 35 a o f e° software • Critical: An application failure impacting 1 or more end-users' ability to use the system and affects critical operations that need to be addressed immediately. From a time management perspective, it is urgent and important for some users. Examples of a critical severity is when 1 or more users are unable to upload files, batch stamp approved plans, open several files, or run reports after several attempts. Avolve Support will respond to the issue within 4 hours and try to resolve the issue within 6 hours. Customer's administrators, IT, and/or users experiencing the issue may need to be available to help address specific issues. If it requires further investigation and longer resolution time, a temporary workaround (i.e., restoration) will be determined with the customer to allow operations to proceed during business hours. Critical tickets will be immediately worked on until restoration from Monday to Friday (excluding US holidays) and within business hours. Any issue that requires work beyond work hours will be addressed on the following workday and within business hours. Avolve will create a new ticket with a low severity rating if the issue has been resolved but require further root-cause analysis. • High: An error that causes Avolve product to fail with minimal business impact. From a time management perspective, it is not urgent but important. Examples of a high severity are intermittent but frequent operational errors that need to be addressed. Avolve Supportwill respond to the issue within 12 business hours and tryto resolve the issue within 24 business hours. If it requires further investigation and longer resolution time, a temporary workaround will be determined with the customer to allow operations to proceed during business hours. Support will work on the issue from Monday to Friday (excluding US holidays) and within business hours. Any issue that requires work beyond business hours will be addressed on the following workday and within business hours. Avolve will create a new ticket with a low severity rating if the issue has been resolved but require further root-cause analysis. 06112024 Page 30 of 35 a o f e° software • Medium: An error that causes Avolve product to fail with no significant business impact. From a time management perspective, it is not urgent and slightly important to some users. Examples of a medium severity are how-to questions, or specific issues only occurring to a single end-user. Avolve Support will respond to the issue within 24 business hours and resolve the issue within reasonable best efforts. Support will work on the issue from Monday to Friday (excluding US holidays) and within business hours. Any issue that requires work beyond business hours will be addressed on the following workday and within business hours. • Low: A service request for a new feature, additional documentation, or an explanation of product functionality that does not impact business operations. From a time management perspective, it is not urgent with low importance. Avolve Supportwill respond to the issue within 48 business hours and resolve the issue within reasonable best efforts. Support will work on the issue from Monday to Friday (excluding US holidays) and within business hours. Any issue that requires work beyond business hours will be addressed on the following workday and within business hours. Unsupported Issues. Avolve does not cover under Support, and the SLA does not include the following conditions (collectively, the "Unsupported Issues"). • Any Avolve SAAS Solution use not covered by an active support contract and/or not in compliance with a valid agreement with Avolve. Authorized users of the Avolve SAAS Solution are entitled to Support as part of their use fee. • End-user's computer hardware/software configurations such as OS (e.g., Linux or older Windows versions) or browser versions not supported by Avolve. • Problems caused by misuse or misapplication of the Avolve SAAS Solution, including any anomalies and/or failures in test or production operating environments that impact the Avolve SAAS Solution and are determined to have their cause due to unwarranted Customer decisions, actions, system configuration/ modification, policies and/or procedures. • Problems caused by Customer's custom application code authorized to be developed using Avolve APIs as set forth in the documentation accompanying such API and the Customer's Agreement. • All Training programs, regardless of software version updates and/or upgrades. • On-premises type of support including but not limited to: (a) End-user's Windows configuration issues; (b) On-prem firewall or other security device configuration; (c) On-prem VPN, proxy servers, or other internal devices that connect to the 06112024 Page 31 of 35 a o f e° software Avolve SaaS solution; (d) Customer DNS, SSL certifications, or Azure AD configurations and updates if used for the Avolve SaaS solution; (d) On-prem or end-user's network performance monitoring and updates; (e) End-User browser support; (f) User-modified and new workflows or eforms. Additional services may be purchased for an additional fee. • Any other reasons set forth in the Customer's Agreement, including without limitation any down-time due to Microsoft Corporation. Avolve, in its sole discretion, shall determine whether any of the foregoing exclusions are applicable to Customer. Any services provided for exclusions shall be paid by Customer at Avolve's then-current rates, as well as all travel and other expenses incurred by Avolve in providing such services. Customer's Obligations for Operational Support. To facilitate clear and consistent communication and timely issue resolution, Customer shall designate up to two contact persons for technical support processes. These individuals are responsible for initiating support requests, communicating with Avolve technical support personnel, and monitoring the support process with Avolve. Timely Customer response to Avolve requests for information during issue resolution is a necessary pre-requisite to Avolve's providing Support. Avolve also requires remote access to the Customer system for the purpose of problem determination and analysis. Where reasonably necessary to provide Support, Customer shall provide Avolve's technical support personnel reasonable, remote access capabilities into Customer's systems. Upon Avolve's request, Customer will also provide reasonable supporting data to aid in the identification and resolution of the issue. Service Level Commitments Uptime commitment. Per Avolve's SaaS agreement, Avolve will use commercially reasonable efforts to make the Avolve SAAS Solution available.The Annual Uptime Percentage has 2 components:The infrastructure uptime,which is dependent on Microsoft's SLA; Avolve software, which is 99.5%, excluding Planned Downtime. In the event that Avolve does not meet this uptime commitment, Customer will be eligible to receive a service credit for 1% of the monthly fee for each one (1) hour of downtime during Customer's normal business hours, up to 50% of Customer's Pro-Rated Monthly Subscription Fee. Definitions • "Annual Uptime Percentage" is calculated by subtracting from 100% the percentage of 10-minute periods during a calendar month in which the Avolve SAAS Solutions was Unavailable to Customer. • "Availability" means the ability to log into the Avolve SAAS Solution. 06112024 Page 32 of 35 a o f e° software • "Claim" means a claim for a service credit Customer submits by opening a support case with Avolve, on the basis that the hosted Avolve SaaS Product infrastructure has been Unavailable to Customer during a service month. • "Pro-Rated Monthly Subscription Fee" is calculated by dividing the Customer's applicable annual Avolve SAAS Solution subscription fee by twelve. • "Unavailability" means the inability to log into the Avolve SAAS Solution. Service Credit Requests To receive a service credit, Customer must notify Avolve and submit a Claim within thirty (30) days from the incident that would be the basis for the claim. To be eligible, the Claim must include (a) the dates, times, description and duration of each incident experienced; and (b) the Customer's event logs or any other system telemetry that document the errors and corroborate the claimed Unavailability(any confidential or sensitive information should be removed). Failure to provide a timely Claim,which includes all the required information, will disqualify the Claim and Customer from receiving a service credit. If Avolve validates the Claim, then Avolve will promptly issue the service credit. Service Credit Provisions Service credits are Customer's sole and exclusive remedy for any failure of Avolve to provide the Avolve SAAS Solution in accordance with the terms of the Agreement. Service credits shall be a credit toward future services only and do not entitle Customer to any refund or other payment from Avolve. Service credits may not be transferred, applied to another account, exchanged for, or converted to monetary amounts. The maximum service credits awarded with respect to Claims the Customer submits in any calendar month shall not, under any circumstance, exceed in the aggregate 50% of the Customer's Pro-Rated Monthly Subscription Fee for such month. Avolve will use all information reasonably available to it to validate Claims and make a good faith judgment on whether a service credit should be applied to the Claim. SLA Exclusions This SLA does not apply to any Availability or Unavailability of the Avolve SAAS Solution: • During Planned Downtime; • Caused by Unsupported Issues; 06112024 Page 33 of 35 a o f e° software • Caused by factors outside of Avolve's control, including any force majeure event or interruption or impediment to Internet access or related problems; • That result from Customer's equipment, software or other technology and/or third party equipment, software or other technology, including any third party hosting providers; • That resulted from Planned Maintenance or associated to beta, evaluation, non- production systems, and trial services accounts; • That result from any actions or inactions from Customer or any third party, including employees, Users, agents, contractors, or vendors, or anyone gaining access to the hosted Avolve SaaS Product infrastructure by means of Customer's (and its Users') passwords or equipment; • Arising from Avolve's suspension and termination of Customer's right to use the hosted infrastructure in accordance with the Agreement; and • That result from Avolve application software implementation errors caused by configuration, customization, installation, or human errors. • Avolve, in its sole discretion, shall determine whether any of the foregoing exclusions are applicable to Customer. Avolve may, but is not obligated to, issue a Service Credit in Avolve's sole discretion where Customer's use of the Avolve SAAS Solution may be Unavailable due to factors other than expressly provided here in this SLA. 06112024 Page 34 of 35 Vo#.. 1V ae software 06112024 Page 35 of 35 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: City of Meridian Financial Report - November 2025 City of Meridian Monthly Financial Report FY2026 Nov-25 Table of Contents Report Name Page Number Investment Graphs 2 Fund Balance 3 artauau•i �■ == rl `T T .� F:\Reporting\Monthly Reports\FY2026\FY26 -2 Nov Council Report 1 of 3 Monthly Financial Report ��.�' Y L E IDIAN FY2026 Nov-25 City of Meridian Investment Portfolio Yield by Investment Type ' IDAHO STATE 4.11% POOL IDAHO BOND 397% FUND CASH 0.00% F i e 4.38% •FIB MoneyMarket$5,422,099 .Cash$11,579,335 MONEYMARKET •Idaho Bond Fund$79,995,161 •Idaho State Pool$94,976,082 City of Meridian Interest/Investment Income City of Meridian Cash/Investments Balance by Major Fund by Major Fund $6,000,000 — $140,000,000 $5,000,000 — $120,000,000 $4,000,000 $100,000,000 $3,000,000 $80,000,000 $2,000,000 $60,000,000 $1,000,000 $40,000,000 $o l� 1 $20,000,000 General Enterprise $_ General Fund Enterprise Fund ■Total Budget ■Actual YTD ■FY26 ■FY25 F:\Reporting\Monthly Reports\FY2026\FY26-2 Nov Council Report 2 of 3 Monthly Financial Report FY2026 E IDIAN�-- Nov-25 11/1/2025 GOVERNMENTAL FUNDS BALANCE ALLOCATIONS $120,000,000 $100,000,000 $80,000,000 $60,000,000 $40,000,000 $20,000,000 $- 9/30/2016 9/30/2017 9/30/2018 9/30/2019 9/30/2020 9/30/2021 9/30/2022 9/30/2023 9/30/2024 ■Nanspendahle ■Restricted ■Committed ■Assigned ■Assigned Reserves ■Unassigned ENTERPRISE FUND BALANCE ALLOCATIONS $120,000,000 $100,000,000 $80,000,000 $60,000,000 $40,000,000 $20,000,000 $- 9/30/2016 9/30/2017 9/30/2018 9/30/2019 9/30/2020 9/30/2021 9/30/2022 9/30/2023 9/30/2024 ■Assigned ■Unassigned ■Assinged Reserves F:\Reporting\Monthly Reports\FY2026\FY26-2 Nov Council Report 3 of 3 W IDIAN� AGENDA ITEM ITEM TOPIC: Resolution No. 26-2560: A Resolution of the City Council of the City of Meridian Reappointing Jared Smith to Seat 5 of the Meridian Planning and Zoning Commission; and Providing an Effective Date CITY OF MERIDIAN RESOLUTION NO. 26-2560 BY THE CITY COUNCIL: CAVENER, LITTLE ROBERTS, OVERTON, STRADER, TAYLOR,WHITLOCK A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MERIDIAN REAPPOINTING JARED SMITH TO SEAT 5 OF THE MERIDIAN PLANNING AND ZONING COMMISSION; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the Meridian City Code 2-2-2(A) establishes the Meridian Planning and Zoning Commission, its members and terms of their appointments; and WHEREAS,the City Council of the City of Meridian deems the reappointment of Jared Smith to Seat 5 of the Planning and Zoning Commission to be in the best interest of the Meridian Planning and Zoning Commission and the City of Meridian. NOW THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MERIDIAN CITY, IDAHO: Section 1. That pursuant to Meridian City Code § 2-2-2(B), Jared Smith is hereby reappointed to Seat 5 of the Meridian Planning and Zoning Commission, with a term to expire January 31, 2029. Section 3. That this Resolution shall be in full force and effect on February 1, 2026. ADOPTED by the City Council of the City of Meridian, Idaho, this 61h day of January, 2026. PPROVED by the Mayor of the City of Meridian, Idaho, this 61h day of January, 2026. APPROVED: Mayor Robert E. Simison ATTEST: By: Chris Johnson, City Clerk Reappointment of Jared Smith(Seat 5)—Meridian Planning and Zoning Commission Findings of Fact, Conclusions of Law for Apex Zenith H-2025-0041 by Brighton Corporation Added to Agenda CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI DIAN:-, AND DECISION& ORDER , In the Matter of the Request for a preliminary plat to subdivide two(2)existing parcels into seven (7)buildable lots across 11.065 acres of land in the C-G zoning district.,by Brighton Corporation. Case No(s). H-2025-0041 For the City Council Hearing Date of: December 16',2025 (Findings on January 6r", 2025) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of December 16t'',2025, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of December 16",2025, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of December 16t'', 2025, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of January 6',2025, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title I I Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019, Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of December 16t1i,2025, incorporated by reference. The conditions are concluded to FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH-H-2025-0041) - I - be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for a preliminary plat is hereby approved per the conditions of approval in the Staff Report for the hearing date of December 16t'',2025, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat,combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-6B-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments,if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC 11-613-713). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again(UDC 11- 6B-7C). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s)and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH-H-2025-0041) -2- period. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-652 1(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of December 16t'',2025. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH-H-2025-0041) -3- By action of the City Council at its regular meeting held on the day of , 2025. COUNCIL PRESIDENT LUKE CAVENER VOTED COUNCIL VICE PRESIDENT LIZ STRADER VOTED COUNCIL MEMBER DOUG TAYLOR VOTED COUNCIL MEMBER JOHN OVERTON VOTED COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED COUNCIL MEMBER BRIAN WHITLOCK VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. Simison Attest: Chris Johnson City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Dated: City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH-H-2025-0041) -4- Exhibit A COMMUNITY DEVELOPMENT C��fEPIDIAN*,- DEPARTMENT REPORT A H O HEARING 12/16/2025 legend DATE: Project location t" TO: Mayor&City Council Area of impact m _ �= City Limits FROM: Nick Napoli,Associate Planner ® Analysis 208-884-5533 nnapoli@meridiancity.org -_ C APPLICANT: Amanda McNutt SUBJECT: H-2025-0041 ' � 1 Apex Zenith ----- _ __ LOCATION: Located at the southeast corner of -� Meridian Road and Lake Hazel Road in a portion of Lot 4 of Section 6, T.2N., j R.l E. �- s / ' 1 PROJECT OVERVIEW A. Summary Preliminary plat to subdivide two(2)existing parcels into seven(7)buildable lots across 11.065 acres of land in the C-G zoning district. B. Waivers/Issues Since both E. Tower Lane and S.Momentum Lane are connecting to arterial streets (Meridian Road and Lake Hazel Road),these access points would typically require a City Council waiver per UDC 11-3F-4-2B2. However,these connections were previously approved with the annexation and rezone application (H-2024-0052)so another council waiver is not required. C. Recommendation Staff. Approval with conditions. Commission: Approval with no proposed changes to the staff report. D. Decision Council: Approved. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH—H-2025-0041) -5- COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant - Proposed Land Use(s) Commercial - II. Existing Zoning C-G zoning VILA.2 Proposed Zoning C-G zoning Adopted FLUM Designation Mixed Use Regional VILA.3 Table 2: Process Facts Description Details Preapplication Meeting date 6/10/2025 Neighborhood Meeting 8/14/2025 Site posting date 12/3/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.E • Comments Received Yes; Staff Report - • Commission Action Required No - • Access Arterial Streets: E.Lake Hazel and S.Meridian Road - Collector Streets: S.Prevail Avenue • Traffic Level of Service Lake Hazel Road:Better than"B" - ITD Comments Received Yes;The applicant is finalizing the STARS agreement with ITD. Meridian Public Works Wastewater IV.B • Distance to Mainline Available at Site • Impacts or Concerns See Public Works Site Specific Conditions Meridian Public Works Water • Distance to Mainline Available at Site • Impacts or Concerns See Public Works Site Specific Conditions Note: See section IV. City/Agency Comments & Conditions for comments received or see the public record. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH—H-2025-0041) -6- Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel_ 51406223014 D ate Retrieved: 2024 J 10 J 8 Parcel Count ParcelAcreage Infill Indicator. 22U Surrounding Area L��k f // % Not city s� City Limits ■ Not City 1 11 7S Household angeHousehold & Population Growth Household_ 02020 Population Chanme: 8a.2% Po ■Growth pul�tioi� (Household and Population Change since2010 Decennial) 1,000 1,500 2,v-v!) Figure 2: ACHD Summary Metrics a E. Lake Hazel Road Existing Lanes © Planned Lanes X Existing Level of Service Notable ACHD Comments V/ a (Primary roadway impact} Programmed IFYP Programmed CIP 0 S. Meridian Rd Existing Lanes © Planned Lanes m VExisting Level of ServiceNotable Q (Primary roadway impact} Programmed IFYP Programmed CIP *E.Lake Hazel Road has been widened by the applicant to 5 lanes from S.Meridian Road to S.Apex Avenue. The level of service listed above is for the existing 2-1ane road. Traffic counts are from June 2018. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH—H-2025-0041) -7- Figure 3: Service Impact Summary ImpactService • • Ready Q 0 0 0 Marginal Caution 0 0 4- 0Q1 °aa 5r o Qa FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH-H-2025-0041) -8- STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The subject properties fall within the larger Apex Zenith project and are designated as Mixed-Use Regional on the Future Land Use Map(FLUM). lll. The MU-R designation is intended to encourage a balanced blend of employment opportunities, retail,residential dwellings,and public uses,particularly in areas near major arterial intersections. This designation supports a diverse and integrated community where residents can live,work,and shop without needing to travel far. An important component of the MU-R designation is to avoid predominantly single-use developments. The applicant is proposing a preliminary plat consisting of seven(7)buildable lots across 11.065 acres of land. The plat excludes the additional approximately 140 acres of land as a separate plat will be required with phase two(2) of the larger development. Staff recommends the subject properties be subdivided prior to the issuance of any building permits within the subdivision. However,this subdivision is part of the first phase of the Apex Zenith project,which restricts phase one(1)to three(3)building permits prior to a more in-depth concept plan is provided. Currently, Costco will be using two(2)of the three(3)building permits, and it was previously stated that a regional employment user would be the third building permit on the west side of Prevail Avenue. For this reason, staff is recommending the subdivision be recorded and Phase two (2)of Apex Zenith be approved prior to any building permits being issued within the subdivision. The applicant has indicated the subdivision is proposed to be completed in a single phase with buildings being constructed at a later date when users are found. Each user will be evaluated when they submit for a certificate of zoning compliance application. The property is allowed to have all the uses listed in UDC 11-213-2. Table 4: Proiect Overview Description Details History H-2015-0019 AZ;DA Inst#2016-007072;H-2024-0052;DA Inst#2025- 010344 Phasing Plan One(1)Phase Acreage 11.065 acres Lots Seven(7)Buildable lots B. History The two parcels fronting S.Meridian Road(S 1406223014 and S 1406223153)were annexed in 2015 with the South Meridian Annexation. These properties were given the placeholder zoning of R-4 until future development. In 2024,the property was rezoned to the C-G zoning district as a part of the larger Apex Zenith project. After the annexation the applicant submitted a property boundary adjustment to reconfigure the properties to allow for legal parcel for development. This is the reason why Costco is not included within this subdivision. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The site currently has no existing structures. The applicant shall be required to hook up to city utilities with the construction of the new buildings. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH—H-2025-0041) -9- 2. Proposed Use Analysis (UDC 11-2): The subject properties were rezoned with the C-G zoning designation,which allows for a variety of uses. The narrative discusses the subdivision being consistent with commercial users that include large retail, office uses, and other supporting commercial. Currently,the existing Development Agreement limits certain uses, specifically restricting retail uses to a maximum of 50%of the C-G zoning district. In addition,the DA requires a minimum of 20% non-retail commercial uses within the C-G portion of the property. These restrictions aim to align with the comprehensive plan to provide a mix of commercial uses that include retail, employment, and neighborhood-serving uses. The property will remain subject to the same Development Agreement provisions,along with the restrictions in UDC 11-2B-2. 3. Dimensional Standards (UDC 11-2): The C-G zoning district requires a thirty-five(35)foot landscape buffer along entryway corridors,a twenty-five(25) foot landscape buffer along arterial roads,a twenty(20) foot landscape buffer along collector roads, a ten(10) foot landscape buffer along local streets and allows a height up to sixty-five(65) feet. The applicant has not provided any building footprints; however,the submitted plans meet the requirements of the C-G zone.Any future development shall comply with the C-G dimensional standards listed in UDC 11-2B-3. D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): The subject subdivision does not show a concept plan for placement of the buildings; however,the development agreement requires a minimum of 40%of the buildable frontage to be occupied by building facades or public space. This will be evaluated with the certificate of zoning compliance submittals. The applicant will be required to frame buildings along the arterial and state highway corridors to meet this provision. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets A thirty-five(35) foot wide landscape buffer is required along all entryway corridors (Meridian Road), a twenty-five(25) foot wide landscape buffer is required along all arterial roadways(Lake Hazel Road), a ten(10) foot landscape buffer is required along all local streets(Tower Lane and Momentum Lane). These landscape buffers are depicted on the landscape plan and comply with the standards for the C-G zoning district. However,the preliminary plat shows a significant portion of the landscaping is proposed to be inside of the right of way. The applicant shall provide a license agreement with the transportation authority to certify the entire landscape buffer will meet UDC requirements. The buffers shall be outside of the proposed deceleration lanes and start at the back of the curb. Additional landscaping on each lot will be addressed with future certificate of zoning compliance applications. These landscape buffers and the private streets (Tower Lane and Momentum Lane)have not been installed yet. These will be required as part of the subdivision improvements. The applicant is proposing the subdivision to be completed in a single phase. The applicant shall comply with the vegetation coverage calculations with the final plat to ensure they are meeting the 70%vegetation coverage at maturity with no more than 65%of this coverage coming from lawn or other grasses. These buffers shall be landscaped per the standards in UDC 11-313-7C. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH-H-2025-0041) _ 10- In addition,the development agreement requires the landscape buffer included in this subdivision to be completed prior any building occupancy within the larger Apex Zenith development, including Costco. ii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-3B-8. The requirements include five(5) foot perimeter adjacent to streets and islands of at least 50 sq. ft.per every twelve(12)parking spaces. Any parking that does not abut seven(7)feet of overhang shall have parking blocks. These requirements will be analyzed with the Certificate of Zoning Compliance. iii. Landscape buffers to adjoining uses Landscaping is required to be provided along abutting uses. These requirements will be analyzed with the Certificate of Zoning Compliance application. 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. v. Storm integration Storm drainage is required to comply with the standards listed in UDC 11-3A-18. Drainage swales shall not be within the landscape buffers along Meridian Road and Lake Hazel Road. 3. Parking (UDC 11-3C): i. Nonresidential parking analysis UDC 11-3C-6B requires one space for every five hundred(500)sq. ft. of gross floor area in commercial districts. However,if restaurants are proposed one(1)space for every two hundred and fifty(250) sq. ft of gross floor area is required. These parking standards will be analyzed with the submittal of the certificate of zoning compliance applications. ii. Bicycle parking analysis A minimum of one(1)bicycle parking space must be provided for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C. This will be reviewed with the submittal of the certificate of zoning compliance applications. 4. Building Elevations (Comp Plan,Architectural Standards Manual): Building elevations were submitted with this application but are high level and not specified for any single building. The proposed elevations include a mix of materials,pedestrian scale elements such as lighting and awnings, and glazing along the storefronts. In addition,the development agreement that governs the site requires development to be consistent with the Meridian Architectural Standards Manual. Staff will evaluate the building elevations for consistency with the ASM and DA with the submittal of the certificate of zoning compliance and design review applications. 5. Fencing (UDC 11-3A-6, 11-3A-7): Fencing is not depicted on the concept or landscape plan. Any future fencing shall be in compliance with UDC 11-3A-7 and 11-3A-6. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH-H-2025-0041) - 11- 6. Parkways (Comp Plan, UDC 11-3A-17): UDC 11-3A-17 requires parkways of a minimum width of 8 feet. The applicant has indicated in their narrative that the parkways are 8 feet in width,however it is not dimensioned on the landscape plan. These parkways are provided along the private streets within the development alongside the five(5)foot sidewalks. The parkways shall be dimensioned and a minimum of 8 feet in width in the final plat application. E. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Access is proposed via E. Tower Lane(private street) off E. Lake Hazel Road in the form of a right-in right-out, S. Momentum Lane(private street) off S.Meridian Road in the form of a right-in right-out out and S.Prevail Avenue in the form of a full access. The applicant is applying for a private street application for E. Tower Lane and S. Momentum Lane to allow for the commercial drive aisles to be named. This will allow for better wayfinding of address points for residents and emergency services. With the larger Apex Zenith development(H-2024-0052),the development agreement requires the entirety of Aristocrat Drive and Prevail Avenue(both collector roads)to be constructed prior to the first certificate of occupancy. These roads will be constructed along with E. Tower Lane and S. Momentum Lane prior to the certificate of occupancy for the subdivision or Costco. A traffic study was completed with H-2024-0052,which contemplated approximately 98 acres of commercial uses,which include the portion of the subdivision that is currently proposed. Direct lot access to S. Meridian Road and E. Lake Hazel Road is prohibited except for E. Tower Lane and S. Momentum Lane. The applicant is depicting a second access along E. Tower Lane(private street)to Lot 4, Block 1;however, staff is recommending a shared access on the property line with the Costco Fuel Station(Parcel#S 1406223040). The site plan on the Certificate of Zoning Compliance application(A-2025-0078)for Costco depicted an access point on the shared property line. In addition,the applicant has recorded a singed STARS agreement with the Idaho Transportation Department(ITD)which has highlighted improvements to Meridian Road including deceleration lanes at their access points. These improvements are anticipated to be completed prior to certificate of occupancy for the Costco project. 2. Multiuse Pathways,Pathways, and Sidewalks (Comp Plan, UDC 11-3A-5, UDC 11-3A-8, UDC 11-3A-17): The preliminary plat proposes an extension of the ten(10) foot multi-use pathway along S. Meridian Road and E. Lake Hazel Road. In addition,the applicant is proposing five (5)foot sidewalks along the private streets on the interior of the subdivision to promote pedestrian connectivity. However,the pedestrian connections from the multi-use pathway to the front entrances of each building have not been depicted. The pedestrian connections shall be depicted with the submittal of the certificate of zoning compliance and design review applications for each site. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH-H-2025-0041) - 12- 3. Private Streets (UDC 11-3F-4): The applicant is proposing two(2)private streets in the form of E. Tower Lane and S. Momentum Lane with this application. These private streets are depicted on the plat and have an eighty-six(86) foot easement that spans across the full street section including forty(40) foot street width,eight(8)foot parkways, five(5)foot sidewalks on both sides, and ten(10) feet of landscaping on the back of the sidewalk. Since the plat is located within the MU-R FLUM designation,it is critical to have connectivity for pedestrians that are integrated with vehicular access points. The applicant has provided five (5) foot sidewalks on both sides of the private streets which will connect with ten(10)foot multi-use pathways along Meridian Road,Lake Hazel Road, and Prevail Avenue. This will help promote the connectivity and walkability that is envisioned in the MU-R principles. No residential units are proposed directly off of these private streets as this section of the larger Apex Zenith project is designated for commercial uses. The applicant is showing two(2)access points to E. Tower Lane for Lot 4,Block 1 and the off-site property for the Costco Fuel Station. Staff is recommending these be consolidated into a single access point off of the private street due to limiting conflict points. The approved Costco CZC depicted a shared access point that was on the property line between proposed Lot 4,Block 1 and the Costco Fuel Facility. Since both E.Tower Lane and S.Momentum Lane are connecting to arterial streets (Meridian Road and Lake Hazel Road),these access point would typically require City Council waivers per UDC 11-3F-4-2B2. However,these connections were previously approved with the annexation and rezone application(H-2024-0052)so another council waiver is not required. F. Services Analysis 1. Waterways (Comp Plan, UDC 11-3A-6): There is an existing irrigation ditch that runs through the property connecting to the east and west. The applicant is proposing to pipe this ditch and protect the existing irrigation boxes. 2. Pressurized Irrigation(UDC 11-3A-15): An underground pressurized irrigation system is required to be installed to provide irrigation to each lot in the subdivision in accord with the standards listed in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments by the City's adopted standards, specifications, and ordinances. Design and construction shall follow best management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage will be proposed with a future Certificate of Zoning Compliance application and shall be constructed to City and ACHD design criteria. 4. Utilities (Comp Plan, UDC 11-3A-21): Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development. All utilities are available to the site. Water main, fire hydrant and water service require a twenty- FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH-H-2025-0041) - 13- foot(20)wide easement that extends ten(10)feet past the end of main,hydrant, or water meter.No permanent structures, including trees are allowed inside the easement. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. Future development of this site shall comply with the previous conditions of approval and terms of H-2015-0019 AZ; H-2024-0052 AZ, RZ;DA Inst#2025-010344 and the conditions contained herein. IV. 2. Future development of the proposed lots is required to comply with the dimensional standards C-G zoning districts in UDC Table 11-2B-3, as applicable. The 35-foot wide entryway corridor street buffer,25-foot-wide arterial street buffer, 20-foot wide collector street,and 10- foot landscape buffers along the private streets. Buffers may be placed in an easement rather than a common lot in accord with UDC 11-3B-7C.2a. 3. The final plat and landscape plan shall be revised as follows: a. Provide the license agreement from ACHD and ITD for landscaping within the transportation authority's right of way. b. Add a plat note or reference the CCR instrument number for cross-access and maintenance of the private streets. c. Depict landscaping within required street buffers in accord with standards listed in UDC 11-3B-7CLall required landscape buffers along streets shall be designed and planted with a variety of trees, shrubs, lawn, or other vegetative ground cover. Plant materials in conjunction with site design shall elicit design principles including rhythm, repetition,balance, and focal elements. d. Revise the plat and landscape plans to include the dimensions of the pathways. e. Depict landscaping along all pathways per the standards in UDC 11-3B-12C. A 5'wide landscape strip is required on both sides of the pathway planted with a mix of trees, shrubs, lawn and/or other vegetative ground cover. 4. Comply with all ACHD's staff report conditions of approval. 5. Use a shared aeoess point between the Cestee Fuel Station and Lot 4, 6. The subject properties shall be subdivided and phase two (2)of the Apex Zenith project shall be approved prior to the issuance of any building permits within the subdivision. 7. Provide a detailed maintenance agreement for the private streets and how the Costco property will work with the subdivision for maintenance of those roads with the Final Plat application. 8. Each lot within the subdivision shall submit a certificate of zoning compliance and design review application prior to submittal of a building permit. 9. Depict bike racks and pedestrian connections on the plans submitted with the future CZC and Design Review application in accordance with UDC 11-3C-5C. 10. Comply with all of the private street standards listed in UDC 11-3F. 11. 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH-H-2025-0041) - 14- 12. The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer's signature on a final plat within two years of the date of the approved findings; or 2)obtain approval of a time extension as set forth in UDC 11- 6 B-7. 13. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. B. Meridian Public Works w m l."kj s "Burroetose%w Sewa main iFpwdy-Wen ow"umed.howe+ lo*ngi'srequaan sefww.d thr9up pa'~wntl Mhor woue the Narlh w We Ent. a 5ewrer5hed F%WrM lad Prajpq See applr€auon Sewer ERU'i WIIIIFp�lirrng Elalanw prdjedCeemstera Yes wleh WW r mrlhr PLionfFiKlIfty RWn • ImpnctsJaan€a*n€ + • 3Mm Pug d Work;Site i4 m{ilic Cwhdil imeli water L1iu e m watel 1WaIrr nra.n has partly been capmte.xLed,heodever Inap.gs IS rsyui $ery:pry t4r9wgn develuaments eAher through the Nozlh aF the Fast. s PrlS61Y Zam • Wl mawd k9od Seer apoksti8n Waterr ERU's • W&terCkW1A r None Proirrl COniistMl Yes w th Water M9irlr Prime W0am)C&Kenffi Fieweseecorwlolrs N'ON-PLAT C'ONDITIUVS r4AJCWtM r-PFP+i67%7F--F Gtr��'rrir{'oaditiaaa irl hpryrosel I FpMcrl xAl rNviir4 hD prng of dw%ygr llprn T1rrs ran cskh6T dpDmc hum the east 9ra$CWMd coftwclia Lo Lakq I[UpL FW[rurl}I of tk road 2_ 12'anon shnldd Fun pualkl to S Mmdim Rd i Fot*h Me do:t4op acm m men to and Ihmuo evgvdreenmts.The Cily wig suck oPpoA=rli"do prm iik stubs or a1 kW e'aserscrLLs Iu Uctidrrr Road eD alkaw pnpff&s wcsl ofMteridim Rd to demlop. ]. 12'Burin also lrqultrd 6 MV Lbc I"Faik madel rowel-irridim Rd b Ihr Eust. d_ ptmidc laand-ffiro*Wmerand Smcrmaiiksio Ike gDwA amd Um wheal rtln•atn_ S. $ngiaw rh vVnit irLWM is a,rdl music.Jr p,el I is k*ated oo the me iL rMLW be Wh=Lwperl pre rgWasor%&jmjF Twmiswd pLmofefahawknami mkzu kt prmidal w thtCLiti_ 11ti1w.km u LIL m*ell W be pmwidcd for wF i1 r. 6_ IF a Wel I ii Ine ecd oa Lk sbe iL mLLu be akmdoocd prr rerdawry+ragairtmcros add proow[or *wm6ilLnLlnl mmi W p4+A%Lded Mt ik City I F.rigam nn 4Lmvr Sumc4'S ryas thmugh infillruhm ITEw6e5 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH—H-2025-0041) - 15- B lrrlh4k:IY F'awrr1L—for M7aLhL.g4l;mi.IiSL'ril and*mff wftick F;tiLrnaht+,Iwrd eaerld up tall,uLd of nLain hydLvlLx*3L1 MCNA Md IV bc.%UiLd aL s Nu pKtlrl.rChi s[ru"ueq%I u M.1+L hirL.buddrhy'S.car ntis.tra&roveP13 dC+rylls.fenm. mfiIllation trmchi:n-ILghL poky,ew.)to be bmlL 5richm the utiIiln casement. Gwrn1{'ciWitimsnf Approwmi I ApjJigmi Qa3LQai3r&anLr LY&CP and u-sct nLIUM siac aid Musing with ihr Public kkCCU Dacp viLul. k 2. i 3414117!& h L sLv COLL F k%WCL drL apphr l"I brc mbponsibJe Lo i.� i sww ci aoJ wafer maims ici arwl IFwAiihiii&%-k-k n1Lmi AMicaiuiray brcliµilk k a rcimburwmlrris agroxivmi 6'pr LsikWFi I urg 4mkw Gan,:n1 p4r W('641-3 3 T1W al+pli<ML shall VW ViLk ra.smcrpLsl fue all pabrrr warrt.-cr}.r I+rsral,s amidrt4 public liµhii4rF war LinOvkk 401 w'Akr yen IQ.f%r0 hYftn 1, SewVrw;[W 49 m4ni wM14a O'%ndjirs 4a 9.ww depth .SM211'411•:4)p drrp rrrlultl!o yl 11 rawmizal.-Ib21 PI a JO 11 cawimapl,and'}. , 11 a 43 f1 e7ECLri4nl Fripm n)p.nTw at 34rupwrvs4IFPtG.bw0wN.b4ildmK5.W pwi:5,Lnarh 3cc4pLw34 w El+ rrwzs,inpll ralli xi hrnrbca,li jrh I ides,ctr.l art L"11 withilt Lbr%MPRIy carrmcwl 4ubihit an ctccuicd rascrncm qcm the farm atonable from Public>f'uka a legAil dxscnption prepared b%, -LrI 11uhu Lr.�ca►d ISoeesnrinol.Lund SMINCyCit,w11iC-bMLLaL include pie jorAaIhe cmwinwaL i m orLcd Eli H1B1T 41 and an%1'2"% I i"mnp aich bcarrng end divmm I mzkcd EXHIBIT OP fur is icU 13ci113 ciLWIDILi tlml.hr sailed,sighed and dacd by a Mlicu inaad Lid Swr "m.W NOT RECORD. I a. f1rr L'sLy of MaMLiaa rugMI!Cr Lhal.p�sr.GhMd aYIISI IWl.s AeiaL hr srrJLp&W by S yra,11MIEld sounee afi*ucr Ll:DC I L-30fi3 T1Lt appiicanL sftbuld th'lequirrd co-Lies any elrisaifir strrfxc cw well walcl for 1lr prusury wftc, 11 a ma Li4u at well sruwee is wii&%3iJahle,a sr3g1c-rxMt covmrcdca to%1W eul.Ilar4*aw ownemi dul I he ngmrcd If n}iakdi;-pcum goitpL'LLkv is Lniltlad. We dcvL!iU ;r a Llt be Lusporuuhie fur me pi}inLau td k,.ci murg.,fur thu oomtom areas prsor Lu PhwPI IL5 1ctLL1% Pg dr,elk,prrWHI FA an a.I), al S Arry-scnxvi1*w5 Thal arc ollowtid,n rCrmnLn a6n11 be si*coJ t4 v4-A ulw and Pav-4c roassa{rr mcal ofwrrl eddrn>4ng b k-in cvmpllancv a rlh MCC Ifil. ALI amlinmton dltdieCclIL115.lilarals.or drains.vrIu vrQFlulsral wilvw vs.amer-eclmll_ CMurLM of la}'rw*nd warn.lid cnaciIcwur io Lhw qua Nring suhdl shded shIl k akddm"M Fr VEK-I I-M{ 1n prr O-Hng axh cork Ma appliGao-1"R c�xRpIX w-iLh rdehQC't4r 43-1ZI acid illy othri appl Iradlr law of Lrgrrlr brY �. clot}wdLs Lhai wilt nQL L`Mlinlitlo W Oa mlr5l bC prvprdy abaadorrrd mcording L6 Idaho Well [-u UkLxlwn%uadJaa&Rales M&Lim wL wd Ls the ISuha tA'pulLdrio of yk'airr Rswarrcc % 'k1w Dc+:rloprt's Enpiilmsilall pro%W aclainmenc addtcssiu xkh wr Mxream am cxi5dng avft irk drvul the upmul an d n su d if huw tluc}wi 11a timLLr to be used,iRpeu%hdc�Id of Lbeie 2lioa laIi;nM1 Ni Ait}"iLbag sq)IiL:'t1siL—m widall.Itthl pLL LTE 401 be rkmm ed fn)3LL wnt::L'pa('Jh(ki1iounce SNLnm a14 kJ u+9 ConILL C'4,LIol U,llrict Jlralllt:kW 1NnJi-iananl IwOr time;utd L arl�GLi4>•LF I'2UJi I.}7a,�a 3 1 NJ ALI imps i;!rrw rti idaitd w puNic iifir_wki}acid hualm.hall hs gomplewd lvgrrlo rreupa cv oil'Ike slrach cs III hpldicml shall Tr rrquitrd in pw public W do d�Pv Vrarn1 TAM t[ icw alsd mneinrelroa LrtspMion fees as dr.L rmancd during ilkv plan rtwicu prnuis.Oaf io the inua a of a plat ztrarnl 101.0 I 1 14 sha11 br Me rrspansAbi.ln}ai'iK-aWic2ni 10CMILar IhoLall desrlopmonc teonurs oaaod widr Lhe kmencamo-wiIIL fksalvliIies Ai xW Lb,TOOL ikcmiap AG3 12.Applieam 4a1111e nspmribl4 kr opplicarlon and compliance Lktdh m.w SecdoD404 ki-mvaing lhnl mak Le rowira by d w 'Limy Tarps of T-.iL;wccm 13. DLNCIOp7 A1331 axild.rlt=.uadk1ax lxaw-u A"LhL*i•"im Poo Offim. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH—H-2025-0041) - 16- 14 1 .. : :.I... . .'1..II I., .J,,...I led 14111bc N1,...b.1. IL...:..ie.NS thetu Wall bw6diuf PLL&rlCiLISIECILe::._.:'-_..JL'iriLl.Ab,w kr )E wmouJLLukJLuph11maL,:nif. 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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH—H-2025-0041) - 17- C. Meridian Park's Department �E IDIAN• Parks arid Werrxtumn Revlewar: Kim Warren}pathways Project Manager Plarmr Asslgrwd: #,lick Napoll project Name: Apex-2enit t Rle Na;+2025•0041—PP Omni, 9-0.2025 The following will be required for development of the proposed project; CONDITIONS OF APPROVAL-PATHWAYS 1, The project developer shall design and construct mutd-use pathways aonslstent wlth the location ane specificatlons set forth irl the Merldian pathways Master Plan Map and Master Pathways Plan DDeuffient Chapter 3}, Any proposed adjustments to pathway Agnment shalt be coordinated through the Pathways Project Manager. 2. Prior tofinaIplatappro aItheapplirantShalIdedicateapublicaroesseasemertforfarwidedatathedrnuO& use pathways (concrete sidewalks) along E. Lake Hazel Rd., S. Meridian Rd, and the mid-m le tvllectur roadway and roundabout at the east edge cf ttie project. Easements shall be a minimum of 14'wide(14' pathway+Vshauldereachside)- Easement need only bp.dedica'edtGr multi-use oathwaysthatlwmilwdi the pubix ROW. Use,5 Vndvwd City wrrmpkrre for pubiic access eoserrwnr. Subrrrit ail easerrwrpts imAne through CNhwWS Access ParW. 3, Construct multi-use pathways per paving section based on existiing site conditions as recemmended by project civil engineer in accord with UDC 11-3A-9 and 11-3�12, Prior to final approval the applicants engineer shall Provide written documentation�starnped plans depicting recommended paving sectiony that the Pathway segment was constructed per the recommended specifications, 4. The owner(or represantative assoclation)of the property affected by each NUIr access easement shadl have an ongoing obllgzbon to maintaln the multiuse pathway. 5. Project developer shalt be responsible for pbtaining Ii[en5e agreement and ether permi5sipn(o as requred fpr Gprt5trVrtir15within or prrgzs irrigatipn district 4 a4Went25. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH—H-2025-0041) - 18- D. Boise Project Board of Control(Irrigation District) RICHARD WURF.MTIC OPERO-TNOA EMCYFWW ! M ChrV rfTk Oa4111 max hNe+HO F PROJFCT BOARD OF DNTROG 1NGAON G1NUI Glh SHRBOH ,F,E Qa ri#DpAnp W:NWERLY EC49E LIB PECL WATk N FRO T} ROBERT 0.CARTER 21E5 OVERLAND ROA5 rw�r_i LL;uu en PDT.�r+'r�iT+RYJ754 NA PJ.W A DW*G*MIICr 004SE-KtM CWM7C THOM S Rn7HAL£R 7A.CFR r}kY7y0I A$vbrANT PP{LFGT RVMWaR W-W Y*M Qmtf APRYL UARONER St P-rANY-1 NL'4"t:H MARY SUE CHME TEL fAM WA v,r AFCAFAMT$ECAETA'' TWARRFA 21 Octobcr 202S FAX:IfarFw4oar City Clerk's Office 33 E Broadway Avenue Meridian ID, 93642 RE. Apex 74rlitlt PP H-202541041 RECEIVED E Lake Hazel ulna South Meridian Rd, Meridian kiois&-Kona Irrigation Distract BK-14C, OCT 2 � 20 Rawson Canal 259+-90 Sec_06,T2N,RIE.BM. Ctw OFCm.�M NI7YCLIERKS OFFICE Nick Napvh: There an. no Boise Project or Eloise-Kui7a Irrig2tion District facilities locatcd on the tIlwivc- mentioned property,however it dacs in fact possess a valid water right Per Iduha Statutes,TiOe 42,local krigationldrainagc 4i4:hcs that crops this pmperty,to serve rwillAndng pTppartio-% must r=ailk un0bstruCted and protected by an approprigW en MCPt by the 19n61r6'3rr, developer and ,onha4urr,. Landaxvn developer must do their due diligence ro oantaet all o+WWS of neiglrboruLg properties on this mat#cr Slsjrrn Drninape andlar Street Runoff must be retained on�iie. NO DISCHARGE into the lave irrigation Svsterrr i&Vgni't FI wreas this proAer1Y Iies_w4.b,, lha Bozsa-Kyna frrfparion District it is impwlaul thou rexrreserrjafiver ofrhia danLloprrre l caruacl their ofli res sac}+t asas2ro-ssihie to discuss the pressT�tr syslerPR nri+r.li�crrry as��v d�ksl t work_ If a plfgable, the irrigallon syslem will crve c+_ brlfl to -Veri is Qm ei Jeatlorrs as se! lice D r -�J L cr. rillerr co loll From 1he Balsa-Kyota Innt alion District and Ike City of Mertal gn 4 rvqjLl! ax in who wilf awn and vperale the irrip#dlon.tmlem. If Me district is to op #-!t4 overale ibis yressnrr ed kntffj2dqn system, Boise Pru'ec1 PjAyrd A C'onurol willjeuuire a set ofi9litrry N Sew to Jltrr,Wone w,Civil server Consrrh'arrls,hx- at I�00 Ff t rtohvt:r Sireehf,Meridian,Idaho 83642-3913 for his +-eviehv,ewlippepts and appa L+r 'Phis development is subject to Idaho Code 31-3805,in meordanoe,this oRiee is requ #i1tg a full- sizz hard copy of the irrigation and drainageplans. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH—H-2025-0041) - 19- E. Ada County Highway District(ACHD) Miranda Gold,Prrrsidcnl ,4lrixls Pldoriring,Vera-Rrritid�unl ACHDIC�rrt Galdkharpa C«nttw000r�ar� haw WWriey.[pmrtrcporwr Patricia Nilson,Commi"imm September 22,2025 To: Amanda McNutt,via email Brighton Corporation 2929 W Navlgalor Drive, Sulte 400 McMdiian, ID 83642 Subject: MPP25-0023!H-2025.0041 Southeast Comer of Lake Hazel Road and Meridian Road Apex Zenith Phase 1 This is a staff level approval of a preliminary plat for Apex Zenith Phase 1- On August 26,2025-the Ada County Highway District naviewed and approved this site as part of MER28-00801A-.2025-0078 Costco al Meridian for a new warehouse, fuel facility, and distribution center on 23-6-a0res. The site-spe&k conditions of appnyval also apply to MPP25-0023M-202"041 Apex Zenith Phase 1 for the developnwnl of 7 o nommrdsl lots. The applicant will be required to pay all applicable platting and review fees prior to final approval It you have any questions, please conlact me at{208)387-6391- Slncerely, "149- , lCaraLeigh Troyer Planner Development Services cc: City of Marldlan(Nlck Napoli),via email FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH—H-2025-0041) -20- F. Idaho Transportation Department(ITD) Charlene Way From: Kendra Conder<Kendra.Conder@itdJdaho.gov> Sent: Monday,October 2a, 2025 8.59 AM To: Clerks Comment Subject: Apex Zenith PP H-2025-0041 External Sender-Please use caution with links or attachments. Good morning, ITD has reviewed the application transmittal for H-2025-0041 and does not have any comments.The Department is workingwith the applicant to finalize a STAR agreement,which will facilitate transportation improvements forth is site. Thankyou, Kendra Condor District 3 1 development Services Coordinator Idaho Transportation Department Office:208-334-8377 Colt:208.972-3190 7 V. FINDINGS A. Preliminary Plat and Short Plat(UDC-6B-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; The City Council finds the proposed plat is in conformance with the Comprehensive Plan and will be consistent with the UDC if the Applicant complies with the above-noted conditions. The commission finds the proposed plat is in compliance with the Comprehensive Plan due to no change in the existing zoning and providing pedestrian connection through the commercial subdivision. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; The City Council finds public services are currently being extended and will be available to serve the site and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The City Council finds the proposed plat is in conformance with scheduled public improvements in accord with the City's CIP. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH—H-2025-0041) -21 - 4. There is public financial capability of supporting services for the proposed development; The City Council finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and The City Council finds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. The City Council is unaware of any significant natural, scenic or historic features that need to be preserved with this development. B. Private Streets In consideration of the private street application the decision-making body shall make the following findings: 1. The design of the private street meets the requirements of this Article; The City Council finds the design of the private street meets the requirements listed in Article A of the private street code. 2. Granting approval of the private street would not cause damage,hazard, or nuisance,or other detriment to persons,property, or uses in the vicinity; The City Council finds the proposed private streets will not cause damage, hazard, or nuisance, or other detriment to persons,property, or uses in the vicinity. 3. The use and location of the private street shall not conflict with the Comprehensive Plan and/or the Regional Transportation Plan; and The proposed access points to arterial roadways were previously approved by City Council with the Apex Zenith application (H-2024-0052). Due to the previous approval, the City Council finds the private streets do not conflict with the Comprehensive Plan and the Regional Transportation Plan. 4. The proposed residential development(if applicable)is a mew or a gated development community,promotes infill, or is a planned unit development. v1. Not applicable. The proposed development is not residential. ACTION A. Staff: Staff recommends approval of the proposed preliminary plat with the conditions listed above in Section V. B. Commission: The Meridian Planning&Zoning Commission heard these items on November 20t'', 2025. At the public hearing,the Commission moved to recommend approval of the subject preliminary_plat requests. 1. Summary of Commission public hearing_ a. In favor: Amanda McNutt b. In opposition: None c. Commenting: Amanda McNutt d. Written testimony: None e. Staff presenting application:Nick Napoli f Other Staff commenting on application:None FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH-H-2025-0041) -22- 2. Key issue(s)of public testimony a. None 3. Key issue(s)of discussion by Commission: a. The Commission discussed the proposed subdivision and the timing with the larger Apex Zenith Project. However,there were no concerns with the proposal and the Commission recommended approval of the application. 4. Commission change(s)to Staff recommendation: a. None 5. Outstandingissue(s)for City Council: a. None C. City Council: The Meridian City Council heard these items on December 16',2025. At the public hearing, Council moved to approve the subject preliminary plat request. 1. Summary of the City Council public hearing: a. In favor: Amanda McNutt b. In opposition: None C. Commenting: None d. Written testimony: Amanda McNutt: Asking for condition#5 to be struck from the record. e. Staff presenting application: Nick Napoli f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. The applicant requests condition#5 for cross access be removed from the staff report. 3. Key issue(s)of discussion by City Council: a. The City Council discussed the cross access condition and determined cross access is not needed at this location. 4. City Council change(s)to Commission recommendation: a. Remove condition#5: Use a shared access point between the Costco Fuel Station and Lot 4, Block 1 off E. Tower Lane as depicted on the CZC for Costco A-2025-0078. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH-H-2025-0041) -23- EXHIBITS A. Project Area Maps (link to Project Overview) 1. Aerial V11. Legend k Project Location _ Area of Impact OAnalysis N;x, i � 7 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH—H-2025-0041) -24- 2. Zoning Map Legend ® Project Location Area of Impact RI , O Analysis TN-R R-2 R-8 RUT R-4 R-2-R--12 R-8 i R-15 i R-15 UEC-C R-6 RR C-G RUT C-2 p R-a 3. Future Land Use Legend ®® Project Location m - Area of Impact O Analysis J ® Medium Density Residential .......... High LB Density 1 09 Residential MU-RG t— MU-C EREH 1 H Med-High Density Residential Low Density Residential E � FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH—H-2025-0041) -25- 4. Planned Development Map Legend i ® Project Location _ .r Area of Impact 1 ® v City Limits Planned Parcels �� 1 1 _ O Analysis r ' IMP 1� 1 77T I 1 1 1 I' 1 1 1 1 -- L 1 1 IID l-� ------1WT�7 1 1 ITIUEH 1 I ` 1 i 1 1 1 _ �1--------- FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH—H-2025-0041) -26- B. Subject Site Photos FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH-H-2025-0041) -27- C. Service Accessibility Report PARCEL S1406223020 SERVICEACCESSIBILITY Overall Score: 19 6th Percentile Location In City Limits GREEN F Extension Sewer Trunkshed rnains < 500 f.from parcel GREEN Floodplain Either not within the 100 yr floodplair.o• _ __~__ GREEN Emergency Services Fire Response time < 5 min. GREEN Emergency Services Police Not enough data to report average response time RED Pathways Within 1/4 mile of future pathways -E--O'N Transit Not within 1/4 of current or future transit route RED Arterial Road Buildout Status Ultimate configuration(#of lanes in master streets YELLOW plan) > existing (#of lanes) &road IS in 5 yr work plan School Walking Proximity Not within 1 mile walking RED School Drivability Not within 2 miles driving of existing or futures€hool RED Park Walkability No park within walking distance by park type RED FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH—H-2025-0041) -28- FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH-H-2025-0041) -29- D. Landscape Plan(date: 8/27/2025) ZENITH SUBDIVISION PRELIMINARY PUTT pp MERIDVW,IDAHO kl� �a r - -- ---- a mrlmuuX a�^-^"-- ok Q 0 ice^ � 1 [��•enn' ...---� I m LAND-WME COVER E ,,-�W.e � IEXRH SI1B[N4610X ok.m - IP110-- FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH—H-2025-0041) -30- - c •xv=aaaawa..:s.e:srd I i •�•sieKs;�x•ux�•-•. r qua west L.-02.s, i I ----------- �• xExnN weorwsnr yam.•-.�. ; _ Mcwoux,io LANI)KAPE PE14H - - --�- � — Y IAI20 MEME '71 in'a" :�. :e T .� —.m Mir � MEN 03: I I — all - i �;. ---�---- •'- xEHm orinsnr we —I �nioiar+,io lam. �1 L1lN�5CRPE PU4N PP110 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH-H-2025-0041) -31- E. Preliminary Plat(date: 9/18/2025) FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH-H-2025-0041) -32- ZENITH SUBDIVISION PRELIMINARY PLAT A PARCEL OF LAND BEING A PORTION OF tOTA OF SECTION 6, TO.NS111P 2 NORTH,RANGE 1 EAST,BOISE MERIDIAN,CTCr OF MERIDIAN, ADA COUNTY,IDAHO ----- I 'I o ❑ v � w .�� Qr.. i — v II I I I � II I 411' '-__.-- I I uHrmsuwlvlslon w� E I rnDuolAal.Io MATCH LINE SEE BELOW RIGHT �S I a 7. a .o ! o EL>I L f Al ' I MATCH LINE- SEE ABOVE LEFT L C P�/V4�,1�!l��ilwff�T�,�SiLTr• IEH HH - - ai>t ME NDIAN,ID SH901VISIOH km FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH—H-2025-0041) —33— F. Conceptual Building Elevations i y FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH-H-2025-0041) -34- G. Street Section Exhibit �A6. - o as G rr wns.w mux.FMJ1 0 xo smr w.rc woort ,n w G o� � mP•�'� ar n r r.A m��iw r�.rx � aowrcMo w+ares PRIVATE STREET SECTION A (S. MOMENTUM LN., E.TOWER LN.J_ SCALf-NTS km� 3mm EXL0 i s F 9 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(APEX ZENITH—H-2025-0041) -35- Findings of Fact, Conclusions of Law for Apex Cadence H-2024-0061 by Brighton Corporation Added to Agenda CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAWC��(IEFI AND DECISION& ORDER In the Matter of the Request for Modification to the Existing Development Agreement(Inst.#2020- 178120)to Replace it with a New Agreement for the Subject Property and to Include Specific Design Requirements; Annexation of 0.86 Acres of Land with an R-15 Zoning District; De- annexation of 0.52 Acres of Land from the City to Ada County; Rezone of 56.11 Acres of Land from the R-8 to the R-15 Zoning District; Preliminary Plat Consisting of 228 Single-family Residential Building Lots,41 Common Lots and 16 Other Lots on 51.5 Acres of Land in the Proposed R-15 District with Private Streets in the Gated Portion of the Development; and Planned Unit Development with a Request for Deviation to Certain Building Setbacks and to Allow More than 100 Dwelling Units in a Gated Community for Apex Cadence,by Brighton Corporation. Case No(s). H-2024-0061 For the City Council Hearing Date of: December 16,2025(Findings on January 6,2026) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of December 16, 2025, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of December 16,2025, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of December 16, 2025, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of December 16,2025,incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67, Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019,Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR APEX CADENCE H-2025-0061 - 1 - 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of December 16, 2025, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for a development agreement modification, annexation, de-annexation, rezone,preliminary plat and planned unit development, is hereby approved per the provisions in the Staff Report for the hearing date of December 16,2025, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat,combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-6B-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments,if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC 11-613-713). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years.Additional time extensions up to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again (UDC 11- 613-7C). Notice of Planned Unit Development Duration Please take notice that the conditional use permit(planned unit development),when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval,and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR APEX CADENCE H-2025-0061 -2- signed by the City Engineer within this two(2)year period. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-513-6.G.1,the Director may authorize a single extension of the time to commence the use not to exceed one (1)two(2)year period.Additional time extensions up to two (2)years as determined and approved by the City Council may be granted.With all extensions,the Director or City Council may require the conditional use comply with the current provisions of Meridian City Code Title 11(UDC 11-5B-6F). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s)and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of December 16, 2025 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR APEX CADENCE H-2025-0061 -3- By action of the City Council at its regular meeting held on the day of , 2026. COUNCIL PRESIDENT LUKE CAVENER VOTED COUNCIL VICE PRESIDENT LIZ STRADER VOTED COUNCIL MEMBER DOUG TAYLOR VOTED COUNCIL MEMBER JOHN OVERTON VOTED COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED COUNCIL MEMBER BRIAN WHITLOCK VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. Simison Attest: Chris Johnson City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Dated: City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR APEX CADENCE H-2025-0061 -4- EXHIBIT A COMMUNITY DEVELOPMENT �E DEPARTMENT REPORT REPORT �✓ �r HEARING 12/16/2025 -'Jm -I '00 DATE: " TO: Mayor& City Council ---- FROM: Sonya Allen,Associate Planner 208-884-5533 sallen@meridiancity.org APPLICANT: Brighton Corporation SUBJECT: H-2024-0061; A-2025-0168 Apex Cadence(aka Pinnacle)—ALT, Legend MDA,PUD,PP,RZ, PS Project Location Area of Impact LOCATION: 6575 S. Locust Grove Rd.,in the NE 1/4 4= City Limits e of Section 6,T.2N.,R.IE. (Parcel O Analysis #S 1406110355 &a portion of #S1406110016) I. PROJECT OVERVIEW A. Summary The Applicant has submitted the following applications: • Modification to the existing development agreement(Inst. #2020-178120)to replace it with a new agreement for the subject property and to include specific design requirements; • Annexation of 0.86 acres of land with an R-15 zoning district; • De-annexation of 0.52 acres of land from the City to Ada County; • Rezone of 56.11-acres of land from the R-8 to the R-15 zoning district; • Preliminary Plat consisting of 228 single-family residential building lots,41 common lots and 16 other lots on 51.5-acres of land in the proposed R-15 district with private streets in the gated portion of the development; and • Planned Unit Development with a request for deviation to certain building setbacks and to allow more than 100 dwelling units in a gated community. • Alternative compliance to UDC 11-6C-3D.1 to allow four(4)lots(i.e. Lots 260-263. Block 1) on one(1) side of the common driveway due to constraints associated with the Rawson Canal. NOTE: The staff report has been updated in strike-through and underline format, including revised exhibits,that reflect the changes since the Commission hearing. B. Issues/Waivers The Applicant requests the following approvals from City Council: City of Meridian I Department Report 1. Project Overview • Approval of a private street(i.e. E. Bingley Ln.)connection to an arterial street(i.e. S. Locust Grove Rd.). UDC 11-3F-4B.2 prohibits private street connections to an arterial street, unless otherwise allowed by the decision-making body as part of a concurrent hearing level application and approved by the transportation authority. • Approval to exceed the maximum block face standard in UDC 11-6C-3F of 1,000 feet with a pedestrian connection for Block 1, a portion of which lies along the Rawson Canal. C. Recommendation Staff: Approval per the conditions noted in Section IV below. Commission: Approval with no changes D. Decision Council: Pending II. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Agricultural - Proposed Land Use(s) Single-family residential detached&attached dwellings - Existing Zoning R-8 (Medium-density residential) VII.A.2 Proposed Zoning R-15 (Medium high-density residential) Adopted FLUM Designation Medium Density Residential(MDR);Medium-High VII.A.3 Density Residential(MHDR);Mixed-Use Community (MU-C) Table 2:Process Facts Description Details Preapplication Meeting date 9/23/2024 Neighborhood Meeting 9/6/2024 Site posting date 12/3/2025 Table 3: Community Metrics Agency/ Description/Issue Reference Element Ada County Highway District • Comments Yes - Received • Commission No - Action Required • Access S.Locust Grove Rd. and E.Via Roberto St. - • Traffic Better than"E" - Level of Service _JA TIS Required No ITD Comments Yes Received AM Meridian Public Works Wastewater City of Meridian I Department Report II. Community Metrics • Distance to Available at site Mainline • Impacts or See Public Works' site-specific conditions Concerns Meridian Public Works Water • Distance to Available at site Mainline • Impacts or Each phase of development will need to be modeled to verify minimum fire flow Concerns pressure is maintained. See Public Works' site specific conditions. School See comments in the public record District(s) Capacity& School Boundary Areas 24-25'Enrollment Architectural Program - Number of Capacity Capacity Students Mary McPherson Elementary 495 675 550 Enrolled Victory Middle 1075 1000 Mountain View High 2475 2175 - Note: See section IV. City/Agency Comments&Conditions for comments received. Raure 1: One-Mile Radius Existing Condition Metrics Reference Parcel;S140 6 110 355 I Date Retrieved:2025 13 113 Parcel C at1 i7t Parcel Acreage Infill Indicator; 297 812 Surrounding Area 40 Not City ® City Limits ■ Not City Household Change Household&Population Growth Households O2020 Population Change:93.2°#0 Population ■6rowth (Household and Population Change since 2010 Decennial) 1,000 2,000 3,000 Use Types Residential Addresses All Addresses ■ Single-family p� 296� ® Multi-family 100% ® Commercial 0 Preliminary Plats(last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved Approved 4 0.5 1 0 0.5 1 Single-family ® Multi-family City of Meridian I Department Report II. Community Metrics 2.00 500 Single-family N Residential 1.50 Parcel diversity w 100 65 13 Parcel Count 0.50 0• 51 m 0 Average Acres 0.00 L5 11 d a R-2 R-4 R-8 R-15 Average Single-family Density by Zoning Average u 10_00 0 Residential Net Density y sr} C 0 5.55 � 5.00 ��� 1.54 19 L93 0.00 Dwelling Units f Acme R-2 R-4 R-E R-15 Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 2: ACHD Summary Metrics 1. Capital Improvements Plan(CIP)!Integrated Five Year Work Plan (IFYWP): • Amity Road is scheduled in the IFYWP to be widened to 5-lanes from SH-69(Meridian Road) to Locust Grove Road with a design year and construction year yet to be determined. • The intersection of Amity Road and Locust Grove Road is scheduled in the IFYWP to be constructed as a multi-lane roundabout with 2-lanes an the north leg,2-lanes on the south, 4- lanes east, and 4-lanes on the west leg with a design year of 2023-2024, a right-of-way year of 2029-2030,and a construction year yet to be determined. • Amity Road is listed in the C I P to be widened to 5-lanes from Locust Grave Road to Eagle Road between 2031 and 2035. Locust Grove Road is listed in the G113 to be widened to 3-lanes from Amity Road to Victory Read between 203E and 2040. • Locust Grove Road is listed in the CIP to be widened to 3-lanes from Lake Hazel Road to Amity Road between 2036 and 2040. Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service Locust Grove Road 1,924-feet Minor Arterial 284 Better than"E" Lake Hazel Road 0-feet Minor Arterial 167 Better than"E" 'Acceptable level of service for a two-lane minor arterial is"E'(575 VPH). 'Acceptable level of service for a three-lane minor arterial is"E"(720 VPH). 'Acceptable level of service for a five-lane minor arterial is"E"(1,540 VPH). 2. Average Daily Traffic Count(VVT) Average daily traffic counts are based on ACHO's most current traffic counts_ The average daily traffic count for Locust Grove Road south of Lake Hazel Road was 3,152 on June 6,2024. • The average daily traffic count for Lake Hazel Road east of SH-69 was 3,747 on June 12, 2018. Updated traffic counts for Lake Hazel Road are not available due to roadway construction in the vicinity of the site. Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics Figure 3: Service Impact Summary Service I rnpact Tools Ready I i— Marginal Caution IRO 4� Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview Development Agreement Modification: A modification to the existing Development Agreement (DA) (Inst. #2020-178120)is proposed to replace it with a new agreement for the subject property and to include specific design requirements.A legal description for the boundary of the new DA is included in Section VII.E below. The conceptual development plan included in the existing DA and shown below in Section VII.C, did not include a development plan for this portion of the property—this area was depicted as "future development". The DA requires a modification to the agreement prior to development of the Mixed Use—Community(MU-C) designated areas to include a conceptual development plan that demonstrates consistency with the general guidelines for Mixed Use developments and specifically the MU-C designation. A concept development plan is proposed for the subject property,included below in Section VI1.13,that demonstrates how the subject property is proposed to develop with a mix of single- family residential detached and attached homes and collector streets. Approximately 40.5-acres of the property is designated Medium Density Residential(MDR)with the 10.9-acres at the northeast corner designated MU-C on the Future Land Use Map(FLUM) contained in the Comprehensive Plan. The MDR designation allows residential development at a gross density of 3 to 8 dwelling units per acre. The MU-C designation allows a mix of community-serving uses and dwellings that are integrated within the overall area. Residential uses are expected to comprise between 20% and 50%of the development area with gross densities ranging from 6 to 15 units per acre of the residential area. Supportive and proportional public and/or quasi-public spaces and places should comprise a minimum of 5%of the development area. The gross density of the residential area within the MU-C designated area is approximately 6 units per acre and the residential area within the MDR designated area is approximately 4.1 units per acre,which is consistent with the desired density in both designations; no community-serving uses are proposed on the subject property. There is approximately 130 acres of MU-C designated land centered at the Locust Grove/Lake Hazel intersection area. The northwest, southwest and southeast corners comprising about 97.5 acres of the area, are either developed or have planned future uses. Of that area, about 46.8 acres will be non-residential uses and includes an existing school—it is unknown how the 2.6 acre site shown as"NAP"on the map below will develop but commercial is likely—if it develops with commercial uses, a total of 49.4 acres of non-residential uses will be provided within these areas, City of Meridian I Department Report III. Staff Analysis which is about 50%of the MU-C designated land area. This leaves about 33 acres on the northeast corner yet to develop,which is zoned C-C and R-15 and will likely develop with a mix of residential and commercial uses. i Mixed Use community Furu►le FLUM rrfi aIEVELD IEW y f Designated Area k l i f.,IT Aly - _.T. DEVE;I. 'I 1 Existing and FrPot�gE oN 1 ��" proposed i commercial I NAP E The following provisions contained in the DA are applicable to this site: (Staffs comments in italics) • Future preliminary plats shall include collector streets consistent with those shown on the Master Street Map(MSM),as required by Ada County Highway District; Future collector streets are designated on the MSM adjacent to the northern boundary of the proposed preliminary plat along the west side of the rezone area in alignment with S. Apex Ave. to the north and E. Tower St. to the east and should be included in a future subdivision of the property to the north as a provision of the new DA. The conceptual developmentplan submitted with this application, included below in Section VII.C, depicts the collector streets,however, at least half+12'(or as otherwise required by ACHD) of the north/south collector street along the west boundary should be located on the property to the north instead of on the adjacent property to the west and should align with S.Apex Ave. on the north side of E.Lake Hazel Rd.;and the east/west collector street should stub to the Murgoitio property in alignment with E. Tower St. on the east side of S.Locust Grove Rd. . This has been undated by the applicant and included as an exhibit below. • Prior to development of the Mixed Use—Community(MU-C) designated areas shown on the Master Plan as"future development,"the Development Agreement shall be amended to include a conceptual development plan that demonstrates consistency with the general City of Meridian I Department Report III. Staff Analysis guidelines for Mixed Use developments and specifically the MU-C designation(see pgs. 3-13 and 3-15 thru 3-16). As noted above, a mix of single family residential uses, detached and attached units with some alley-loaded units, are proposed in the northern MU-C designated portion of this site with a gross density of 6 units/acre, which is consistent with the desired density of 6 to 15 units per acre. However, the proposed development isn't consistent with other design elements of the MU-C designation that pertain to integration of uses and vehicular interconnectivity between developments due to the orientation of the proposed development in relation to the future non-residential uses to the north and the gated development, which restricts access and hinders integration of uses as desired in MU-C designated areas. The City Council should determine if the proposed development plan should be modified to be more consistent with the general mixed use and MU-C development guidelines in the Comprehensive Plan as required by the DA. • The rear and/or side of structures on lots that face E. Lake Hazel Rd. and S. Locust Grove Road, arterial streets, and S. Vertex Way,E. Tower St.,E. Crescendo St., S.Apex Ave. and E. Via Roberto St.,collector streets, shall incorporate articulation through changes in two or more of the following: modulation(e.g.projections,recesses, step-backs,pop- outs),bays,banding,porches,balconies,material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement; This provision should be carried over to the new DA for homes on lots that face S. Locust Grove Rd. and E. Via Roberto St. • All future development, except for single-family detached dwellings, is required to comply with the design standards listed in the Architectural Standards Manual; This provision should be carried over to the new DA. • The Murgoitio property(Parcel#S 1406110110) located southwest of the E. Lake Hazel/S. Locust Grove Road intersection shall be included in a future subdivision of the surrounding property(Parcel#S 1406110350 or#S 1406110015)in order to establish a legal division of land. Or, if a parcel division was approved by Ada County for the current configuration of the property,proof of such shall be submitted to the Planning Division with a future subdivision application for the surrounding property. The property configuration in this area has changed since the previous development application and the parcel numbers are no longer the same except for Parcel #51406110110. Staff recommends a new DA provision is added for the northern rezone portion of the property not included in the subject plat(Parcel#S1406110016), to be included in a subsequent plat that includes the Murgoitio parcel(#51406110110)to establish a legal division of land for development purposes. • Multi-use pathways shall be provided with development as required by the Park's Department in accord with the Pathways Master Plan. The proposed development includes multi-use pathway as required by the Park's Dept. in accord with the Pathways Master Plan. Rezone: A rezone of 56.11-acres of land is proposed from the R-8 to the R-15 zoning district for the development of a mix of single-family detached and attached(aka paired) dwellings. Annexation: A narrow strip of land approximately 25 feet in width consisting of 0.86 acres exists along the west side of the Rawson Canal along the west boundary of the property that was inadvertently not included in the original annexation legal description. Because this area is part of City of Meridian I Department Report III. Staff Analysis the legal parcel,it needs to be annexed. Therefore, annexation is requested with R-15 zoning consistent with the proposed rezone of the rest of the parcel. De-Annexation: There is a narrow strip of land to the south of the Rawson Canal along the west boundary of the site and the adjacent property to the south(S 1406417700 Murgoitio)that was inadvertently included in the original annexation. This area was previously included in a Record of Survey(ROS)to adjust the property line between the two properties and the abutting property to the west(S 1406131700 Bruno)but was never recorded so it's still part of the original parcels. Before a new property boundary adjustment/ROS can be approved and recorded between the properties to rectify the issue,the property needs to be in the County. Therefore,de-annexation of 0.52 acres of land from the City to Ada County is proposed. Per the County,once the City records the ordinance to de-annex the property,the County will initiate a rezone application,with the County as the Applicant,to apply an equivalent County zoning designation(see ACC 8-1-6). This will follow the standard process—Planning and Zoning Commission recommendation followed by a Board of County Commissioners decision—which typically takes 2-3 months. Preliminary Plat: A preliminary plat is proposed consisting of 228 building lots for single- family residential dwellings,41 common lots and 16 other lots on 51.5-acres of land in the proposed R-15 district with private streets in the gated portion of the development. The plat is proposed to develop in five(5)phases as shown on the phasing plan below in SectionVII.G. The minimum residential lot size in the gated portion of the development(i.e. "Cadence")is 3,738 square feet(s.f.)with an average lot size of 4,665 s.f.; the gross density is 4.60 units/acre with a net density of 9.34 units/acre. The minimum residential lot size in the non-gated portion of the development,which consists of 16 homes, is 6,600 s.f. with an average lot size of 7,233 s.f.; the gross density is 2.78 units/acre with a net density of 5.65 units/acre. The overall gross density is 4.43 units/acre with a net density of 8.99 units/acre.Where attached dwellings are proposed to span over the shared property line,zero setbacks should be depicted on the plat. To ensure the property included in the preliminary plat is a legal parcel for development, Staff recommends a condition of approval is included that requires the property boundary adjustment referenced above under"De-Annexation"to be approved by the County and the ROS recorded prior to submittal of the first phase final plat application for the development; proof of such should be submitted to the Planning Division. Planned Unit Development(PUD): A PUD is proposed for a(mostly)gated residential development consisting of a mix of single-family attached(aka"Paired Cadence")and detached ("Carriage Lane"and"Conventional")homes, front-loaded and alley-loaded,with a variety of lot sizes, setbacks and home designs at an overall net density of 9.34 units/acre. Except for the 16 homes at the southwest corner of the development,which have public street access,the other 212 homes are accessed via private streets with alleys and common driveways off the private streets. The gated portion of the development will be restricted to residents 55 years of age and older. The clubhouse and sports courts will be tailored to the residents of the community. The PUD includes requests for deviations from certain UDC standards,as follows: • The UDC(11-3F-4A.4b)restricts gated developments to no more than 100 dwelling units; a greater number of units may be approved with a PUD. A total of 212 dwelling units are proposed; and • A reduction in the(local) street setback to living area from 10-feet to 5-feet is proposed for alley-loaded(aka Carriage Lane)units. City of Meridian I Department Report 111. Staff Analysis Home Type Street Setback to Street Interior Rear Living Area Setback to Side Garage Carriage Lane,Alley Loaded Alley-5 ft 5 ft 3 it Alley—N/A,see (Age Restricted)** Local-5 ft(10 ft) street setback Paired Cadence, Front Loaded 10 ft 20 ft 3 tt 12 ft (Age Restricted)` Conventional,Front Loaded 10 ft 20 ft 3 tt 12 ft (NOT Age Restricted NEW *Proposed Setback(Standard Setback in the R-15 Zone) **"Carriage Lane"is Brighton's term for"alley loaded"homes. `"Paired Cadence"is Brighton's term far"duplex"style,age restricted,homes."Street Setback"shall only refer to a setback directly adjacent to right-of-way.When a common lot is adjacent to a lot"Interior Side"setback shall be used to determine the setback. I I I 1' I .i N� o I ti TT__ __ I Table 4:Pro*ect Overview Description Details History ROS#3952(1997—Parcel#S1406110355 was created by this ROS for a one-time division of land in Ada County—property status report#97054- ZCA);H-2015-0019(South Meridian AZ—Brighton Investments,LLC— DA Inst.#2016-007072);H-2020-0066(DA Inst.#2020-178120 Apex— this DA replaced the previous DA) Phasing Plan 5 phases Residential Units 228 single-family home Open Space 9.75-acres(or 18.94%) Amenities Bocce ball and pickleball courts,clubhouse Physical Features The Rawson Canal runs along the west boundary of site and the Watkins Drain bisects the site north/south Acreage 56.11-acres(RZ); 51.5-acres(PP) Lots 228 single-family residential building lots,41 common lots& 16 other lots City of Meridian Department Report III. Staff Analysis Description Details Density 2.78 units/acre(gross);5.65-acres(net) B. History This property was originally annexed with a Development Agreement(DA) (Inst. #2016-007072) as part of the larger South Meridian annexation in 2015 and assigned a"placeholder"zoning district of R-4. Any future development required an amendment to the DA to approve a proposed development plan. The DA was amended in 2020(Inst. #2020-178120—Apex H-2020-0066)and the property was rezoned to R-8 but a development plan was not submitted at that time for this portion of the overall property. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): None 2. Proposed Use Analysis (UDC 11-2): Single-family detached and attached dwellings are listed as principal permitted uses in the R- 15 zoning district in UDC Table 11-2A-2. 3. Dimensional Standards (UDC 11-2): See UDC Table 11-2A-7. As noted above, a reduction in the street setback to living area from 10-feet to 5-feet is proposed with the PUD from the local(private) street for single- family detached alley-loaded(aka Carriage Lane)units. Zero(0) setbacks should be depicted on the final plat on lot lines where attached units are proposed. 4. Planned Unit Developments (UDC 11-7): As set forth in UDC 11-7-1,the purpose of the PUD requirements is to provide an opportunity for exemplary site development that meets the following objectives: 1. Preserves natural, scenic and historic features of major importance; 2. Allows for innovative design that creates visually pleasing and cohesive patterns of development(including,but not limited to,residential development at densities greater than eight(8)units per acre where design guidelines are in place for development and where garage doors are generally not fronting the street); and 3. Creates functionally integrated development that allows for a more efficient and cost- effective provision of public services. Staff is unaware of any natural, scenic or historic features of major importance that may exist on this site. The proposed development generally allows for innovative design that creates visually pleasing and cohesive patterns of development—garage doors don't front the street on interior lots where alley-loaded(Carriage Lane)units are proposed—the remainder of the development does have garage doors fronting the street. Pathway connectivity is proposed within the development and to adjacent properties;however,vehicular connectivity is not proposed with the future mixed-use area to the north or the conventional homes proposed at the southwest corner of the development as the 55+portion of the development(i.e. Carriage Lane and Paired Cadence)is proposed to be gated off.Because the development is proposed to be gated,the rear of structures are oriented toward the MU-C area, and there is no vehicular interconnectivity,it is not functionally integrated with the MU-C designated area to the north as desired. City of Meridian I Department Report 11I. Staff Analysis As set forth in UDC 11-7-4,the Council may approve PUD's upon recommendation by the Commission, in accord with the standards for general use,private open space,residential use and infill planned developments, as follows: General use standards: • Deviations from underlying district requirements: Deviations from the development standards and/or area requirements of the district in accord with UDC 11-2, "district regulations",may be approved. The following deviations are proposed: o A reduction in the street setback to living area from 10-feet to 5-feet for alley-loaded(Carriage Lane)units from the local(private) street is requested. o Allowance for 212 dwelling units in a gated development,which is otherwise restricted to 100 dwelling units per UDC 11-3F-4A.4b but a greater number may be approved with a PUD; and • Allowed uses: Applicant may request that specific conditional or accessory use(s) allowed in the district be allowed as principal permitted use(s). No such uses are requested as principal permitted uses. • Interconnected uses: The uses within the planned unit development are required to be interconnected through a system of roadways and/or pathways as appropriate. The proposed residential uses within the gated portion of the development are interconnected through a system of private streets and pathways. Pathways are proposed for interconnectivity to the conventional homes outside the gated development at the southwest corner of the site and to the future development area to the north; however,vehicular interconnectivity isn't proposed with those areas. • Building clusters: Buildings shall be clustered to preserve scenic or environmentally sensitive areas in the natural state, or to consolidate small open spaces into larger,more usable areas for common use and enjoyment. A large central common open space area is provided with amenities and pathways throughout the development connecting to segments of the City's multi-use pathway system. Several smaller common areas are also proposed. Private open space: In addition to the common open space and site amenity requirements as set forth in chapter 3, "regulations applying to all districts",of this title,a minimum of 80 square feet of private,usable open space shall be provided for each residential unit. This requirement can be satisfied through porches,patios, decks, and enclosed yards. Landscaping, entryway and other accessways do not count toward this requirement. Compliance with this standard is required. Residential use standards: • Multi-family:No multi-family uses are proposed. • Housing types: A variety of housing types shall be included within a single planned development, including attached units (townhouses, duplexes), detached units (patio homes), single-family and multi-family units,regardless of the district classification of the site,provided that the overall density limit of the district is maintained. City of Meridian I Department Report III. Staff Analysis A mix of housing types are proposed consisting of single-family detached and attached units with alley and front-loaded and single-story and 2-story options. • Density bonus:Not applicable Infill planned developments: Not applicable In approving the PUD,the Council may prescribe appropriate conditions,additional conditions,bonds,and safeguards in conformity with the UDC that: 1. Minimize adverse impact of the use on other property. 2. Control the sequence and timing of the use. 3. Control the duration of the use. 4. Assure that the use and the property in which the use is located is maintained properly. 5. Designate the exact location and nature of the use and the property development. 6. Require the provision for on-site or off-site public facilities or services. 7. Require more restrictive standards than those generally required in this title. 8. Require mitigation of adverse impacts of the proposed development upon service delivery by any political subdivision, including school districts,which provides services within the city. The Commission and Council should determine if the proposed development plan meets the objectives of the PUD noted above or if changes should be required to the plan to more closely align with the objectives and standards as well as with the development guidelines in the Comprehensive Plan for mixed use and MU-C development areas.A possible re-design for the northeast corner of the development area (i.e. MU-C designated area) might include public streets with a public access off S. Locust Grove Rd. and to the north for future interconnectivity with an internal local street connection to the gated portion of the development, and reorientation of the residential lots to be more integrated with the future commercial uses in the MU-C area to the north. D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): The proposed single-family attached dwellings are required to comply with the residential design standards listed in the Architectural Standards Manual. Single-family detached dwellings are exempt from these standards. 2. Qualified Open Space&Amenities (Comp Plan, UDC 11-3G): 51.5 Based on 51.5-acres of land in the preliminary plat, a minimum of 15%(or 7.73-acres) qualified open space is required to be provided with development that meets the quality standards listed in UDC 11-3G-3A.2 and the standards for qualified open space listed in UDC 11-3G-3B. The Applicant proposes a total of 9.75-acres(or 18.94%)qualified open space consisting of several open grassy areas exceeding 5,000 square feet in area; linear open space; 50% of the street buffer along S. Locust Grove Rd., an arterial street; 100% of the street buffer along E. Via Roberto St.,a collector street; a protective buffer dedicated for active access along the Rawson Canal; and parkways along local residential streets as shown on the open space exhibit in Section VII.I. When counting buffers along collector and arterial streets,the buffers are required to comply with the enhanced buffer requirements in UDC 11-3G-3B.3.Parkways along local City of Meridian I Department Report III. Staff Analysis residential streets are required to meet the standards listed in UDC 11-3G-3B.4 when counted toward open space; calculations should be included on the landscape plan for the required number of trees within parkways.Protective buffers along open waterways are required to be a minimum of 10-feet between the pathway and the waterway; in order to count this area as qualified open space,the area between the pathway and waterway needs to be widened to 10-feet.If any stormwater detention facilities are proposed,they're required to comply with the standards in UDC 11-3G-3B.S when counted toward open space. A minimum of 10 amenity points are required to be provided based on the area of the development(i.e. 51.5-acres). Site amenities totaling 22 points(pts.)are proposed from the Qualify of Life and Recreation Activity categories as shown on the exhibit in Section VII.J as follows: • Quality of Life: Clubhouse greater than 5,000 square feet in size(6 pts.) • Recreation Activity Area: o Sports courts,paved—(2)pickleball courts(4 pts. each); sports courts,unpaved— (2)bocce ball courts(2 pts. each); 1,5600 Per UDC 11-3G-4D.5,the sports courts are required to include benches for seating. o Multi-use pathways: A 1,560+/- foot long section of the multi-use pathway is proposed along the Rawson Canal(2 pts.)Note:Multi-use pathways are required to be a minimum of 10 feet in width per UDC 11-3A-8—the pathway along the Rawson Canal should be widened from 8 to 10 feet;the micro path connections to the multi-use pathway don't qualify. o Pedestrian circulation system aligned with a linear open space: A total of �5942,429+/-linear feet of pathways are proposed within the development(2 pts.) The proposed common open space and site amenities meet and exceed UDC standards for such. Landscaping is required to be provided in common open space areas in accord with the standards listed in UDC 11-3G-5B and maintained in accord with the standards listed in UDC 11-3G-5C. The proposed development is consistent with Comprehensive Plan Policy#2.02.00,which states,Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. 3. Landscaping (UDC 11-3B): Landscape buffers along streets A 25-foot wide street buffer is required along S. Locust Grove Rd.. an arterial street, and a 20-foot wide street buffer is required along E. Via Roberto St., a collector street, landscaped per the standards listed in UDC 11-3B-7C and the enhanced buffer requirements required for qualified open space listed in UDC 11-3G-3B.3. Street buffers are proposed in excess of the minimum width standards that include 3-foot tall berms. Landscaping is required within parkways in accord with the standards in UDC 11-3A- 17E, 11-3B-7C and 11-3G-3B.4. The landscape plan submitted with the final plat application(s) should comply with the aforementioned standards. City of Meridian I Department Report 111. Staff Analysis Tree preservation There are a few existing trees on the property along the Rawson Canal;include mitigation calculations on the landscape plan in accord with the standards in UDC 11-313-1OC.5, as applicable. Storm integration Stormwater integration is required in accord with the standards listed in UDC 11-3B- 11 C. A Geotechnical Investigation report was submitted with this application and is included in the project file. Pathway landscaping Landscaping is required within minimum 5-foot-wide landscape strips along each side of all pathways in accord with the standards listed in UDC 11-3B-12C.A minimum of one (1)tree is required per 100 linear feet of pathway with shrubs, lawn or other vetitive groundcover along pathways; shrubs should be included in the planter strips/common areas along with vegetative groundcover. 4. Parking (UDC 11-3C): Off-street parking is required to be provided for each dwelling based on the number of bedrooms per unit in accord with the standards for single-family detached and attached dwellings in UDC Table 11-3C-6. 5. Building Elevations (Comp Plan,Architectural Standards Manual): Several conceptual building elevations were submitted for single-story and 2-story detached and attached(aka paired) single-family residential homes,included in Section VIIX below. A variety of materials are proposed including vertical and horizontal lap siding,board and batten siding, fenestration with stone/brick veneer accents in a variety of colors and design elements/features with varying roof profiles and wall modulation that demonstrate the high quality of development proposed. Because the rear and/or sides of homes facing S. Locust Grove Rd. and E. Via Roberto St. will be highly visible,those elevations should incorporate articulation through changes in two or more of the following: modulation(e.g.projections,recesses, step-backs,pop-outs),bays, banding,porches,balconies,material types,or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public streets; single-story homes are exempt from this requirement. All single-family attached structures are subject to the residential design standards in the Architectural Standards Manual(ASM). Staff is of the opinion the proposed conceptual building elevations are in accord with Comprehensive Plan Policy#5.01.02L: "Support beautiful and high-quality development that reinforces neighborhood character and sustainability. 6. Fencing (UDC 11-3A-6, 11-3A-7): All fencing should comply with the standards listed in UDC I I-3A-7A. The landscape plan depicts a mix of 6-foot tall cedar fence and 5-foot tall clear vision metal fence. The developer is responsible for constructing fences abutting pathways and common open space lots to distinguish common from private areas; fencing should be depicted on the landscape plan accordingly. City of Meridian I Department Report III. Staff Analysis 7. Parkways (Comp Plan, UDC 11-3A-17): Parkways shall be constructed in accord with the standards listed in UDC 11-3A-17E. Eight- foot-wide parkways are proposed as required. E. Transportation Analysis A Traffic Impact Study(TIS)was not required by ACHD for this development. Per the ACHD report,this development is estimated to generate 1,065 vehicle trips per day,79 vehicle trips per hour in the PM peak hour. The proposed development meets ACHD policies and level of service planning thresholds. Public transit is not available to this site. The following are ACHD's Planned Improvements for the area: Capital Improvements Plan(GIP)l Intograted Five Year Work Plan (IFYWP); Amity Road is scheduled in the IFYP to be widened to planes from SH-69(Meridian Road) to Locust Grove Road with a design year and construction year yet to be determined_ The intersection of Amity Road and Locust Grove Road is scheduled in the IFYP to be constructed as a multi-lane roundabout with 2-lanes on the north leg, 2-lanes on the south,4- lanes east, and 4-lanes on the west leg with a design year of 2023-2024, a right-of-way year of 2029-2030,and a construction year yet to be determined_ • Amity Road is listed in the CIP to be widened to 5-lanes from Locust Grove Read to Eagle Road between 2031 and 2035. + Locust Grove Road is listed in the CIP to be widened t0 3-lanes from Amity Road to Victory Road between 2036 and 2040. • Locust Grave Road is listed in the GIP to be widened to 3-lanes from Lake Hazel Road to Amity Road between 2036 and 2040. ACHD is requiring Via Roberto St. to be redesigned to include the use of passive design elements (traffic calming). 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): One private street access is proposed via S. Locust Grove Rd., an arterial street; and one private street and one public street access is proposed via E.Via Roberto St.,a collector street.A gated stub street is proposed to the north,which will connect to a fixture collector street.A public stub street is proposed to the west in the un-gated portion of the development for future extension and interconnectivity. Future collector streets are depicted on ACHD's Master Street Map on the property to the north of the proposed subdivision. The concept plan included in the Applicant's narrative and phasing plan doesn't accurately depict the location of the extension of S.Apex Ave. from E. Lake Hazel Rd. on the property to the north and doesn't depict the extension of the collector to the east in alignment with E. Tower St. and therefore, isn't approved. Staff recommends as a provision of the development agreement that these collector streets, or a portion thereof as applicable,are included in a future subdivision of the property to the north. Said collector streets should align with S.Apex Ave.on the north side of E.Lake Hazel Rd. and E.Tower St.on the east side of S.Locust Grove Rd. The eoneept plan should 2. Multiuse Pathways (UDC 11-3A-5): A pedestrian connectivity plan is included below in Section VII.O showing proposed pathways within the development. A minimum 10-foot-wide multi-use pathway is required along the Rawson Canal and E. Via Roberto Ln. in accord with the Pathways Master Plan. The proposed 8-foot-wide pathway along the canal should be widened to 10-feet and Staff recommends it be constructed in City of Meridian I Department Report III. Staff Analysis its entirety with the second phase of development—the phasing plan should be revised accordingly prior to the City Council hearing. Staff recommends the pathway is extended to the north boundary through the common area for pedestrian interconnectivity with the future mixed-use development.The pathway should be designed and constructed consistent with the guidelines contained in Chapter 3 of the Pathways Master Plan. A revised pedestrian eonneetivity plan should be submitted pr-io-r to the City Couneil hearing that ineor-por-ates these ehanges. A 14-foot-wide public use easement is required for the multi-use pathway along the Rawson Canal on Lots 88 and 276,Block 1 outside of the irrigation easement unless permission is specifically obtained from the governing irrigation district; include the recorded instrument number of the easement on the plat.If the pathway along E.Via Roberto St.isn't located entirely within the right-of-way, a public use easement will also be required for that pathway. 3. Pathways (Comp Plan, UDC 11-3A-8): Internal pathways are proposed through common open space areas as depicted on the landscape plan. The pathways should comply with the standards listed in UDC 11-3A-8. 4. Sidewalks (UDC 11-3A-17): Sidewalks are required with development in accord with the standards listed in UDC 11-3A- 17. Detached 5-foot-wide sidewalks are proposed along all internal private and public streets. A 10-foot-wide detached sidewalk is proposed along E.Via Roberto St.; a 10-foot-wide detached sidewalk should also be provided along S.Locust Grove Rd. as requested by the Parks' Dept.—the landscape plan and pedestrian connectivity plan should be revised accordingly.Additionally,for pedestrian safety and safe access to schools, Staff recommends the sidewalks along Locust Grove and Via Roberts are constructed in their entirety with the first phase of development; the phasing plan should be revised accordingly prior to the City Council hearing. 5. Private Streets (UDC 11-3F-4): Private streets serving single-family developments may be permitted at the discretion of the decision-making body in cases where the project qualifies as a planned unit development and where compliance with public safety and access requirements can be demonstrated. Private streets are required to comply with the standards in UDC 11-3F-4. Private streets are proposed for access to the single-family dwellings(i.e. Carriage Lane and Paired Cadence)in the gated portion of the development. The UDC (11-3F-4B.4b)restricts gated developments to no more than 100 dwelling units; a greater number of units may be approved with a PUD. As allowed with a PUD,the Applicant requests a total of 212 dwelling units are allowed within the gated portion of the development. The proposed gates shall not prohibit pedestrian and bicycle access to and through the development. Access to the gates are required to be provided for emergency vehicles as determined and approved by the Fire Dept. and Public Works Dept. To allow sufficient vehicle stacking and turn-around distance,the gate shall be located a minimum of fifty(50) feet back from the ultimate edge of right-of-way to the connecting public street and include a dedicated paved vehicle turnaround area. There is 190-feet between the entrance and the gate,which will allow approximately 10 cars to stack,based on 19' for each car, if needed without impacting Locust Grove Rd. The private streets should be constructed on a single platted lot that provides access to all properties served by such private streets. Private streets are required to connect to a local or collector street; connection to an arterial street is prohibited unless otherwise allowed by the City of Meridian I Department Report 111. Staff Analysis decision-making body as part of a concurrent hearing level application and approved by the transportation authority. Two(2)of the proposed private street connections are to collector streets(E.Via Roberto St. &future street to the north) and one(1) is to an arterial street(i.e. S. Locust Grove Rd.). ACHD is in support of the connection to Locust Grove if approved by the City. Approval from City Council is needed for the private street connection(E. Bingley Ln.)to an arterial street(S.Locust Grove Rd.). All private streets will have parking on one(1) side of the street. The Fire Marshall has determined the proposed private streets have sufficient maneuvering area for emergency vehicles. UDC 11-3F-4B.7 states, "The overall street network within the surrounding area shall allow for properties to connect at regular intervals in order to promote connected neighborhoods and traffic flow within the mile section."The proposed private streets prohibit neighborhood connectivity,especially within the mixed use designated area. Private streets are required to be constructed in accord with the roadway and storm drainage standards of the transportation authority or as approved by the City of Meridian based on plans submitted by a certified engineer.Twenty-six(26+)foot wide private streets are proposed,which comply with the street width standard. All drive aisles are required to be posted as fire lanes with no parking allowed; the curb is also required to be painted red,unless parking is allowed on one or both sides of the street per UDC 11-3F-4C.2. Upon review and approval by the Director subject to any applicable conditions of approval and the regulations of Chapter 5,the applicant shall have two(2)years to complete the tasks listed in UDC 11-3F-3B.Proof of such shall be submitted to the Planning division within that time period. 6. Subdivision Regulations (UDC 11-6): Common driveways Common driveways are required to comply with the standards listed in UDC 11-6C-3D. Six(6) common driveways are proposed off private streets within the development. The UDC(11-3F-4B.6) doesn't allow common driveways off a private street unless the street section allows for parking on at least one side of the street or the development has designated adequate guest parking dispersed throughout, as determined by the Director. All street sections allow parking on one side of the street. A total of 34 parking spaces are provided around the central common area where the clubhouse is located that could be used for guest parking,which the Director has determined is adequate. UDC 11-6C-3D.1 states that in no case shall more than three(3)dwelling units be located on one(1)side of the common driveway. There are four(4)lots proposed on one side of the driveway on Lots 260-263.One of these lots should be removed to comply with the standard. The Applicant submitted a request for alternative compliance to UDC 11-6C-3D.1 to allow four(4)lots (i.e. Lots 260-263, Block 1) on one(1) side o the common driveway due to constraints associated with the Rawson Canal and the provision of additional open space in that area. Common driveway exhibits are included below in Section VII.H. Staff recommends the following r-eAsions to the exhibits prior-to the City Couneil hear-ing: NOTE: Staff added these as conditions in section IV.below. • A 20-foot wide area shall be depicted on the lots at the end of the common driveways across the front of the lots for a turnaround area with a 20-foot City of Meridian I Department Report 111. Staff Analysis setback from that area to the face of garage and 10-foot setback to living area; • The exhibit showing Lot 24,Block 1 shall depict a minimum 12-foot rear setback across the entire width of the lot; and • The note stating an adjaeent lot ,onsible for-installing and maintaining landseape and irrigation the Peo-mmon areas adjacent to the eommon driveway shall be removed the develop foF i� • inelude the small triangle areas between the eommon dr-iveways and adjaeent building lots in the adjaeent building lots; revise the plat aecor-dingly.Provide a 28 foot inside and 48 foot outside turning radius in uEE9r�r a=:rrth UDC 11�-v 6C c A note should be included on the final plat that grants a perpetual ingress/egress easement over lots where common driveways are proposed for access to the lots served by the common driveways. The note should include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment in accord with UDC 11-6C-3D.8. Alleys Alleys are required to comply with the standards in UDC 11-6C-3B.5. The proposed 20- foot-wide alley street sections depicted on the plat comply with these standards. A turning radius exhibit was submitted that demonstrates the entrance to the alleys from the private streets provide a minimum 28-foot inside and 48-foot outside turning radius as required by the Fire Dept.Wayfinding address signage should be provided at the private street for homes accessed via alleys that don't have frontage on a named street(i.e.Lots 96,97,99-103,Block 1 and Lots 224-231,Block 1). Block face Block faces are limited to 750 feet in length in residential districts; if a pedestrian connection is provided,the block face can extend up to 1,000 feet in length. Council may approve a block face up to 1,200 feet in length where block design is constrained by certain site conditions that include a large waterway and/or a large irrigation facility. In no case shall a block face exceed 1,200 feet unless waived by City Council.Where appropriate and as set forth in UDC 11-6C-3F.3,traffic calming may be required for blocks in excess of 1,000 feet. Approximately 1,070 feet of the 1,500 foot face of Block 1 abuts the Rawson Canal, the remainder abuts another block south of the canal. City Council approval of the block face is required; otherwise,the block face should be revised to comply with the standard.The other block faces within the development comply with the block face standards. If Council approves the proposed block face, Staff recommends Council require passive design elements(not speed humps,valley gutters, stop signs or cross drains)to slow traffic for safety purposes. F. Services Analysis See Service Accessibility Report in Section VII.B below. 1. Waterways (Comp Plan, UDC 11-3A-6): All waterways, except natural waterways,are required to be piped unless used as a water amenity or linear open space, in which case they may be left open as set forth in UDC I I-3A- 6. City of Meridian I Department Report III. Staff Analysis The Rawson Canal lies along the west boundary of the site within an 80-foot wide U.S. Bureau of Reclamation easement,40-feet each side of centerline,per the Boise Project Board of Control's letter and as depicted on the plat. The canal is proposed to remain open as linear open space with a segment of the multi-use pathway system alongside. The Boise Project Board of Control is contracted to operate and maintain this canal and prohibits encroachments of any kind within the easement, including landscaping,pathways,fencing,etc.,only gravel is allowed. The Watkins Drain bisects this site north/south and is being relocated along the Rawson Canal and will either be piped or remain open per the preliminary engineering plans; the easement should be depicted on the plat. 2. Pressurized Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided in each development as set forth in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in accord with the adopted standards, specifications and ordinances; design and construction shall follow Best Management Practice as adopted by the City per UDC 11-3A-18. 4. Utilities (Comp Plan, UDC 11-3A-21): All utilities for the proposed development are required to be installed in accord with the standards listed in UDC 11-3A-21. Water and sewer service is available at the site. The project is consistent with the Water and Wastewater Master Plan/Facility Plan. Each phase of development will need to be modeled to verify minimum fire flow pressure is maintained. See Public Works comments/conditions for more information. IV. CITY/AGENCY COMMENTS& CONDITIONS A. Meridian Planning Division 1. Annexation/Rezone: A new Development Agreement(DA) shall be required as a provision of the MDA and RZ applications. The previous DA [i.e. Apex-Inst. #2020-178120)] shall no longer be in effect for the subject property. Prior to approval of the de-annexation, annexation and rezone ordinances, a new DA shall be entered into between the City of Meridian,the property owner(s)at the time of ordinance adoption,and the developer.A final plat application shall not be submitted until the de- annexation, annexation and rezone applications are finalized. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the date of City Council approval of the Findings of Fact,Conclusions of Law and Decision&Order for these requests. The new DA shall incorporate the following provisions: a. Future development of the subject property shall be generally consistent with the preliminary plat,phasing plan, landscape plan, open space exhibit, site amenity exhibit and conceptual building elevations included below in Section VII,the conditions contained herein and the standards in the Unified Development Code(UDC). b. The rear and/or side of structures on lots that face S. Locust Grove Road,an arterial street, and E. Via Roberto St., a collector street, 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 City of Meridian I Department Report IV. City/Agency Comments &Conditions architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement. c. The northern portion of the subject property to be rezoned(Parcel#S1406110016) shall be incorporated into a subsequent plat that includes the adjacent Murgoitio parcel(Parcel #S 1406110110) located directly to the east,prior to submittal of any building permit application,to establish a legal division of land for development purposes. d. Future collector streets are depicted on ACHD's Master Street Map on the property to the north of the proposed subdivision that's included in the rezone and shall be included in a future subdivision. Said collector streets shall align with S. Apex Ave. on the north side of E. Lake Hazel Rd. and E. Tower St. on the east side of S. Locust Grove Rd. e. The subject property shall be subdivided prior to submittal of any building permit applications for the development, except for permits associated with the community amenities. including,but not limited to,the swimming.Pool,pool house and gazebos. f. Administrative design review shall be required for all single-family attached structures in accord with the residential design standards in the Architectural Standards Manual. Single-family detached structures are exempt from these standards. 2. Preliminary Plat: a. The final plat shall include the following revisions: i. Depict a 14-foot wide public use easement for the multi-use pathway along the Rawson Canal on Lots 88 and 276,Block 1 outside of the irrigation easement unless permission is specifically obtained from the governing irrigation district; include the recorded instrument number of the easement on the plat. ii. If the multi-use pathway/sidewalk along E. Via Roberto St. and S. Locust Grove Rd. isn't located entirely within the right-of-way,public use easement(s) shall be submitted to the City and depicted on the plat. iii. Revise the faee of Bleek 1 to eemply with the bleek faee standards listed in UPC 11 6C 3F for-the residential distr-iet if City Getineil does nat approve a waiver-te City Council approved a waiver to UDC 11-6C-3F for the face of Block I to exceed the maximum standard of 1.200 feet due to the location of the Rawson Canal, which constrains the site. iv. Include a note that grants a perpetual ingress/egress easement over common driveway lots for access to the lots served by the common driveways. The note shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment in accord with UDC 11-6C-3D.8. v-. ifielude the small t.-;angle areas.lepiete o the!a-a 1s,ape..la a-a driveway exhibits between the eemmen driveways a-ad adjaeepA building lots in th-e adj aeepA biiildiag lots. Ensiffe the driveways provide a 2 9 feet inside and 4 8 foot Remove oye one(1)of the building Laing lets within the ., f Lots 260 263 Bleek 1 to vi. o „ s , to be leeated on ene (1) side of the eemmen dr-ivewej, City Council supported_ and the Director approved_ a request for alternative compliance to UDC 11-6C-3D.1 to allow four 4) dwelling units to be located on one side of the common driveway. vii. Widen the protective buffer between the multi-use pathway and the Rawson Canal/Watkins Drain to a minimum of 10-feet in order for this area(i.e. Lots 88 and City of Meridian I Department Report IV. City/Agency Comments &Conditions 276,Block 1 to be counted toward qualified open space in accord with UDC 11-3G- 313.1c. viii.Depict a minimum 10-foot-wide multi-use pathway along the Rawson Canal, including along the cul-de-sac to the west boundary of the site alongside E. Adler Hof St.,in Lots 88 and 276,Block 1 in accord with UDC 11-3A-8G and the Pathways Master Plan. ix. Depict an 80-foot-wide U.S. Bureau of Reclamation easement(40-feet each side of centerline) for the Rawson Canal per the Boise Project Board of Control's letter. x. Depict the easement for the Watkins Drain. xi. Depict zero(0) setbacks on lot lines where attached units are proposed to span over the shared property line. xii. Depict private streets on a single platted lot that provides access to all properties served by such private streets. b. The landscape plan shall include the following revisions: i. Depict enhanced landscaping within the street buffers along S. Locust Grove Rd.,an arterial street, and E. Via Roberto St., a collector street, in accord with the standards listed in UDC 11-313-7C. and 11-3G-3B.3. ii. Include calculations for the required number of trees within the parkways along internal private streets that demonstrate compliance with the standards in UDC 11- 3A-17E, 11-3B-7C and UDC 11-3G-3B.4. iii. Depict benches for seating by the sports courts(i.e. bocce ball and pickleball)in accord with UDC 11-3G-413.5. iv. Depict a minimum 10-foot-wide multi-use pathway along the Rawson Canal, including along the cul-de-sac to the west boundary of the site alongside E. Adler Hof St.,in Lots 88 and 276,Block 1 in accord with UDC 11-3A-8G and the Pathways Master Plan. v. Depict a 10-foot-wide detached sidewalk/pathway within the street buffer along S. Locust Grove Rd. driveway e��ibits between the eemmen driveways a-ad adjaeepA biiildiag lets in th-e Remove oye efie(1) f the building 1.ing lets within the area f Lets 260 263 12leek 1 t to be 1,,eate,1 one(1` side of the eemmen df:i .o..ay. City Council supported. and the Director approved, a request for alternative compliance to UDC 11-6C-3D.1 to allow four(4) dwelling units to be located on one side of the common driveway. viii.Widen the protective buffer between the multi-use pathway and the Rawson Canal/Watkins Drain to a minimum of 10-feet in order for this area(i.e. Lots 88 and 276,Block 1)to be counted toward qualified open space in accord with UDC 11-3G- 3B.1c. ix. Include tree mitigation calculations on the landscape plan in accord with the standards in UDC 11-313-10C.5,as applicable. x. Depict a mix of trees, shrubs and vegetative groundcover along all pathways in accord with the standards in UDC 11-313-12C. City of Meridian I Department Report IV. City/Agency Comments &Conditions xi. Depict fencing abutting pathways and common open space lots to distinguish common from private areas as set forth in UDC 11-3A-7A.7. xii. Extend the 10-foot-wide multi-use pathway along the Rawson Canal through the common area to the north boundary for future connection to the sidewalk/pathway along the collector street to the north for pedestrian interconnectivity with the future mixed-use development. c. Off-street parking is required to be provided for all single-family residential units in accord with the standards for such listed in UDC Table 11-3C-6. d. All waterways, except natural waterways,intersecting,crossing or lying within the area being development are required to be piped unless used as a water amenity or linear open space, in which case they may be left open as set forth in UDC 11-3A-6. If left open, fencing may be required in accord with the standards listed in UDC 11-3A-6C. e. Submit a public pedestrian easement for the multi-use pathway along the Rawson Canal on Lots 88 and 276,Block 1 and along E.Via Roberto St. if the pathway isn't located entirely within the right-of-way. The easement along the canal shall be located outside of the irrigation easement unless permission is specifically obtained from the governing irrigation district. f the pathway f. Wayfinding address signage shall be provided at the private street for homes accessed via alleys that don't have frontage on a named street(i.e.Lots 96, 97, 99-103 and 224-231, Block 1). g. The common driveways shall be constructed in accord with the standards listed in UDC 11-6C-31)—the revised common driveway exhibits in Section VII.H shall be revised as follows: • A 20-foot wide area shall be depicted on the lots at the end of the common driveways across the front of the lots for a turnaround area with a 20-foot setback from that area to the face of .garage and 10-foot setback to living area. • The exhibit showing Lot 24,Block 1 shall depict a minimum 12-foot rear setback across the entire width of the lot. h. Wayfinding address signage shall be provided at the private street for homes accessed via common driveways that don't have frontage on a named street. i. Access to the gated entries shall be provided for emergency vehicles as determined and approved by the Fire Dept. and Public Works Dept. in accord with UDC 11-3F-4A.4d. j. Private streets shall be constructed in accord with the roadway and storm drainage standards of the transportation authority or as approved by the City of Meridian based on plans submitted by a certified engineer per UDC 11-3F-4C.2a. k. All private street drive aisles shall be posted as fire lanes with no parking allowed. In addition,the curb shall be painted red unless parking is allowed on one or both sides of the street,per UDC 11-3F-4C.2d. 1. All private streets shall be designed to allow parking on at least one (1) side of the street to accommodate common driveways off a private street as set forth in UDC 11-3F-4B.6. m. The proposed gates within the gated portion of the development shall not prohibit pedestrian and bicycle access to and through the development as set forth in UDC 11-3F- 4B.4c. n. To allow sufficient vehicle stacking and turn-around distance,the gates shall be located a minimum of 50 feet back from the ultimate edge of right-of-way to the connecting public City of Meridian I Department Report IV. City/Agency Comments &Conditions street and include a dedicated paved vehicle turnaround area as set forth in UDC 11-3F- 4B.4e. o. Prior to submittalthe City Engineer's signature on the fir-A final plat for the fifth phase of development mien,the property boundary adjustment between Parcel #S 1406131700, S 1406427800, S 1406417700 and S 1406110355 shall be finalized. The Applicant shall submit proof of such in the form of an approval letter from Ada County and a recorded Record of Survey. p. The 10-foot-wide detached sidewalks along S. Locust Grove Rd. and E. Via Roberto St. shall be constructed in their entirety with the first phase of development. q. The 10-foot wide multi-use pathway along the Rawson Canal shall be constructed in jtg r+,-ety with the se ra -phase of deve pmo„+at the time the adjacent phase is constructed. r. The Applicant/Owner shall have two(2)years to complete the tasks listed in UDC 11-317- 3B for approval of the private streets;proof of such shall be submitted to the Planning Division. s. Compliance with the dimensional standards listed in UDC Table 11-2A-7 for the R-15 district is required except for any deviations approved with the PUD as noted below in Section 3. t. Approval of the preliminary plat shall become null and void if the applicant fails to obtain the city engineer's signature on the first phase final plat within two(2)years of City Council's approval of the preliminary plat; or a time extension may be requested as set forth in UDC 11-6B-7. 3. Planned Unit Development(PUD): a. The following deviations from UDC standards are allowed though the PUD: i. The gated portion of the residential development is allowed to have up to 212 dwelling units. ii. The minimum street setback to living area for alley-loaded(i.e. Carriage Lane) dwelling units from a local(private)street is reduced from 10 feet to 5 feet. b. A minimum of 80 square feet of private,usable open space shall be provided for each residential unit as set forth in UDC 11-7-413. This requirement can be satisfied through porches,patios, decks, and enclosed yards. Landscaping, entryway and other accessways do not count toward this requirement. c. The conditional use permit for the planned unit development is valid for a maximum period of two(2)years unless otherwise approved by the City. During this time,the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6. A time extension may be requested as set forth in UDC 11-513-6F. Other Agency comments may be accessed in the project file in the public record. Copy and paste the following link into your browser: https:llweblink.meridianciN.or lWebLink/browse.aspx?id=376223&dbid=0&repo=MeridianCitX City of Meridian I Department Report IV. City/Agency Comments &Conditions 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 City Council finds the proposed map amendment and development plan complies with provisions of the Comprehensive Plan pertaining to density, land use,pedestrian connectivity and compatibility with adjacent uses. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds the proposed amendment from the R-8 to the R-I5 district is consistent with the purpose statement of the residential districts in that a range of housing opportunities are proposed consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds the proposed map amendment shall not be materially detrimental to the public health and safety. 3. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The City Council finds the proposed map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services; however, because student enrollment at area schools will increase with this development, services by the school district may be impacted by the proposed map amendment. 4. The annexation(as applicable)is in the best interest of city. This finding is not applicable as the proposed request is for a rezone, not annexation. B. Annexation and Zoning(UDC 11-5B-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The City Council finds the proposed map amendment with R-1 S zoning and development plan complies with provisions of the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds the proposed amendment to the R-1 S district is consistent with the purpose statement of the residential districts in that a range of housing opportunities are proposed consistent with the Comprehensive Plan. City of Meridian I Department Report V. Findings 3. The map amendment shall not be materially detrimental to the public health, safety,and welfare; The City Council finds the proposed map amendment shall not be materially detrimental to the public health and safety. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The City Council finds the proposed map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services; however, because student enrollment at area schools will increase with this development, services by the school district may be impacted by the proposed map amendment. 5. The annexation(as applicable)is in the best interest of city. The City Council finds the proposed annexation is in the best interest of the City as it cleans up the zoning boundary to be consistent with the parcel boundary. C. De-Annexation(UDC 11-5B-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The City Council finds the proposed de-annexation of land to be included in a property boundary adjustment with the adjacent County land complies with applicable provisions of the comprehensive plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds this finding is not applicable as the proposed map amendment will result in a County zoning designation once the property is de-annexed; therefore, the regulations of the district will no longer apply. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds the proposed map amendment should not be materially detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The City Council finds the proposed map amendment should not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City as the property will be in the County once it's de-annexed. 5. The annexation(as applicable)is in the best interest of city. This finding is not applicable as the proposed request is for de-annexation. City of Meridian I Department Report V. Findings D. Preliminary Plat(UDC-6B-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; The City Council finds the proposed plat is generally in conformance with the Comprehensive Plan and is consistent with the applicable standards in the UDC. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; The City Council finds public services are available to the site and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The City Council finds there are no scheduled public improvements that affect development of this site. 4. There is public financial capability of supporting services for the proposed development; The City Council finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and The City Council finds the proposed development shall not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. The City Council is unaware of any significant natural, scenic or historic features that need to be preserved with this development. E. Planned Unit Development(UDC 11-7-5) Upon recommendation from the Commission,the Council shall make a full investigation and shall, at the public hearing,review the application. In order to grant a planned development request,the Council shall make the following findings: 1. The planned unit development demonstrates exceptional high quality in site design through the provision of cohesive, continuous,visually related and functionally linked patterns of development, street and pathway layout,and building design. The City Council finds the proposed planned unit development demonstrates a high quality of site design through the provision of cohesive, continuous, visually related and functionally linked patterns of development, street and pathway layout and building design. 2. The planned unit development preserves the significant natural, scenic and/or historic features. The City Council is unaware of any significant natural, scenic and/or historic features that need to be preserved with development. City of Meridian I Department Report V. Findings 3. The arrangement of uses and/or structures in the development does not cause damage,hazard, or nuisance to persons or property in the vicinity. The City Council finds the arrangement of uses and/or structures in the development does not cause damage, hazard or nuisance to persons or property in the vicinity. 4. The internal street,bike and pedestrian circulation system is designed for the efficient and safe flow of vehicles,bicyclists and pedestrians without having a disruptive influence upon the activities and functions contained within the development,nor place an undue burden upon existing transportation and other public services in the surrounding area. The City Council finds the internal street and pedestrian circulation system, which includes 10'wide multi-use pathways, is designed for the efficient and safe flow of vehicles, bicyclists and pedestrians without having a disruptive influence upon the activities and functions within the development, nor place an undue burden upon existing transportation and other public services in the surrounding area. 5. Community facilities, such as a park,recreational, and dedicated open space areas are functionally related and accessible to all dwelling units via pedestrian and/or bicycle pathways. The City Council finds the central common open space area and amenities as well as other open space areas within the development are accessible to all residents via pedestrian and/or bicycle pathways. 6. The proposal complies with the density and use standards requirements in accord with chapter 2, "District Regulations", of this title. The City Council finds the proposed residential development complies with the density and use standard requirements in UDC 11-7-4. 7. The amenities provided are appropriate in number and scale to the proposed development. The City Council finds the proposed amenity plan for the development is appropriate in number and scale to the proposed development and far exceeds the minimum standards. 8. The planned unit development is in conformance with the comprehensive plan. The City Council finds the proposed planned unit development is in conformance with the comprehensive Plan with the provisions included in Section IV above. F. Alternative Compliance to 11-6C-3D.1 to allow four(4)lots(i.e.Lots 260-263,Block 1) on one (1)side of the common driveway In order to grant approval for an alternative compliance application,the Director shall determine the following: 1. Strict adherence or application of the requirements are not feasible; or The Director finds it is feasible to meet the UDC requirement. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the proposed alternative means of compliance of providing additional common open space adjacent to the common driveway to provide high visibility of the entire common driveway for drivers and emergency services provides and equal means for meeting the requirement. City of Meridian I Department Report V. Findings 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. The Director finds the alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. VI. ACTION A. Staff: Staff recommends approval of the proposed applications with the conditions included above in Section IV,per the Findings in Section V if City Council finds the proposed development plan in conformance with the PUD standards and the development guidelines in the Comprehensive Plan for mixed use areas and specifically,the MU-C designation. B. Commission: The Meridian Planning and Zoning Commission heard these items on November 6 and 20,2025. At the public hearing,the Commission moved to recommend approval of the subject application requests. 1. Summary of Commission public hearing_ a. In favor: Amanda McNutt,Brighton Corporation(Applicant); Jon Wardle,Bri hg ton Corporation and Mike Wardle, Brighton Corporation b. In opposition:None C. Commenting: Julie Edwards d. Written testimony: Joann Tima; HollyMyers; Shawn Freeman, Amanda McNutt, Brighton Corporation(response to the staff report) e. Staff presenting application: Sonya Allen f. Other Staff commenting on application:None 2. Key issue(s) public testimony a. Against the proposed rezone from R-8 to R-15 due to the increase in housingd ensity and associated impacts. b. In favor of 55 and older community as it shouldn't negativelypact schools; against the proposed rezone due to the increase in density that it will allow,which will provide little transition to the low-density R-4 zoned property to the south. Belief that the developer should be held to UDC standards without deviations, including. the for over double the amount of homes as t3Tically allowed within a,gated community, reduced building setbacks and extended block face. 3. Key issue(s)of discussion by Commission: a. Not in support of the proposed development due to the opinion that it doesn't align with what the purpose of a mixed-use development is and the kind of live/work/play approach that is prevalent throughout the code and the City's planning documents. The reasons are the lack of integration of uses due to the residential development being ,gated off with the rear of homes facing the future commercial area, lack of connectivity between uses and lack of public realm elements that are central to the mixed-use designation. tion. b. Generally in favor of the proposed 55 and older development but not in favor of the common driveways. c. Discussion pertaining to the Applicant's requested changes to the Staff recommendation. 4. Commission change(s)to Staff recommendation: a. The Commission directed the Applicant to continue to work with the City on the timing of the phasing of the amenities;that there is good faith to be able to work with the County and the City to get all permitting correct; and to provide an updated plat(i.e. concept plan) for City Council in regard to the stub street for the Mur og itio property to City of Meridian I Department Report VI.Action be incorporated at a later date if at all. (No specific changes to the recommended conditions.) 5. Outstandingissue(s)ssue(s) for City Council: a. The Applicant requests the following approvals from City Council: • Approval of a private street(i.e. E. Bin leg y Ln.)connection to an arterial street(i.e. S. Locust Grove Rd.).UDC 11-3F-4B.2 prohibits private street connections to an arterial street,unless otherwise allowed by the decision-making body as part of a concurrent hearinglpplication and approved by the transportation authority. • Approval to exceed the maximum block face standard in UDC 11-6C-3F of 1,000 feet with a pedestrian connection for Block 1, a portion of which lies along the Rawson Canal. b. The City Council should determine if the proposed development plan should be modified to be more consistent with the general mixed use and MU-C development guidelines in the Comprehensive Plan as required by the DA. C. City Council: The Meridian City Council heard these items on December 16,2025. At the public hearing.the Council moved to approve the subject requests. 1. Summary of the City Council public hearing: a. In favor: Amanda McNutt,Brighton Corporation(Applicant) b. In opposition:None c. Commenting: Becky McKay.Engineering eering Solutions(representing Mle&Linda Murgoitio who own the adjoining 205 acres): Matt Pak,ACHD: Julie Edwards d. Written testimony:None e. Staff presenting application: Caleb Hood f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. The Murgoitios' concerns are as follows: (1)whether Public Works has accounted for sewer capacity across the entire sewer shed given the increased density resulting from the R-15 zoningas s compared to the R-8 zoning,to ensure adequate capacity for future development of the remaining land in the shed,including their 205 acres: (21 that their 2.5-acre homesite is included in a future plat, as required.to ensure it constitutes a legal land division: and(31 that the conceptual plan shows a collector street through their homesite, and that the proposed gated development with private streets would funnel all traffic from future development of the 205 acres onto Locust Grove rather than dispersing it through adjacent developments as typically intended. 3. Key issue(s)of discussion by City Council: a. None 4. City Council change(s)to Commission recommendation: a. Modification to DA provision#IV.A.le to allow buildin permits associated with community amenities to be issued prior to subdivision of the property. b. Deletion of conditions#fV.A.2a.vi and#IV.A.2b.vii to reflect Council's support and the Director's approval of the request for alternative compliance to UDC 11-6C-3D.1 to allow four(4) lots(i.e. Lots 260-263,Block 1)on one (1) side of the common driveway due to constraints associated with the Rawson Canal and the provision of additional open space in that area. c. Modification to condition IV.A.2o,to require the property boundary adjustment application to be finalized prior to the City Engineer's signature on the final plat for the fifth phase of development. d. Modification to condition IV.A.2q.to allow the multi-use pathway along the Rawson canal to be constructed at the time the adjacent phase is constructed. City of Meridian I Department Report VI.Action ' � 1 - • - • . ��11 '�eun ,r wn lunnuu I ir11q rmT 1°;jw- LAKEHAZEl. W co .J -� IIIIII lrrl�•rlrrlllrr ' 1111111 IIIIIIFIFIII ■ �I ,1 urn • i L-AKE HAZEL Iry� 111111 INZ ■ 99 2 �W r long�� 1 S+• 9 ��Il�i � rr I ■ ■ RUN COLUMBIA 1 �1 3. Future Land Use Legend Project Location PM "I Area of Impact Analysis T MedjHigh MU-C Density fNU-RG ResidentI I Civic Medium Density Residential Low-Density Residential 4. Planned Development Map Legend Project Location Area of Impact T City Limits — i �de Liu�_ �® Planned Parcels ® ��F - OAnalysis MPH a 7 City of Meridian Department Report VII. Exhibits B. Service Accessibility Report PARCEL S1406110355 SERVICE ACCESSIBILITY Overall Score: 22 12nd Percentile Description Location In City Limits GREEN Extension Sewer Trunkshed mains < 540 ft.from parcel GREEN Floodplain Either not within the 100 yrfloociplain or > 2 acres GREEN Emergency Semites Fire Response time < 5 min. GREEN Emergency Services Police Not enough data to report average response time RED Pathways W thin 1/4 mile of current pathways GREEN Transit Not within 1/4 of current or future transit route RED Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets YELLOW plan) > existing (# of lanes) & road IS in 5 yr work plan School Walking Proximity Not within 1 mile walking 7RED School DrivaElity Not within 2 miles driving of existing or future sc--cc RED Either a Regional Park within 1 mile OR a Commun ParkWalkability Parkwithin 1/2 mile OR a Neighborhood Park di*`3' GREEN 1/4 mile walking Report generated on 11-03-2025 by MERIDIAWallen City of Meridian I Department Report VII. Exhibits C. Existing Conceptual Development Plan Included in Development Agreement F�RYRa i S - C z klfltMrk OENEL9Ffkrld I leap �. Q _ ---------- AREA EXCLUDED BY ti t AUGUST 11,2020 CITY COUNCIL APPROVAL; + SUBJECT TO FUTURE APPLCATIONS nm a oFaYi�EM t r�'T #CF9Cl I � _ FU R: i I L. I I. I - �_' k• Q ELiV[EHA2fn _____fir •- I' I- T ' I N4 - �- 5 I 1 i _I 7 f�IVlt! i. 1J C�:l'[�:Yltin� i I ' 1 y C� 8 C::•IdCEMAL,SUBdECTT0 CHANGE _ f AUGUST 18,2020 City of Meridian I Department Report VII. Exhibits D. Proposed Conceptual Development Plan—NOT APPROVED Conceptual Only II IIIH — OKI I Future Medium- - Future a High Density ' Commercial . Residential � I 9a_9 9 +i gag f 3 I � 1 Rezone Area Not a Part { I Apex Cadence Plat —il r { Conceptual Only Subject to Change City of Meridian I Department Report VII. Exhibits E. Legal Description for Property Subject to Development Agreement an tNGI PIE EERING Janu@Fif23,2025 Apex Cadence 5uhdlvislon ProJect No.24-1.08 DamtelopmentAgreement Legal[e=iptipn Exh ibft A A parcel of la rid SituatO in a portion of the East W of the Northeast 114 of Section 6,Township 2 North,Range 1 East B-M.,City of Meridian,Ma County,Idaho and being more particularly deKrib-�!d as follows: Commenting at an aluminum cap marking the northeast earner of Seetlon 6 which bears 539'42'21"E a dlstance Of 2rW-00 feet from a 5f8•Inch rebae marking the North 1/4 corner ofsaId 5eetlon 6•thence following tyre easterly IIne of the Nbah"st 114 of said Section 6,SW04'35"E a distance of 746-02 feet: Thence leaving said easterly IinO,NW42'2a"W a 6istanCe of 38.50 feat to the POINT OF BEGINNING. Thence S0 04'3VF a distance of 1,962.42 feet; Thence N89'22'WW ad istarice of 1,266,46 feet; The nce NOT43'55"W a distance of 49.74 feet; Thence NOO°20'23"W a distance of 549.25 feet; Thence N87'34'26"W a distance of 13,49 feet to the westerip line of said East 112 of the Northeast 1/4 of S+eetion 6; Thence following said west-arly Mine,N00'02'06"W a distance-of 66-71 feet to the weste rly right-af-way lines of the fiawson Carnal, Thence Laving said we5terfy line and follgwir said w�!sterlyr right-of-way Jim the following nine(9) cou rses'. 1- N7r2S'55"E a distance of 161.21 feet; 2. N5j'55'20"E a distance of 74,17 feet; 3. N31'51'12"E a distance of 92.01 feet; 4. N10'2S'1o"E a dlstante Of 331.33 feet; S. NOS,26'52"W a distance of 206-26 feet; 6. N18'56 WW a distance of 2$7.65 feet; 7. N32%038"ICY a distance of 91-83 feet; S. N51'32'57'W a distance of 104.61 feet; 9. N74'59'O5'W a distance of 44,02 feet; Thence leaving sold westerly rlght-of-way line,NOO'02'06-W a distance of 396.78 feet; Thence 589'42'20"E a distance of 796-96 feet; Theme SM'0415"E a dis1:8nee of 252J00 feet; Thence 589'42'2WEa distance vf434.90 feet to the POINT OF BEGINNING. -5a id pa rce I contains a t Dial of 52.59 acres,more or less, qG ,.a Attached hereto Is Exhlbit Band by titls reference is made a pa rt hereof_ ,,, 12 59 , L, BJ►L� 5725 North ois€owery Way•noise,Idaho 83713-208.639.6433• kmengl Ip.com City of Meridian I Department Report VII. Exhibits 9 OF BEARING — — 0 31 9-42 9'42'2E"E 25�p_p-13q' E Lake Hanel Ad 31,32 T_3rf.. R.1E 6 1370.OD' 6 5 +c e POM1T OF COMMENCEMENT � +e H4RTfi 7f ER ALUMINUM CAP ¢ NE CORNER SECTION (h I g O .� � � m Sa9'42'70'E 79G.96' N159 42'2D-W 39.5[}" (TIE} n S Q 200 40 $00 v1 '° 569`42'2O1E a Ut ° Z L$ 4,34.90' a '� - SCALE' 1"=40U' V ' " 1701W OF 1°Eal f BEANIE# -M .+ Cs w U 2 m I x 4 1;, LINE TABLE CL .h ¢, e O i LINE BEARING DISTANCEtA D L1 N07'34'26Y1 13.49 a c _ OIL Area: 52.59±AC. a�u L2 Wi)2'i)6'w 86.73 # +n " A l5wdon Of SS4061200S6 r L3 N78r25'55E 151_21 I b and all of 51406110350 W E, ~ — {~+ 44 NSa'35'26'C 74.17 W— Q DATE: Iaewro ZE L4 Current Zoning;R-4 —L 1-5 N31'51'i0r. 92,01 mOJECT: N-M L3 Proposed Zoning:P-25 _ S rm LO N5'7Ei'52-' 10&26 SHE 1 OF z L7 N32`U8'38�Y B1 93 W CL L8 N61'32'571Y 104.61 kin �ab �z I 1409r20'23 W L9 N7#'S 06'i E 44.42 j urn I 549,25' LIC S4'04'35"E 1 252-00 mil NW43'55'YI 4$.74' ALUMINUM GIP kHrINHA% %di EYM PWIMERS NW22'SU'W 12B6.46' E 1 f4 OORNER SECTION 6 5725 N0aTH pl50awEffKkkV 806E iOanDtl37�3 PH7NE I206J 639 e?M N99'22'M'w 1322.00' City of Meridian I Department Report VII. Exhibits F. Rezone Legal Description&Exhibit Map lam E N G I N E E R I N G October 23,2024 Apex Cadence SUbdiv[sion Project No.24-108 Rezone to R-15 Legal Description Exhiblt A A parcel of land situated in a portion of the East 1/2 of the Northeast 1/4 of Section 6,Township 2 North,Range 1 East B.M.,City of Merldlan,Ada County,Idaho and being more particularly described as lorlows; Commencing at an aluminum rap marking the northeast corner of Section 6 which bears S89'42'21"E a distance of 2,640.00 feet from a 5/8-inch rebar marking the North 114 corner of said Section 6,thenCe following the easterly line of the Northeast 1/4 of said Section 5,5,W'04'35"E a distance of 746.02 feet to the POINT OF BEGINN ING, Thence following said easterly line,500'04'35"E a distance of 1,925.14 feet t4 an aluminurn cap marking the east 1/4 corner of said Section 6,- Thence leaving said easterly Irne and following the southerly line of said East 1/2 of the Northeast 114 of Section 6,N89'22'50"ova distance of 1,304,25feet; Thence leaving said southerly line,N00`43'57W a distance of 111,26 feet; Thence NOO'20'23"W a distance of 549.25 feet; Then re N87'34'2VW a distance of 13.49 feet to the westerly line of said East 1/2 of the Northeast 1/4 of Section 6; Thence following said westerly line,N00'02'06'W a distance of 66.71 feet to the westerly right-of-way line of the Rawson Canal; Thence leaving said westerly line and followingsaidwesterly right-af-way line the following nine(9) C4Ur5e5' 1. N78'25'55"E a distance of 161.21 feet; 2. N54'55'20"E a distance of74.17 feet, 3. N31'S1'12"E a distance of92.01 feet, 4. N10'25'10"E a distance of 381,33 feet; 5_ N05'26'52"W a distance of 105-26 feet; 6, N18°56'20"W a distance of 287.65 feet; 7, N32'08'38"W a distance of 91.83 feet; S. N61'32'57"W a distance of 104.61 feet 9. N74'59'05"W a distance of 44.D2 feet; Thence leaving said westerly right-of-way line,NO0°02'06"W a distance of 396.78 feet; Thence 589'42'29'E a distance of 796,96 feet; Thence 500'04'35"E a distanre of 252.00 feet; 5725 North Discovery Way• 941se,Idaho 53713•208-638.6939• 6 rnengilp-com City of Meridian I Department Report VII. Exhibits The-nce$89'42'20'E a di5tanw of 473,40 feet to the POINT OF BEGINNING. � a4 Said parcel contains a total of 55,11 acres, mare or less. ,t} � 4 Attached hereto is Exhibit and by this refe rence isniade a part hereof. a. �12459 � Of, ►Z. yb tv • 3' ` PAGE 12 City of Meridian I Department Report VII. Exhibits BASES OF BEARING o 31 _ 9142'21'E 2640.00' E Lake Hazel Rd 3 32 T.3M., RAE. 6 5 —E. p c POINT OF COMMENCFJAEHT v sfaaNck RE9hR ALUMINUM CAP IN 15 � sEEi.'TIDNTHI 1 64 CORNER NE CORNER SECTION 6 4' r I Q r- O ¢ � - `a ~ 2 i _ a a L 0 t o F, S 61 0 200 400 600 0 c Z u S89' 2'20"E Q 3 N t Z L7 473,4U to SCALE: 1"=400' t Di o � R�INT i>R o ( B�GINNNG ra +�UU { CR !C Q LU < 4 2 LINE TABLE Rezone Area; 56.11:k AC. :� a _Q LINE B�ARJNG DISTANCE � '7 A Portion of 51406110016 L a b and ali of S1406110350 m LT N7I9'25'S5"E 161.31 ° L2 N54 55'20"E 74.17 L J O DATE: 1305bff 2Lmi L2 V Current Zoning:R-4 (D=t c L3 N31'51'12"E 92.01 PRCMCT. N•b9 Proposed Zoning;R-15 'A_ - 0 5HEE7: �1 L4 t45'26'52-W 106.26 1 OF NOD-C2'.06-W 56.73' L5 N32'06'3a"W 91.63 NS7'34'26"4V 104.61 ` N80'20'73-9 L7 N74'59'45"W 44.02 549.25' L8 Sfl'U4'35"E 252.0a 1/2—INCH REBAR N00'43 55�N ALUMINUM CAP C—E 1/16 CORNER ENGMEEns.5uRvEuOAS.PLAmdPS SEnc)N 6 111.36' _E t/4 CORNER SECTION 5 5725 NORTIlWSCOVFW'WAY N89'22'54"W 1304.25' S /� WAS,LDARawki. PHONE 12DQ 639-69D 17.75' S99 2S7 E k—ngllp.mrn City of Meridian I Department Report VII. Exhibits G. Preliminary Plat(dated: 10/9/24 4444124M 12/08/2025) & Phasing Plan PRELIMINARY PLAT SHOWING APEX CADENCE SUBDIVISION A—OF WI MNIVED IN A—10"'OF TIE FAST OF TIENORTNEAPI 214 OF SECTION 6,TOWNSHIP 2 NORTH,RANGE I EAST,B,M.. OIIYGF MERIDIAN,ADA CN P�o 0 f� IN 03 III—N- 99e ro ............ ............... ... . I'M 11 1 IS I Ti-7111 APE—DENCE SU R MERIDIAN,ID kiln ---—---—---—--- ----—--- LA MERIDIAN.ID 4 ------- I U= M. 17 City of Meridian Department Report V11. Exhibits o r ! ® ! ! o° ! � a !'aoa ! :l Q.II ! ! 'm. ! � lot aa!01 cal€a!®a el al l � !..® a.:! �•-! � ! _ _��.��� �:��a I o ©6 oe �l u�! ®l ®• o? �� o� APE%fADENDp�D MERIDIAN.BD IO .■.IWSI N ■ 0 am■-.i — --------- e e -------------- ....... e]® _ �_ — — ': ;;. ® a ! r® ! ! ! eV :. .:.:.:.:.:.:.:.:.:.:.:. 0 APE%CADENCE Sl,N01V1510M1' MERIDIAN,IOkm e T. �PP2,1 V City of Meridian Department Report VII. Exhibits Ell STREET SECTION A[PRIVATE ALLEY) STREET SECTION F(PRIVATE) ZWT .TR..E ET SECTION B(PUBLIC] �EETSECTION G[PUBLIC) —---------- YM, AP EX—CE SU HT-1- 2 STREET SECnON E(PUBLIC) MERIDIAN,1, 0,k.-Vi City of Meridian Department Report V11. Exhibits APEX SOUTHWEST(CADENCE) I I Future � Rezone Only QD Q ��aaqq F W 'a+ FPS _. - xY�tl�• � E Sw;{ 0 QD {7 C 7 S Phase n L 7 Y E9 Phase 4 0 4�11.+#I � � W xy � � 4LMtil Flti�nwi J � /A � - Phase 1 Phase 4r W LJ C} O City of Meridian Department Report VII. Exhibits H. Common Driveway Exhibits—NOT APPROVED � N SVS101TH7O18 = 1I81HX3 3AIHa NONNOD IV Id AUVNIWIl3Ud - N �° W y� ffi w a� o ° w ❑I'NVIOIa3N - � a =o i`�4 NOISIAlasns 3DN3aVD X3dV Yf, Yp N,l, as anoa�lSEl�pl'S m m m a3 �3 d91 03 93 03 TJ -'� 03 Tea m w m is w � is �� is a id —i• a I—r----- 510E — — — — o ��---- �❑ ti 'I 12 o o Qa�w x 0 GARAGE- r:s ;Noow s is X 'Fm', o SIOE uj �N s I's 5�ri ai F - 7 5-0E- - 77 2 , io z I zu• ;��. 1. - I Q�e �SIOE L& ui I-.s S3z _ _ , sl r — � suE 7 � la I h La{ 510E A-1 1 �-10• s r 'N1153N a319atlA4'5 PRESSURIZED , IRRIGATION EASEMENT TO 510E BE DETERMINED ' WITH THE FINAL PLAT 12, - .OZ w A J Fw aDO aN xe Z mw� wed W f 'moo a� U� pz 'NI Atlf NItllNnOV9'S F°❑ �a ce w o boo ina ~ II i 'aoa o Q zo Ja City of Meridian Department Report VII. Exhibits 0 N LZ-£Z S101 T AD019 = 1191HX3 3RRlO NOMOO LVdld AWNIWI13ad r fl 0 0 w jig w OI`MVIGUA NOISIRI09fls UN30tl:)X3dtl S !!HIl1 •aa 3ADaDismo •s ;. S i --- — ----------------------------� —Id y—Id—a Id Id id Id Id a F. SIDE 3 e CS60w O "+ 12' 1 m GARAGE f m 1 —510E J —�J r= SI SIDE mw� Z II ma^ ' '0a: 20' 12. x moo' LEE — SIDE y / - ' Y SIDE f s Q N 12' f N11H9113 I I h N'V3113d'S L SIDE— + a II m C � SIDE 1 a 1 I c + I s 7. N 12• SIDE u ash � z w 1Vld-1 M11 I+ n a u'z 3FIL H11M 03NIWa313p CV x w a cs w w 39 Ol 1431`135e3 M# z M m z o n NDLLV01aal AIIRt�O `ti o V a ]J az 0— 5� n0j m Na — Fpo ow0 io �zo o0 MAW0 osin City of Meridian Department Report VII. Exhibits 6L-SL S101 T]I]C?18 = ASIHX33AIa(INOWWODIVIdAUVNIW113Ud m OI'NVIOIa3W : w NOIS'IAIasns 33N30V3 X3dtl z� a " " �j s S nm ¢ a�n awzw 4 � msw tat^ _ � �Nw zz 52.9 w z�a GRAVIIY IRRIGATION W m EASEMENT TO BE _ -.'.r DETERMINED WITH F F a THE FINAL PLAT s 1 ' n 'N1 1H�Ili N VOI13d'S COMMONS �sloE� s r I T DRIVE n �• 11 I FRO FRO GN7/ME GARAG� ; v w n w 1 mom? 1 I �oJ IlI ME' IN a� I za L REAR L RENiJ � REAR RENiJ I s 1 .•.7.• V OWN �o Ia la a Id Id Id la a la PRESSIJRIIE6 n# w u S IRRIGATIDN EASEMENT v)0 w N w� TO RE DETERMINED O z WITH THE FINAL PLAT O II Z N 2 o w J wo C] 2 a�o� 5� P [w i e�Dj,n"oisuMr'xorMMWAww �v.^suw wlcc�awoxonrcu»ImxUrMwnon�rrclswlccnw7ua�cowYun+¢I+ City of Meridian Department Report VII. Exhibits N n LVI-£trl S101 1 IIOOl8 = § O * - 1181HX3 3RRI0 NOWWOO IVId AUVNIWI13Ud LU 01`Md10R1M 0. ❑ W = NOI SW asns 33N3OV3 X3dtl '0113AMD1smo •s Id Id Id Id N Id Id N Id ———— ————— — - F - LJ wBa N � s w 2 GARAGE^ 1 m sl —SIDE A �°CJ woo a� �a O w 2�� _ 2°, N I s 12 I I a a 0 �` ) — SIDE - - T SIDE a Iw � sl Nl 1S3N H3l9HtlM'S �`' a SIDE } 12' N PRE53URIZEO 20 IRRIGATION SIDE EASEMENT TO BE OETERM INEO WITH THE N5N d-3 Id Id d Id a Id FINAL PLAT uS ¢ rti -_Now ---- — -------- Y � Q a �xo m w rr a 'Nl Avr NI ViNn OW'S ' a �Rt-I � N aooa O II O mod .108 City of Meridian Department Report VII. Exhibits Z91'9si SIM i 117O18 = £ * 731 1191HX3 3RRI0 NON NOD laid AUVNIWIl3Ud w LU 4 aiNVIalON NOISIAiasns 3:)N3avD X3dtl s S nJgq }S d3 d3 d3 d d3 d3 d3 d3 d3 �3 93 M `.13 `]3 ti3 0 03 M- I e I I 1 I I , s L_ ------ _-- —. rr Id Id Id Id Id H Id Id N Id- s i T SIDE Rio 20' GARAGE o FRONT SIDE J �yym ac3m� SIDE 1Ng a a;' I s 20' 1p �o 0 I s 1¢ V SIDE T SIDE C n 20' 0' s d 'L SIDE I I T SIDE E. - o wR — o SIDE o a f rl z �aa Y el ZE. O 0 a ww µ 1 1 Y GRA EASEMENT VTY IRRIGATION ION 4 x an d BE DETERMINED WITH w O ¢? THE FINAL PLAT z� o`no lri ar4i w Ln Ja m0 S N r W- a O II ip Oi J oza ❑ z ao x os� City of Meridian Department Report VII. Exhibits 0 1Nq v9Z-6sz S101 i 117U1a w 1I91HX3 3AIaO NOW WOD 1YId AUVN IVY Il3ad Lu o OI`NVlCllU3W a NOISIMaans3:)N30tl:)X3dtl s S ua a 9w 2= 4 �~ ennd Gqy r9N� wo wzg' w �oNo� oz� PRESSURIZED IRRIGATION AND GRAVTY IRRIGATION a #Y o w w ` EASEgEFIF TO BE N w w� DETERMINED WITH 1E s� �'°w$ j I FINAL PLAT m a m r n a F g o€ III Ow �o SIDE nJ y a_26 12 10, E. .. I 3x !s SIDE 0 a S.OWLSUMMIT I.N. - r T SIDE I s I I SIDE � I m r SIDE s I L J—SIDE I � I •• r —T SIDE— — Z w�� 1 2 m4 Ij 12 ,G• ..�Q ` r. zs — —SIDE �I F — — — — — — — F.. a$za 1 I SIDE W_a_ I 12• t rl g�II I I I N — �j( J —SIDE GRAVITY IRRIGATION EASEMENT TO BE DETERMINED WITH e ~ II THE FINAL PLAT - z 7 N=rvLL J- w��w KGr rc � City of Meridian Department Report VII. Exhibits I. Landscape Plan and Fencing Plan(dated: October 2024) =�yilr���o 5.`,.....«....._e f�5 ys2Ess5 s5 s"� a a c 9�fi =9, J! I-,fi =� �+�a 3 x s o w iE�e 1. fl 'oo afia� v 8 w o 3 e sl', 3 g' q �10 1;ask� °� a ���•g 3 1� ��c w a � � g a a a n:a i.a s`'a d Stl��� � S�fN 2"- u e$A 3�� ���g � 1�Fo � s � w �- ��g� to Rx ❑o =- E I�3'rMUREa3��e�� g�= �«� M ^asp a i - ---------- - --------a., €o e 1 s--! 2�$ e i e 000000- . o"000000ao -_000aooa"_oo _ " IN w g � o e3 . o1 YI 00000 000eo �1 0000 a gge gYp es ti; y533 g g5 wg 2 3 33 E d d1 d F S�' £ Hip @k�ilg9? QQ 1$ gigg, s b Waw sxfir � _ qq dB � ! 1 3 1 1 £ 3 1 1 a 3 Ala ".I."• - a UN N1 Aug rl N III I eHHD o m Q- // lw 3 h• O R 3 i City of Meridian Department Report VII. Exhibits w�P'{zFz sons �I��;��V€�2s3;e all w€l €e5' F w�,e€11 Elmo 6We o 3 age=s ��is '� a �3, 'Tom'Tomz �= `z $§'€ P..Q ��a55@33_w ax3"3 a. �3 W— ::s���.� � @Y' bFb W ss€oEy Him a BEE .;a O i ¢ d HH tl � 1 �1 ® ® ® ® 1 III C ® p P � a X`a` n..:t - IT flu, ;1 :: alall% z City of Meridian Department Report VII. Exhibits i ew g E7 �q ga U V V'2MM�! ON,i� - Ng uga 1z -OF ............. ...... ...... —4 J4 �4 1�� (K (1) 3D S 41� .....----- (P 6 rr City of Meridian Department Report V11. Exhibits € � ON a z o Ln n �� it MIN �o � E Zap VIP�� 5 � s w 110 3 ygc 2 IIIII ���fm�a� Ow.sinr�" s ea � Y eOaf 9 § 3 ,- AN. a _�22 caw IqR y € tlaF�sa o n I I I — } S !9 ®® ®m®n®T T e M.:."l 9:� J OO,®Y®OO .O a0 ®p©0 O OD I- ® � �dn ® ®p ®7 ® i O 3 3_ ' z p pJ ® ® ® lQlpp �® W •ppC: p ® a �n COD a Z :I�.. OD M City of Meridian Department Report VII. Exhibits J. Qualified Open Space Exhibit& Site Amenity Exhibits (dated: October 2024) a w :5 o = m�y y¢2 z�g s�< x g 4 � e a g s B 3 � a n R p 3 ® T lR1e ® I 4`I Q T 7 S[I t n v nrn� �L�p] 1 i 0 0 0 J City of Meridian Department Report VII. Exhibits 7 f. BOCCE BALL COURTS REFERENCE PHOTO i -4 PICKLEBALL COURTS REFERENCE PHOTO E.SPIRE LN. 4 2 BOCCE :r BALL �COURTS� BLOCK i PICKLEBALL y: E�y COURTS J w; w 3 Q :z• 0 CiUBHOUSF �y -10,700 5F 3 - '•� L City of Meridian Department Report VII. Exhibits K. Conceptual Building Elevations ELEVATIONS The homes along Locust Grove Road will incorporate articulation!n design to provide visual variety. Typical elevations are shown below. Conventional Single Family(typical to the non-age restricted homes) i y14 ry ^r t y� City of Meridian Department Report VII. Exhibits Carriage Lane Single Family Detached f typrcol to Cadence] rZ NONE ;- - = TI ■ TIHT Single Family Paired(typical to Cadence) I � I n offs -_ cum City of Meridian Department Report VII. Exhibits L. Deviations from the R-15 Dimensional Standards Proposed with the PUD Horne Type Street Setback to Street Interior Rear Living Area Setback to Side Garage Carriage Lane, Alley Loaded Alley-5 ft 5 ft 3 ft Alley—N/A, see (Age Restricted)** Local - 5 ft (10 ft) street setback Paired Cadence, Front Loaded 10 ft 20 ft 3 ft 12 ft (Age Restricted)"'I Conventional, Front Loaded 10 ft 20 ft 3 ft 12 ft (NOT Age Restricted *Proposed Setback(Standard Setback in the R-15 Zone) ** 'Carriage Lane"is Brighton's term for"alley loaded"homes. '"Paired Cadence"is Brighton's term for"duplex"style,age restricted,homes. "Street Setback"shall only refer to a setback directly adjacent to right-of-way.When a common lot is adjacent to a lot"Interior Side"setback shall be used to determine the setback. _ 'r — iRFL PPIMI i { � ..AGF AFSiRICTF" � [ornuurxrr � I u ,r l5 BITIC F 9�e�Gl 'E.lVG�ER NO i:Fvf I r utnT F L AAR4 Riga. City of Meridian Department Report VII. Exhibits M. Annexation Legal Description& Exhibit Map km ENGINE ERIN G September 26,2025 Project No_:24-168 Apex Cadence Subdivision Exhibit A Legal Deserip#ion for Annexation To the City of Meridian A parcel of land for arinexation to the City of Meridian being a portion of Government Lot 1 and the Southeast 1/4 of the Northeast 1/4 of Section 5,Township 2 North, Range 1 East, B.M.,Ada County, Idaho being more partIcularly described as follows: Connmencing at a 5f 8-inch re bar marking the Southwest Conner of said Government Lot 1, which bears S00"02'06"E a distance of 1,337.30 feet from a 518-inch rebar marking the Northwest corner of said Government Lot 1,thence fallowing the westerly line flf said Southeast 1/4 of the Northeast 1/4,SOW02'06"E a distance of 598.75 feet to the POINT OF BEGINNING. Thence leaving said westerly line,N78"25'S5"E a distance of 161.21feet; Thence N54'S5'2C"E a distance of 74.17 feet; Thence N31"51'12"E a distance of 92.01 feet; Thence N10'25'10"E a distance of 381.33 feet; Thence N05'26'52"W a distance of 106.26 feet; Then ce'N18'56'20"W a distance of 287.55 feet; Thence N32'08'38"W a distance of 91.83 feet; Thence N51'32'57"W a distance of 104.61 feet.- Thence N74`59'05'W a distance of 44.02 feet; Thence N00'02'WW a distance of 27.96 feet to the centerline of the Rawson Canal; Thence following said centerline the following nine(9)courses: 1. 574'59'05"E a distance of 54.46 feet; 2. S61"32'57"E a distance of 114.87 feet; 3 532°06'38"E a distance of 102.04 feet; 4. 5.18"56'20"E a distance of 293.97 feet; 5. 505'26'52"E a distance of 113.22 feet; 6. S10"25'10"W a distance of 390.20feel; 7_ 531*51'12"W a distance of 102.63 feet; 8. S54'55'2V'W a distance of 85.30feet; 9_ 578`25'55'W a distance of 172.34 feet to the westerly line of said Southeast 1f4 of the Northeast 114; Thence leaving said centerline and following said westerly liner NO9'02'06"W a distance of 27.56 feet to the POINT OF BEGINNING. 5725 North ols[awary way• Balss,Idaho 83711 G 208.639.6939+ ke "ZIIP_aom City of Meridian I Department Report VII. Exhibits Said parcel contaiins a total of 0.86 acres, more or less,and is subject to all existing easements and/o r rights-of-way of record or irnpH ed- Attached hereto is Exhibit Band by this reference is made apart hereof. QI- uo a Dd or PAGE City of Meridian Department Report VII. Exhibits NORTHWEST CORNER OMfT LOT 1 FOUND 5J8- REDAR S74'59'05"f: 54.46' N40'02'p6'1V S61'32'57'E 27-96' 1 14.87' I M74'59'05"W 532"08'38% 44.02' N61'32'57W 102,04' 104.61' V ri N32'08'38"W z rk 91.53' r3 CIENTERLINE OF THE -s 's PAWSON CANAL POINT OF COMMENCEMENT SOUTHWEST CORNER GOV'T LOT 1 FOUND 5/8" REM 4 M0526'52V n ^113,22' 26'S2�E i 13. 106.26' DAVID& KRISTIN 3 TUR N BULL FAM I LY TR UST 3 I E� APN;S14061130355 (PORTION) c ANNEKAT1OM AREA:0.86±AC CURRENT ZONING. RUT 0 r t O f W3 on L z v G;, N31'51'12'E - 92-01 P I N54 55'20"E z 74.17' S31'51'12V 5 102.63' POINT OF BEGINNING ,, N7925'55"E 161.21' N00'02'deu S54'55'20"W 27-Sfi 85-30' S78'25'55'W 0 150 30D a50 n E N G I N E E R I N G — 172,34' plan Scale: V= 156' p S775 RE RFH OISCOVERT WAY = 96LSE,IQAHD E3M rFlos,E�3ua�639 a93s E H I BIT D bnen¢Ilv.son AN NE?ATIE�N TO THE CITY OF MERIDIAN DATE: SEP'TEMUR Z025 IWIE T: 11-118 SHEET: APEX CADENCE SUBDIVISION 1 OF 1 G VT LOT 1, SE1/4 NE1/4 SEC, G, T2 N, R1 E, BM, ADA COUNTY, 1DAH0 City of Meridian I Department Report VII. Exhibits N. De-Annexation Legal Description&Exhibit Map I= E N G I N E E It I N G Septeminer 26,2W5 Project No_:24-108 Apex Cadence Subdivision Exhibit A Legal Description for Do-Annexation From the City of Meridian A parcel of land for de-annexation from the City of Meridian being a portion of the Southeast 114 of the Northeast 1/4 and the Northeast 114 of the Southeast 1/4 of Section 6,Township 2 North,Range 1 East, B.M„City of Meridian,Ada County,Idaho being more particularly described as follows, Commencing at an aluminum cap marking the East 114 corner pf said Section 6,which beam 500°04'35"E a distance of 2,671.16 feet from an alum!num cap marking the Northeast corner of said Section.6,thence following the northerly line of said Northeast 1/4 of the Southeast 1/4,N89'22'50"W a distance of 1,304.25 feet to the POINT OF BEGINNING. Thence leaving said northerly line,S00'42'27"E a distance of 601.03 feet; Thence N52'05'35'W a distance of 31.44 fleet to the westerly line of said Northeast 1/4 of the Southeast 1f4; Thence following said westerly line,N00'02'10"W a distance of 581-86 feet to the Northwest corner of said Northeast 114 of the Southeast 1/4(Center-East IJIG cornea; Thence leaving the westerly line of said Northeast 114 of the Southeast V4 and following the westerly line of said Southeast 1/4 of the Northeast 1/4,N0702'06"W a distance of 660.87 fee#, Thence leaving saidwesterly line,587"34'26"E a distance of 13.49feet; Thence SOV2023"E a distance of 549.25 feet; Thence 500'43'55"E a distance of 111.26 feet to the POINT OF BEGINNING. Said parcel contains a total of 0,52 1cres,mare ar less,and is sub*ct to all existing easements and/or rights-of-way of record or implied_ Attached hereto Is Exhibit B and by this refereme is made a part hereot. ii rr�� ,a L 2 0 OF L. a .24. 5725 North Diiooywy Way u DoIw, Idatio a 37 13■706,09.69�3■krnengilF.com City of Meridian Department Report VII. Exhibits NORTHEAST CORNED SECTION 6 I FOUND ALUMINUM CAP E. LAKE HAZEL R€7. 31 32 587'34'26"E 5 5 13-49' LO oE-ANNEXATION 70TA1 AREA: 0.52±ACLk- m o � GARY R. MU ROD ITI0 in ' APN-51406141570 CURRENT ZONING: R-P I POINT OF COMMENCEMENT r,,29APIN; 5-E EAST 1/4 CORNER SECTION 6 CENTER-EAST 1 f i 6 CORNER FOUND ALUMINUM CAP NB9'22'50'W 1304.25' (TIE) F ElEGINNING G7 J M U RGOITIO LLC vi ao 140641770D(PORTION) ENrotvlNc: � I CIA n � I N 0 200 400 600 Plan Scate: 1" =200' a E N52'05'35"W a � I � I E N G I N E E R I N G 5725 N4RrK OGGIM ERY WAT = BaSE.IDAHO 23713 EXHIBIT I�PHDNE j2W)1539i539 Bmenghp.c m DE-ANNEXATION FROM THE CITY OF MERIDIAN DATE: iEFTETYMER 2D25 s FNCYIEC-f: I4-700 APEX SHEFF. CADENCE l.1BDI I ION 1 OF I SE1J4 NE1/4, NE1/4 5E1/4,SEC. 6,T2N, RLE,13M,CITY OF MERIDIAN,ADA COUNTY, IDAHO City of Meridian I Department Report VII. Exhibits � # i SO 5 I I ' 4 1 idw F A.. ■I i� _ -i VIII. ADDITIONAL NOTES &DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS (link to Community Metrics) A. One-Mile Radius Existing Condition Notes This data is automatically derived from enterprise application and GIS databases, and exported dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30- days. Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel based data excludes certain properties and represents land as it exists now. Properties considered are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional development, government, and quasi government facilities). The following values also constrain included property acreage to reduce outliers and non-conforming instances from distorting averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. Some approved entitlements, and particularly older ones,may be constructed. Decennial population counts and household counts are based on the most recent Decennial Census. Current population and current household values are COMPASS estimates,usually for the year previous, and are based on traffic analysis zone boundaries(TAZ's). B. Mixed Use Analysis Notes This data is derived from enterprise application and GIS databases, and exported dynamically. Data considered for analysis are only those areas overlapping the overall Mixed Use boundary area.Mixed Use areas across arterial roadways are distinct, separate, and not considered as they do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety, transportation efficiency, etc.).Mixed Use parcel areas may be greater or smaller than the future land use area designation boundary due parcel size,configuration,right-of-way, and other factors. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. C. Service Assessment Notes This data represents existing conditions derived from our enterprise application and GIS database, exported through dynamic reporting. The system references the most recent available data from various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and response times,police crime reporting,pathway information,existing and planned transit, roadway improvements, school and park proximity, and other resources. The tool provides context for project review,using multiple indicators consistently. Data from similar topics may vary based on different levels of review. The overall score is based on weighted criteria(not a ranked order), and the percentile score compares the parcel to others in the city(higher is better). This tool was developed as a City Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are just one data point and should not be the sole basis for decisions. D. ACHD Roadway Infographic Notes The Ada County Highway District utilizes a number of planning and analysis tools to understand existing and future roadway conditions. • Existing Level of service(LOS).LOS indicator is a common metric to consider a driver's experience with a letter ranking from A to F.Letter A represents free flow conditions, and on the other end Level F represents forced flow with stop and go City of Meridian I Department Report V111. Additional Notes&Details for Staff Report Maps, Tables, and Charts conditions. These conditions usually represent peak hour driver experience. ACHD considers Level D, stable flow,to be acceptable. The LOS does not represent conditions for bikes or pedestrians,nor indicate whether improvements: are possible; if there are acceptable tradeoffs; or if there is a reasonable cost-benefit. • Integrated Five Year Work Plan(IFYWP). The IFYWP marker(yes/no)indicates whether the specified roadway is listed in the next 5-years. This work may vary, from concept design to construction. • Capital Improvement Plan(CIP). The CIP marker(yes/no)indicates whether the specified roadway is programmed for improvement in the next 20-years. City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts w IDIAN� AGENDA ITEM ITEM TOPIC: Installation of Elected City Council Members Brian Whitlock (District 1), John Overton (District 4) and Luke Cavener (District 6) ,•� !• r�°f _ �!! 1r �i ... .. .sw�a.�i �! _ MEAN l Il w ,�l 1 l f4• '. lY CUB CY +v 0!P• uUY ,:UVY Y'vuwgryXCr my, Y + Y .l /� .: `. pr ' 'U py , •ry ;CY¢U• V: r, r ;nY,rU S CrUvR'l 1Y l'CY )Y , ' vy, 4UAvCUJv ,U�l,rlU4,nrv,Y1U:U'l. " v YYT "CC�.t4 4mt 'lY v, rv • YUv ' ' YJ' , irVYW 1lY RU KCI . ,.S �Y'C,.:_ � A;!8d@'S[..,k _5 .. . _v . SkNt,'CY�N.d1b.11d.Yb:t.:Yt ewtM4. -.. . S,.X�°,'4. ..ICY. .',,. ?�.�[h >« !'�.A4'.e_,tYAb'&�'! dY,S : . ,.. :J.Ed4. ,. ..... . . . :. . -�:1�.t8Y5 , 4.,J f� �.D.....,..._. d�l:q' :5��".".f91.'cc'•4!'wT.h".17'1wr.:�•,"SrYI.f'�C�. . . E'�!T1 .y�;&l:N,fE'YM2N�%. 'wti. .e�Y...'SP '!'X17'y� ..!. :: � CERTIFICATE OF ELECTION i. Y CITY OF MERIDIAN , STATE OF IDAHO � . _ 2e f , THIS IS TO CERTIFY, that at a General Election held in the City of Meridian, County of Ada, % State of Idaho on November 4, 2025 , John Overton was duly elected to the Office of City Council for the City of Meridian for a term of four (4) years, beginning January 6 , 2026 .4 i � 5_ �CpC� CFDAUGGs, ! � IN WITNESS WHEREOF, this certificate City of ��%' VL E IL7IAN -- has been signed by the Mayor and Clerk of the City of Meridian, and its corporate seal ° SEAL has been hereto affixed on January 6 , 2026 •1 a q01 the TflEASV �� f Attest : p, Chris Johnson C ' r Robert E . miso , Mayor �� �d7VW,Mr"l+S �Aie'$ne1S�Z�i4.rya'rX,4�8ARiA:P&rloi°r `f�W�nl:�,�'�i>�14a .i,.e,�r�ea� ni#6iarr m`,fiYt,�,LEiu'�FAF`.b5i�i'n'6a'Ydi.Yaffi�55.Y✓,r,,9r&3.dar��Sa(✓✓enx�antfrr:,:�il✓,YA`d;a�.irino�YY"i a4.`arTfrrrt,utf`� ,���;i,. r r ', -n: r ,r,,; in2'S u;irdr3�n'm�Lc rmKrK�"Aa ,i�TAi au7,XR'�Cea°�ei`�tldRn` a�tearuH: STiit,,,�n�m'1'�n`7,r,1tt'�F`,Fxr�Arrrr �• '`:_..a.� !'..[ . : . !•�•9 _�! ! 0 .:: , i ,,,'•r�µ4 � :� - `��� . ♦ !� i�r[ • � �! 1 e7 - r � - ;r�,a �1 !, ,[ f !r4 �. �! :� �,: " Is S . , .L, .. - . ' •i� � � W W. /MP rr - . ,y1 1�/ C��f i� " i �/�i�� . - " 0 1�' 1 �► ��i• _ • `V14`l` `� Y V11TP,9' 19��1`1,V, ••1Ve�V �V � 11V„it t' VY,V, .. ry q CERTIFICATE OF ELECTION � / f f .� / CITY OF MERIDIAN , STATE OF IDAHO '� THIS IS TO CERTIFY, that at a General Election held in the City of Meridian, County of Ada, State of Idaho on November 4, 2025 , Brian Whitlock was duly elected to the Office of City ' 1 - Council for the City of Meridian for a term of four (4) years, beginning January 6 , 2026 . ell C �TFDr1 (JGG � 1 _ O ` IN WITNESS WHEREOF, this certificate sa., City of . has been signed by the Mayor and Clerk of VE R the City of Meridian, and its corporate seal SEAL has been hereto affixed on January 6 , 2026 s • F / BOf REnSu�� r z. ' Attest : Chris John , City Clerk Robert E . S mi on, Mayor r i ••� ,���9Ft �, vni5 , . . . . YiFnY��ia'a�n�itir r - ,r u- . . . . .. . - . . . . .rS - A 'A ri 6tiiinr Y1 ut .nidneir e`f9{'n ihk: waeS9kr'ra1"�Akfi�tnn34 n4'1rm3ekZ�ink7`ki&irf`1a 4i�'/fi�nmYiT3'J�a'�re�nS tnV.teN�rtdSt"d�e�BN'r,�.ukrtNF"iARrrpl �nW`45'$5'`�5. � VN tt 1 t l '. '` -'yam • : r .i' , s .i Y. ,.i 4 ..: � - '.."�. �''l.A'C..4..,. ... �.f+5� ..Z:.. � .. '. `v:V-'%�' '�J,vge.2 `'..".R.KP3.4vA�uX4!'S''��f•"R;,.IV .���vt Nv.�xl!+?;kK¢4.�'.R���°!3!�Nd�t:.M'd"�%:4,.�''.5�1A1XW:kld'dEr?Y'.J"AEI:!dASµ'�'�.l�ikd�k�!! •�CJ3$ GGS�'<h,'!'!,y"';'�u�.�'r°'°�..�° .V..'7,Yd.25J°�;:''$3,llkMC'YlY:'P�,'�S''45�a;SiJ��xc¢l'�19t %.,. v .V i r i CERTIFICATE OF ELECTION a../ CITY OF MERIDIAN STATE OF IDAHO — : THIS IS TO CERTIFY, that at a General Election held in the City of Meridian, County of Ada, State of Idaho on November 4, 2 02 5, Luke Cavener was duly elected to the Office of City Council for the City of Meridian for a term of four (4) years, beginning January 6, 2026. t� e0�, TED A UC�ST ' . 04 .�`' '9�, IN WITNESS WHEREOF, this certificate p ,�cry of has been signed by the Mayor and Clerk of Ci E IDIAN*-- IDAHO the City of Meridian, and its corporate seal 3 t _ � SEAL has been hereto affixed on January 6, 2026 ' 4 r rFA��/he TREAS���v a: Attest: Chris Joh i Clerk Rober E. Si son, Mayor <::, ;. �� , ,�ai:ii; .t�.r�i.�eiu,tan:�:X7.�'Jttit4ffi�;v'nl:elA.�3LFie}.'�S�Xu"tib;XR�:'�3du�'N[:av$,aSY"d`G `:('.,r�,b,3'?st`idxunaa,'A,7�iNP:ediFYr.�nT7n.'n4.tltf&PAP.,hSn7a'�F9��4n'A,�efrieirf�mti�iiSi�» £Y:rlc,Aid;A�n9,YX.n11�RiRu5R�5Wdeh»3AVXffieddlt�TuS:iY,d:Y,�i:"�63SA.nY��',n)'ii�eI.'*;u�i��rb:):�d9£,i1,l�C+nYd,'aer kSi54.ui+ni2',1nRu.C1„'ea4�a`Y�Ai1r:�11�irm6i�.fWr1 Y,iii-�niin SGFn �, f s ,.,_ .Qrr �.• •: —. '�r � : :_'•✓ �_: — �_. �: :�' �1r �! e _ +r L/' ..1i -- ':i. �Y V 'tEr w 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. i CITY OF MERIDIAN CITY COUNCIL PUBLIC FORUM SIGN-IN SHEET Date: January 06, 2026 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 knur turn to speak, state your name and address first o Observe a 3-minute time limit (you may be interrupted if your topic is deemed inappropriate for this forum) Name (please print) Brief Description of Discussion Topic E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Fiscal Year 2026 Budget Amendment in the amount of$97,389 for Settlers Park Irrigation Pump Upgrades Mayor Robert E. Simison City Council Members: E IDIAN'11:7-4� Luke Cavener, President Liz Strader,Vice President Brian Whitlock Doug Taylor John Overton Anne Little Roberts December 31, 2025 MEMORANDUM TO: Mayor Simison and City Council FROM: Steve Siddoway, Parks & Recreation Director RE: Budget Amendment - Settlers Park Irrigation Pump Upgrades Background The irrigation pump upgrade at Settlers Park is required to provide additional capacity to support the park expansion. Originally, the pump upgrade was planned as part of the overall expansion project and funded entirely through impact fees. However, a recent review by Finance determined that it is more appropriate for the General Fund to pay a proportionate share of the cost, as the new pump will replace an existing pump and serve both the existing park acreage and the expanded area. The attached budget amendment allocates General Fund resources to share the cost of the irrigation pump upgrade between the General Fund and the Impact Fee Fund. Approving this amendment now, rather than delaying it by one year, will result in an estimated savings of approximately $40,000 to the City. Objective Approval is requested for a budget amendment in the amount of$97,389 to fund the General Fund's proportionate share of the irrigation pump upgrade serving the existing park. 12/31/2025 9:00AM City of Meridian FY2026 Budget Amendment Form Personnel Costs Full Time Equivalent(FTE): Fund# Dept.# G/L# Proj.# G/L#Description Total E IDIAN 01 5210 41200 10120 Wages 0�_ 01 5210 41206 10120 PT/Seasonal Wages 01 5210 41210 10120 Overtime Please only complete the fields 01 5210 41304 10120 Uniform Allowance highlighted in Orange. 01 5210 42021 10120 FICA $ Amendment Details 01 1 5210 42022 10120 PERSI I $ Title: Irrigation Pump Upgrades to Settlers Park 01 1 5210 1 42023 10120 Worker's Comp $ Department Name: Parks&Recreation 01 1 5210 1 42025 10120 1 Employee Insurance $ Presenting Department Name: Parks&Recreation Total Personnel Costs $ Department#: 5210 Operating Expenditures Primary Funding Source: 1 Fund# Dept.# G/L# Proj.# G/L#Description One-Time On-Going Total CIP#: 01 5210 1 10120 $ Project#: 10120 01 5210 10120 $ 01 5210 10120 $ Is this for an Emergency? ] Yes ] No 01 5210 10120 $ New Level of Service? ] Yes ] No 01 5210 10120 $ 01 5210 10120 $ Clerks Office Stamp 01 5210 10120 $ 01 5210 10120 $ 01 5210 10120 $ 01 5210 10120 $ 01 5210 10120 $ 01 5210 10120 $ 1-6-21)26 01 5210 10120 $ Date of Council Approval Total Operating Expenditures $ - $ $ Capital Outlay Fund# Dept.# G/L# Proj.# G/L#Description Total Acknowledgement Date 01 5210 96903 10120 Settlers Park Construction $ 97,38912/31/25 01 5210 10120 01 5210 10120 Department Director 01 5210 10120 01 5210 10120 01 5210 10120 Chief Financial Officer Total Capital Outlay $ 97,389 Revenue/Donations Councilman Whitlock approved via email 12.31.25 Fund# Dept.# G/L# Proj.# G/L#Description Total C I Liaison 01 5210 10120 01 5210 10120 — 1 2-31-25 01 5210 10120 1 Mayor Total Revenue/Donations $ Total Amendment Request $ 97,389 City of Meridian FY2026 Budget Amendment Form 1-11y2026-budget-amendment-form-Settlers Park Irrigation Upgrades 12/31/2025 9:00AM City of Meridian FY2026 Budget Amendment Form Total Amendment Cost-Lifetime Prior Year(s) Fiscal Year Fiscal Year Fiscal Year Fiscal Year Fiscal Year Department Name: Parks&Recreation Funding 2026 2027 2028 2029 2030 Title: Irrigation Pump Upgrades to Settlers Park Personnel $ $ $ $ $ Instructions for Submitting Budget Amendments: Operating $ $ $ $ $ ➢ Department will send Amerdment with Directors signature to Finance(Budget Manager)for review Capital $ 97,389 ➢ Finance:will send Amendment to Courcil Lia son fc-signature Total $ - $ 97,389 $ $ $ $ ➢Council Liaison will send signed Amendment to Mayor Total Estimated Project Cost: $ 97,389 > Mayor will send signed Amendment to Fin—(Budget Manager) Evaluation Questions > F'ra nce(Budget Maragsr)Sri 11 send approved copy of Amencment to Department Please answer all Evaluation Questions using the financial data referenced above. > D_partirert v:ill add cc�v of Ar-_r 1—i-to eO ra l rg F luricoc_Agenda Manager 1. Describe what is being requested? Funds will be used to upgrage the irrigation pumps in Settlers Park to provide higher flow rates in order to supply irrigation water for the additional 11 acre site where the Community Center and Settlers Park expansion project is located. 2. Why was this budget request not submitted during the current fiscal year budget cycle? Finance recently determined that we should not use solely impact fees for this irrigation pump upgrade,since the pumps will replace existing pumps in the park and will supply water to the existing acreage. Impact fees are solely for the extra capacity. Therefore,there will be a proportionate share for impact fees and general fund. 3. What is the explanation for not submitting this budget request during the next fiscal year budget c cle? We will save around$40,000 by doing this upgrade now and not waiting another year. 4.Describe the proposed method of funding? If funding is split between Funds(i.e. General,Enterprise,Grant),please include the percentage split. List the amounts and sources of anticipated additional revenue that will result from approval of this request. General Fund 5.Does this request align with the Department/City's strategic plan? If not,please explain how this request was not included in the Department/City strategic plan? Yes 6. Does this request require resources to be provided by other departments? If yes,please describe the necessary resources to be provided by other departments. No 7.Does this Amendment include any needed Equipment or Software that will utilize the Cit 's network? Yes or No 8.Is the amendment going to result in the disposal of an asset?(Yes or No) No 9.Any additional comments? Total Amendment Request $ 97,389 Every effort should be made to avoid reopening the budget for an amendment. Departments will need to provide back up and app ear before the City Council to justify budget amendments. Budget amendments are intended for emergency or mandatory changes to the original balanced budget. Changes to the original balanced budget may cause a funding shortfall. City of Meridian FY2026 Budget Amendment Form 1-11y2026-budget-amendment-form-Settlers Park Irrigation Upgrades E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approval of Public Works Construction Contract to Precision Pumping Systems for the Settlers Park Pumping Station for the Not-To-Exceed Amount of$185,183 E IDAN IHO L MEMO TO CITY COUNCIL Request to Include Topic on the City Council Agenda From: Keith Watts, Procurement Manager Meeting Date: January 6, 2026 Presenter: Consent Estimated Time: N/A Topic: Approval of Public Works Construction Contract to Precision Pumping Systems for the Settlers Park Pumping Station for the Not-To-Exceed Amount of$185,183.00. Recommended Council Action: Approval of Public Works Construction Contract to Precision Pumping Systems for the Settlers Park Pumping Station for the Not-To-Exceed Amount of$185,183.00. Background: • The contract is the result of Formal Bid # PKS-2602-11652. CONTRACT FOR PUBLIC WORKS CONSTRUCTION SETTLERS PARK PUMP STATION PROJECT # 11652 THIS CONTRACT FOR PUBLIC WORKS CONSTRUCTION is made this 61" of January, 2026, and entered into by and between the City of Meridian, a municipal corporation organized under the laws of the State of Idaho, hereinafter referred to as "City", 33 East Broadway Avenue, Meridian, Idaho 83642, Precision Pumping Systems, hereinafter referred to as "Contractor", whose business address is 6515 Business Way, Boise, ID 83716 and whose Public Works Contractor License # is PWC-C-14387. INTRODUCTION WHEREAS, the City has a need for equipment and construction services involving Settlers Park Pump station; and WHEREAS, the Contractor is specially trained, experienced and competentto 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 anysuch work is copyrightable, the Contractor may copyright the same, except that, asto 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, orany 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, state and City laws, ordinances, regulations and resolutions. The Contractor Settlers Park Pump Station Project# 11652 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 $185,183.00. 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 Exhibits A or B. 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 giving written notification to Contractor. Settlers Park Pump Station Project# 11652 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 failsto fulfill in a timely and proper manner its obligations under this Agreement, violatesany of the covenants, agreements, or stipulations of this Agreement, falsifies anyrecord 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 Agreementshall, at the option of the City, become its property, and Contractor shall beentitled 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 bliability to the City for damages. 5. Independent Contractor: 6.1 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. 5.1 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. Settlers Park Pump Station Project# 11652 5.2 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. Sub-Contractors: 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'selected officials,officers, employees, agents, and volunteers from and for any and all losses, claims, actions, judgments for damages, or injury to persons or propertyand losses and expenses and other costs including litigation costs and attorney'sfees, 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 minimumamounts as follow: General Liability One Million Dollars ($1 ,000,000) per incidentor 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 or destruction to tangible or intangible property, including use of. Contractor shall provide City with a Certificate of Insurance, or Settlers Park Pump Station Project# 11652 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 PurchasingAgent 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 Cityor the City's elected officers, officials, employees and volunteers shall be excess ofthe 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 Contractor and Contractor's agents, representatives, employees or subContractors. 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 & 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 Settlers Park Pump Station Project# 11652 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/environmental.aspx?id=13618. Contractor shall retain all stormwater and erosion control documentation generated rn 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 shall be provided to the City with the documents. These documents shall be Settlers Park Pump Station Project# 11652 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 asthe 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 Title VI and VII of the Civil Rights Act, Revenue Sharing Act Title 31 , U.S. Code Section 2176. Specifically, the Contractor agrees not to discriminate against any Settlers Park Pump Station Project# 11652 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 or local 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 or the 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 Agreement is modified as provided above. Settlers Park Pump Station Project# 11652 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 for Bid document, then the winning bidders submitted bid document. 30. Compliance with Laws: In performing the scope of work required hereunder, Contractor shall comply v\ball applicable laws, ordinances, and codes of Federal, State, and localgovernments. 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. Certifications. Pursuant to Idaho Code §§ 67-2359 and 67-2346, Contractor hereby certifies: Settlers Park Pump Station Project# 11652 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. C. Contractor certifies that: (i) as of the Effective Date, it is not engaged in a "Boycott," as defined in Idaho Code §67-2347A, of any individual or company because that individual or company engages in or supports (a) the exploration, production, utilization, transportation, sale, or manufacture of fossil fuel-based energy, timber, minerals, hydroelectric power, nuclear energy, or agriculture, or (b) the manufacture, distribution, sale, or use of any "Firearm," as defined in Idaho Code §18-3302(2)(d); and (ii) it will not engage in any such boycott during the Term. 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: CITY: CONTRACTOR: City of Meridian Precision Pumping Systems Procurement Manager Attn: Arlan Toest 33 E Broadway Ave. 6515 Business Way Meridian, ID 83642 Boise, ID 83687 208-489-0417 Phone: 208-890-1139 Email: arlan@gopps.us Public Works Contractor License#: PWC-C-14387 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. Settlers Park Pump Station Project# 11652 CITY OF MERIDIAN: PRECISION PUMPING SYSTEMS: BY: BY: KEITH WATTS, Procurement Manger DATED: DATED: Approved by Council Date: (if needed) 1-6-2026 Project Manager: Jeremy Aldrich Settlers Park Pump Station Project# 11652 EXHIBIT A SCOPE OF WORK REFER TO INVITATION TO BID (PKS-2602-11652) ALL ADDENDUMS, ATTACHMENTS, AND EXHIBITS included in the Invitation to Bid Package # (PKS-2602-11652), 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 the following separate attached documents: • Document 5 - Technical Specification For Settlers Park Pump Station (7 Pgs.) • Document 6 - Map Location of Settlers Park Pump Station (1 Pg.) Settlers Park Pump Station Project# 11652 EXHIBIT B MILESTONE / PAYMENT SCHEDULE A. Total and complete compensation for this Contract shall not exceed $185,183.00. MILESTONE DATES/SCHEDULE Milestone 1 Substantial Completion TBD Days From Date of NTP Milestone 2 Final Completion TBD Days From Date of NTP PRICING SCHEDULE Contract includes furnishing all labor, materials, equipment and incidentals as required for Settlers Park Pump Station per ITB BID# PKS-2602-11652. NOT-TO-EXCEED AMOUNT.............................................$185,183.00 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 Quantity Description Q Unit Unit Price Total Cost No. Required Complete UL QCZJ listed Pump Station 1650GPM 90 PSI Includes New 3 Phase, 480-Volt 60 HP VFD UL 508A Control Panel with New Pump Skid, 60 HP Vertical Turbine Pumps and Motors, Manifold and 1 All Piping, Amiad Filtomat MG110 Filter With 300-M 1 EA $163,100 $163,100 Micron Filter, 10-Inch Badger Mag Meter. (The Entire Pump Station and the Control Panel Shall Be Designed, Assembled, Programmed, and Tested By a Single Manufacturer) Deliver Pump Station and Set Station and Pumps 2 With Crane. Connect to Irrigation Mainline. Suction 1 EA $4,800 $4,800 And Site Piping Are Not Included. 3 City to Stub Mainline Vertically. Contractor Tie in. 1 EA $1,500 $1,500 4 Remove Old Irrigation Pump Components and 1 EA $1,500 $1,500 Dispose of Old Parts Not Kept By City. Settlers Park Pump Station Project# 11652 Electric Upgrade: Remove Existing 200A Disconnect, Tap Conductors and Feeder to Existing Pump Controller. Install New 5 400A Fusible Disconnect with (3) 225 A Fuses, 2" In. 1 EA $10,983 $10,983 EMT to NEW Pump Controller with 4/Ocu Conductors and Make Terminations. Provide 4/0 Tap Conductors to Gutter and Terminate. Provide Permit and Inspection. The UL QCZJ & ISO 9001 ;2015 Certified Pump Station Manufacturer Shall Conduct and Document a Complete Factory Dynamic Test of the Pump Station at Factory Prior to Shipment. Pump Station Shall Be Tested Throughout the Entire Operating 6 Range at the Net Discharge Pressure Called for in 1 EA $3,300 $3,300 The Technical Specifications. Individual Pump Pressure, Flow, RPMs, Volts, Amps, KW, and Power Factor Shall Be Documented for Verification by the Owners' Representative Prior to Delivery Upon Request. Settlers Park Pump Station Project# 11652 ACQ580 Drives ONLY ALL VFDs in Single Cabinet IEEE Harmonics Integrated Into Cabinet Factory Testing of the Pumps (only) Prior to Shipment Pump System CONTROLLER General Requirements: 1. Non-Proprietary, Open-Source Programming: To better facilitate owner access to system servicing, the control system shall be non- proprietary and open source. Proprietary control systems shall not be accepted. 2. Dual Language HMI Interface: To ensure that the control system warnings and parameters can be safely understood by a wide range of operators, the interface shall have a user-selectable English or Spanish Interface. 3. Controller User Guide. Programmable Logic Controller (PLC): PLC shall consist of a central processor with built-in dual port Ethernet and USB connection. Processor shall be capable of expanding up to 4 1/0 expansion modules and include the following features: 1. High-speed counter with 100 kHz maximum input frequency 2. Pulse output with 100 kHz maximum output frequency 3. Supply Power shall be 24V DC with maximum 35A maximum inrush current. Environmental Ratings: 1. Class 1, Division 2 Hazardous Location 2. Operating Temperature: -25 to 65 degrees Celsius 3. 10 - 95% Relative Humidity Program Storage: 1. Serial Flash Memory using embedded SD Card Slot 2. RAM Backup via lithium battery capable with up to 4 years battery life. Communications Interface: 1. One-USB Mini-B USB Standard 2.0 2. Two Ethernet Ports with RJ45 Connector Protocols: 1. Modbus TCP 2. Modbus RTU 3. Ethernet/IP 4. Bacnet Manufacturer/Series: 1. IDEC MicroSmart FC6A Plus Operator Interface General Requirements: 1. The touchscreen shall allow operator access to all system settings and monitoring data. 2. The operator interface shall be a Color TFT LCD touchscreen 3. The touchscreen shall be mounted to the motor control panel door. 4. A VFD control keypad is not an acceptable substitution for the digital operator interface. 5. The operator interface shall allow the user to adjust the system parameters & settings to the PLC program locally without requiring any additional equipment such as a laptop computer. 6. System must be capable of programming VFD's via touchscreen (for 3-phase systems only) Hardware Features: 1. High Resolution Display with 640 x 480 pixels, with a minimum screen diagonal length of 5.7" In. 2. Backlight with 100,000 hours 3. Supply Power shall be 24V DC with maximum 30A maximum inrush current. Environmental Ratings: 1. NEMA 4X 2. Class 1, Division 2 Hazardous Location 3. Operating Temperature: -20 to 60 degrees Celsius 4. 10 to 90% Relative Humidity, non-condensing Communications Interface: 1. One Mini-B USB Standard 2.0 2. One Ethernet Port with RJ-45 Connector 3. RS232C or RS485 Program Memory Storage: 1. 2GB SD Memory Card 2. Manufacturer/Series: IDEC High Performance Series or Pre-Approved Equal. Monitoring Functions System Dashboard: 1. Pressure, flow, and level status. 2. Pump status, including lead pump designation, VFD frequency, torque, kw and current draw. 3. Alarm conditions, with the ability to manually reset alarms. 4. Current values of all system sensors, including pressure and flow. 5. User selectable language icon. Fault Log: The controller shall have a system fault log that displays the precise times of fault occurrences and recoveries, as well as message indicating the fault type. The fault log shall include a fault diagnosis utility that provides possible causes of and solutions to all system faults and warnings. Trend Log: Trend graphing screen capable of detailing pressure, flow, and current data. Graphing function shall give the option to graph and plot a point at user adjustable intervals.All data shall be capable of being downloaded to a USB drive and accessible over Ethernet through FTP server. Trend log shall be .csv format. 1. Advance 1/0 Diagnostics 2. HMI display must include utility screen that displays the current status of all digital and analog inputs/outputs, including device tag name (i.e. pump #1 auto). This function must be accomplished without opening the control panel. Control Functions: 1. The LCD color touchscreen must be capable of alternating between English and Spanish during operation by an end-user accessible button located within an operator screen. The system diagnostic utility must be capable of being displayed in both English and Spanish. 2. Control system must be capable of adding industry standard components without program modifications. Including but not limited to: a. Additional Main Pumps up to Four b. Fill Devices (Valve/Pump) c. High Level Float d. Master Valve e. Additional Filters f. Rain Sensor Pressure Settings: Pressure transmitter calibration, discharge pressure setpoint, and high/low pressure alarm/fault conditions. Flow Settings: Low and high flow alarm conditions, flow meter sensor calibration settings, and total gallons pumped with user reset button and time/date stamp of last reset. In addition, a non-resettable flow totalizer. Level Settings: Low- and high-level alarm conditions, level transmitter calibration settings, and level- based pressure setpoint manipulation. Pump Settings: Pump detail screens showing total run hours of each pump since last reset and any modes, options, or functions specific to that pump. Must include troubleshooting utility as a visual display of pump permissive. Automatic Filter Controls: System shall include a manual flush capability and two user selectable automatic flush modes as follows: 1) Pressure Differential and 2) Timed Interval. Remote Start/Stop Signal Relay: The PLC shall be able to start and stop the system based on a remote signal relay. Pre-programmed Start-Up Routines: 1. The PLC shall be programmed with various start-up routines that limit and/or delay the starting and acceleration of the pump—ensuring that excessive velocity and pressure do not damage the distribution system. 2. The program shall include individual routines for initial start-up, mainline fill, re-start after a power outage, and re-start after a system fault. 3. The operator shall be able to adjust the timing of the routines via the operator interface. Password Protection: 1. Unique user selectable password. Loading and Saving System Default Settings: The system shall allow the operator to Load Factory Default PLC settings, Save New Operator settings, and Load previously saved Operator PLC settings. 1. The PLC shall allow the operator to change the system date and time. 2. Scheduler Seven Day Per Week Scheduler: 1. Multiple run times per day and speed/flow rate. 2. User assignable device scheduler consisting of 3 unique daily schedules for each applicable device. 3. Devices Included but not limited to: a. Main Pumps b. Jockey/PM Pump c. Fill Pump d. Master Valve e. Fill Valve System Protections: 1. Controls shall shut down the pump station in the event of the alarm conditions described in this section, as well as otherwise indicated. The system controls shall attempt to restart the system after alarm shutdown or loss of power. After a user- adjustable number of attempts to re-pressurize the system, the controls shall go into hard shut down and remain so until manually reset. 2. Low Flow Shutdown. The PLC shall automatically shut down the system if there is no, or too little flow, based on signals received from a flow switch. The low flow shutdown shall have a user adjustable time delay. 3. Low Level Shutdown. The controller shall automatically shut-down the system based on low level signals from a level transmitter. 4. High Pressure Shutdown. In addition to the pressure data received from the pressure transmitter, the PLC shall automatically shut-down the system based on signals from a high-pressure switch. 5. Electrical Fault Shutdowns. Incoming power high, low, and imbalance limits. Shut- down and restart time delays shall be user-adjustable. 6. Analog Transmitter Failure. Input levels of all connected transmitters and meters shall be monitored for failures. 7. Motor starter failure. Circuit breaker and/or motor overload contacts shall be monitored to indicate a motor failure. Communications - Web-Based Remote Monitoring and Control: 1. The pump station control panel shall include a web-based remote control and monitoring system. 2. Remote Monitoring must be capable of alternating between English and Spanish during operation by an end-user. 3. Remote monitoring and control system shall be non-proprietary and not require a 3rd Party Application. 4. The pump station shall be capable of being remotely monitored from any device with a web browser, such as a PC, tablet, or smart phone. 5. Monitoring of pump station shall be seamless to the user via a web browser that shall be started by simply clicking on a hyperlink. Software shall not be required to be installed or configured on the user's computer. 6. The web page shall include full graphical representation of the pump station and its features and shall be capable of remotely changing all operating parameters of the pump station. 7. The pump station shall automatically send email or text alerts regarding warnings and faults and specify the station and specific fault/alarm. 8. The pump station manufacturer shall supply all required communication hardware except computer and computer accessories, including all necessary direct burial cable and antennas. 9. A cellular modem shall be mounted and wired inside control panel enclosure. 10. The connection shall be capable of communicating to the pump station over cellular modem, high speed Ethernet, or fiber optic cable. Flow Signal Sharing: 1. The control panel shall include an optical isolator to share the flow meter signal with a separate controller. SCADA INTEGRATION: 1. Control system must be provided with separate isolated network with user adjustable network settings from HMI. Future/optional equipment or updates must not be required for integration. 2. Must support communication protocols simultaneously. Ethernet/IP and Modbus TCP: 1. Must have instructions for communication map on HMI including device name, scaling units, format, and associated address (i.e., discharge pressure, xxx.x PSI, UINT - Modbus address xxxxx). *OPTIONAL* WATER MANAGEMENT SOFTWARE: 1. Pump system must be equipped with a water management software that is cloud based and capable of being remotely activated without requiring future/optional equipment. The function of water management is to conserve energy and water by adapting the pump station to the current climate. Must be accessible on any device without download of third-party app or software. The following features must be included with the water management utility: a. Home Page Current System Status b. Pressure. c. Flow. d. Level. e. Pumps. f. Master Valve. Total Gallons Used: 1. 7-day Water Schedule for user adjustable scheduling of pump station operation, programmable for Master Valve control or pump station lockout. 2. Rain Lockout via Rain Gauge to automatically pause pump station operation for an adjustable time based on an adjustable amount of rain fall. Trend Data Utility with Graphic Display: 1. Must be capable of displaying 10 years of historical system data at a minimum resolution of 30 seconds and up to 30 days. System data (including but not limited to): a. Pressure. b. Flow. c. Level. d. Pump Speeds. Reporting Utility: 1. Must be capable of automatically generating and storing 10 years of printable reports that include: a. Daily Rainfall. b. Monthly Rainfall. c. Daily System Flow Usage. d. Monthly System Flow Usage. e. Yearly Report of Average Gallons Per Day. - - } dill"V C 11ir . # ' ' , ■-, �� . �. �. . � . . . • . � JA . . . _ ,' • /. f � .f.■ . | lop 4 ' ' � ¥ - - - � All : to . t . \ 10 � � � � � � • �| /� �, � ^ «� PI - ■ , 40 � � , �• '� ��/ � � � � �- ; ,� • . : - f ' � ■ . � �� � � � " /p a � 4P E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Discussion of State Authorized Commercial Property Assessed Capital Expenditure Act (C-PACE) Program C� fIEN MEMO TO CITY COUNCIL Request to Include Topic on the City Council Agenda From: Curtis Calder Meeting Date: January 6, 2026 Economic Development/Mayor's Office Presenter: Curtis Calder Estimated time: 15 minutes Economic Development Administrator Topic: Commercial Property Assessed Capital Expenditure (C-PACE) Program Recommended Council Action: Direct Staff to draft a C-PACE Program for City Council review and possible adoption, to include the C- PACE Financing Program Rules and associated forms. Anticipated timeframe is 60-90 days. Background: In 2024,the Idaho Legislature passed Commercial Property Assessed Capital Expenditure enabling legislation, creating a new Chapter 38 in Title 67 of the Idaho Code. This legislation allows individual counties, municipalities, or other political subdivisions to voluntarily establish C- PACE programs within their respective jurisdictions. If established, a C-PACE Program permits willing owners of eligible commercial property to seek and obtain low-cost, long-term financing from private Capital Providers for certain "Qualified Improvements," including facilities and equipment to promote energy efficiency, renewable energy, water conservation, reduction of lead in drinking water, and resiliency for qualifying buildings. Although relatively new to Idaho, this financing concept has been used in some states since the early 2000's. C-PACE Program Criteria: Idaho counties, municipalities, and other political subdivisions may now take action to create their own C-PACE programs. Adopted through resolution, a C-PACE program outlines the financing rules established by the local government for"Qualified Improvements"which are intended to: 1) Decrease energy consumption or demand through the use of efficiency technologies, products, or activities that reduce or support the reduction of energy consumption; 2) Support the production of renewable energy, including through a product, device, or interacting group of products or devices on the customer's side of the meter that provides thermal energy or regulates temperature; 3) Decrease water consumption or demand, increase water conservation and storage, and address safe drinking water through the use of efficiency technologies, products, or activities that reduce or support the reduction of water consumption or increase the storage of water; 4) Allow for the reduction or elimination of lead from water that may be used for drinking or cooking; or 5) Increase water or wastewater resilience, including through storm retrofits, flood mitigation, and stormwater management, or increase wind resistance, energy storage, microgrids, or structures, measures, or other improvements that reduce land impact, and other resilience projects approved by the local government. How It Works: Project applications are generated by the property owner and lender. Completed project applications are reviewed by the local government's Program Administrator for proof of compliance within ten (10) days of receipt. Using a Program Application Checklist, the Program Administrator would confirm that the application document is complete, and that all attachments conform to the program guidelines. If the project application and supporting documents comply with the Project Application Checklist, approval would be granted. Incomplete applications would be returned to the applicant with an explanation of the application's deficiencies. Once an application has been approved,the lender would draft a series of"Closing Documents" for subsequent review and execution by the local government's Program Administrator. Pursuant to Chapter 38, Title 67, "Qualified Improvements" installed and operational no more than three (3) years prior to the date of application are eligible as qualified projects,thereby allowing retroactive financing for eligible improvements that have already been completed. Anticipated Benefits: As an Economic Development tool, C-PACE provides benefits to building owners, developers, municipalities, mortgage holders, and building professionals. C-PACE acts as a financial catalyst, enabling commercial property owners to invest in improvements that benefit their bottom line through more competitive financing, enhance community sustainability, attract further investment, and help create local jobs, all without placing a risk or burden on local government budgets. Anticipated Drawbacks: Implementing and administering a C-PACE Program can require significant staff time and expertise to set up, oversee, and manage. Additionally, C-PACE assessments take priority over existing mortgages,which can increase the difficulty in obtaining consent from senior lenders. Although fees may be imposed to offset the actual and reasonable costs of administering a C-PACE program, the enabling legislation limits the application fee to $500 and the "servicing fees" to 1% of the total amount financed, not to exceed $50,000. Why Now? According to PACENation,the national nonprofit organization that advocates for PACE financing, 38 states and D.C. have enacted PACE-enabling legislation. Since enactment of Idaho's 2024 enabling legislation, five (5) local governments have adopted C-PACE Programs: Blaine County, City of Rexburg, City of Coeur d'Alene, City of Post Falls, and City of Boise. According to our research,the City of Rexburg is the first and only local government to finalize a C-PACE transaction in the State of Idaho - $15M in financing for Madison Station, a 360-unit multifamily development. W/attachment: State of Idaho Code Title 67, Chapter 38 Commercial Property Assessed Capital Expenditure Act TITLE 67 STATE GOVERNMENT AND STATE AFFAIRS CHAPTER 38 COMMERCIAL PROPERTY ASSESSED CAPITAL EXPENDITURE ACT 67-3801 . SHORT TITLE. This act shall be known and may be cited as the "Commercial Property Assessed Capital Expenditure Act. " [67-3801, added 2024, ch. 239, sec. 1, p. 851 . ] 67-3802 . LEGISLATIVE FINDINGS AND INTENT. It is the intent of the leg- islature to authorize the establishment of a commercial property assessed capital expenditure (C-PACE) program that local governments may volun- tarily implement to ensure that free and willing owners of agricultural, commercial, industrial, or multifamily residential properties can obtain low-cost, long-term financing for qualifying improvements. The legislature finds that enabling local governments to adopt C-PACE programs serves a valid public purpose because the use of C-PACE programs will increase eco- nomic development, lower insurance costs, and lower disaster and emergency response costs to local governments . C-PACE programs will also decrease energy and water costs and encourage energy and water sustainability. [67-3802, added 2024, ch. 239, sec. 1, p. 851 . ] 67-3803 . DEFINITIONS. As used in this chapter: (1) "Capital provider" means a private third-party entity, including its designee, successor, and assigns, that provides or funds C-PACE financ- ing, including refinancing, pursuant to this chapter. (2) (a) "Commercial property" means: (i) Privately owned commercial, industrial, or agricultural real property; or (ii) Privately owned residential real property consisting of five (5) or more dwelling units . (b) "Commercial property" includes: (i) property owned by nonprofit, charitable, or religious orga- nizations; or (ii) One (1) or more owner-occupied or rental condominium units affiliated with a hotel. (3) "C-PACE program" or "program" means a commercial property assessed capital expenditure program established pursuant to the provisions of this chapter. (4) "Financing" means financing and refinancing for qualified projects pursuant to this chapter. (5) "Financing agreement" means a contract under which a property owner agrees to repay a capital provider for the C-PACE financing, including but not limited to details of finance charges, fees, debt servicing, accrual of interest and penalties, and terms relating to treatment of prepayment and partial payment, billing, collection, and enforcement of the C-PACE financ- ing. (6) "Local government" means a county, municipality, or other politi- cal subdivision of this state. (7) "Program administrator" means a local government department or in- dividual designated to administer a C-PACE program or a private independent 2 third party designated by the local government to administer a program in conformance with the administration procedures provided in this chapter. (8) "Program guidebook" means a comprehensive document created by a lo- cal government that illustrates the applicable program and establishes ap- propriate guidelines, specifications, underwriting and approval criteria, and standard application forms consistent with the administration of a pro- gram pursuant to this chapter, including: (a) A form for an assessment contract between the local government and the property owner for specifying the terms of assessment under the pro- gram, financing provided by a third party, and remedies for default or foreclosure; (b) A form for a local government notice of assessment and C-PACE lien; and (c) A form for a notice of assignment of assessment and C-PACE lien be- tween a local government and a capital provider. (9) "Project application" means an application submitted to a program to demonstrate that a proposed project qualifies for C-PACE financing and for a C-PACE assessment and lien. (10) "Property owner" means the owner or owners on the title, duly recorded, or the owner of an estate for years created pursuant to a written lease agreement or similar agreement, of a commercial property; (11) "Qualified improvement" means a permanent improvement installed and affixed to commercial property and intended to: (a) Decrease energy consumption or demand through the use of efficiency technologies, products, or activities that reduce or support the reduc- tion of energy consumption; (b) Support the production of renewable energy, including through the use of a product, device, or interacting group of products or devices on the customer' s side of the meter that provides thermal energy or regu- lates temperature; (c) Decrease water consumption or demand, increase water conservation and storage, and address safe drinking water through the use of effi- ciency technologies, products, or activities that reduce or support the reduction of water consumption or increase the storage of water; (d) Allow for the reduction or elimination of lead from water that may be used for drinking or cooking; or (e) Increase water or wastewater resilience, including through storm retrofits, flood mitigation, and stormwater management, or increase wind resistance, energy storage, microgrids, or structures, measures, or other improvements that reduce land use impact, and other resilience projects approved by the local government. (12) "Qualified project" means a project approved by the program administrator, involving the installation or modification of a qualified improvement, including new construction or the adaptive reuse of eligible property with a qualified improvement. Qualified improvements installed and operational no more than three (3) years prior to the date of application are eligible as qualified projects. (13) "Region" means a geographical area eligible for a C-PACE program as determined by a local government pursuant to section 67-3805, Idaho Code. (14) "Special assessment" means a voluntary assessment imposed by a lo- cal government on real property located within the boundaries of a C-PACE program. [67-3803, added 2024, ch. 239, sec. 1, p. 851 . ] 3 67-3804 . C-PACE VOLUNTARY SPECIAL ASSESSMENTS BY A LOCAL GOVERN- MENT. (1) A local government may impose a voluntary special assessment to repay the financing of qualified projects on commercial property located in a region. (2) A local government shall not impose an assessment to repay the fi- nancing of the purchase or installation of products or devices not perma- nently affixed to commercial property. (3) A local government may impose a voluntary special assessment only after a project application is approved. The special assessment must be cre- ated through a written contract between the local government and the prop- erty owner of the property to be assessed. (4) Prior to entering into the written assessment contract, the prop- erty owner shall obtain and furnish to the local government a written state- ment, executed and acknowledged by an authorized officer of each holder of a mortgage or deed of trust on the property securing indebtedness in the offi- cer' s sole and absolute discretion, consenting to the assessment and indi- cating that the assessment does not constitute an event of default under the mortgage or deed of trust. [67-3804, added 2024, ch. 239, sec. 1, p. 852 . ] 67-3805. C-PACE PROGRAM -- AUTHORIZATION. (1) A local government may establish a C-PACE program and exercise all powers granted pursuant to this chapter. (2) (a) The local government shall designate a region within its bound- aries as an area in which C-PACE projects are permissible. (b) If the local government is a county, then the region designated may encompass the whole of the unincorporated and incorporated areas inside the county' s boundaries . (3) A local government that establishes a program may enter into writ- ten agreements with a property owner to impose voluntary assessments to re- pay such owner' s financing of a qualified project on the owner' s property, provided that the conditions of section 67-3804, Idaho Code, are met. (4) A local government may administer a program or delegate administra- tion of a program pursuant to section 67-3806 (4) , Idaho Code. (5) If the program provides for third-party administration, then the local government official authorized to enter into a written contract with a property owner pursuant to section 67-3806 (1) (a) (viii) , Idaho Code, shall also enter into a written contract with the party that administers the pro- gram. The contract must require the third party to reimburse the local gov- ernment for costs associated with monitoring the program, imposing the as- sessment, and billing and collecting payments on behalf of the third party. (6) The financing for assessments imposed may include but is not lim- ited to: (a) The cost of materials and labor necessary for the installation or modification of a qualified improvement; (b) Permit fees; (c) Inspection fees; (d) Lender fees; (e) Program application and administrative fees; (f) Project development and engineering fees; (g) Interest reserves; 4 (h) Capitalized interest, in an amount determined by the owner of the commercial property and the third party providing financing pursuant to this chapter; and (i) Other fees or costs incurred by the property owner incidental or an- cillary to the installation, modification, or improvement on a specific or pro rata basis, as determined by the local government. (7) The written assessment contract constitutes written notice to the property owner that the owner may be responsible for the payment of any re- maining principal balance of the assessment upon the refinance or sale of the property unless the remaining principal balance is assumed by the acquiring property owner. The local government shall require each property owner to acknowledge, in writing, the notice as part of the execution of the contract. [67-3805, added 2024, ch. 239, sec. 1, p. 853. ] 67-3806. PROCEDURES TO ESTABLISH A C-PACE PROGRAM. (1) To establish a C-PACE program pursuant to this chapter, the local government must: (a) Adopt a resolution of intent that includes: (i) A finding that the financing of qualified projects through special assessments is a valid public purpose; (ii) A statement that the local government intends to authorize direct financing between property owners and capital providers as the means to finance qualified projects; (iii) A statement that the local government intends to authorize special assessments, entered into voluntarily by a property owner with the local government by means of the written assessment con- tract, to repay the financing for qualified projects available to property owners; (iv) A description of the types of projects that may qualify for voluntary special assessments; (v) A description of the boundaries of the region; (vi) A description of the proposed arrangements for administra- tion of the program according to the provisions of this chapter; (vii) A statement of the time and place for a public hearing on the proposed program as required in paragraph (b) of this subsection; and (viii) A statement designating the local official, department, or employee charged with administering the program and executing written agreements with property owners to impose voluntary assessments on a property. (b) Hold a hearing for the public to comment on the proposed program as outlined in the resolution of intent; and (c) Following such hearing, adopt a resolution establishing the pro- gram and its terms. (2) Subject to the terms of the resolution establishing the program as provided in subsection (1) (c) of this section, the local government may amend a program by resolution. (3) The enactment of a resolution establishing a program and its terms shall allow a local government to place voluntary special assessments on property without any additional action by the local government. (4) A local government may: (a) Hire and set the compensation of a program administrator and pro- gram staff; or 5 (b) Delegate or contract for professional or administrative services necessary to administer the program on a nonexclusive basis . (5) A local government is authorized to impose service fees to offset the actual and reasonable costs of administering a program. A fee of no more than five hundred dollars ($500) may be charged at the time of a property owner's application. In addition, a servicing fee for approved applications may be calculated as one percent (1 0) of the total amount financed, not to ex- ceed fifty thousand dollars ($50, 000) . [67-3806, added 2024, ch. 239, sec. 1, p. 854 . ] 67-3807 . C-PACE PROGRAM REQUIREMENTS. The terms of a program estab- lished pursuant to section 67-3806 (3) , Idaho Code, shall include: (1) Appropriate eligibility factors, including certification by the property owner that: (a) The property owner requesting to participate in the program: (i) Is the legal owner of the benefited property; (ii) Is current on mortgage and property tax payments; and (iii) Is not insolvent or in bankruptcy proceedings; and (b) The title of the benefited property is not in dispute; (2) A requirement that: (a) The total debt secured by the property, including the C-PACE as- sessment, does not exceed ninety percent (90 0) of the fair market value of the property as complete or as stabilized; (b) The C-PACE assessment does not exceed: (i) In the case of new construction, thirty-five percent (35 0) of the fair market value of the property as complete or as stabilized; or (ii) In the case of a retrofit of existing property, twenty-five percent (25 0) of the fair market value of the property as completed or as stabilized; and (c) The determination of fair market value shall be established by a qualified appraisal completed no more than twelve (12) months prior to the time of application; (3) A description of the types of qualified projects that maybe subject to special assessments; (4) A statement identifying the local government official authorized to enter into and execute written contracts on behalf of the local govern- ment; (5) A statement that the period of the special assessment must not ex- ceed the weighted average of the useful life of the qualified project that is the basis for the assessment; (6) A statement explaining the manner in which property will be as- sessed and how assessments will be collected; and (7) The procedures for billing and collecting voluntary special as- sessments and remedies for enforcement of a delinquent special assessment. [67-3807, added 2024, ch. 239, sec. 1, p. 854 . ] 67-3808 . C-PACE APPLICATION AND REVIEW PROCESS. (1) A local government participating in a C-PACE program must establish the form and manner of a C-PACE application and review process to evaluate project applications for C-PACE financing. At a minimum, an application shall require that: 6 (a) An applicant must demonstrate that the project provides one (1) or more of the following benefits to the public: (i) Energy or water resource conservation; (ii) Reduced public health costs or risk; or (iii) Reduced public emergency response cost or risk; (b) For an existing building, an applicant must provide an energy anal- ysis by a licensed engineering firm, engineer, or other qualified pro- fessional listed in the program guidebook and: (i) Where energy or water usage improvements are proposed, a statement by the author of the analysis that the proposed qual- ified improvements will result in either more efficient use or conservation of energy or water or the addition of renewable sources of energy or water; or (ii) Where resilience improvements are proposed, a statement by the author of the analysis that the qualified improvements will result in improved resilience; and (c) For new construction, an applicant must provide certification by a licensed engineering firm, engineer, or other qualified professional stating that the proposed qualified improvements will enable the project to: (i) Exceed the current building code' s requirements for one (1) or more of the following: 1 . Energy efficiency; 2 . Water efficiency; 3. Renewable energy; or 4 . Renewable water; or (ii) Meet or exceed resilience standards for the local govern- ment's building codes or, if none are available, compliance with a nationally available and recognized resiliency standard. (2) A local government shall establish a process for reviewing and approving applications for financing. The local government may require a capital provider to certify to the local government, in accordance with a process approved by the local government, that the property owner and the project meet the requirements of this chapter and the program guidebook and qualify for financing pursuant to this chapter. (3) The local government' s duties shall also include: (a) Execution and recording of the written assessment contract between the property owner and a duly authorized official of the local govern- ment, as well as execution and recording of the local government notice of assessment and C-PACE lien; and (b) Execution and recording of the notice of assessment and C-PACE lien, assignment of the assessment agreement to the capital provider, and notice of assignment of assessment and C-PACE lien to the capital provider. (4) The local government may bill, collect, and enforce the special as- sessment in the same time and same manner as a property tax, or the local government may assign to the capital provider providing financing the sole responsibility for billing, collection, and enforcement of the special as- sessment and lien. The decision of the local government to delegate must be made no later than the execution of the written assessment contract. After one (1) year from the date of any delinquency, enforcement of a delinquent assessment payment by a capital provider shall be made in the same manner as that prescribed in chapter 15, title 45, Idaho Code, for a deed of trust, ex- 7 cept assessments not yet due may not be accelerated or eliminated by foreclo- sure of the past due amounts of the lien, or a property tax foreclosure or any other foreclosure of an indebtedness on the property. In any enforcement ac- tion by either the local government or capital provider, any outstanding and delinquent local property taxes at the time of the enforcement action must be satisfied prior to the delinquent amounts of the special assessment. (5) The local government, its officers, and employees are not liable at law or equity for actions taken pursuant to this section, except in cases of gross negligence, recklessness, or willful misconduct. (6) After an approved project is completed, an applicant shall provide to the local government written verification, as defined in the program guidebook, stating that the qualified project was properly completed and is operating as intended. [67-3808, added 2024, ch. 239, sec. 1, p. 855. ] 67-3809. AUTHORIZED ACTIONS. The proposed arrangements for financing a qualified project may authorize the property owner to: (1) Directly purchase the equipment and materials for the installation or modification of a qualified improvement; or (2) Contract directly, including through a lease, power purchase agreement, or other service contract, for the equipment and materials used in the installation or modification of a qualified improvement. [67-3809, added 2024, ch. 239, sec. 1, p. 856. ] 67-3810 . RECORDING OF CERTAIN DOCUMENTS REQUIRED. (1) A local govern- ment that authorizes financing through special assessments pursuant to this chapter shall: (a) File a written notice of assessment and C-PACE lien in the records of the office of the county register of deeds of the county in which the property is located. The notice must contain: (i) The amount of the assessment; (ii) The legal description of the property; (iii) The name of each property owner; (iv) A copy of the written assessment contract; and (v) A reference to this chapter authorizing the placement of the assessment and C-PACE lien on the property; (b) File and record each C-PACE lien in the real property records of the county in which the property is located. The recording must contain: (i) The legal description of the property; (ii) The name of each property owner; (iii) The date on which the lien was created; (iv) The principal amount of the lien; and (v) The term of the lien; and (c) Record the executed assignment of the assessment agreement, notice of assignment of assessment, and C-PACE lien. (2) A local government may delegate the recording responsibilities set forth in subsection (1) of this section to the capital provider receiving the assignment. If billing, collection, and enforcement are delegated to the capital provider, a copy of the assignment and delegation shall be recorded in addition to the requirements of subsection (1) of this section. [67-3810, added 2024, ch. 239, sec. 1, p. 856. ] 8 67-3811 . EFFECT OF RECORDING. (1) A special assessment and any interest or penalties on the assessment: (a) Is a first and prior lien against the commercial property on which the assessment is imposed, from the date on which the notice of special assessment is recorded pursuant to section 67-3810, Idaho Code, until the assessment, interest, and penalty is paid; and (b) Is junior to any lien for any other local government property tax or ad valorem tax. (2) The lien runs with the land, and any portion of the assessment under the assessment contract that is not yet due must not be accelerated or elimi- nated by foreclosure of a property tax lien or any other foreclosure. (3) A provision of a deed of trust, mortgage, or other agreement between a lienholder and a property owner providing for the acceleration of any payment under the deed of trust, mortgage, or agreement solely as the result of entering into an agreement to finance an assessment authorized by this chapter is unenforceable as to an executed consent pursuant to section 67-3804 (4) , Idaho Code. A lienholder or loan servicer may increase the monthly amount held in escrow as required to annually pay the assessment. [67-3811, added 2024, ch. 239, sec. 1, p. 857 . ] 67-3812 . CONTRACTS WITH OTHER GOVERNMENTAL ENTITIES. The local gov- ernment implementing a C-PACE program pursuant to this chapter may contract with another local governmental entity, including a county assessor of property, to perform the duties of the local government relating to the billing, collection, enforcement, and remittance of special assessments imposed pursuant to this chapter. [67-3812, added 2024, ch. 239, sec. 1, p. 857 . ] 67-3813 . JOINT IMPLEMENTATION OR ADMINISTRATION. (1) A combination of local governments may agree to jointly implement or administer a program pursuant to this chapter. (2) If two (2) or more local governments implement a program jointly, then a single public hearing held jointly by the cooperating local govern- ments is sufficient to satisfy section 67-3806 (1) (b) , Idaho Code. (3) One (1) or more local governments may contract with a third party, including another local government, to administer a C-PACE program on a nonexclusive basis . (4) If one (1) or more local governments contract with a third party, including another local government, to administer a C-PACE program, then other qualified third parties must also be granted the right to enter into a contract to administer the program on the same terms . [67-3813, added 2024, ch. 239, sec. 1, p. 857 . ] 67-3814 . PROHIBITED ACTIONS. A local government that establishes a re- gion, as defined in section 67-3803, Idaho Code, shall not: (1) Make the issuance of a permit, license, or other authorization from the local government to a person who owns property in the region contingent on the person entering into a written contract to repay the financing of a qualified project through special assessments pursuant to this chapter; or 9 (2) Otherwise compel a person who owns property in the region to enter into a written contract to repay the financing of a qualified project through special assessments . [67-3814, added 2024, ch. 239, sec. 1, p. 858 . ] 67-3815 . NO FULL FAITH AND CREDIT. The state or any local government shall not use public funds to fund or repay a loan between a capital provider and a property owner. This chapter does not pledge, offer, or encumber the full faith and credit of a local government. A local government shall not pledge, offer, or encumber its full faith and credit for a lien amount through a C-PACE program. [67-3815, added 2024, ch. 239, sec. 1, p. 858 . ] E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approval of Shawn Harper as an Employee Health Benefits Trust Trustee 9 Board of Trustees p ° Bill Nary, Chairperson Alex Freitag,Vice Chairperson Christena Barney,Trustee EMPLOYEE BENEFITS PLAN TRUST Eli Daniel,Trustee CITY OF MERIDIAN Justin Northway,Trustee TO: Mayor Robert E. Simison Members of the City Council FROM: City of Meridian Employee Benefits Plan Trust DATE: 1/6/26 SUBJECT: Approval of Shawn Harper as Benefits Plan Trustee REQUESTED COUNCIL DATE: 01/06/2026 I. RECOMMENDED ACTION Approve Shawn Harper as a new Trustee for the City of Meridian Employee Benefits Plan Trust replacing Justin Northway. II. TRUSTEE CONTACT PERSON(S) Bill Nary 208-489-0480 Christena Barney 208-489-0465 III. DESCRIPTION Justin Northway stepped down as Trustee for the Employee Health Benefits Trust effective December 1, 2025. Shawn Harper expressed an interest in replacing Justin on the Board. The Board has historically had one member of the Board from the Police Department and the Board felt that it was appropriate to continue to have that representation. Shawn Harper has been involved with the Benefits Committee in the past and has a strong interest in the Board and its functions for the benefit of the City employees. The Trustee Board, pursuant to its by-laws, can have up to five (5) members, all of them must be current full-time City employees. Shawn has completed the application process and approval as required by the Idaho Department of Insurance. The City Council has the final approval of Board members. From: DOI Analysis To: Reba White Cc: Christena Barnev;Amber Re; DOI Analysis Subject: Re:COMEBPT Date: Wednesday,December 17,2025 9:54:35 AM Attachments: imaae002.png Outlook-Oyle5vgt.pno External Sender-Please use caution with links or attachments. Reba, The Department has reviewed the submission and has no objections. Respectfully, Anthony Green, APIR Examiner Financial Analyst Company Activities Bureau Idaho Department of Insurance PO Box 83720 Boise, ID 83720 Phone: (208) 334-4314 Fax: (208) 334-4398 Amber Re, Analysis Supervisor t NOTICE: This electronic message transmission contains information which may be confidential or privileged. This response is based solely upon the information provided. It is offered for guidance only and should not be construed as a formal or binding interpretation of law or policy by the Department.The information is intended to be for the use of the individual or entity named above. If you are not the intended recipient,please be aware that any disclosure,copying,distribution or use of the contents of this information is prohibited. If you receive this electronic transmission in error,please notify the sender and delete the copy you received.Thank you. From: DOI Companies<companies@doi.idaho.gov> Sent: Wednesday, December 10, 2025 9:29 AM To: DOI Analysis<Analysis@doi.idaho.gov> Cc: Amber Re <Amber.Re@doi.idaho.gov> Subject: FW: COMEBPT Good morning, We received the following from the City of Meridian. Please let me know if you have any questions. Thankyou, Spencer R. Hawkins, PAHM, PIR Idaho Department of Insurance Market Oversight Bureau - Rates &Forms Insurance Analyst E: companies9doi.idaho.gov Ph: (208) 334-4288 1 This response is based solely upon the information you have provided. It is offered for guidance only, and should not be construed as a formal or binding interpretation of law or policy by the Department. Any final determination as to the applicability of Idaho insurance laws to your company's operations in Idaho or with respect to Idaho residents will, of course, be based upon the actual transactions, contracts, and circumstances. From: Reba White <rebawhite@meridiancity.org> Sent: Wednesday, December 10, 2025 9:25 AM To: DOI Companies<companies@doi.idaho.gov> Cc: Christena Barney<cbarney@meridiancity.org> Subject: COMEBPT CAUTION-This email originated outside the State of Idaho network_Verifv links and attachments REFORE you click or onan,even if you recognize and/or trust the sender.Contact your agency service desk with any concerns. Good morning, The City of Meridian Employee Benefits Plan Trust would like to submit the following documents for Shawn Harper to join the Trust as a Trustee. Please let us know if you need any additional documentation for the approval. Thank you and have a wonderful day, Reba White I HR Benefits Specialist City of Meridian I Human Resources 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: (208)489-0470 1 Fax: (208) 328-6364 �E Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention,and may be released upon request,unless exempt from disclosure by law. My working hours are from 6:30am —5pm, Monday - Thursday V IDIAN� AGENDA ITEM ITEM TOPIC: Ordinance No. 26-2105: An ordinance (Adero Mixed-Use Neighborhood H- 2024-0068) for rezone of a parcel of land located in the southeast quarter of Section 27, Township 4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho, more particularly described in Exhibit "A," rezoning 11.19 acres of land from the R-4 (Medium Low- Density Residential) and C-C (Community Business) zoning districts to the R-8 (Medium-Density Residential) zoning district; rezoning 35.82 acres from the L-0 (Limited Office), C-C (Community Business), and C-G (General Retail and Service Commercial) zoning districts to the R-15 (Medium High-Density Residential) zoning district; and rezoning approximately 10 acres in the C-C (Community Business) zoning district to the C-G (General Retail and Service Commercial) zoning district for a total C-G zoning area of 21.37 acres 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. Ada County Recorder Trent Tripple 2026-001074 Boise,Idaho Pgs=12 vbailey 01/07/2026 09:34:03 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded CITY OF MERIDIAN ORDINANCE NO. 26- 2105 BY THE CITY COUNCIL: CAVENER, LITTLE ROBERTS, OVERTON, STRADER, TAYLOR, WHITLOCK AN ORDINANCE (ADERO MIXED-USE NEIGHBORHOOD H-2024-0068) FOR REZONE OF LAND LOCATED IN THE SOUTHEAST QUARTER OF SECTION 27, TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO, MORE PARTICULARLY DESCRIBED IN EXHIBIT "A," REZONING 11.19 ACRES OF LAND FROM THE R-4 (MEDIUM LOW-DENSITY RESIDENTIAL) AND C-C (COMMUNITY BUSINESS) ZONING DISTRICTS TO THE R-8 (MEDIUM-DENSITY RESIDENTIAL) ZONING DISTRICT; REZONING 35.82 ACRES FROM THE L-O (LIMITED OFFICE), C-C (COMMUNITY BUSINESS), AND C-G (GENERAL RETAIL AND SERVICE COMMERCIAL) ZONING DISTRICTS TO THE R-15 (MEDIUM HIGH- DENSITY RESIDENTIAL) ZONING DISTRICT; AND REZONING APPROXIMATELY 10 ACRES IN THE C-C (COMMUNITY BUSINESS) ZONING DISTRICT TO THE C-G (GENERAL RETAIL AND SERVICE COMMERCIAL) ZONING DISTRICT FOR A TOTAL C-G ZONING AREA OF 21.37 ACRES 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 THE CITY 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 Bridgetower Investments LLC and Cottonwood Development LLC, the owners of said property. SECTION 2. That the above-described real property is hereby rezoned from the R-4 (Medium Low-Density Residential) and C-C (Community Business) zoning districts to the R-8 (Medium-Density Residential) zoning district (11.19 acres); from the L-O (Limited Office), C-C (Community Business), and C-G (General Retail and Service Commercial) zoning districts to the R-15 (Medium High-Density Residential) (35.82 acres) zoning district; and approximately 10 acres in the C-C (Community Business) zoning district to the C-G(General Retail and Service Commercial)zoning district for a total C-G zoning area of 21.37 acres. REZONE ORDINANCE-ADERO MIXED-USE NEIGHBORHOOD H-2024-0068 PAGE I. 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. 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 6th day of January, 2026. APPROVED BY THE MAYOR OF THE CITY OF MERIDIAN, IDAHO, this 6th day of January, 2026. MAYOR ROBERT E. SIMISON ATTEST: CHRIS JOHNSON, CITY CLERK STATE OF IDAHO, ) ) SS: County of Ada ) On this 6th day of January, 2026, 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—ADERO MIXED-USE NEIGHBORHOOD H-2024-0068 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 . � J William L. M . Nary, City Xttorney SUMMARY OF CITY OF MERIDIAN ORDINANCE NO . 26 - Z An ordinance (Adero Mixed-Use Neighborhood H-2024-0068) for rezone of land located in the southeast quarter of Section 27, Township 4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho, as depicted in the map exhibit, rezoning 11 . 19 acres of land from the R4 (Medium Low-Density Residential) and C-C (Community Business) zoning districts to the R4 (Medium-Density Residential) zoning district; rezoning 35 . 82 acres from the L-O (Limited Office), C-C (Community Business), and C- G (General Retail and Service Commercial) zoning districts to the R45 (Medium High-Density Residential) zoning district; and rezoning approximately 10 acres in the C -C (Community Business) zoning district to the C -G (General Retail and Service Commercial) zoning district for a total C -G zoning area of 21 . 37 acres 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 . 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 .] REZONE ORDINANCE - ADERO MIXED-USE NEIGHBORHOOD H-2024mOO68 PAGE 3 EXHIBIT A Sawtooth Land Surveying, LLC ':5AW 7_1� P: (208) 398-81 04 F: (208) 398-81 05 2030 5. Washington Ave., Emmett, ID 836 17 R-8 Zone Description BASIS OF BEARINGS is S. 89121'10"E., between a found aluminum cap marking the C1/4 corner of Section 27 and a found aluminum cap marking the E1/4 of Section 27,T. 4 N., R. 1 W., B.M. A parcel of land located in the SE1/4 of Section 27,Township 4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho, more particularly described as follows: COMMENCING at and aluminum cap marking the E1/4 corner of Section 27; Thence N. 89021'10"W., coincident with the north line of said SE1/4, the south boundary of Bainbridge Subdivision No. 10, as shown in Book 118 of Plats, Pages 18069-18071, the south boundary of Bainbridge Subdivision No. 9, as shown in Book 116 of Plats, Pages 17641-17645 and the south boundary of Bainbridge Subdivision No. 8, as shown in Book 115 of Plats, Pages 17189-17193, Ada County Records, 1789.66 feet to the POINT OF BEGINNING; Thence leaving said north line, S. 0021'17"W., 320.15 feet to the beginning of a curve to the right; Thence 10.19 feet along the arc of said curve, having a radius of 13.00 feet, through a central angle of 44055'36", subtended by a chord bearing S. 22049'05"W., 9.93 feet to the beginning of a reverse curve to the left; Thence 98.83 feet along the arc of said curve, having a radius of 55.00 feet, through a central angle of 102157'08", subtended by a chord bearing S. 6011'40" E., 86.06 feet; Thence non-tangent to said curve, S. 13059'17"W., 114.69 feet to the beginning of a non-tangent curve to the left; Thence 96.74 feet along the arc of said curve, having a radius of 55.00 feet, through a central angle of 100146'28", subtended by a chord bearing S. 37048'10"W., 84.74 feet; Thence non-tangent to said curve, S. 77024'56"W., 87.65 feet; Thence S. 32030'06"E., 65.02 feet; Thence S. 12035'04" E., 294.87 feet; Thence S. 29030'15" E., 633.75 feet to the south line of Parcel A, as shown on Record of Survey No. 12520, Ada County Records; Thence N. 89014'29"W., coincident with said south line, 192.23 feet to the easterly boundary of Vicenza Subdivision as shown in Book 108 of Plats, Pages 15026-15028, Ada County Records and the beginning of a non- tangent curve to the right; Thence 109.90 feet along the arc of said curve, having a radius of 555.00 feet, through a central angle of 11020'44", subtended by a chord bearing N. 33022'04" E., 109.72 feet to the northeasterly corner of said Vicenza Subdivision; P:\2024\1 EMT\124014-N TEN MILE RD TOPO\Survey\Drawings\Legal Descriptions\124014 R-8 Zone to Centerline Description.docx Page 11 Thence N. 47048'16"W., coincident with the northerly boundary of said Vicenza Subdivision, 18.03 feet to the easterly right of way of N. San Vito Way and the beginning of a non-tangent curve to the left; Thence leaving said northerly boundary and coincident with said right of way, 39.16 feet along the arc of said curve, having a radius of 573.00 feet, through a central angle of 3154'55", subtended by a chord bearing S. 37010'56"W., 39.15 feet to the centerline extended of W. Gondola Dr; Thence N. 54037'59"W., coincident with said centerline of W. Gondola Dr and the extension thereof, 211.53 feet to the beginning of a curve to the left; Thence coincident with said centerline, 149.14 feet along the arc of said curve, having a radius of 300.00 feet, through a central angle of 28029'04", subtended by a chord bearing N. 68052'31"W., 147.61 feet to the extension of the westerly boundary of Vicenza Subdivision No. 2 as shown in Book 110 of Plats, Pages 15670- 15673, Ada County Records; Thence non-tangent to said curve, N. 100241"E., coincident with said westerly boundary and the extension thereof, 238.56 feet; Thence coincident with the northerly boundary of said Vincenza Subdivision No. 2 the following six (6) courses and distances: Thence N. 88057'19"W., 296.43 feet; Thence S. 5014'47"W., 91.17 feet; Thence S. 1804848"W., 107.19 feet; Thence N. 67023'12"W., 129.19 feet; Thence N. 25042'39"E., 6.93 feet; Thence N. 64017'45"W., 26.00 feet to the centerline of N. Bolsena Way and the beginning of a non-tangent curve left; Thence coincident with said centerline, 326.23 feet along the arc of said curve, having a radius of 298.00 feet, through a central angle of 62043'24", subtended by a chord bearing N. 5036'57"W., 310.18 feet to the beginning of a reverse curve to the right; Thence coincident with said centerline, 196.92 feet along the arc of said curve, having a radius of 300.00 feet, through a central angle of 37036'35", subtended by a chord bearing N. 18010'20"W., 193.41 feet; Thence N. 0037'57" E., coincident with said centerline, 48.23 feet to the extension of the southerly line of Vicenza Subdivision No. 3 as shown in Book 112 of Plats, Pages 16373-16375, Ada County Records; Thence along the southerly and easterly boundaries of said Vicenza Subdivision No. 3 the following four(4) courses and distances: Thence S. 89022'03"E., 465.11 feet; Thence N. 67031'57"E., 137.46 feet; Thence N. 27039'20"E., 136.69 feet; Thence N. 0039'22"E., 123.49 feet to the northeast corner of said Vicenza Subdivision No. 3 and the southeast corner of Vicenza Lakes Subdivision as shown in Book 115 of Plats, Pages 17340-17342, Ada County Records; P:\2024\1 EMT\124014-N TEN MILE RD TOPO\Survey\Drawings\Legal Descriptions\124014 R-8 Zone to Centerline Description.docx Page 12 Thence continuing, N. 0039'22" E., coincident with the east line of said Vicenza Lakes Subdivision, 305.69 feet to the north line of said SE1/4 and the south boundary of said Bainbridge Subdivision No. 8; Thence S. 89021'10" E., coincident with said north line and said south boundary, 133.82 feet to the POINT OF BEGINNING. Said parcel contains 11.186 acres, more or less. L j 1 574 ST�rr 4n oy PA2024\1 EMT\124014-N TEN MILE RD TOPO\Survey\Drawings\Legal Descriptions\124014 R-8 Zone to Centerline Description.docx Page 13 A%k Sawtooth Land Surveying, LLC 5tiliVTOOTf� P: (208) 398-81 04 F: (208) 398-8105 2030 5. Washington Ave., Emmett, ID 836 17 R-15 Zone Description BASIS OF BEARINGS is S. 89121'10"E., between a found aluminum cap marking the C1/4 corner of Section 27 and a found aluminum cap marking the E1/4 of Section 27, T. 4 N., R. 1 W., B.M. A parcel of land located in the SE1/4 of Section 27,Township 4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho, more particularly described as follows: COMMENCING at and aluminum cap marking the E1/4 corner of Section 27; Thence N. 89021'10"W., coincident with the north line of said SE1/4, a distance of 377.23 feet to the POINT OF BEGINNING; Thence leaving said north line, S. 0121'17"W., 53.05 feet to the beginning of a curve to the right; Thence 102.49 feet along the arc of said curve, having a radius of 420.50 feet, through a central angle of 13157'56", subtended by a chord bearing S. 7020'15"W., 102.24 feet; Thence S. 40019'35"E., 84.10 feet to the beginning of a non-tangent curve to the right; Thence 154.94 feet along the arc of said curve, having a radius of 180.00 feet, through a central angle of 49019'08", subtended by a chord bearing S. 25000'51"W., 150.20 feet; Thence S. 0021'17"W., 84.49 feet to the beginning of a curve to the right; Thence 282.74 feet along the arc of said curve, having a radius of 180.00 feet, through a central angle of 90000'00", subtended by a chord bearing S. 45021'17"W., 254.56 feet; Thence N. 8903843"W., 76.50 feet to the beginning of a curve to the left; Thence 471.24 feet along the arc of said curve, having a radius of 300.00 feet, through a central angle of 90000'00", subtended by a chord bearing S. 45121'17"W., 424.26 feet; Thence S. 0021'17"W., 246.12 feet to the beginning of a curve to the right; Thence 188.94 feet along the arc of said curve, having a radius of 180.00 feet, through a central angle of 60008'28", subtended by a chord bearing S. 30025'31"W., 180.38 feet; Thence S. 6002945"W., 285.55 feet to the beginning of a curve to the right; Thence 92.58 feet along the arc of said curve, having a radius of 350.00 feet, through a central angle of 15009'19", subtended by a chord bearing S. 68004'25"W., 92.31 feet to the south line of Parcel A, as shown on Record of Survey No. 12520, Ada County Records; Thence N. 89014'29"W., coincident with said south line, 153.33 feet; Thence leaving said south line, N. 29030'15"W., 633.75 feet; P:\2024\1 EMT\124014-N TEN MILE RD TOPO\Survey\Drawings\Legal Descriptions\124014 R-15 Zone Description.docx Thence N. 12035'04"W., 294.87 feet; Thence N. 32030'06"W., 65.02 feet; Thence N. 77024'56" E., 87.65 feet to the beginning of a non-tangent curve to the right; Thence 96.74 feet along the arc of said curve, having a radius of 55.00 feet, through a central angle of 100046'28", subtended by a chord bearing N. 37048'10"E., 84.74 feet; Thence non-tangent to said curve, N. 13059'17"E., 114.69 feet to the beginning of a non-tangent curve to the right; Thence 98.83 feet along the arc of said curve, having a radius of 55.00 feet, through a central angle of 102057'08", subtended by a chord bearing N. 6011'40"W., 86.06 feet to the beginning of a reverse curve to the left; Thence 10.19 feet along the arc of said curve, having a radius of 13.00 feet, through a central angle of 44055'36", subtended by a chord bearing N. 22049'05" E., 9.93 feet; Thence N. 0021'17" E., 320.15 feet to the north line of said SE1/4 and the south boundary of Bainbridge Subdivision No. 8, as shown in Book 115 of Plats, Pages 17189-17193, Ada County Records; Thence S. 89021'10"E., coincident with said north line and said south boundary and the south boundary of Bainbridge Subdivision No. 9, as shown in Book 116 of Plats, Pages 17641-17645 and the south boundary of Bainbridge Subdivision No. 10, as shown in Book 118 of Plats, Pages 18069-18071, a distance of 1412.43 feet to the POINT OF BEGINNING. Said parcel contains 35.822 acres, more or less. L 1157 12Jr #1 TE Of ✓OFF BcaG�'�y PA2024\1 EMT\124014-N TEN MILE RD TOPO\Survey\Drawings\Legal Descriptions\124014 R-15 Zone Description.docx _ j 2 A" kk 5awtooth Land 5urveying, LLC ��dW7 00711 P: (208) 398-81 04 F: (208) 398-8 1 05 2030 5. Washington Ave., Emmett, ID 836 17 C-G Zone Description BASIS OF BEARINGS is S. 89121'10" E., between a found aluminum cap marking the C1/4 corner of Section 27 and a found aluminum cap marking the E1/4 of Section 27,T. 4 N., R. 1 W., B.M. A parcel of land located in the SE1/4 of Section 27,Township 4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho, more particularly described as follows: COMMENCING at and aluminum cap marking the E1/4 corner of Section 27; Thence S. 0021'17"W., coincident with the east line of said SE1/4 and the centerline of N. Ten Mile Road, 172.88 feet to the POINT OF BEGINNING; Thence continuing, S. 0021'17"W., coincident with said east line and said centerline, 1333.59 feet to the extension of the southerly line of Parcel A, as shown on Record of Survey No. 12520, Ada County Records; Thence leaving said east line and said centerline, N. 89014'29"W., coincident with said extension of and said southerly line of Parcel A, 668.74 feet; Thence N. 1001'05" E., coincident with said southerly line of Parcel A, 112.39 feet; Thence N. 8805744"W.,coincident with said southerly line of Parcel A, 435.26 feet; Thence S. 60029'45"W., coincident with said southerly line of Parcel A, 31.00 feet to the centerline of N. Vincenza Way and the beginning of a non-tangent curve to the right; Thence 105.43 feet along the arc of said curve, having a radius of 276.00 feet, through a central angle of 21053'13", subtended by a chord bearing S. 18033'38"E., 104.79 feet to the extension of the southerly line of said Parcel A; Thence non-tangent to said curve, N. 89014'29"W., coincident with the extension of and the southerly line of said Parcel A, 281.88 feet to the beginning of a non-tangent curve to the left; Thence leaving said southerly line, 92.57 feet along the arc of said curve, having a radius of 350.00 feet, through a central angle of 15009'13", subtended by a chord bearing N. 68004'21"E., 92.30 feet; Thence N. 6002945" E., 285.55 feet to the beginning of a curve to the left; Thence 188.94 feet along the arc of said curve, having a radius of 180.00 feet, through a central angle of 60008'28", subtended by a chord bearing N. 30025'31" E., 180.38 feet; Thence N. 0021'17" E., 246.12 feet to the beginning of a curve to the right; Thence 471.24 feet along the arc of said curve, having a radius of 300.00 feet, through a central angle of 90000'00", subtended by a chord bearing N. 45021'17"E., 424.26 feet; Thence S. 8903843" E., 76.50 feet to the beginning of a curve to the left; P:\2024\1 EMT\124014-N TEN MILE RD TOPO\Survey\Drawings\Legal Descriptions\124014 C-G Zone to Centerline Description.docx Thence 282.74 feet along the arc of said curve, having a radius of 180.00 feet, through a central angle of 90000'00", subtended by a chord bearing N. 45021'17" E., 254.56 feet; Thence N. 0021'17" E., 84.49 feet to the beginning of a curve to the right; Thence 282.74 feet along the arc of said curve, having a radius of 180.00 feet, through a central angle of 90000'00", subtended by a chord bearing N. 45121'17" E., 254.56 feet; Thence S. 8903843"E., 217.50 feet to the POINT OF BEGINNING. Said parcel contains 22.90 acres, more or less. t� < \CENSg�j s:s ( = 11574 /2J/�S of P:\2024\1 EMT\124014-N TEN MILE RD TOPO\Survey\Drawings\Legal Descriptions\124014 C-G Zone to Centerline Description.docx Page 12 EXHIBIT B --- N00 2T38'E 1310.51' --- -- --t----t-7- N a% to a w N )11O'—L14— y "IFC, N V tp p� O� IQNN�i b b ttt��O N W�p N lOi1 I m _ N I I Gil : �T, do ��SM1O� I N m w 9 a N �i to N m� I W1 Ind Iy� ow o o rn p l aaJ� Cr0 g L � m z �:oI iwz I IG oozd� �otNp Iez.� 'ri o a< W O b p O V N' N W o 0 0 0 0 e o 1 C O.C.�O: 1O G97 TiOC['n'V,Si on : Din ...J mm �I cn ��Nl�+w 002 0 roz a. o o a lto �y —..�/ X�. $ 888mww � 1 w u� — �\ �dl . � a N _1 n � - C9 N 01002'41"E rrs b l y o z yI� w Vpf z o z W Z Z 2 z z z V1 20 r� 238.56' 0� N 00°3922"E 429. 5£ b 429.18' 123.49' 305.69' V _ nman o C"Oo Zi N 0 o O . �gb4 lm Z Oz m m Gcmo l. N 00 21'17"E _ z 320.15' b N }Nib O W O V N � w °: � n as a �O"' o � Fn ., 5� g (> ►rn. 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