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HomeMy WebLinkAbout2026-01-20 Work Session 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 WORK SESSION City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Tuesday, January 20, 2026 at 4:30 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 ADOPTION OF AGENDA Adopted CONSENT AGENDA \[Action Item\] Approved Motion to approve made by Councilman Overton, Seconded by Councilwoman Little Roberts. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener 1. Blue Horizon Flex Water Main Easement No. 1 (ESMT-2026-0004) 2. Findings of Fact, Conclusions of Law for Vanguard Village East (SHP-2025-0008) by Kimley-Horn, generally located at the southeast corner of W. Grand Mogul Dr. and S. Umbria Hills Way 3. Findings of Fact, Conclusions of Law for Vanguard Village West (SHP-2025-0009) by Kimley-Horn, generally located on the south side of W. Grand Mogul Dr., located midway between S. Ten Mile Rd. and S. Black Cat Rd. 4. Findings of Fact, Conclusions of Law for 3780 Overland (H-2025-0038) by Jesus Madrigal, located at 3780 E. Overland Rd. 5. Resolution 26-2562: A Resolution of the City Council of the City of Meridian to amend the Future Land use Map of the City of Meridian Comprehensive Plan Concerning 5.99 acres of Land to Allow for Commercial Uses, Generally Located at 2350 W. McMillan Road, in the Southwest Quarter of the Southeast Quarter of Section 26, Township 4 North, Range 1 west, Boise Meridian, City of Meridian, Ada County, Idaho; and Providing an Effective Date 6. Resolution 25-2563: A Resolution of the City Council of the City of Meridian Approving City Council President's Appointments of City Council Members to Serve as Department Liaisons; and Providing an Effective Date 7. Resolution 26-2564: A Resolution of the City Council of the City of Meridian Approving City Council President's Appointments of City Council Members/City Staff Members to Serve as Interagency Boards, Committees, and Initiatives Representatives, and Providing an Effective Date ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] DEPARTMENT REPORTS \[Action Item\] 8. Fiscal Year 2026 Budget Amendment in the amount of $5171 for Drone First Responder/AI Axon/Peregrine Approved Motion to approve made by Councilwoman Little Roberts, Seconded by Councilman Overton. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener 9. Mayor's Youth Advisory Council Quarterly Update 10. Commercial Property Assessed Capital Expenditure (C-PACE) Program Discussion ADJOURNMENT 5:57 PM Meridian City Council Work Session January 20, 2026. A Meeting of the Meridian City Council was called to order at 4:34 p.m. Tuesday, January 20, 2026, 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, Curtis Anderson. 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 20th, 2026, at 4:34 p.m. We will begin this afternoon's work session with roll call attendance. ADOPTION OF AGENDA Simison: Next item up is adoption of the agenda. Overton: Mr. Mayor? Simison: Councilman Overton. Overton: There are no changes to the agenda this evening. I move to approve the agenda as published. Little Roberts: Second Simison: Have a motion and a second to approve the agenda as published. Is there any discussion? If not, all in favor signify by saying aye. Opposed nay? Ayes have it and the agenda is agreed to. MOTION CARRIED: ALLAYES. CONSENT AGENDA [Action Item] 1. Blue Horizon Flex Water Main Easement No. 1 (ESMT-2026-0004) 2. Findings of Fact, Conclusions of Law for Vanguard Village East (SHP-2025-0008) by Kimley-Horn, generally located at the southeast corner of W. Grand Mogul Dr. and S. Umbria Hills Way M❑'id 070 0®0[][][] ] Er 0 CCOD0 m0O❑'0 0000000 ❑000 0 0000 3. Findings of Fact, Conclusions of Law for Vanguard Village West (SHP-2025-0009) by Kimley-Horn, generally located on the south side of W. Grand Mogul Dr., located midway between S. Ten Mile Rd. and S. Black Cat Rd. 4. Findings of Fact, Conclusions of Law for 3780 Overland (H-2025- 0038) by Jesus Madrigal, located at 3780 E. Overland Rd. 5. Resolution 26-2562: A Resolution of the City Council of the City of Meridian to amend the Future Land use Map of the City of Meridian Comprehensive Plan Concerning 5.99 acres of Land to Allow for Commercial Uses, Generally Located at 2350 W. McMillan Road, in the Southwest Quarter of the Southeast Quarter of Section 26, Township 4 North, Range 1 west, Boise Meridian, City of Meridian, Ada County, Idaho; and Providing an Effective Date 6. Resolution 25-2563: A Resolution of the City Council of the City of Meridian Approving City Council President's Appointments of City Council Members to Serve as Department Liaisons; and Providing an Effective Date 7. Resolution 26-2564: A Resolution of the City Council of the City of Meridian Approving City Council President's Appointments of City Council Members/City Staff Members to Serve as Interagency Boards, Committees, and Initiatives Representatives, and Providing an Effective Date Simison: First item up is the Consent Agenda. Overton: Mr. Mayor? Simison: Councilman Overton. Overton: Move that we approved the Consent Agenda. For the Mayor to sign and the Clerk for attest. Little Roberts: Second. Simison: Have a motion and a second to approve the Consent Agenda. Is there any discussion? If not, all in favor signify by saying aye. Opposed nay? The ayes have it and the Consent Agenda is agreed to. MOTION CARRIED: ALLAYES. ITEMS MOVED FROM THE CONSENT AGENDA [Action Item] M❑'id 070 0®0[][][] ] Er 0 CCOD0 m0O❑'0 0000000 ❑000 0 0000 Simison: There were no items removed from the Consent Agenda. DEPARTMENT REPORTS [Action Item] 8. Fiscal Year 2026 Budget Amendment in the amount of $5171 for Drone First Responder/AI Axon/Peregrine Simison: So, we will move on to Item 8, which is a fiscal year 2026 budget amendment in the amount of 5,171 dollars for Drone First Response program. Turn this over to Captain Leslie. Leslie: Thanks, Mayor, City Council. So, we are back after our meeting last week. My numbers weren't quite even, so we met with the Finance staff and repaired the budget amendment. We are 5,171 dollars short of being zero on that. I also got the numbers for you for a secondary site or additional sites to the south. We talked about better coverage to the south with the Drone First Responders. We have identified two locations that would be ideal to move south to improve that response time. Those cost per site is around 68,700 dollars per site. Simison: Thank you. And you are forgiven on the fifty-one seven, at least from me. I can't speak for the rest of the Council though. Leslie: I appreciate that, Mayor. Simison: And, Council, I TI did have a brief conversation and said we nl didn't want to delay the conversation on this one, but maybe during the budget process we could discuss whether not a third one made sense in the upcoming budget Tor fourth? Leslie: Fourth. Sorry. Yeah. And just to clarify the Tthe three sites that we currently have are creating an ideal response time of two minutes, which is the lithe target time on target that we would like to have. Does not mean we can't cover into the south with a Twith a critical incident and get a drone there, it's just going to have less time to be there and to have to come back, but Tand take a little bit longer to get there, but the flight distance we can cover the entire city with the three sites that we have. Simison: Thank you. It's not Tnot dissimilar to the challenge we are having with our Parks and Rec and our Planning and Zoning Commission is we have got a large blank spot in south Meridian with low coverage. So Tsorry. Just searching for someone in south Meridian that wants to serve. It's hard out there, so TCouncil, any questions on this budget amendment? Okay. Then do I have a motion? Little Roberts: Mr. Mayor? Simison: Council Woman Little Roberts. Mo'Cc7[Elo❑®[I[]0[]= E-0[1 0 m011r❑ ❑0TI0 0 000E] Little Roberts: I am honored, because it's rare that we get to put something forth that can potentially change how a department does business and I think this is going to greatly improve efficiency and just the officers' time and so I would like to make the motion that we approve the budget amendment for 5,171 dollars for Drone First Responder Axon Peregrine. Overton: Second. Simison: Have a motion and a second to approve Item 8. Is there discussion on the motion? 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 item is agreed to. We look forward to seeing this move forward and get implement and, like you say, hopefully great things to ensue, but that means that there is bad things happening for great things to ensue in the process, so Dyes. Thank you. MOTION CARRIED: ALLAYES. 9. Mayor's Youth Advisory Council Quarterly Update Simison: Okay. With that we will move on to Item 9, Mayor's Youth Advisory Council quarterly update. I will turn this over to Sahand for an introduction. Rahbar: Mr. Mayor, City Council Members, thank you so much for once again providing us with the opportunity to come before you and provide some updates on some of the goings on with our Mayor's Youth Advisory Council for the City of Meridian. I will just start with some brief introductory remarks before turning things over to my friend Conner, who will lead you through some updates that we have had through the semester so far and what we have got planned ahead. As many of you are aware the school year starts earlier every year seemingly, so our MYAC meetings Min previous years they typically started in September. The past couple of years we have had our first meeting start in August and so as of this moment we have had eight general council meetings. Those are our big meetings that are held right here in Council Chambers and we have about nine left for the remainder of the academic year. So, thinking of August 2025 to May 2026 and so if any of you alor if anyone who is visiting City Hall ever sees a group of teenagers here on a Monday afternoon, that's what those meetings are. You might hear some strange noises, nothing to worry about. But we are delighted to host the students here from grades nine through 12 and to really give them an opportunity to learn more about local government, to hone their skills as future leaders and to serve their community by coming up with community service projects of their own and so with that I will welcome Conner up here to introduce himself and guide you through some of these activities that have been taking place. Mo'Cc7[Elo❑®[I[]0[]= E-[I0 0 m011Er❑ ❑0TI0 0 000E] Rudishauser: Hi. My name is Conner. I am a sophomore at Renaissance High School and I am the Vice-Chair of Government Affairs for MYAC. So, today I'm basically going to talk to you a little bit about what we have been doing this past semester I should say. So, first I'm going to talk about our three main pillars. Our first pillar is leadership and, then, we have community service and government affairs. So, let's talk about our first pillar leadership. We had a couple guest speakers come this year to talk about our leadership development and help our leadership development. Our first one was Karen Manthey. She was with Comedy Sports, which is like an Improv Club, basically, that she participated in and she was kind of imparting her wisdom of improv on to us and allowing us to become more brave speakers and leaders within our city basically and, then, we had Mary Kummer from ICRMP and she did this activity where we had to basically complete a task without knowing what it was. So, we had all these bands that we like strapped to our fingers and we all had to work together to complete a task together without basically knowing what it was and it was a blast. We also had the Treasure Valley Youth Safety Summit at Wahooz, which was so much fun. We got to drive go karts and learn about how horrible it is to text and drive and drunk driving all that kind of stuff. The Police Department brought drunk goggles to show us what it was like to like golf while impaired, so that was really fun. Now, I want to talk a little bit about T oh, we have one more slide on leadership development. We had our kickoff at Wahooz with bowling where we kind of met all the new MYAC members that were coming in this year. So, we did that at the very beginning of the year and it was really fun, because we got to, you know, meet everyone in a kind of familiar environment with bowling and just kind of laid back meeting new people and stuff. Then we had our Friendsgiving where it was pretty much just a big Thanksgiving with all our MYAC friends and it was really fun, because we got to eat a bunch of food and play games and very similar to our holiday party. But our holiday party, of course, was based more around Christmas and I even dressed up in a bunch of Christmas stuff for that which was really fun and it really helped our recruitment and bring in new people, because we always suggested that MYACers bring friends to these parties and they kind of get a taste of what MYAC is from an outsider. Okay. Now on to our community service. We had a couple community service opportunities this year. We had our Trunk or Treat where we set up a booth and handed out candy in kind of a unique way. We decided to have ducks in a little bowl and people had to scoop out the ducks and if they had a sticker on the duck, then, they got like a bigger candy than if they had no sticker, which was kind of a unique thing our MYACers came up with on how to make this experience more fun and, then, we had the See Spot Walk, which I did not go to, but we had a registration for the Idaho Humane Society, so I'm pretty sure it was a Tkind of outreach about adopting dogs and that kind of stuff. So, yeah, our community service coordinator could talk to you all about that, but we also had letters to veterans where everyone wrote ILLI mean as many letters as they wanted, but everyone wrote at least one letter to a veteran in November and it was kind of just a great way to celebrate Veteran's Day and, you know, have a good community service oriented activity in one of our MYAC meetings. And, then, we rounded off November with Rake Up Meridian. I and a couple of my Tour MYAC members went to a house in Meridian and helped rake up all their leaves when they weren't able to and it's, of course, more of a widespread event in Meridian and it really helped Tyou know, help the people that can't, you know, rake up M Er id[E70 0®0 00000I] Er 0 CCOD0 m00❑'0 0000000 ❑000 0 0000 their own leaves so their grass doesn't die. We also had some government affairs guest speakers. So, Emily Kane came to talk about Trias Politica, which talked about the branches of government and how different the federal, state, county and municipal levels of government are and kind of the differences between them, which was really cool to learn about. And, then, we had Aaron Bennett just this last meeting come to talk to us about advocacy and lobbying, which I will get to about Youth Lobbying Day, which is something I myself am planning to go to. She was with the American Heart Association, so she talked a lot about how her past experiences with Youth Lobby Day and answered any questions we had about lobbying in general to all the MYACers. Oh, there we go. We also had our City Hall tour where we toured the City Hall that we are in right now and we learned about the Parks and Recreation Department. We learned about the city attorney's office I'm pretty sure was also there and, you know, all the departments in our City Hall and it was just a great experience for everyone to kind of go away from the usual and learn something new in a more of an active setting. So, we have quite a few things up for this next semester and one of those is next meeting we are having ACHD bring our LLor their snow plow vehicles and we are going to be able to like go get in the vehicles and learn how what to do when around them on the road, because many of them -Uus included, we can drive, so it's very important to know what to do around these snow plows, even if there hasn't been much snow. Then we are also having Youth Lobby Day coming February 5th, which will be pretty exciting, because Lvwwell, we are going to be able to go lobby to senators and talk about issues to them at [Efrom a child point of view, which I'm really excited for to go and do. We have a community service panel coming up in February. We have Mad City Money coming in February as well. This is really exciting to me as well as we get to learn about budgeting and kind of real life things that you will have to know after high school and college and all that. We have Do The Right Day, which I went to last year and that was a great experience. We ran a little booth at Meridian Middle School and kind of just helped spread awareness about the day and the holiday and it was really fun just hanging out with people handing out stickers and letting people write cards to people and all that. So, that was really fun. And, then, we rounded off with our senior prom where Tat the Senior Center all of the seniors will go to a little dance, like it's a high school prom, but for seniors because I mean it's been a long time since they went to a prom and it lets them re[experience those things and, you know, have a great time with people that are in high school that Ito help them through it. Yeah. And so, yeah, think that's it. If you have any questions I'm happy to answer. Simison: Thank you, Conner. Council, any questions? Whitlock: Mr. Mayor? Simison: Councilman Whitlock. Whitlock: Great presentation. It's been a few years since I was a senior. I can relate. This is extensive in LLin terms of all the different things that you are doing and all of the insights that you are gaining into leadership and city governance and state governance. Mo'Cc7[Elo❑®[I[]0[]= E-0[1 0 m011r❑ ❑0TI0 0 000E] Where does this take you do you think? What do you T what does your MYAC experience mean to Conner's future? Rudishauser: Well, I, for one, would love to experience some sort of local government later in life, like after I have a stable income I TI want to be an engineer, so maybe after a couple years of doing that trying to get into local government would be really cool, but, yeah, 1 TI think it's really fun. Whitlock: And just follow up. And this experience has Thas whetted your appetite for that and T Rudishauser: Yes. Whitlock: Tmade you excited. Good. Excellent. Simison: Additional questions, comments? Thank you, Conner. Appreciate you doing it solo. Your 1111your teammate couldn't make it. Rudishauser: Yeah. Simison: But we appreciate you being here and taking the full Tfull report. Rudishauser: Yeah. All right. Thank you. Yeah. Simison: Thank you. Rudishauser: Thank you. Simison: And it is great. We still do have LUI spent some of the time where we have T and I just spiked on his name who came back from Stanford THoyoung came back and sat down and, you know, so we know the influence that MYAC has on some people and their desire to serve and, you know, as Tas he was going through and rounding out his years at Stanford trying to figure out how he gets back and how he continues to stay engaged. So, definitely can lay the Tlay the groundwork for people early in life, so appreciate it very much. 10. Commercial Property Assessed Capital Expenditure (C-PACE) Program Discussion Simison: Okay. With that we will move on to Item 10, which is the continued conversation around commercial property assess capital expenditure or C[PACE program discussion. Invite Curtis back up to continue the dialogue. Calder: Well, thank you for inviting me back. I do have some virtual guests that will participate this afternoon, so, again, my name is Curtis Calder, Economic Development Administrator with the city and two weeks ago we gave a presentation on the C-PACE Mo'Cc7[Elo❑®[I[]0[]= E-00 0 m011r❑ ❑0TI0 0 000E] program. That material I TI placed it back in your packet, so I don't know if you would like me to go back over it, but I'm happy to do so. I think probably a better starting point would be to introduce the guests and have them explain CPACE in their own words, because they are in that industry and that may go a long ways towards answering your questions. So, with that is Chris Robbins on the virtual The Zoom link? Robbins: Yes, I am. Hi, everybody. Thank you T Calder: Okay. Well, I will introduce Chris and Tand let him have you know, explain in his own words what CPACE is and what it can do for the City of Meridian. Simison: Thank you. Chris, welcome. Robbins: Great. Thank you very much for having me and for your time. So, by way of background, Chris Robbins, I have been in the CPACE world since kind of the beginning about 12 years now. My background prior to CPACE, structured finance, commercial real estate, energy finance and I live out here in the San Francisco Bay area and the Tin talking to Curtis last week we had a great conversation and kind of walked through some of the initial conversations and questions that Tthat you have, you know, kind of talked through and along with my Tmy partner Joe Euphrat and some folks over at Gilmore Bell that do a lot of the PACE financing from a legal perspective and have been very involved in the Idaho programs, I [III put some of these talking points together. What would be the best use of Hof your time in terms of what you would like? I mean I could go through and Tand spend a lot of time talking about, you know, CPACE and from the various, you know, lenses and stakeholder groups, but what would be helpful for me to try to impart during this T this time that we have together? Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: I read the lithe presentation that was attached and I thought that was very helpful. I TI kind of just wanted to check on the structure of it and really understand the potential volume that could come from this program. So, Mr. Mayor, if you don't mind, like my first question is just how often do senior lenders give Tis it effectively a super priority position through the CPACE program, because the T the senior mortgage holders, right, have to basically agree to this structure and so I just want to kind of understand the trade offs. How often do you see this? How often do you see senior lenders agree to that priority of payment position changing? And maybe just kind of walk me through what kind of volume you expect to see in Idaho. My understanding is there has been one deal that's closed in Idaho in 2024, but if there has been Tif there is kind of a big pipeline of it coming I would want to understand that. So, those are some of my questions. M Er id[E70 0®0[][][] ] Er 0 CCOD0 m0O❑'0 0000000 ❑000 0 0000 Robbins: No. That's Tand that's a Tthose are great questions and the senior lender or consent has been I would say one of the Eithe challenges, especially in the early days of PACE where, you know, maybe four or five states had actually amended their legislation to allow PACE to be The accessed. But the Tthere is Tthere has been north of, you know, per PACE nation, you know, 12 and a half billion of PACE financed since inception and the vast vast majority of those deals have come with lender consent and what we have Twhat we have experienced Tand I think what the industry has experienced from a trend perspective over the last three years is more and more lenders in this could be banks, it could be debt funds and so forth, really kind of digging in and understanding what PACE is and how it kind of works in conjunction with their senior first lane debt and once they do the feedback that we get is, oh, this is just like traditional assessment financing that's been around for a long time and we deal with T with it, although it's voluntary and there have been TI would say the Tthe thing that Ell] that we do and Tand I think a lot of our other peers in the market do is instead of, you know, asking a senior lender if they are okay with Twith PACE as part of a capital stack, it's really spending the time to kind of understand, one, how much PACE is applicable at a project level. What's Twhat are kind of directional terms, so when that conversation happens with a senior lender Tand we support a lot of these conversations Tit's not are you okay with CPACEs, here is how the sponsor, the property owner, the developer is looking to capitalize their project. It's with equity. It's with some CPACE and with, you know, 40 to 50 percent first lien debt and what Ti once [El once senior lenders understand that kind of the Tthe mechanics of the CPACE, which is Tis not a it's not a traditional lien, like a first deed of trust on a property or a second, it's an assessment at the property level and because of that structure it can never accelerate, can never be called in the event of nonpayment of a property tax bill and associated assessments. Can also be prepaid at any time and so it's very quiet flexible financing and, you know, the Tif I'm sitting in a senior lender's kind of the head of credit chair I'm looking at is this financing creative to the project? Is there debt service coverage that is Tyou know, makes sense. So, I'm LLI'm looking at it from an underwriting perspective and what we are seeing from a PACE plus first lien debt on projects is, you know, anywhere from 65 to 70 percent for new construction, combined PACE and mand wand senior debt and, then, a little north of that for reimbursement projects where 1111where one can look back up to three years in most states and reimburse themselves and use that liquidity to maybe recapitalize or right size a loan or for, you know, other capital improvements, tenant improvements and commissions to stabilize the project. I will stop there, see if that answered your question. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: That's very helpful. Maybe just to drill down on that a little bit. Does the program administrator take on any risk because the the debt can't be accelerated and my understanding is that it's kind of a current pay situation. So, in the event of nonpayment at that point you would have a default, right, under the PACE loan and so help walk me through if there is a default how a PACE lender recovers and what the M Er id[E70 0®0[][][] ] Er 0 CCOD0 m00❑'0 0000000 ❑000 00 0000 program administrator from a city perspective's role would be in that type of a situation. Has there ever been a bankruptcy of a PACE loan? How did that play out? Maybe just an example would help crystallize kind of the priority of payments and how that would work. Robbins: So, that's a great question and in terms of a Ta project where the property tax is not paid. So, generally what we see happening Tand this has happened and the Tthe senior lenders' covenants will have been tripped and they will move kind of to enforce their remedies Trights and remedies under their loan documents and in many cases in wand these discussions happen kind of prior to PACE being placed on a Ton a parcel kind of during underwriting, the senior lender will look at, okay, if things go bad here or sideways what is the outcome going to be for me the senior lender and it's typically we are going to want to keep property taxes current as we work through our Ell] you know, work Twork through the CLthe issue. In the event that they are not kept current the Twhat's due and payable at any given time from a PACE perspective is the current property tax bill and associated assessments, of which this would be one, a new one, and any default or delinquent property tax payments and assessments and so what cannot happen is the PACE provider saying, okay, this is a five million dollar PACE financing and T and we did not get our assessment payment, nothing T we can't foreclose or start a process on the T on the five million, it's just that outstanding payment and so that kind of ties back into the senior lender conversations where they are like, okay, so maybe I reserve, you know, a payment or in our underwriting I understand that if we are in a workout situation I might have to and we need to keep the LLthe taxes current, I will need to factor this in as well. From a city in a Tin a PACE administrator perspective it's Tlit's still pretty quiet, because it's just Tit's Tit's on the tax roll, so there is not a whole lot to do and I don't know if Tif Jacob from Gilmore Bell is on the line as well and would defer to him. They have Tthey have done a lot of the underlying PACE legislation and guidelines work in L-in Idaho, but we are a Twe are a PACE program administrator in California and, then, it's Tit would just be monitoring to Leto TLto see what's Twhat's happening with the Twith the payment of the property taxes and assessments. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: But just EEjust so I understand. So, the Tthe PACE lender it sounds like is an unsecured creditor with a LLright? Because you have a first mortgage holder already and so Twould that be accurate? Would it be an unsecured creditor and would the source of repayment in the event of a default of a PACE loan eventually be like around the Mike would Twould the Twould the transfer of a Twould it Twould it be effectively a lien against the property and against the title, so that would L-if a new lender looked to purchase the property they would have to clear that out before they could transfer it? Robbins: That is correct. Yes, that is correct. So, it would just L11 Mo'Cc7[Elo❑®[I[]0[]= E-00 0 m011Er❑ ❑0TI0 0E]7070 Strader: Okay. Robbins: It would -lit would Eit would LLit would accrue like any other unpaid property taxes M Strader: Uh-huh. But they are LLbut LLbut they are not property taxes, just to be clear; right? I mean it's EU it's a Efl it's a Ti that's the stream of repayment is the same as property taxes, but it's it's actually an unsecured claim; right? Robbins: It is a -Lit is a tax lien that is assessed on the underlying parcel or parcels that are being improved. So, it sits just under, you know, ad valorem taxes and other wand some other assessments. So, it would still wit would not be expunged for could not be expunged from the Myou know, the tax roll. Strader: Got it. Okay. That's really helpful. Robbins: And I can -land we can get some more clarity on Ton that as well through Gilmore Bell, who may be on this remotely as well. Simison: Yes, Jacob is here. Jacob, do you have anything you would like to add? Carlton: Yeah. I mean, no, that's right. I mean like Chris kind of said at the -Lat the top of the HE you know, his comments I mean if you think of this as like a traditional assessment on a property that's exactly what it is. I mean there is an assessment lien that's put on the property that is in Tas Chris mentioned it's, you know, just below a lien for taxes and other assessments, but it's LLit's a L-it's superior to any mortgage lien on the property and so that's that's really the Frthe security for the assessment itself. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Yeah. That makes a lot of sense to me. So, it really Tilike this is a program that is highly dependent on first mortgage lenders in Idaho being comfortable with giving a super priority position to this gap financing and one of the biggest risks that I am trying to wrap my head around is just around the cost of program administration and the amount of time, you know, city staff would have to put into this type of a program and will there be volume and wand deals to actually support it? So, I LIDI'm kind of curious like do you see a big pipeline of projects coming in Idaho? Are you mare you aware of a reason that we would LLyou know, besides that it's just generally spreading this type of financing, but like help me wrap my head around the risks to this program administration, setting this whole thing up. Robbins: Yeah. That's a great question. And I will maybe take the first part and, Jacob, if you can take kind of part number two in terms of what you have seen in terms of program administration kind of time to set up a program and mand kind of administer M Er id[E70 0®0[][][] ] Er 0 CCOD0 m0O❑'0 0000000 ❑000 00 0000 projects as they LLas they come to the LLto the city. In terms of the pipeline, absolutely, we are seeing a T a healthy pipeline in Idaho. We have been actually T and the marketplace has been waiting Llhad been waiting for Idaho to amend their legislation to allow PACE to occur. We have a couple projects that we have spoken with a local developer about ourselves in terms of their interest in T in accessing and T and exploring PACE for Tfor projects in Meridian and the TI would say the Tthe majority of the Tithe projects that we see kind of fall into two categories, PACE being used for new construction and typically, you know, it's 25 to 30, sometimes 35 percent of the lithe capital stack from a PACE perspective, the remaining balance up to that 65 or 70 percent being filled with traditional senior debt, construction lending, and, then, the second wand ELand those projects range anywhere from, you know for financing from a PACE perspective range anywhere from, you know, two to three million to, you know, 20 to 30 million plus of PACE. And, then, the second is Mis this reimbursement that we talked about where a building owner let's say that has recently delivered a project and because of, you know, the capital markets and the Tthe Tyou know, what Twhat's kind of going on in the last couple of years we have Tyou know, there is Tthey might have construction debt that has come due or coming due and they need some time to stabilize the — the property and this is where we are seeing as well a lot of lender consent coming to LL into play where, you know, there is a really solid relationship between the sponsor and the lender, but the lender needs some relief, needs to get, you know, a 11you know, maybe a sizable pay down of their principal balance and -land, you know Tyou know, updating appropriately reserve requirements and so that owner can go back and reimburse themselves for, you know, 30 percent of the Tof the hard and soft costs typically and use those Tithose funds to pay down that senior lender and Tand Tand allow them more time to stabilize or come in with a new first lien lender and PACE to retire in full that construction debt. So, absolutely, there is a Tthere is a T there is a Ta growing interest and window in various counties within Tin Idaho and we have seen projects coming across our desk for the last, you know, year, year and a half. Simison: Yeah. And then EII Robbins: I'm sorry. Passing the baton to you, Jacob. Carlton: Yeah. And, then, in terms of the Tthe program administrator as you may be aware 71 mean the Idaho statute T I mean the Twhat the program administrator is anticipated to do on the CPACE deals is kind of review applications as they come in to the city just to make sure that they are meeting all the Tthe requirements set forth, you know, in the Tin the CPACE program that's adopted by the city. That being said, mean the way these Tthese CPACE deals work is, you know, you have a CPACE lender, you have the city that would come in and put the assessment lien on the property, but once the city, you know, does the initial putting the assessment lien on the property it assigns all of its rights over to the CPACE lender, so the CPACE lender is the one that would enforce the lien if it ever got to that point and so T and T and because of that the CPACE lender is really the one Tor the entity that is reviewing the application and the accompanying materials in depth just to make sure that they are iT you know, everything's on the up and up. So, really, from the city's perspective the M Er id[E70 0®0[][][] ] Er 0 CCOD0 m0O❑'0 0000000 ❑000 00 0000 program administrator would just be the entity just coming in just to make sure the application is EUyou know, everything is there in the application, almost like a Tsort of a check the box sort of thing. I would also mention, too TI mean to the extent that the city didn't want to do that work, the statute allows the city to hire an outside program administrator to come in and do that on its behalf as well. Robbins: And, then, one final part on the program administration and time, I believe the Tthe statute allows for the city, if they wanted to, to levy some fees or charge some fees. I think it's up to 500 dollars for an application fee and, then, you know, some other amount capped at Tat 50,000 dollars and what we have seen in the market as the market has grown to now 41 states have Thave amended PACE Ultheir legislation to allow PACE to occur, a lot of the markets are looking Ta lot of the counties and cities are looking at this as kind of an economic development, you know, option or Tor capital, you know, program that can be accessed by their Tyou know, their Ttheir constituents and, you know, or kind of the Tthe way that we see a lot of cities look at the fees is, you know, what is fair and equitable. We don't want to, you know, stick our amour citizens with a Twith a hefty fee just because we can, but we Twe also want to cover our costs as appropriate, you know, to [![]to manage to stand up and manage a program and I believe Tand, Jacob, correct me if I'm wrong, that you have the authority to, you know, put whatever fee schedule that you want into place and also to Tyou know, as was deals get Lioget going and you see how much time may or may not be needed to administer the program, is to amend those fee schedules at your discretion. Strader: Mr. Mayor? Simison: If I can just follow up on just that one question. Do you typically find that people do an hourly fee for administering the work or is it a flat fee or is a fee based upon total value of the project? Just trying to understand T Robbins: That's a Tthat's a great question and what we see generally speaking is there Tthere is a Ttypically an application fee and we see that run anywhere from, you know, 200 dollars to 500 dollars, depending upon, you know, the size of a Tof a project, especially in the Tkind of the Tthe initial kind of standing up of a program and, then, in a lot of states there is a percentage Ta fee that is a percentage of the funded amount that is capped at a certain level and we have seen kind of step down. So, from, you know, one million to three million it might be a -La one percent fee, you know from, three to five. So, it's Tit's Tit's typically Tyou know, in most of the cities and the counties that we have talked to they are like we want to make this as easy as possible for everybody and we want to make it fair and reasonable, so, you know, there could be a T a T a fee that is about one percent of the amount, capped at twenty thousand dollars or ten thousand dollars. But, again, it's Tit's Tthat's kind of the way that we see it. We also see some other places that, you know, kind of go the opposite way, but they don't get a whole lot of deals done. Taylor: Mr. Mayor? Simison: Mr. Taylor. M Er id[E70 0®0[][][] ] Er 0 CCOD0 m00❑'0 0000000 ❑000 00 0000 Taylor: A follow up on the -Isort of the fees. If cif we opt to do this and we choose to have a third-party administrator does the city still establish what those fees would be or does this third-party entity who is administering it establish the fees? Robbins: Jacob, how have you seen that work with like SRS and others? Carlton: Yeah. I think under the Idaho statutes EEI mean I would have to go back and double check, but I'm EEI'm fairly certain it was written so that the city establishes those fees. It wouldn't be the -Ithe program administrator. It would be set forth in the uyou know, the CIPACE program that you set up. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Isn't that a key risk for us to evaluate? My understanding is that in Idaho the M the application and servicing fees are capped. So, I think that there is the EIII guess what Twhat I would want to make sure is that we had some rationale that if we were going to set up this program, even if we were outsourcing it to a third party, that the program would be self[Sustaining. In other words, that the application fees and servicing fees would cover whatever we are paying a third party to administer it. In Idaho specifically have you seen a way that cities are handling that kind of risk? I know Idaho is kind of early in the adoption of -Ulof this type of financing. Robbins: Jacob, do you want to use Utah maybe as a L-you know, because Utah went with a third party as a mat a state level and, then, it's kind of reverted back to cities and counties running their programs. Carlton: Yeah. I mean Utah is a little bit different. I mean in Utah I can just say if cities and counties and all the deals we have done where city and county has, you know, been the governmental entity that levies the assessment lien on the property, they have not traditionally taken a fee. I mean there is not they have taken the approach you know, there is not a heavy lift on reviewing the materials as they come in and so they just haven't taken a fee. I would say we did do two deals with Coeur d'Alene last year. That being said, we weren't -Uwe didn't have any direct communication with the city there and so I don't know what they did as far as their fee goes, but we could go back and look at that and just see if we can figure out what L-what Coeur d'Alene decided to do for their fees. Simison: And 1 TI think that's a question ELI mean Curtis has identified for me how much time he thinks he will need to set it from his dayltoiday job to set up the program, but once the program is actually set up I Ethis goes back to my original comment in terms of asking the questions, like, okay, if it's a LLdecide how much the size of the project actually, you know, impact the amount of work that needs to be done by the administrator. You know, if 1111 if 1111 if it's just looking to make sure that the Mo'Cc7[Elo❑®[I[]0[]= E-00 0 m011Er❑ ❑0TI0 0E]7070 financers checked all the boxes and, you know, the LEI the T the 0 sign the right paperwork and throughput it compared to, well, for every thousand square feet you can expect to spend one hour, you know, but, you know, what's the metric to help us determine if we were to establish a fee, because, yeah, fifty thousand is half a year salary for someone that just has to pass paperwork, it seems like a pretty easy LLyou know, more than enough to capture. But that's not typically how we do business. We typically want people to pay and you want to set something that's fair and equitable. How do we determine what's fair and equitable from the start compared to after doing five projects and realizing we way overcharged or way undercharged? Robbins: Yeah. I think Tso, to your question the Tmy answer would be the LLthe former, you know, not necessarily size dependent or size translates to more work or less work depending upon which way you go up Tup or down the scale Tsize scale and the LL LLthe capital Tthe provider of the financing is the one that's going to be doing the underwriting and Tand the work and to Jacob's point, you know, kind of the program administrator, just making kind of checking the boxes to make sure that the LL the structure of the financing falls within the Tthe guidelines of the Tof the program and, then, once the lien T the assessment is placed on the property, as Jacob was mentioning, you know, the Tthe transfer of the Tyou know, the Mthe LLthe rights and liens and everything else is going to, you know, be transferred from the city to the LLto the capital provider and so we haven't seen wand we have done QLwe have done deals in 15, 16 states and a lot of different counties and cities and we haven't run across a program where we have seen a heavy lift by staff. Not to say that the first four or five are going to be kind of a learning experience and, you know, that might be LLwe have T we have Twe have heard of other cities look at Tso, all right, maybe we start a Twe have a flat fee of —]of X, 2,500 dollars or 3,000 dollars or 5,000 dollars and, then, in Tin 12 months, you know, we can go back and Tand see Tyou know, to LLto somebody's point it was are we overcharging? Are we charging mare we not charging enough? And Tand Tand, then, kind of reassess at that point. Simison: And I'm just guessing here, but if the cities took it back in Utah or were giving it back to them it was either viewed as it not Tnot that much work or was producing more revenue than necessary or the state couldn't get to it because they didn't have the resources to actually get it done quickly. I don't know why else cities would say, yeah, we will take it back if it's overly cost burdensome to them. More timely. Carlton: Yeah. I mean 1 TI can jump in there, because I TI mean I have LLI have been working in Utah CPA since the beginning. It's actually none of the above LL Simison: Okay. Carlton: --]why the state opted not to do it. The state just they set up the program. The person that set it up, who was at the state, left the state and, then, when she left no one else at the state really had any appetite for doing the state program, so they just said we are not doing it at a state level. Cities and counties, if you want to do it you can do it, but we are not going to do it at a state level. Mo'Cc7[Elo❑®[I[]0[]= E-00 0 m011r❑ ❑0TI0 0E]7070 Simison: Okay. Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: Yeah. Chris and Jacob, last time we had some questions we were kind of drilling into trying to understand how this program essentially allows for lower interest rates for this type of financing. Can you just give some insight? Is it the length LLlike length of the Tthe terms? Is it Twhat is it? What is that sort of, you know, little nugget that allows for a better interest rate with CLIPACE financing versus a traditional loan? Carlton: Yeah. No. That's Tthanks for bringing that up., So, you know, traditional banks, you know, will twill bring in, you know, deposits and use those deposits and lend those back out and, you know, as a kind of a first lien L-or second lien in some cases debt instrument. The Tthe nature of [Mof assessment kind of financing Tthere are a lot of interested buyers of this paper in the marketplace, you know, because it's T it's Tin a lot of Efla lot of cases looked as Mas like muni bonds or municipal financing where most of the Tthe buyers of this LU]of this product are insurance companies kind of down the road and so they have access Tit's just a different Tit's a different type of not only attachment point, but it's a different type of Hof financial product that allows for a much broader base of buyers or, you know, people providing capital for this Tthis work and where this Twhere Twhere we are seeing this going is most PACE prices off the ten year treasury. In some cases it can price off the five year treasury. This is from a lender perspective. And, you know, spreads two, three years ago were 350 or 400 basis points over whatever that benchmark was. Now they are coming down. We are seeing a lot of spreads in the high two hundreds, low Tlow three hundreds and we think that there will be continued kind of pricing compression. The more of these PACE deals that get funded in the 1111you know, in the marketplace there is just going to be more money coming in and so it's Tand that's Tand that's where a lot of the banks will say, well, this is accretive, because if I'm lending at say seven percent and PACE is at six and a quarter percent, that blended cost of capital is going to be beneficial to the project to the sponsor and what a lot of these lenders are saying Tand I'm kind of delisking myself, because my first lien attachment point might be now 40 percent, instead of 65 percent and I will allow PACE to kind of fill in the rest there. So, I jumped around there a little bit, but, hopefully, that answered your question. Taylor: Yeah. That's Tthat's helpful. Mr. Mayor, if I could just a quick follow up. Simison: Councilman Taylor. Taylor: I'm kind of curious. You mentioned you said this and I'm just trying to make sure I understand it LLkind of priced off the ten year treasury note just a little bit. I know that's an important benchmark for a lot of commercial loans. So, does it track the ten year treasury note kind of as that fluctuates a little bit or does it kind of have an adverse M Er id[E70 0®0[][][] ] Er 0 CCOD0 m0O❑'0 0000000 ❑000 00 0000 sort of Tor inverse relationship as that goes up some of this might go down? I'm just kind of Tthat's a really interesting concept to me. I want to grasp that a little bit more. Carlton: Yeah. So, as T as the T as the benchmark fluctuates, once T once the assessment is placed Tthis is fixed rate financing. So, once the assessment has been placed on the property and the capital funded, it won't move it. It's --it's a fixed rate. There is a Tthere is an amortization schedule that is provided and that's kind of what the Tthe Tkind of the Tthe Tthe tax assessments are Tare based off of, so you know what your payment will be every time you pay your tax bill until the meither the Tthe PACE is retired or the term sunsets. What does change Land this is where the lender TPACE lender kind of group out there can can move the spread up or down based upon what that benchmark's doing to keep the financing in a place that it's still a accretive to a project, if that's a deal that they want to do. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: My other questions are (Tare (Tare kind of along the same vein, just really two questions. This just doesn't look like something that would work well for single family homes to me, but I'm kind of curious just generally what types of projects are we likely to see if we implemented this program that we would not otherwise see? So, that's a question that I have. And, then, along those lines, you know, out of the projects you referred to that people are looking at Meridian, are those greenfield or are these primarily projects that have gone sideways and they haven't stabilized and they need gap financing to fill an air ball with their situation in the multi Jamily market? Robbins: Yeah. So, to your first question, correct, single family homes, this would not be applicable. It's typically, you know, five units and greater and, then, really any type of LLof nonresidential development, which would include, you know, we are working IL-and when I say we, I'm -1 I'm T I'm talking about the industry generally on, you know, manufacturing plants, we are looking at a biochar facility in the northeast right now, but the majority of the projects would fall into multi[family, would fall into mixed Luse, office, retail, industrial and hospitality. So, those are the LLthose are the kind of the primary and, then, you know, there is cold storage, there is data centers, there is Tthere is all sorts of other applicable asset classes that kind of sit, you know, outside of that. In terms of the T the types of projects, we are seeing a lot of kind of urban reuse conversion redevelopment as well. My understanding is you have got a [Ilia block across City Hall that is in need of some Tsome work to Tto bring that back into the community and so it's -Uwe -Uwe see a lot of kind of adaptive reuse projects that, you know, have quantifiable Ta number of quantifiable benefits for communities in terms of bringing back jobs and taxes Ttax bases and -Land people and Tand _Land vibrancy to Tto neighborhoods. The [Ithe reimbursement projects [III wouldn't necessarily put them in a kind of a distressed box. There are, of course, projects that are CLthat are just, you know, underwater and we don't kind of look at PACE as coming in and being that Tthat silver bullet to help kind of fix Tffix a project that needs to L-you know, is not M Er id[E70 0®0[][][] ] Er 0 CCOD0 m0O❑'0 0000000 ❑000 00 0000 fixable, but more of a Ta really good Ma good project, a good sponsor, kind of bad timing in that, you know, PACE in min some cases will come in and provide that liquidity so that that project either, one, you know, can Tthat owner can sign a lease and know that they have funds to Tto Tto do the TI build out and pay commissions and, again, bring Tbring business into Tinto the community. Did that answer your question? Strader: Mr. Mayor? Yes, it did. Thank you so much. Robbins: Oh, you are welcome. Simison: Council, any other questions for our guests this evening? Chris, Jacob, I want to say thank you for allowing us your time this evening to help get some questions answered. I don't know that we are done yet with this conversation even tonight, but I just want to make sure we got that out on the record for you, so thank you. Robbins: Thank you so much for allowing us to participate. Simison: Chris, I don't know if you had more to present on this or TI'm happy to give my two cents for you if you Tunless you have other Tothers to say. Robbins: Yeah. Mr. Mayor, the only other thing I would add is I did speak with City of Rexburg just to get an idea of how much time they actually spent putting the program together, standing it up. It was a multi Tit was a team effort on their part, they are a small city, so they had probably two or three different individuals. They had to ask how many hours each person worked on it and the cumulative number was about 50 hours of staff time. So, with regard to the setup of the program that's probably about what we would expect to see and Tand I certainly have capacity to do that. I can't do it all in one sitting, but I can spread it out and work on it here and there and I have the benefit of other cities putting these together in advance of me, so I can look at their templates and I talked to City of Boise as well. They took a little bit longer time just because of their process, but it wasn't that heavy of a lift for them either, so probably about the same when you add it all up. That's all I had. Simison: Yeah. I was, essentially, going to say that. You know, at least from my perspective, you know, through the first one, you know, generally I would be supportive of setting a fee that's based on hourly time invested, you know, as a start. From what have heard it Tthis would not be onerous enough Tno different than setting up the program where you might have to invest some time, but I think after doing one or two we could quickly figure out do we have the bandwidth or do we need to off load or what would be that appropriate amount to Tto do it. If we are Tif you were interested in going a different direction that's fine as well. But I think that's at least Twhat I hate is to charge ]overcharge on the first one, unless we say we will ewe will charge this and we will refund it if that's not how much it takes, but even if you are going to contract it out I think a contractor would want to know what's 111nrhat they are going to receive in a Tin a set wage or set amount per hour's work seems to be more appropriate than a dollar figure based upon it and not going to get into my good friends that sell homes Mo'Cc7[Elo❑®[I[]0[]= E-00 0 m011Er❑ ❑0TI0 0E]7070 where sometimes there is that question mark is just because the home is worth more, the cost you receive is that the fair and appropriate way and I don't know that's the way we want to do business. But we want to recapture our hours, whether we look at those 50 hours and build that in that it takes to build the program or we say that's our cost T that's our contribution to the program, but we want to be compensated for those who actually use the program on a Ton a fair basis. But, personally, in my conversations with Curtis and what I have learned, I'm Ti I'm comfortable recommending that we consider moving forward with this project, but happy to see if you all believe that's true or not and if you need to have further dialogue before getting to that place yourselves, so T Overton: Mr. Mayor? Simison: Councilman Overton. Overton: Had a huge shout out to Jacob and Chris for Tfor helping with this tonight, along with Curtis. You know, I don't TI don't ever want to look at this as something we would add to our city based upon one project. I got to keep telling myself that what we are looking at here is adding a tool to our toolbox for economic development. It's getting to the point Tor getting past the point of trying to decide how much money we think we need to be compensated for when, really, we don't have that idea right now. We don't know the size of the project or what's going to come in the door. I would much rather try to stay focused on is this going to be a benefit to our community and, if so, it's the right thing to do or it's not. I have learned a lot since the first time I met with Curtis on this. think this is a Ma tool that can help our city in certain situations. It can help certain projects and situations. I think that a lot of the questions that were asked were valuable. Some of them, quite honestly, people on this dais have tremendous amounts of information in areas that I don't and I'm glad you asked those high level financing questions, but I don't think as a city we are going to be dealing with having to answer those questions as we administer these projects. I think our role is going to be much different on how we administer it. So far everything I have heard, from what the load will be on our city versus the benefit to our community is positive and I would be supportive of this moving forward as we get closer to adopting it. Simison: Council Woman Strader. Strader: My concern is about putting a lot of resources into setting up a program if it's premature and I think Idaho is pretty early in its adoption curve of this type of financing. Like what I would be looking for would be TI think the CEthe main risk that we run is that there is a cap built into this program of what we can charge reasonably for servicing fees and I think I would want to make sure that we can capture Mno different than our kind of parks philosophy. I want to see that we can capture our cost of service and our cost of administering this program properly. That's my main concern. So, that's something I think I would need to get, you know, working through with you guys as you try to develop what this program would look like, a rationale around what type of servicing fees we would charge and why and why we think that we are comfortable that Mo'Cc7[Elo❑®[I[]0[]= E-00 0 m011Er❑ ❑0TI0 0E]7070 that would cover our cost of administering the program. The other aspect I would like to see TI TI could not agree more, I don't think it makes any sense to set up a program just for one project. I think I would want to see a pipeline of potential projects. Like I think that would help me feel comfortable that there is demand for this tool. If it was a pipeline of like five projects that we thought, you know, one of these Tchances are one of these would come to fruition. I think that kind of information would help me feel comfortable that we are investing in something durable. So, it's not a no for me, it's just E111 feel like it's a little early and that we need to develop a sense of a pipeline of projects and kind of keep working on this and work on a rationale for how we capture our cost of doing it. Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: Is there anything that would prevent us if we spent the time and resources to do that here in the city and, then, decide that we wanted to pivot in a few years and have a third party administer that. As far as I understand it we could Twe have that flexibility; is that correct? Simison: Correct. And, Curtis, what is the current cap and say code on max cap recapture? Calder: So, statute is 500 dollars max application fee and, then, one percent for servicing fee up to a maximum of 50,000 dollars. So, that's the absolute statutory maximums. Simison: Okay. I don't think there is a question would we be able to recapture, it's what's the appropriate amount to set for the recapture and how do we get there. Yes, Chris. Robbins: In terms of the pipeline, happy post today to have one of the larger developers in your city get in touch with you and talk about their projects. I TI didn't want to LUjust for, you know, nonLdisclosure and everything else, confidentiality, you know, put forth names right now, but this Tthis group would be I believe very open to have that conversation with you and, then, also to have IT11you know, get their thoughts on, you know, why as a developer would this be of Tof interest to you from a capital option. Simison: Thank you. Whitlock: Mr. Mayor? Simison: Councilman Whitlock. Whitlock: Kind of always operate under a philosophy of I want to be first to be second and Tand I think there are some others that have blazed the trail on this for us and my M Er id[E70 0®0[][][] ] Er 0 CCOD0 m0O❑'0 0000000 ❑000 00 0000 understanding is that the city of Boise has put out some pretty good promotional materials on this and they are really pushing that program. I understand that Valley county has recently approved this as well. So, others are looking at this as a valuable tool for economic development in their communities. We are certainly not first and we can certainly learn from those that have helped blaze the trail. So, I'm interested in continuing the conversation and getting these questions answered. Taylor: Mr. Mayor? Simison: Councilman Taylor. Taylor: Maybe, Chris and Jacob, if I can just ask you another question. I'm just going to go back to the fee. From the projects you you have worked on, if there is a 500 dollar application fee and a cap of 50,000 dollars as a percentage of the servicing fee, is that Tfrom what you have seen in other states Lill don't know what the statutes say in Tin other states, you know, where are we in the sort of the ballpark? Does that seem in line with what you have seen? Is that kind of tracking where other states have been and does that seem a reasonable structure sort of Tlas far as having a cap on the program? Carlton: Definitely reasonable having a cap on the program and what we have seen, again, from a Tfrom an application fee, you know, that two 11250 to 500 dollars, you know, that seems fair, because there is Tyou know, there is some work that Li-that goes on there. A little bit of work. Not a lot. And, then, in terms of Tso, the 111there is a Ell there is a servicing fee that is much smaller than that 50,000 dollar cap. This would be more of a program administration fee that is paid upon close of the financing and that's the one percent capped at the Tthe 50,000 dollars. So, if you put that into perspective from Tand the Tthe programs that we have worked with or know about that charge a percentage --]either a straight percentage with a cap or some sort of a Ma kind of a staircase with a Twith a cap, the Tlyou know, a ten million dollar PACE financing, you know, you would be looking at a hundred thousand dollar fee there. But it would be capped. No. At ten Tten thousand dollar fee. Excuse me. It's been a long day. And so in Tin that 1111those fees Tail fees are capitalized, so, you know, where LLwhere we have seen programs kind of misstep I would say is to not have a cap and to try to recoup in the first two or three deals, you know, all of the Tthe, quote, unquote, time and expenses, which is Tlis very T150 hours I think, Curtis, you were saying, that Tthat it cost Tit took to set the program up. So, it ITthe first two or three users of the program would disproportionately pay for setting up the program. So, I think that's the misstep that we see and [],]but most Tlmost cities and council myou know, council LLthe council Mcouncils are very fair and pragmatic and, you know, what is Twhat's equitable, with the understanding that once Tlonce the program is up and running that you have got, you know, the ability to Tito step back and take a look and say are we still comfortable with this fee schedule or do we need to augment it. Taylor: Mr. Mayor? Simison: Councilman Taylor. M Er id[E70 0®0[][][] ] Er 0 CCOD0 m0O❑'0 0000000 ❑000 00 0000 Taylor: Yeah. Just kind of share my Losome of my thoughts here. I Tthis is really helpful, Chris, Jacob and Curtis, I really appreciate the follow up. This has been really what I was looking for to kind of get some deeper insight as to kind of how the program works and some of the financing structure might be the opportunity. Yeah. I TI like the conversation. I think it's going in a Tin a favorable direction. I think I'm inclined to want to continue that and see Tyou know, see that it maybe we Twe find ourselves doing something here. I am very interested TI think Council Woman Strader's point about this is for a project, that's Tthat's one discussion or if this is, hey, there is some interest for LLthere is Tthere is several in the pipeline. But, of course, we also know that there is Tthere is opportunities for things that are yet unforeseen that may come down the road because this opportunity is there. So, yeah, I [Ell like where this conversation is going, assuming we find a sweet spot to kind of put some Tsome things in place to make sure that we are not devoting a lot of time and resources that we are not recapturing some of that here in the city. Simison: I T I guess T unless you want to have T come back and have another conversation with Curtis at this point in time it would either be Tstart working towards it or we can let this sit and come back and have another conversation, unless there is additional information that people LEoutside of saying what Twhat's the pipeline and, you know, we can help identify that to a certain extent, but that's where TI think where we are sitting where we are Twe are prepared to start going down the Tthe road and engage where we see the need is and maybe the one thing that is Tis it ultimately an ordinance, resolution, that needs to be done at the end of the creation of the program? Is that when that occurs, Curtis? Calder: Yeah. So, walking you through the steps, we would if Tif we decided to move forward I would start working on the program documents, which involves a lot of the ancillary forms that go along with when you check the box and the application forms and things of that nature. That's going to take some time. That would all come back to the City Council for approval and there is I believe a resolution and possibly an ordinance that needs to be approved to adopt the program and make it the City of Meridian. So, each city, local government, county, whoever is going to do this has to go through their own process to Tto codify it for their use. So, that would be the formal approval of the process. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: I think the components that I would need to be comfortable approving that final resolution or whatever is kind of at the end of the yellow brick road here for us would be the pipeline, the application and servicing fee structure and rationale of why it covers our cost, which I think is the critical work that you all would be doing next and, then, think at that point those would be the Tthe key components that we would need to move forward. So, I think you Tlyou just need a TI think a strong rational. I don't think you have to be a hundred percent. I agree once the program's up and running you can Mo'Cc7[Elo❑®[I[]0[]= E-00 0 m011r❑ ❑0TI0 0E]7070 tweak it, we can look at it. Maybe one additional component. I think I understand Tlike I EU I think we are all on the same page, but I think I would want a more granular understanding of any nonperformance risk that the city would have. Are there actions that if we did or did not take would give us legal exposure from either the PACE lender or the senior lender? And it could be that that's an easy answer. Like all you need to do is Tiis, you know, file your tax lien or LLor whatever. Like I rTl'm sure that LLthat it's a pretty discreet set of actions we need to take, but that would be kind of the third thing I would want to understand maybe on a more granular level. Is there any nonperformance risk that the city would have where we could get sued by someone because we did not take or did take certain actions and Land what are those I think on a more granular level. So, the TII'm totally great with moving it forward and working on it, but those are the three things I would TI would need to understand. Simison: Okay. Calder: Yeah. We can 71would it be helpful Mil think Chris offered up to bring a developer in and -land actually have that conversation, assuming we could get one to come in. Simison: I think if we could bring in three to talk about the value benefit that they see or something of that nature, as compared to one to say here is my projects that I LIII don't know, but I'm IIII'm weary on one hand of asking people to come in and start talking depending on what type of projects they are, so Tif that makes sense. Robbins: Yeah. And —land I'm so sorry to interrupt here. Simison: Yes, Chris. Robbins: The what QDwhat I would 11111 would propose is to have a LI]a conversation LD I think most people know this Tlthis group. I think everybody does. And they would have a conversation with you. But coming in and having three developers [11 we typically LLa lot of developers don't want to talk about their dhow they are capitalizing their projects in [lin Tin public necessarily and so I think whatever you LLwhatever the best line of communication would be where I can make an introduction to somebody that you know in the community there, that has multiple projects and, then, they would also know peers of theirs who are doing developments as was well and, then, maybe the last thing I will say wand Jacob and I have done mdone this where we do a lot of just education. So, when programs are kind of launched initially I'm happy to, you know, come to town and sit down and do a kind of a PACE 101 and I'm LLEI'm LLJacob, I'm going to ILLI'm going to corral you into doing this as well where we Miyou know, where we invite the LLthe folks that have LLhave projects that could use the financing and we EE we see that as a Mas a good kind of community benefit at times. Taylor: Mr. Mayor? Simison: Councilman Taylor. M-r:d-ID-- ----= _r---=11 =--Er-------- Taylor: It's my sense that 1 11111 11E1 think we are all on the same Mwe are moving in the same direction where we want to see this move ahead. I'm not sure that we need another conversation for more information, as much as I think some of the information we have I think it can be ewe can receive that through, you know, some you know, I FTFeFinails or phone calls or conversations that I don't think need to be done in front of the public in terms of having developers come in and disclose all these projects they are working on. We understand, you know, the need for them to have that 1111 to work through those things, unless there is an objection to that really. I EII I think these questions could be answered for the most part =for me at least with just some informal communications and sharing that and sitting down with some of our =our folks to just give me a better sense of that. I don't need another informational discussion in this type of setting for me to feel like I'm satisfied. I'm pretty much =you know, 95 percent of the way there with questions answered that [Iii assuming there may be some more questions, but I =1 don't EIE I don't see why there is a reason where Curtis needs to stand up here again with more questions that can't be answered, sort of just one off or in some informal discussions. That's that's my thought on this. And so libut I also 111 don't think there is a rush. So, I don't want to say we have to act and move this along quickly, we want to make this done the right way. So, I think in just terms of moving along that's kind of how I would view a productive way to do this. Simison: Okay. All right. Calder: Very well. Simison: Thank you, Curtis. Calder: Okay. Thank you. Simison: Council, we are at the end of our agenda. Do I have a motion? Overton: Mr. Mayor? Simison: Councilman Overton. Overton: Move to adjourn. Little Roberts: Second. Simison: Motion and second to adjourn. All in favor signify by saying aye. Opposed nay? The ayes have it. We are adjourned. MOTION CARRIED: ALLAYES. MEETING ADJOURNED AT 5:57 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) M❑rrd®o❑®❑000=o-❑❑ono m0LI0❑0I000F0 ❑0I0 DO 000I] MAYOR ROBERT E. SIMISON 2-3-2026 ATTEST: CHRIS JOHNSON -iCITY CLERK E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Blue Horizon Flex Water Main Easement No. 1 (ESMT-2026-0004) Ada County Recorder Trent Tripple 2026-004252 Project Name or Subdivision Name: Boise,Idaho Pgs=6 vbailey 01/21/2026 08:04:03 AM CITY OF MERIDIAN IDAHO$0.00 Blue Horizon Flex Electronically Recorded Water Main Easement Number: 1 Identify this Easement by sequential number if the project contains more than one easement of this type.See instructions/checklist for additional information. For Internal Use Only Record Number: ESMT-2026-0004 WATER MAIN EASEMENT THIS Easement Agreement made this 20th day of January 2026 between Blue Horizon Flex, LLC ("Grantor")and the City ofMeridian,an Idaho Municipal Corporation("Grantee"); WHEREAS, the Grantor desires to provide a water main right-of-way across the premises and property hereinafter particularly bounded and described; and WHEREAS , the water main is to be provided for through underground pipelines to be constructed by others;and WHEREAS, it will be necessary to maintain and service said pipelines from time to time by the Grantee; NOW, THEREFORE, in consideration of the benefits to be received by the Grantor, and other good and valuable consideration, the Grantor does hereby give, grant and convey unto the Grantee the right- of-way for an easement for the operation and maintenance of water mains over and across the following described property: (SEE ATTACHED EXHIBITS A and B) The easement hereby granted is for the purpose of construction and operation of water mains and their allied facilities,together with their maintenance,repair and replacement at the convenience of the Grantee,with the free right of access to such facilities at any and all times. TO HAVE AND TO HOLD, the said easement and right-of-way unto the said Grantee, its successors and assigns forever. IT IS EXPRESSLY UNDERSTOOD AND AGREED, by and between the parties hereto, that after making repairs or performing other maintenance, Grantee shall restore the area of the easement and adjacent property to that existent prior to undertaking such repairs and maintenance. However, Grantee shall not be responsible for repairing, replacing or restoring anything placed within the area described in this easement that was placed there in violation ofthis easement. THE GRANTOR covenants and agrees that Grantor shall not place or allow to be placed any permanent structures or obstructions within the easement area that would interfere with Grantee's use of said easement, including,but not limited to,buildings, trash enclosures, carports, sheds, fences,trees, or deep-rooted shrubs. THE GRANTOR covenants and agrees with the Grantee that should any part of the right-of-way and easement hereby granted shall become part of, or lie within the boundaries of any Water Main Easement Page I Version 01/01/2024 Instrument # 2026-004252 01/21/2026 08:04:03 AM Page 2 of 6 public street, then, to such extent, such right-of-way and cascrnernt hereby granted whir,h ho��, ithin such boundary thereol'or which is a part thereof, shall cease and hecorne will and v(,i(J and o1'no further clfect and shall be completely relinquished. THE GRANTOR does hereby covenant with the Grantee that Grantor is lawfully sciicd and possessed of the aforementioned and described tract of land, and that Grantor has a good and lawful right to convey said casement, 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: STATE OF IDAHO ) ) ss County of Ada ) j This record was acknowledged before me on a`13i �� (date)by (name of individual), [complete the following I signing in a representative capacity, or strike the following if signing in an individual capacity] on behalf of Q I L,�P P—I, x (name of entity on behalf of whom record was executed), in the following representative capacity: t4A,4vvkr (type of authority such as officer or trustee) Notary Stamp B®Id Notary Signature CHRISTOPHER REED GATT My Commission Expires: COMMISSION#44496 NOTARY PUBLIC STATE OF IDAHO MY COMMISSION EXPIRES 05/19/2029 Water Main Easement Page 2 Version 01 01 '_014 Instrument # 2026-004252 01/21/2026 08:04:03 AM Page 3 of 6 GRANTEE: CITY OF MERIDIAN Robert E. Si 'son Ma! or 1-20-2026 i I,IAN'. j � SEAL Attest byC is Johnson, City Clerk 1-20-2026 STATE OF IDAHO, ) : ss. County of Ada ) This record was acknowledged before me on 1-20-2026 (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 COMMISSION No. 67390 Notary Signature NOTARY PUBLIC My Commission Expires: 3- 8-2028 STATE OF IDAHO Water Main Easement Page 3 Version 01/01/2024 Instrument # 2026-004252 kin01/21/2026 08:04:03 AM Page 4 of 6 E N G I N E E R I N G December 30,2025 Project No.23-226 City of Meridian Water Easement Legal Description Exhibit A A parcel of land for a City of Meridian Water Easement in a portion of Lot 14, Block 2 of Gramercy Subdivision No.1(Book 99 of Plats,Pages 12619-12622),situated in the Northwest 1/4 of the Northeast 1/4 of Section 20,Township 3 North, Range 1 East,Boise Meridian,City of Meridian,Ada County, Idaho and being more particularly described as follows: Commencing at a found 1/2-inch rebar marking the Southwest corner of said Lot 14,which bears S00°13'58"E a distance of 242.37 feet from a found 1/2-inch rebar marking the Northwest corner of said Lot 14; Thence following the southerly line of said Lot 14,S89°36'56"E a distance of 84.00 feet to an existing City of Meridian Sewer of Water easement per said Gramercy Subdivision No. 1; Thence leaving said southerly fine and following said existing easement,N00°22'52"E a distance of 13.67 feet to the POINT OF BEGINNING. Thence following said existing easement the following three(3)courses: 1. N00°22'52"E a distance of 10.33 feet; 2. N89°36'56"W a distance of 20.00 feet; 3. S00°22'52"W a distance of 10.33 feet; Thence leaving said existing easement, N89°36'56"W a distance of 26.50 feet to an existing City of Meridian Sewer of Water easement per said Gramercy Subdivision No.1; Thence following said existing easement the following two(2)courses: 1. N00°23'01"E a distance of 6.33 feet,- 2. N89°36'56"W a distance of 20.00 feet; Thence leaving said existing easement, N00°23'04 rE a distance of 13.67 feet; Thence S89'36'56"E a distance of 66.23 feet; Thence N00'23'04"E a distance of 3.17 feet; Thence S89'36'55"E a distance of 40.21 feet; Thence S00'23'04"W a distance of 23.17 feet; Thence N89°36'56"W a distance of 39.94 feet to the POINT OF BEGINNING. Said parcel contains 1,923 square feet,more or less,and is subject to all existing easements and/or rights-of-way of record or implied. Afl subdivisions and other instruments of record referenced herein are recorded documents of the county in which these described lands are situated. Attached hereto is Exhibit B and by this reference is made a part hereof. `o�Nl- LAND S ENS�Q G � o 6 qTF OF \�P HYNS) 12/$0/1025 5725 North Discovery Way + Boise, Idaho 83713 + 208,639.6939 + kmengllp.cvm Instrument # 2026-004252 01/21/2026 08:04:03 AM Page 5 of 6 NORTHWEST CORNER LOT 14 <n 0 J Lot 14, Block 2 Gramercy Subdivision No. 1 i� CD PO zCi N00'23'04"E Mn C%4 3.17 S89'36'56"E w - -- - -S89'36'56"E 66.23_ ^ ^ — - -- --- - - - - �00 40.21 oln NOD'23'04"E cnr Fno ��-13.67' SOO'22'52"W N89'36'56"W f I o mLn 10.33' �'fv/ NOO'22'52"E20.00' 20,00'N89'36'56"W/I. NOO'23'01 E1 C.33'6.33 1 - - - - �Y -- -- - - -- - � N89'36 56„W 26.50' I N89'36'56"W 39.94' POINT OF BEGINNING "*�NOO'22'52"E S89-36'56"E 84.00' 13.67' E. Blue Horizon Dr. 2 P O INT OF COMMENCEMENT SOUTHWEST CORNER LOT 14 X a M V LEGEND a ° 0 FOUND 1/2" REBAR Lu CALCULATED POINT N BOUNDARY LINE — — — — — — — — PROPOSED EASEMENT o LL�1 C[TY OF MERIDIAN SEWER z Lj AND WATER EASEMENT PER } GRAMERCY SUBDIVISION No. 1 s m to M N F z N Q kin 0 20 40 60 0 Plan Scale: 1" = 20' E N G I N E E R I N G F- m 5725 NORTH DISCOVERY WAY [� BOISE,IDAHO 83713 ExhibitB PHONE(203)639-6939 kmengllp.corn City of Meridian Water Easement DATE: ❑ecember2025 � PROTECT: 23-226 4 SHEET: A portion of Lot 14, Block 2 of Gramercy Subdivision No. 1, situated in the NW 1/4 of the 1 CiF NE 1/4 of Section 20,T3N., R1E., B.M., City of Meridian, Ada County, Idaho 0. 01/21/2026 08:04:03 AM Page 6 of 6 s89�36'S6"e sB9°36'56"e 40.21 65.23 m in C9 a N o-i no o r 20 m n89°36'56"w C'4 o n89°3676"w �c7 r O 90 r O d 26.5 39.94 n89°36'56"w n89°36'56"w 12/30/2025 1Scale: 1 inch= 15 feet File: Tract 1: 0.0441 Acres(1923 Sq. Feet),Closure:nOO.0000e 0.00 ft.(10999999), Perimeter=280 ft. 01 n00.2252e 10.33 10 s89.3656e 40.21 02 n89.3656w 20 11 s00.2304w 23.17 03 s00.2252w 10.33 12 n89.3656w 39.94 04 n89.3656w 26.5 05 n00.2301e 6.33 06 n89.3656w 20 07 n00.2304e 13.67 08 s89.3656e 66.23 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for Vanguard Village East (SHP-2025- 0008) by Kimley-Horn, generally located at the southeast corner of W. Grand Mogul Dr. and S. Umbria Hills Way CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAWC��(IEFI AND DECISION& ORDER In the Matter of the Request for Short Plat Consisting of Four(4)Buildable Lots on 9.26-acres of Land in the C-G Zoning District for Vanguard Village East,by Kimley-Horn. Case No(s). SHP-2025-0008 For the City Council Hearing Date of: January 13,2026 (Findings on January 20,2025) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of January 13,2026,incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of January 13, 2026, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of January 13, 2026, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of January 13,2026,incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian 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 January 13,2026, incorporated by reference. The conditions are concluded to be FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR VANGUARD VILLAGE EAST SHP-2025-0008 - 1 - 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 short plat is hereby approved per the conditions of approval in the Staff Report for the hearing date of January 13,2026, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Short 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 1I- 6B-7C). E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-652 1(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-652 1(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of January 13, 2026 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR VANGUARD VILLAGE EAST SHP-2025-0008 -2- By action of the City Council at its regular meeting held on the 20th 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 1-20-2026 Attest: Chris Johnson 1-20-2026 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Dated: 1-20-2026 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR VANGUARD VILLAGE EAST SHP-2025-0008 -3- EXHIBIT A COMMUNITY DEVELOPMENT WE PI DEPARTMENT REPORT HEARING 1/13/2026 legend 7- DATE: C: Project Location TO: Mayor& City Council a.':'Area of Impact r �= City Limits FROM: Sonya Allen,Associate Planner O Analysis 208-884-5533 - � i sallen@meridiancity.org APPLICANT: Kimley-Horn SUBJECT: SHP-2025-0008 Vanguard Village East LOCATION: Generally located at the southeast corner of W. Grand Mogul Dr. and S.Umbria - Hills Way, in the southeast 1/4 of Section 15, T.3N., R.1W. (Parcel# R8956280800) I. PROJECT OVERVIEW A. Summary Short plat consisting of four(4)buildable lots on 9.26-acres of land in the C-G zoning district,by Kimley-Horn. This is a re-subdivision of Lot 1, Block 2,Vanguard Village Subdivision No. 1. B. Issues/Waivers None C. Recommendation Staff recommend approval of the proposed short plat per the provisions in Section IV in accord with the Findings in Section V. D. Decision Approved II. COMMUNITY METRICS Table 1•Land Use Description Details Map Ref. Existing Land Use(s) Vacant/undeveloped - Proposed Land Use(s) Commercial - Existing Zoning C-G VII.A.2 Proposed Zoning NA Adopted FLUM Designation Commercial VII.A.3 City of Meridian I Department Report I. Project Overview Table 2:Process Facts Description Details Preapplication Meeting date 9/2/2025 Neighborhood Meeting N/A Site posting date N/A III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. History The subject property is zoned C-G and was previously platted as Lot 1,Block 2,Vanguard Village Subdivision No. 1. Performance surety is being held by the City for the street buffer and pathways improvements associated with Vanguard Village Subdivision No. 1,which are the responsibility of that developer. Development of this property is governed by the Development Agreement for Vanguard Village(Inst. #2022-049799,Amended Inst. #2024-050341). B. General Overview This property is designated as Commercial on the Future Land Use Map (FLUM) contained in the Comprehensive Plan. This designation provides a full range of commercial uses to serve area residents and visitors. Desired uses may include retail,restaurants,personal and professional services, and office uses,as well as appropriate public and quasi-public uses. Multi-family residential may be allowed in some cases,but should be careful to promote a high quality of life through thoughtful site design, connectivity, and amenities. The proposed short plat will subdivide the existing 9.26-acre lot into four(4)new buildable lots for future development. The northern boundary of the property abuts W. Grand Mogul Dr.,the western boundary abuts S.Umbria Hills Way and the southern boundary abuts W.Navigator Dr. Table 3: Proiect Overview Description Details History AZ-09-008 Meridian Crossing(Ord.#10-1467;DA Inst.#110115738);H- 2021-0081,DA Inst.#2022-049799(Vanguard Village MDA,RZ,PP, CUP);H-2023-0072(amended DA Inst.#2024-050341);TED-2024- 0001);FP-2024-0012/A-2024-0088(PS);MFP-2025-0001;FPS-2025- 0014 Phasing Plan 1 Acreage 9.26 Lots 4 building lots Density N/A C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): There are no existing structures or improvements on this site. 2. Proposed Use Analysis (UDC 11-2): No specific use or development is proposed with this application. 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-G zoning district. City of Meridian I Department Report III. Staff Analysis D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): Future development is required to comply with the structure and site design standards listed in UDC 11-3A-19. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets The following street buffers were required with the Vanguard Village Subdivision No. I plat and will be constructed and landscaped as required and approved with that subdivision: • W. Grand Mogul, S. Umbria Hills Way and W. Navigator Dr., collector streets— 20 foot wide Permanent dedicated buffer easements, maintained by the property owner or business owner's association, are required at the minimum width noted, measured from back of curb. The proposed plat depicts a landscape setback along W. Grand Mogul Dr. — dedicated buffers should also be depicted on the plat along S. Umbria Hills Way and W.Navigator Dr.All street buffer landscaping is required to be installed with the subdivision improvements for Vanguard Village Subdivision No. I as shown on the approved landscape plan in Section VII.C. Note: The line symbol for the internal boundary of the landscape setback line doesn't appear to match that in the Legend for such;revise accordingly. ii. Storm integration Per UDC I 1-313-11,the applicant shall meet the intent to improve water quality and provide a natural, effective form of flood and water pollution control through the integration of vegetated,well designed stormwater filtration swales and other green stormwater facilities into required landscape areas,where topography and hydrologic features allow if part of the development. Development will be required to meet UDC 11-3B-I1 for stormwater integration. iii. Pathway landscaping Not applicable E. Transportation Analysis 1. Access (Comp Plan 6.01.02C, UDC 11-3A-3, UDC 11-3H-4): Access was approved to the subject property with the Vanguard Village Subdivision No. I plat via S. Umbria Hills and W. Navigator Dr., both collector streets; direct access via W. Grand Mogul Dr. is prohibited. No new access is proposed with this subdivision. A cross-access easement should be granted between all the proposed lots for internal access from the private streets via a separate recorded easement or a note on the plat.If parking will be shared between the proposed lots, a cross parking agreement should also be recorded or noted on the plat.A blanket cross-access easement is required to be granted to the property to the east(Parcel#SI215417409)per UDC 11-3A-3A.2 via a separate recorded easement or a note on the plat. 2. Multiuse Pathways (UDC 11-3A-5): Multiuse pathways shall be constructed in accord with the city's comprehensive plan, the Meridian Pathways Master Plan, the Ada County Highway District Master Street Map and Roadways to Bikeways Master Plan. There are no multi-use pathways required on this site.A City of Meridian I Department Report III. Staff Analysis multi-use pathway is required on this site within the street buffer along W. Grand Mogul Dr. and will be installed as part of the subdivision improvements for Vanguard Village Subdivision No. 1. 3. Pathways (Comp Plan 4.04.01A, UDC 11-3A-8): No pathways, other than the multi-use pathway noted above required by the Pathways Master Plan, are proposed with this application. 4. Sidewalks (UDC 11-3A-17): All sidewalks are required to comply with the standards listed in UDC 11-3A-17 and the design guidelines in the Ten Mile Interchange Specific Area Plan (TMISAP). Sidewalks were required to be constructed with the subdivision improvements for Vanguard Village Subdivision No. 1, as follows: • 10 foot wide detached sidewalks along W. Grand Mogul Dr., S. Umbria Hills Way and W. Navigator Dr., all collector streets. 5. Subdivision Regulations (UDC 11-6): i. Dead end streets Not applicable ii. Common driveways Not applicable iii. Block face Not applicable F. Services Analysis 1. Waterways (UDC 11-3A-6) There are no waterways on this property. 2. Pressurized Irrigation(UDC 11-3A-15): The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 3. Storm Drainage (UDC 11-3A-18): An adequate drainage system is required in all developments by the City's adopted standards, specifications, and ordinances. Design and construction shall follow best management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage will be proposed with a future construction application and shall be constructed to City and ACHD design criteria. 4. Utilities (Comp Plan 3.03.03G, UDC 11-3A-21): Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development.All City of Meridian I Department Report III. Staff Analysis utilities are or will be available to the site with development of the Vanguard Village Subdivision improvements. Water main,fire hydrant and water service require a twenty foot(20) wide easement that extends ten (10)feet past the end of main, hydrant, or water meter. No permanent structures, including trees are allowed inside the easement. Comprehensive Plan policy 3.03.03G requires urban infrastructure be provided for all new developments, including curb and gutter, sidewalks, water and sewer utilities. IV. CITY/AGENCY COMMENTS& CONDITIONS A. Meridian Planning Division 1. The applicant shall comply with all previous conditions of approval for this development H-2021- 0081 (DA Inst. #2022-049799—Vanguard Village);H-2023-0072 (1"DA Amendment Inst. #2024-050341); TED-2024-0001;FP-2024-0012/A-2024-0088 (PS); and MFP-2025-0001, as applicable. 2. Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-213-3 for the C-G zoning district. 3. The short plat shall include the following revisions: a. Depict the boundary of the subdivision in a heavier line type to delineate the boundary. The boundary line in the Legend is missing the symbol. b. Depict lot lines in the line type depicted in the Legend. c. Include a note granting cross-access easements between all the proposed lots for internal cross-access and access via S.Umbria Hills Way and W.Navigator Dr.; or record a separate easement granting such and reference the recorded instrument number in a note on the plat. If parking will be shared between the proposed lots, a cross-parking agreement/easement should also be recorded and/or noted on the plat. d. A blanket cross-access easement shall be granted to the property to the east(Parcel #S1215417409)per UDC 11-3A-3A.2 via a separate recorded easement or a note on the plat. e. Depict dedicated street buffers along S.Umbria Hills Way and W.Navigator Dr. in accord with UDC Table I I-2B-3 and 11-3B-7C(minimum 20-feet measured from back of curb). Note: The line symbol for the inner boundary of the landscape setback line doesn't appear to match that in the Legend for such;revise accordingly. f. Note#3: Delete note (Note#5 includes the same information) g. Note#4: Include the recorded instrument number of the CC&R's. h. Note#5: Include the recorded instrument number of the development agreement(i.e. #2024- 050341). i. Note#7: Include information in the blanks pertaining to maintenance of the on-site landscaping and surface water rights. j. Note#11: Include the recorded instrument number of the ACHD temporary license agreement. k. Note#12: Include information pertaining to who will own and maintain the pressure irrigation system. 1. Note#13: Include the recorded instrument number of the license agreement. City of Meridian I Department Report IV. City/Agency Comments &Conditions m. Note#14: Include the recorded instrument number of the irrigation association license agreement. n. Note#15: Include the information in the blanks pertaining to the delivery of irrigation water. 4. Street buffer landscaping shall be installed by the developer of Vanguard Village Subdivision No. 1 per the landscape plan approved with that subdivision(FPS-2025-0014), included below in Section VII.C. 5. A Certificate of Zoning Compliance and Design Review application is required to be reviewed and approved for each of the structures and associated site improvements on each of the proposed lots prior to submittal of building permit applications.All structures shall comply with the design standards in the Architectural Standards Manual and the design guidelines in the Ten Mile Interchange Specific Area Plan(TMISAP),unless otherwise noted in the development agreement. 6. Approval of the short plat shall become null and void if the applicant fails to obtain the City Engineer's signature on the final plat within two(2)years of the approval of the short plat, as set forth in UDC 11-6B-7A. Upon written request prior to the expiration of the final plat,the Applicant may request an extension of time to obtain the City Engineer's signature on the final plat as set forth in UDC 11-6B-7C. B. Meridian Public Works %-L`aste4,-;6ter • Distance to Sewer Flow is committed Sergi ces • Sewer Shed • Estimated Project See application Sewer ERU's • WRRF Declining Balance • Project Consistent Yes with WW Master Plan/Facility Plan • Impacts/concerns • • See Public Works Site Specifrc Conditions Water • Distance to Water ;Hater is availableto site Sergi ces • Pressnre Zane • Estimated Project See application Water ERU's # Water Quality None • Project Consistent Yes with Water Master Plan • Impacts/Concems None- SITE SPECIFIC CONDITIONS: 1. No changes to public water infrastructure shown in record. Any changes must be approved by public works. This includes hydrants or the abandonment of water mains. City of Meridian I Department Report IV. City/Agency Comments &Conditions GENERAL CONDITIONS: 1. Sanitary sewer service to this development is available via extension of existing mains adjacent to the development. Water service to this site is available via extension of existing mains adjacent to the development. 2. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 3. Upon installation of the landscaping and prior to inspection by Planning Department staff,the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. 4. A letter of credit or cash surety in the amount of 110%will be required for all incomplete fencing,landscaping,amenities,pressurized irrigation,prior to signature on the final plat. 5. The City of Meridian requires that the owner post with the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The applicant shall be required to enter into a Development Surety Agreement with the City of Meridian. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 6. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer, and water infrastructure for a duration of two years. This surety amount will be verified by a line item final cost invoicing provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 7. In the event that an applicant and/or owner cannot complete non-life,non-safety and non- health improvements,prior to City Engineer signature on the final plat and/or prior to occupancy, a surety agreement may be approved as set forth in UDC 11-5C-3C. 8. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 9. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 10. Developer shall coordinate mailbox locations with the Meridian Post Office. 11. All grading of the site shall be performed in conformance with MCC 11-I 4B. 12. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 13. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 14. At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and City of Meridian I Department Report IV. City/Agency Comments &Conditions approved prior to the issuance of a certification of occupancy for any structures within the project. 15. Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street Lighting(http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval,which must include the location of any existing street lights. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of existing street lighting. 16. The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A) and an 81/2"x 11"map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to signature of the final plat by the City Engineer. 17. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 18. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6.). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to development plan approval. 19. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42- 1207 and any other applicable law or regulation. C. Meridian Fire Department https://weblink.meridiancitE.org/WebLink/DocView.aspx?id=422569&dbid=0&repo=MeridianC i &cry I D. Idaho Department of Environmental Quality(DEQ) https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=422846&dbid=0&repo=MeridianC ity E. Ada County Highway District(ACHD) https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=423839&dbid=0&repo=MeridianC ity F. Idaho Transportation Department(ITD) No comments received. City of Meridian I Department Report IV. City/Agency Comments &Conditions V. FINDINGS A. Short Plat(UDC-6B-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; City Council finds the proposed plat is generally in conformance with the UDC with the conditions noted in Section IV and with the guidelines in the Comprehensive Plan. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; City Council finds public services are available to the subject property and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; City Council finds the plat is in conformance with scheduled public improvements for this area in accord with the City's CIP. 4. There is public financial capability of supporting services for the proposed development; 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 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. City Council is unaware of any significant natural, scenic or historic features that need to be preserved with this development. VI. ACTION A. Staff: Staff recommend approval of the proposed short plat per the provisions in Section IV in accord with the Findings in Section V. B. City Council: The Meridian City Council heard these items on January 13,2026.At the public hearing the Council moved to approve the subject SHP request. 1. Summary of the City Council public hearing: a. In favor: Mark Hawk.Ahlquist b. In opposition:None C. Commenting:None d. Written testimony: Mark Hawk.Ahlauist—in agreement w/staff report e. Staff presenting application: Sonya Allen f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: None 3. Key issue(s)of discussion by City Council:None 4. City Council change(s)to Commission recommendation: None City of Meridian I Department Report V. Findings VII. EXHIBITS A. Project Area Maps o Project Overview) 1. Aerial N OR t G _ ..ta. 0 l L y• i.. 2. Zoning •i. �. Tan Mifr-Mfer`ebartyrgpeciftc •• .p Legend , I Project Location — - FRANKL-INRUT FT T 0"Area of Impact • Analysis R-81 .;1 w �rl � �IIIIIIII IIIIII = a C IIIIC1IIIIIII R1 ����■��� ��I� •� ' ,� � ■■■, � • WRI11— 01/ERL--AND DepartmentCity of Meridian poExhibits FRANKLIN -. 1111 1►t h • • = uum 7111ADE b Il _ •" ,�- !Ip 111 o • IIIIIIII IIIIII � - � ■;fit. � � OYERL-AND ■ � ` • a F r IIJ w - FRANKL=IN =-rllllll.\71WIN i _rrmKl moon_ _ �alllnll+llllllll lllilniilnn II _ —� _ ■I� '� _=l � «.� �� . • �� � r� �'.�� i�rlll��IIIIIIII111111 - _-_ . a_ ^ �� � �■II��I��IIIIIIIIIIIIII =■�■ �� ,;��j� -OVERLAND L' �F-Jy B. Short Plat(date: 10/21/2025) LM o 9 10 M M IA 8 ,gq w9��w 3322 �' I � u s © a � � s � scc I •' � W ZLU �a s ¢ LU o � z iy p s q� r O 114 '• g O o �� l ¢ ` So --I U ! W O � V w .rse�a exmc�rs l i ILL Q LJJ LU LU V � � LL ILL —j I Z N "' �;` u_ fin` I O °° Z O W L4 � +w CA I. B m si r w jas g a� -� ¢���„ `T I I W I H O I wM enxxna if vvi\ \��-� \VA�Vv 11 n7 III a I V�1 VL VV I CA Ili L�� #� SVV}1 VI 11 li Z ~ xx I: I Ir III o !l�jS III' � � 11 i I•' III fr1! � II "� � a� II! �Ilila lilla I s� $8 's�ma8 City of Meridian Department Report VII. Exhibits Wax ` a P g ON O 8� Wg�„€ 6 6 6 __tE _ d 6 � 0 01- 8� e e e o 6e z €s ¢ ;=s 1 _�#����� w LL F J m 3 � a > z LL Q lip 6:� o d 10, LzL € F� ff �e a 11I ai a 0 w W LL Lu 39 66 O =1 W Z � rsz\�u rya\oe:\hw�s+�M�ui��iw.'•uv�w i:me�rir�iireil�aM�� City of Meridian Department Report VII. Exhibits C. Landscape Plan Approved with Vanguard Village Subdivision No. 1 (date: 8/1/2025) 133HS d3AOO o bb2lflflbV NOISIAI49f1S 3Jb��IA ciHvnJNVA :2y0d SN`dld 3dtlOSONVl ltlld ltlNld �34 z g 9 9 � Imo ghee ggIN 3=fie f Ei4 i»9 ��,ps eS E s 9 anaIn a ; 88 ®®O � gpgn§ a4� a RRw �W Elit gg #_ c4��F yF z -e, az a Big O; z mry g - s-w' s-w.€==w�"way Sao. '111011 ON o� _ � _- Z a.a.e s t e ��g 9� �� g a a HOE @ ft 8"=s �a=e d W Na 3a 999 3y�:off a g"g g E e a k a r eG e €c a €€ s. 3'y a W13 ec @>?'8�d ez ° § n wed'$ !. '¢E ,gt �_ §� E $@ 3 7 t i g gy e 9 1` d6E as € eayE @ ea w z @c- 3eE i. ieF €g4 m y a y gc 3 €3WLa § gg doe e _ g€� P aP=. ®� P� W 8 ,a eo ESsysx @e; 's e a 5 @ E` e �8 e5= '€� a dew § a•@=c E$`s=E a`@asc. a ale W e H. • EgxEe W y W€#90 s 'r; aeE3 „e 3 S s ® �e- �5- &@eta. $W s a a`a3# g ''g�geF�m E° � �°�$$ �`a �¢ Y"•¢" @ � E iw _ a€:� a� �_€a��®�^a e� Hog mE4¢ E'�92 �d �=6 �3m5 em:g{�ce �E1�� a4p a �� �� ffPll p € Ps tl � yg ci ® @ 5we, bWaa 6 n' 9 eye Him § <¢`€"% E@ i e a Ws5g a e a$ gg 8 Hog Mil" q Mil" e� � g• yy g g @yy E @$a � 4 � @a gl?Fgs6 � • � Se '3 §' 3c aae all a H IH 3w al 'E 4 9€�D u �4@ Es 'E�P. 30 9 3kE 48eEEs Eil tj a. r a is y W yx a A, n s a �� E �5qq 1 e S¢ !!E 2 U 14 @ o3 s s @ W' 1-1-1 y m g =ye o a Y Yp 2h ; R e$ a�� S a �F gs n E a $P eee �g H e »as a"m 3= €9 2 H € � s 1H a a fis¢v� a �„� �g� ■ e �» � �'� @ � �sy3 a E .y ae P,[�: § ff's $gg'a"d a F• a R c- P 9 �g h `s ' €a8 $ aft AR@ 4aeg gga gas 4aaa 3P' � P= g - EW J. c � a�> P 14 €:;����Pi ysi ARE a ® 'g`=k s� x` @ a. s;� s `c a �€ @ -__ ` a 6� aP g a� `rga�e"€@'P 9y gg aW.`a.'ao r4 & P aEs g P�'a jjq s e e @g " i�,sw a.:3� es aa -a W a`3 P8 'sq Paeeyy P P= gg gge8c - �$��q ��� g�����9 i�Pa as 5°s...3 6# SP H s1 a aaziewoaa Annia�s ai aaanaaa so noissirvasa reuiaxaai�ae anauu�su`a�oosL ao—nn—suu ao nourueioon ao asnaa winnooadaa niw---ad aWi si aWawnaasni sau oni aww raanaar szoe�A City of Meridian Department Report VII. Exhibits ° NVId SNO1110N00 ONIISIX3 " s vanow NOISIniaans 3JV-1-11n abdnONVA p :UO-A Wnd 3dVOSONVI iVId WNIJ R B W '3 k - F:,� ttfzbb I 7 / � + I I } g � o lip I'lI / R , � r k I j E K C R A R R I l l t 9 9 1 I i R City of Meridian Department Report VII. Exhibits NV-Id 3dbOsaNVI-nVU3no § p CD vigM�v NOISIAI49nS ESWRA midnONVA ¢��lip Lr �\ :JOd SNVId 3dVOSONVI 1VId IVNId �E V €•� s l VIr Li Q r 1 II _ 1 , �]tl 311W N31 I � � J ♦ ' � cq — — —� nm�n.l I I I J J_ r �`.♦ ♦ I I � = J falendl Atlr.55lIIH MH9W.�'S ♦ JI Icn — I mw - - - /♦ / � wcn ♦ I II g = I cn w ♦♦ 3 I ® z / 9 z ♦ g / uj ` G®®®®®® w r . I Wr 01 p - I } J vn rLw a � LU � —J = I 1 a � oo ♦ aN I '+,U' I l � w T ` \ I z a W - — N ca) N W --I = f LU i ll 1 U. = I ♦ J i� r N J I M0139335'3NI�HaLVW i ¢ I 1 z J r ! r Wwwor-- - Q �� I r - ---------------- -- --------- ------ k NNbbbb NN c , N _13LVARld)3Ntl1 Vl5N�'lS 5WRIH y����==1 J W — `s���8 w a§� o j - o W ig I W w= IMI-PH, KNEE I Z � a o�zo w� I I `o - �d - �de��;aada�a City of Meridian Department Report VII. Exhibits ��• "°R"ID� 332 H1 V3�V 3dVOSONV�-1f100W ONVHO o ba/f�ldw Noisiniaens-:Kd-111n aavn�Nvn 'pVIM J �p wetl„ IF. :HOB SNV ld 3dVOSONVI 1VId IVNI1 ' a LILT'+' 9NOI9N3Yp v a µ E l.E r � SEE Lt o] 16 WitT_- wd 'b 0 see gg i illl gee $° e¢eaOW III FF m 3 � 3� z SR It { ; iwmHuwE- � JOC'D � �Ij O QQO�G � [tO� �a 0 City of Meridian Department Report VII. Exhibits 3NO V3dV 3ddOS(INVI-SIIIH tlRiBWn s N $ ��/f�la�d Noisiniaens����in a�lb'nON`dn 9� H / :MOB SNtnd 3dVOsaNVl IVId WNIA a y I � I I I - I dg € �m a8 aQ �S1 3 _ a - g a a a g 9 � �.a e s I Ar men to o R 3 b 8 [ 9 s u ') iH1d — City of Meridian Department Report VII. Exhibits OMl v3av 3dvOS4Nv-1-S-l-lIH vRi9Wn h .; baf1(w NOIsINasns 3Jb-1-11n abvnJNVA 1p 11,4 �\ :HO=l SNVld 3dVOSONVI 1'dld IVNIJ �a c, V a-= a a � g � c � � f a - r im O a 0® f x z � w a000 III o zg � � q \ ~ w S 1. F� da A 1 I 1 ' _ I I I a ( rr al 0 00o c ® � •�' � �_ ZL I1133H5 3333NIlFYJ1tlW City of Meridian Department Report VII. Exhibits E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for Vanguard Village West (SHP-2025- 0009) by Kimley-Horn, generally located on the south side of W. Grand Mogul Dr., located midway between S. Ten Mile Rd. and S. Black Cat Rd. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C��(IEFI DIAN:-, AND DECISION& ORDER , In the Matter of the Request for Short Plat Consisting of Four(4)Buildable Lots on 21.78-acres of Land in the C-G Zoning District for Vanguard Village West,by Kimley-Horn. Case No(s). SHP-2025-0009 For the City Council Hearing Date of: January 13,2026 (Findings on January 20,2025) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of January 13,2026,incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of January 13, 2026, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of January 13, 2026, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of January 13,2026,incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian 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 January 13,2026, incorporated by reference. The conditions are concluded to be FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR VANGUARD VILLAGE WEST SHP-2025-0009 - I - reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for short plat is hereby approved per the conditions of approval in the Staff Report for the hearing date of January 13,2026, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Short 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 1I- 6B-7C). E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-652 1(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-652 1(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of January 13, 2026 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR VANGUARD VILLAGE WEST SHP-2025-0009 -2- By action of the City Council at its regular meeting held on the 20th 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 1-20-2026 Attest: Chris Johnson 1-20-2026 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Dated: 1-20-2026 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR VANGUARD VILLAGE WEST SHP-2025-0009 -3- EXHIBIT A COMMUNITY DEVELOPMENT �E DEPARTMENT REPORT REPORT �✓ �r HEARING 1/13/2026 � � Legend DATE: Project Location TO: Mayor& City Council :Area of Impact -- �- City Limits y !, FROM: Sonya Allen,Associate Planner O Analysis - 208-884-5533 sallen@meridiancity.org f APPLICANT: Kimley-Horn SUBJECT: SHP-2025-0009 _ILL, Vanguard Village West e r LOCATION: Generally located on the south side of W. Grand Mogul Dr.,midway between S. _ Ten Mile Rd. and S.Black Cat Rd.,in the south 1/2 of Section 15, T.3N., R.1W. (Parcel#R8956380300) I. PROJECT OVERVIEW A. Summary Short plat consisting of four(4)buildable lots on 21.78 acres of land in the C-G zoning district, by Kimley-Horn. This is a re-subdivision of Lot 3, Block 1,Vanguard Village Subdivision No. 1. B. Issues/Waivers None C. Recommendation Staff recommend approval of the proposed short plat per the provisions in Section IV in accord with the Findings in Section V. D. Decision Approved II. COMMUNITY METRICS Table 1•Land Use Description Details Map Ref. Existing Land Use(s) Vacant/undeveloped - Proposed Land Use(s) Commercial - Existing Zoning C-G VII.A.2 Proposed Zoning NA Adopted FLUM Designation Commercial VII.A.3 City of Meridian I Department Report I. Project Overview Table 2:Process Facts Description Details Preapplication Meeting date 9/2/2025 Neighborhood Meeting N/A Site posting date N/A III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. History The subject property is zoned C-G and was previously platted as Lot 3,Block 1,Vanguard Village Subdivision No. 1. Performance surety is being held by the City for the street buffer and pathways improvements associated with Vanguard Village Subdivision No. 1,which are the responsibility of that developer. Development of this property is governed by the Development Agreement for Vanguard Village(Inst.#2022-049799,Amended Inst. #2024-050341). B. General Overview This property is designated as Commercial on the Future Land Use Map (FLUM) contained in the Comprehensive Plan. This designation provides a full range of commercial uses to serve area residents and visitors. Desired uses may include retail,restaurants,personal and professional services, and office uses,as well as appropriate public and quasi-public uses. Multi-family residential may be allowed in some cases,but should be careful to promote a high quality of life through thoughtful site design,connectivity,and amenities. The proposed short plat will subdivide the existing 21.78-acre lot into four(4)new buildable lots for future development. The northern boundary of the property abuts W. Grand Mogul Dr.,the western boundary abuts S.La Vista Ln.,the southern boundary abuts 1-84 and W.Navigator Ln. bisects the property east/west. The Williams Northwest gas pipeline runs along the east boundary of the site in a separate common lot. Table 3:Proiect Overview Description Details History AZ-09-008 Meridian Crossing(Ord.#10-1467;DA Inst.#110115738);H- 2021-0081,DA Inst.#2022-049799(Vanguard Village MDA,RZ,PP, CUP);H-2023-0072(amended DA Inst.#2024-050341);TED-2024- 0001);FP-2024-0012/A-2024-0088(PS);MFP-2025-0001;FPS-2025- 0014 Phasing Plan 1 Acreage 21.78 Lots 4 building lots Density N/A C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): There are no existing structures or improvements on this site. 2. Proposed Use Analysis (UDC 11-2): No specific use or development is proposed with this application. 3. Dimensional Standards (UDC 11-2): The proposed plat and subsequent development is required to comply with the dimensional standards listed in UDC Table 11-213-3 for the C-G zoning district. City of Meridian I Department Report III. Staff Analysis D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): Future development is required to comply with the structure and site design standards listed in UDC 11-3A-19. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets The following street buffers were required with the Vanguard Village Subdivision No. I plat and will be constructed and landscaped as required and approved with that subdivision: • I-84, interstate—50 foot wide • W. Grand Mogul, collector—20 foot wide • La Vista Ln., local/private street- 10 foot wide • W. Navigator Ln., local/private street—I0 foot wide Permanent dedicated buffer easements, maintained by the property owner or business owner's association, are required at the minimum width noted, measured from back of curb. The proposed plat depicts a landscape easement along I-84 and a landscape setback along W. Grand Mogul Dr. —dedicated buffers should also be depicted on the plat along S.La Vista Ln. and W. Navigator Ln.All street buffer landscaping is required to be installed with the subdivision improvements for Vanguard Village Subdivision No. I as shown on the approved landscape plan in Section VILC. ii. Storm integration Per UDC I 1-313-11,the applicant shall meet the intent to improve water quality and provide a natural, effective form of flood and water pollution control through the integration of vegetated,well designed stormwater filtration swales and other green stormwater facilities into required landscape areas,where topography and hydrologic features allow if part of the development. Development will be required to meet UDC 11-3B-I1 for stormwater integration. iii. Pathway landscaping Landscaping along the multi-use pathways adjacent to I-84 and W. Grand Mogul Dr. will be installed with the subdivision improvements for Vanguard Village Subdivision No. 1. E. Transportation Analysis I. Access (Comp Plan 6.01.02C, UDC 11-3A-3, UDC 11-3H-4): Access was approved to the subject property with the Vanguard Village Subdivision No. I plat via S. La Vista Ln. and W. Navigator Ln., both private streets; direct access via W. Grand Mogul Dr. and Interstate 84 is prohibited. No new access is proposed with this subdivision. A cross-access easement should be granted between all the proposed lots for internal access from the private streets via a separate recorded easement or a note on the plat.If parking will be shared between the proposed lots, a cross parking agreement should also be recorded and/or noted on the plat. There is an existing ingress/egress easement(Inst. #2025-047961) across proposed Lots I and 2 from S. La Vista Ln. to Lot 4, Block 1, Vanguard Village Subdivision No. 1, which is not a part of the proposed subdivision.A blanket cross-access easement is required to be granted to this lot with the proposed subdivision. City of Meridian I Department Report III. Staff Analysis 2. Multiuse Pathways (UDC 11-3A-5): Multiuse pathways shall be constructed in accord with the city's comprehensive plan, the Meridian Pathways Master Plan, the Ada County Highway District Master Street Map and Roadways to Bikeways Master Plan. Multi-use pathways are required on this site within the street buffers along I-84 and W. Grand Mogul Dr. and will be installed as part of the subdivision improvements for Vanguard Village Subdivision No. 1. 3. Pathways (Comp Plan 4.04.01A, UDC 11-3A-8): No pathways, other than the multi-use pathways noted above required by the Pathways Master Plan, are proposed with this application. 4. Sidewalks (UDC 11-3A-17): All sidewalks are required to comply with the standards listed in UDC 11-3A-17 and the design guidelines in the Ten Mile Interchange Specific Area Plan (TMISAP). Sidewalks were required to be constructed with the subdivision improvements for Vanguard Village Subdivision No. 1, as follows: • 10 foot wide detached sidewalks along W. Grand Mogul Dr., a collector street, and I-84, an interstate. • 6-foot wide detached sidewalks along S. La Vista Ln. and W. Navigator Ln., private/local streets. 5. Subdivision Regulations (UDC 11-6): i. Dead end streets Not applicable ii. Common driveways Not applicable iii. Block face Not applicable F. Services Analysis 1. Waterways (UDC 11-3A-6) The Marvin Lateral lies along the southern boundary of the property within a 50 foot wide easement as depicted on the plat. 2. Pressurized Irrigation(UDC 11-3A-15): The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 3. Storm Drainage (UDC 11-3A-18): An adequate drainage system is required in all developments by the City's adopted standards, specifications, and ordinances. Design and construction shall follow best management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage will be proposed with a future construction application and shall be constructed to City and ACHD design criteria. City of Meridian I Department Report III. Staff Analysis 4. Utilities (Comp Plan 3.03.03G, UDC 11-3A-21): Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development.All utilities are or will be available to the site with development of the Vanguard Village Subdivision improvements. Water main,fire hydrant and water service require a twenty foot(20) wide easement that extends ten (10)feet past the end of main, hydrant, or water meter. No permanent structures, including trees are allowed inside the easement. Comprehensive Plan policy 3.03.03G requires urban infrastructure be provided for all new developments, including curb and gutter, sidewalks, water and sewer utilities. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. The applicant shall comply with all previous conditions of approval for this development H-2021- 0081 (DA Inst.#2022-049799—Vanguard Village);H-2023-0072 (1s1 DA Amendment Inst. #2024-050341); TED-2024-0001; FP-2024-0012/A-2024-0088 (PS); and MFP-2025-0001, as applicable. 2. Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-213-3 for the C-G zoning district. 3. The short plat shall include the following revisions: a. Depict the boundary of the subdivision in a heavier line type as shown in the Legend. b. Include a note granting cross-access easements between all the proposed lots for internal cross-access and access via S. La Vista Ln. and W.Navigator Ln.; or record a separate easement granting such and reference the recorded instrument number in a note on the plat. If parking will be shared between the proposed lots, a cross-parking agreement/easement should also be recorded and/or noted on the plat. c. A blanket cross-access easement shall be granted to Lot 4, Block 1,Vanguard Village Subdivision No. 1. d. Depict dedicated street buffer easements along S. La Vista Ln. and W.Navigator Ln. in accord with UDC Table 11-2B-3 and 11-3B-7C(minimum 10-feet measured from back of curb). e. Note#3: Delete note (Note#5 includes the same information) f. Note#4: Include the recorded instrument number of the CC&R's. g. Note#5: Include the recorded instrument number of the development agreement(i.e. #2024- 050341). h. Note#7: Include information in the blanks pertaining to maintenance of the on-site landscaping and surface water rights. i. Note#11: Include the recorded instrument number of the ACHD temporary license agreement. j. Note#12: Include information pertaining to who will own and maintain the pressure irrigation system. k. Note#13: Include the recorded instrument number of the license agreement. City of Meridian I Department Report IV. City/Agency Comments &Conditions 1. Note#14: Include the recorded instrument number of the irrigation association license agreement. m. Note#15: Include the information in the blanks pertaining to the delivery of irrigation water. 4. Street buffer landscaping shall be installed by the developer of Vanguard Village Subdivision No. 1 per the landscape plan approved with that subdivision(FPS-2025-0014),included below in Section VII.C. 5. A Certificate of Zoning Compliance and Design Review application is required to be reviewed and approved for each of the structures and associated site improvements on each of the proposed lots prior to submittal of building permit applications.All structures shall comply with the design standards in the Architectural Standards Manual and the design guidelines in the Ten Mile Interchange Specific Area Plan(TMISAP),unless otherwise noted in the development agreement. 6. Approval of the short plat shall become null and void if the applicant fails to obtain the City Engineer's signature on the final plat within two(2)years of the approval of the short plat, as set forth in UDC 11-6B-7A. Upon written request prior to the expiration of the final plat,the Applicant may request an extension of time to obtain the City Engineer's signature on the final plat as set forth in UDC I I-6B-7C. B. Meridian Public Works %.L'astewater • distance to Sewer Flow is committed Sergi ces • Sewer Shed • Estimated Project See application I Sewer ERU's • WRRF Declining Balance • Project Consistent Yes with WW Master Plan/Facility Plan • Impacts/concerns • • See Public Works Site Specific Conditions Water • Ustance to Water ;Hater Servi ces • Pressure Zone - • Estimated Project See application Water ERU's • Water Quality None • Project Consistent Yes with Water Master Plan # Impacts/Conoems None- City of Meridian I Department Report IV. City/Agency Comments &Conditions SITE SPECIFIC CONDITIONS: 1. Applicant to note that until the water main is installed in Navigator Ln some of these parcels may have issues with fire flow and getting approval from public works department. GENERAL CONDITIONS: 1. Sanitary sewer service to this development is available via extension of existing mains adjacent to the development.Water service to this site is available via extension of existing mains adjacent to the development. 2. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 3. Upon installation of the landscaping and prior to inspection by Planning Department staff,the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. 4. A letter of credit or cash surety in the amount of 110%will be required for all incomplete fencing,landscaping,amenities,pressurized irrigation,prior to signature on the final plat. 5. The City of Meridian requires that the owner post with the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The applicant shall be required to enter into a Development Surety Agreement with the City of Meridian. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 6. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer, and water infrastructure for a duration of two years. This surety amount will be verified by a line item final cost invoicing provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 7. In the event that an applicant and/or owner cannot complete non-life,non-safety and non- health improvements,prior to City Engineer signature on the final plat and/or prior to occupancy, a surety agreement may be approved as set forth in UDC 11-5C-3C. 8. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 9. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 10. Developer shall coordinate mailbox locations with the Meridian Post Office. 11. All grading of the site shall be performed in conformance with MCC 11-1-4B. 12. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 13. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. City of Meridian I Department Report IV. City/Agency Comments &Conditions 14. At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 15. Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street Lighting(http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval,which must include the location of any existing street lights. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of existing street lighting. 16. The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A) and an 81/2"x 11"map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to signature of the final plat by the City Engineer. 17. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 18. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6.). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to development plan approval. 19. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42- 1207 and any other applicable law or regulation. C. Meridian Fire Department https:llweblink.meridianciLy.orglWebLinkIDocView.aspx?id=422540&dbid=0&repo=MeridianC hty D. Idaho Department of Environmental Quality(DEQ) https:llweblink.meridiancily.or lWebLinkIDocView.aspx?id=422847&dbid=0&repo=MeridianC ity E. Ada County Highway District(ACHD) https:llweblink.meridianciV.orglWebLinkIDocView.aspx?id=425998&dbid=0&repo=MeridianC hty F. Idaho Transportation Department(ITD) No comments received. City of Meridian I Department Report IV. City/Agency Comments &Conditions V. FINDINGS A. Short Plat(UDC-6B-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; City Council finds the proposed plat is generally in conformance with the UDC with the conditions noted in Section IV and with the guidelines in the Comprehensive Plan. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; City Council finds public services are available to the subject property and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; City Council finds the plat is in conformance with scheduled public improvements for this area in accord with the City's CIP. 4. There is public financial capability of supporting services for the proposed development; 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 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. City Council is unaware of any significant natural, scenic or historic features that need to be preserved with this development. VI. ACTION A. Staff: Staff recommend approval of the proposed short plat per the provisions in Section IV in accord with the Findings in Section V. B. City Council: The Meridian City Council heard these items on January 13,2026.At the public hearing the Council moved to approve the subject SHP request. 1. Summary of the City Council public hearing: a. In favor: Justin Fredin.Ahlquist b. In opposition:None c. Commenting:None d. Written testimony: Mark Hawk.Ahlauist—in agreement w/staff report e. Staff presenting application: Sonya Allen f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: None 3. Key issue(s)of discussion by City Council:None 4. City Council change(s)to Commission recommendation: None City of Meridian I Department Report V. Findings t G _ ..ta. .5. A ..�....... ....-... — � MM ..............•..as 1 Y L'N]i..............�.... f y• i.. •r. }i ' �Oh�Alfj ihfO.ChkR �f` --- OW - - -TR"MnnumeM 3 .67 MR l"'Itl LVt� • 11_I■1' 'I _,off,;. 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Short Plat(date: 10/21/2025) mix 51 Z o W a U' lily s� � _ - J I rill ILL ui WLL W I rl i— \11 llt I FI Wz II rl� }lt4ti 111.11 t1 ' I 7 W III 1114 111 +II 7 � II Ijl 4 illl� Ij s� I' W ❑ U I Ilj I ,, e LL Q Q ¢' p J fnW i 1 � O m I ICI � y�O F• rl+r� r��� II I rr/ I1! I W W I,' ;I 1�j1 Ai 1 Elf I II II I + 0 Y 4 II IIII �) � I d Q d Z 2 pal il" Ifl ! W Z 1j1 .r �I � I W �l�I� I� I� r I�� r Ir +I I!v, II. I 5RR 5 r I I. I I __ askx saax _ m as -----g-- —f -----=L I: g II I I I pp�k li City of Meridian Department Report VII. Exhibits w LLJ og a LLI LLLu � Lu g J d J Z LL Q 7 ag PIP RX P. � ° ORS 11 oil pfl � i W ll 2 LL t W {2 22 N ° S : o 9 " o jq . LLJ LU Ld i _ N y a w c 4 •_ _ 7n _N U s ¢ City of Meridian Department Report VII. Exhibits C. Landscape Plan Approved with Vanguard Village Subdivision No. 1 (date: 8/1/2025) 133HS d3AOO o bb2lflflbV NOISIAI49f1S 3Jb��IA ciHvnJNVA :2y0d SN`dld 3dtlOSONVl ltlld ltlNld �34 z g 9 9 � Imo ghee ggIN 3=fie f Ei4 i»9 ��,ps eS E s 9 anaIn a ; 88 ®®O � gpgn§ a4� a RRw �W Elit gg #_ c4��F yF z -e, az a Big O; z mry g - s-w' s-w.€==w�"way Sao. '111011 ON o� _ � _- Z a.a.e s t e ��g 9� �� g a a HOE @ ft 8"=s �a=e d W Na 3a 999 3y�:off a g"g g E e a k a r eG e €c a €€ s. 3'y a W13 ec @>?'8�d ez ° § n wed'$ !. 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Exhibits ° NVId SNO1110N00 ONIISIX3 " s vanow NOISIniaans 3JV-1-11n abdnONVA p :UO-A Wnd 3dVOSONVI iVId WNIJ R B W '3 k - F:,� ttfzbb I 7 / � + I I } g � o lip I'lI / R , � r k I j E K C R A R R I l l t 9 9 1 I i R City of Meridian Department Report VII. Exhibits NV-Id 3dbOsaNVI-nVU3no § p CD vigM�v NOISIAI49nS ESWRA midnONVA ¢��lip Lr �\ :JOd SNVId 3dVOSONVI 1VId IVNId �E V €•� s l VIr Li Q r 1 II _ 1 , �]tl 311W N31 I � � J ♦ ' � cq — — —� nm�n.l I I I J J_ r �`.♦ ♦ I I � = J falendl Atlr.55lIIH MH9W.�'S ♦ JI Icn — I mw - - - /♦ / � wcn ♦ I II g = I cn w ♦♦ 3 I ® z / 9 z ♦ g / uj ` G®®®®®® w r . I Wr 01 p - I } J vn rLw a � LU � —J = I 1 a � oo ♦ aN I '+,U' I l � w T ` \ I z a W - — N ca) N W --I = f LU i ll 1 U. = I ♦ J i� r N J I M0139335'3NI�HaLVW i ¢ I 1 z J r ! r Wwwor-- - Q �� I r - ---------------- -- --------- ------ k NNbbbb NN c , N _13LVARld)3Ntl1 Vl5N�'lS 5WRIH y����==1 J W — `s���8 w a§� o j - o W ig I W w= IMI-PH, KNEE I Z � a o�zo w� I I `o - �d - �de��;aada�a City of Meridian Department Report VII. Exhibits 3No VMJV:3ddoSaNdl-inoow GNeao o .tl b'2RIfla2lb' NOISIAlOgnS�19V-111A udvnoNV/1 s��isx J :iiOd SNtlld 3dtl9SON'dl ltlld ltlNld 9NOISWPJ - i O 31NNF 11 H I. O O O CD m) I 10 y a ff �'• R p R A R a 2 S A A R City of Meridian Department Report VII. Exhibits DMl'd3a]V 3dVOS4NHl-InJOW ONVd!D o vig d�v Noisini0ans�ISV71n 02ivnJNvn i- islo :UC=l SNVId ldVOSONVl1V7d IVNId '�SO lit g yl i -- s n - h y F sae tlE sEE sE.ow gay 9 I - ma sEE LIM mOc,) f;� City of Meridian Department Report VII. Exhibits ��• "°R"ID� 332 H1 V3�V 3dVOSONV�-1f100W ONVHO o ba/f�ldw Noisiniaens-:Kd-111n aavn�Nvn 'pVIM J �p wetl„ IF. :HOB SNV ld 3dVOSONVI 1VId IVNI1 ' a LILT'+' 9NOI9N3Yp v a µ E l.E r � SEE Lt o] 16 WitT_- wd 'b 0 see gg i illl gee $° e¢eaOW III FF m 3 � 3� z SR It { ; iwmHuwE- � JOC'D � �Ij O QQO�G � [tO� �a 0 City of Meridian Department Report VII. Exhibits RAID V'7]HV 3dVQS4NHI-T1000i O Wd e s IlIq V21g d2 V NOISIn149nS 3J'dl-IlA a?Jt/ISNVAVIM A\ 2iOd SNtlld 3dtl�5ONtll ltlld IVNI� V 404 e y � ly j.i 1� � ❑ All a yYY-;i Ir � - I c I , I MAT—lk- r L SEE L1 Afi r I 00000(D 10 o oo® � ® =-=- s ❑ City of Meridian Department Report VII. Exhibits �r •��'"°" "" 3NO V3UV 3dVOSONHI-VISIA V-1 o Vaf14dV Noisiniaons 3ISV-W ajdnONVA ��11H J p p ®•irc� � � :a0�SNVId 3dVOSONtlI 1V7d 7VNId €" s IIlk I i111 h I 10 Id? } I I �3Nf1J3319339 g J I I� I ' I I 'I - I e h I I 3 3 3 @ § 8 _ I e'' I I � I I � a m $ r r e I i I I I i i I 1 I I I 3 I I I � yI 5 ' u I I - I � 0 I I I irl = T g w�c ---_- ---- -- _- ------- ® D --r- I --- 0 O O O O �s City of Meridian Department Report VII. Exhibits OMl V3atl 3dVOSOMdI-VISIA V-1 111c b��fldbbNoisiniaens�SVI�IA auvnJNvn a0J SNVId 3dtl950N'dl ltlld lVNld a � 000000� N w 0 m w L/1 zo _ 4L L1133H633S ' w T 3NIlHOIM Q I I I I 2 I I I Y W I I W 7 I I I I I I I I I I I I I I I I � I I _ I CCC I I Y — D __ 3 �., 0Jell j w I I __ 14- I I ---- 3_1 d s 10 Ll L3 335 3NIlH�gW City of Meridian Department Report VII. Exhibits 33dH173aIV 3dtl3SaNtll-1N3W3S73 3NIl3dld SWdIIIIM ` r b b NOISVVa9ns 3JV-nlA a wnONVA � . ` aoA sNtnd AdvosaNvi lvid IVrrid -- s 1 6 } 3 21 90 U w � mo I d °Ot3o0 wC7 �0®® 0 O O O a� r � i I I 5 V t 5 � I�Nw T j A / k a / 6 1 / 9 j j I� �1 City of Meridian Department Report VII. Exhibits 3NO d3HV 3dVOSONV-1-AVAAHldd 179-1 v vandw NOISI/1149nS 3E)V-nln QavnJNVn :S'O�SNVId 3dVJSUNVl 1Vld lVNld psi _ SL Ll 33S � 3NI�HJ1bY1 � 4 UW` I , I I , I I I , I II II II I I' r II I li I I I I: I I � I s I 1 I ++ g - ' I I w N } a I I u r I I I in© I a - -- � 9 � � k 0 �]�d � € 000000 Y000 ��a�ol City of Meridian Department Report VII. Exhibits OAAi VA"3dVOSaNVI-AtlMHitld ti9-1 §� A vaf1dw NOiSiniasns 3OV-1-11n ClHvnJNVn g€ y� a9 a�N , /\ :HOd SNVld3dVOSONtlI-LVldlVNld 3NI�H�IYW 3Nf1FYJ1YW � i I ol s_ ®,q; l i d W °b© g 3c R m � s321 � oeS I e� s� ry E 9 ii Y a I \ I ' - 3A09tl 335 � 3�ev 335 3nOev 335 I 60' �OGOOd sao�000c� oo �o __ Vl o City of Meridian I Department Report VII. Exhibits E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for 3780 Overland (H-2025-0038) by Jesus Madrigal, located at 3780 E. Overland Rd. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI AND DECISION& ORDER A In the Matter of the Request for Annexation of 0.91 acres of land with an R-2 zoning district for the purpose of complying with the terms outlined in the consent to annex agreement for the existing home that is already connected to City utilities,by Jesus Madrigal. Case No(s). H-2025-0038 For the City Council Hearing Date of: January 13t",2026 (Findings on January 20r", 2026) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of January 13',2026, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of January 13', 2026, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of January 13', 2026, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of January 13t'',2026,incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67, Idaho Code(I.C. §67-6503). 2. The Meridian 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(3780 E.Overland Road—H-2025-0038) - 1 - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of January 13t", 2026, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § I I-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 annexation is hereby approved per the conditions of approval in the Staff Report for the hearing date of January 13',2026,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 January 13', 2026. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(3780 E.Overland Road—H-2025-0038) -2- By action of the City Council at its regular meeting held on the 20th 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 1-20-2026 Attest: Chris Johnson 1-20-2026 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Dated: 1-20-2026 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(3780 E.Overland Road—H-2025-0038) -3- Exhibit A COMMUNITY DEVELOPMENT C��fEPIDIAN*,- DEPARTMENT REPORT A H O HEARING 01/13/2026 end mi 0 g .. Le ,ram �; r« DATE: r : Project Location TO: City Mayor&Ci Council Area of impact --1 } t�. Y �= City Limits FROM: Nick Napoli,Associate Planner O Analysis 208-884-5533 - nnapoli@meridiancity.org -' APPLICANT: Jesus Madrigal SUBJECT: H-2025-0038 - 3780 E. Overland Road - i► LOCATION: 3780 E. Overland Road Southeast 1/4 of i > = the Southwest 1/4 of Section 16, Township 3N,Range lE 0 I. PROJECT OVERVIEW A. Summary Annexation of 0.91 acres of land with an R-2 zoning district for the purpose of complying with the terms outlined in the consent to annex agreement for the existing home that is already connected to City utilities. B. Recommendation Staff. Approval with a Development Agreement. Commission: Approval C. Decision Council: Approval FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(3780 E.Overland Road—H-2025-0038) -4- II. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Residential in Ada County - Proposed Land Use(s) Residential in the City of Meridian - Existing Zoning R-1 in Ada County VILA.2 Proposed Zoning R-2 in the City of Meridian Adopted FLUM Designation Mixed Use Regional(MU-R) VILA.3 Table 2: Process Facts Description Details Preapplication Meeting date 5/6/2025 Neighborhood Meeting 6/2/2025 Site posting date 1/3/2026 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District • Comments Received No - ITD Comments Received No 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 IV.B • Distance to Mainline Available at Site • Impacts or Concerns None Note: See section IV. City/Agency Comments & Conditions for comments received or see the public record. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(3780 E.Overland Road—H-2025-0038) -5- III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview This property is designated as Mixed Use Regional (MU-R) on the Future Land Use Map (FLUM) contained in the Comprehensive Plan. The purpose of this designation is to provide a mix of employment, retail, and residential dwellings and public uses near major arterial intersections. The intent is to integrate a variety of uses together, including residential, and to avoid predominantly single-use developments such as a regional retail center with only restaurants and other commercial uses. Developments should be anchored by uses that have a regional draw with the appropriate supporting uses. For example, an employment center should have supporting retail uses; a retail center should have supporting residential uses as well as supportive neighborhood and community services. The standards for the MU-R designation provide an incentive for larger public and quasi-public uses where they provide a meaningful and appropriate mix to the development. The developments are encouraged to be designed consistent with the conceptual MU-R plan depicted. Due to the presence of an existing home on this property with the intention to maintain its residential use, an R-2 zoning district is requested as a"placeholder"zoning district until the property redevelops in the future. Opting for a zoning district within the Mixed-Use Regional(MU-R) designation would create a non-conforming use. For example, a single-family residential dwelling on an acre is not a permitted use in a commercial zoning district and it fails to meet density requirements for an R-15 or R-40 zoning district,which is not preferred. Prior to re-development,a rezone should be requested and development proposed consistent with the Commercial FLUM designation. • Encourage diverse housing options suitable for various income levels,household sizes, and lifestyle preferences. (2.01.01) The Plan aims to integrate mixed-use by incorporating a variety of uses, including residential. Residential uses should comprise a minimum of 10% of the development area, with gross densities ranging from 6 to 40 units/acre. The current application seeks annexation of the property into the City to comply with the terms outlined in the consent to annex agreement,particularly due to the existing home already connected to City utilities. Specifics regarding the housing types and density will be addressed with future development. • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services." (3.03.03F) City water and sewer service is available and the existing home is already connected to City utilities in accordance with UDC 11-3A-21. • "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." (2.02.02C) The proposed development will not likely impact the existing abutting developments to FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(3780 E.Overland Road—H-2025-0038) -6- the east, west, and north, as they are all residential uses currently zoned RI in Ada County. • "Eliminate existing private treatment and septic systems on properties annexed into the City and instead connect users to the City wastewater system; discourage the prolonged use of private treatment septic systems for enclave properties." The existing home has already abandoned the existing septic system and is connected to the City wastewater system. Table 4: Proiect Overview Description Details History N/A Acreage 0.91 acres B. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The applicant is not proposing a change to the site. The applicant is requesting annexation due to his well failing and needing to hook up to city services. 2. Proposed Use Analysis (UDC 11-2): The Applicant proposes to annex a 0.91-acre parcel, including the adjacent right-of-way to the section line of E. Overland Road with an R-2(Low-Density Residential)zoning district. A legal description and exhibit map for the annexation area is included in Section VIII.A. This property is within the City's Area of City Impact boundary. The reason for annexation is the water table for the existing well on the single-family residential property is currently failing, and the Applicant had to hook-up to City water and sewer service.No new development or redevelopment of the property is proposed at this time and the use will remain residential for the foreseeable future. The Applicant entered into an agreement with the City for extension of domestic water and sewer service outside Meridian city limits for the subject property(Inst. #2025-067604). This agreement allowed the property to hook up to City water and sanitary sewer service with disconnection from the private well and septic system.A provision of the agreement requires the property owner to apply for annexation of the property into the City as proposed with this application. In addition,the applicant currently runs an alteration business out of the property. To continue this business,once annexed,the applicant shall be required to comply with the Home Occupation as an Accessory Use standards and apply for a home occupation permit. The City may require a development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. To ensure future development is consistent with the Comprehensive Plan and the land use desired for this property, Staff recommends a Development Agreement as a provision of annexation pursuant to Idaho Code Section 67-6511A,which requires the property to be rezoned and the agreement modified to include a conceptual development plan prior to any change in use and/or development of the property. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(3780 E.Overland Road—H-2025-0038) -7- 3. Dimensional Standards (UDC 11-2): The proposed existing house appears to comply with the dimensional standards of the district. C. Design Standards Analysis 1. Parking (UDC 11-3C): i. Residential parking analysis 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. The existing home does not meet the required number of off-street parking spaces per UDC Table 11-3C-6 for a three(3)bedroom home; four(4)parking spaces are required, at least 2 in an enclosed garage, other spaces may be enclosed or a minimum 10-foot by 20-foot parking pad. The existing home does not have an enclosed two-car garage; however,there is an existing 30- foot by 20-foot driveway. The existing home is indicated to have three(3)bedrooms which requires a 20' by 20' garage and parking pad. The applicant is in compliance with these standards. 2. Fencing (UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. The Applicant is not proposing fencing with this application. D. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Access to this property is currently from E. Overland Road. With future redevelopment of the property, access via E. Overland Road and interconnectivity with adjacent properties will be evaluated in accordance with the provisions listed in UDC 11-3A-3. 2. Multiuse Pathways (UDC 11-3A-5): The Meridian Pathways Master Plan Map indicates a planned pathway on the north side of the Five Mile Creek to be constructed by the City in the future. The Applicant should submit a dedicated easement for the pathway to the City. Easements shall be a minimum of 14' wide(10'wide pathway+2' shoulder on each side). 3. Sidewalks (UDC 11-3A-17): Overland Road is improved with an existing 7-foot wide attached concrete sidewalk abutting the site in accordance with UDC standards. Staff is not recommending that this sidewalk be replaced with and 7-foot detached sidewalk. E. Services Analysis 1. Waterways (Comp Plan, UDC 11-3A-6): Goal 4.05.01D and Goal 6.01.04B of the Comprehensive Plan emphasize the importance of improving and protecting creeks and other natural waterways throughout commercial, industrial and residential areas. Develop and implement agreements with irrigation districts and the Union Pacific Railroad to allow for bike/pedestrian pathways. The Five Mile Creek runs through the site and is proposed to be preserved as a natural amenity in accordance with UDC 11-3A-6. The applicant is not proposing to redevelop the property at this time,however, when the property does redevelop,Five Mile Creek shall remain open and beautified as an amenity. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(3780 E.Overland Road—H-2025-0038) -8- 2. Utilities (Comp Plan, UDC 11-3A-21): Connection to City water and sewer services is required in accordance with UDC 11-3A-21. The Applicant entered into an agreement with the City for extension of domestic water and sewer service outside Meridian city limits for the subject property(Inst.#2025- 067604). The Applicant is currently connected to City utilities. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption, and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum,incorporate the following provisions IF City Council determines annexation is in the best interest of the City: a. Prior to any change in use or redevelopment of the subject property, a rezone to a commercial and/or a higher density residential zoning district,a modification to this agreement shall be requested to include a conceptual development plan consistent with the Mixed-Use Regional Future Land Use Map (FLUM) designation and guidelines in the Comprehensive Plan. b. Future development of this site shall be consistent with the applicable standards in the city of Meridian's Unified Development Code. c. The applicant shall comply with the specific use standards in UDC 11-4-3-21: Home Occupation Accessory Use and apply for a permit to continue running the alteration business out of the residence. d. The Applicant shall submit a dedicated easement for the future pathway along the north side of the Five Mile Creek for the length of the property to the City. Easements shall be a minimum of 14' wide (10'wide pathway+2' shoulder on each side). FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(3780 E.Overland Road—H-2025-0038) -9- B. Meridian Public Works WaRlrwarcr s OISltelroe GsSrrrer Avaiabl�aL Si6r 3eraYea� s 5eeref5hed Eallmaaed Project See applKmori 5@mw FRU'€ tiygP{O�lin.ng "Arim ProjectCdemist2nt Vas wnh WW Master KwPiprllky Kan • ImpactLfaance+n€ + a U*PLO d VWks Silt Swilic Londil imi Writer • Dd amid td Wate+ y 31V Axadgbia al Lte 6ervlre lime ex 41,ng 5VVK►s • �Fl351af�2rYYa Hlbmalwd Protaci Sot opplie tiara Water ERU's • watm Qraahly Norte Proir-rl€OW$T#-i yes w th Water MAW Wan up4metwCaminnm 140ne- C7 -I'LAT C ONDITIONS Pt RI It 5x'isrlr;sllFP+iaTiF F �ilr!tiprriGr{'o�diti�ea id Apryraxll I No charim&p public wiser mfrwMhoum skorim m Tmrd Airy charmloa wmsi br wpprlwcd by public wnrk• ilin inelu& h�dmmm vt the alra.rdnhrrw-ni of w=T mama Gratarrl Casdltiaws of Appresal I Aprbe l*WL aprir3nalr wW=and� mwm!siae aid roulmg widh the public kk' k% Aolwlniemt, 2 P�cr lilari*mr Crty CgA6[SICCk d i;2Vp1raq mill br rplppmsit9e Lo m"l%,wrr aA waler mnimi La and LIYpwo this drreio mCAL ApplicanL ran k th pltfe Fm a rrim burs nkmc ajrwwi;iit kT mfiwtFg rm shkmc mxnl per WK'C Rd}S ! 11Yr aWwmt dialI pwir ide eeatmeltii s]for A public wdart sewer mans oulsidr or public mill&of wuv linclulde Al watcFsmicesand IyOrtalo). 5rwcr�alsr4Lwrmcm sarics&-}fending on sc w r depLk.Srweri4 4)fldcepralwfic n XY 17 caarmcm,:-:�R n 41Y h eamrlhnll.and 2{-hri p 7 ati 11 e'3€MML. Etl€ure no K mafemi girunurrsmim.bu tcs.buildings_cnrpori€.crash leeeprntic wullr4 kMEN.i■lilthiliue rhafrkcs,lishi P*Z.CU.INK bi.011 WilhalY LhC WdLy eamCihc !.. S,ubrtl■ FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(3780 E.Overland Road—H-2025-0038) - 10- WI rsr6:WItJ 641 1H 4MI iihn the f,rmi.d.hLnlol.li.,m I1xh1w R'sAal.a I;ya1 iklrrgciLai^TWWd b}a so 6 who LLCLrired IWoIumodai Land SLu,c.nu.w hiL L nhutK iacbxlc&L ilra Of&L ciicrnreL jelmtied FXHUNT Al and an xl;"% I I"nwp.,III l%Mhhq:-nhd t1l.wlm6fnlatk4d EXHIBIT B fi fbrrWrKI .Hg11i 4rS1n k51rrILSLhe%aAca.signed and darud by a P,v&MIMd Ind$L.sk!vW 011) NOT RBff*i3 d 7hc!':Iv r'%l Tr4i3p rUgmreS IhaL pr►sswned ongadKn MtCms b4 Wppbad by-a y4ar'mLmd 3oui.: ' — -I!11'{'11-}r1-h] r1ir applwdnl>f1MFuldllr rryLillcd Lailfd anv rvitltl�alHacp ae sciwix. 1fa€ilrf;n€1r%ya souilm 15 PM paiiMc.a Anpla-porrll etumremi�l .t,Itr "wiem eml l be reciorrd If u single-pdrm Wilticvtion 1K WrlrerA. the d1kry Llepar ml:t r;%r.�gijk forrllePn mom ofwRewns•Ms forihi:aimmm nrris rnor w priow Lb fetus AL dnclopnlclh pl:Lrl apprd,Al 5 AINl itrupkkir 161 m Oko wed w rcmni n sh`n11 like su ro o almim and inw-rlc reos€lprimm of�h L JihikriS Gl�!in Lti in 4'UI3plldrri2 N ill6 MCC. c. 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'115 ..... . ..:....cpldk I*%Wrow aft 9-ft nlinlnln15i 1l ry 04 WkMezl,,. "hed I. 1 ,.1 ,10twuy)n. Th it 1L rd5 Li muiv L15aL Illy 1111LILIIJ-.C.a:wrn of LI1e crawl t1d hU1:5L,1.•'-I:as:L Aunl aba.e. Ib.11rr fhnllW€CspllnuKefuiIL+wY'lionofollinip ikanaldsir dr.wLip fxrl in wiLlsm this PIDPOL'I ISaI dLi IMA fill uMder Ire 3unLyJerblral al an mip=n&iLncy nr 1 n At'H1) 4'd4'11 Wn L'nf,mai 1hn1I Lln,5i94'miii9GLmn flail fre Pordl ii 3hr c hL•nF 1n%ialled�1 ali ;bna wish the apprmad deal un phux IhL�LL-ddii;wwa mi.1 be mslWrCd be&rei L%nni hi; a of.xcupawy 1•t!a41rd Fia anv 11r11L'rurLA�ltlhn Ihu lwbjrri I'? AL OK CiaL+r11eiwh 1,f Lhc 1-114tt 11W apple ml dull I Ir k-LivikkiNL k•HlbtLrls 1%xx1rd rw the['nx'of!�1ueJJan Au7d{i1�7aad�cL1&. 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FINDINGS A. Annexation(UDC 11-5B-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The City Council finds annexation of the subject property with an R-2 zoning district and requirement for the property to redevelop in the future consistent with the Mixed-Use Regional future land use map designation in the Comprehensive Plan is appropriate for this property(see Section X for more information). 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 R-2 zoning district is consistent with the purpose statement for the residential districts in UDC 11-2B-1, in that it will contribute to the range of housing opportunities available in the City 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 should not be detrimental to the public health, safety and welfare as the proposed residential use should be compatible with adjacent single-family residential homes/uses in 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 zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. 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. VI. ACTION A. Staff: Staff recommends approval of the proposed annexation with the requirement of a Development Agreement per the provisions in Section IX in accord with the Findings in Section X. B. Commission: The Meridian Planning&Zoning Commission heard these items on December 4', 2025. At the public hearing,the Commission moved to recommend approval of the subject annexation requests. 1. Summary of Commission public hearing: a. In favor: Jesus Madrigal b. In opposition: None C. Commenting None FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(3780 E.Overland Road—H-2025-0038) - 12- d. Written testimony: None e. Staff presenting application: Nick Napoli f. Other Staff commentingon application:None 2. Key issue(s)of public testimony a. None 3. Ke, ids)of discussion by Commission: a. None 4. Commission change(s)to Staff recommendation: a. None 5. Outstandingissue(s)s�(s for City Council: a. None C. City Council: The Meridian City Council heard these items on January 13t'',2026.At the public hearing.the Council moved to approve the subject annexation request. 1. Summary of the City Council public hearing: a. In favor: Jesus Madrigal b. In opposition: None C. Commenting: None d. Written testimony: None e. Staff presenting application: Nick Napoli f. Other Staff commenting on application.None 2. Key issue(s)of public testimony: a. None 3. Key issue(s)of discussion by City Council: a. None 4. City Council change(s)to Commission recommendation: a. None FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(3780 E.Overland Road—H-2025-0038) - 13- VII. EXHIBITS A. Project Area Maps to Project Overview) 1. Aerial Legend Project Localion h1 ' Area of Impact 0 Analysis omi FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER • , - �'• - 5 1_:' � �•' J'+ n 'h1• �t _ ■1p� >o � � mow. � _'�'r`�'r �i'�r _ � - � �c: _ ,x -OVERL-AND � V r e ■ - r 'i * r 9, •ai• FOR(3780 E.Overland R1.. i i 2. Zoning . . Legend Area of Impact • Analysis E{ rrrr�►---_ III RI �7 jam■ �11 OYERLAN� IR-2•� � RUT RR ■ ;; ; �9� ■■■■■■r R ■■■■■r■rt W 1Y vnra� � J ' .n iiii �- nullna�nuairx r • w yIn■ -- - Y wL� a1111f 1��._ I O ���!un l��� iiaiiil f�iiiiileisx�`�Q = ,1 11~ I�i+in■r J A\• m r■turn ar� � =rinu�n^:�'.: r■ V 3. Future nd Use •° ' °Legend 1111111 W ProjectAre . af Impact ME 0 Analysis w igh p_ensity �011ERLAND Residenfid G e�R w • „ ■■■rrr 4;.Irrec,'I,nI11,c�� 1# Density ■rrr■r1� �yp s - • - IiJ 1u nn LA.A�' :.� a■ i�w ■!!► .... �i�lulllu�epi�il�l4tt uur■ - 0 �'�� ►im � q rt 1: ur■r■■.r■n4■■■x � �11171 iiiif !u■■■■■ . .liiiuu 1 \��� iuuri�iir�iii� = n,nlgy,l_q���= . �w■■■a■q, �, � �♦ ■■■■ !► rA■r■i■r■ ■r� � 1:01111 llLl��i�� ■■■ r ■■ V FINDINGS ! DECISION ! FOR i E.Overland Road i 4. Planned Development Map Legend U Project Location Area of Impact T=' City Limits Planned Parcels O Analysis k REM rill all FR � k k I 1, '7 I \t 0 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(3780 E.Overland Road—H-2025-0038) - 16- -.�-"•'C F",A"' - ' �-- - _ '7 �+Jam" B. Subject Site Photos •_ - - ---- •tea FINDINGS OF • • OF • ORDER FOR :1 E.Overland Road 1 11 C. Service Accessibility Report PARCEL R462624052S SERVICE ACCESSIBILITY 10vera Score: 27 23rd Percentile Location Within 112 mile of City Limits YELLOW Extension Sewer Trunkshed mains < 500ff,from parcel GREEN Floodplain Within 100 yr floodplain& < 2 acres RED Emergency Services Fire Response time < 5 min. GREEN Emergency Services Police Meets response time goals most of the t'--- GREEN Pathways Within 1/4 mile of current pathways GREEN Transit Within 1/4 mile of current transit route GREEN Arterial Road Buildout Status Ultimate configuration(#of lane GREEN plan) matches existing (#of lanes) School Walking Proximity From 1/2 to 1 mile walking Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Park Walkability No park within walking distance by park type RED FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(3780 E.Overland Road—H-2025-0038) - 18- D. Annexation Legal Description& Exhibit Map Profeea mvl Englnosm Land Survar"and P10—ra Mas,on �. 921'J`St So PUMP,101}3651 A 0 C-I a 4 Y IF-Pc. Ph�21)01 454-MA c-nwF*h 1zhnanu..•n,nrl nHaWiS-16 FOR: 14,6us Mldriml JOB No AUC225 DATE StrptanbeFOS.2025 ANNEXATION!BESCXIMUN The=waatiun bring all of I-W i Hl,r¢k 2 ul Jrwvl Suhdi vision rcarrded in Rook 14 at PmW ZOR in the A"C.`uunty 1;4G411 Cr'3 011ioe E[rl Llkr 4HCM rioltt Of Way of Ir UHAtd lnd Rd.in tht•SE11'4 SW 114 of Scclion 16.Towntiltip 3 Knrfh,Razhgc 1 rail,RDiwNimiidiioa AdaCuunly Tdmhu,more putieularly dc%m6vd as follows: Cunentetrvsti at the aotdhwicsl comer of tht SE1:4 SWIM: Thence S 990 39'46"E.,SSO.OQ fmL AmS Llm muth buundory nPthe SE114 SW I m to-the FOUNT OF BEGI 9NLNC of mid artttt:xafim; Thme4 N W°N'ff-E„4U,00 fc4 11vmS+hc—st hawidory creation oFLot 5 to tLo t+outhw cM corner of Lot 5; Theatiec N 00'20'29"E.-399-991�4A eluog Vc:d NAIDdWy of Gat 5 UP Lhe nlxtirweat UHnrr of IA 3; Thence S W 39'29-L,1110.1*f¢L ulnng Lhe nurih huwiduyof I-at S to the northeast carnerofLot 5; Tht=5 W 20'2Y'W„394.W fact*I0trl M boundaSY of I,at 5 tp the S4uLhuml L;kwrw of Lut 5; Thence 5 0(W 20'2V"W,40.00 fed u]1NL_4 dV e:at buuSda rY mcfft iun of Lot 5 to n point on the south bomdwy of the SE114 S W I f4; Th&Ktr N VY 39'46"W.-I00-04 kd slung the;ouch b&WWi&Ey oflhe SE 114 SWI14 to ibc Por if of BF[:1NNI144,of raidannkxalion This lei am=atien sunwins I DI aom,rlu,rc of less. SURlECT TO-A I I cm-Nng rights of ua+'aw c s=caLs of mcurd ur imp]ia3 appwring on the above- d%%bed poteel of land. 19366 /��r 3 6 PtQ�t .�r �L.!N w•-FCT7�I'ICt t'' IIIYI r9 } l of W FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(3780 E.Overland Road—H-2025-0038) - 19- y t I i &W AkC it ----------------------- �u L S � ^ A y 74p FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(3780 E.Overland Road—H-2025-0038) -20- W IDIAN� AGENDA ITEM ITEM TOPIC: Resolution 26-2562: A Resolution of the City Council of the City of Meridian to amend the Future Land use Map of the City of Meridian Comprehensive Plan Concerning 5.99 acres of Land to Allow for Commercial Uses, Generally Located at 2350 W. McMillan Road, in the Southwest Quarter of the Southeast Quarter of Section 26, Township 4 North, Range 1 west, Boise Meridian, City of Meridian, Ada County, Idaho; and Providing an Effective Date CITY OF MERIDIAN RESOLUTION NO. 26-2562 BY THE CITY COUNCIL: CAVENER, LITTLE ROBERTS, OVERTON, STRADER, TAYLOR,WHITLOCK A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MERIDIAN TO AMEND THE FUTURE LAND USE MAP OF THE CITY OF MERIDIAN COMPREHENSIVE PLAN CONCERNING 5.99 ACRES OF LAND TO ALLOW FOR COMMERCIAL USES, GENERALLY LOCATED AT 2350 W. MCMILLAN ROAD, IN THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 26, TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE MERIDIAN, CITY OF MERIDIAN,ADA COUNTY,IDAHO; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the City Council has the authority pursuant to Idaho Code § 50-302 to establish resolutions not inconsistent with the laws of the state of Idaho as may be expedient, in addition to the special powers therein granted, to maintain the peace, good government and welfare of the corporation and its trade, commerce and industry; and WHEREAS, the City of Meridian Comprehensive Plan was adopted in December 2019 as resolution 19-2179; and WHEREAS,the City Council has deemed it appropriate to amend the Future Land Use Map of the City of Meridian Comprehensive Plan concerning 5.99 acres of land to allow for commercial uses, generally located at 2350 W. McMillan Road, in the southwest quarter of the southeast quarter of Section 26, Township 4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho, as depicted on Exhibit"A,"which is attached hereto and incorporated herein by reference; and WHEREAS, all notices, hearings, and required information necessary to make a final decision as required by the Idaho Local Land Use Planning Act to amend the adopted City of Meridian Comprehensive Plan have been met. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MERIDIAN,IDAHO AS FOLLOWS: SECTION 1. Pursuant to Idaho Code § 67-6509, the City Council hereby amends the City of Meridian Comprehensive Plan and Future Land Use Map as depicted on Exhibit"A"under "Proposed Future Land Uses." A copy of this Resolution and the attached amendment shall be held on file in the office of the City Clerk. COMPREHENSIVE PLAN AMENDMENT-MAP—MERIDIAN LUXE—H-2025-003 5 Page I of 2 SECTION 2. EFFECTIVE DATE. This Resolution shall be in full force and effect immediately upon its adoption and approval. ADOPTED by the City Council of the City of Meridian, Idaho, this 201h day of January, 2026. APPROVED by the Mayor of the City of Meridian, Idaho, this 20th day of January, 2026. APPROVED: Mayor Robert E. 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MEN OMN1 III 1111 11 IIIIII- � � Iml� � ��� A �,Ii■�o����l E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Resolution 25-2563: A Resolution of the City Council of the City of Meridian Approving City Council President's Appointments of City Council Members to Serve as Department Liaisons; and Providing an Effective Date CITY OF MERIDIAN RESOLUTION NO. 26-2563 BY THE CITY COUNCIL: CAVENER,LITTLE ROBERTS, OVERTON, STRADER, TAYLOR,WHITLOCK A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MERIDIAN APPROVING CITY COUNCIL PRESIDENT'S APPOINTMENTS OF CITY COUNCIL MEMBERS TO SERVE AS DEPARTMENT LIAISONS; AND PROVIDING AN EFFECTIVE DATE. WHEREAS,pursuant to Meridian City Code section 1-7-6(A), the president of the City Council is to appoint a city council member to serve as liaison between Meridian City Council and each of the City departments, and at the City Council meeting on January 13, 2026, City Council President John Overton did make such appointments; WHEREAS, by this resolution, the City Council of the City of Meridian seeks to effectuate and memorialize these appointments; NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MERIDIAN, IDAHO: Section 1. That the City Council members appointed by City Council President Overton to serve as liaisons to the respective departments, as follows, shall fulfill the duties of such function as enumerated in Meridian City Code section 1-7-6(B). John Overton: City Clerk Human Resources Department Information Technology Department Legal Department Mayor's Office Finance Department Anne Little Roberts: Police Department Luke Cavener: Community Development Department Liz Strader: Parks &Recreation Department Doug Taylor: Fire Department Brian Whitlock: Public Works Section 2. That this Resolution shall be in full force and effect immediately upon its adoption and approval. ADOPTED by the City Council of the City of Meridian, Idaho, this 20th day of January, 2026. APPROVED by the Mayor of the City of Meridian, Idaho, this 20th day of January, 2026. APPROVED: ATTEST: Mayor Robert E. Simison Chris Johnson, City Clerk JANUARY 2026 RESOLUTION APPOINTING CITY COUNCIL DEPARTMENT LIAISONS PAGE I OF I w IDIAN� AGENDA ITEM ITEM TOPIC: Resolution 26-2564: A Resolution of the City Council of the City of Meridian Approving City Council President's Appointments of City Council Members/City Staff Members to Serve as Interagency Boards, Committees, and Initiatives Representatives, and Providing an Effective Date CITY OF MERIDIAN RESOLUTION NO. 26-2564 BY THE CITY COUNCIL: CAVENER,LITTLE ROBERTS, OVERTON STRADER, TAYLOR, WHITLOCK A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MERIDIAN APPROVING CITY COUNCIL PRESIDENT'S APPOINTMENTS OF CITY COUNCIL MEMBERS/CITY STAFF MEMBERS TO SERVE AS INTERAGENCY BOARDS, COMMITTEES, AND INITIATIVES REPRESENTATIVES,AND PROVIDING AN EFFECTIVE DATE. WHEREAS, City Council members/City staff members are authorized to represent the City of Meridian at, or attend on behalf of the City of Meridian,the meetings of various interagency boards, committees, and initiatives, including the Community Planning Association of Southwest Idaho, the Ada County Air Quality Board, the Meridian Rural Fire District Board, Meridian Development Corporation,Allumbaugh House,and Valley Regional Transit Board; and at the City Council meeting on January 13,2026, City Council President John Overton did make such appointments, as set forth in Exhibit A hereto; WHEREAS, by this resolution, the City Council of the City of Meridian seeks to effectuate and memorialize these appointments; NOW THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MERIDIAN CITY,IDAHO: Section 1. That the City Council members/City staff members appointed by City Council President Overton to serve as liaisons to the respective interagency boards, committees and initiatives, as set forth in Exhibit hereto,shall fulfill the duties of such function on behalf of the City of Meridian. Section 2. That this Resolution shall be in full force and effect immediately upon its adoption and approval. ADOPTED by the City Council of the City of Meridian, Idaho,this 201h day of January, 2026. APPROVED by the Mayor of the City of Meridian, Idaho, this 20th day of January, 2026. APPROVED: ATTEST: Mayor Robert E. Simison By: Chris Johnson, City Clerk 2026 RESOLUTION EFFECTUATING INTERAGENCY BOARDS,COMMITTEES,AND INITIATIVES REPRESENTATIVES PAGE I OF 2 EXHIBIT A MERIDIAN CITY REPRESENTATIVES Interagency Boards, Primary Alternate(s) Committees and Initiatives ACEM Executive Mayor Simison John Overton, Council Member Council joverton@meridiancity.org Allumbaugh House Mayor Simison Tracy Basterrechea, Police Chief tbasterrechea@meridiancity.org COMPASS Mayor Simison Steve Siddoway, Parks & Rec Director John Overton, Council Member ssiddoway@meridiancity.org joverton@meridiancity.org Dave Miles, Community Charlie Rountree, Community Development Director Member dmiles@meridiancity.org Caleb Hood, Deputy Director Planning& Development chood@meridiancity.org COMPASS Executive Mayor Simison John Overton, Council Member Board joverton@meridiancity.org Dave Miles, Community Development Director dmiles@meridiancity.org EMS JPA Mayor Simison. Luke Cavener, Council Member Meridian Development Doug Taylor, Council Member ------- Corporation dtaylor@meridiancity.org Meridian Rural Fire Doug Taylor, Council Member ------- dtaylor@q)meridiancity.org Treasure Valley Partners Mayor Simison ------- Valley Regional Transit Todd Lavoie, CFO Caleb Hood, Deputy Director tlavoie@meridiancity.org Planning & Development chood@meridiancity.org Dave Tiede, CIO dtiedegmeridiancity.org Valley Regional Transit Todd Lavoie, CFO Dave Tiede, CIO Executive Board tlavoie@meridiancity.org dtiede@meridiancity.org 2026 RESOLUTION EFFECTUATING INTERAGENCY BOARDS,COMMITTEES,AND INITIATIVES REPRESENTATIVES PAGE 2 OF 2 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Fiscal Year 2026 Budget Amendment in the amount of$5171 for Drone First Responder/AI Axon/Peregrine 1/15/2026 10:50AM 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: Police Department Funding 2026 2027 2028 2029 2030 Title: Axon AI/DFR&Peregrine Personnel $ (740,444) $ (740,444) $ (740,444) $ (740,444) $ (740,444) 1—ta,aiYt—for Sui ittiug Budget Amendments: Operating $ 745,615 $ 745,615 $ 745,615 $ 745,615 $ 745,615 ➢ Department will send A—donent vAth Directors signature to Finance(Budget Manager)for review Capital $ - ➢ Finance will send Amencment to Courcil Lia son fc sisratire Total $ $ 5,171 $ 5,171 $ 5,171 $ 5,171 $ 5,171 ➢Council Liaison will send signed Amendment to Mayor Total Estimated Project Cost: $ 25,855 ➢ Mayarwill send signed Amendment to Finance(Budget Manager( Evaluation Questions ➢ Finance(Budget Manager(will send approved copy of Amendment to Department Please answer all Evaluation Questions using the financial data referenced above. > Department will add❑opyof Amendment toCouncil Agenda using MunicodeAgenda Manager 1. Describe what is being requested? Purchase of software and hardware(Drones,Docks)to allow the department to operate a Drone First Responder Program.In addition the software package provided by Axon and Peregrine will allow the department to operate more safely,efficiently and effectively in support of our overall mission. The addition of this technology will reduce work load on both sworn and non sworn personnel. 2. Why was this budget request not submitted during the current fiscal year budget cycle? Department was still actively researching the technology and testing the software to verify quality and function.We did multiple site visits with other agencies utilizing DFR programs. 3. What is the explanation for not submitting this budget request during the next fiscal year budget cycle? Opportunity to secure software prior to 2026 price increase.Also,our current drone inventory will need to be replaced with US manufactured UAS because of an FCC requirement that went into effect 12/22/25. 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. rWe will be using approved funding from open positions that have not been filled for an extended period of time(4 Officers and 1 CAU Manager).The efficiencies gained through the implementation of these technologies will allow for a reduction in the recommended patrol staffing. 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 Yes 8.Is the amendment going to result in the disposal of an asset?(Yes or No) No 9.An additional comments? Total Amendment Request $ 5,171 Every effort should be made to avoid reopening the budget for an amendment. Departments will need to provide backup and appear 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 F:\Budget\FY2026\FY2026 Amendments\1.Pending\FY2026 Budget Amendment Form Police Axon Al DFR and Peregrine E IDIAN�- )AH AGENDA ITEM Department Reports Mayor’s Youth Connor RudishauserEthan Riordan Presented by:Presented By LEADERSHIP (December 8, 2025)benefits of having a united vision -Mary Kummer (ICRMP): Vision Web activity •each other up! (August 25, 2025)Karen Manthey: Teambuilding and hyping •SPEAKERS:GUEST DEVELOPMENT LEADERSHIP DEPARTMENT TRAFFIC TEAM)SROS AND MERIDIAN POLICE SUMMIT (WAHOOZ WITH MERIDIAN TREASURE VALLEY YOUTH SAFETY DEVELOPMENT LEADERSHIP Holiday party•Friendsgiving•Kick off at Wahoo with Bowling•EVENTSRECRUITMENT/SOCIAL DEVELOPMENT COMMUNITY Rake Up Meridian (November)•Letters to Veterans (November)•See Spot Walk (October)•Trunk or Treat (October)•SERVICE GOVERNMENT Lobbying (January 12, 2026)Association): Advocacy and Erin Bennet (American Heart ⚬10, 2025)and municipal level (November in the federal, state, county Three branches of government -Emily Kane: “Trias Politica” ⚬•AFFAIRS GOVERNMENT TOUR:CITY HALL AFFAIRS WHAT WE PLAN (April 18, 2026)Senior Prom collaboration with Meridian Senior Center •Hall Plaza)chalk art on City -#DoTheRight Day activities (April 9, 2026 •Budgeting simulation)-Bite of Reality/ Mad City Money (February 23, 2026 •Community Service Panel (February 9, 2026)•Youth Lobby day (February 5, 2026)•ACHD Bringing in Vehicles for Show/Tell (January 26, 2026)•TO DO NEXT: E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Commercial Property Assessed Capital Expenditure (C-PACE) Program Discussion E IDIAN:-- IDAHO C� MEMO TO CITY COUNCIL Request to Include Topic on the City Council Agenda From: Curtis Calder Meeting Date: January 20, 2026 Economic Development/Mayor's Office Presenter: Curtis Calder Estimated time: 15 minutes Economic Development Administrator Topic: Follow-up on the 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: During the January 6, 2026 City Council meeting, Staff reviewed the Commercial Property Assessed Capital Expenditure enabling legislation, created in 2024 by the State of Idaho Legislature. As you may recall,this legislation allows individual counties, municipalities, or other political subdivisions to voluntarily establish C-PACE programs within their respective jurisdictions. Questions: The City Council was receptive to the C-PACE concept, but had additional questions regarding the mechanics of a C-PACE loan, including the reason(s) why a developer might be interested in such a product. Other concerns were brought forth pertaining to the overhead of administering such a program, including the viability of contracting with a third-party in lieu of self-administration. In an effort to answer those questions and provide additional information, Staff has arranged for Jacob Carlton, an attorney with Gilmore & Bell, P.C., and Chris Robbins, co-founder of GreenRock Capital, to join our follow-up conversation (virtually) during the January 201h Work Session. Gilmore & Bell, P.C., is one of the leading public finance law firms in the United States and GreenRock Capital is one of the leaders in the C-PACE industry, having structured and arranged over $600M in financing. W/attachment(s): January 6, 2026 City Council Memo January 6, 2026 City Council Presentation State of Idaho Code Title 67, Chapter 38 Commercial Property Assessed Capital Expenditure Act 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 'x C-PACE CO1V1MEBUAL PROPERTYASSESSED CAPITAL EXPENDITURE fir �� �• ■ C p WE IDIAN--- IDAHO ill • 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 I private Capital Providers for certain "Qualified Improvements." 4 � IDAHO'S C-PA -CE IS UNIQUE TYPICALLY, C-PACE PROGRAMS ARE "CLEANENERGY"FOCUSED IDAHO'S PROGRAMIS "CAPITAL EXPENDITURE"FOCUSED L �- r WI-IA T IS C- PACE? IN IDAHO, C PACE AUTHORIZES FINANCING FOR FACILITIES AND �Ilk, � EQUIPMENT TO PROMOTE ENERGY EFFICIENCY, RENEWABLE ,� �,�: ENERGY, WATER CONSERVATION, REDUCTION OF LEAD IN DRINKING WATER, AND RESILIENCY* FOR QUALIFYING BUILDINGS. • A C-PACE LOAN IS SECURED BY A FIRST AND PRIOR LIEN ON THE PROPERTY AND PAID BACK OVER TIME, WHICH LIEN IS JUNIOR ONLY TO LIENS FOR PROPERTY TAXES OR AD VALOREM TAXES. , • C-PACE FINANCING IS NON-ACCELERATING, WHICH MEANS ONLY CURRENT OR PAST DUE PAYMENTS CAN BE COLLECTED, WHILE FUTURE PAYMENTS ARE THE RESPONSIBILITY OF THE PROPERTY OWNER AT THE TIME. THE C-PACE REPAYMENT OBLIGATION TRANSFERS AUTOMATICALLY TO THE NEXT OWNER IF THE PROPERTY IS SOLD. r TESILIENCYIS BROADL YDEFINED IN IDAHO'S ENABLING L ERRA TION, ALL OWIN6 ` LOCAL 60VONMENTS TOAPMOI/E WESIL EWE MOJECTS. " •�!,' , #1. . 40 0 .r / JWf f � r ELIGIBLE COMMEBCIAL PBOPEBTY • Privately owned commercial, industrial, or agricultural real property; or - • Privately owned residential real property consisting of five (5) or more dwelling units. • Commercial property includes property owned by nonprofit, charitable, or religious organizations; or one (1 ) or more owner-occupied or rental condominium units affiliated with a hotel. ; ' Y WLIATABE " UALIFIED IMPROVEMENTS?" 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. Special ft le: Qualified improvements installed and operational no more than three(3)years prior to the date of application are eligible as qualified projects. This is referred to as a "three-year look-back"provision. WHYNOW? i • According to PACENation, the national nonprofit organization that advocates for PACE financing, 38 states and D.C. have enacted PACE-enabling legislation. RIF • Since enactment of Idaho's 2024 enabling legislation, five IT -�+ (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. IOU f .L r F + , • According to our research, the City of Rexburg is the first 4 and only local government to finalize a C-PACE transaction . in the State of Idaho — $15M in financing for Madison i Station, a 360-unit multifamily development. IL rj6j;q t L ° 4 y Ls 7 4• ,ti. BENEFITS & DBAWBACKS 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. Drawbacks: • Implementing and administering a C-PACE Program can require significant staff time and expertise to set up, oversee, and manage. • 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. Assuming the City Council wishes to proceed, direct Staff to draft a C-PACE Program for review and possible adoption, to include the C-PACE Financing Program Rules, Program Guidebook, and related forms. This process is anticipated to take 60 — 90 days. During this period, Staff will research and prepare recommendations regarding the following terms defined within Idaho Code: Program Administrator, Region Designation, and Service Fees. Prepare a "Resolution of Intent" for possible City Council adoption. FINAL STEPS will include a public hearing to comment on the proposed program as described in the "Resolution of Intent" and adoption of a resolution establishing the program and its terms. QUESTIONS? 'i p � C��fEFJDIAN ,=- 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 . ] What Is Commercial Property Assessed Capital Expenditure (C-PACE)? Commercial Property Assessed Capital Expenditure (C-PACE) is a voluntary financing framework that allows developers and owners of commercial real estate to access private capital for long-term property improvements without creating city debt, increasing taxes, or exposing taxpayers to risk. C-PACE:  Uses private capital, not city funds  Is opt-in only for property owners  Does not create city debt  Does not increase taxes  Is repaid through a voluntary property assessment What the City of Meridian Is (and Is Not) Doing The City IS:  Authorizing a capital-expenditure financing framework permitted under Idaho law  Recording voluntary assessment liens at the request of property owners and assigning the voluntary assessment lien to the private capital provider The City IS NOT:  Lending money  Guaranteeing repayment  Issuing bonds  Pledging city credit  Taking financial risk State law explicitly prohibits the City from assuming liability. Why Property Owners Use C-PACE  Long-term, fixed-rate capital  Fills gaps in the capital stack  Typically priced better than other debt options  No personal guarantees  No covenants of any kind  Improves project feasibility and cash flow  Transfers with the property upon sale or can be pre-paid Why Cities Allow C-PACE  Encourages private investment  No taxpayer exposure  No impact on city debt metrics  Minimal staff involvement  Supports economic development without subsidies JANUARY 20 WORK SESSION Additional Talking Points Commercial Property Assessed Capital Expenditure financing is not a city lending program. It is a private-capital framework authorized by the State that allows willing property owners to finance capital improvements through a voluntary assessment. On Interest Rates vs. Banks C-PACE capital can be offered at competitive rates because repayment is secured by a voluntary assessment tied to the property itself. That structure reduces lender risk without any city guarantee or subsidy. On Program Administration The City’s role remains limited and ministerial. What the City does:  Reviews application materials to confirm program participation  Records assessments at the owner’s request What the City does not do:  Underwrite credit  Approve projects on merit  Collect risk or liability No Risk to the City There is no city financial exposure. The City does not lend, guarantee, or assume repayment risk under this framework. This is a conservative, opt-in capital tool. Meridian controls program design, fees, and scope, and can adjust or discontinue participation at any time. Once the City levies the assessment on the property owner’s property, the City assigns its interest in the assessment lien to the private capital provider. The private capital provider is responsible for billing, collecting and enforcing the assessment lien. Why City Councils Approve C-PACE  No debt  No guarantees  No subsidies  No compulsion  Clear statutory limits  This is assessment-secured capital expenditure financing, not municipal credit  Comparable to long-standing special assessment mechanisms  Risk is borne entirely by the property and private capital provider  The City’s role is administrative, not credit-related From a finance perspective, the City is not underwriting or guaranteeing anything. The assessment mechanism improves capital security, which lowers the cost of private capital. The municipality is not the borrower. This aligns with market-based economic development, not government finance. MYTH VS. FACT MYTH: C-PACE creates city debt. FACT: Commercial Property Assessed Capital Expenditure financing uses only private capital. The City is prohibited from incurring debt or guaranteeing repayment. MYTH: The City could be liable if a project fails. FACT: All risk remains with the property owner and private capital provider. The City has no repayment obligation. MYTH: This increases taxes. FACT: Assessments are voluntary and apply only to owners who choose to participate. MYTH: This is experimental. FACT: C-PACE programs operate nationwide (39 states per PaceNation) and are already authorized and active in Idaho. PaceNation estimates that over $12 billion of C-PACE assessments have been funded since inception of the program.