HomeMy WebLinkAboutCC - Updated Department Report for 1-27
City of Meridian | Department Report I. Project Overview
HEARING
DATE:
January 27, 2026
Continued from: 12/9/2025 & 1/13/26
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
sallen@meridiancity.org
APPLICANT: Gregg Davis, Breckon Land Design
SUBJECT: H-2025-0030
Cherry Blossom East Subdivision
LOCATION: 523 W. Cedarburg Dr. and the 0.67-acre
property to the east, located in the NE 1/4
of Section 12, T.3N., R.1W. (Parcel
#R1386850820 & #S1212120695)
PROJECT OVERVIEW
A. Summary
A combined preliminary and final plat is proposed consisting of three (3) building lots and one
(1) common lot on 0.79 acres of land in the R-8 zoning district.
B. Issues
None
C. Recommendation
Staff: Approval
D. Decision
Commission: Approval
City Council: Pending
COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant/undeveloped -
Proposed Land Use(s) Single-family residential -
Existing Zoning R-8 (Medium-density residential) VII.A.2
Adopted FLUM Designation Medium Density Residential (MDR) VII.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 1/23/2024
COMMUNITY DEVELOPMENT
DEPARTMENT REPORT
City of Meridian | Department Report III. Staff Analysis
Description Details
Neighborhood Meeting 2/25/2025
Site posting date 8/1/2025
Table 3: Community Metrics
Agency / Element Description / Issue Reference
Ada County Highway District
• Comments Received Yes -
• Commission Action Required No -
• Access N.W. 4th St. via a common driveway across an abutting
property outside of the plat.
-
• Traffic Level of Service There are no current traffic counts for N.W. 4th St. -
ITD Comments Received Yes (no concerns or comments)
Meridian Fire Common driveway access is approved as proposed
Meridian Police No comments were received
Meridian Public Works Wastewater
• Distance to Mainline Available at east boundary of site
• Impacts or Concerns See Public Works conditions
Meridian Public Works Water
• Distance to Mainline Water is approximately 160’ east of the site in NW 4th St.
• Impacts or Concerns Ensure no trees are located within 10’ of the water meter.
Note: See section IV. City/Agency Comments & Conditions for comments received.
STAFF ANALYSIS
Comprehensive Plan and Unified Development Code (UDC)
A. General Overview
The subject property is designated Medium Density Residential (MDR) on the Future Land Use
Map (FLUM) in the Comprehensive Plan. The MDR designation allows for residential dwelling
units at gross densities of three (3) to eight (8) dwelling units per acre. The gross density of the
proposed development is 3.8 units per acre, which is at the low end of the desired density range,
and complies with the Plan.
The R-8 zoning of the property allows single-family detached dwellings as a principal permitted
use in the district. The proposed development substantially complies with the previously
approved preliminary plat, landscape plan and conceptual building elevations included in the
development agreement as required.
Table 4: Project Overview
Description Details
History H-2018-0018 (Cherry Blossom Subdivision RZ, PP – DA Inst. #2018-
117003; TED-2020-0003 – the preliminary plat expired); H-2019-0064
(FP for Cherry Blossom Sub. 1)
Phasing Plan 1
Residential Units 3 single-family residential detached units
Open Space/Site Amenities None is required; however, this development will be allowed to use the
open space & site amenities in Cherry Blossom Subdivision to the west.
Physical Features The Hunter Lateral bisects the western portion of this site.
Acreage 0.79 acres
Lots 3 buildable lots/1 common/other lot for a common driveway
Density 3.8 units/acre (gross); 4.9 units/acre (net)
City of Meridian | Department Report III. Staff Analysis
B. History
In 2018, this property was included in a rezone and preliminary plat application for Cherry
Blossom Subdivision, which included the adjacent 9.81 acres of land to the west. A development
agreement was approved as a provision of the rezone, which governs future development of the
overall property.
In 2019, a final plat was approved for Phase 1 of the subdivision, which included Lot 14, Block 2,
that is part of this application. The remainder of the subject property was not included in the final
plat because there were concerns with the legitimacy of the access easement across the Fusselman
property from N.W. 4th St., specifically pertaining to the increased number of homes the access
would serve. This property was intended to be included in a subsequent phase final plat; however,
a final plat was not submitted and the preliminary plat has since expired.
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
There are no existing structures or site improvements on the subject property.
2. Proposed Use Analysis (UDC 11-2):
Three (3) new single-family residential detached dwellings are proposed.
3. Dimensional Standards (UDC 11-2):
Compliance with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 district
is required.
D. Design Standards Analysis
1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19):
The proposed single-family detached dwellings are exempt from design standards.
2. Qualified Open Space & Amenities (Comp Plan, UDC 11-3G):
Because the proposed development is below 5 acres in size, the minimum common open
space and site amenity standards in the UDC do not apply.
The Applicant’s narrative states the new subdivision will be a part of the Cherry Blossom
Place subdivision homeowner’s association (HOA) to the west and will have access to the
existing amenities, including a tot lot, gazebo, fire pit and grilling area. While a nice benefit
for residents, there is no direct vehicular or pedestrian connectivity between the subdivisions.
Residents will have to use streets and walkways outside the subdivision to access the
common areas and amenities.
Some letters of testimony have been received from residents in Cherry Blossom Place to the
west objecting to this development being part of their HOA due to there not being any
physical connection between the two (2) subdivisions and the burden it would place on
residents of Cherry Blossom Place to have to contribute to maintenance costs of the lengthy
common driveway that provides access to the lots on this property. While it makes some
sense for it to be included because the overall development is governed by the same
development agreement, it is a civil matter between the developer and the residents whether
this property is included in the HOA. The Applicant’s revised narrative states the developer is
no longer proposing the subject development be included in the existing Cherry Blossom
Place HOA, nor will it share their site amenities or common open space – a new HOA will be
created for the proposed development.
3. Landscaping (UDC 11-3B):
No landscaping is required with the proposed development.
City of Meridian | Department Report III. Staff Analysis
4. Parking (UDC 11-3C):
Off-street vehicle parking is required to be provided for residential uses based on the number
of bedrooms per unit (see UDC Table 11-3C-6 for more information).
5. Building Elevations (Comp Plan, Architectural Standards Manual):
Conceptual building elevations were submitted for the proposed single-family detached
homes but were not included in this report because the existing development agreement,
which governs future development of this property, requires future development to
substantially comply with the conceptual elevations included in the agreement. Further, the
DA requires all homes to be restricted to a single-story in height.
6. Fencing (UDC 11-3A-6, 11-3A-7):
A 6-foot-tall closed vision fence is proposed along the east and west boundaries of the site
where there is no existing fence. The Applicant’s revised narrative states a 6’ tall closed
vision fence is proposed around the common lot with the pump station (i.e. Lot 1).
A 4-foot-tall open vision fence is proposed along the southern boundary of the site to separate
the existing 11-foot-wide paved common driveway on the abutting two (2) properties to the
south from the driveway on the subject property. Staff recommends fencing is not provided in
that area to allow more room for emergency vehicle maneuverability if needed on the
abutting properties to the south with a substandard driveway width. Fencing is no longer
proposed in this area.
Note: Staff had encouraged the Applicant to work with the neighbors to the south on an
alternate driveway design that would involve a cross-access ingress/egress easement between
the properties and widening of the existing sub-standard driveway to the standard for
emergency and waste disposal access to only have one driveway that would accommodate
access for the two (2) existing lots as well as the three (3) proposed lots; however, the
property owner(s) to the south were not interested in a shared access driveway.
E. Transportation Analysis
The following information on planned improvements in the area and level of service planning
thresholds is from the ACHD report:
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Access is proposed for the subject property via a common driveway within an existing 20-
foot-wide perpetual access easement (Inst. #2022-004508) from N.W. 4th Street across the
southern portion of the Fusselman property directly to the east at 1303 N.W. 4th St. to the
subject property.
City of Meridian | Department Report III. Staff Analysis
A common driveway is proposed on the subject property from the existing access easement
for access to the proposed lots with a turnaround for emergency and waste disposal vehicles.
The final plat depicts a street name (i.e. W. Camellia Ave.) for the common driveway,
which needs to be removed as common driveways cannot be named, nor was a private
street application submitted with the subject application.
There is an existing 30-foot-wide right-of-way (ROW) easement (Inst. #329628 and
#379115) recorded along the southern boundary of the subdivision as depicted on the final
plat and described in plat note #12. The Applicant’s surveyor states the note is incorrect, that
it’s not ROW, and is an access easement that was determined to not be adequate to serve the
proposed development. If encroachments are proposed within the easement area or if the
easement is desired to be removed, the easement(s) should be relinquished.
Note: Staff has confirmed via legal descriptions and GIS mapping that the access easement
for the subject property is separate from the access easement for the parcel to the south at
1251 N.W. 4th St. (Williams’ property – parcel #S1212131250). The servient estate associated
with the Williams’ access easement is Parcel #S1212131210 directly to the east of their
property; the servient estate associated with the Applicant’s easement is Parcel
#S1212120690 directly to the east of the subject property. The adjacent parcel to the south at
1247 N.W. 4th St. (owned by Hanson’s) has a 30-foot-wide ingress-egress easement along the
northern boundary of the property that provides access to 1251 N.W. 4th St. (Williams’
property) as depicted on Record of Survey #4640; therefore, the existing sub-standard
driveway on those properties could be widened to the south within the existing easement if
needed.
2. Multiuse Pathways (UDC 11-3A-5):
There are no pathways depicted in the Pathways Master Plan on this site.
3. Pathways (Comp Plan, UDC 11-3A-8):
No pathways are proposed or required with the proposed development.
4. Sidewalks (UDC 11-3A-17):
No sidewalks are proposed or required with the proposed development.
5. Subdivision Regulations (UDC 11-6):
Common driveways (UDC 11-6C-3D):
As noted above, a common driveway is proposed for access to the three (3) proposed lots
from an existing driveway via N.W. 4th St. that also provides access to the abutting property
to the east at 1303 N.W. 4th Street as shown on the exhibit in Section VII.F below. A 20-foot-
wide perpetual access easement exists to the subject property over that property from N.W.
4th Street. Compliance with the standards in UDC 11-6C-3D for common driveways is
required.
The width of the existing driveway on the Fusselman property and the proposed common
driveway on the subject property is slightly constrained due to the location of a power pole
and retaining wall on the Fusselman property and a power pole on the subject property, as
shown on the common driveway exhibit below in Section VII.F. Because these constraints
are existing conditions, the Fire Dept. and Planning Division have approved the reduced
driveway width only in those areas. The width of the driveway should be 20’ in all other
areas in accord with UDC 11-6C-3D.
The driveway is required to be 20-feet-wide – rolled curb may be provided if needed for
drainage at the back edge(s) of the driveway; the common driveway exhibit should be revised
accordingly prior to the City Council hearing to reflect a 20-foot wide flat driving surface or
City of Meridian | Department Report III. Staff Analysis
alternative compliance should be requested to UDC 11-6C-3D.2 if the width cannot be
accommodated. The proposed driveway is 370 feet long, which exceeds the desired length
standard of 150 feet or less. Driveway lengths exceeding this standard may be allowed if
approved by the Meridian City Fire Department – Fire Dept. has granted approval of the
proposed driveway length. The driveway is required to be paved with a surface capable of
supporting fire vehicles and equipment – plat note #78 should be amended to require
maintenance of such for that purpose; the ingress/egress easement is also required to be
perpetual and should be included in plat note #78 as such. The developer has stated
maintenance of the common driveway will be the responsibility of the three (3) lots that take
access from the driveway.
The off-site driveway via N.W. 4th St. providing access to the common driveway across
the adjacent property to the east is currently gravel and is required to be paved with a
surface capable of supporting fire vehicles and equipment if consent can be obtained
from that property owner. The existing access easement between the two (2) properties
states the Applicant is solely responsible for maintenance of the driveway, including the
repair and replacement of pavement material and snow removal and grants access to
commercial vehicles, which seems to anticipate the driveway will be paved. If consent
cannot be obtained, the developer shall obtain approval from the Fire Dept. for access to
the proposed subdivision prior to development.
Directional signage should be provided at N.W. 4th Street for emergency wayfinding
purposes for the proposed lots. Permission and/or a license agreement should be
obtained from ACHD if the sign is placed within the right-of-way.
The proposed development is consistent with Comprehensive Plan policy #3.03.04B, “Ensure
existing county enclaves provide necessary urban-level transportation and utility infrastructure
as part of the annexation process.”
F. Services Analysis
The proposed development is consistent with Comprehensive Plan policy #2.02.02, Maximize
public services by prioritizing infill development of vacant and underdeveloped parcels within the
City over parcels on the fringe.
1. Waterways (Comp Plan, UDC 11-3A-6):
The Hunter Lateral bisects the western portion of this site and lies along the east side of
existing Lot 14, Block 2, Cherry Blossom Place Subdivision No. 1. The lateral is proposed to
be relocated and piped around the perimeter of the west lot (i.e. Lot 1 2) in accord with UDC
11-3A-6B.3; the easement for such is depicted on the plat and described in plat note #10.
The subject property is not within the flood plain.
2. Pressurized Irrigation (UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided in each development as
set forth in UDC 11-3A-15.
The irrigation pump for Cherry Blossom Place subdivision to the west is located along the
southern boundary of Lot 1 in the proposed subdivision. The Applicant proposes to utilize the
existing irrigation system to provide irrigation to the proposed development. An agreement
between the two HOA’s will be created to utilize and share costs in maintenance of the
existing pressure irrigation system. Staff recommends the pump is placed in a common lot
solely dedicated to the pump station and owned by the entity that owns and maintains
the pressurized irrigation system in accord with UDC 11-3B-6E. The Applicant’s
narrative states the Cherry Blossom Place HOA will continue to own and operate the
irrigation system.
City of Meridian | Department Report III. Staff Analysis
Staff recommends the developer obtain notarized written approval from the Cherry Blossom
Place Homeowner’s Association for the subject development to use their pump and connect
to their pressurized irrigation system.
A letter of testimony was submitted from a neighbor in Cherry Blossom Place
subdivision requesting an independent irrigation assessment be completed prior to
approval as their irrigation pump is already struggling to keep up with the existing lots
and common areas in that subdivision without the two (2) additional homes that are still
being built and without adding the three (3) in this subdivision.
Based on this information, Staff recommends a qualified consultant with the requisite
expertise review the plans for the existing system to determine if it was built per the
plan and if it’s adequate to serve the existing homes plus the two (2) under construction
and the three (3) in this development and submit their findings to the Planning Division;
or, submit an approval letter from Nampa Meridian Irrigation District (NMID) if they
own the system. Without such approval, the subject development should provide a
separate pump station. NMID has confirmed to Staff that they do not own the irrigation
system and were not involved in any way with it – it is a private user system owned by the
HOA. A letter was submitted from Precision Pumping Systems who confirmed the pump
station was built as designed (80 gpm @ 100 PSI) but couldn’t confirm how many properties
this output performance would accommodate. The letter noted the issues could be due to a
source problem (delivery from canal) or perhaps the pump vault is too shallow – they didn’t
have the measurements to verify. The Applicant’s representative states they will design the
weir to ensure that the appropriate water rights are being delivered to the pump station
with the proposed development. Staff recommends this is included as a condition of
approval.
3. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in accord with the adopted standards,
specifications and ordinances; design and construction shall follow Best Management
Practice as adopted by the City per UDC 11-3A-18.
The Applicant’s engineer should ensure drainage from the proposed development is
retained on-site. Specifically, the Applicant shall address how drainage from the
common driveway will be handled since it will abut the neighboring driveway to the
south.
4. Utilities (Comp Plan, UDC 11-3A-21):
All utilities for the proposed development are required to be installed in accord with the
standards listed in UDC 11-3A-21.
There is an existing 20-foot-wide sanitary sewer easement (Inst. #394632) along the east
boundary of the subject property that contains an abandoned sewer main line; this easement
can be relinquished if desired so as not to encumber the lot.
There is another existing 20-foot-wide sanitary sewer easement (Inst. #111001639) recorded
along the southern boundary of the abutting Fusselman property to the east that stubs to the
subject property’s east property line, which contains a sewer line that will provide service to
the proposed development.
Water service is available for extension from N.W. 4th Street; however, an easement for the
extension of service does not exist to this property. A new 30-foot-wide easement is needed
across the Fusselman property (1303 N.W. 4th St.) in order to extend water service from 4th
St. or, a 20-foot wide water easement, measured from the existing sewer line, on the northern
10 feet of the existing 20-foot wide sewer easement is needed in order to provide a 10-foot
separation between water and sewer lines, Water service lines are proposed to be extended
City of Meridian | Department Report IV. City/Agency Comments & Conditions
from the existing main line in N.W. 4th St. to the proposed lots. Additionally, a fire
service line will connect to the existing main line in N.W. 4th St. to provide sprinklered
fire protection to Lot 2, which is furthest from the existing hydrant on N.W. 4th St.
Alternatively, if an easement cannot be obtained, the developer shall coordinate with the
Public Works’ Department to determine other possible options to provide water service to the
site.
CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. Future development shall comply with the provisions in the existing development agreement
for Cherry Blossom Subdivision recorded as Inst. #2018-117003.
2. The final plat shall be revised as follows:
i. Note #78: Include a note requiring maintenance of a paved surface capable of supporting
fire vehicles and equipment on Lot 4 in accord with UDC 11-6C-3D.8. Also, include the
ingress/egress access easement on Lot 4 is perpetual. Include that Lot 4 will be owned by
the Homeowner’s Association and the common driveway on Lot 4 shall be maintained by
the owners of Lots 2, 3 and 5.
ii. If consent and an easement can be obtained from the property owner (currently
Fusselman) at 1303 N.W. 4th St., depict a new 30-foot-wide combined sewer and water
easement along the southern boundary of the property at 1303 N.W. 4th St. for extension
of water service from N.W. 4th St. or a 20-foot wide water easement, measured from the
existing sewer line, on the northern 10 feet of the existing 20-foot wide sewer easement
shall be provided in order to provide a 10-foot separation between water and sewer lines.
The recorded instrument number of the easement shall be included as a note on the plat.
Alternatively, if an easement cannot be obtained, the developer shall coordinate with the
Public Works’ Department to determine other possible options to provide water service to
the site.
iii. Remove the private street name (i.e. W. Camellia Ave.) from the plat as common
driveways cannot be named.
iv. Remove any existing easements that have been relinquished and include a note(s) with
the recorded instrument number of the relinquishment(s).
v. The irrigation pump depicted on Lot 1 on which the irrigation pump is located that serves
Cherry Blossom Place subdivision and the proposed Cherry Blossom East subdivision
shall be depicted in a common lot solely dedicated to the pump station and owned by the
entity that owns and maintains the pressurized irrigation system in accord with UDC 11-
3B-6E.
vi. Modify note #1 as follows: “. . . a ten (10) foot wide permanent public utilities and
property drainage easement in hereby designated along all lot lines common to a private
street the common driveway. . .”
vii. Water service lines shall be depicted from the existing main line in N.W. 4th St. to the
proposed building lots. A fire service line shall be provided from the existing main line to
Lot 2, the furthest lot to the west, for an automatic fire sprinkler system as an alternative
to providing another fire hydrant within the required distance to service this lot.
The revised final plat shall be submitted with the final plat for City Engineer signature.
City of Meridian | Department Report IV. City/Agency Comments & Conditions
3. The landscape plan shall be revised as follows:
i. Remove the fencing along the southern boundary of the property adjacent to the common
driveway. The fencing has been removed.
ii. Ensure no trees are located within 10-feet of the water meter; revise plan accordingly.
The revised landscape plan shall be submitted with the final plat for City Engineer signature.
4. Directional signage shall be provided at N.W. 4th Street for emergency wayfinding purposes
for the proposed lots. If placed on private property or in the right-of-way permission shall be
obtained from the property owner and/or a license agreement, shall be obtained from Ada
County Highway District and submitted with the final plat application.
5. All homes shall be restricted to a single-story in height as set forth in the development
agreement and shall generally comply with the elevations included in the agreement as shown
in Section VII.H below.
6. If encroachments are proposed in the 30-foot-wide right-of-way (ROW) easement (Inst.
#379115 and #329628) depicted on the final plat across the southern boundary of the
subdivision and described in plat note #12 or if the easement is desired to be removed, the
easement shall be relinquished. Proof of such relinquishment shall be submitted with the final
plat for City engineer signature if the easement is removed from the plat.
7. The existing 20-foot-wide sanitary sewer easement (Inst. #394632) along the east boundary
of the subject property that contains an abandoned sewer main line may be relinquished if
desired so as not to encumber the lot. Proof of such relinquishment shall be submitted with
the final plat for City Engineer signature if the easement is removed from the plat.
8. The Hunter Lateral shall be piped around the perimeter of the west lot (i.e. Lot 1 2) in the
subdivision as proposed accord with UDC 11-3A-6B.3. All other irrigation ditches, laterals,
sloughs or canals, intersecting, crossing or lying within the area being developed, shall also
be piped, or otherwise covered.
9. Signage shall be installed that prohibits parking in the fire turnaround area on the common
driveway in Lot 4.
10. The Applicant’s engineer shall ensure drainage from the proposed development is retained
on-site. Specifically, the Applicant shall address how drainage from the common driveway
will be handled since it will abut the neighboring driveway to the south.
11. In accord with the recorded access easement (Inst. #2022-004508) and UDC 11-6C-3D.4,
tThe developer shall pave the existing driveway via N.W. 4th St. on the adjacent property to
the east at 1303 N.W. 4th St. with a surface capable of supporting fire vehicles and equipment
if consent can be obtained from that property owner. Notarized written consent shall be
submitted with the final plat application. If consent cannot be obtained, the developer shall
obtain approval from the Fire Dept. for access to the proposed subdivision prior to
development.
12. A qualified consultant with requisite experience shall review the irrigation system plans to
ensure it is adequate to serve the existing Cherry Blossom Place development as well as the
proposed Cherry Blossom East development and submit their findings to the Planning
Division; or, an approval letter shall be submitted from Nampa Meridian Irrigation District
(NMID) f they own the system. Without such approval, the subject development shall provide
a separate pump station. The developer shall modify the water supply into the existing pump
station to ensure full water rights are received for supplying all lots in Cherry Blossom Place
and Cherry Blossom East subdivisions with adequate irrigation.
City of Meridian | Department Report V. Findings
13. If the existing irrigation system for Cherry Blossom Place is determined by the qualified
consultant to be adequate to also serve the proposed subdivision, written notarized consent
shall be submitted from the Cherry Blossom Place Homeowner’s Association for the
proposed development to use their irrigation pump and connect to their pressurized irrigation
system. An agreement shall be required between the two homeowner’s associations (i.e.
Cherry Blossom Place and Cherry Blossom East) to utilize and share costs in maintenance of
the existing pressure irrigation system that will serve both developments. Proof of such
agreement shall be submitted to the Planning Division with the application for final plat
signature.
14. Staff’s failure to cite all relevant UDC requirements does not relieve the applicant from
compliance.
15. The combined preliminary/final plat approval shall become null and void if the applicant fails
to either: 1) obtain the City Engineer’s signature on a final plat within two years of the date of
the approved findings; or obtain approval of a time extension as set forth in UDC 11-6B-7.
16. An automatic fire sprinkler system shall be installed for the dwelling on Lot 2, the furthest lot
to the west, in accordance with the applicable NFPA 13 standard. Plans for the design of the
fire sprinkler system are required to be submitted to the Fire Dept. for review and approval.
Installation inspections of the sprinkler system will be carried out by the Fire Dept.
See the Agency Comments folder contained in the project file in the public record for other
City Department and Agency comments and conditions: (copy the link into a separate
browser)
https://weblink.meridiancity.org/WebLink/Browse.aspx?id=404889&dbid=0&repo=MeridianCi
ty
FINDINGS
A. Combined Preliminary and Final Plat (UDC-6B-6)
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code;
The Commission finds the proposed plat is in conformance with the Comprehensive Plan and
will be consistent with the UDC if the Applicant complies with the above-noted conditions.
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
The Commission finds that sewer service exists to the site and water service can be made
available to the site. Public services will be adequate to accommodate the proposed
development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
The Commission finds the proposed plat is in conformance with scheduled public
improvements in accord with the City’s CIP.
4. There is public financial capability of supporting services for the proposed development;
The Commission finds there is public financial capability of supporting services for the
proposed development.
City of Meridian | Department Report VI. Action
5. The development will not be detrimental to the public health, safety or general welfare; and
The Commission finds the proposed development will not be detrimental to the public health,
safety or general welfare.
6. The development preserves significant natural, scenic or historic features.
The Commission is unaware of any significant natural, scenic or historic features that need
to be preserved with this development.
ACTION
A. Staff:
Staff recommends approval of the proposed combined preliminary and final plat with the
conditions included above in Section IV.
B. Commission:
The Meridian Planning & Zoning Commission heard this item on August 21, September 18, and
November 6, 2025. At the public hearing on November 6, 2025, the Commission moved to recommend
approval of the subject PFP request to City Council.
1. Summary of Commission public hearing:
a. In favor: Jon Breckon, Breckon Land Design, Applicant’s Representative
b. In opposition: None
c. Commenting: Marjorie Williams, Janet Reese, Dennis Gil, Justin Williams, Kimberly Laukala,
Todd Hanson, Janet Reese, Justin Williams, Danny Laukala
d. Written testimony: Gary & Janet Columb; Janet & Doug Reese; Katelin Bartles, attorney
representing the Williams’s family; Dennis Gil, Margie Williams, Kimberly & Daniel
Laukala, Shawn Freeman
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application: None
2. Key issue(s) of public testimony:
a. Concern about traffic safety, irrigation tie-ins with the existing Cherry Blossom Place
development and inclusion of the subject property in the Cherry Blossom Place HOA.
b. Concern pertaining to the location of the access easement for the driveway and possible
encroachment on the properties to the south and provision of a fence between the properties
that would prohibit Fire Dept. access to the properties to the south – these issues have been
resolved, a fence is not being allowed and the access easements have been verified to not
conflict.
c. Request for an independent irrigation assessment to be conducted due to concern pertaining to
the existing irrigation pump already struggling to keep up with the homes and common area in
Cherry Blossom Place without two (2) additional homes in that development, which are yet to
be constructed, and the three (3) additional homes in this development.
d. Request for an access road to be added to provide a connection between Cherry Blossom Place
and the proposed development due to concern that the irrigation pump that provides irrigation
for Cherry Blossom Place is located on a building lot in the proposed subdivision that won’t
be accessible to residents since there is no direct access between the subdivisions.
e. Opposition to the proposed development being included in the existing Cherry Blossom Place
HOA due to there being no physical connection between developments, maintenance costs
associated with the lengthy access driveway from N.W. 4th St. to serve the proposed homes
and delay the proposed development would have on residents taking over management of the
HOA, which has been unsatisfactorily handled by the developer to date.
f. Concern pertaining to emergency and trash service access to existing residences on the
abutting properties to the south being impacted by the proposed development.
g. Desire for the developer to turn over the Cherry Blossom Place HOA to the homeowners so
that they can maintain and winterize the irrigation pump and sprinkler system.
City of Meridian | Department Report VII. Exhibits
h. Concern there isn’t adequate parking for guests in the proposed development and it will impact
adjacent properties.
3. Key issue(s) of discussion by Commission:
a. Opinion the developer needs to fulfill the commitments made at the hearing, including turning
the HOA over to the homeowners, making improvements to the pump/irrigation system to
adequately serve the development and the existing neighborhood needs to welcome these three
(3) additional lots into their community.
4. Commission change(s) to Staff recommendation:
a. Modification to condition #11 as requested by the Applicant and agreed upon by Staff to
require the developer to pave the existing driveway via N.W. 4th St. on the adjacent property
to the east at 1303 N.W. 4th St. with a surface capable of supporting fire vehicles and
equipment and delete the rest of the text that requires consent from the property owner as it’s
implied in the existing access easement agreement.
5. Outstanding issue(s) for City Council:
a. None
C. City Council:
The Meridian City Council heard these items on December 9, 2025. At the public hearing, the
Council voted to continue the subject PFP request to the January 13 hearing to allow additional
time for the Applicant and the abutting property owners to the south to work collaboratively
toward a potential cross-access easement. The purpose of the easement would be to permit shared
use of the existing and proposed driveways, thereby addressing emergency access and trash
service limitations for the southern properties, as well as establishing a framework for shared
driveway maintenance costs.
1. Summary of the City Council public hearing:
a. In favor: Gregg Davis & Jon Breckon, Applicant’s Representatives, Breckon Land
Design
b. In opposition: None
c. Commenting: Todd Hansen, Marjorie Williams, Misty Hansen, Justin Williams
d. Written testimony: Majorie and Justin Williams, Todd and Kristi Hanson
e. Staff presenting application: Bill Parsons
f. Other Staff commenting on application: Steven Taulbee and Bill Nary
2. Key issue(s) of public testimony:
a. Concern that the existing underground power line from the power pole to the Hansen
property isn’t depicted on the development plans.
b. Concern that emergency vehicles and trash service trucks won’t be able to access the
proposed lots without trespassing on the abutting properties to the south.
c. Concern pertaining to maintenance responsibilities and associated costs between the
existing property owners to the south and the future property owners in this subdivision
if a cross-access easement agreement is entered into for use of the existing off-site
driveway and proposed driveway.
d. Discussion pertaining to possible terms of the access easement agreement, including
maintenance of the driveway.
3. Key issue(s) of discussion by City Council:
a.
Integration of the two driveways to alleviate trespassing issues and allow cost sharing
for the driveway maintenance.
4. City Council change(s) to Commission recommendation:
a. None
EXHIBITS
A. Project Area Maps
(link to Project Overview)
City of Meridian | Department Report VII. Exhibits
1. Aerial
2. Zoning Map
City of Meridian | Department Report VII. Exhibits
3. Future Land Use
4. Planned Development Map
City of Meridian | Department Report VII. Exhibits
B. Service Accessibility Report
City of Meridian | Department Report VII. Exhibits
C. Preliminary Plat (date: 5/7/2025 8/21/2025 10/31/2025) - REVISED
City of Meridian | Department Report VII. Exhibits
D. Landscape Plan (date: 5/7/2025 8/21/2025 10/31/2025)
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
E. Final Plat (date: 12/13/2025 s/b 12/13/2024 8/21/2025 11/2/2025)
City of Meridian | Department Report VII. Exhibits
F. Common Driveway Exhibit (date: 5/7/2025 8/21/2025) - REVISED
City of Meridian | Department Report VII. Exhibits
G. Photos of Access Driveway
Existing Driveways (older photo from Google maps – doesn’t show power pole & retaining wall
shown below)
Fusselman Property – Existing power pole & retaining wall