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HomeMy WebLinkAbout2026-02-24 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, February 24, 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 Councilman John Overton Councilwoman Anne Little Roberts Councilman Brian Whitlock Councilwoman Liz Strader Councilman Doug Taylor Councilman Luke Cavener Mayor Robert E. Simison 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. Approve Minutes of the February 10, 2026 City Council Work Session 2. Approve Minutes of the February 10, 2026 City Council Regular Meeting 3. Bountiful Commons Subdivision Lot 6 Water Main Easement No. 1 (ESMT-2026- 0013) 4. Burnside Ridge Estates No. 1 Water Main Easement "A" (ESMT-2026-0021) 5. Burnside Ridge Estates No. 1 Sanitary Sewer Easement "A", "B" and "C" (ESMT- 2026-0022) 6. McDermott Village Water Main Easement No. 4 (ESMT-2026-0030) 7. McDermott Village Water Main Easement No. 5 (ESMT-2026-0031) 8. McDermott Village Water Main Easement No. 6 (ESMT-2026-0146) 9. Final Plat for Mogul Industrial Park Subdivision No. 2 (FP-2025-0033) By The Land Group, generally located at the northwest corner of Black Cat Rd. and I-84 10. Final Order for Apex Northwest Subdivision No. 7 (FP-2025-0034) by Brighton Corporation, located at near the northwest corner of S. Locust Grove Rd. and E. Lake Hazel Rd. 11. Development Agreement (Apex Cadence H-2024-0061) Between City of Meridian and SCS Investments LLC, SCSH Properties LLC, and The David & Kristin Turnbull Family Trust Dated August 1, 2006 for Property Located at 6575 S. Locust Grove Rd. 12. Development Agreement (Hill's Century Farm Townhomes H-2024-0072) Between Brighton Land Holdings LLC, DWT Investments LLC, and Watson Land Holdings LLC for Property Generally Located at the Corner of S. Tavistock Ave. and E. Hill Park St. 13. Resolution No. 26-2569: A Resolution Vacating the North 16.6 Feet of a 26.6-Foot- Wide Public Utility, Drainage, and Irrigation (PUDI) Easement in a Portion of Lot 1, Block 2 of Meridian Place Subdivision No. 1, Being More Particularly Described in Exhibit "A"; and Providing an Effective Date 14. City of Meridian Financial Report - January 2026 ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] DEPARTMENT REPORTS \[Action Item\] 15. Destination Downtown Discussion 16. 2026-2030 Strategic Plan Adoption Discussion ADJOURNMENT 5:39 PM Meridian City Council Work Session February 24, 2026. A Meeting of the Meridian City Council was called to order at 4.32 p.m. Tuesday, February 24, 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: Tina Lomeli, Bill Nary, Caleb Hood, Mark Ford and Steve Taulbee. ROLL-CALL ATTENDANCE _X_ Liz Strader X Brian Whitlock _X_Anne Little Roberts X John Overton _X_ Doug Taylor _X_Luke Cavener X Mayor Robert E. Simison Simison: Council, we will call the meeting to order. For the record it is February 24th, 2026, at 4.32 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: No changes to the agenda, I move we approve as published. Little Roberts: Second. Simison: Have a motion and a second to adopt the agenda as published. Is there any discussion? If not, all in favor signify by saying aye. Opposed nay? The ayes have it and the agenda is agreed to. MOTION CARRIED: ALLAYES. CONSENT AGENDA [Action Item] 1. Approve Minutes of the February 10, 2026 City Council Work Session 2. Approve Minutes of the February 10, 2026 City Council Regular Meeting Meridian City Council Work Session February 24,2026 Page 2 of 23 3. Bountiful Commons Subdivision Lot 6 Water Main Easement No. 1 (ESMT-2026-0013) 4. Burnside Ridge Estates No. 1 Water Main Easement "A" (ESMT-2026- 0021) 5. Burnside Ridge Estates No. 1 Sanitary Sewer Easement "A", "B" and "C" (ESMT-2026-0022) 6. McDermott Village Water Main Easement No. 4 (ESMT-2026-0030) 7. McDermott Village Water Main Easement No. 5 (ESMT-2026-0031) 8. McDermott Village Water Main Easement No. 6 (ESMT-2026-0146) 9. Final Plat for Mogul Industrial Park Subdivision No. 2 (FP-2025-0033) By The Land Group, generally located at the northwest corner of Black Cat Rd. and 1-84 10. Final Order for Apex Northwest Subdivision No. 7 (FP-2025-0034) by Brighton Corporation, located at near the northwest corner of S. Locust Grove Rd. and E. Lake Hazel Rd. 11. Development Agreement (Apex Cadence H-2024-0061) Between City of Meridian and SCS Investments LLC, SCSH Properties LLC, and The David & Kristin Turnbull Family Trust Dated August 1, 2006 for Property Located at 6575 S. Locust Grove Rd. 12. Development Agreement (Hill's Century Farm Townhomes H-2024- 0072) Between Brighton Land Holdings LLC, DWT Investments LLC, and Watson Land Holdings LLC for Property Generally Located at the Corner of S. Tavistock Ave. and E. Hill Park St. 13. Resolution No. 26-2569: A Resolution Vacating the North 16.6 Feet of a 26.6-Foot-Wide Public Utility, Drainage, and Irrigation (PUDI) Easement in a Portion of Lot 1, Block 2 of Meridian Place Subdivision No. 1, Being More Particularly Described in Exhibit "A"; and Providing an Effective Date 14. City of Meridian Financial Report - January 2026 Simison: Next up is the Consent Agenda. Overton: Mr. Mayor? Simison: Councilman Overton. Meridian City Council Work Session February 24,2026 Page 3 of 23 Overton: There are no changes to the Consent Agenda. I move that we approve the Consent Agenda. For the Mayor to sign and the Clerk to attest. Little Roberts: Second. Simison: Have a motion and a second to approve the Consent Agenda. Is there any discussion? If not, all in favor signify by saying aye. Opposed nay? The ayes have it and the Consent Agenda is agreed to. MOTION CARRIED: ALLAYES. ITEMS MOVED FROM THE CONSENT AGENDA [Action Item] Simison: There are no items moved from the Consent Agenda. DEPARTMENT REPORTS [Action Item] 15. Destination Downtown Discussion Simison: So, we will go on to Department Reports. First item up is Item 15, Destination Downtown discussion and turn this over to Chris. Or Mr. Danley. However you would like to be recognized. Danley: My kids just call me wallet. All right. Mr. Mayor, Council Members. Thank you for having us back. Appreciate it. Appreciate it. Thank you. Okay. And I think Owen Ronchelli is online just to confirm. Yeah. I think so. Okay. Lomeli: Sorry, I don't see Owen online yet. There is a Tom LeClaire. Would that be -- Danley: No. Lomeli: No. Danley: Bear with me just a quick second. Sorry. He should have been on here. Okay. Okay. First and foremost, I think before I jump into the parking discussion I just want to take a quick step back and say a little bit of gratitude -- express some gratitude to you all, because I know last month I was -- you didn't want me here as you were discussing the overlay. It was bad. It was nasty, sick, who knows what -- kids again bringing it home from school. But I know that you all took a bold step with overlay discussion and that is moving forward and just wanted to say thank you for that. It's a -- it's not minimal exercise there and the commitment on behalf of the city is one that's certainly appreciated. So, thank you for that. But today we are going to talk and revisit parking. Do I have -- is this okay or -- I feel like there is a lot of feedback. No? Okay. don't want to yell at you all either, so -- okay. So, we are going to talk about parking. We are going to revisit this at the request of -- of Council. We last discussed this several months ago, but I know that this is one of those that has some -- some -- Meridian City Council Work Session February 24,2026 Page 4 of 23 certainly some complexity to it. It also has some commitments, obviously, for the city staff, budgeting, all of prioritization and that sort of thing. So, that's what we wanted to revisit here today and, then, be able to try to answer any questions. So, I think I have touched on some of these and hopefully we get some potential action steps -- whatever that may end up looking like. I don't know that -- we are not necessarily trying to figure out every detail right now today. As you know there is -- going through, you know, you all, to go through staff, to go through MDC staff and all of those types of things, but, nevertheless, being able to advance this discussion and get us closer to where we need to be. So, I'm going to reset the table just a little bit as a reminder. Not too far back, but at least just some things. I want to start off by -- by letting you know and reminding you that this was one of -- I think this was the only area within Destination Downtown that had its own subgroup. It had its own group of stakeholders that was getting together regularly -- four different times to discuss this particular topic. So, this one was scrutinized and there was a lot of participation in it -- quite a bit from a variety of folks with vested interests on the discussion of parking and so it definitely had -- had a lot more energy. There were six different working papers that were provided by the Rick Williams Associates team on the discussion of parking. Six working papers. Talk about fun; right? So, that really did run the gamut of things from best practices all the way to the specifics of what is happening in downtown Meridian, of course, and, then, getting into the -- the recommendations. Just as also a reminder the -- the team went through your -- your code audit. I think Owen should be joining us now by the way. Went through your code and, again, kind of combed out what made sense, what was maybe some questionable things and, then, some -- based some recommendations there and, then, really got after it and came and spent a lot of time in Meridian on the ground for several days to really just get a sense of what is happening, right, and -- and -- and purposefully at one of the busiest times of the year and there is a science to this. We good? Lomeli: Owen is online now. Danley: All right. Great. Thank you. Okay. Parking goals. So, that subgroup, as I mentioned, got together, worked hard and with the leadership of Owen and Pete and some others had a whole series of goals that were created and you can see what those are on the screen in front of you. But it wasn't just about making sure that everything is -- that there is a parking spot at all times waiting for somebody. It's about making sure that people are welcomed, that it is convenient when as much as possible. That it's obvious through -- in some cases just signage and knowing what the regulations are and what they aren't, where to go, things like that visible and, then, consensus based. So, not just some one-size-fits-all type of an approach that was -- was pulled out from some other city somewhere else. The recommendations, while maybe borrowing some from best practices, were tailored to your needs and also, again, with the -- good oversight and participation from that subcommittee. There is also guiding principles and this is going to come back in a moment as you will see. But this is really, again, sort of the North Star that it is about priority users; right? It's about making sure people who want to shop come in and -- and patron the businesses that we have in downtown and participate in the economic exchange jobs, all the different reasons they want to come Meridian City Council Work Session February 24,2026 Page 5 of 23 into town we -- we provide for the -- the -- that particular group -- that the management is. That's a really key component of parking that if it's just left to its own accord and its own devices, then, you know, it's not going to end up being the most efficient system in the world. On a side note I'm super interested to go out to the mall as you all have seen in the news and see what human behavior does and see who participates in paying 250 an hour to pay -- or to -- to park directly in front of, you know, pick your store versus ten stalls over and says, you know what, we will just walk a little bit farther, because, boy, do we hear that in downtown; right? It's never available and it's like, no, there is one right there. I -- I digress. But point being is that there is a psychology to parking as much as a physical element to it and, then, some of the other guiding principles, again, as you can see. The subgroup, then, really got a chance to see the data. The proof in the pudding; right? And you have heard us say this before, but I think it's worth repeating. will get into some of the findings, but just a reminder what was inventoried. All of these stalls, all of that geographic area was -- was done by foot by a team of people over several days and hours and peak parking times and so forth. That inventory of what the different stalls and where they were comprised, weekday, weekend and what the utilization rates were, because ultimately that's really what it boils down to is how much are these stalls being used and you can see a little bit of a preview from what I'm about to say, but even in the graphics where there is green and where there is red. Typically we know what that means. So, what did they find? They found that there is lots of available parking, but they also found that, yes, in certain blocks and certain block faces at certain times of the day it might be busier than in others. But by and large overall there is a -- a pretty significant amount of parking that is available and not always utilized. So, what were the recommendations based on? They were based on a couple of these -- this second and third bullet, not radical actions. Not a parking garage. Not metering. Not expensive things that have an additional, you know, economic exchange for the stall and the space. A real estate transaction temporarily; right? That's what that all boils down to. Things that you would have to maintain as well. What it did recommend -- organization and management and, basically, some clarifying things, some proactive steps that in some cases are fairly low hanging fruit. Others, yes, a little more difficult, but overall nothing to the level of complexity that you might see in other places because of the availability of the parking that's there and, then, I'm not going to touch on too much more of this. I think I have hit on some of this, but, ultimately, it is this table that boils down all of the recommendations based on those guiding principles, based on the objectives and goals and, then, really gives you a sense of the timing -- the recommended timing. The -- the rough cost estimate, at least kind of broadly speaking, low to high or higher. The degree of effectiveness. So, obviously, some of them are going to be more effective than others, of course, and -- and so forth. So, I'm going to break that table down a little bit, but I mean this is when I'm going to have Owen step in at the conclusion of each of these slide and be able to just kind of walk you through a little more detail and what exactly does that mean. So, the next three slides I just took that big table that's there on the right and just broke it down kind of section by section, if you will. So, what are we looking at? I'm -- first of all, the ones that are on your screen are the near term -- the near term recommendations. So, these are the ones that the team and the subgroup decided these are the ones that you all should consider doing first; right? Then I'm just going to come back in a little bit and you Meridian City Council Work Session February 24,2026 Page 6 of 23 will see the short term, which is, then, the next -- next timetable to intermediate and, then, long term. But I'm not going to hit all of these, I'm just going to hit mostly the -- the near term and a little bit of a short term. So, what does it say? Formalized guiding principles, define parking management, district boundaries, and, then, these two. So, establish an interagency communication protocols and, then, convene the parking subcommittee. So, Owen, this is when I introduce you. The big reveal. Just if you would remind everybody who you are, if you wouldn't mind, and, then, if you can, Owen, touch on a little bit about what is it -- what's required for each of these four on this screen anyway to actually be implemented. Ronchelli: Sure. Yes. Owen Ronchelli with Rick Williams Consulting and we were a part of the data collection process and that -- and the strategy development and also helping -- working with the stakeholder advisory group to come up with those -- the guiding principles and a few other things and so these things were -- were vetted principles that we kind of go through. It's about how -- it's your check and balance system when it comes to parking management and it's about, you know, if they are -- it -- it basically says who do we want to prioritize as a user. That's not to say that not everybody who comes downtown is -- is -- should be a priority, but it's -- if we are limited on the amount of space who do we want to give that space to first and those guiding principles are kind of the foundational elements that we see are -- are super important when you go into any sort of management practice and so I think Chris said that, well, it's -- it's a matter of setting -- these are kind of your cornerstone elements that are needed to launch future parking management and to kind of get your arms around what is needed for -- for setting the stage for future strategy implementation. So, the first one is, you know, formalizing those guiding principles. So, it's kind of adopting what we published in the report for those guiding principles as kind of a baseline element. Then it's managing the boundaries. It's creating a boundary, which is part of the study area and so it's -- we -- we have identified this area as where we want to focus our efforts going forward and so the strategies that we are going to implement are going to be focused on these areas and maybe not the whole -- whole thing, but maybe subsections within it and we kind of think about it like concentric circles, that downtown core is where we want to focus on. That's going to have the highest level of management and, then, stretching further out you will see less management that's required out there and -- and so on and so forth. But we need to put a boundary around it to begin with so we know who we are working with. And, then, finally, one of the things that we found a little interesting was the dynamic between some of the interagency protocols and -- and if there is changes that need to be made for signage or striping who makes those calls. You know, is it -- is it the city? Is it the county? Is it the -- there is another agency involved that's escaping me right now that's also a player in this as well. And so for -- for us we thought it really important to try to understand roles and responsibilities when it comes to that and we will certainly need your help when it comes to that. And, then, finally, just maintaining that -- that -- that subcommittee. They don't have to meet often, but I think that it was a great first step and I think that there -- we really raise their parking IQ and those are really good stakeholders that have a foundation in that downtown, in that management zone, and if we can, you know, convene them once, Meridian City Council Work Session February 24,2026 Page 7 of 23 twice a year, three times a year to have these conversations to keep it rooted, to keep the stakeholders involved, we think it's a really good idea. Danley: What Owen just said is who the heck is ACHD? Ronchelli: Thank you. Thank you. Danley: Don't worry I got you. We talked about the same thing at P&Z in Boise. But it is a complexity and they are a partner, obviously, and -- and that's what we are getting at with the interagency element. And, then, parking IQ. How many of you -- where is your parking IQ? I'm not going to figure out where mine is on -- I'm not going to put it positive either. But, yeah, that's a group that has some momentum at least to an extent, you know, and -- and potentially could be brought back and be instrumental on things like the very first thing, guiding principles. So, next section. Only going to talk one thing here. So, this is just enhancing the information websites. This is just about information exchange; right? Owen, you want to touch on this? Ronchelli: Sure. I think that this is a -- a really important one, because I think it -- what it does is it -- it publicly states your intentions and priorities for your on-street system or your off-street system, too. You know, those combined. And I think it's -- what I think it does is it -- it telegraphs how you would like downtown to be used. I think it communicates well to your business owners, to your visitors who are coming downtown, to employees and, then, to outsiders as well and this says like when you come downtown this is -- this is what we hope you get to -- we hope that you are going to find convenient, well marked, well signed parking that's available to you within a convenient distance of where you want to be and this is how you should use the system and, again, think it should be front and -- and center. As a matter of fact we are working with other communities, too, and just about -- it's about good communication and that's it. And, honestly, if you were to boil all of this information -- all of these strategies down right now it would be focusing on making it clear, convenient and very accessible to visitors, especially folks who are unfamiliar with downtown. Those are the ones who need the most help. We want to be focused on those folks, because they are the ones coming into town. They are the ones spending their money and enjoying their time when they are in Meridian. Danley: Great. And, then, the last section here -- so, these are just listed here. So, time restrictions, making sure that all of those time restrictions that are on those signs are accurate, that they are agreeable and correct and they are placed in the right spots, that sort of thing. And, then, a few other -- reducing the number of no limit stalls, so that that -- again, that's a management of the real estate that we have out there and, again, the -- the consistency anything to add on that -- on those, Owen? Ronchelli: Only that it contributes to that kind of -- that good communication clarity, easy to understand, all the -- the signs are standardized so they look the same, they feel the same, so when you go from one block face to another it doesn't feel like it's -- there is any sort of disconnect, that this is all city authorized parking. You know how Meridian City Council Work Session February 24,2026 Page 8 of 23 long you can stay there, that type of thing. So, it's -- it's just consistency and -- and making sure it's -- it's clear to -- to users. Danley: I'm -- I'm thinking about those good old Internet memes where you see the -- from 7:38 to 8:14 it's this speed and, then, from 9:12 to whatever it's that speed and you see the complicated message that comes about and oftentimes it ends up, you know, getting lost and so the whole point is we don't want residents or -- or employees or anybody to feel like when they come into downtown that somebody's just waiting for a citation to be given; right? We want it to be inviting and clear as much as possible and the relationship with ACHD to ensure that -- that signage is in the right spot and so on and so forth. So, that's really what these near term, you know, recommendations consist of. So, I'm going to real quick just touch on -- on these, but I'm not going to go into all of the level of detail like we just did. But what I'm wondering -- I thought I would bring up this is that if you, as a -- as a Council, as a body, are looking at, well, you know, what do we generally agree with are the -- the initial recommendations, the things that we want to at least sort of, you know, bless so to speak, on moving forward for staff and -- and -- and the committee to get back together, that sort of thing, do we want to look at the next rung of the ladder, which would be the -- the short term, for example, and say, hey, what are those should maybe we think about moving up or not; right? So, just food for thought. I just thought I would -- instead of going for the one that is the most complicated, most expensive, but also recommended as a last step, that doesn't seem to me to make much sense in this meeting today, as opposed to what are at least some of those recommendations that are closer to becoming reality and so that's what these are and I'm -- again, I'm not going to go into every single one of them, but I just wanted to bring those to your attention that there is the next rung on the -- in the plan and that's what these consist of and all of this I should just say, you know, certainly is up for discussion. It's -- it's -- you know, so much of it ends up on your decision desk, so to speak, right, because it even is your staff budgeting and so forth. But just, again, sort of food for thought. So, key considerations. Again timing. The capacity of the city and the staff. What does that look like? You know what that looks like. The department heads know what that looks like far better than we do certainly, especially at this point compared to when these were even made. The order of strategies and -- and maybe even lead agency if you disagree with that. But, ultimately, at this point we would just stand -- Owen told me he would answer all your questions, but we would stand for questions. Want to clarify anything we can go back into some of the specific recommendations should you want to do that, but, really, at this point we turn it over to you and, you know, whatever -- whatever your discussion yields and ultimately through staff and we just would like to try to make sure we -- it's your downtown as much as it is MDC's, of course, and so parking is an important component to it and try to advance this particular topic. We know it's an important one. So, with that stand for questions. Simison: Thank you. Chris, I'm just going to ask maybe a macro question. If you want to -- I think go back to your very first slide. Danley: Yep. On its way. I think that's it. Unless you want the -- the actual -- that one. Meridian City Council Work Session February 24,2026 Page 9 of 23 Simison: No. That's all right. It was the one with your -- basically the inventory that you guys said. I -- I guess my question is -- Danley: Oh. The inventory. Okay. I will get there. Simison: The way you kind of start off with this doesn't really seem like we have a problem. I'm not going to say you can't improve what we have. You know, signage -- there is always ways to improve. How -- how much of a problem is there, maybe if you compare our downtown parking statistics to other communities downtown parking statistics. You know, we go through periods where we hear about challenges, where there is a business in a place and there is enforcement and -- well, I can't get my hair done in two hours. It takes me four hours and we change this. Or, you know, around the post office, but even the post office has gotten better now that they have gone to an off-site parking location. We know Cole Valley is going to relocate and that's where some of these reds are. So, I guess how much -- what's the level of effort to address all of this? Or is there really a level of effort should be done on this much to -- to get to where the problems may really truly be? Danley: Great question. Thank you, Mr. Mayor. I'm going to have Owen answer this in -- in just a second, but before I turn it over to him my response to that is going to be a few fold. First and foremost from what I know, my parking IQ, if we will call it that, is that this is a little like surfing. If I wait to the top of the wave I'm not going to catch it. So, I'm trying to prevent from losing that wave and getting out in front of it. As development continues to occur, whether it's in downtown or even surrounding it, and more and more appeal of downtown continues to grow, this issue will only continue to manifest and further and further. So, if we don't take proactive actions, then, I'm -- I don't want us to get on top of that wave as a -- as opposed to in front of it. That's part of my first answer. Secondly, I think that even -- even as described and as you noted, Mayor, that we might not have some robust parking issue at the moment. However, if we can make it even better by clarifying the message, allowing staff's job to maybe be a little bit easier, because the enforcement component is easier because the clarity is there; right? There is lots of advantages to even some of the more fundamental things. Again signage and -- and just ensuring consistency, going beyond just the physical stall. Sometimes some of it can be operational, even behavioral benefits to the businesses and seasonality and those types of things. So, I think there is a lot of components to it. You are -- you are correct, again, you don't have some massive problem, but there are hot spots and we know that the -- the utilization of parking is going to grow, because Meridian has a growing robust downtown that's only going to become more appealing. We know the energy with the buildings across the street and it's only going to, you know, really increase. So, Owen, did you have anything you want to add to that? Simison: Owen, before you do -- Danley- Oops. Sorry. Meridian City Council Work Session February 24,2026 Page 10 of 23 Simison: Because I think the part of -- you -- you kind of hit to where I was going towards -- Danley: Yeah. Simison: -- or should we be more -- more focused on making sure the wave doesn't crash over us as development occurs. Are we putting more of our time and resources into how to address what might be coming in areas, compared to looking at the larger component? And, so, Owen, you can use that as part of your -- Ronchelli: Sure. Sure. Thank you, Mayor. I -- I like the -- the wave analogy. What -- what I like to say is that parking management it is on a big arc and so there is all degrees of parking management and -- and it can -- it can be very broad and robust, but think where I would say, yes, I would -- the quick answer is I would say you don't have a parking problem. However, there are areas of constraint on certain block faces at certain times of the day. Your evening hours, especially on the -- the weekends, they cook. I mean you -- a lot of people want to come downtown and hang out. There is a -- there is lots of good restaurants and places to enjoy themselves and -- and that was outside of the data collection hours, but that's when we noticed the -- the highest impact around the noontime hour, but, then, also in the evening hours, too. And I would say that you are at a base level of management that we would like to see, you know, that -- that's a -- we think that this is an easy first step, meaning that it's -- it's more about creating order and clarity and I -- and I do think that you should be cognizant of what's coming down the pike and knowing how you want to position yourself when some of these projects come online and I think you can do it in a way where it can be advantageous to the city as well, knowing that some of these bigger developments will have excess parking during the work day there is an opportunity for shared use in some of these facilities that will be underutilized during the day, because people are leaving, assuming it's a residential development, they will be leaving during the day. Some of those spaces could be used by employees -- for downtown, employees a small number of them, but that is a great way of saving money, using resources that are available to you and you can, you know, enter into these partnerships between public and private operators and so we feel that that's a very cost-effective way to manage parking when -- so you are not taking up those on-street spaces by employees over long periods that are never going to turn over. So, I think that there is lots of opportunity here, but this is what I would consider, you know, your first couple of steps into that -- that parking management arc that I'm talking about. Simison: Council, questions, comments? Councilman Taylor. Taylor: Thank you, Mayor. Chris, thanks for being back here so many times and for your work. I think it's helpful to -- to kind of be spurring us to think about this sort of from a big picture, but also identifying where sort of the smarter areas to start with this. I do agree that we -- sort of having an ongoing active intentional effort here over the coming years would -- is -- is helpful. So, I do have a couple of quick questions and forgive me if I have read this in your previous -- many of the subcommittee working papers you Meridian City Council Work Session February 24,2026 Page 11 of 23 have put forward there is -- there was a lot there. When I initially looked at this I was overwhelmed. Just this is -- Danley: Parking plan itself you mean or -- Taylor: Yeah. Danley: Oh, it's a lot. Taylor: That and, then, you throw in the whole Destination Downtown plan. It's -- it's a lot to consider in what comes first, what -- what should be the order of operation. So, appreciate how you have recommended laying that out. With the parking subcommittee are you recommending that the city have a subcommittee that meets regularly with our partner agencies -- MDC; right? How often would you recommend that group meet? Is that -- did I hear you say like twice a year maybe or -- is it a quarterly meeting? What would you -- because we have a transportation committee, we have others that do meet, but how -- tell me what would be an effective use of our time with that. Not to -- don't think we need to meet too much, but give me a sense what you are actually recommending with that subcommittee and how that would work. Danley: Mr. Mayor and -- and Councilman Taylor, I think I'm going to have Owen answer that. My -- I want to make sure our answers don't differentiate too much. Owen, what are your thoughts on that? Ronchelli: Well, I -- I think it will -- I almost call these like an -- it's almost an ad hoc group, meaning that, you know, you could do -- I would start with two to three times a year at least initially. But if you plan on trying to implement some of these strategies think that you could do far more frequently, because there is -- there is fodder to discuss and say like, well, where should we do the signage? What should the signage look like? That type of thing. Or, you know, if we are going to do a half time person out here, whether they are a greeter or an enforcement officer, you know, what does that person look like? How do we address them, you know, that type of thing. I -- I think it could be more frequent. It could be -- if you decide that you want to take this on and -- and you want to ramp up, this could be every other month. But I would say to begin with maybe two to three times a year and -- because what you want to do is you want to be them -- you want them to be familiar with themselves. You want them to keep up that parking IQ. And, then, the hope would be is that you are doing periodic data collection efforts that you can bring back data for them to -- to review and digest and say, hey, do we need to do something different or are we on the right track? And so it's kind of a check and balance sort of thing and -- and that's a good group to do it with. Danley: Plus there is buy in. I would just add that, you know, having a committee that has some skin in the game -- frankly, it means that it's not all up to you all; right? I don't think you want to get into that level of detail all the time and this would be a group that knows downtown, has various interests, economic, residential, whatever those might be, you know, and -- and knows this particular part of Meridian like the back of their Meridian City Council Work Session February 24,2026 Page 12 of 23 hand or maybe you even have a Council Member that's dedicated to be on that committee as well; right? I don't mean -- whatever the -- whatever the construction of it is, but -- yeah. Taylor: Mr. Mayor, follow up? Simison: Councilman Taylor. Taylor: So, clearly whatever the parking strategies we want to pursue as a city need to be led by the city. I see on here a website signage, things like that. Are you recommending that in any way -- and, again, forgive me if I have just forgotten. Certainly the city would bear some of these costs. Or would we -- are you suggesting maybe the city -- they take the lead, they bear the cost of main -- you know, for example, a website, is that a city website? Is that a website created independently? Maybe it's connected with MDC. Because here we have, you know, the uniqueness of ACHD who manages the roads. We have got to work with them. You have MDC, which has a big footprint in downtown. The City Council. How do you recommend those entities work in terms of -- I think the city is the lead, but who helps pay for it? Who helps manage it? Because I can see all these different entities being part of a subcommittee or a working group that meets regularly, which I actually would be a proponent of that. I think that helps to kind of have a -- people meeting and working, but can you break down sort of your -- your thinking or suggestions on lead agencies, cost, how that's borne out? Do we have to just come up with cost-sharing agreements? What -- what's your thought? Danley: Mr. Mayor and Councilman Taylor, I think that my answer is going to be -- I'm going to commit all of MDC's budget -- no? Okay. Taylor: Okay. Danley: No? I mean I don't know if you have an answer that you want to add, Ashley, but this is one of those where I would agree that there is clearly a partnership role to be played when it comes to the downtown parking element of things and so -- go ahead. Squyres: Good evening. Nice to see you all. Sorry, I'm a little hoarse today. In the past MDC has had committees for parking. We have been the one who has taken the lead, particularly when it comes to costs and also website. Also the branding, for example, and signage as well. We have taken that on. I would imagine we would at least be an equal partner to the city moving forward. That is something that we could still take on to relieve the staff, just knowing that staff is overloaded in a lot of instances as well. I'm sure that would be a really healthy discussion to have with our board. But that is how we have handled it in the past. Taylor: Thank you. Actually, Mr. Mayor, just one more follow-up question for Chris. Simison: Councilman Taylor. Meridian City Council Work Session February 24,2026 Page 13 of 23 Taylor: So, again, I -- I appreciate the -- the red outlines of what seems to be things to tackle now and I -- looking at it I don't necessarily think I disagree with any of it and, then, I look at sort of the next evolution, which is some of the short term things to look at. And, of course, it's laid out such and -- it seems like some of the immediate stuff is easily attainable. It seems like it makes some sense. But I also look at this matrix and I see the other things that are maybe more often the horizon, maybe more cost prohibitive. Some of those things I'm not sure I agree with period; right? So, I guess the question would be -- when you are looking for the feedback from the city I think we as a city could take some of your things here and say let's start working on those things. There is things in your recommendation that I don't know that I would support. I don't know whether the rest of the Council would support. When we are giving feedback to -- to you on this and there is things where we are just like that's too much hypothetical or in the future too cost prohibitive, do you want us to weigh in and say I don't -- I think you should take that out of your matrix or is there -- I'm just trying to figure out how we would actually give you specific feedback that it's acceptable. I like that it's still there. Like we should be thinking about it. It's okay that it's an option. But we just might not agree on it. it might be too much in the -- in the distant future. How -- how would you like us to provide this specific feedback on some of that? Danley: Yeah. Great question. So, Mr. Mayor and Councilman Taylor, absolutely, this is -- number one this whole document it's a -- it's a plan and it is sort of illustrative of a recommended approach; right? But it also -- is also draft. But at the end of the day a good amount of this is in your court to implement how you want to see fit or how you see fit. So, my answer to that question would be I don't think that we necessarily need to go in and make wholesale changes to things, because this -- how this looks now isn't necessarily how the action that you are going to take in two, three, five, right, years from now is going to be. My one thing I will tell you, though, is that I think that it makes sense that this -- agreeing to this is -- is a commitment; right? So, if there are some things in here that are in your mind sort of dead on arrival and you as a group really feel strongly about that, particularly if it's something that the City of Meridian is being asked to potentially implement, well, then, that's a nonstarter and there is no real sense in it being, you know, in -- in the document, even if it's more for illustrative purposes. So, that would be the one thing I would say is probably the caveat is just if there is something in here that you feel incredibly strongly about that just shouldn't be in here, then, there is no sense in -- in moving that forward. I know that when I was here last time -- I just want to clarify something if I can. I know one of the subjects that came up was the residential parking permit discussion and I know that that was a bit of concern. just wanted to make sure to remind you all, though, that in the recommendations -- in the body of that report it does go on to say that this isn't just going to be a 51 to 49 vote of the residents, it is something that has to be agreed upon by the neighborhood. So, it's not something that's forced on them. It is something that they adopt because they are trying to preserve their own sort of on-street parking if you will, because of maybe the encroachment that might -- they might be feeling. So, that might be just one of the things I know given the last conversation that we had might be one of the things that was of concern. I don't know if -- Owen, if you have anything to add on any of that you are certainly welcome to. Meridian City Council Work Session February 24,2026 Page 14 of 23 Ronchelli: Sure. I will -- I will -- I will jump in at the end and, then, I will go back to earlier. But, yeah, as far as the residential parking permit program, this is something that residents would initiate themselves. It's -- it's pure -- that -- the strategy that's recommended in here is just to create a policy and it -- it is not something that would ever get implemented. As a matter of fact, there is -- there are a number of communities out there that have a policy on the books for how you would go about creating one, but they have never done it. I mean it's -- but the tool is there. It's -- it's -- it's to say that if the time -- when the time comes or if the time comes there is a tool that residents can say, hey, in my neighborhood we are getting a lot of employees who are coming and parking in front of our house and I can't even get into my own driveway. That is when they go and start talking to their neighbors and say, hey, would you be willing to consider a -- a parking permit program? And, then, they would come to the city and say, hey, we have got an issue and we know that you have a policy on the books, we would love to try to implement something like that here, how do we go about doing it? And, then, that's how they would take it from there. In terms of -- in terms of strategies and this -- this whole -- this -- this list of things and when they are to be implemented and if there are nonstarters in here, the way that I would, you know, look at this is all of these things are tools that can be used and applied and -- and some -- some are -- you are -- you are not ready for, some -- some of you might disagree with and -- and that's fine and I think direction from Council can say, hey, these are some of the things that we want to prioritize, what would be -- and, then, you -- you talk to staff about it and say what are some of the things that we -- that you think that you can implement here? These are the things that Council is thinking that we would want to prioritize to begin with and -- and you -- and you go from there and you can -- it's a pick and choose. Some work well together. If you look at that -- that far right column over there it says correlated strategy implementation. Those are the things that some of them pair well together and -- so that's kind of a -- a cheat code, so to speak, about how you would -- if you implement one they go well together or they can -- they can improve their effectiveness if you implement a couple of them at the same time. Danley: And I would just put a bow on that, because I would suggest that, for example, comprehensive plans do the same thing. We have a comprehensive plan that -- that is a robust document. It's a guiding document that is to last ten to 15 years and we have long-term goals just as much as near-term goals and at first when we put those long- term goals on we are committed, we are thinking, yeah, that's something that we want to work on, but it's not going to be our top priority. But, then, ten years later the comp plan needs to be updated and it is and, then, that thing might move forward, it might even move out. You know, it's -- so, it's just it -- it is the kind of things that are iterative in that regard. Overton: Mr. Mayor? Simison: Councilman Overton. Overton: Chris, Ashley, Owen, I want to thank you all of MDC for the work you have put in on this. I know I was kind of critical at the beginning. Mentioned how long this has Meridian City Council Work Session February 24,2026 Page 15 of 23 been going on. Shoot, it had to be between ten and 15 years ago Ashley and I sat on parking subcommittees as we looked at some of these exact same issues, which came first the parking garage or the downtown businesses that requested that we needed more parking and here we sit now and the map that is mostly all green, it is great that it shows us that we have that much available parking, but I think our goal is to turn it red to show that downtown is successful. I mean I hate to say it, but that's our goal; right? To see downtown become very successful in how it brings people down for the restaurants and the businesses. A lot of what you have stated here is -- is great stuff. I mean it's -- it's -- you are -- you are walking on paths that we have walked on before and doing it in a much more formal fashion. We have needed consistency in our parking program, what our signs say, what areas we put them into the downtown, but we have to do it in such a way -- and remember that we are -- if we are only focused on people coming to visit the restaurants and stores we can't forget the employees of those downtown businesses and restaurants and where they have got to park and so I think it's imperative that we have a very active focus group on parking that brings all those elements in from employers that employ people in daytime to employers that employ people at night, so that we know what the effects are on both the -- the businesses and their employees, as well as on their customers and there is another part of this that -- that's always been out there and kind of ringing in my ears and that has to do with funding and enforcement, because right now we use code enforcement officers to handle parking. But if you look at a job description of a code enforcement officer that's just one of a long list of things they are in charge of and the more we look at expanding this and -- and the expectation that our enforcement is going to be much more consistent and -- by the hour we are going to need to look at biting a bigger bullet on what that's going to cost in personnel wages to do parking enforcement right. Nothing worries me more than getting a great policy in place, putting the signs up, getting everything done and, then, disappointing those downtown residents, businesses and -- and everyone else because we don't have the manpower to enforce it consistently and I think we need to make sure that as we do this we are always thinking about how that aspect as we get busier and bigger is going to be adopted by our city, how we are going to embrace it, because, eventually, we are going to need our own parking enforcement section. Danley: And -- and, Mr. Mayor and -- and Councilman Overton, I'm -- I'm an Anaheim Angels fan. Anytime you want tickets they are abundant. You know why? They are not a good team; right? Point being is you stated that beautifully and thank you for contributing that, because you are absolutely right, we don't necessarily want the map to constantly be green everywhere at every time and, in fact -- Owen, I need you to step in on, because I can't remember the statistic, but I know if you look at this graphic, that yellow line that shows the efficiency -- the efficient supply between 70 and 84 percent -- somewhere in there -- I think it's 80'ish percent, give or take, this parking plan -- the parking study talks about that very thing, that that is actually the measure of a healthy supply of parking. It's not over parked, it's not under parked, but it addresses the needs in a healthy way. Owen, I think -- I don't know if you have anything to add on that. Meridian City Council Work Session February 24,2026 Page 16 of 23 Ronchelli: Sure. Yeah. I mean that's exactly right. It's -- you know, you are -- and -- and, Council -- Councilman Overton said it -- said it well it's like we -- you know, you kind of want a parking problem, you know, that's -- that's the -- that is -- that is a sign of a bustling, busy, active, vibrant downtown and the sweet spot is kind of between that 70 and 84 percent -- it's that orange color is kind of what you want. So, parking is available. There is like -- if you were to look at a particular block face that means like if you have ten spaces three of them are available. That's -- that's kind of a sweet spot that you kind of want and, yeah, you use these -- these occupancy thresholds to determine, you know, do we need to go further with our strategy, do we need to back off, that type of thing to determine like the -- how -- how we really want our downtown to perform and so, yes, there is going to be peaks and valleys for sure, but I would say that businesses will also want to locate in areas that are busy and bustling and so the more that you can do that -- we used to take pedestrian counts on corners, need to stand by with a little clicker and you would count people and now they have got technology that will do that for you. But we -- we would go out and -- and we would have these counts and that's a great way of promoting how many people are walking on a sidewalk and businesses love that information, because that's exactly where they want to locate is where all those people are crossing the street and walking down the sidewalk and yellow and orange will get you there. Simison: Council Woman Strader. Strader: Thanks, Mr. Mayor. I mean the good news is -- like based on the study it -- it's not -- it's important, but it's not an urgent like burning situation. So, we have time. I guess if I look at your list of kind of immediate action items, you know, one of the things that's kind of coming up for me is a little bit of a chicken and an egg thing. It's like does it make more sense to formalize these guiding principles and like define these boundaries and, then, ask this parking subcommittee to keep meeting or does it make more sense to like formalize a subcommittee within our Transportation Commission, add stakeholders to that and, then, have that group come back with their agreement, disagreement or maybe more immediate recommendations? Because like I would like for that group to have a lot of buy-in on the guiding principles. I would like for that group to help weigh in on the boundaries. It -- it feels to me like maybe the -- the logical first step is sort of setting up -- setting up a -- a parking committee that could be a subcommittee within our transportation group with additional stakeholders. That's kind of what I'm thinking. But I -- you know, I'm open. I'm just kind of kicking around in my head how do we get this off the ground in a way that's sustainable. We have already the infrastructure in place with our Transportation Commission that they come to us regularly, for example, with our five-year work plan with ACHD and other things. So, I'm just kind of wondering if we can fold that in under that group's leadership or does this truly need to be a separate group? And I would love your opinion on that. Danley: Yeah. Mr. Mayor and Councilman Strader. So, I think that Owen mentioned, you know -- and kind of the -- the -- the term of the evening, the parking IQ. I will just lean on that and I -- I guess my recommendation would be that the group who talks about this issue needs to understand the parking dynamics in downtown. That's not to Meridian City Council Work Session February 24,2026 Page 17 of 23 suggest that the folks that are on your Transportation Committee or Commission, I can't remember what the term is, aren't necessarily that, but it is to say that the folks who were involved in this were most definitely brought up to speed or knew this subject and have buy-in and a knowledge base that's really found -- foundational and has momentum. So, whatever the ultimate decision is I -- I think to me I would land -- recommending, anyway, that as many of those folks who were on that -- that group and want to participate, again, that can be brought back in I -- I would lean on that. Now, if they are a subcommittee that has additional appointed members or something like that, that -- that's up for you all, you know, to hash out and to decide, but it seems to me like there is a lot of knowledge, there is a lot of consideration and buy-in that that group had with regards to these recommendations, looking at the working papers and the -- the -- the large amount of documentation that went into it and so it -- it just seems like that would be a place and a group of people who care about this issue who want to, you know, roll up their sleeves and get after it and I think would have the topic certainly in the palm of their hand in terms of knowledge and -- and interest. Little Roberts: Mr. Mayor? Simison: Council Woman Little Roberts. Little Roberts: Mr. Mayor. Chris, thank you so much. This is great information. I was heavily involved when -- years ago -- not to give anybody nightmares again -- when we did the split corridor and the website -- and I think ACHD did it -- Ashley, correct me if I'm wrong -- but that thing was a lifesaver and I know from your inventory it definitely looks like we are more blessed than I realized we were with parking, but we still have a perception of a parking problem and I think that having a website and having things marked would really help with that, because we had 42 businesses that it was our goal to make sure they didn't go out of business during the split corridor and we only lost one and having signage, which was all temporary, as well as the website, was huge in that. So, I'm very encouraged about having a website that -- and I guess my question would be is has the Chamber -- because at that point of the split corridor we had a Downtown Business Association, but that's been folded into the Chamber. Has the Chamber and that group been involved with this at all? Danley: So, Mr. Mayor and Councilman Little Roberts, I -- Owen, I don't recall the composition of the subgroup. Did we have anybody from -- we did? Yeah. Ronchelli: There was a Chamber member. Yeah. Danley: It was Shaun I think or -- yeah. Okay. So -- so, we did have representation on the Chamber and it -- and, again, I think to the question earlier from Commissioner -- or Councilman Taylor about, you know, partnership, obviously, your Chamber has a vested interest in the economic activities of downtown and so, again, there is another partner that is pulling that same rope in your direction and, then, one more thing if I can -- I think because it's related to the -- the question that Commissioner -- Commissioner -- Councilman Strader had as well, which is where do we start and I think if nothing else I Meridian City Council Work Session February 24,2026 Page 18 of 23 think what we have really taken out of this -- and I think Owen would -- would probably agree -- give him a chance in a moment -- but it really comes down to that first step being about those -- what is the guiding -- what are those guiding principles? Do we agree with them? What does the organizational element of this look like? What is the -- is the messaging clear? Is it accurate? Is it -- is it seen? You know, is it known. Is -- in other words, is -- and is everybody on the same page and just making sure that that first step is probably one of the most important ones, because that's where you find you will get some cleanup, right, and recognizing, oh, man this is off a little bit over here or that or perception issues that might exist and maybe even among staff about how this block versus that block, you know, is handled or what have you or even among the business community and they might not even know certain regulations that are in place or not in place and -- and so just taking that first step at organizing and making that message clear and getting a -- a vested interest in their -- you know, altogether is a major step forward. The rest of it I think will be -- again sort of iterative as we go. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: What kind of city representation did you have on your parking subcommittee to date? Danley: Owen, do you remember who was all from the city? I think you had some staff. don't remember if there was any -- I don't think any of the Council Members were there, though. Ronchelli: I -- I -- I -- Donley: Maybe they were. Ask Ashley about this question. Sorry. Ronchelli: Okay. Great. Danley: Sorry. Squyres: Council Woman Strader, we had Councilman Overton at that time. Also Council Woman Perreault and Caleb and Brian from Planning and Development. Danley: Thank you. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Yeah. I guess kind of where I'm going with it is -- I'm trying to think about how we would go about making this parking subcommittee kind of a permanent feature of our city's like commissions. Like that -- that's kind of where I have been going with it. I Meridian City Council Work Session February 24,2026 Page 19 of 23 think there is a level of ownership that the city needs to take in all of these decisions and especially where it looks like we are going to be funding at least half if not more of all of these different strategies. That's kind of where I'm going with it of where should this live organizationally? Who should they report to and how often? That -- that's just kind of where I'm stuck right now. But I think that's really important, because I -- I think that's the infrastructure that we need to finalize in order to actually start taking action steps and be comfortable with, okay, these are the permanent members of this committee. We feel like we have representation from different constituent groups that's adequate and that we have a level of control as a city over what that organization looks like and how often they report to us. That -- that's -- I -- I don't mean I have the right answers, I don't know that it has to be within the Transportation Commission, that's just kind of where I started logically. But it feels like that's kind of where it needs to go. There needs to be some kind of a more permanent structure to this group that -- that could, you know, kind of walk through this with us, because this is clearly not -- this is not an hour long conversation, it -- it -- it's setting up the infrastructure and the governance for an ongoing conversation that's going to evolve over the next ten plus years. Simison: Maybe just to help piggyback on some of that. I'm not going to say this is the answer, but, you know, we have a UDC focus group. We -- we -- we regularly have outside groups that are not formal commissions that bring forward recommendations for consideration by Planning and Zoning and Council. So, I think that we can address the mechanism and that -- that focus group could have parts of the Transportation Commission incorporated into it. So, I -- I think we can find that mechanism without too much of a problem. But your larger comment I think is -- and I appreciate what Ashley said earlier, but this is a city issue moving forward. You know, the Urban Renewal District expires in ten months and, you know, most of the properties in downtown are not going to be under an umbrella of a -- an urban URD. So, I do think these are -- I mean our direction. However, we also have a -- a partner in ACHD that has to be brought into this conversation. I know that there -- I don't know off the top of my head what agreements currently exist about what rights and authorities we have to make decisions ourselves that ACHD has given to us, especially in a right of way and those -- those may need to be reevaluated and reconstituted. So, there is -- there is work to be done one way or the other on all these issues, even just to set up the framework for however that's going to exist. Taylor: Yeah. Mr. Mayor? Simison: Councilman Taylor. Taylor: I think this is all really helpful discussion and both Councilman Overton and Council Woman Strader helped me kind of refine what I was thinking when I was initially asking about a subcommittee or group or what that looks like. I agree that we need some kind of entity that exists outside of this body here to spend a little more time, but not just to kick it off, it seems like it needs to be an advisory body to us to -- what do we need to do now to get started, what's the structure organization and, then, as we move Meridian City Council Work Session February 24,2026 Page 20 of 23 along what's the next step and, then, what's the next step and as we see projects, right, which we hope across the road is successful, how does that change things? We are going to need this continual advising of the city. I also agree with the Mayor that we have to own this now as a city; right? So, we need to sort of decide how this is going to work best for us and include MDC, ACHD, others as -- as partners, stakeholders in downtown, the -- the Chamber of Commerce I think all need to be part of the conversation, whatever that looks like, if it's a subcommittee of the Transportation or if it's an advisory, I don't -- I'm not sure that I particularly have an opinion, but I'm -- I agree with the Mayor it doesn't seem like it's terribly hard to setup. But I do want them to grapple with this and, then, advise us on -- on how to do that. But I do think it needs to be sort of a -- something that we set up that doesn't have an expiration date that it's going to always be there and meeting regularly to advise us, because this is an evolving issue, especially as the downtown evolves. Overton: Mr. Mayor? Simison: Councilman Overton. Overton: Just a quick one to tap right on to what Councilman Taylor just said. When we did it this last time we had two Council Members and we had two members from planning and what struck me as what was missing was what we had ten, 15 years ago, which was -- we need a representative from the Police Department that represents the code enforcement, the enforcement side, what our capabilities are, so as we are moving forward and discussing what we are doing we also understand what our limitations are and what we are dealing with to handle these situations. Otherwise, we can end up saying we want to do something and, then, not realizing that committee doesn't have the manpower to make it happen. So, I would rather see maybe one City Council Member on that and a member from the Police Department representing our enforcement ability for parking moving forward. Simison: Council, any other comments at this time on this item? Okay. Thank you, Chris. Danley: Thank you. Simison: Ashley. Dan, for being here. Caleb. Dave. I'm sure you each heard different things that you liked and disliked in this conversation. So, we look forward to those next conversations on this, so -- Danley: Right. Thank you all. Simison: Thank you. And you, too, Owen. Appreciate you being online. Ronchelli: Yeah. Thank you very much. Meridian City Council Work Session February 24,2026 Page 21 of 23 16. 2026-2030 Strategic Plan Adoption Discussion Simison: Okay. Council, with that we will move on to Item 16, which is the 2026-2030 street plan -- it says adoption discussion, but it's really review of the items that were last presented. I don't think we are talking adoption. Mr. Miles. Miles: Good evening, everyone. Slideshow up. Again, as the Mayor alluded to, this is really more informal discussion, feedback from you all, run through quick slides. Many of them have not changed from three weeks ago. Still the same intent. You will see there are still the focus areas up there, but primarily what we are focused on today are the goals. But we will run through -- Simison: The -- in -- in -- in the essence of time can we just go to the proposed changes that were recommended, unless people want to go and talk back about other things. At least go to those items, because those were the highlight items. My understanding is there was no feedback, additional comments from Council, unless something came in after you and I met yesterday. Miles: Mr. Mayor, that's correct. Simison: So, we can at least start here and, then, we can talk about anything else that people would like to talk about on that, so they can prepare. Miles: What's highlighted there are the two changes that we heard from the last discussion back in the business economic vitality section, two minor changes really. Number 2 was taking out that concept of sort of making miracles and making memories. So, we adjusted the words there. And, then, in number four there was the conversation about the heart of healthcare or a hub or driving forces is the words that are on the paper right now. I think it's open for discussion and feedback from you all on how that resonates with you, as well as all the other goals. I'm happy to talk about those as well. Simison: So, Council, any thoughts on these changes pro or con? Whitlock: Mr. Mayor? Simison: Mr. Healthcare Whitlock. Whitlock: I'm -- I'm going to flip back to where we were before the last conversation and that -- I think Councilman Taylor was the one that recommended heart of healthcare and last dis -- yes, you were. In last discussion I think Council Woman Strader liked the -- the imagery of that. Driving force doesn't really work for me, but I would just toss that back out and just say I -- I mean we are Meridian. We are the center of the Treasure Valley. It's the heart of a lot of things in the valley. You got to go right through us to get anywhere else and why not be the heart of -- of healthcare. So, I would just throw that -- open that back up for consideration. Meridian City Council Work Session February 24,2026 Page 22 of 23 Simison: Okay. I would concur with that. This is -- those were almost my exact words to Dave directly when I saw this, but I thought that was where there was a general alignment was more around heart than anything else. Dissenters? Whitlock: Mr. Mayor? Simison: Councilman Taylor. Taylor: I don't particularly have super strong feelings about it. I don't recall myself advocating for the heart of healthcare, but good communications, professional like Mr. Whitlock, I'm going to lean on his expertise. I liked driving force. But I don't know that I have super strong feelings. The point of it is we want to position the City of Meridian as a focal point, right, for a place where people have good jobs, but also this forward thinking innovative approach. So, I -- I like the -- the suggestions. I'm not going to stand in the way of anything going back to where it was. Simison: So, you like the number two change as well? I -- I'm -- I see a majority head nods on that -- those items. Miles: Mr. Mayor, Council, any other feedback on any of the others? Again, I hadn't had responses back from you via e-mail. This is intended to be open discussion. I know we are a little backed up again some time, but we are here for you. Happy to have that discussion. Simison: Seeing no one looking more, I think that we can finalize these and -- well, you take it from here. Miles: Yep. So, the intention would be come back next week, hopefully adopt these focus areas and the goals and certainly to work from the departments will continue on and tactics through the month of March and we will evaluate with the Mayor and Council President as to what cadence and report out looks like beyond that, certainly with feedback and appreciate the work. Really appreciate having you all in the room to go over the work goals with our consultant and thought it was a good -- good exercise and good product and good outcome. Simison: And, Council, you should be engaging with your departments as liaison on the tactics as they are developed, so be on the lookout for those conversations in March, potentially into April, and we will see how they go. I have -- I have tried to give everyone a draft going into the month of March, so that we can move this as quickly as we can, but want to make sure we get the right stuff, too, and engagement from you all on those items, so -- okay. Miles: Thank you all. Simison: Thanks, Dave. Thanks, Lee. Okay. With that we are at the end of our agenda. Meridian City Council Work Session February 24,2026 Page 23 of 23 Overton: Mr. Mayor? Simison: Councilman Overton. Overton: Move that we adjourn the workshop. Little Roberts: Second. Simison: Motion and second to adjourn the workshop. All in favor signify by saying aye. Opposed nay? The ayes have it. We are adjourned. MOTION CARRIED: ALLAYES. MEETING ADJOURNED AT 5:39 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) 3 / 10 2026 MAYOR ROBERT SIMISON DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK w IDIAN�--- AGENDA ITEM ITEM TOPIC: Approve Minutes of the February 10, 2026 City Council Work Session Meridian City Council Work Session February 10,2026 Page 20 of 20 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 5:23 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) 2 / 24 26 MAYOR ROBERT E. SIMISON DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK W IDIAN�--- AGENDA ITEM ITEM TOPIC: Approve Minutes of the February 10, 2026 City Council Regular Meeting Meridian City Council February 10,2026 Page 14 of 14 Cavener: Second. Simison: Have a motion and a second to approve Ordinance No. 26-2110. Is there any discussion? If not, Clerk call the roll. Roll Call: Cavener, yea; Strader, yea; Overton, yea; Little Roberts, yea; Taylor, yea; Whitlock, yea. Simison: All ayes. Motion carries and the item is agreed to. MOTION CARRIED: ALLAYES. FUTURE MEETING TOPICS Simison: Council, anything under future meeting topics? Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: I just have a request. I would love to hear what our thought process is around CFP planning for the year and just understand what we are thinking on that. Last year we had, you know, each department do a presentation of what was in their CFP kind of high level items. I feel very strongly that the CFP process is important and that that's been a big part of our success and would just like to hear that we have a plan for that to continue or alternatively what our other plan is. Thanks. Simison: Okay. All right. Duly noted. I know I spoke to the Council President about that and I know he is working on it. Anything else? Or do I have a motion to adjourn? Overton: Mr. Mayor? Simison: Councilman Overton. Overton: Motion that we 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 6:31 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) 2 / 24 / 26 MAYOR ROBERT E. SIMISON DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK w IDIAN�--- AGENDA ITEM ITEM TOPIC: Bountiful Commons Subdivision Lot 6 Water Main Easement No. 1 (ESMT- 2026-0013) Ada County Recorder Trent Tripple 2026-012848 Boise,Idaho Pgs=5 vbailey 02/25/2026 08:17:46 AM CITY OF MERIDIAN IDAHO$0.00 Project Name or Subdivision Name: Electronically Recorded Bountiful Commons Subdivision Lot 6 Water Main Easement Number: 1 Identify this Easement by sequential number if the project contains more than one easement of this type.See instructions/checMist for additional information. For Internal use only ESMT-2026-0013 Record Number: WATER MAIN EASEMENT THIS Easement Agreement made this 24TH day of, February 2026 between Rama Groin LLG ("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 mauls over and across the following described property: (SEE ATTACHED EXHIBITS A and 13) The easement hereby granted is for the purpose of construction and operation of watermains and their allied facilities,together with their maintenance,repair and replacement at the convenience of the Grantee,with the free right of access to such facilities at any and all times. TO HAVE AND TO HOLD, the said easement and right-of-way unto the said Grantee, its successors and assigns forever. IT IS EXPRESSLY UNDERSTOOD AND AGREED, by and between the parties hereto, that after making repairs or performing other maintenance, Grantee shall restore the area of the easement and adjacent property to that existent prior to undertaking such repairs and maintenance. However, Grantee shall not be responsible for repairing, replacing or restoring anything placed within the area described in this easement that was placed there in violation ofthis easement. THE GRANTOR covenants and agrees that Grantor shall not place or allow to be placed any permanent structures or obstructions within the easement area that would interfere with Grantee's use of said easement, including, but not limited to,buildings, trash enclosures, carports, sheds,fences,trees, or deep-rooted shrubs. THE GRANTOR covenants and agrees with the Grantee that should any part of the right-of-way and easement hereby granted shall become part of, or lie within the boundaries of any Water Main Easement Page 1 Version 01/01/2024 Instrument # 2026-012848 02/25/2026 08:17:46 AM Page 2 of 5 public street, then, to such extent, such right-of-way and easement hereby granted which lies within such boundary thereof or which is a part thereof, shall cease and become null and void and of no further effect and shall be completely relinquished. THE GRANTOR does hereby covenant with the Grantee that Grantor is lawfully seized and possessed of the aforementioned and described tract of land, and that Grantor has a good and lawful right to convey said easement, and that Grantor will warrant and forever defend the title and quiet possession thereof against the lawful claims of all persons whomsoever. THE COVENANTS OF GRANTOR made herein shall be binding upon Grantor's successors, assigns, heirs, personal representatives, purchasers, or transferees of any kind. IN WITNESS WHEREOF, the said parties of the first part have hereunto subscribed their signatures the day and year first herein above written. &ANTOR: Rama Group LLC STAVE OF IDAHO ) ss County of Ada ) This record was acknowledged before me on — (date) by ° Y7 (name of individual), [complete the following Z signing in a representative capac i4j. or strike the following Zf signing in an individual capacity] on behalf of &tm- d # � tj=L (name of entity on behalf of whom record was executed), in the following representative capacity: ` (type of authority such as officer or trustee) Notary Stamp Below ry ignature W Commission Expires: X pY{61cv, e F i iCC'• AtOp Water Main Easement Page 2 Version 0 1/0 1/2024 Instrument # 2026-012848 02/25/2026 08:17:46 AM Page 3 of 5 GRANTEE: CITY OF MERIDIAN Robert E. Simis ayor 2-24-2026 � / � C.Ni i illIAN4i<- A s y s Joh `"off;' Clerk 2-24-2026 STATE OF IDAHO, ) ss. County of Ada ) This record was acknowledged before me on 2-24-2026 (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 Notary Signature *� CHARLENE WAY COMMISSION No. 67390 My Commission Expir : 3-28-2028 NOTARY PUBLIC STATE OF IDAHO Water Main Easement Page 3 Version 0 1/0 1/2024 Instrument # 2026-012848 02/25/2026 08:17:46 AM Page 4 of 5 Exhibit A Water Easement Bountiful Commons Subdivision Lot 6 January 12, 2026 Portions of Lots 5 and 6, Block 1, Bountiful Commons Subdivision as filed in Book 115 of Plats at Pages 17336 through 17339, records of Ada County, located in the Southwest 1/4 of the Northwest 1/4 of Section 25, Township 4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho more particularly described as follows: Easement 1 Commencing at the Southwest corner of said Lot 5, from which the Southeast corner of said Lot 5 bears South 89024'41" East, 168.38 feet; thence on the south boundary line of said Lot 5, South 89°24'41" East, 14.50 feet to the easterly easement line granted by a Sanitary Sewer and Water Main Easement recorded as Instrument No. 2018- 098359, records of Ada County, Idaho; thence on said easterly easement line the following five (5) courses and distances: South 00°54'40" West, 58.64 feet; South 89°38'03" East, 16.92 feet; South 00'28'11" West, 10.00 feet; North 89°38'03" West, 17.03 feet; South 00054'39" West, 10.53 feet to the POINT OF BEGINNING; thence leaving said easterly easement line, South 89°04'45" East, 19.52 feet; thence South 00055" 5" West, 22.00 feet; thence North 89004'45" West, 19.51 feet to said easterly easement line; thence on said easterly easement line, North 00054'39" East, 22.00 feet to the POINT OF BEGINNING. Containing 429 square feet or, more or less. End of Description. Page 1 of 2 Instrument # 2026-012848 02/25/2026 08:17:46 AM Page 5 of 5 Exhibit B Water Easement Bountiful Commons Subdivision Lot 6 January 12, 2026 I t , Ell 6 AE.. e o y Page 2 of 2 w IDIAN�--- AGENDA ITEM ITEM TOPIC: Burnside Ridge Estates No. 1 Water Main Easement "A" (ESMT-2026-0021) Ada County Recorder Trent Tripple 2026-012862 Project Name or Subdivision Name: Boise,Idaho Pgs=5 vbailey 02/25/2026 08:29:24 AM CITY OF MERIDIAN IDAHO$0.00 Burnside Ridge Estates No. 1 Electronically Recorded Water Main Easement Number: A Identify this Easement by sequential num4er if the project contains more than one easement of this type.See instructions/checklist for additional information. For Internal Use Only Record Number: ESMT-2026-0021 WATER MAIN EASEMENT THIS Easement Agreement made this 24th day of February 2026 between M� 19si-aw L__ ("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 V4MREAS, 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 EXHE31TS A and 13) 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 perfon-ning 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. TEE GRANTOR covenants and agrees with the Grantee that should any part of the right-of-way and easement hereby granted shall become part of, or lie within the boundaries of any Water Main Easement Page 1 Version 01/01/2024 Instrument # 2026-012862 02/25/2026 08:29:24 AM Page 2 of 5 public street, then, to such extent, such right-of-way and easement hereby granted which lies within such boundary thereof or which is a part thereof, shall cease and become -null and void and of no further effect and shall be completely relinquished. THE GRANTOR does hereby covenant with the Grantee that Grantor is lawfully seized and possessed of the aforementioned and described tract of land, and that Grantor has a good and lawful right to convey said easement, and that Grantor will warrant and forever defend the title and quiet possession thereof against the lawful claims of all persons whomsoever. THE COVENANTS OF GRANTOR made herein shall be binding upon Grantor's successors, assigns, heirs, personal representatives, purchasers, or transferees of any kind. IN WITNESS WHEREOF, the said parties of the first part have hereunto subscribed their signatures the day and year first herein above written. GRANTOR: 11-- Le'&T i?AV STATE OF IDAHO ) ss County of Ada This record was acknowledged before me on (date) by (name of individual), [complete the following i signing in a representative capacity, or strike the following ifsigning in an individual capacity] on behalf of (name of t1tv on behalf of wy record was executed), in the following representative capacity gC, jt7(type of authority such as officer or trustee) JL Notary Stamp Below - - - - - - - - - - - ............. CANDICE JENSEN Notary Signature Notary Public-State of Idaho My Commission Expires- /Z,) Commission Number 20181367] My Commission Expires Jun 9, 2031 Water Main Easement Page 2 Version 0 1/0 1/2024 Instrument # 2026-012862 02/25/2026 08:29:24 AM Page 3 of 5 GRANTEE: CITY OF MERIDIAN Roe Si son, ayor 2-24-2026 illIAN4i<- SEAi o 0 Aft y r John`"`, Clerk 2-24-2026 STATE OF IDAHO, } ss. County of Ada ) This record was acknowledged before me on 2-24-2026 (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 Notary Signature COMMISSION No. 67390 My Commission Expire 3-28-2028 NOTARY PUBLIC STATE OF IDAHO Water Main Easement Page 3 Version 01/01/2024 Instrument # 2026-012862 02/25/2026 08:29:24 AM Page 4 of 5 Legal Description City of Meridian Water Easement Burnside Ridge Estates Subdivision No. 1 Exhibit A An easement being over a portion of the NE1/4 of Section 26, Township 3 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho, and more particularly described as follows: Commencing at an Aluminum Cap monument marking the northwest corner of said NE1/4, from which an Aluminum Cap monument marking the northeast corner of said NE1/4 bears S 89*06'48" E a distance of 2655.70 feet; Thence along the northerly boundary of said NE 1/4S 89*06'48" E a distance of 1125.37 feet to a point; Thence leaving said northerly boundary S 0'53'12" W a distance of 1049.03 feet to the POINT OF BEGINNING; Thence S 55'42'20" E a distance of 33.54 feet to a point; Thence a distance of 20.01 feet along the arc of a 712.00 foot radius non-tangent curve right, said curve having a central angle of 1'36'37" and a long chord bearing S 32'22'57" W a distance of 20.01 feet to a point; Thence N 55042'20" W a distance of 33.51 feet to a point; Thence N 32'17'17" E a distance of 20.01 feet to the POINT OF BEGINNING. Said easement contains 671 square feet and is subject to any other easements existing or in use. Clinton W. Hansen, PLS L A/V0 Land Solutions, PC 451& January 29, 2026 <<' C) 0 0 -6 (z' of ON W City of Meridian Water Easement Burnside Ridge Estates Subdivision No. 1 Land Surveying and Conwiging Job No.24-59 Page 1 of 1 Instrument # 2026-012862 02/25/2026 08:29:24 AM Page 5 of 5 CITY OF MERIDIAN WATER EASEMENT BURNSIDE RIDGE ESTATES SUBDIVISION NO. 1 LOCATED IN THE NE 1/4 OF SECTION 26, T3N, R1W, BM, CITY OF MERIDIAN, ADA COUNTY, IDAHO EXHIBIT B CP&F INST. NO. 2016-082931 POINT OF COMMENCEMENT CP&F INST, NO. 1/4 W. VICTORY ROAD 201 9-115457 SECTION LINE 589*06'48"E 2655.70'(BASIS OF BEARING) 23 24 1125.37 — — — — — 1530.33' — — — 26 25 LINE TABLE >; LINE LENGTH BEARING vs Ll 33,54' S55'42'20"E L2 33-51' N55'42'20"W L3 20.01' LO Ln POINT OF BEGINNING CURVE TABLE AREA=671 S.F. 4e CURVE LENGTH RADIUS DELTA BEARING CHORD id cl 20-01' 712.00' 1*36'37" S32'22'57"W 20-01' < C.0 C14 PROPOSED BURNSIDE RIDGE �� f I vi ESTATES SUBDIVISION NO, 1 LD V) cp C 1/4 CP&F INST. NO. 100034036 NL LA,t4,D 1/4 S CP&F INST. NO. 2025-054801 0 0 a- ;0 1,-Zl La Solutions 01 150' 300' 600, OF Land Surveying and Consulting 231 E.5TH ST. W. MERIDIAN ID 83642 (208)285-2040 (208)288-2557 fax w ,Iandsolulucns biz +3 NQ 24-59 W IDIAN�--- AGENDA ITEM ITEM TOPIC: Burnside Ridge Estates No. 1 Sanitary Sewer Easement "A" "B" and "C" (ESMT-2026-0022) Ada County Recorder Trent Tripple 2026-012863 Boise,Idaho Pgs=6 vbailey 02/25/2026 08:29:24 AM Project Name or Subdivision Name: CITY OF MERIDIAN IDAHO$0.00 Burnside Ridge Estates No. 1 Electronically Recorded Sanitary Sewer&Water Main Easement Number; A,B,C Identify this Easement by sequential number if the project contains more than one easement of this type.See Instructions/checklist for additional information. For Internal Use Only ESMT-2026-0022 Record Number: SANITARY SEWER EASEMENT THIS Easement Agreement made this 24th day of February 20 26 between ("Grantor")and the City ofMeridian,an Idaho Municipal Corporation("Grantee"); WHEREAS,the Grantor desires to provide a sanitary sewer right-of-way across the premises and property hereinafter particularly bounded and described; and V�HERF_AS, the sanitary sewer is to be provided for through underground pipelines to be constructed by others; and WEEREAS, it will be necessary to maintain and service said pipelines from time to time by the Grantee; NOW, THEREFORE, in consideration of the benefits to be received by the Grantor, and other good and valuable consideration, the Grantor does hereby give, grant and convey to the Grantee the right-of- way for an easement for the operation and maintenance of sanitary sewer over and across the following described property: (SEE ATTACHED EXHIBITS A and B) The easement hereby granted is for the purpose of construction and operation of sanitary sewer and allied facilities, together with their maintenance, repair and replacement at the convenience of the Grantee,with the free right of access to such facilities at any and all times. TO HAVE AND TO HOLD, the said easement and right-of-way to the said Grantee, its successors and assigns forever. IT IS EXPRESSLY UNDERSTOOD AND AGREED, by and between the parties hereto, that after making repairs or performing other maintenance, Grantee shall restore the area of the easement and adjacent property to that existent prior to undertaking such repairs and maintenance. However, Grantee shall not be responsible for repairing, replacing or restoring anything placed within the area described in this easement that was placed there in violation ofthis easement. THE GRANTOR covenants and agrees that Grantor shall not place or allow to be placed any permanent structures or obstructions within the easement area that would interfere with Grantee's use of said easement, including, but not limited to, buildings, trash enclosures, carports, sheds,fences,trees, or deep-rooted shrubs. Sanitary Sewer Easement Page 1 Version 01101/2024 Instrument # 2026-012863 02/25/2026 08:29:24 AM Page 2 of 6 THE GRANTOR covenants and agrees with the Grantee that should any part of the right-of-way and easement hereby granted shall become part of, or lie within the boundaries of any public street, then, to such extent, such right-of-way and easement hereby granted which lies within such boundary thereof or which is a part thereof, shall cease and become null and void and of no further effect and shall be completely relinquished. THE GRANTOR does hereby covenant with the Grantee that Grantor is lawfully seized and possessed of the aforementioned and described tract of land, and that Grantor has a good and lawful right to convey said easement, and that Grantor will warrant and forever defend the title and quiet possession 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 ofany kind. IN WITNESS WHEREOF, the said parties of the first part have hereunto subscribed their signatures the day and year first herein above written, GRANTOR: TV\- STATE OF IDAHO ss County ofAda rr This record was acknowledged before me on 0/2 (date) by (name of individual), [complete the following 1jsigning in a, representati.ve capacity , d strike the following if signing in an individual capacity] on behalf of pl� (name of ntity on behalf of whom record was executed), in the following representative capacity: ffiCj, : (type ofauthority such as officer or trustee) Notary Stamp Below — CANDICE JENSEN Notary Signature Notary Public-State of Idaho My Commission Expires: Commission Number 2018131 67 My Commission Expires Jun 9, 2031 Sanitary Sewer Easement Page 2 Version 01/01/2024 Instrument # 2026-012863 02/25/2026 08:29:24 AM Page 3 of 6 GRANTEE: CITY OF MERIDIAN Robert t. Simi on, ayor 2-24-2026 z �ac') Attest y Chri ohnso' - , ' `'Clerk 2-24-2026 STATE OF IDAHO, ) : ss. County of Ada ) This record was acknowledged before me on 2-24-2026 (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 Notary Signature COMMISSION No. 67390 My Commission Expires: 3-28-2028 NOTARY PUBLIC STATE OF IDAHO Sanitary Sewer Easement Page 3 Version 01/01/2024 Instrument # 2026-012863 02/25/2026 08:29:24 AM Page 4 of 6 Legal Description City of Meridian Sewer Easements Burnside Ridge Estates Subdivision No. 1 Exhibit A Easements being over portions of the NE1/4 of Section 26, Township 3 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho, and more particularly described as follows: EASEMENT A strip of land being 20.00 feet in width, right of and adjacent to the following described easement line: Commencing at an Aluminum Cap monument marking the northwest corner of said NEI/4, from which an Aluminum Cap monument marking the northeast corner of said NE1/4 bears S 89006,48" E a distance of 2655.70 feet; Thence along the northerly boundary of said NE 1/4S 89006'48" E a distance of 1058.41 feet to a point; Thence leaving said northerly boundary S 0053'12" W a distance of 550.03 feet to the BEGINNING POINT of said easement line; Thence S 89'06'38" E a distance of 178.77 feet to the ENDING POINT of said easement line; Said Easement A contains 3,577 square feet (0.082 acres) and is subject to any other easements existing or in use. EASEMENT B A strip of land being 20.00 feet in width, right of and adjacent to the following described easement line: Commencing at an Aluminum Cap monument marking the northwest corner of said NE1/4, from which an Aluminum Cap monument marking the northeast corner of said NE1/4 bears S 89006,48" E a distance of 2655.70 feet; Thence along the northerly boundary of said NE '/4 S 89006'48" E a distance of 1723.23 feet to a point; Thence leaving said northerly boundary S 0'53'12" W a distance of 1994.95 feet to the BEGINNING POINT of said easement line; Thence S 43*01'54" E a distance of 107.59 feet to the ENDING POINT of said easement line; Said Easement B contains 2,421 square feet (0.056 acres) and is subject to any other easements existing or in use. EASEMENT C A strip of land being 20.00 feet in width, right of and adjacent to the following described easement line: Commencing at an Aluminum Cap monument marking the northwest corner of said NE1/4, from which an Aluminum Cap monument marking the northeast corner of said NE1/4 bears S 89*06'48" E a distance of 2655.70 feet; Thence along the northerly boundary of said NE 1/4 S 89*06'48" E a distance of 2058.35 feet to a point; City of Meridian Sewer Easements Burnside Ridge Estates Subdivision No. 1 Land Surveying and Cansufting Job No.24-59 Page 1 of 2 Instrument # 2026-012863 02/25/2026 08:29:24 AM Page 5 of 6 Thence leaving said northerly boundary S 0053'12" W a distance of 1514.69 feet to the BEGINNING POINT of said easement line; Thence S 0"50'44" W a distance of 339.06 feet to a point; Thence N 89*09'16" W a distance of 285.97 feet to the ENDING POINT of said easement line; Said Easement C contains 12,101 square feet (0.278 acres) and is subject to any other easements existing or in use. Clinton W. Hansen, PLS N k. L A/V'9 Land Solutions, PC January 29, 2026 CD G\S T 6,� 44.. fi 11118 0 OF TOE W . City of Meridian Sewer Easements L j4in 47dSo hi t i o ins Burnside Ridge Estates Subdivision No. 1 Land Surveying and Consulting Job No.24-59 Page 2 of 2 Instrument # 2026-012863 QW-512026 08-22-2A AM Page R nf CITY OF MERIDIAN SEWER EASEMENT BURNSIDE RIDGE ESTATES SUBDIVISION NO. 1 LOCATED IN THE NE 1/4 OF SECTION 26, T3N, RIW, BM, CITY OF MERIDIAN, ADA COUNTY, IDAHO EXHIBIT B CP&F INST. NO. 2016-082931 POINT OF COMMENCEMENT CP&F INST. NO. W. VICTORY ROAD 2019-115457 SECTION LINE S89*06'48"E 2655.70'(SASIS OF BEARING) 23 24 105&41' 664.82 335 12 5 9 773Ar2�625 -d- IS sin Q 178.771�� BEGINNING POINT S89'0030 L EASEMENT A 1EASEMENT AREA=3577 S.F. C V) � l �;n cr) C:) cn �A C14 ;n b LAJ V) EASEMENT C PROPOSED BURNSIDE RIDGE J AREA=12101 S.F. r cn :�� CD z1" ESTATES SUBDIVISION NO. 1 BEGINNING POINT�C-- EASEMENT C C=)cn Ln C 1/4 N89-09'1-6"-W- CP&F INST. NO. 285.97' 100034036 BEGINNING POINT I L��,EASEMENT B EASEMENT AREA=2421 S.F. p"L LA)VID 1/4 CP&F INST. NO. 2025-054801 11118 0;a p t P1'? 7,6 Lanoq,:S�Ofutions I Land Surveying and Consulting 01 150' 300' 600" OF 231 E 5TH ST I MERIDIAN ID 83642 IN Flo — I w (205)288-2040 t206)288-2557 lax www.1andsclutions.btz jU 140-14-9, w IDIAN�--- AGENDA ITEM ITEM TOPIC: McDermott Village Water Main Easement No. 4 (ESMT-2026-0030) Ada County Recorder Trent Tripple 2026-012866 Project Name or Subdivision N met Boise,Idaho Pgs=5 vbailey 02/25/2026 08:29:24 AM CITY OF MERIDIAN IDAHO$0.00 "McDermott Village"Water Easement Electronically Recorded Water Main Easement Number-. 4, (da +ry hs Ear m rtf by eau "t3 r mG?r .lh�uf01 Gt CSdt,zns--+tiara Thal one 8'a r4' tP 3his ji'p<.S_o.tL..�t4+nzC,4NC f`<Si rQ 3C�i4`s^6ro, For interval Use Only Retard Number ESMT-2026-0030 WATER IMAIIN EASEMENT THIS Easement Agreement made this 24th day of February 2026 between Corporation 1oo�ydy�sr�iidy(e�p-�A(ven{u�9eg Investors, LLC � („Grantor" and h City ox`�eridia.rtx an.Idaho Municipa] k..�4 rpofra@iV$S("Grantee" GEa temp)., WHEREAS,the Grantor desires to provide a water main right-of-way across the premise ;a=d property her6nafter particularly bounded and described.- and WHEREAS . the xrat r main. is to be provided; for through undet-ground pipelines to be constntcted by othet-s:and WHEREAS, it will be necessary to maintain and service said pipelines from ?irrie to time by the Grantee NOW.,T HFREFORE, in consideration of:the benefits to be received by the.Grantor, and other good and valuable consideration, the Grantor does hereby dive. pant;,md convey unto the Grantee the right- Of-Way for in eawnient for the operation and maintenance of water mains over.and across the follo"vina described pro er (SEE Art-ACHE EX- IIBIT A.and B) The easement hereby gratr ed is for the purpose ofconstrrretion and operation of eater rr=a s and their allied facilities,together xith tl sir imintenance,repair and replacement at the convenience. ofthe: Grantee,with the free ri-ht of access to itch facilities at arty and all ernes. TO HAVE AND TO. HOLD, the said easement and right-of-way --into the said Grantee, its successors and assigns forever, IT' IS EXPRESSLYUNDERSTOOD STO A 'I AG Ems, by and between'the parties hereto, that after rnaki-n repairs or performing k-stlier niaintenastce,Grantee shall restore, the area of the easy r�rertt aft acllacent property to that e;�(istcnt prier to undertaking, such repairs and rnaltttena:nee', However Grantee shall trot be responsible f r repairing, replacing or restoring artything placed. within .he area described its titre ea enaent that } placed;tltcie iir violation ofthis easerrtent. THE GRANTOR covenants and agees that Grantor shall riot place or allow to be placed arty permanent structures or obst-motions -.within the casement area that would interfere with (Irantee's use of.said easerrient, including_but not limited to, buildings, trash enclosures, carports, sheds,fences,trees,or deep-r€oted shrubs. THE GRANITOR covenants wtd a roes with the Irantee that should any part of the right-cif way and eas r nem hereby granted-:,-hall become part of,or lie within the boundar€es of any Water Main Easement Page t Version 01 17:;;,0'Y, Instrument # 2026-012866 02/25/2026 08:29:24 AM Page 2 of 5 public street. then, to such extent, such right-ol=way and easement hereby granted which lies within such boundary thereof or which is a part thereof, shall cease and become null and void and of no further effect and shall be completely relinquished. THE GRANTOR does hereby covenant with the Grantee that Grantor is lawfully seized and possessed of the aforementioned and described tract of land, and that Grantor has a good and lawful right to convey said easement, and that Grantor will warrant and forever defend the title and quiet possession thereof against the lawful claims of all persons whomsoever. THE COVENANTS OF GRANTOR made herein shall be binding upon Grantor's successors, assigns, heirs. personal representatives, purchasers, or transferees of any kind. IN WITNESS WHEREOF, the said parties of the first part have hereunto subscribed their signatures the day and year first herein above written. GRANTOR: Woodside Avenue Investors, LLC James . Hunter, Member Woo de Avenue Investors, LLC ST F OF IDAHO j ) ss County ofAda j This record was acknowledged before me can /'� /)� 76IX,(date)by, GI Pa" (name of individual), [complete the following ij signing in a representative capacity, or strike the following ff signing in an individual capachtyj on behalf of �1d��Sr� J� Yc k7v'I Ives � t� (name of entity on behalf of whom record was executed), in the following representative capacity: 13!j eft 19K-9 (type of authority such as officer or trustee) Notary Stanip BeI01N :PAULETTE A MALOICHOMM.NO.20233183 Not�1' Si�C1atUreNOTARY PUBLIC y,fFSTATE OFIDAHO MyCormnissionExpires:€U` MlS5ION EXPIRES 08/22/2029 Water Main Easement Page 2 Version 01 01/2024 Instrument # 2026-012866 02/25/2026 08:29:24 AM Page 3 of 5 GRANTEE: CITY OF MERIDIAN Ro bert C Simi on, ayor 2-24-2026 SEAL Attest by Chr�0ohns y Clerk 2-24-2026 STATE OF IDAIxIO, ) : ss. County of Ada ) This record was acknowledbed before me can 2-24-2026 (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 Notary Signature COMMISSION No. 67390 My Commission Expires: 3-28-2028 NOTARY PUBLIC STATE OF IDAHO 1�"ate :N9ain Fa>ement P,:� e Vers�un 0I Ii� {��� Instrument # 2026-012866 02/25/2026 08:29:24 AM Page 4 of 5 Easement Description A parcel of land being located in the Southeast Quarter of Section 32, Township 4 North, Range 1 West,Boise Meridian, Ada County,Idaho, being more particularly described as follows: Commencing at the Southeast Corner of Section 32, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho from which the East 1/16 Corner common to Sections 32 and Section 5 bears North 89°17'49"West 1,325.58 feet; Thence North 00°30'38" East, a distance of 428.37 feet along the section line of Section 32, and North 89°29'22"West, 1,105.21 feet to a point on the southerly right-of-way line of W. Endeavor St.,said point being the POINT OF BEGINNING of this description, THENCE South 00°33'19"West, a distance of 22.43 feet; THENCE North 89°26'41" West,a distance of 20.00 feet; THENCE North 00°33'19" East, a distance of 22.49 feet to a point on the southerly right-of-way line of W. Endeavor St.; THENCE South 69017'13" East,a distance of 20.00 feet to the POINT OF BEGINNING. Containing 449 square feet or 0.010 acres of land. EXHIBIT "A" y i r Y r��' r y�f..� l 'E _b ' Instrument # 2026-012866 T4N R1W B M LINE TABLE (CPdF 2023.041551) S 1116 32 NO BEARING LENGTH 33 L26 S00'33'19'W 22 43' L27 N89-26-41'W 20 00' L28 N00'33'19'E 22.49' L29 S 89.1 T 13-E 20 00' t. 0 0 e 6 co G I E I a N O rt fv a N _ _ L29 N89'29'22'W 1105.21' I 3 a I POB —� w I m ry� p �I IJ N I � I co, I L — — — — u L27 i G r a N N00'30'38'E 4283T—�� O I 0 r 5 4 E 1116 32 32 33 N89`iT49'W 1325.5$ s 5 (BASIS OF BEARING) V i a` T4N, R1W,B.M. 5 4 (CPEF 2022.013693) T4N,R1 W,B M m (CPdF 2022-0 1 36 94) �GENSFP, � SECTION CORNER 8 t ® SIXTEENTH CORNER BOUNDARY LINE TIE LINE GRAPHIC SCALE IN FEET o --------- EASEMENT LINE 0 10 20 40 SECTION LINE NORTH G riAD RIGHT-OF-WAY LINE m X PROJECT TITLE IOd NO.: Kimle�)Horn SCALE tw gnu McDERMOTT VILLAGE SUED NO EXHIBIT I/B+I DATE: - 4 i°`°lul l 210 EASEMENT •w +a"a'r+ SHEET 2 OF 2 w IDIAN�--- AGENDA ITEM ITEM TOPIC: McDermott Village Water Main Easement No. 5 (ESMT-2026-0031) Ada County Recorder Trent Tripple 2026-012864 Name or,&,OdIvision Narne Boise,Idaho Pgs=5 vbailey 02/25/2026 08:29:24 AM CITY OF MERIDIAN IDAHO$0.00 "McDermott Viflage" Water, Easerneril Electronically Recorded ..........­­­­1................­1111-1.....................­­.............­............................................... 5 Water Main Ea sernent tl,4ijrnher� E t'"'T'eq<'I'Vw,af fhan on, Of ffi ign" sk"o Fql,,,',I,ua",V�,�y P'i,r,,w,(hr U""WxM�('wmt ff fumtv'ri", Fcr lnterna�Use Only Record Ntrmbec .................... ESMT-2026-0031 WATER MAIN EASE)JENT THIS rtiade this 24th Day of February 2026, Woodside Avenue Investors, LLC ("(iranlor")and the City o'Nerich;,in,an Ida M lto unicipal ('01'POTZ,niOT1 WHEREAS. Te Graw desires to proKe a "aler main right-of-way ,,aerft, and proper-�,y the prernise, hereinafter lNulicularly �,,)ounded and described, and WIJEI EA S , tlie wmer nmin is to bc govWed Q thrOUgh underground pipefines to be consmuded by c9hem; and VVINMEM it NOU be nccessary to Iti,,,iinfain and savine said pipelines ftonl, finne, to titne [)y drie Grantec, NWA1Jl11i,Rl-.'F0Rl`V V cart ideralm (Wic hawfits to be rredved by dic CiNintor, and other good arnd vaklatge consWexalm, Te (kamor dcws herchy Ova 11uto and coney urito the (Krace the right- okway Or an easeinent lor the ,operadon and nwinlenance over and iacross the f6lkmvirtg described property� (SEF' A77ACI1FT)EXHI-111"I'S A and 1`3) �jj 0frN�'�'Itel" rij�JjI'IS at"Id tj_jejj' "I"he casen'tent hereby gratirC(I jS fir)q' the puqwsc of corimniction and operat4, alhtxl Ki Mies, lapher with the&imairrtenarice, repairand rephicentem at the Convenience ofthe (har ee. with the free right ofaccoLSS t(r) SUCh C�,wilifies at any and all n1p C'F", TO 1lAV1`,, AND 71) HOLD, the said easeniern mid rmaighl-gal-war iaa uo the said (,3rantee, its succesm',')rs and assigns 1"brever. IT IS EXPRESSLY I ,�RSJ0' 0 AND D AGRIM), by and b eti etwe , the parties her , that afler nmkhg rqm4s; or pmKON DF`ng oher maintenwice, Grantee 141.111 reS Jjjrr a a o ref eki the e,,isenlenl arld actjacetil prop coy to that existent prior to andemaking such repads and nm4ter36ll.r"ac, However. Grantee sh,,,01 not bre respronsible for repairing, replacing or restoring anyflriug placed Nvithin the area described in this easement that Yvas placed there if) offfnseasernent, ME GRANTOR covenm arm! agrees that Chamor ,shark not place or ;d1ou, W be placed any pern'ntneirit Sjr'rj.jCtUj'eS (.)Y" 0[)sjjjjCn'C)'jj14 Wullirn tl1Q, e�lSeulefit uIrea lhilt WOUld interfere wuh Granteel use MCI easemm Kcimling, but mart Kited tv buildings, trash enclosures, Crarpons, sheds, t"enrces, Irees, or deep-rixited shrubs, 1 1J[` (';'R,AN'F0R covenartts,,,and agrees with Ow Gainee that should aaiy pan of We 6ghwoll way and easetnerIt hereby gymued shall beamne patl of, or fie �vithjirr the boundarieso r any waler lVlain F, III lent Page I Version 044/17/20,23 Instrument # 2026-012864 02/25/2026 08:29:24 AM Page 2 of 5 i?iEf I: Nlr<'tt. lht.Tl, and CaWnlenl hCrQ P10111CLI V%hiCh lk?',�, %v A h i n Nu hkqmdml t h awo C or "5 ch i,i a pj r: i hcreo K An H carse mid Wcorne nu H mid v Ad and of'no Rirther effect and shall be cornpIcteiy reh i ILI(!ished, THF GWYMY does hercbx covenant %vidi the Granne 100 (AaMor is la"114 scized and possessed of the alorc,111entioned and described try o of land, and that Grantor has a wood and lawful rk-,lit to convey said easernem, and Ono (hantor "All waa= and forever defend (he the and L(f iel PCOS00iOn 111MMUMS1 (lie lawhil Claims of person" T1 IF COUNA14TS (-iR--\N"I-0R inavic hovin shall lie binding upon Granter's "Uccc SOT'S. heirs. personal repre:senk"kes, purchatert. or tran�4erecs of kind IN WITNESS WHERFOR the tali panics of Hy first pan have hereunto mlsakvd thci--i- ihe da�' and fir's-, hcrvir-; al'ove wniten. GRANTOR: Woodside Avenue Investors, LLC latnesK.Irlunter, MemberWoo G I e Avenue Investors, LLC ; TE OF JDAHO ) ss County of Ada This record was acknowledged before me or, e,&(date)by J,rKe S flaq-01-YA" (name of individual), [coinplete thefolloi-vin,iz Z si�qning in a representative capacity, or strike thefiollowing ]fsigpfing in an inchi,idual capacity] on behalf of 46�(/s,� 4 i,-en b7,1-;J-.i LLB (name of entity on behalf of whom record was executed), in the following representative capacity: ffl,/fil 12 e'K- _(type of authority such as officer or trustee) Notary Stamp Below Ink dh A a PAULETTE A MALOICH COMM.NO.20233181 potary Sig-,nature NOTARY PUBLIC STATE OF IDAHO My Commission Expires: COMMISSION EXPIRES 08/22/2029 hgo Instrument # 2026-012864 02/25/2026 08:29:24 AM Page 3 of 5 GRANTEE: CITY OF MERIDIAN An Ro ert Sirn ,on, ayor 2-24-2026 Attest by C 's John' *ity Clerk 2-24-2026 STATE OF IDA140, ss. County of Ada ) This record was acknowledged before me on 2-24-2026 (date) by Robert E. Simison and Chris Johnson on behalf of the City of Meridian, in their capacities as Ma or and City Clerk, respectively. Notary Stamp Below CHARLENE WAY :votary Signature COMMISSION No. 67390 My Commission Expires: 3-28-2028 NOTARY PUBLIC STATE OF IDAHO Instrument # 2026-012864 02/25/2026 08:29:24 AM Page 4 of 5 K i r'n,I ey H o ir n Septernber 24, 2024 Easerypent Uesc,[U?d�2g A parcel of fan beingi located in the Southeast Quarter of Section 321, Tow'nshi p 4 North, Range 1 West, Boise Meridian,Ada Courity, klatio,being more parlicugariy desirribed as foftows� Commencing at the Southeast Corner of Section 32, Township 4, North, Range I 'West, Borse Mefidi4n, Ada County, Idaho frorn which the East V16 darner carnn"ton to, -91,1ectiorss 32 and S,eclion 5 bears Id orth 8,9"17'49"'West 1,325,58 feet; Thence North 00"30'38" East, a,dMance oll 418,,90 feet along the section fine of Section 32, and North 89*2922"' West, 1,268.60 feet to a poir'R on 'the sioutherly right-of-may fine of W. Endeavor St., said poin't being Vie POINT OF BEGINNING of th:is description, Said point Msni be the 1beginning, Of a non4angent cuirve to the dght wifli a radius of 201.00 feet,, a centrM angle of '10"36", ain a chord bearing wid distance of North 60037"'2119" East, M05 feet; THENCE in a eastedy direction, with said non-tartgent curve to the iright, an arc distance of 21,01 feet; THENCE South 89'1'7'13"'East,a distaince of 0.910 fml; THENCE Su uth 4*26'67"East, a distaince of 3.27 'duet.; THENCE South 45033'013" West, a distance 0.00 feet,,, 'rHENCE Nodh 4„4'26"57"'West, a distance of 9,12 feet; tio the POINT OF BEGINNING Conla4whig 166 square feet or 01.004 acres of[and. EXHIBIT "A" �om Instrument # 2026-012864 """"""""""".��. ,�.w��� � SIO�32 3.,6 �a fl LINETABLE ,a6 6'w T „u dJ"U kUV CURVE TABLE a E� 5 W N fl Fm"ttaiA a S OF�&"E AJP U NG w 14 a_ "AAA'l SIXTEEN EASEMENT pj�"' "I�Ai(,— '10 20 40 $EC,,TlOhl LANIE-, �!OR TH ��� i.. PROJECT "" . �� 4�N"., ti����w�G9ti,- ,Lo'l Horn Sr�«6, I 'd.�„N�,Fw��uP 0 F l °ILL A G ��(.� 6�.."") NO 1 66 M� �,�;HEET,i'OF w IDIAN�--- AGENDA ITEM ITEM TOPIC: McDermott Village Water Main Easement No. 6 (ESMT-2026-0146) Ada County Recorder Trent Tripple 2026-012865 Project Name or Subdivision Narne. Boise,Idaho Pgs=5 vbailey 02/25/2026 08:29:24 AM CITY OF MERIDIAN IDAHO$0.00 "McDermott Bflage" Water- Easement Electronically Recorded Wa�vr Main Easement Nurnbec iderat tV INS Ea ernent bym+qwk nhal nun bti;1"Ie fIhan o,,e ease d,,.n't'tf z#y,p.e lt), it tvwmar,(m.,: For trrt rnaq Use Oni Record Number, EST-2026-0146 THIS I-aaarorttorat A-4rrrertaotat raaade tills 24th Day of February 2026, between Woodside Avenue Investors, LLC _ ("Grantor")and the City oFNIeridian, an Id ho ktunici l Corporation WHEREAS. the Grantor desires to provide a: water maim across tire premises and property h roirraf er particularly hounded and clescribc& and WHEREAS , the water raraaiat is to be provided for through underground pipelines to be constructed y,othem and Wl-fFREAS. it will be necossarrry to maintain in and service said pipelines troni tin'ie to fin is by the NOW, TI IE .EFORE, in consideration of the benefits to be r=erelved by the Grantor, and other gored.arad °aaltraal~alto oortrrdoratloraH the Iiratratrar does hereby Flo, matt and convey unto the rarrrt 11re rt ;dtt, of-Nvay ft:rr• air easement for the operation and niaainteraa:rtr,.e of water niains cap°tar and across the 161loNving described property (Brea ATTACHED EXHIBITS and Ill The casement hereby granted is f tr the purpose cat°consinmion and operation of water mains and their allied f cilitle , together with their ratainterta nce., repair and relaliaoerttent at the conveiiience ofthe Grantee, with the free right:of=access to such facilities,at any and all trines,: TO HAVE ANT) TO HOLD,LD the said easement and right-of-way tutto (lie said Grantee, its successors and MignS forever, IT IS:E.MTRESSLY LTNTD ;l T(,)0 AND AGREED, by and between the panics hereto„ that of er retaking repair,; or perfonyiing other rnaintenaratae. Grantee stall restore the area of4the oaaternent and aadlgaacein property to that existent prior to uridertaking stair repairs and maintenance. However, Grantee shall not be responsible for repairing. replacing or restoring anything placed within tile area described in this easement ent that wai placed d there in violation ofwthis eaaseratarrtt, THE GRANTOR covenants and agrees that Grantor shall not place or allow io be placed any permanent structures or obstructions within the oasoratorat area that would 1riterfere with Grantee's use ofsaaid oas otertt including, but not lirtaited to, buildings. trade enclosurm carports., deeds, feTlcoaa, trees,or derma-rooted shrubs, THE GRANTOR covenants and`agrees-with the Grantee that should any hart of the fight-of-way arad- easen-rent hereby gaanied shall become part of. or lip;within the boundaries of any Water alaain t-waassernent Page I Version 0 l `202 Instrument # 2026-012865 02/25/2026 08:29:24 AM Page 2 of 5 public street, then. to such extent, such right-of-way and easement hereby granted which lies within such boundary thereofor which is a part thereof, shall cease and become null and void and of no fiirther effect and shall be completely relinquished. THE GRANTOR does hereby covenant with the Grantee that Grantor is lawfully seized and possessed of the aforementioned and described tract of land, and that Grantor has a good and lawful right to convey said easement, and that Grantor will warrant and forever defend the title and quiet possession thereofagainst the lawful claims of all persons whomsoever. THE COVENANTS OF GRANTOR made herein shall be binding upon Grantor's successors, assigns, heirs, personal representatives, purchasers. or transferees of any kind. IN WITNESS WHEREOF, the said parties ofthe first part have hereunto subscribed their signatures the day and year first herein above written. GRANTOR: Woodside Avenue Investors, LLC JFATE H. Hunter, Member Wide Avenue Investors, LLC OF IDAHO ) ) ss County of Ada This record was acknowledged before me on '-e k I Z I tZfo(date)by (kie S �-r' ��v i tew— (name of individual), [complete the following Z signirt in a representative cczpctc i , or strike the fiollowing l signing in an individual capacityl on behalf of (,Gl�c'�l��'� �v� lor'-"re"T LLB (name of entity on behalf of whom record was executed), in the following representative capacity: IT -C 07/2, K (type of authority such as officer or trustee) Notary Stamp Below PAULET''- M0A Q18H !s�IJI ` �' �+ COMM.NO NOTARY PUBLIC ataxy Signature STATE OF IDAHO l-�2 Z L MMISSION EXPIRES 08/22/2029 1<,�Iy Commission Expires: Water Main Easement Page 2 Version 01i0112024 Instrument # 2026-012865 02/25/2026 08:29:24 AM Page 3 of 5 GRANTEE: CITY OF MERIDIAN Robe E. Si isen Mayer 2-24-2026 IllIA Attest by Ch 's Johns r .,x "` y Clerk 2-24-2026 STATE OF IDAHO, ) : ss. County of Ada This record was acknowledged before me on 2-24-2026 (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 BSI©w CHARLENE WAY Notary Signature 3-2s-2o2g COMMISSION No. 67390 My Commission Expires: NOTARY PUBLIC STATE OF IDAHO ai�!'.�12lI11 atc?l'Stlli I'�iL't _ Ver-licoi 0I i I 1 21124 Instrument # 2026-012865 02/25/2026 08:29:24 AM Page 4 of 5 Exhibit A A parcel of land being located in the Southeast Quarter of Section 32, Township 4 North, Range 1 West, Boise Meridian, Ada County,Idaho,being more particularly described as follows: Commencing at the Southeast Comer of Section 32,Township 4 North, Range 1 West, Boise Meridian,Ada County, Idaho from which the East 1/16 Corner common to Sections 32 and Section 5 bears North 89017'49"West 1,325.58 feet; Thence North 00°30'38" East, a distance of 241.67 feet along the section line of Section 32, and North 89°29'22" West, 1,271.40 feet to a point on the eastherly right-of-way line of N. Glassford Ave., said point being the POINT OF BEGINNING of this description, THENCE South 89°47'09" East, a distance of 18.59 feet; THENCE North 00*12'51"East, a distance of 20.00 feet; THENCE North 89°47'09" West, a distance of 18.47 feet to a point on the easterly right-of-way line of N. Glassford Ave.; THENCE South 00°33'07"West,a distance of 20.00 feet to the POINT OF BEGINNING Containing 371 square feet or 0.009 acres of land. Instrument # 2026-012865 - age 5 o T4N R1W,B M (CP&F 2023-041551) Silifi 32 33 ' � 1 L36 n U F ' — L34 N89°29'22 W 1271 40' POB y E r ' c N C N N a LINE TABLE m NO BEARING LENGTH EnL34 S89'47'09'E 18 59' w L35 N00'12'51'E 20.00' L 36 N89-47-09"W 18.47' O © L37 S00'33'07-W 2009 r LL r T N00'30'38'E 24187'—�" e 0 r i 4 E 1/16 32 32 33 N89'17'49"W 1325. 58 5 (BASIS OF BEARING) '— T4N. R1W,BM 5 4 (CP&F 2022.013693) T4N.RIW,B hi S (CP&F 2022-013694) SECTION CORNER SIXTEENTH CORNER BOUNDARY LINE TIE LINE GRAPHIC SCALE IN FEET Q�y P --------- EASEMENT LINE 0 10 20 40 CJF �� ———— SECTION LINE NORTH _ m D �p,�- ———— RIGHT-OF-WAY LINE PROJECT: TITLE rD8 NO.: chs4Eyoa� Kimle )Horn SCALE: =�� McDERMOTT VILLAGE SUBD NO I EXHIBIT SIB I ttao sm 210�T EASEMENT ��� a=D"VM2 sue: �ozv)hin� SHEET 2 OF 2 W IDIAN�--- AGENDA ITEM ITEM TOPIC: Final Plat for Mogul Industrial Park Subdivision No. 2 (FP-2025-0033) By The Land Group, generally located at the northwest corner of Black Cat Rd. and 1-84 STAFF REPORT E COMMUNITY DEVELOPMENT DEVELOPMENT DEPARTMENT HEARING 02/24/2026 Legend — DATE: Project Location TO: Mayor&City Council ::: Area of Impact i= City Limits FROM: Nick Napoli,Associate Planner O Analysis nnapoli@meridiancity.org - F SUBJECT: Mogul Industrial Park No. 2 ---------—- _ �® FP-2025-0033 v LOCATION: Generally located at the northwest corner •- I _ _ of Black Cat Road and I-84(Parcels: S1216141821 and S1216131201)in the east half of section 16,T.3N.,R.1 W. e � I. PROJECT DESCRIPTION Final Plat consisting of 3 buildable lots across 40.29 acres in the I-L zoning district for the Mogul Industrial Park Subdivision No. 2. II. APPLICANT INFORMATION A. Applicant: The Land Group-426 E. Shore Drive, Eagle, ID 83616 B. Owner: Clay Sammis-491 N. Main Street,Ketchum,ID 83340 C. Representative: Same as Applicant III. STAFF ANALYSIS Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plats for the Mogul Subdivision(H-2025-0006)in accord with the requirements listed in UDC 11-6B- 3C.2. This plat incorporates the second phase of the Mogul Subdivision that was entitled during the preliminary plat. The number of lots(3)for this phase did not increase, and the landscape buffers did not change. In order for the proposed final plat to be deemed in substantial compliance with the approved preliminary plat as set forth in UDC 11-613-3C.2,the number of buildable lots cannot increase, and the amount of common area cannot decrease. Since there is no change to the number of buildable lots Page 1 and no open space is required, Staff deems the proposed final plat to be in substantial compliance with the approved preliminary plat as required. IV. DECISION Staff recommends approval of the proposed final plat with the conditions noted in Section VI of this report. V. EXHIBITS A. Preliminary Plat(dated: 05/01/24) Preliminary Piet c� Mogul lnduskrlal Park Svhdiuision= a,::-----_ .. I mill RMIMM Mir gm w ._ ��� W.�g —. y;�'y •4�r_�=-_•-'�_•.tic T ._---. - "�w.r,��..ra`.h-+�r.Lk_�, � f �',i�, ri�� '•�:..=^�sa':."ri.rives-:�° - B. Final Plat(dated: 11/24/25) r�l Komi M IYi Mogul Industrial Park Subdivision Phase 2 Located in ft East 112 of Section 1Ty Township 3 North,flange 1 9lesr,Boise Ileddian, C ty o1 Meridian,Ada County,Idaho pp upsr ------------ d IA i Q : ■ ur rwrr Lrs rrr rl uE wURkr LEWN M eerae KFNm illE um THE MUP Page 3 HIM Plat Tor Mogul Industrial Park Subdivision Phase 2 vi�apu�YrW�a��rpy��Y'r�P„���.M�'tl'.r54�A1�NIrP�R IR�IR■P.IOPFR�1 n; r���..___..__.. r.4w R�m_arrwrn.s.+erra.aun.�rr _ a�nnv�nr.rr renw erns-rec.r�4�rarf4rr�.m�nr. i Rrr,n+�•a xMv..i�NXI r_r n w I Yr4��,� . �..nrow�w Rrnafro�.rnn � _ ,sr .... .. .�KARSIy •as ..i i_ rrrk nm�una IiOlkhY�h]h VY.aR�I MI: nR �a�asa.nrnc�mtw�noa w nm ���TM xn�,a irrom.r.� r.w'��nnr. urnm� m.r�� Ina��am� THE -v�aUP F"rrrtTx Mogul Industrial Park Subdivision Phase 2 ARnrir K Ce"al okmelllmn 4@rrra1e Cllr rA=1 ?!T w rrr CwrT*�urnr wmee �anitrr rr C+wtr srwwr aresrMrr.rn rr ur CMIT TrerfrrEr Apprsl■C4 BOlrex .�.....,,..���.... THE LAR 'ellf�� Yv�Y sa. Page 5 C. Landscape Plan(dated: 11/24/2025) XE v `-------------- 1 ,. • uixrEsurn,wxuerae.nur.r®r.u..owe v,� - 'a �. ro YrlM C 9 Pr.tgrr l.M Irwr,w.l A r------------ --- L---------------J- -7-- ---pub -- ----------------� I----------------- i �iaa8cape OMltfa� — '�'"'� 1 1 �• 1 I XE l �LVP RSRGUP en-a.. ..�a3 4.9.P+3+x2435fia�Jliu-dE2-�44 OB64945�s�6�',42 rx-W.'-=c-.kSS:FEL++sJ.SSSa9b4PNh L,!}.QS��_.____�__�__. , , i I ti Y r{. Grand Mogul Orlue Landscapes Ud -- d o` w� Landpeape 1Nlea: � m ra.u,umd.-w,rr.�w�wuw , an a . ��"�•r• Q,«mm�,iren�m�rwxwoi f r �'� - -� Cm ea - i f 3 QR . .. -_ - - ! 1 •1a a -,._ —�07 n- -" �}S Orand Mogul ONve Landscape-West _ "-""�""•' l �THI W 000 6FDUP 47' — , — 20UC3�4U4p _ I � Menlale e.ar t I 'S 'a 19a Corridor 6ufler Wesl laneuape �_ � rq Y Lan64cape Notns: B4atedfll mod: � 46 G _ or I 9.0 i I — m 7 i —. �i'-. - - OaO f.:. -:•�.; .. :ice !�-$ ' '.�Q 4O 7rii I 1 , .7� 1&9Corddor Buffer UMUNIUM L1,02n Page 7 VI. CITY/AGENCY COMMENTS & CONDITIONS A. Planning Division 1. Applicant shall meet all terms of the approved annexation and preliminary plat(H-2021-0064; AZ—DA Instrument#2022-082504; H-2025-0006); applications approved for this site. 2. The applicant shall obtain the City Engineer's signature on the final plat within two(2)years of City Council's approval of the Mogul Subdivision on August 12t", 2025, in accord with UDC 11- 613-7, in order for the preliminary plat to remain valid; or, a time extension may be requested. 3. Prior to submittal for the City Engineer's signature,have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. The final plat prepared by The Land Group, dated 11/24/2025, included in Section V.B shall be revised as follows: a. Note#11: Include the recorded instrument numbers for the covenants, conditions, and restrictions. b. Note#12: Include the recorded instrument numbers for the ACHD sidewalk easement. c. Modify Plat Note#7: to include the City of Meridian in the language for approval. A copy of the revised plat shall be submitted with the final plat for City Engineer signature. 5. The landscape plan prepared by The Land Group, dated 07/23/2025, included in Section V.C, shall be revised as follows: a. All required landscape areas shall be at least 70% covered with vegetation at maturity, with mulch used under and around the plants in accord with UDC 11-313-5N. Please provide vegetation calculations for the landscaping along Grand Mogul.A copy of the revised landscape plan shall be submitted with the final plat for City Engineer signature. b. Sidewalks,walkways and pathways shall include dedicated crosswalks at the intersection for all streets along W. Grand Mogul Drive with changes in color,markings,materials, texture and/or surface to distinguish them from the surrounding pavement as set forth in the TMISAP(see pg. 3-28,Crosswalks). c. The 20-foot landscape buffer along W. Grand Mogul Drive shall be installed with the subdivision improvements prior to a building permit being issued. 6. Prior to signature of the final plat by the City Engineer,the applicant shall provide a letter from the United States Postal Service stating that the applicant has received approval for the location of mailboxes. Contact the Meridian Postmaster, Matthew Peterson, at 208-887-1620 or Matthew.W.Petersongusps.��ov for more information. 7. Future development shall comply with the dimensional standards listed in UDC Table I1-2C-3 for the I-L zoning district. 8. Upon completion of the landscape installation, a written Certificate of Completion shall be submitted to the Planning Division verifying all landscape improvements are in substantial compliance with the approved landscape plan as set forth in UDC 11-3B-14. 9. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat and/or development agreement does not relieve the Applicant of responsibility for compliance. B. Public Works wlar,!a.tr wnla terse ✓fierosite Smrims Sewer Shed rsfinud dFrujedl Sec applimui SLR EIM gamnoe • PFUiE i rUFMIElvl YES Ida + ILrtpa�tatQrrer Sec Pa Lic WOF63 SLe Ctontiliklae wars + 8ist:rxti=wlhy� VIA.MmilablcatSiEe ScrYitsa + PteSSire 2nrr 136n%oLedPmjoa Smapplio6un watrr C:Inxs + WatLrC�Mlity Nam Fruj-Lt Curoistent Yes wiLhl Watt.Y MasLer Pion M• Smi M-T.IFDE'C.UNDrrK3?4S: I. CStyLdhLaatot>�Ltu1f1'Eldaio.[l%a-S",ifd8trisotatdlyWFrt12". 2. CkyFegtms dot all xenioeso oFfdteAubgomgtosre.PleaseraseLhe shah fix ImwLFim Smitas�d WaLLx Sen�as rt amid y�g�Quin sn the nLatL 3. Flt t r the mgLii u 2fr Eian�ror the saL&I lave ll"% rtoLL CKLLnd a mmiM=ul'S'POSL Ow bNm urrbLd 1fP R Fn Canal CANE- ALMN[SMON5: I. SamAmymmw5mvicelnlhixdevelLTffwr,ImaaailahlevaeKhrredrndexisErginamLxj4wmaw Live Lk%,&WmnL The aiiff�I ML shAG umtall nudm di and d mLLgh Lhis subdivis wx appli=a shill u wLhmare Quin we mid muting with the P uhbu Wa&N Dgmo-U smL,mid etwLvte sLusdud ft>.nLs nl'eL+xanmiNfiLrmrfFrLm LLhamFuynvsdlupnrvxlemmrx. MirmnLurb LAAw mv4ff.cxpesmut: is IFaee feat,ifaivw fauan top L7rpgte di sLLh grade a Ieatkm Llre±fed thm sluwnale nxL6ensls rhall Ez m%ed in w 114 uxe of City of Nleritlimo Abltc Vk'ixiL lkj rtttmrs ilmxlanL SPuerrXAiu . 2. WAffwrvir wffiissatet avaiLilole via e bmmonoraLix mgmwha a4 - tLulhe&e iv{merl. The aloplEmm %dull he nmptewhle La itma w2bu imiL:to mxL I xLyu L; Ihis tlL ekTL L cvtxt5aare m=size atxL ax=g wiLh Ptdpbc V KtL L Page 9 .1. All mnnsixxrnmLxre]meLlmpuhlic life,sLfexvaaxLheLrhxlullheampletdpriur Iwo LxcLqmff►yid the m7wurm Whets mgaLa+edlry the€:sly 1•}nprouitr,mo mTwr mLy PL A LL perrcmmmue xmely fQ mvch mTmivemarm in ixdm Lv rnlit City Fnvir mil¢atue Lmn Ilse fmal plat am.seL fimffi it i RX' 11 5C 36. 4. I.ymm iretallAim of the Lmmkccaping and lxilm lu 4Lgme fim by Plarmiog["Kuturent strff,dye applrcudxtullpnwineawriNatctruk cofcumpletionassdforthWIJD]C11,31]-14A. S. A leueriFcmditrrczh suetyin themmuu ridllfl%will lie m puled Nrwall hrmnqAete fimaigg, rmvl mL 4,am.•mucK,prmmmyndidpiingPnLvlipmgmboxunlFxfmalplaL 6. The(Styof IrLTkbm otyuorezthaLdwrmatpledvilhthe{:ityaPelf wswvLym theamumL of 123%4of Hoe MWA uiwt;uwtxxr Lxt4t fQ al1 m1c4ffTlde sewer,wale mftLLNUuA=Prig Lo foal plaLxigrmkv Thma -Ly will bevaiFeilbyalimiLemuvAcsim le mniL:63hyllm4 mamthe Cry. The aWlicara sha]I he Fegomd to cote mtn m DeveluFment 4Lmety Ag nmmmra vnth the€dy of hkridia The mmay=be p"ed mi Ills ro oral ii ry ahle lever ofnediL,cede LI'Fmd Lm bLrid Applicant n ai file m appliLadim fix-mmdy. whiLdi Lmn be fixaal RI the (;wmrim ly Demilipmem LepwhmffK vr&,Kite_ please cimtact Lunt ❑evelrgmmL Rebus ra tnLme Ndix m aL 9H7 221 I_ 7. The€dy 4FFMeriLhm nxp ires Hot fire ownrer p osl No the CAA a vs rrariy surely m the amcnmt or 211%4if the total a sbv Licm czmL Nor al]Lno,ilded s w,mxL v mtm im.,a,,,-i,,.r Fr a diu3i m oFbxo year%Thes ty axxwhL will Ire verified by a Ime itenn firs)mst invoicing Pnnvled by the owner Lu Lb!Cry.The mmety cm he pasmd m the fLmL of i m n7emicahle IdLer ud u tdil,cz;h E*NML or bmL APplicmot mast file an aWlicawin FLr myety, which cum lie fcxm3 am Lhe €IMrimrLny beveb,mmiL rJEpmtmmt weh%he. Please m LMA I.Wd L7e lkgPumm L.`'a Rr more mfrrrmliLmi al SH7 221 L R. In Hoe event chat m aMbLan mx4'4nr rnntur cmmLy axTiete non lire,mm vfety and mm hmLhh mQvverwr&,Inn Lu(Ay 1-kpre r tiLpoalue on fire firm Plat ardrLr Evxtr Lu nuagoeiL7,a zmdy agmeuvwd may he apPnnmd w set Rrih im i 1DC 11 R'-W. 4. APpliLwk rhdl be ntL}rired Lu Pay Pub& WDFLLs develoyommL plmi review,and mrbvc7xm nispechm fees,m drletmied Aming the Plan review PnK.Emm,Mmor lu the imamwe Lyra lalmc appnwd letter_ 10.It dull be the rogaweibihty ufthe zppliL-Md Ln ermwe*uL all desrcWgroienL Fealures arr{rly wiLh firehrnmiL withDraHlitiesAaandthe Fair IlacingArt. 11.ApMKwrL4WI be resprual&fm applicAmm andanQlianscx wFLh any%. LtHnMM JNa Umgt]W may be nxpnffed by the Amoy Uii7is rndliVrxtem. 12.lk—miknpe tdi Il Novhale osv6nxL lmaLkoms with the M rmhm PcmL fAGoe. 13.All gaitiggarf Lhe sire mUl be peivm d m cam fiimiars PAIN MCC 11.1 4H. Id.€'mrgmdmon to L TMU Lx%hall be m3burdmd Lo doe Meridimi Mikkq Loxmurmt iLm all bLdkLmg pa&nm)ixmgemiomredb HILwirefrmAngwouldsdaLnryhloalenial. 15.The engmBw dull be mgLmed m Lxtrtify Lhm Hie steer aemLerlme eleratiLmts are met a minirmn of S feel abnrm die h3gretl established pmk g KwKhr.nter ek%Glliv This is to creme OmL the brkLDM ekgm6m or Hie pawl sperm udbir is A k"I foot abo . Id. Limn aw facility watl9rL Hun pmjeel that illy rxx Fall LmLirr Hie jui�Lyiiin rrfan Rri�iwi Lhstnel or A€Z]L}. The Lkfa go erigiFN=r shall Prixnde Latrricat im Hut Hoe Famliti es have berm msWiml in acuLx hme with 9ie�'�Llr9gt plans Thix�rLil ivatiLxt will bt roxpiel hefrre a rairFide Lof rxxt�omiLy is asap fim aoy shLs7imc rnllrvL die prrgecL 17.At the crnqido of Hie 1w'L7cA Oie applicani shall he nmplrwhJc Lu suhwuL T¢ad Lwawmgs per Lhe Oly cT Knidiun AidLA.Al)qmtLmxk Thlx Tecrrddrwwmpm.rdherorewl and mpprmod priorwtbe i5%L6mwe LTRLcwrFicffim Lure+-yfvaM sb1RALWe%witliin the pngLxL I.N.Sbiwt Iig1d plan oeglmmtenls we loaod m wctwo 6 7 ur the LTnrYmwmdd Su xLvlb�fix Sheen l.igblmg(hltpo'.+�.wsnsdaaiolyaw ubk vnrksa+gix'.'d 272). All strut li hiN %hall be m+atilkd aL CI v 10lior'%expo . Firs)dm6p shill hL suhrniWd as[xot iefthL do hjwraail pbn sci rawappnvat,wbiidi msiL mu111dc tlx Lwalftrn ilc any cmwnl;sued Ind%. 71x aarrhrr, work and ffousiak shad cmfurn to fie WW[: mid Ole OLy nl' Meridian 9uMi ruedal SpucCwmiom In Ire MVC'.C.Lweaci the ViLy ILd Aleralaln Trmr.IwwlawKs mLLL I%lity(.'omxlnym at H99 55W rxr ini irnalim un the rldims oFerisaos sued iq+tirg. 19.The apokmu t shed po�vide eaiamL Ks)Fir all Iwblic wdtoo.-;e r maim 4Kdsi&ofpahic riSIA or way(m lwk all waver s-r s wr!.h}vrdot�). The Bas w■hles shall he 26 Feet wide Fr a single LbiLy,ur10ItiULwiLlrfurhwk The caewmissballs%Ltbededxmhtd via Cielpta.buLraOxr dedicated nLloiL]L OL r+Y 1rueLm umg thu city 4orma xiai's slmrLmL flan&,Tlx czxiwml shill be�Tdphical:y ck.Tided tm the ply for mFaerce pl■pl s.Rubrrwlm exonAc I e2NcFrwd(m the fixed arailvblL frc Fiblw Worls�atoll des T4"m lwelpaFed by=Iffibo[Jcrmced Puff ffud ]aid9onL)a,wht-arustirxhilLLhcatuul'O¢czxmm3u(mALd]`.XI OBIT R}and wR112-x I I-nW wtlh kwirgi and dey:Ltax{markLd L-Al IlINT ll}fur xvicw.IWO LxhibiLs nwa he %ealml,signe3 ml.dyed by a PnLFe and L uKL qu,cpw.l)[)NUT Rli{1f1R]). AL3d a Lnle m Ile plat mf�g Lh Li doamTwnt All Baser Ls mrX be.ador■tinl3,miewed,wr LzprL d!lwiorW %ignahrx orlhe final TAN ley the City]-iipymw. M.Appli=L%lull he Tegw nible few a'l11]]iLwmm msd aonplraLoe with asl F;PJ)[iS jnrmwisgS tlul may be TegwFed by the[irnirLxmrerlal FLrgk-tmwm Agtawy. 21.Any wills thaL will nk auriox Io be wed Tmcat be Inge lv ahura31ined aoadirE bu]Llabli Well C.lxelhudim`km rdsRuinaL3mmisldedbyOreIdahoDquotxmt4lfWaderBemKircex(IIWP} The rkvelq3er,Oww,IwpmjeL-LI;mgirAwr,AW1pnmddea%WLLrnenLukbL4 ngw1wdwthemae any ex.istiog wells m the dnvlkgmLlalt,ad if so.hL -they will t%mLmm to he use4 iw Powx6 oxvwd or6eir ahamllcwornL If we%are Me hx Wmr.3lwaxl,the pm_jml uws or thaw rLgx endive ri■L%L Lwlrirt de Il1WR Ccumilwaux Iyllli um%s:im(barn Slimier,I iyLiLgeolLgist 2M 2X7 4972)[WE-D EmLyvwrkasclonebiedeLcffswtduirmanexi%IiFSgwell[evenifiterhebnmJth:dthe w 11 is less Oun IR B deep}Proof rfr■ zkmF.■wolh IDViFR mad he s■hmtted to The{31y prLwr to�y work ham ilo■e iir dewmis�o■abc drill Fail■re to oomm�oit with IfiWR mfreari■aillilimmlworkalldcq ■ i■daomriissinnthews:L 22_Argo misurg mqpa syslami mLdri Ibis pH5eAshil]be rnrLln%d liiwn seem%lwr City{kdirx v 9ac'blrl 41 d and 9 4 IL. OrYzi the C;rnbal DiNna Ikalrh r}LTmvrmnl Iia WKu"nrnenL pmcedime:dad impBo ffeL 23.Tim City of Mlerk®Tegluel&A preamued im_vautm syiuw be sLtlilAkmi by a yew nxmd %swwcx of wake{LJD['11 311(1.].The apjr xaffrl..shi,uld he ruywn%L ua mx any eri%t nwfare ew w,d1 wsru fiw 11w priory souee. If a surraoe Lr well sLL V is MLA available,a W ffk IMML carrrimmrL to the culmry wow s fern shall be TaquirmL[Fa sinElo punt aramdim a LiWi=L law developer will he nygilrxibk fix Oie paprnwl u1'w&ecarsdrL%fix the arwron an$1rQ 1xi detelttptn.Ty plat altlxvval. 24.All rnpwn LbLrher,caruLi. Inter.&.Iw draim Lulladve ul'nahaal w.Lleraar; interoLl_nL, mmcingtwIaynv:ljJ ml.dollcimlgwuslu the areabeirgslpbxhxxkedsUlhew6 sselllaT1.1C 11 3A d. In pL&2 ng it h wLrk Lhe applkL L.4al awigdy wnh UZN {rKle.12 1207 and an,- Lather uWhcab]L law sa Tcgu a km. Page I I W IDIAN�--- AGENDA ITEM ITEM TOPIC: Final Order for Apex Northwest Subdivision No. 7 (FP-2025-0034) by Brighton Corporation, located at near the northwest corner of S. Locust Grove Rd. and E. Lake Hazel Rd. BEFORE THE MERIDIAN CITY COUNCIL HEARING DATE: FEBRUARY LOTH, 2026 ORDER APPROVAL DATE: FEBRUARY 24TH, 2026 IN THE MATTER OF THE ) REQUEST FOR FINAL PLAT ) CONSISTING OF 64 BUILDING ) CASE NO. FP-2025-0034 LOTS AND 11 COMMON LOTS ON ) 20.667 ACRES OF LAND IN THE R- ) ORDER OF CONDITIONAL 8 ZONING DISTRICT FOR APEX ) APPROVAL OF FINAL PLAT NORTHWEST SUBDIVISION NO. 7. ) BY: BRIGHTON CORPORATION ) APPLICANT ) This matter coming before the City Council on February loth, 2026 for final plat approval pursuant to Unified Development Code (UDC) 11-613-3 and the Council finding that the Administrative Review is complete by the Planning and Development Services Divisions of the Community Development Department, to the Mayor and Council, and the Council having considered the requirements of the preliminary plat, the Council takes the following action: IT IS HEREBY ORDERED THAT: 1. The Final Plat of"PLAT SHOWING APEX NORTHWEST SUBDIVISION NO. 7 SUBDIVISION, LOCATED IN THE EAST 1/2 OF THE SOUTHEAST 1/4 OF SECTION 31, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO, 2025, HANDWRITTEN DATE: ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(APEX NORTHWEST SUBDIVISION NO. 7—FP-2025-0034) Page 1 of 23 DECEMBER 15th, 2025,by AARON L. BALLARD, PLS, SHEET 1 OF 5," is conditionally approved subject to those conditions of Staff as set forth in the staff report to the Mayor and City Council from the Planning and Development Services divisions of the Community Development Department dated February 1 Oth, 2026, a true and correct copy of which is attached hereto marked"Exhibit A" and by this reference incorporated herein. 2. The final plat upon which there is contained the certification and signature of the City Clerk and the City Engineer verifying that the plat meets the City's requirements shall be signed only at such time as: 2.1 The plat dimensions are approved by the City Engineer; and 2.2 The City Engineer has verified that all off-site improvements are completed and/or the appropriate letter of credit or cash surety has been issued guaranteeing the completion of off-site and required on-site improvements. NOTICE OF FINAL ACTION AND RIGHT TO REGULATORY TAKINGS ANALYSIS The Applicant is hereby notified that pursuant to Idaho Code § 67-8003, the Owner may request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight(28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(APEX NORTHWEST SUBDIVISION NO. 7—FP-2025-0034) Page 2 of 23 Please take notice that this is a final action of the governing body of the City of Meridian,pursuant to Idaho Code § 67-6521. An affected person being a person who has an interest in real property which may be adversely affected by this decision may,within twenty- eight(28) days after the date of this decision and order, seek a judicial review pursuant to Idaho Code§ 67-52. By action of the City Council at its regular meeting held on the 24th day of February, 2026. By: Robert E. Simison 2-24-2026 Mayor, City of Meridian Attest: Chris Johnson 2-24-2026 City Clerk Copy served upon the Applicant,Planning and Development Services Divisions of the Community Development Department and City Attorney. By: Dated: 2-24-2026 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(APEX NORTHWEST SUBDIVISION NO. 7—FP-2025-0034) Page 3 of 23 Exhibit A STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT A H O HEARING 02/10/2026 . Legend DATE: Project Location TO: Mayor& City Council Area of Impact = City Limits FROM: Nick Napoli,Associate Planner O Analysis nnapoli@meridiancity.org SUBJECT: Apex Northwest No. 7 m k� FP-2025-0034 ' c LOCATION: Near the northwest corner of S. Locust ', -' Grove Rd. &E. Lake Hazel Rd., in the E - 1 '/2 of the SE 1/4 of Section 31,Township -. �----- y t 3N.,Range IE. Aj _ I. PROJECT DESCRIPTION Final Plat consisting of sixty-four(64)single family building lots and eleven(11)common lots on 20.667 acres of land in the R-8 zoning district for the Apex Northwest Subdivision No. 7.Alternative Compliance to the pathway landscaping requirements in UDC 11-3B-12 for landscaping in the Williams Pipeline easement. II. APPLICANT INFORMATION A. Applicant: Amanda McNutt,Brighton Corporation—2929 W.Navigator Drive, Suite 400, Meridian ID 83642 B. Owner: Brighton Development Inc.—2929 W.Navigator Drive, Suite 400,Meridian ID 83642 C. Representative: Same as Applicant III. STAFF ANALYSIS ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(APEX NORTHWEST SUBDIVISION NO. 7—FP-2025-0034) Page 4 of 23 Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plat Apex Farr(H-2024-0014) in accord with the requirements listed in UDC 11-613-3C.2. This plat incorporates sixty-four(64)lots of the three hundred and eighty-one(381)that were approved as a part of Apex Farr Subdivision. The phasing plan is consistent with the approved preliminary plat and recorded development agreement; however,the central portion of this phase has been reoriented with a slightly different lot and open space configuration that remains consistent with the approved preliminary plat but results in seven(7)fewer residential lots., In order for the proposed final plat to be deemed in substantial compliance with the approved preliminary plat as set forth in UDC 11-613-3C.2,the number of buildable lots cannot increase, and the amount of common area cannot decrease. Since the number of buildable lots decreased and the amount of common open space has increased slightly, Staff deems the proposed final plat to be in substantial compliance with the approved preliminary plat as required. ALTERNATIVE COMPLIANCE The Applicant requests Alternative Compliance to the following standards: UDC 11-313-12-2: "The landscape strips shall be planted with a mix of trees, shrubs, lawn,and/or other vegetative ground cover. There shall be a minimum of one(1)tree per one hundred(100)linear feet of pathway. If this calculation results in a fraction of five(5)or greater,round up to an additional tree; if the calculation results in a fraction less than five (5),round the number down." Due to the ten (10)foot multi-use pathway being in the Williams Pipeline easement, the applicant cannot plant the required trees and shrubs along the pathway. As a result, the applicant has proposed an alternative by planting the trees and shrubs in micro pathway lots that connect to the ten (10)foot multi-use pathway which is outside of the easement. The applicant states that they will still be able to plant flowers,planter beds, and sod throughout the Williams Pipeline easement with the trees and other larger plantings being in the pockets outside of the easement. Staff finds the Applicant's Alternative Compliance provides an equal means of meeting the intent and purpose of the requirement as analyzed below in the required findings for Alternative Compliance: 1. Strict adherence or application of the requirements is not feasible; or The Director finds that strict adherence or application of the requirements listed in UDC 11-3B-12-2 is not feasible. 2. requirements; and The Director finds the proposed alternative compliance provides an equal means for meeting the requirements by still providing the required landscaping on site. The applicant proposes to meet the required number of trees by placing them in common lots that lead to the pathway inside the pipeline. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. The Director finds the proposed alternative means of compliance to the standards ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(APEX NORTHWEST SUBDIVISION NO. 7—FP-2025-0034) Page 5 of 23 listed above will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. IV. DECISION Staff recommends approval of the proposed final plat with the conditions noted in Section VI of this report. V. EXHIBITS A. Preliminary Plat Apex Farr(dated: 05/01/24) PRELIMINARY PLATSHOWING �y APEX FARR SUBDIVI5ION ,�a l�J R.ARCCl91 51RIA10NR—OFSfR U.l0M -3 - I MEJRUkNf IRU MiR �� ..• ;• — Vie-- .�...,.. ill ..-.._':� :4• F a,.,_.. 1n---- —__ i SUBOIVIsION g law �i.o d ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(APEX NORTHWEST SUBDIVISION NO. 7—FP-2025-0034) Page 6 of 23 B. Final Plat(dated: 12/15/25) J PUT 4F APE%HORTHWE5T SUBDIVIS4DN No.Ti- A�.J JI�x�M}..rrrt•✓FkN L'2 Jirµ,1.�..117ad wrlrrfl WI}H'E l�,Y■flr,fy•II�IIIa,rM.Cai llMx^._l.L fu+A.tlVa LH.x, _ C.15 - Imo' �rt1,i i., ' ulrl.i •.ea�' xecv'r:3 4 IL•r a'r' O {�J 60 49 0 Is a tea. .tea. Iwr,.ruii (I]k '31 [. m ��.rrt�asraaa- ' � �KI�i., � •r la�,FFI�, blY�av 4 at�� W H91"L YY lY�a. IiF�b S _ rx EsrQ-rofL .-...--_ .. 9rEglLten Corparxloo — ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(APEX NORTHWEST SUBDIVISION NO. 7—FP-2025-0034) Page 7 of 23 AYfXNOETHWESTSOKAY151QNNp.7 PFE 1 f- � tswu wnwe s,•�' h .r•wr �: r '�� ♦ �� � � ■ IF1fW3 '� orr�lrx n■ 9rl hton Sti4Fl !'� ! 14 ur NM �• !++E �j 4 �� rf + f ti.1`YT 7.wtiN�f n {M1 � �■ '�� � � km 1 j �f :�• n.r.— ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(APEX NORTHWEST SUBDIVISION NO. 7—FP-2025-0034) Page 8 of 23 PLAT of ODEX hAGE APEX NOPTHWE5'i SUSIDIVISPDN No.l ------------- -----so5hft t2------- - --------- '4 QIC ZtE- xl/y'[I••iiW' yraxvn Y _ - dY•11FT ` _—- IY4lL•AY 114� x �wtl M11.i 11iL r.M riiL b.d :s r•-r r�yo-�a x,„r;' ::6 e.r��.,rrJ�a:Y�ia u-- �►'�;Ib'.7'at's I',lf:J'�L�tiL�`i'!'3,ri"�.:s.-..Kw,.i,[ W �Y f.K•/IM1n•!�_r✓'. r�_ _ x�' Mir 1rNY'•..r lrrr!x'. r •ti1 r: I:Y u'.L• P rt.•J Par !'S1 [Y�rnY rt•YM'�-. •!•al RYYrYi M sr' — - [roil yr •�wna:wa�w-.nr_ti• ��anrr�kf. 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' � n —' � �r''T •r"'L bn wr a� �w. wrv4A [y f4 �rtd Er armr�.rbr r�Y Su ,�L� ,• �j, a'•R-u �aa•111as+iw� !!�dY• H,A a}ea.�gL; rvLr a• aw rir RL V 1.--__. xal w f.b rLr Ya!•aY Nd1�1 q4 [.[ a�a[u�Rr Yexwvi r'rirw�iv�i���'�r II�•- rn is iuw.w.b wc� - a4 OM- '}:n:•" -ayy r.w 1 y MY'4•J'IXu n�vl[au-m v tiu�..v.w•a•Ja�r¢-tr w•�F•i�ti w� x[ern r•r nay ors!YV�-M-- u � , prHFE, } !��a!Illr rlx Yr a IXFY LG#H+Y�.J'71iY�,fe1�rM'� waw wl' •F P! rt,!'ar YRa1Fk ;I�: eo-.JR-0#Y 'rilNnrYl xY km R� R,l,f vsreq a _ ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(APEX NORTHWEST SUBDIVISION NO. 7—FP-2025-0034) Page 9 of 23 nAT OF ppp1�P�66 RREK NORThwEST 5UIWIVOCK Na.J M'i 1 MY�YS{yy.y Y+f d.S 4J i]-0l Yh 4i! a rniiw a.raarasu�.on,�4,oc..nm Y���Y[}4 rv��n Y 5g1r5 �YS!a..}-.+pry�go#rai Ir�.M'i ylaiyF M+4Ra R�T 4.'4F�4#�� �.-.-�.I.i.IRR ryymliJ��.lYdy1 r�1%.iybR.lY�r�ym inr n�vts��a� -4r.1�f fi -4.ae�r3 u�nlun d saxhrai 4 WMiC�,• .. �f1�7t011 kiln r..i .mow.r.v.n�.r CpppTLW�I �T ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(APEX NORTHWEST SUBDIVISION NO. 7—FP-2025-0034) Page 10 of 23 C. Landscape Plan(dated: 12/05/2025) O/EN 5RACF TtFE G�C�FATCN51F TreP+soao Ea V r iw TME� T TRFEiAL[W4T OPEt [CT T .... iTFEEF111.5IITRFFiiS iFl tiN/PXM - ;-.� a-Y.wi YOT4IiPFET TPF FS z �ti� ... ��-~ � 'a ..•,. -Vi-'nrwi. PATMY0.YULLNV TILYIG 41l9EFI1[q IP� '� , li —• lbfµ hpT�iWAr Tq P l�� MT1C.431aP1 dQVIRwFR0.FlFIS .. e - _ /lll TOTAL iAFE5 gEqulgECy➢ROPICECI _—.— LM •�� - ��.._ _ �� Spa -��' � III :R,,. •-;:^c 7a,'�.-,., � 3 Col �•� !{�, AI[a uwupbLo� I I — _ �11L4Np5CAPEC4VER - - - - ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(APEX NORTHWEST SUBDIVISION NO. 7—FP-2025-0034) Page 11 of 23 . W Mow— • e e "" r 1'S:Y"o`."..`.:.`-.. ��LAHHSC/LPt YLJ4H krn ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(APEX NORTHWEST SUBDIVISION NO. 7—FP-2025-0034) Page 12 of 23 of/ 3w :.,..... ••. - - r a -- y ------ r r. =}=-- t a v r -`'� a -:•. a • � r 0 ay..�..e.-...,,--.. -� • a • e a op _ � _4te 7 LAN D6CAPE PLAN ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(APEX NORTHWEST SUBDIVISION NO. 7—FP-2025-0034) Page 13 of 23 01F� 4, � I 1 8 lr` ri - � 0 i s 02TMnxHr.�lKi d ; '^o x L • 6 p • ' 3� �3 • • y� �+ � • r r A Y Q Y� ;� • d 4 uvlosupE(ENCE h LAN ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(APEX NORTHWEST SUBDIVISION NO. 7—FP-2025-0034) Page 14 of 23 f � ULF ur Awvn[.0 iLu[af0li VIdA1L'E 4ffFA[xs68ff0.-i.1Rr WA5 Ne weM w '�.7�^.�.73���'�Z'i: ..&h�,liTc iF GY��w��.ww S5 Sl � aowe,aw ai„ • i 1�� Ir �9L��"�5.��6�4.��i. km ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(APEX NORTHWEST SUBDIVISION NO. 7—FP-2025-0034) Page 15 of 23 R _ `'• t;qw La 1- ..s _ 03- 04- i I 0 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(APEX NORTHWEST SUBDIVISION NO. 7—FP-2025-0034) Page 16 of 23 F sm LIE a I �S- UPPC IAGITm�r,e I � _ T.c a.Yrlm rnr�n I I r I Q «� 2—tj 7 M�10'AA &- O O P-M A3 E—l&Cm To :'y. • '� AM4M Iffl LAMfl AS A AMR p O m OF WT 37 WMSTnUCn'!M NMA 2 .Y -• R••NE- r 1 PpMm"[IHHw11cN a e nlcoT o x E.LG .Mt. - I YEIEI'L I RIA!1} N4 FFi µAE%T 55 EW69n M I i�wSK aF 1.6 i5 s5 ivn se eiotr 15 _ I krn xsnlw D wATm ri a W100CXIHG NIA N�TdI N p r�"'�••• O L0AT C FOR!AT 55 ROtx BnllDWE BE EAr w Ox co UFR E"TO LEE w.na! OF UrSlMIO CdlYd!GIr!! .A FKdOPERIY WE EKa.Q �P4£OF IAAjo Y LOTS 33-37 BLOCK 15 l65 65f � �'YLLstiA�°A ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(APEX NORTHWEST SUBDIVISION NO. 7—FP-2025-0034) Page 17 of 23 ENYELOp[. T11PIC11. ,I I IW--7, I _ ° Fo' c LOT 7 Yusi uRbdLE SRIGE IOIE x �1�9rlAll� I ,� I I �� p m rEHICLE i(V il1RN ARIX1N6 UY�7yi 5 �q[ SNry,�RS�[wbLE.C1iY TII 7: i `� MPHf1£IN-firT 7 STW M R PARE i _ CD%STm1CTid1 NI16. :'�� ""T� - ->tR•yT "'�"B 1 �y :-4• a +� V DwnEw�'FOI L01 s ILOGR ti T9 •.-� :- t=-�•-• •r ,•' 9E TIC an D THE OP WIVE SIYE 01 tG j. E LOFT OR. BE P�imiiR a LM 0 19 A Nf)N .ILGBEE I' EAT,mm.et.wKer W-C" ERSEYENT H f FAAMI LOTS!MIb 1.!LOCK km t5 Cn�INLL SING LOT 6 aIM1EA 15 AC3'D16W.E FDA ■ iHsiuuNc 1uo uuNruuNc L'H{�Cu1 NC u9 Irm"Tiow N Ms Im I o I �Pq}OFfATx +Sti LOTS 48 9LOCK 15 E RSI 'r �Ng A�sC�4`O ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(APEX NORTHWEST SUBDIVISION NO. 7—FP-2025-0034) Page 18 of 23 Pa„c wv Ape a4T N P Ate t5 �LOG5IEP RI T1E OfiP511E WEPE iilL yVnEP C7ul7n PBn'E � PROPERII'LRE Y ❑ 2 LOT 21 ORTIR 6 RESPONSIBLE Z - f-011 INSTu i.v Am IWMAN NC ❑_ m a uAOSCABIYC uo IRIIM,.M IN TN5 ANFA �- w f _ LOT 22 rb A A BU LOT NLN-l1BIAllET EC I Z N a p AIYp11 MiH 1MEi F¢ ?.� IGREiB/YTRE9S FASEYENT h i:Fi I I W FAfpl OF J '1WCLE iY TUFA4 ARQND LAMA B W E 5Ki1BORr1 OR. 1 4 r Mm AS AN Di P E.CRY TO a�• I T R MWE ACTUk 6 T=AS A PlRT d _: Svt'Aw -N Lm 22 LANSTMJCwB Punt O&vE*kv W LOT 20 BLOCK 10 TO - - - I}�-,R�[ +�i•�• RE LLtLl1EYl ON TIE a-E SEE - ` '� r•A - ax p 5-BED CCII-M YCII BNME PPIFIIiT uNE CF I' 1 A. r4lF R II � e.�I.ua ealnc I i+ Exa.o II - - __ _ ENN,7pF7E 2�24, LOCK 15 1 0- B 1 -9] 2 AT I 1 n'ASEA�° VI. CITY/AGENCY COMMENTS & CONDITIONS A. Planning Division 1. Applicant shall meet all terms of the approved annexation(H-2024-0014(Apex Farr); Development Agreement Inst. #2024-069485; applications approved for this site. 2. The applicant shall obtain the City Engineer's signature on the final plat within two(2)years of City Council's approval of Apex Farr on October 22nd,2024 in accord with UDC 11-6B-7, in order for the preliminary plat to remain valid; or, a time extension may be requested. 3. Prior to submittal for the City Engineer's signature,have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. The final plat prepared by KM Engineering,dated: 12/15/2025,included in Section V.B shall be revised as follows: a. Note#10: Include the recorded instrument numbers for the ACHD temporary license agreement. b. Note#11: Include the recorded instrument number of the ACHD permanent easement. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(APEX NORTHWEST SUBDIVISION NO. 7—FP-2025-0034) Page 19 of 23 A copy of the revised plat shall be submitted with the final plat for City Engineer signature. 5. The landscape plan prepared by KM Engineering, dated 05/24/2024, included in Section V.C, shall be revised as follows: a. Include trees, shrubs and lawn or vegetative groundcover along with the trees within the landscape strips along the multi-use pathway adjacent to the McBimey lateral in accord with the standards listed in UDC 11-3B-12C or apply for alternative compliance. b. All required landscape areas shall be at least 70% covered with vegetation at maturity, with mulch used under and around the plants in accord with UDC 11-313-5N. Either depict detailed landscaping in the areas where a green cross-hatch symbol is used for shrubs,perennials or grasses that demonstrates compliance with this requirement; or, include a note in the plant schedule for the cross-hatched area that states compliance with this standard. c. Revise the landscape plan to meet the enhanced landscape buffer requirements along Collectors and Arterials as listed in the conditions for the Apex Farr development. d. Depict no parking signage on the landscape plan along the common drives in this phase of the subdivision. 6. Off-street parking is required to be provided for all residential units in accord with the standards listed in UDC Table 11-3C-6 based on the number of bedrooms per unit. 7. The alternative compliance request to the standards in UDC 11-313-12-2 is approved for the Apex Northwest No. 7 plat. 8. A 14-foot wide public use easement for all multi-use pathways(Lot 2,Block 15) shall be submitted to the Planning Division and approved by City Council prior to submittal for City Engineer's signature on the final plat(s). 9. Homes within the development shall be generally consistent with the building elevations referenced in the Development Agreement(Inst. #2024-069485). 10. Prior to signature of the final plat by the City Engineer,the applicant shall provide a letter from the United States Postal Service stating that the applicant has received approval for the location of mailboxes. Contact the Meridian Postmaster, Matthew Peterson, at 208-887-1620 or Matthew.W.Petersongusps.��ov for more information. 11. Homes on lots that abut the collector street(i.e. S. Apex Way,E. Crescendo Street, and S. Locust Grove Road)will be highly visible;therefore,the rear and/or side of structures on these lots (i.e. Lots 15-38,Block 15; Lots 2-8,Block 22) should incorporate articulation through changes in two or more of the following: modulation(e.g.projections,recesses, step-backs,pop-outs),bays, banding,porches,balconies,material types,or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement. 12. The applicant shall comply with the common drive standards in UDC 11-6C-3C and the exhibits included with this application. In addition,the applicant shall install no parking signs along the common drives in the required 5-foot landscape strip. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(APEX NORTHWEST SUBDIVISION NO. 7—FP-2025-0034) Page 20 of 23 13. Address signage shall be provided at the alley entrances off the public streets for homes that don't have frontage on a public street. Address numbers shall also be provided on the rear of structures visible from the alley for emergency responders. 14. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat and/or development agreement does not relieve the Applicant of responsibility for compliance. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(APEX NORTHWEST SUBDIVISION NO. 7—FP-2025-0034) Page 21 of 23 B. Public Works snr.!GI'F!LIIMII'LaaHUfrIlIH2i: (WH IAAL L:[atrl}nutria: I. 7iai dart'sc,+iLr ierviee m thti dc4eloprrcnt u r[rmric.via aAeaxion d etlsurg maw adpoent m diedevelafx nL theapplicam dWl iral&!Leraaa ioand druci&this Siildivrsion;Whear shill coo dinade main sige and[During wide uir Mile Woias 1104 aemlenL.and r>domk gimsAud tocros ed easeromu rx any maua di are tcqua[ed to provide s ie Ml um cov[r ova[sewer a�ai rw is duee lei M mover tmm tap d pipe id sub-griilr l:ksi Vhae Vhrce Yeti Vdn aYernak aeucriak shill he raei in coclormarrc at l:iiy ar Mendran YrrlW Walls LkTwuneirs timndmd Kpet�l��aaiaLs_ Z. Wuhtr ierviec-m this sra:is aYulable via UCnsiarr Mt3kfilutg rnLai adWcM m dx dLwelopnienL the applicar shW1 be reWraihlc w wm11 wamr mains w and bra"ttus dEwWryrmi� euordinwnw siA and rouitmg ltaib rimlre Works 3. hat auprotitolienis reLawd to pA1ie lily;fatbty and huLhb shall he oompkwd pf"to occupaacy of Oe t-Eb---.Where Lpf owd by the ftiy Kninau,an owndr may pmr a pert icankn r nirmy for such unprovwuleds r order to oi!A r t itj I-igmecr vq�oa the rind plu m se[I?fA is IJIX-L 1-iS'ilk. A. IJpad vdWUdiaa at de landscaping LM pnor to Lm*ochla by Ptunnlat JkpLmro al imtt',LGe applicant shill provide a 9ntler c Fieaae d eamplchr as sc[tarih a IJLH'L 1-311-M& 5. h lAher d aetld or cash surely in the amaun[d I1U74 wul W requrratl for mm te9Lr lK.:lxcaping.arla`nl[Ieti lYc[Llnxei lmgaaat pnar m signahr as the fair[pkL 4. lhr S:rly or MoWiaa requlrcs thu me"mm post v dtL Vie[.lay a pertornLaaec surety in Vie ar&xm ar 125%d dr Dv W eomiruahan cast for all rnaamplcm 3Cw x,ceder inns�pnar m dill plat carc.'Riis surer'hill Ile 1 11i d by a lul i[eni ubn estuaaue pmvidod by the awr to the S:rty. She applrcaal ihalL W rerarred m eomr ina.}a laevrinpmWSINel}r 1Lg[ecmen[ wan me S:rty or Wwid .The surety can Lc pared in the ha ,.t.a u ombe mtl orceedr4 cub UepaM or bond.hpplitan[mull file as appiicldilr for surely,wbilch tab he ltlaai as Me LaumrNy Iaevelapmem Ilpli-motin[wcly ar. ream r!nialin Land iksmiopmera:Atrviee Itf ice W anhtBaa ad W7 -M I L. 7. 11r l:rty or Mci din regwes that dw owner poa m the 1-ily a wknarii j sw,eLy in Vrt amour[or 2100%etMe total eonsmrnron cos[1br all complmi mmnx,W waaer Wmsaucaue ter a dmw1wn of two yaws.This.sureLy hnw jnr will he 4&Aei try a`e"rind ami invaicing provm*d by lac eratr m the L:uy-'ale surely can Ire posted In the likirm of r ii wocabe eom[of credo,cash depoam or brrd Applmaa muss Me an applieabro 6L=dy,which cm bin Bound on rim S�rarnlly Iac�Napmat alqWllii�[Wn tly. rke cs band IJteve"MU.1-An tk.r mom ralorm W oo m Mr-221 1. M. In the evem CLu an apphrant rsw owner canna[tompkle n -Iilr,,rmna"Liy and no 4 fth uaph+ nano.,pri.w m l:rly Engraer signahut on dw tillbl pLu Lraar prior m otcupaacy,a vw ry agrcemrm may tie appraviA as imt tmM an LI IK'11.%:; Y. lapplican[shall he r4uired to-pay PAM wails dcva*mem pLLa review.Lai oortsaeuchon aupecba lens,is dcmrmined during Me plan renacw[Kfpom;prinr is Vrr issuuKe d a plan ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(APEX NORTHWEST SUBDIVISION NO. 7—FP-2025-0034) Page 22 of 23 approval ltdm. I I.P.rL ahaR bo the DnpomtiWy of dt appl Kim to erm5l ve Thal Al demkipmad ILuwcs[amply win Me Aueneans wWb Lli ssbilLbbl Ac[and 1110 F'ad I1011LI t AaL 11.ApplKan[shiLI Gc respamihic for apphcsbah kwl im*lidKa widi any atlwm 4114 Pernwilimg ra auy Art rajaned by ilk Army 12.I7evHr7rtr shallaaardiaidar ilhai krdiamwwh die Meridian Pia tllflre. 13.Allgradingatdr ssle AaII beperllr d mcarlorrurcawdh ht(Y:LL-1413. 14.['ompicmn Lhd rcade shall he vAnnioei m die Mardian uwlding LkywrBnaY ti[all balding padscr ciYulgengLoerMbra Idl,viu[ tooling would ws asop nii Iraocrld. 15.the Minou shall he Faqumul la o&n1y ddr the=m trndrlina elr.dwis arc srl a nuaimunL at 3-her eha�c she blghcxi exlsbllshed peak groan dwdar clavulon. lhe:d;is rn[ure anal ilsc 6Lloirla akvaual aF111L`{[LwI ipiCei 4F homes I s d icarl I-tt1y1 atmr. I the 2MwAnm design englnmr e.Ml he rctpanuua rx img3e iam or all intpman an&or diairL i raeMy wl Vhm lhm pioj0.i 1hCd Aa E I0 wmdu the jarudiciion of in hmgaoom dal xi a AUI Ill.Th,cl vSM tngL r shall l—Mile-oumtkof L lhtl dx ia{Ilrlies baac becrl uemrllad in Qaow rc wn2 tUa apfrarcd design plow.llits.ccnudit inn will Ile-qumd WKwe a aerlij� ad oL LLpancy Is.kuued tit my Amourca wiMiri die proJtcL 17.A[tha mmpldJ at d*pmyee4 she applKan["I ba resposesihlc m suhnw redid drawue�s prr d,e{:IE)f at Maridran AuWA 1)vuAdrels. llbs rend drawings msiu he rcoe wed and gTrcwi prae m drt kasuaarc nra oumrw dwa at axlgancy Mr irly mn..n,rc:L wmhin MC pmJrxL IM.hMwc IhW plhn nquiruYrum a[c Iiswd im soruon i,=e arac Imprevitimu Sund■rds to Suou I-k&Lling vof"aspa'eht rrz]. ,tu xbei'r hghu shall h[ raLllad d&mkrpr4'.s exparse. F'uul design shall he suhrmLod is pail of Lho develrgxnmi plan wl fir opprauk*6:h m=rcludr the kgnbm of zW ckixing AmLci.kghm 'Ihe conan w's walk and midenrls 4wil ro K4 u the IKI'WL: aril de l:irw ai Mandan "plc izl Npa dm3v1 m it a ISI'W[ [-altar[ ll a s:Iry at Muiclim ltuapo im and I7a11[k Uocrdlnmru 55U(Itm oLaln Wart all[1rt FXd1a1L.a1 e[L41ng=II Ilghan5. 14.7hc Lppllcan[shall ri a do easem 491 tM all PUbIK widlu* war ma,ra oueadr as puhlK rlgh[ar way{laluxlc all w0u s Kesaid hkcliranf;l. the cl9tl ni writer shall to 2i7-Rcl wide rnr L single rddiL}.w:ill4m 9hc-dor lwn. 111a oarsman¢xrrall rw[be dnL:daW via the plo,hu[ rdher dkdicoded onside Lhe put.pmx•_as LuM die l:iry of Meciilian'.i muW rn fornss.'I he ewriben[shall he graph.rall�iiepioed in Lbe pLu tar reJu mee purposes.Xahmi[ao axecua'd a lta,Ytvr[Lwl Lhe[arm a�aiLlhlc in+m Ih Mis Works),a"I cl s rip[mn pretsatiyl hfi an LiLhi it am W [.aid hlirv+* , which ni L i imhm*die area or me eas[Y i illharked ILMAILI l'A)yid yr,MIL2'x 1 I"[rslp with hmiings whi dlid as kmaH{ d FXIUW J.3L)for revmv.13rxh exh bfu ft,xi be scaled,signod Lid drum by a MRssronal Bill tiurvcycr. IM NUT KI:[URI). Add a nae to the plu reR[erKg8 ftis docunieni. All etvrrrdlt mus[he srfrtirhhL review ti,and Llsjravod pnor to Lhgnamre ar'sne lblaL pLu by the CW IlApNwr. M ApplKan[shall.he rth x v,rhle Ior appliuu"ad oomplrldce winh and NPL31'Ys pernwiluig&u l y tic required by the IEnairnnrocnuLPmlwncrA8aney. 21.Any waW 11W wWI dal mnhouc m be u"d m=ha pmputy abandoned wowdirlg m Idaho well crN� a mwds RWes admYiswred by dhe mztLo Ilcpuiveis or Hier ccsdxrocs fulWR� '11e J3uvpkq"%Owwm r,ar probe[ 1•Jgirrear, shall prwmJe■srWreni a=ewng w iloffiar ft are Loy cxlsung wells w dw devclojml L,wad 1d�.hwtley will cxio la he umill, r provide rc and of rich ahrndonnlrnL Id wells lire m Ile Lna,.s�L the proJer[awrrte rr rbiw repro�m amm[s lie 117WR {;rouhdwa Ih{dao SegIX gAsria Skmnrn- 1l)-dugadaLysr 21)3-221741L I KI�:FX3191�:a y wodi is dine a,da,avml�k,n an�x,11fl Y.wall (cvem LL Lt u tei.mod shu me well u Iess than LK tt deap).Priwi t,I x nh II7 W K mwd to idrllid&1 to Lhre i:iry priar m my warFf ben door m d0.uri'mixw.rn di.well.F.Ilurc la aadWriKOM with IVW K nwy rasLh im iddiromal AYrk and c[pewe w QtiinifL'ri—,,i lrw`—11. 22.A"asisbngsopLir s}'Jdcros.%vahin ibis p[aJoushall be[rtrovni ttansefv—c Xr{uL akdLm{nue 5rrbm Y-1-4 and Y 4 M. ['today[the L:en= LFisind lleLtb 1}gvhumt for 1hAnda mew pFooh2wes LBd Ingie[riomL 23.llle G]ty of Meridian[egwrm dial pNmsrrLocd LmgWan sysbzir be AqqIld hX a Xearauiiiiil soiree or wax[(wix:I I,i RA.E'Ric IMIC an[should be rcquucd io rot my exit saint er well.%uler Ku the penury same. It a til O of weu saute is not aniVbkL-asYglo-pDkid calna[Lon m the culusary waoee iy� shall he rogwrei It a su)&-Foink consecillcais[illizzA dM dev6oper mil he rc{jp {ihlc to[Art paymad of rasessrrlasrs Ihr thl Pier to deti'clopmeM plan app-vd- 24.All urgWn dALRy,canals. whe LN,or dram eaclusaur it oahsul widen iy&iwenawdb& cr{mmg ar Laying idj e t am ccmgvaus m the arei"subdisided sYl kit a&bmaed pm UIX I L-SILk la pesRrviingsueli wiek,the apptKallt Hall a=*whb A&o Lode 4-1207 and Loy aA he r appFlcsb r lbw cr eMmI W on. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(APEX NORTHWEST SUBDIVISION NO. 7—FP-2025-0034) Page 23 of 23 W IDIAN�--- AGENDA ITEM ITEM TOPIC: Development Agreement (Apex Cadence H-2024-0061) Between City of Meridian and SCS Investments LLC, SCSH Properties LLC, and The David & Kristin Turnbull Family Trust Dated August 1, 2006 for Property Located at 6575 S. Locust Grove Rd. Ada County Recorder Trent Tripple 2026-012894 Boise,Idaho Pgs=83 cfowler 02/25/202609:23:10 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded DEVELOPMENT AGREEMENT PARTIES: 1. City of Meridian 2. SCS Investments LLC, Owner/Developer 3. SCSH Properties LLC, Owner/Developer 4. The David & Kristin Turnbull Family Trust Dated August 1, 2006, Owner/Developer THIS DEVELOPMENT AGREEMENT (this "Agreement") is made and entered into this 24th day of — February , 2026, by and between City of Meridian, a municipal corporation of the State of Idaho, hereafter called"City," whose address is 33 E. Broadway Avenue, Meridian, Idaho 83642, and SCS Investments LLC, whose address is 3240 W. Bavaria Street, Eagle, Idaho 83616; and SCSH Properties LLC, whose address is 3240 W. Bavaria Street, Eagle, Idaho 83616; and The David & Kristin Turnbull Family Trust, whose address is 2929 W. Navigator Drive, Suite 400, Meridian, Idaho 83642, hereinafter collectively called "Owner/Developer." 1. RECITALS: 1.1 WHEREAS, Owner/Developer is the sole owner, in law and/or equity, of a certain tract of land in the County of Ada, State of Idaho, described in Exhibit "A," which is attached hereto and by this reference incorporated herein as if set forth in full, hereinafter referred to as the "Property;" and 1.2 WHEREAS, Idaho Code § 67-6511 A provides that cities may, by ordinance, establish provisions governing the creation, form, recording, modification, enforcement and termination of development agreements required or permitted as a condition of zoning that the Owner/Developer make a written commitment concerning the use or development of the Property; and 1.3 WHEREAS, City has exercised its statutory authority by the enactment of Section I 1-513-3 of the Unified Development Code ("UDC"), which authorizes development agreements and the modification of development agreements; and 1.4 WHEREAS, Owner/Developer has submitted an application for development agreement modification to remove the property listed in Exhibit "A" from an existing Development Agreement recorded on December 23, 2020 in Ada County, Idaho as Instrument#2020-178120, and for the inclusion of the Property into this new Agreement, which generally describes how the Property will be developed and what improvements will be made; and DEVELOPMENT AGREEMENT—APEX CADENCE H-2024-0061 Page 1 of 10 1.5 WHEREAS, Owner/Developer made representations at the duly noticed public hearings before the Meridian City Council, as to how the property will be developed and what improvements will be made; and 1.6 WHEREAS, the record of the proceedings for requested development agreement modification held before the City Council includes responses of government subdivisions providing services within the City of Meridian planning jurisdiction, and includes further testimony and comment; and 1.7 WHEREAS, on the 6 h of January, 2026, the Meridian City Council approved certain Findings of Fact and Conclusions of Law and Decision and Order ("Findings"), which have been incorporated into this Agreement and attached as Exhibit "B;" and 1.8 WHEREAS, Owner/Developer deems it to be in its best interest to be able to enter into this Agreement and acknowledges that this Agreement was entered into voluntarily and at its urging and request; and 1.9 WHEREAS, the property listed in Exhibit "A" shall no longer be subject to the terms of the existing Development Agreement recorded on December 23, 2020 in Ada County, Idaho as Instrument#2020-178120 and shall be bound by the terms contained herein in this new agreement; and 1.10 WHEREAS, City requires the Owner/Developer to enter into a development agreement modification for the purpose of ensuring that the Property is developed and the subsequent use of the Property is in accordance with the terms and conditions of this Agreement, herein being established as a result of evidence received by the City in the proceedings for zoning designation from government subdivisions providing services within the planning jurisdiction and from affected property owners and to ensure zoning designations are in accordance with the amended Comprehensive Plan of the City of Meridian on December 19, 2019, Resolution No. 19-2179, and the UDC, Title 11. NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the parties agree as follows: 2. INCORPORATION OF RECITALS: That the above recitals are contractual and binding and are incorporated herein as if set forth in full. 3. DEFINITIONS: For all purposes of this Agreement, the following words, terms and phrases herein contained in this section shall be defined and interpreted as herein provided for, unless the clear context of the presentation of the same requires otherwise: DEVELOPMENT AGREEMENT-APEX CADENCE H-2024-0061 Page 2 of 10 3.1 CITY: means and refers to the City of Meridian, a party to this Agreement, which is a municipal corporation and government subdivision of the state of Idaho, organized and existing by virtue of law of the State of Idaho, whose address is 33 East Broadway Avenue, Meridian, Idaho 83642. 3.2 OWNER/DEVELOPER: means and refers to SCS Investments LLC, whose address is 3240 W. Bavaria Street, Eagle, Idaho 83616; and SCSH Properties LLC, whose address is 3240 W. Bavaria Street, Eagle, Idaho 83616; and The David & Kristin Turnbull Family Trust Dated August 1, 2006, whose address is 2929 W. Navigator Drive, Suite 400, Meridian, Idaho 83642, the parties that own said Property and shall include any subsequent owner(s) of the Property. 3.3 PROPERTY: means and refers to that certain parcel of Property located in the County of Ada, City of Meridian as described in Exhibit"A" describing a parcel to be removed from existing Development Agreement recorded on December 23, 2020 in Ada County, Idaho as Instrument#2020-178120, with such parcel being bound by this new Agreement, which Exhibit "A" is attached hereto and by this reference incorporated herein as if set forth at length. 4. USES PERMITTED BY THIS AGREEMENT: This Agreement shall vest the right to develop the Property in accordance with the terms and conditions of this Agreement. 4.1 The uses allowed pursuant to this Agreement are only those uses allowed as permitted, conditional and/or accessory uses under the UDC. 4.2 No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1 Owner/Developer shall develop the Property in accordance with the following special conditions: a. Future development of the subject property shall be generally consistent with the preliminary plat,phasing plan, landscape plan, open space exhibit, site amenity exhibit, and conceptual building elevations included in Section VII of the Staff Report attached to the Findings of Fact and Conclusions of Law attached hereto as Exhibit`B" and the conditions contained herein and the standards in the Unified Development Code (UDC). b. The rear and/or side of structures on lots that face S. Locust Grove Rd., an arterial street, and E. Via Roberto St., a collector street, shall incorporate articulation through changes in two or more of the following: modulation(e.g., projections, recesses, step-backs,pop-outs), bays, banding,porches,balconies, material types, or other integrated architectural elements to break up DEVELOPMENT AGREEMENT-APEX CADENCE H-2024-0061 Page 3 of 10 monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement. c. The northern portion of the subject property to be rezoned (Parcel #S 1406110016) shall be incorporated into a subsequent plat that includes the adjacent Murgoitio parcel (Parcel#S1406110110) located directly to the east, prior to submittal of any building permit application, to establish a legal division of land for development purposes. d. Future collector streets are depicted on Ada County Highway District's (ACHD)Master Street Map on the property to the north of the proposed subdivision that's included in the rezone and shall be included in a future subdivision. Said collector streets shall align with S. Apex Ave. on the north side of E. Lake Hazel Rd. and E. Tower St. on the east side of S. Locust Grove Rd. e. The subject property shall be subdivided prior to submittal of any building permit applications for the development, except for permits associated with the community amenities, including, but not limited to, the swimming pool,pool house, and gazebos. f. Administrative design review shall be required for all single-family attached structures in accord with the residential design standards in the Architectural Standards Manual. Single-family detached structures are exempt from these standards. 6. APPROVAL PERIOD: If this Agreement has not been fully executed within six (6) months after the date of the Findings, the City may, at its sole discretion, declare the Agreement null and void. 7. DEFAULT/CONSENT TO DE-ANNEXATION AND REVERSAL OF ZONING DESIGNATION: 7.1 Acts of Default. In the event Owner/Developer, or Owner's Developer's heirs, successors, assigns, or subsequent owners of the Property or any other person acquiring an interest in the Property fail to faithfully comply with all of the terms and conditions included in this Agreement in connection with the Property, this Agreement may be terminated by the City upon compliance with the requirements of the Zoning Ordinance. 7.2 Notice and Cure Period. In the event of Owner/Developer's default of this agreement, Owner/Developer shall have thirty (30) days from receipt of written notice from City to initiate commencement of action to correct the breach and cure the default,which actions must be prosecuted with diligence and completed within one hundred eighty(180) days;provided,however, that in the case of any such DEVELOPMENT AGREEMENT-APEX CADENCE H-2024-0061 Page 4 of 10 default that cannot with diligence be cured within such one hundred eighty(180) day period, then the time allowed to cure such failure may be extended for such period as may be necessary to complete the curing of the same with diligence and continuity. 7.3 Remedies. In the event of default by Owner/Developer that is not cured after notice from City as described in Section 7.2, City shall, upon satisfaction of the notice and hearing procedures set forth in Idaho Code § 67-6511A, have the right, but not a duty, to de-annex all or a portion of the Property, reverse the zoning designations described herein, and terminate City services to the de-annexed Property, including water service and/or sewer service. Further, City shall have the right to file an action at law or in equity to enforce the provisions of this Agreement. Because the covenants, agreements, conditions, and obligations contained herein are unique to the Property and integral to the City's decision to annex and/or re-zone the Property, City and Owner/Developer stipulate that specific performance is an appropriate, but not exclusive, remedy in the event of default. Owner/Developer reserves all rights to contest whether a default has occurred. 7.4 Choice of Law and Venue. This Agreement and the rights of the parties hereto shall be governed by and construed in accordance with the laws of the State of Idaho, including all matters of construction, validity, performance, and enforcement. Any action brought by any party hereto shall be brought within Ada County, Idaho. 7.5 Delay. In the event the performance of any covenant to be performed hereunder by either Owner/Developer or City is delayed for causes that are beyond the reasonable control of the party responsible for such performance, which shall include, without limitation, acts of civil disobedience, strikes or similar causes, the time for such performance shall be extended by the amount of time of such delay. 7.6 Waiver. A waiver by City of any default by Owner/Developer of any one or more of the covenants or conditions hereof shall apply solely to the default and defaults waived and shall neither bar any other rights or remedies of City nor apply to any subsequent default of any such or other covenants and conditions. 8. INSPECTION: Owner/Developer shall, immediately upon completion of any portion or the entirety of said development of the Property as required by this Agreement or by City ordinance or policy, notify the City Engineer and request the City Engineer's inspections and written ordinance or policy, notify the City Engineer and request the City Engineer's inspections and written approval of such completed improvements or portion therefor in accordance with the terms and conditions of this Agreement and all other ordinance of the City that apply to said Property. 9. REQUIREMENT FOR RECORDATION: City shall record this Agreement, including all of the Exhibits, and submit proof of such recording to Owner/Developer. DEVELOPMENT AGREEMENT-APEX CADENCE H-2024-0061 Page 5 of 10 10. ZONING: City shall, following recordation of the duly approved Agreement, enact a valid and binding ordinance zoning the Property as specified herein. 11. SURETY OF PERFORMANCE: The City may also require surety bonds, irrevocable letters of credit, cash deposits, certified check or negotiable bonds, as allowed under the UDC, to insure the installation of required improvements, which the Owner/Developer agrees to provide, if required by the City. 12. CERTIFICATE OF OCCUPANCY: No Certificates of Occupancy shall be issued if the improvements have not been installed, completed, and accepted by the City, or sufficient surety of performance is provided by Owner/Developer to the City in accordance with Paragraph 11 above. 13. ABIDE BY ALL CITY ORDINANCES: That Owner/Developer agrees to abide by all ordinances of the City of Meridian unless otherwise provided by this Agreement. 14. NOTICES: Any notice desired by the parties and/or required by this Agreement shall be deemed delivered if and when personally delivered or three (3) days after deposit in the United States Mail, registered or certified mail,postage prepaid, return receipt requested, addressed as follows: CITY: with copy to: City Clerk City Attorney City of Meridian City of Meridian 33 E. Broadway Ave. 33 E. Broadway Ave. Meridian, Idaho 83642 Meridian, Idaho 83642 OWNER/DEVELOPER: OWNER/DEVELOPER: SCS Investments LLC SCSH Properties LLC 3240 W. Bavaria Street 3240 W. Bavaria Street Eagle, Idaho 83616 Eagle, Idaho 83616 OWNER/DEVELOPER: The David&Kristin Turnbull Family Trust 2929 W. Navigator Drive, Suite 400 Meridian, Idaho 83642 14.1 A party shall have the right to change its address by delivering to the other party a written notification thereof in accordance with the requirements of this section. 15. ATTORNEY FEES: Should any litigation be commenced between the parties hereto concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as may be granted, to court costs and reasonable attorney's fees as determined by a Court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. 16. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time is strictly of the essence with respect to each and every term, condition and provision hereof, and DEVELOPMENT AGREEMENT-APEX CADENCE H-2024-0061 Page 6 of 10 that the failure to timely perform any of the obligations hereunder shall constitute a breach of and a default under this Agreement by the other party so failing to perform. 17. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure to the benefit of the parties' respective heirs, successors, assigns and personal representatives, including City's corporate authorities and their successors in office. This Agreement shall be binding on the Owner/Developer, each subsequent owner and any other person acquiring an interest in the Property. Nothing herein shall in any way prevent sale or alienation of the Property, or portions thereof, except that any sale or alienation shall be subject to the provisions hereof and any successor owner or owners shall be both benefited and bound by the conditions and restrictions herein expressed. City agrees, upon written request of Owner/Developer, to execute appropriate and recordable evidence of termination of this Agreement if City, in its sole and reasonable discretion, has determined that Owner/Developer has fully performed its obligations under this Agreement. 18. INVALID PROVISION: If any provision of this Agreement is held not valid by a court of competent jurisdiction, such provision shall be deemed to be excised from this Agreement and the invalidity thereof shall not affect any of the other provisions contained herein. 19. DUTY TO ACT REASONABLY: Unless otherwise expressly provided, each party shall act reasonable in giving any consent, approval, or taking any other action under this Agreement. 20. COOPERATION OF THE PARTIES: In the event of any legal or equitable action or other proceeding instituted by any third party (including a governmental entity or official) challenging the validity of any provision in this Agreement, the parties agree to cooperate in defending such action or proceeding. 21. REMOVED PROPERTY: The City is hereby authorized, in its sole discretion, to remove a portion of the Property("Removed Property") from this Agreement at any time, provided that the City and the owner of the Removed Property concurrently enter into a modified development agreement governing the development and use of the Removed Property. The remaining portion of the Property, which has not been removed from this Agreement as described above, shall continue to be bound by the terms of this Agreement. 22. FINAL AGREEMENT: This Agreement sets forth all promises, inducements, agreements, condition and understandings between Owner/Developer and City relative to the subject matter hereof, and there are no promises, agreements, conditions or understanding, either oral or written, express or implied,between Owner/Developer and City, other than as are stated herein. Except as herein otherwise provided, no subsequent alteration, amendment, change or addition to this Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their assigns, and pursuant, with respect to City, to a duly adopted ordinance or resolution of City. 22.1 No condition governing the uses and/or conditions governing the Property herein provided for can be modified or amended without the approval of the City Council after the City has conducted public hearing(s) in accordance with the DEVELOPMENT AGREEMENT-APEX CADENCE H-2024-0061 Page 7 of 10 notice provisions provided for a zoning designation and/or amendment in force at the time of the proposed amendment. 23. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective upon execution of the Mayor and City Clerk. [End of text. Acknowledgements, signatures, and Exhibits A and B follow.] DEVELOPMENT AGREEMENT-APEX CADENCE H-2024-0061 Page 8 of 10 ACKNOWLEDGMENTS IN WITNESS WHEREOF, the parties have herein executed this agreement and made it effective as hereinabove provided. OWNER/DEVELOPER: SCS Investments LLC A 4 A'4 r By: MzcL c%,e t Its: f r e sId."A-�k- State of Idaho ) ss: County of Ada ) On this l D day of e 6 2026,before me,the undersigned, otary Public in and for said State,personally appeared VKZc � own or identified to me to be the re-SCct ayz of SCS Investments LLC and the person who signed above and acknowledged to me that they executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. SHARI VAUGHAN Notary Public COMMISSION#20181002 NOTARY PUBLIC My Commission Expires: — ( -aft 3 C� STATE OF IDAHO MY COMMISSION EXPIRES 06101/2030 OWNER/DEVELOPER: SCSH Properties LLC R r /f V By: ►rv.cr—" �- Its: re--.id State of Idaho ) ss: County of Ada ) On this day of ,2026,before me,the undersigns ,a Notary Public in and for said State,personally appeared J�;, A, (( mown or identified to me to be the ( er of SCSH Properties LLC and the person who signed above and acknowledged to me that they executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. L SHARI VAUGHANt 't'� COMMISSION#20181002 Notary Public NOTARY PUBLIC My Commission Expires: STATE OF IDAHO MY COMMISSION EXPIRES 06/01/2030 DEVELOPMENT AGREEMENT-APEX CADENCE H-2024-0061 Page 9 of 10 OWNER/DEVELOPER: The David & Kristin Turnbull Family Trust Dated August 1,2006 By: David Turnbull Its: Trustee State of Idaho ) ss: County of Ada ) On this day of 42026,before me,the undersigned,a Notary Public in and for said State,personally appeared David Turnbull, known or identifi to me to be the Trustee of The David & Kristin Turnbull Family Trust Date August 1,2006 and the person who signed above and acknowledged to me that they executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. Notary Public SHARI VAUGHAN My Commission Expires: (V ^ ^a p 3 n COMMISSION#20181002 NOTARY PUBLIC STATE OF IDAHO MY COMMISSION EXPIRES 06/01/2030 - - - - - - - - - - - - - - - - - CITY OF MERIDIAN ATTEST: By: Mayor Robert E. Simison 2-24-2026 Chris Johnson, City Clerk 2-24-2026 State of Idaho ) ss County of Ada ) On this 24th day of February ,2026,before me,a Notary Public,personally appeared Robert E. Simison and Chris Johnson, known or identified to me to be the Mayor and Clerk, respectively, of the City of Meridian, who executed the instrument or the person that executed the instrument of behalf of said City, and acknowledged to me that such City executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. Notary Public for Idaho My Commission Expires: 3-28-2028 DEVELOPMENT AGREEMENT-APEX CADENCE H-2024-0061 Page 10 of 10 kmEXHIBIT A E N G I N E E R I N G January 23,2025 Apex Cadence Subdivision Project No.24-108 Development Agreement Legal Description Exhibit A A parcel of land situated in a portion of the East 1/2 of the Northeast 1/4 of Section 6,Township 2 North, Range 1 East B.M., City of Meridian, Ada County, Idaho and being more particularly described as follows: Commencing at an aluminum cap marking the northeast corner of Section 6 which bears S89°42'21"E a distance of 2,640.00 feet from a 5/8-inch rebar marking the North 1/4 corner of said Section 6,thence following the easterly line of the Northeast 1/4 of said Section 6, S00°04'35"E a distance of 746.02 feet; Thence leaving said easterly line, N89°42'20"W a distance of 38.50 feet to the POINT OF BEGINNING. Thence S00°04'35"E a distance of 1,862.42 feet; Thence N89°22'50"W a distance of 1,266.46 feet; Thence N00°43'55"W a distance of 48.74 feet; Thence N00'20'23"W a distance of 549.25 feet; Thence N87°34'26"W a distance of 13.49 feet to the westerly line of said East 1/2 of the Northeast 1/4 of Section 6, Thence following said westerly line, N00°02'06"W a distance of 66.73 feet to the westerly right-of-way line of the Rawson Canal; Thence leaving said westerly line and following said westerly right-of-way line the following nine(9) courses: 1. N78°25'55"E a distance of 161.21 feet; 2. N54'55'20"E a distance of 74.17 feet; 3. N31°51'12"E a distance of 92.01 feet; 4. N10'25'10"E a distance of 381.33 feet; 5. N05°26'52"W a distance of 106.26 feet; 6. N18°56'20"W a distance of 287.65 feet; 7. N32°08'38"W a distance of 91.83 feet; 8. N61'32'57"W a distance of 104.61 feet; 9. N74'59'05"W a distance of 44.02 feet; Thence leaving said westerly right-of-way line, N00°02'06"W a distance of 396.78 feet; Thence S89°42'20"E a distance of 796.96 feet; Thence S00°04'35"E a distance of 252.00 feet; Thence S89°42'20"E a distance of 434.90 feet to the POINT OF BEGINNING. NL � \ Said parcel contains a total of 52.59 acres, more or less. g5 1ST,i; Attached hereto is Exhibit B and by this reference is made a part hereof. 12459 0 W � 0r1 5725 North Discovery Way o Boise, Idaho 83713 a 208.639.6939 kmengllp.com P:\24-108\SURVEY\CAD\EXHIBITS\24-108 DAAPEX CADENCE.DWG,AARON BALLARD,1/23/2025,ESTUD10907.PC3,---- Cn t—s 0 m o� Uj co ~' z CY) 1/2-INCH REBAR o m J C-E 1/16 CORNER A a o SECTION 6 m o � o L — — — — — — — — —N00'02'06"W- — — q w 1 � • 396.78' c°DD• D ZDO 0 UI O �1� c0 � N U7 z l cNi, o S N 3g25'10"E 9-1 �Z 9g \N N I rr' CO U! N 1.33' M<< N o0 UR U„ w C I D N U'! fTl Ui Z D I P Z O p o n Q o D 0 N N p - a) rr, D UJ C Z OZ ; v, ro — O5 C(D C m —I o ro O N - 0- r* —t C) C) O m N N p N cn cn L 10 X W o pl N mD0 ICD N m 0 m cn �C� S rn °° N �o OD w cn�m I v O N z cD CO 0 m Z mz r� rno D z-' �' 0cnCD U'l p C� 20 c0 o N K m 0 I O p ^N O C)r�Tl I Q � o m FT, rn -z+ S00'04'35"E 1862.42' S00'04'35"E S00'04'35"E 1925.14'— S Locust Grove Rd r-746.02' u, N m > Apex Southeast Apex Southeast Subdivision No. 1 -� c Subdivision No. 2 z z oK lu Z D �I� rn m O cr0 O J O r U o r) ri 4' CA N 0 z � m Z N �l O Ln (AZ C,i Cn J Z DO O P N U CA 0 -Pt O� �I co r D O c�0 N 07 O Cn U i ON m rTl m On J N N N O Ul 0> G) D 00 rn li� o 4�- N CD N 6� W D CD o v C' '0 n m O _ ° D Exhibit B - DA z uN, m m lml m m 0 0 Z vAi "'� 'i zUi ' Apex Cadence Subdivision N O A v 0 ^ O TI) o wm0 � a A Portion of the East 1/2 of the Northeast 1/4 of Section 6, z o o Township 2 North, Range 1 East, B.M., City of Meridian,Ada County, ID 796.96 s89°42'20"e o S� w 0 U 8 0 434.90 f s89°42'20"e is �4 cc 7� a M O O M c° 00 _ ? N W .A. � N a S O O lA 0 .A ° V' NO U W n89°22'50"w 1266.46 Title: DA Legal Date: 01-23-2025 Scale: 1 inch=400 feet File: Tract 1: 52.591 Acres: 2290872 Sq Feet:Closure=s74.3537e 0.01 Feet: Precision>1/999999: Perimeter=7031 Feet 001=s00.0435e 1862.42 008=n54.5520e 74.17 015=n74.5905w 44.02 002=n89.2250w 1266.46 009=n31.5112e 92.01 016=n00.0206w 396.78 003=n00.4355w 48.74 010=n10.2510e 381.33 0 1 7=s89.4220e 796.96 004=n00.2023w 549.25 011=n05.2652w 106.26 018=s00.0435e 252.00 005=n87.3426w 13.49 012=nl8.5620w 287.65 019=s89.4220e 434.90 006=n00.0206w 66.73 013=n32.0838w 91.83 007=n78.2555e 161.21 014=n61.3257w 104.61 EXHIBIT B CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C�fIEFI AND DECISION& ORDER In the Matter of the Request for Modification to the Existing Development Agreement(Inst.#2020- 178120)to Replace it with a New Agreement for the Subject Property and to Include Specific Design Requirements; Annexation of 0.86 Acres of Land with an R-15 Zoning District; De- annexation of 0.52 Acres of Land from the City to Ada County; Rezone of 56.11 Acres of Land from the R-8 to the R-15 Zoning District; Preliminary Plat Consisting of 228 Single-family Residential Building Lots,41 Common Lots and 16 Other Lots on 51.5 Acres of Land in the Proposed R-15 District with Private Streets in the Gated Portion of the Development; and Planned Unit Development with a Request for Deviation to Certain Building Setbacks and to Allow More than 100 Dwelling Units in a Gated Community for Apex Cadence,by Brighton Corporation. Case No(s).H-2024-0061 For the City Council Hearing Date of: December 16,2025 (Findings on January 6,2026) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of December 16, 2025, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of December 16,2025, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of December 16, 2025, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of December 16,2025,incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019,Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR APEX CADENCE H-2025-0061 - 1 - 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of December 16,2025, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that: 1. The applicant's request for a development agreement modification, annexation, de-annexation, rezone,preliminary plat and planned unit development, is hereby approved per the provisions in the Staff Report for the hearing date of December 16, 2025, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-613-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of two (2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC 11-6B-7B). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years.Additional time extensions up to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again (UDC 11- 613-7C). Notice of Planned Unit Development Duration Please take notice that the conditional use permit(planned unit development),when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR APEX CADENCE H-2025-0061 -2- signed by the City Engineer within this two(2)year period. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-513-6.G.1,the Director may authorize a single extension of the time to commence the use not to exceed one (1)two(2)year period.Additional time extensions up to two (2)years as determined and approved by the City Council may be granted.With all extensions,the Director or City Council may require the conditional use comply with the current provisions of Meridian City Code Title I I(UDC 11-5B-6F). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s)and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of December 16,2025 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR APEX CADENCE H-2025-0061 -3- By action of the City Council at its regular meeting held on the 6th day of January 2026. COUNCIL PRESIDENT LUKE CAVENER VOTED AYE COUNCIL VICE PRESIDENT LIZ STRADER VOTED AYE COUNCIL MEMBER DOUG TAYLOR VOTED AYE COUNCIL MEMBER JOHN OVERTON VOTED AYE COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED AYE COUNCIL MEMBER BRIAN WHITLOCK VOTED AYE MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Ro ert E. imsqn Attest: �? jg— �L seal. Chris Johns City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Dated: 1-6-2026 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR APEX CADENCE H-2025-0061 -4- COMMUNITY DEVELOPMENT E DEPARTMENT REPORT REPORT HEARING 12/16/2025 DATE: IJ L TO: Mayor& City Council --- iTO UER FROM: Sonya Allen,Associate Planner 208-884-5533 sallen@meridiancity.org 1 I I ,.I [LIID fiIIIII APPLICANT: Brighton Corporation — I 9/ a� SUBJECT: H-2024-0061;A-2025-0168 -Apex Cadence(aka Pinnacle)—ALT, Legend MDA,PUD,PP, RZ,PS Project Location .:.'Area of Impact LOCATION: 6575 S. Locust Grove Rd.,in the NE 1/4 t- city Limits s of Section 6, T.2N.,R.IE. (Parcel O Analysis #S 1406110355 &a portion of #S1406110016) I. PROJECT OVERVIEW A. Summary The Applicant has submitted the following applications: • Modification to the existing development agreement(Inst. #2020-178120)to replace it with a new agreement for the subject property and to include specific design requirements; • Annexation of 0.86 acres of land with an R-15 zoning district; • De-annexation of 0.52 acres of land from the City to Ada County; • Rezone of 56.11-acres of land from the R-8 to the R-15 zoning district; • Preliminary Plat consisting of 228 single-family residential building lots,41 common lots and 16 other lots on 51.5-acres of land in the proposed R-15 district with private streets in the gated portion of the development; and • Planned Unit Development with a request for deviation to certain building setbacks and to allow more than 100 dwelling units in a gated community. • Alternative compliance to UDC 11-6C-3D.1 to allow four(4)lots(i.e. Lots 260-263. Block 1) on one(1) side of the common driveway due to constraints associated with the Rawson Canal. NOTE: The staff report has been updated in strike-through and underline format, including revised exhibits,that reflect the changes since the Commission hearing. B. Issues/Waivers The Applicant requests the following approvals from City Council: City of Meridian I Department Report 1. Project Overview • Approval of a private street(i.e. E. Bingley Ln.)connection to an arterial street(i.e. S. Locust Grove Rd.). UDC 11-3F-4B.2 prohibits private street connections to an arterial street, unless otherwise allowed by the decision-making body as part of a concurrent hearing level application and approved by the transportation authority. • Approval to exceed the maximum block face standard in UDC 11-6C-3F of 1,000 feet with a pedestrian connection for Block 1, a portion of which lies along the Rawson Canal. C. Recommendation Staff. Approval per the conditions noted in Section IV below. Commission: Approval with no changes D. Decision Council: Pending II. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Agricultural - Proposed Land Use(s) Single-family residential detached&attached dwellings - Existing Zoning R-8 (Medium-density residential) Proposed Zoning R-15 (Medium high-density residential) Adopted FLUM Designation Medium Density Residential(MDR);Medium-High Density Residential(MHDR);Mixed-Use Community (MU-C) Table 2: Process Facts Description Details Preapplication Meeting date 9/23/2024 Neighborhood Meeting 9/6/2024 Site posting date 12/3/2025 Table 3: Community Metrics Agency/ Description/Issue Reference Element Ada County Highway District • Comments Yes - Received • Commission No Action Required • Access S. Locust Grove Rd. and E.Via Roberto St. - • Traffic Better than"B" - Level of Service TIS Required No ITD Comments Yes Received Meridian Public Works Wastewater City of Meridian I Department Report II. Community Metrics • Distance to Available at site Mainline • Impacts or See Public Works' site-specific conditions Concerns Meridian Public Works Water • Distance to Available at site Mainline • Impacts or Each phase of development will need to be modeled to verify minimum fire flow Concerns pressure is maintained. See Public Works' site specific conditions. School See comments in the public record District(s) Capacity& School Boundary Areas 24-25'Enrollment Architectural Program - ■ Number of Capacity Capacity Students Mary McPherson Elementary 495 675 550 Enrolled Victory Middle 1075 loon - Mountain View High 2475 2175 - Note: See section IV. City/Agency Comments &Conditions for comments received. Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:Si406ii0355 Date Retrieved:2025/3 f 13 Parcel Count Parcel Acreage I nfill Indicator: 297 _ 812 Surrounding Area 40% Not city '350 City Limits ■ Not City Household Change Household&Population Growth Households 02020 Population Change:93.2% Population ■Growth (Household and Population Change since 2010 Decennial) 1,000 2,000 3,000 Use Types Residential Addresses All Addresses ■ Single-family IJ Multi-family 100% 0% 296% 0Commercial Preliminary Plats(last 5-yearn Conditional Use Permit(last 5-years) Proposed Proposed Pending Pendir►g ,approved approved 0 0.5 1 0 0.5 1 Single-family ❑ Multi-family City of Meridian I Department Report II. Community Metrics 2.00 500 Single-family v Residential 1_SD 7 Parcel Diversity 1_00 u N 0 Parcel Count 0.50 0'65 .51 [Al •Average Acres 0.00 LSP&O.1 0 aW R-2 R-4 R-8 R-15 Average Single-family Density by Zoning Average 10.00 09.36 Residential Net Density q I •�6.55 S.QQ a 1.97 4.03 1.54 Q 0.00 Dwelling Units 1 Acre R-2 R-4 R-8 R-15 I I Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. Fitture 2: ACHD Summary Metrics 1. Capital Improvements Plan(CIP)!Integrated Five Year Work Plan (IFYWP): • Amity Road is scheduled in the IFYWP to be widened to 5-lanes from SH-69(Meridian Road) to Locust Grove Road with a design year and construction year yet to be determined. • The intersection of Amity Road and Locust Grove Road is scheduled in the IFYWP to be constructed as a multi-lane roundabout with 2-lanes on the north leg,2-lanes on the south,4- lanes east, and 4-lanes on the west leg with a design year of 2023-2024, a right-of-way year of 2029-2030,and a construction year yet to be determined. • Amity Road is listed in the CIP to be widened to 5-lanes from Locust Grove Road to Eagle Road between 2031 and 2035. • Locust Grove Road is listed in the CIP to be widened to 3-lanes from Amity Road to Victory Road between 2036 and 2040. • Locust Grove Road is listed in the GIP to be widened to 3-lanes from Lake Hazel Road to Amity Road between 2035 and 2040, Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service Locust Grove Road 1,924-feet Minor Arterial 284 Better than"E" Lake Hazel Road 0-feet Minor Arterial 167 Better than"E" Acceptable level of service for a two-lane minor arterial is"E"(575 VPH). `Acceptable level of service for a three-lane minor arterial is"E"(720 VPH). Acceptable level of service for a five-lane minor arterial is"Em(1,540 VPH). 2. Average Daily Traffic Count(VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for Locust Grove Road south of Lake Hazel Road was 3,152 on June 6,2024. • The average daily traffic count for Lake Hazel Road east of SH-69 was 3,747 on June 12, 2018. Updated traffic counts for Lake Hazel Road are not available due to roadway construction in the vicinity of the site. Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics Fisure 3: Service Impact Summary ImpactService . . Ready Marginal Caution 4Q Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview Development Agreement Modification: A modification to the existing Development Agreement (DA) (Inst. #2020-178120)is proposed to replace it with a new agreement for the subject property and to include specific design requirements.A legal description for the boundary of the new DA is included in Section VII.E below. The conceptual development plan included in the existing DA and shown below in Section VII.C, did not include a development plan for this portion of the property—this area was depicted as "future development". The DA requires a modification to the agreement prior to development of the Mixed Use—Community(MU-C) designated areas to include a conceptual development plan that demonstrates consistency with the general guidelines for Mixed Use developments and specifically the MU-C designation. A concept development plan is proposed for the subject property,included below in Section VI1.13, that demonstrates how the subject property is proposed to develop with a mix of single- family residential detached and attached homes and collector streets. Approximately 40.5-acres of the property is designated Medium Density Residential(MDR)with the 10.9-acres at the northeast corner designated MU-C on the Future Land Use Map(FLUM) contained in the Comprehensive Plan. The MDR designation allows residential development at a gross density of 3 to 8 dwelling units per acre. The MU-C designation allows a mix of community-serving uses and dwellings that are integrated within the overall area. Residential uses are expected to comprise between 20% and 50%of the development area with gross densities ranging from 6 to 15 units per acre of the residential area. Supportive and proportional public and/or quasi-public spaces and places should comprise a minimum of 5%of the development area. The gross density of the residential area within the MU-C designated area is approximately 6 units per acre and the residential area within the MDR designated area is approximately 4.1 units per acre,which is consistent with the desired density in both designations;no community-serving uses are proposed on the subject property. There is approximately 130 acres of MU-C designated land centered at the Locust Grove/Lake Hazel intersection area. The northwest, southwest and southeast corners comprising about 97.5 acres of the area, are either developed or have planned future uses. Of that area, about 46.8 acres will be non-residential uses and includes an existing school—it is unknown how the 2.6 acre site shown as"NAP"on the map below will develop but commercial is likely—if it develops with commercial uses, a total of 49.4 acres of non-residential uses will be provided within these areas, City of Meridian I Department Report III. Staff Analysis which is about 50%of the MU-C designated land area. This leaves about 33 acres on the northeast corner yet to develop,which is zoned C-C and R-15 and will likely develop with a mix of residential and commercial uses. Mixed Use Community MMOPNI xr FLUM Designated Area a FUTURE ___.. OEVELOPMENT rW Existing and F v proposed TATION 1 i a commercial 1 I r4AP. LLL The following provisions contained in the DA are applicable to this site: (Staffs comments in italics) • Future preliminary plats shall include collector streets consistent with those shown on the Master Street Map(MSM),as required by Ada County Highway District; Future collector streets are designated on the MSM adjacent to the northern boundary of the proposed preliminary plat along the west side of the rezone area in alignment with S. Apex Ave. to the north and E. Tower St. to the east and should be included in a future subdivision of the property to the north as a provision of the new DA. The conceptual developmentplan submitted with this application, included below in Section VII.C, depicts the collector streets,however, at least half+12'(or as otherwise required by ACHD) of the north/south collector street along the west boundary should be located on the property to the north instead of on the adjacent property to the west and should align with S.Apex Ave. on the north side of E.Lake Hazel Rd.;and the east/west collector street should stub to the Murgoitio property in alignment with E. Tower St. on the east side of S.Locust Grove Rd. ordin ;pr4or to the City Couneilheating.- This has been updated by the applicant and included as an exhibit below. • Prior to development of the Mixed Use—Community(MU-C) designated areas shown on the Master Plan as"future development,"the Development Agreement shall be amended to include a conceptual development plan that demonstrates consistency with the general City of Meridian I Department Report I11. Staff Analysis guidelines for Mixed Use developments and specifically the MU-C designation(see pgs. 3-13 and 3-15 thru 3-16). As noted above, a mix of single family residential uses, detached and attached units with some alley-loaded units, are proposed in the northern MU-C designated portion of this site with a gross density of 6 units/acre, which is consistent with the desired density of 6 to 15 units per acre. However, the proposed development isn't consistent with other design elements of the MU-C designation that pertain to integration of uses and vehicular interconnectivity between developments due to the orientation of the proposed development in relation to the future non-residential uses to the north and the gated development, which restricts access and hinders integration of uses as desired in MU-C designated areas. The City Council should determine if the proposed development plan should be modified to be more consistent with the general mixed use and MU-C development guidelines in the Comprehensive Plan as required by the DA. • The rear and/or side of structures on lots that face E. Lake Hazel Rd. and S. Locust Grove Road, arterial streets, and S. Vertex Way,E. Tower St.,E. Crescendo St., S.Apex Ave. and E. Via Roberto St., collector streets, shall incorporate articulation through changes in two or more of the following: modulation(e.g.projections,recesses, step-backs,pop- outs),bays,banding,porches,balconies,material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement; This provision should be carried over to the new DA for homes on lots that face S. Locust Grove Rd. and E. Via Roberto St. • All future development, except for single-family detached dwellings, is required to comply with the design standards listed in the Architectural Standards Manual; This provision should be carried over to the new DA. • The Murgoitio property(Parcel#S 1406110110)located southwest of the E. Lake Hazel/S. Locust Grove Road intersection shall be included in a future subdivision of the surrounding property(Parcel#S 1406110350 or#S 1406110015)in order to establish a legal division of land. Or,if a parcel division was approved by Ada County for the current configuration of the property,proof of such shall be submitted to the Planning Division with a future subdivision application for the surrounding property. The property configuration in this area has changed since the previous development application and the parcel numbers are no longer the same except for Parcel #51406110110. Staff recommends a new DA provision is added for the northern rezone portion of the property not included in the subject plat(Parcel#S1406110016), to be included in a subsequent plat that includes the Murgoitio parcel(#51406110110) to establish a legal division of land for development purposes. • Multi-use pathways shall be provided with development as required by the Park's Department in accord with the Pathways Master Plan. The proposed development includes multi-use pathway as required by the Park's Dept. in accord with the Pathways Master Plan. Rezone: A rezone of 56.11-acres of land is proposed from the R-8 to the R-15 zoning district for the development of a mix of single-family detached and attached(aka paired) dwellings. Annexation: A narrow strip of land approximately 25 feet in width consisting of 0.86 acres exists along the west side of the Rawson Canal along the west boundary of the property that was inadvertently not included in the original annexation legal description. Because this area is part of City of Meridian I Department Report I11. Staff Analysis the legal parcel,it needs to be annexed. Therefore, annexation is requested with R-15 zoning consistent with the proposed rezone of the rest of the parcel. De-Annexation: There is a narrow strip of land to the south of the Rawson Canal along the west boundary of the site and the adjacent property to the south(S 1406417700 Murgoitio)that was inadvertently included in the original annexation. This area was previously included in a Record of Survey(ROS)to adjust the property line between the two properties and the abutting property to the west(S 1406131700 Bruno)but was never recorded so it's still part of the original parcels. Before a new property boundary adjustment/ROS can be approved and recorded between the properties to rectify the issue,the property needs to be in the County. Therefore,de-annexation of 0.52 acres of land from the City to Ada County is proposed. Per the County, once the City records the ordinance to de-annex the property,the County will initiate a rezone application,with the County as the Applicant,to apply an equivalent County zoning designation(see ACC 8-1-6). This will follow the standard process—Planning and Zoning Commission recommendation followed by a Board of County Commissioners decision—which typically takes 2-3 months. Preliminary Plat: A preliminary plat is proposed consisting of 228 building lots for single- family residential dwellings,41 common lots and 16 other lots on 51.5-acres of land in the proposed R-15 district with private streets in the gated portion of the development. The plat is proposed to develop in five(5)phases as shown on the phasing plan below in SectionVII.G. The minimum residential lot size in the gated portion of the development(i.e. "Cadence")is 3,738 square feet(s.f.)with an average lot size of 4,665 s.f.; the gross density is 4.60 units/acre with a net density of 9.34 units/acre. The minimum residential lot size in the non-gated portion of the development,which consists of 16 homes, is 6,600 s.f. with an average lot size of 7,233 s.f.; the gross density is 2.78 units/acre with a net density of 5.65 units/acre. The overall gross density is 4.43 units/acre with a net density of 8.99 units/acre.Where attached dwellings are proposed to span over the shared property line,zero setbacks should be depicted on the plat. To ensure the property included in the preliminary plat is a legal parcel for development, Staff recommends a condition of approval is included that requires the property boundary adjustment referenced above under"De-Annexation"to be approved by the County and the ROS recorded prior to submittal of the first phase final plat application for the development; proof of such should be submitted to the Planning Division. Planned Unit Development(PUD): A PUD is proposed for a(mostly)gated residential development consisting of a mix of single-family attached(aka"Paired Cadence")and detached ("Carriage Lane"and"Conventional")homes,front-loaded and alley-loaded,with a variety of lot sizes, setbacks and home designs at an overall net density of 9.34 units/acre. Except for the 16 homes at the southwest corner of the development,which have public street access,the other 212 homes are accessed via private streets with alleys and common driveways off the private streets. The gated portion of the development will be restricted to residents 55 years of age and older. The clubhouse and sports courts will be tailored to the residents of the community. The PUD includes requests for deviations from certain UDC standards,as follows: • The UDC(11-3F-4A.4b)restricts gated developments to no more than 100 dwelling units; a greater number of units may be approved with a PUD. A total of 212 dwelling units are proposed; and • A reduction in the(local) street setback to living area from 10-feet to 5-feet is proposed for alley-loaded(aka Carriage Lane)units. City of Meridian I Department Report I1I. Staff Analysis Home Type Street Setback to Street Interior Rear Living Area Setback to Side Garage Carriage Lane,Alley Loaded Alley-5 ft 5 ft 3 ft Alley—N/A,see (Age Restricted)** 44 Local-5 ft(10 ft) street setback Paired Cadence, Front Loaded loft 20 ft 3 ft 12 ft (Age Restricted)*** Conventional,Front Loaded 10 ft 20 ft 3 ft 12 ft (NOT Age Restricted) *Proposed Setback(Standard Setback in the R-15 Zone) **"Carriage Lane"is Brighton's term for"alley loaded"homes. ***"Paired Cadence"is Brighton's term for"duplex"style,age restricted,homes."Street Setback"shall only refer to a setback directly adjacent to right-of-way.When a common lot is adjacent to a lot"Interior Side"setback shall be used to determine the setback. 1 � fll F,'I�� aesminm `.I I i a g' Table 4: Pro]ect Overview Description Details History ROS#3952(1997—Parcel#S1406110355 was created by this ROS for a one-time division of land in Ada County—property status report#97054- ZCA);H-2015-0019(South Meridian AZ—Brighton Investments,LLC— DA Inst.#2016-007072);H-2020-0066(DA Inst.#2020-178120 Apex— this DA replaced the previous DA) Phasing Plan 5 phases Residential Units 228 single-family home Open Space 9.75-acres(or 18.94%) Amenities Bocce ball and pickleball courts,clubhouse Physical Features The Rawson Canal runs along the west boundary of site and the Watkins Drain bisects the site north/south Acreage 56.11-acres(RZ); 51.5-acres(PP) Lots 228 single-family residential building lots,41 common lots& 16 other lots City of Meridian Department Report II . Staff Analysis Description Details Density 2.78 units/acre(gross); 5.65-acres(net) B. History This property was originally annexed with a Development Agreement(DA) (Inst. #2016-007072) as part of the larger South Meridian annexation in 2015 and assigned a"placeholder"zoning district of R-4. Any future development required an amendment to the DA to approve a proposed development plan. The DA was amended in 2020(Inst.#2020-178120—Apex H-2020-0066)and the property was rezoned to R-8 but a development plan was not submitted at that time for this portion of the overall property. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): None 2. Proposed Use Analysis (UDC 11-2): Single-family detached and attached dwellings are listed as principal permitted uses in the R- 15 zoning district in UDC Table 11-2A-2. 3. Dimensional Standards (UDC 11-2): See UDC Table 11-2A-7. As noted above, a reduction in the street setback to living area from 10-feet to 5-feet is proposed with the PUD from the local(private) street for single- family detached alley-loaded(aka Carriage Lane)units. Zero(0) setbacks should be depicted on the final plat on lot lines where attached units are proposed. 4. Planned Unit Developments (UDC 11-7): As set forth in UDC 11-7-1,the purpose of the PUD requirements is to provide an opportunity for exemplary site development that meets the following objectives: 1. Preserves natural, scenic and historic features of major importance; 2. Allows for innovative design that creates visually pleasing and cohesive patterns of development(including,but not limited to,residential development at densities greater than eight(8)units per acre where design guidelines are in place for development and where garage doors are generally not fronting the street); and 3. Creates functionally integrated development that allows for a more efficient and cost- effective provision of public services. Staff is unaware of any natural, scenic or historic features of major importance that may exist on this site. The proposed development generally allows for innovative design that creates visually pleasing and cohesive patterns of development—garage doors don't front the street on interior lots where alley-loaded(Carriage Lane)units are proposed—the remainder of the development does have garage doors fronting the street. Pathway connectivity is proposed within the development and to adjacent properties;however,vehicular connectivity is not proposed with the future mixed-use area to the north or the conventional homes proposed at the southwest corner of the development as the 55+portion of the development(i.e. Carriage Lane and Paired Cadence)is proposed to be gated off.Because the development is proposed to be gated,the rear of structures are oriented toward the MU-C area, and there is no vehicular interconnectivity,it is not functionally integrated with the MU-C designated area to the north as desired. City of Meridian I Department Report I11. Staff Analysis As set forth in UDC 11-7-4,the Council may approve PUD's upon recommendation by the Commission, in accord with the standards for general use,private open space,residential use and infill planned developments, as follows: General use standards: • Deviations from underlying district requirements: Deviations from the development standards and/or area requirements of the district in accord with UDC 11-2, "district regulations",may be approved. The following deviations are proposed: o A reduction in the street setback to living area from 10-feet to 5-feet for alley-loaded(Carriage Lane)units from the local(private) street is requested. o Allowance for 212 dwelling units in a gated development,which is otherwise restricted to 100 dwelling units per UDC 11-317 4A.4b but a greater number may be approved with a PUD; and • Allowed uses: Applicant may request that specific conditional or accessory use(s) allowed in the district be allowed as principal permitted use(s). No such uses are requested as principal permitted uses. • Interconnected uses: The uses within the planned unit development are required to be interconnected through a system of roadways and/or pathways as appropriate. The proposed residential uses within the gated portion of the development are interconnected through a system of private streets and pathways. Pathways are proposed for interconnectivity to the conventional homes outside the gated development at the southwest corner of the site and to the future development area to the north; however,vehicular interconnectivity isn't proposed with those areas. • Building clusters: Buildings shall be clustered to preserve scenic or environmentally sensitive areas in the natural state, or to consolidate small open spaces into larger,more usable areas for common use and enjoyment. A large central common open space area is provided with amenities and pathways throughout the development connecting to segments of the City's multi-use pathway system. Several smaller common areas are also proposed. Private open space: In addition to the common open space and site amenity requirements as set forth in chapter 3, "regulations applying to all districts",of this title,a minimum of 80 square feet of private,usable open space shall be provided for each residential unit. This requirement can be satisfied through porches,patios, decks, and enclosed yards. Landscaping, entryway and other accessways do not count toward this requirement. Compliance with this standard is required. Residential use standards: • Multi-family:No multi-family uses are proposed. • Housing types: A variety of housing types shall be included within a single planned development, including attached units (townhouses, duplexes), detached units (patio homes), single-family and multi-family units,regardless of the district classification of the site,provided that the overall density limit of the district is maintained. City of Meridian I Department Report 111. Staff Analysis A mix of housing types are proposed consisting of single-family detached and attached units with alley and front-loaded and single-story and 2-story options. • Density bonus: Not applicable Infill planned developments: Not applicable In approving the PUD,the Council may prescribe appropriate conditions, additional conditions,bonds,and safeguards in conformity with the UDC that: 1. Minimize adverse impact of the use on other property. 2. Control the sequence and timing of the use. 3. Control the duration of the use. 4. Assure that the use and the property in which the use is located is maintained properly. 5. Designate the exact location and nature of the use and the property development. 6. Require the provision for on-site or off-site public facilities or services. 7. Require more restrictive standards than those generally required in this title. 8. Require mitigation of adverse impacts of the proposed development upon service delivery by any political subdivision, including school districts,which provides services within the city. The Commission and Council should determine if the proposed development plan meets the objectives of the PUD noted above or if changes should be required to the plan to more closely align with the objectives and standards as well as with the development guidelines in the Comprehensive Plan for mixed use and MU-C development areas.A possible re-design for the northeast corner of the development area (i.e. MU-C designated area)might include public streets with a public access off S. Locust Grove Rd. and to the north for future interconnectivity with an internal local street connection to the gated portion of the development; and reorientation of the residential lots to be more integrated with the future commercial uses in the MU-C area to the north. D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): The proposed single-family attached dwellings are required to comply with the residential design standards listed in the Architectural Standards Manual. Single-family detached dwellings are exempt from these standards. 2. Qualified Open Space&Amenities (Comp Plan, UDC 11-3G): 51.5 Based on 51.5-acres of land in the preliminary plat, a minimum of 15%(or 7.73-acres) qualified open space is required to be provided with development that meets the quality standards listed in UDC 11-3G-3A.2 and the standards for qualified open space listed in UDC 11-3G-3B. The Applicant proposes a total of 9.75-acres(or 18.94%)qualified open space consisting of several open grassy areas exceeding 5,000 square feet in area; linear open space; 50% of the street buffer along S. Locust Grove Rd., an arterial street; 100% of the street buffer along E. Via Roberto St.,a collector street; a protective buffer dedicated for active access along the Rawson Canal; and parkways along local residential streets as shown on the open space exhibit in Section VII.I. When counting buffers along collector and arterial streets,the buffers are required to comply with the enhanced buffer requirements in UDC I1-3G-3B.3. Parkways along local City of Meridian I Department Report III. Staff Analysis residential streets are required to meet the standards listed in UDC 11-3G-3B.4 when counted toward open space; calculations should be included on the landscape plan for the required number of trees within parkways.Protective buffers along open waterways are required to be a minimum of 10-feet between the pathway and the waterway; in order to count this area as qualified open space,the area between the pathway and waterway needs to be widened to 10-feet.If any stormwater detention facilities are proposed, they're required to comply with the standards in UDC I1-3G-3B.S when counted toward open space. A minimum of 10 amenity points are required to be provided based on the area of the development(i.e. 51.5-acres). Site amenities totaling 22 points(pts.)are proposed from the Qualify of Life and Recreation Activity categories as shown on the exhibit in Section VII.J as follows: • Quality of Life: Clubhouse greater than 5,000 square feet in size(6 pts.) • Recreation Activity Area: o Sports courts,paved-(2)pickleball courts(4 pts. each); sports courts,unpaved- (2)bocce ball courts(2 pts. each); 1,5600 Per UDC 11-3G-4D.5,the sports courts are required to include benches for seating. o Multi-use pathways: A 1,560+/- foot long section of the multi-use pathway is proposed along the Rawson Canal(2 pts.)Note:Multi-use pathways are required to be a minimum of 10 feet in width per UDC 11-3A-8-the pathway along the Rawson Canal should be widened from 8 to 10 feet;the micro path connections to the multi-use pathway don't qualify. o Pedestrian circulation system aligned with a linear open space: A total of 2-,.5942,429+/-linear feet of pathways are proposed within the development(2 pts.) The proposed common open space and site amenities meet and exceed UDC standards for such. Landscaping is required to be provided in common open space areas in accord with the standards listed in UDC 11-3G-5B and maintained in accord with the standards listed in UDC 11-3G-5C. The proposed development is consistent with Comprehensive Plan Policy#2.02.00,which states,Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. 3. Landscaping (UDC 11-3B): Landscape buffers along streets A 25-foot wide street buffer is required along S. Locust Grove Rd.. an arterial street, and a 20-foot wide street buffer is required along E. Via Roberto St., a collector street, landscaped per the standards listed in UDC 11-3B-7C and the enhanced buffer requirements required for qualified open space listed in UDC 11-3G-3B.3. Street buffers are proposed in excess of the minimum width standards that include 3-foot tall berms. Landscaping is required within parkways in accord with the standards in UDC 11-3A- 17E, 11-313-7C and 11-3G-3B.4. The landscape plan submitted with the final plat application(s) should comply with the aforementioned standards. City of Meridian I Department Report III. Staff Analysis Tree preservation There are a few existing trees on the property along the Rawson Canal;include mitigation calculations on the landscape plan in accord with the standards in UDC 11-313-1OC.5, as applicable. Storm integration Stormwater integration is required in accord with the standards listed in UDC 11-3B- 11 C. A Geotechnical Investigation report was submitted with this application and is included in the project file. Pathway landscaping Landscaping is required within minimum 5-foot-wide landscape strips along each side of all pathways in accord with the standards listed in UDC 11-313-12C. A minimum of one (1)tree is required per 100 linear feet of pathway with shrubs, lawn or other vetitive groundcover along pathways; shrubs should be included in the planter strips/common areas along with vegetative groundcover. 4. Parking (UDC 11-3C): Off-street parking is required to be provided for each dwelling based on the number of bedrooms per unit in accord with the standards for single-family detached and attached dwellings in UDC Table 11-3C-6. 5. Building Elevations (Comp Plan,Architectural Standards Manual): Several conceptual building elevations were submitted for single-story and 2-story detached and attached(aka paired) single-family residential homes,included in Section VII.K below. A variety of materials are proposed including vertical and horizontal lap siding,board and batten siding, fenestration with stone/brick veneer accents in a variety of colors and design elements/features with varying roof profiles and wall modulation that demonstrate the high quality of development proposed. Because the rear and/or sides of homes facing S. Locust Grove Rd. and E. Via Roberto St. will be highly visible,those elevations should incorporate articulation through changes in two or more of the following: modulation(e.g.projections,recesses, step-backs,pop-outs),bays, banding,porches,balconies,material types,or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public streets; single-story homes are exempt from this requirement. All single-family attached structures are subject to the residential design standards in the Architectural Standards Manual(ASM). Staff is of the opinion the proposed conceptual building elevations are in accord with Comprehensive Plan Policy#5.01.02L: "Support beautiful and high-quality development that reinforces neighborhood character and sustainability. 6. Fencing (UDC 11-3A-6, 11-3A-7): All fencing should comply with the standards listed in UDC 11-3A-7A. The landscape plan depicts a mix of 6-foot tall cedar fence and 5-foot tall clear vision metal fence. The developer is responsible for constructing fences abutting pathways and common open space lots to distinguish common from private areas; fencing should be depicted on the landscape plan accordingly. City of Meridian I Department Report III. Staff Analysis 7. Parkways (Comp Plan, UDC 11-3A-17): Parkways shall be constructed in accord with the standards listed in UDC 11-3A-17E. Eight- foot-wide parkways are proposed as required. E. Transportation Analysis A Traffic Impact Study(TIS)was not required by ACHD for this development. Per the ACHD report,this development is estimated to generate 1,065 vehicle trips per day, 79 vehicle trips per hour in the PM peak hour. The proposed development meets ACHD policies and level of service planning thresholds. Public transit is not available to this site. The following are ACHD's Planned Improvements for the area: Capital Improvements Plan(CIP)i Integrated Five Year Work Plan (IFYWP); Amity Road is scheduled in the IFYWP to be widened to 5-lanes from SH-69(Meridian Road) to Locust Grove Road with a design year and construction year yet to be determined. • The intersection of Amity Road and Locust Grove Road is scheduled in the IFYWP to be constructed as a multi-lane roundabout with 2-lanes on the north leg, 2-lanes on the south,4- lanes east, and 4-lanes on the west leg with a design year of 2023-2024, a right-of-way year of 2029-2030,and a construction year yet to be determined_ Amity Road is listed in the CIP to be widened to 5-lanes from Locust Grove Road to Eagle Road between 2031 and 2035. a Locust Grove Road is listed in the CIP to be widened to 3-lanes from Amity Road to Victory Road between 2036 and 2040. • Locust Grave Road is listed in the GIP to be widened to 3-lanes from Lake Hazel Road to Amity Road between 2036 and 2040. ACHD is requiring Via Roberto St. to be redesigned to include the use of passive design elements (traffic calming). 1. Access (Comp Plan, UDC 11-3A-3, UDC I1-3H-4): One private street access is proposed via S. Locust Grove Rd., an arterial street; and one private street and one public street access is proposed via E. Via Roberto St.,a collector street.A gated stub street is proposed to the north,which will connect to a future collector street. A public stub street is proposed to the west in the un-gated portion of the development for future extension and interconnectivity. Future collector streets are depicted on ACHD's Master Street Map on the property to the north of the proposed subdivision. The concept plan included in the Applicant's narrative and phasing plan doesn't accurately depict the location of the extension of S.Apex Ave. from E. Lake Hazel Rd. on the property to the north and doesn't depict the extension of the collector to the east in alignment with E. Tower St. and therefore, isn't approved. Staff recommends as a provision of the development agreement that these collector streets, or a portion thereof as applicable,are included in a future subdivision of the property to the north. Said collector streets should align with S.Apex Ave.on the north side of E.Lake Hazel Rd. and E.Tower St.on the east side of S.Locust Grove Rd. The eoneept plan should 2. Multiuse Pathways (UDC 11-3A-5): A pedestrian connectivity plan is included below in Section VII.O showing proposed pathways within the development. A minimum 10-foot-wide multi-use pathway is required along the Rawson Canal and E. Via Roberto Ln. in accord with the Pathways Master Plan. The proposed 8-foot-wide pathway along the canal should be widened to 10-feet and Staff recommends it be constructed in City of Meridian I Department Report III. Staff Analysis its entirety with the second phase of development—the phasing plan should be revised accordingly prior to the City Council hearing. Staff recommends the pathway is extended to the north boundary through the common area for pedestrian interconnectivity with the future mixed-use development.The pathway should be designed and constructed consistent with the guidelines contained in Chapter 3 of the Pathways Master Plan. to the City Counefl heaFing that ineor-por-ates these ehanges. A 14-foot-wide public use easement is required for the multi-use pathway along the Rawson Canal on Lots 88 and 276,Block 1 outside of the irrigation easement unless permission is specifically obtained from the governing irrigation district; include the recorded instrument number of the easement on the plat.If the pathway along E.Via Roberto St. isn't located entirely within the right-of-way, a public use easement will also be required for that pathway. 3. Pathways (Comp Plan, UDC 11-3A-8): Internal pathways are proposed through common open space areas as depicted on the landscape plan. The pathways should comply with the standards listed in UDC 11-3A-8. 4. Sidewalks (UDC 11-3A-17): Sidewalks are required with development in accord with the standards listed in UDC 11-3A- 17. Detached 5-foot-wide sidewalks are proposed along all internal private and public streets. A 10-foot-wide detached sidewalk is proposed along E.Via Roberto St.; a 10-foot-wide detached sidewalk should also be provided along S.Locust Grove Rd. as requested by the Parks' Dept.—the landscape plan and pedestrian connectivity plan should be revised accordingly.Additionally,for pedestrian safety and safe access to schools, Staff recommends the sidewalks along Locust Grove and Via Roberts are constructed in their entirety with the first phase of development; the phasing plan should be revised accordingly prior to the City Council hearing. 5. Private Streets (UDC 11-3F-4): Private streets serving single-family developments may be permitted at the discretion of the decision-making body in cases where the project qualifies as a planned unit development and where compliance with public safety and access requirements can be demonstrated. Private streets are required to comply with the standards in UDC 11-3F-4. Private streets are proposed for access to the single-family dwellings(i.e. Carriage Lane and Paired Cadence)in the gated portion of the development. The UDC (I 1-3F-413.4b)restricts gated developments to no more than 100 dwelling units; a greater number of units may be approved with a PUD. As allowed with a PUD,the Applicant requests a total of 212 dwelling units are allowed within the gated portion of the development. The proposed gates shall not prohibit pedestrian and bicycle access to and through the development. Access to the gates are required to be provided for emergency vehicles as determined and approved by the Fire Dept. and Public Works Dept. To allow sufficient vehicle stacking and turn-around distance,the gate shall be located a minimum of fifty(50) feet back from the ultimate edge of right-of-way to the connecting public street and include a dedicated paved vehicle turnaround area. There is 190-feet between the entrance and the gate,which will allow approximately 10 cars to stack,based on 19' for each car,if needed without impacting Locust Grove Rd. The private streets should be constructed on a single platted lot that provides access to all properties served by such private streets. Private streets are required to connect to a local or collector street; connection to an arterial street is prohibited unless otherwise allowed by the City of Meridian I Department Report I11. Staff Analysis decision-making body as part of a concurrent hearing level application and approved by the transportation authority. Two(2)of the proposed private street connections are to collector streets(E.Via Roberto St. &future street to the north) and one(1) is to an arterial street(i.e. S. Locust Grove Rd.).ACHD is in support of the connection to Locust Grove if approved by the City. Approval from City Council is needed for the private street connection(E. Bingley Ln.)to an arterial street(S.Locust Grove Rd.). All private streets will have parking on one(1) side of the street. The Fire Marshall has determined the proposed private streets have sufficient maneuvering area for emergency vehicles. UDC 11-3F-4B.7 states, "The overall street network within the surrounding area shall allow for properties to connect at regular intervals in order to promote connected neighborhoods and traffic flow within the mile section."The proposed private streets prohibit neighborhood connectivity,especially within the mixed use designated area. Private streets are required to be constructed in accord with the roadway and storm drainage standards of the transportation authority or as approved by the City of Meridian based on plans submitted by a certified engineer.Twenty-six(26+)foot wide private streets are proposed,which comply with the street width standard. All drive aisles are required to be posted as fire lanes with no parking allowed; the curb is also required to be painted red,unless parking is allowed on one or both sides of the street per UDC 11-3F-4C.2. Upon review and approval by the Director subject to any applicable conditions of approval and the regulations of Chapter 5,the applicant shall have two(2)years to complete the tasks listed in UDC 11-3F-3B.Proof of such shall be submitted to the Planning division within that time period. 6. Subdivision Regulations (UDC 11-6): Common driveways Common driveways are required to comply with the standards listed in UDC 11-6C-3D. Six(6) common driveways are proposed off private streets within the development. The UDC(11-3F-4B.6) doesn't allow common driveways off a private street unless the street section allows for parking on at least one side of the street or the development has designated adequate guest parking dispersed throughout, as determined by the Director. All street sections allow parking on one side of the street. A total of 34 parking spaces are provided around the central common area where the clubhouse is located that could be used for guest parking,which the Director has determined is adequate. UDC 11-6C-3D.1 states that in no case shall more than three(3)dwelling units be located on one(1)side of the common driveway. There are four(4)lots proposed on one side of the driveway on Lots 260-263.One of these lots should be removed to comply with the standard. The Applicant submitted a request for alternative compliance to DC 11-6C-3D.1 to allow four(4)lots (i.e.Lots 260-263,Block 1) on one(1)side o the common driveway due to constraints associated with the Rawson Canal and the provision of additional open space in that area. Common driveway exhibits are included below in Section VII.H. Staff r-eeommends the following ir-eAsions to the exhibits pr-ioF to the City Couneil hearing.! NOTE: Staff added these as conditions in section IV.below. • A 20-foot wide area shall be depicted on the lots at the end of the common driveways across the front of the lots for a turnaround area with a 20-foot City of Meridian I Department Report III. Staff Analysis setback from that area to the face of garage and 10-foot setback to living area; • The exhibit showing Lot 24,Block 1 shall depict a minimum 12-foot rear setback across the entire width of the lot; and • The note stating an adjaeent lot , onsible for-installing and maintaining landscape and irrigation the coommon, areas adjacent to the eommon driveway shall be removed the develop for- installation of the landseaping and the HOA is responsible-f-or-maintaining i� • include the small triangle areas between the common driveways and adjaeent building lots in the adjaeent building lots; revise the plat accordingly. Provide a 28 foot inside and 48 foot outside turning radius in aeeor-d with UDC 1-1 6C 30.6. A note should be included on the final plat that grants a perpetual ingress/egress easement over lots where common driveways are proposed for access to the lots served by the common driveways. The note should include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment in accord with UDC 11-6C-3D.8. Alleys Alleys are required to comply with the standards in UDC 11-6C-3B.5. The proposed 20- foot-wide alley street sections depicted on the plat comply with these standards. A turning radius exhibit was submitted that demonstrates the entrance to the alleys from the private streets provide a minimum 28-foot inside and 48-foot outside turning radius as required by the Fire Dept.Wayfinding address signage should be provided at the private street for homes accessed via alleys that don't have frontage on a named street(i.e. Lots 96,97,99-103,Block 1 and Lots 224-231,Block 1). Block face Block faces are limited to 750 feet in length in residential districts; if a pedestrian connection is provided,the block face can extend up to 1,000 feet in length. Council may approve a block face up to 1,200 feet in length where block design is constrained by certain site conditions that include a large waterway and/or a large irrigation facility. In no case shall a block face exceed 1,200 feet unless waived by City Council. Where appropriate and as set forth in UDC 11-6C-3F.3, traffic calming may be required for blocks in excess of 1,000 feet. Approximately 1,070 feet of the 1,500 foot face of Block 1 abuts the Rawson Canal, the remainder abuts another block south of the canal. City Council approval of the block face is required; otherwise,the block face should be revised to comply with the standard.The other block faces within the development comply with the block face standards. If Council approves the proposed block face, Staff recommends Council require passive design elements (not speed humps,valley gutters, stop signs or cross drains)to slow traffic for safety purposes. F. Services Analysis See Service Accessibility Report in Section VII.B below. 1. Waterways (Comp Plan, UDC 11-3A-6): All waterways, except natural waterways, are required to be piped unless used as a water amenity or linear open space, in which case they may be left open as set forth in UDC 11-3A- 6. City of Meridian I Department Report III. Staff Analysis The Rawson Canal lies along the west boundary of the site within an 80-foot wide U.S. Bureau of Reclamation easement,40-feet each side of centerline,per the Boise Project Board of Control's letter and as depicted on the plat. The canal is proposed to remain open as linear open space with a segment of the multi-use pathway system alongside. The Boise Project Board of Control is contracted to operate and maintain this canal and prohibits encroachments of any kind within the easement, including landscaping,pathways, fencing, etc., only gravel is allowed. The Watkins Drain bisects this site north/south and is being relocated along the Rawson Canal and will either be piped or remain open per the preliminary engineering plans; the easement should be depicted on the plat. 2. Pressurized Irrigation(UDC 11-3A-1 S): Underground pressurized irrigation water is required to be provided in each development as set forth in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in accord with the adopted standards, specifications and ordinances; design and construction shall follow Best Management Practice as adopted by the City per UDC 11-3A-18. 4. Utilities (Comp Plan, UDC 11-3A-21): All utilities for the proposed development are required to be installed in accord with the standards listed in UDC 11-3A-21. Water and sewer service is available at the site. The project is consistent with the Water and Wastewater Master Plan/Facility Plan. Each phase of development will need to be modeled to verify minimum fire flow pressure is maintained. See Public Works comments/conditions for more information. IV. CITY/AGENCY COMMENTS& CONDITIONS A. Meridian Planning Division 1. Annexation/Rezone: A new Development Agreement(DA) shall be required as a provision of the MDA and RZ applications. The previous DA [i.e. Apex-Inst. #2020-178120)] shall no longer be in effect for the subject property. Prior to approval of the de-annexation, annexation and rezone ordinances, a new DA shall be entered into between the City of Meridian,the property owner(s)at the time of ordinance adoption,and the developer. A final plat application shall not be submitted until the de- annexation, annexation and rezone applications are finalized. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the date of City Council approval of the Findings of Fact,Conclusions of Law and Decision&Order for these requests. The new DA shall incorporate the following provisions: a. Future development of the subject property shall be generally consistent with the preliminary plat,phasing plan, landscape plan, open space exhibit, site amenity exhibit and conceptual building elevations included below in Section VII,the conditions contained herein and the standards in the Unified Development Code(UDC). b. The rear and/or side of structures on lots that face S. Locust Grove Road,an arterial street, and E. Via Roberto St., a collector street, shall incorporate articulation through changes in two or more of the following: modulation(e.g. projections,recesses, step- backs,pop-outs),bays,banding,porches,balconies,material types, or other integrated City of Meridian I Department Report IV. City/Agency Comments & Conditions architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement. c. The northern portion of the subject property to be rezoned(Parcel#S 1406110016) shall be incorporated into a subsequent plat that includes the adjacent Murgoitio parcel(Parcel #S 1406110110) located directly to the east,prior to submittal of any building permit application,to establish a legal division of land for development purposes. d. Future collector streets are depicted on ACHD's Master Street Map on the property to the north of the proposed subdivision that's included in the rezone and shall be included in a future subdivision. Said collector streets shall align with S. Apex Ave. on the north side of E. Lake Hazel Rd. and E. Tower St. on the east side of S. Locust Grove Rd. e. The subject property shall be subdivided prior to submittal of any building permit applications for the development, except for permits associated with the community amenities, including,but not limited to,the swimming Pool,pool house and gazebos. f. Administrative design review shall be required for all single-family attached structures in accord with the residential design standards in the Architectural Standards Manual. Single-family detached structures are exempt from these standards. 2. Preliminary Plat: a. The final plat shall include the following revisions: i. Depict a 14-foot wide public use easement for the multi-use pathway along the Rawson Canal on Lots 88 and 276,Block 1 outside of the irrigation easement unless permission is specifically obtained from the governing irrigation district; include the recorded instrument number of the easement on the plat. ii. If the multi-use pathway/sidewalk along E. Via Roberto St. and S. Locust Grove Rd. isn't located entirely within the right-of-way,public use easement(s) shall be submitted to the City and depicted on the plat. iii. Revise the faee of Bleek 1 to eemply with t4e bleek faee standards listed in UPC; 11 6C 3F for-the residential distr-iet if City Getmeil does not approve a waiver-to standards as r-eqttested-. City Council approved a waiver to UDC 11-6C-3F for the Lace ofBlock 1 to exceed the maximum standard of 1.200 feet due to the location of the Rawson Canal, which constrains the site. iv. Include a note that grants a perpetual ingress/egress easement over common driveway lots for access to the lots served by the common driveways. The note shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment in accord with UDC 11-6C-3D.8. v-. Ta,.lude the small t,-;angle areas depieted o the 1.,...as,ape..la .,n dr-iveway exhibits between the eommen driveways and adjaeepA building lots in th-e adj aeent biii1ding lots. Easufe the driveways provide a 29 foot inside and 4 8 feet outside WFning radius in aeeer-dwith UPC 11-vc-3 vi. Remove one(1) of the building lots with the area of Lots 260 263 Bleek 1 to to be leeated on one (1) side of the eemmen drive City Council supported. and the Director approved, a request for alternative compliance to UDC I1-6C-3D.1 to allow four 4) dwelling units to be located on one side of the common driveway. vii. Widen the protective buffer between the multi-use pathway and the Rawson CanaUWatkins Drain to a minimum of 10-feet in order for this area(i.e. Lots 88 and City of Meridian I Department Report IV. City/Agency Comments & Conditions 276,Block 1 to be counted toward qualified open space in accord with UDC 11-3G- 3B.1c. viii.Depict a minimum 10-foot-wide multi-use pathway along the Rawson Canal, including along the cul-de-sac to the west boundary of the site alongside E. Adler Hof St.,in Lots 88 and 276,Block 1 in accord with UDC 11-3A-8G and the Pathways Master Plan. ix. Depict an 80-foot-wide U.S. Bureau of Reclamation easement(40-feet each side of centerline) for the Rawson Canal per the Boise Project Board of Control's letter. x. Depict the easement for the Watkins Drain. xi. Depict zero(0)setbacks on lot lines where attached units are proposed to span over the shared property line. xii. Depict private streets on a single platted lot that provides access to all properties served by such private streets. b. The landscape plan shall include the following revisions: i. Depict enhanced landscaping within the street buffers along S. Locust Grove Rd.,an arterial street, and E.Via Roberto St., a collector street, in accord with the standards listed in UDC 11-313-7C. and 11-3G-3B.3. ii. Include calculations for the required number of trees within the parkways along internal private streets that demonstrate compliance with the standards in UDC 11- 3A-17E, 11-313-7C and UDC 11-3G-3B.4. iii. Depict benches for seating by the sports courts(i.e. bocce ball and pickleball)in accord with UDC 11-3G-4D.5. iv. Depict a minimum 10-foot-wide multi-use pathway along the Rawson Canal, including along the cul-de-sac to the west boundary of the site alongside E. Adler Hof St.,in Lots 88 and 276,Block 1 in accord with UDC 11-3A-8G and the Pathways Master Plan. v. Depict a 10-foot-wide detached sidewalk/pathway within the street buffer along S. Locust Grove Rd. driveway exhibits between the eenffnen driveways and adjaeepA building lots in th-e adjaeepA building lots. Remove oye one(1) „f the building Laing lots within the ., of Lots 260 263 I2leek 1 tom, • o to be leeatea one f 1` side of the eemmen driveway. City Council supported. and the Director approved, a request for alternative compliance to UDC 11-6C-3D.1 to allow four(4) dwelling units to be located on one side of the common driveway. viii.Widen the protective buffer between the multi-use pathway and the Rawson Canal/Watkins Drain to a minimum of 10-feet in order for this area(i.e. Lots 88 and 276,Block 1)to be counted toward qualified open space in accord with UDC 11-3G- 313.1c. ix. Include tree mitigation calculations on the landscape plan in accord with the standards in UDC 11-313-10C.5, as applicable. x. Depict a mix of trees, shrubs and vegetative groundcover along all pathways in accord with the standards in UDC 11-313-12C. City of Meridian I Department Report IV. City/Agency Comments & Conditions xi. Depict fencing abutting pathways and common open space lots to distinguish common from private areas as set forth in UDC 11-3A-7A.7. xii. Extend the 10-foot-wide multi-use pathway along the Rawson Canal through the common area to the north boundary for future connection to the sidewalk/pathway along the collector street to the north for pedestrian interconnectivity with the future mixed-use development. c. Off-street parking is required to be provided for all single-family residential units in accord with the standards for such listed in UDC Table 11-3C-6. d. All waterways, except natural waterways,intersecting,crossing or lying within the area being development are required to be piped unless used as a water amenity or linear open space,in which case they may be left open as set forth in UDC 11-3A-6. If left open, fencing may be required in accord with the standards listed in UDC 11-3A-6C. e. Submit a public pedestrian easement for the multi-use pathway along the Rawson Canal on Lots 88 and 276,Block 1 and along E.Via Roberto St. if the pathway isn't located entirely within the right-of-way. The easement along the canal shall be located outside of the irrigation easement unless permission is specifically obtained from the governing irrigation district. f the pathway f. Wayfinding address signage shall be provided at the private street for homes accessed via alleys that don't have frontage on a named street(i.e.Lots 96, 97, 99-103 and 224-231, Block 1). g. The common driveways shall be constructed in accord with the standards listed in UDC 11-6C-3D—the revised common driveway exhibits in Section VII.H shall be revised as follows: • A 20-foot wide area shall be depicted on the lots at the end of the common driveways across the front of the lots for a turnaround area with a 20-foot setback from that area to the face of garage and 10-foot setback to living area. • The exhibit showing Lot 24,Block 1 shall depict a minimum 12-foot rear setback across the entire width of the lot. h. Wayfinding address signage shall be provided at the private street for homes accessed via common driveways that don't have frontage on a named street. i. Access to the gated entries shall be provided for emergency vehicles as determined and approved by the Fire Dept. and Public Works Dept. in accord with UDC 11-3F-4A.4d. j. Private streets shall be constructed in accord with the roadway and storm drainage standards of the transportation authority or as approved by the City of Meridian based on plans submitted by a certified engineer per UDC 11-3F-4C.2a. k. All private street drive aisles shall be posted as fire lanes with no parking allowed. In addition,the curb shall be painted red unless parking is allowed on one or both sides of the street,per UDC 11-3F-4C.2d. 1. All private streets shall be designed to allow parking on at least one (1) side of the street to accommodate common driveways off a private street as set forth in UDC 11-3F-4B.6. in. The proposed gates within the gated portion of the development shall not prohibit pedestrian and bicycle access to and through the development as set forth in UDC 11-3F- 4B.4c. n. To allow sufficient vehicle stacking and turn-around distance,the gates shall be located a minimum of 50 feet back from the ultimate edge of right-of-way to the connecting public City of Meridian I Department Report IV. City/Agency Comments & Conditions street and include a dedicated paved vehicle turnaround area as set forth in UDC 11-3F- 4B.4e. o. Prior to submittal e the City Engineer's signature on the fi4 final plat for the fifth phase of development appli"ea4ion,the property boundary adjustment between Parcel #S 1406131700, S 1406427800, S 1406417700 and S 1406110355 shall be finalized. The Applicant shall submit proof of such in the form of an approval letter from Ada County and a recorded Record of Survey. p. The 10-foot-wide detached sidewalks along S. Locust Grove Rd. and E.Via Roberto St. shall be constructed in their entirety with the first phase of development. q. The 10-foot wide multi-use pathway along the Rawson Canal shall be constructed i entirety with the se ra phase of deve ,,......o„+at the time the adjacent phase is constructed. r. The Applicant/Owner shall have two(2)years to complete the tasks listed in UDC 11-3F- 3B for approval of the private streets;proof of such shall be submitted to the Planning Division. s. Compliance with the dimensional standards listed in UDC Table 11-2A-7 for the R-15 district is required except for any deviations approved with the PUD as noted below in Section 3. t. Approval of the preliminary plat shall become null and void if the applicant fails to obtain the city engineer's signature on the first phase final plat within two(2)years of City Council's approval of the preliminary plat; or a time extension may be requested as set forth in UDC 11-613-7. 3. Planned Unit Development(PUD): a. The following deviations from UDC standards are allowed though the PUD: i. The gated portion of the residential development is allowed to have up to 212 dwelling units. ii. The minimum street setback to living area for alley-loaded(i.e. Carriage Lane) dwelling units from a local(private)street is reduced from 10 feet to 5 feet. b. A minimum of 80 square feet of private,usable open space shall be provided for each residential unit as set forth in UDC 11-7-413. This requirement can be satisfied through porches,patios, decks, and enclosed yards. Landscaping, entryway and other accessways do not count toward this requirement. c. The conditional use permit for the planned unit development is valid for a maximum period of two(2)years unless otherwise approved by the City. During this time,the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6. A time extension may be requested as set forth in UDC 11-513-6F. Other Agency comments may be accessed in the project file in the public record. Copy and paste the following link into your browser: https://weblink.meridiancity.org/WebLink/browse.aspx?id=376223&dbid=0&repo=Meridian City City of Meridian I Department Report IV. City/Agency Comments & Conditions V. FINDINGS A. Rezone (UDC 11-5B-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The City Council finds the proposed map amendment and development plan complies with provisions of the Comprehensive Plan pertaining to density, land use,pedestrian connectivity and compatibility with adjacent uses. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds the proposed amendment from the R-8 to the R-1 S district is consistent with the purpose statement of the residential districts in that a range of housing opportunities are proposed consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds the proposed map amendment shall not be materially detrimental to the public health and safety. 3. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The City Council finds the proposed map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services; however, because student enrollment at area schools will increase with this development, services by the school district may be impacted by the proposed map amendment. 4. The annexation(as applicable)is in the best interest of city. This finding is not applicable as the proposed request is for a rezone, not annexation. B. Annexation and Zoning(UDC 11-5B-3E) Upon recommendation from the commission, the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The City Council finds the proposed map amendment with R-1 S zoning and development plan complies with provisions of the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds the proposed amendment to the R-1 S district is consistent with the purpose statement of the residential districts in that a range of housing opportunities are proposed consistent with the Comprehensive Plan. City of Meridian I Department Report V. Findings 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds the proposed map amendment shall not be materially detrimental to the public health and safety. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The City Council finds the proposed map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services; however, because student enrollment at area schools will increase with this development, services by the school district may be impacted by the proposed map amendment. 5. The annexation(as applicable)is in the best interest of city. The City Council finds the proposed annexation is in the best interest of the City as it cleans up the zoning boundary to be consistent with the parcel boundary. C. De-Annexation(UDC 11-5B-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The City Council finds the proposed de-annexation of land to be included in a property boundary adjustment with the adjacent County land complies with applicable provisions of the comprehensive plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds this finding is not applicable as the proposed map amendment will result in a County zoning designation once the property is de-annexed; therefore, the regulations of the district will no longer apply. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds the proposed map amendment should not be materially detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The City Council finds the proposed map amendment should not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City as the property will be in the County once it's de-annexed. 5. The annexation(as applicable)is in the best interest of city. This finding is not applicable as the proposed request is for de-annexation. City of Meridian I Department Report V. Findings D. Preliminary Plat(UDC-6B-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; The City Council finds the proposed plat is generally in conformance with the Comprehensive Plan and is consistent with the applicable standards in the UDC. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; The City Council finds public services are available to the site and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The City Council finds there are no scheduled public improvements that affect development of this site. 4. There is public financial capability of supporting services for the proposed development; The City Council finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and The City Council finds the proposed development shall not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. The City Council is unaware of any significant natural, scenic or historic features that need to be preserved with this development. E. Planned Unit Development(UDC 11-7-5) Upon recommendation from the Commission,the Council shall make a full investigation and shall, at the public hearing,review the application. In order to grant a planned development request,the Council shall make the following findings: 1. The planned unit development demonstrates exceptional high quality in site design through the provision of cohesive, continuous,visually related and functionally linked patterns of development, street and pathway layout,and building design. The City Council finds the proposed planned unit development demonstrates a high quality of site design through the provision of cohesive, continuous, visually related and functionally linked patterns of development, street and pathway layout and building design. 2. The planned unit development preserves the significant natural, scenic and/or historic features. The City Council is unaware of any significant natural, scenic and/or historic features that need to be preserved with development. City of Meridian I Department Report V. Findings 3. The arrangement of uses and/or structures in the development does not cause damage,hazard, or nuisance to persons or property in the vicinity. The City Council finds the arrangement of uses and/or structures in the development does not cause damage, hazard or nuisance to persons or property in the vicinity. 4. The internal street,bike and pedestrian circulation system is designed for the efficient and safe flow of vehicles,bicyclists and pedestrians without having a disruptive influence upon the activities and functions contained within the development,nor place an undue burden upon existing transportation and other public services in the surrounding area. The City Council finds the internal street and pedestrian circulation system, which includes 10'wide multi-use pathways, is designed for the efficient and safe flow of vehicles, bicyclists and pedestrians without having a disruptive influence upon the activities and functions within the development, nor place an undue burden upon existing transportation and other public services in the surrounding area. 5. Community facilities, such as a park,recreational, and dedicated open space areas are functionally related and accessible to all dwelling units via pedestrian and/or bicycle pathways. The City Council finds the central common open space area and amenities as well as other open space areas within the development are accessible to all residents via pedestrian and/or bicycle pathways. 6. The proposal complies with the density and use standards requirements in accord with chapter 2, "District Regulations", of this title. The City Council finds the proposed residential development complies with the density and use standard requirements in UDC 11-7-4. 7. The amenities provided are appropriate in number and scale to the proposed development. The City Council finds the proposed amenity plan for the development is appropriate in number and scale to the proposed development and far exceeds the minimum standards. 8. The planned unit development is in conformance with the comprehensive plan. The City Council finds the proposed planned unit development is in conformance with the comprehensive Plan with the provisions included in Section IV above. F. Alternative Compliance to 11-6C-3D.1 to allow four(4)lots(i.e.Lots 260-263,Block 1) on one(1) side of the common driveway In order to grant approval for an alternative compliance application,the Director shall determine the following: 1. Strict adherence or application of the requirements are not feasible; or The Director finds it is feasible to meet the UDC requirement. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the proposed alternative means of compliance of providing additional common open space adjacent to the common driveway to provide high visibility of the entire common driveway for drivers and emergency services provides and equal means for meeting the requirement. City of Meridian I Department Report V. Findings 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. The Director finds the alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. VI. ACTION A. Staff: Staff recommends approval of the proposed applications with the conditions included above in Section IV,per the Findings in Section V if City Council finds the proposed development plan in conformance with the PUD standards and the development guidelines in the Comprehensive Plan for mixed use areas and specifically,the MU-C designation. B. Commission: The Meridian Planning and Zoning Commission heard these items on November 6 and 20,2025. At the public hearing,the Commission moved to recommend approval of the subject application requests. 1. Summary of Commission public hearing_ a. In favor: Amanda McNutt,Brighton Corporation(Applicant); Jon Wardle,Bri hg ton Corporation and Mike Wardle,Brighton Corporation b. In opposition:None c. Commenting?: Julie Edwards d. Written testimony: Joann Tima; Holly yers; Shawn Freeman; Amanda McNutt, Brighton Corporation(response to the staff report) e. Staff presenting application: Sonya Allen f. Other Staff commenting on application:None 2. Key issue(s)of public testimony a. Against the proposed rezone from R-8 to R-15 due to the increase in housing density and associated impacts. b. In favor of 55 and older community as it shouldn't negatively impact schools; against the proposed rezone due to the increase in density that it will allow,which will provide little transition to the low-density R-4 zoned property to the south. Belief that the developer should be held to UDC standards without deviations,includingthe for over double the amount of homes as typically allowed within a gated community, reduced building setbacks and extended block face. 3. Key issue(s)of discussion by Commission: a. Not in support of the proposed development due to the opinion that it doesn't alit what the purpose of a mixed-use development is and the kind of live/work/play approach that is prevalent throughout the code and the City's planning documents. The reasons are the lack of integration of uses due to the residential development being gated off with the rear of homes facing the future commercial area, lack of connectivity between uses and lack of public realm elements that are central to the mixed-use designation. tion. b. Generally in favor of the proposed 55 and older development but not in favor of the common driveways. C. Discussion pertaining to the Applicant's requested changes to the Staff recommendation. 4. Commission change(s)to Staff recommendation: a. The Commission directed the Applicant to continue to work with the City on the timing of the phasing of the amenities;that there is good faith to be able to work with the County and the City to get all permitting correct; and to provide an updated plat(i.e. concept plan) for City Council in regard to the stub street for the Mur og itio properly to City of Meridian I Department Report VI. Action be incorporated at a later date if at all. (No specific changes to the recommended conditions.) 5. Outstanding issues for City Council: a. The Applicant requests the following approvals from City Council: • Approval of a private street(i.e. E. Bin ley Ln.)connection to an arterial street(i.e. S. Locust Grove Rd.).UDC 11-3F-413.2 prohibits private street connections to an arterial street,unless otherwise allowed by the decision-making body as part of a concurrent hearing level application and approved by the transportation authority. • Approval to exceed the maximum block face standard in UDC I 1-6C-3F of 1,000 feet with a pedestrian connection for Block 1, a portion of which lies along the Rawson Canal. b. The City Council should determine if the proposed development plan should be modified to be more consistent with the general mixed use and MU-C development guidelines in the Comprehensive Plan as required by the DA. C. City Council: The Meridian City Council heard these items on December 16,2025. At the public hearin¢.the Council moved to approve the subject reauests. 1. Summary of the City Council public hearing: a. In favor: Amanda McNutt.Brighton Corporation(Applicant) b. In opposrtjon:None C. Commenting: Becky McKay,Engineering Solutions(representing Mike&Linda Murgoitio who own the adjoining 205 acres); Matt Pak,ACHD; Julie Edwards d. Written testjmony:None e. Staff presenting application: Caleb Hood f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. The Murgoitios' concerns are as follows: (1)whether Public Works has accounted for sewer capacity across the entire sewer shed given the increased density resulting from the R-15 zoningapared to the R-8 zoning.to ensure adequate capacity for future development of the remaining land in the shed,including their 205 acres; (2)that their 2.5-acre homesite is included in a future plat, as required,to ensure it constitutes a legal land division; and(3)that the conceptual plan shows a collector street through thei homesite, and that the proposed gated development with private streets would funnel all traffic from future development of the 205 acres onto Locust Grove rather than dispersing it through adjacent developments as typically intended. 3. Key issue(s)of discussion by City Council: a. None 4 City Council change(s)to Commission recommendation: a. Modification to DA provision#IV.A.1 e to allow building permits associated with community amenities to be issued prior to subdivision of the property. b. Deletion of conditions#IV.A.2a.vi and#IV.A.2b.vii to reflect Council's support and the Director's approval of the request for alternative compliance to UDC 11-6C-3D.1 to allow four(4) lots(i.e.Lots 260-263,Block 1)on one(1) side of the common driveway due to constraints associated with the Rawson Canal and the provision of additional open space in that area. C. Modification to condition IV.A.2o,to require the property boundary adjustment application to be finalized prior to the City Engineer's signature on the final plat for the fifth phase of development. d. Modification to condition IV.A.2q.to allow the multi-use pathway along the Rawson canal to be constructed at the time the adjacent phase is constructed. City of Meridian I Department Report VI. Action ' 1 1 41 Via • l:�_ �� eta'= LAKE HAZEL W ► W 3 A. i. COLUMBIAAs ,- �� 'III ���,� ��I Q•"11111111 )���� 1 IIIIIIII� xx _ • nnnO1H1 _ e rlNal ununnn rar� L-AKE HAZ-EL � __E % +sill 1 ly 'II�II�IIIIII� �:q►i� ��L�\ W W li Itl1 11= �1��4,'• �I'�� We �� r• i _ 3. Future Land Use Legend Project Location Area of Impact ' - ®Analysis �� Mu-C - Me�d-High --- �� I` Density Mu-RG Residential Civic Medium �= Density Residential Low-Density Residential I a / 4. Planned Development Map Legend �<'• `,I -'�.♦♦ , Project Location Area of Impact 's ® ®®T=' City Limits I� — Planned Parcels ® TIT7 1 Oy CZL�J I {Anal sis 1 1 1 1 , , 1 1 1 \♦ 1 \ 1 1 ♦ J/ 1 1 1 1 I I 1 1 � 1 City of Meridian Department Report VII. Exhibits B. Service Accessibility Report PARCEL S1406110355 SERVICE ACCESSIBILITY Overall Score: 22 12nd Percentile Description Location In City Limits GREEN Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 100 yr floodplain or > 2 acres GREEN Emergency Services Fire Response time < 5 min. r� GREEN Emergency Services Police Not enough data to report average response time I RED r Pathways Within 1/4 mile of current pathways GREEN Transit Not within 1/4 of current or future transit route I RED Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets YELLOW plan) > existing (# of lanes) & road IS in 5 yr work plan School Walking Proximity Not within 1 mile walking P,ED School Drivability Not within 2 miles driving of existing or future school I RED Either a Regional Park within 1 mile OR a Community Park Walkability Park within 1/2 mile OR Neighborhood Park within GREEN 1/4 mile walking Report generated an 11-03-22-1E oy MERIDIAN',,sallen City of Meridian I Department Report VII. Exhibits C. Existing Conceptual Development Plan Included in Development Agreement ------------- r - I `•ti � I 2 I s I Y x 1 I 1 I I I I � - I 4 I 1 AREA EXCLUDED BY 1 e AUGUST 11,2020 CITY COUNCIL APPROVAL; r' _ SUBJECTTO FUTURE ~ APPLCATIONS. l" LE�CIRwEIfi � I li 1' I' FUTAL I 1 I. I L I I . I FU1lJAF o J, - GE49fIMJENf E.LORE HnF NAP 1 5 - 1 1 J J FJiIIW - • CQYFL WRT 1 I I I C"SNCEMAL,SUBJECTTO CHANGE 1 1 AUGUST 18,2020 f " City of Meridian I Department Report VII. Exhibits D. Proposed Conceptual Development Plan-NOT APPROVED Conceptual Only - - - - - - - - - - - - �.--- - - - - - - - - n■ Future Medium- g Future yr High Density Commercial 1 ; Residential a Jlj _ I I� Rezone Area Not a Part �U Apex Cadence Plat ,. JJe L Conceptual Only Subject to Change City of Meridian I Department Report VII. Exhibits E. Legal Description for Property Subject to Development Agreement &am E N G I N E E R 1 N G danuary23,2025 Apex Cadence Subdivision Project No.24-108 Development Agreement Legal Description Exhibit A A parcel of land Situated in a portion of the East 112 of the Northeast 114 of Section 5,Township 2 North,Range 1 East 8-M.,City of Meridian,Ada County,Idaho and being more parti4wlarly described as follows: Commencing at an aluminum cap marking the northeast corner of Section 6 which bears 589'42'21"E a distance of 2,W.00 feet from a 5/8-Inch rebar marking the North 1/4 corner of Bald Section 6,thence following thle easterly line of the Northeast 114 of said Section 6,S00°04`35"E a distance of 746-02 feet; Thence leaving said easterly line,NW42'20"W a distance of 38.50 feet to the POINT OF 9EGINAING. Thence 5W04'3VE a distance of 1,862.42 feet; Thence NW22'50"W a distance of 1,266.46 feet; The nee N0W43'5VW a distance of 48.74 feet; Thence N00'20'23'W a distance of 549.25 feet; Thence N87'34`26"W a distance of 13,49 feet to the westerly line of sa ld East 1/2 of the Northeast 1/4 of Section 6, Thence following said westerly line,NOb'02'06RW a distance of 66.73 feet to the westerly right-of-way line of the Rawson Canal; Thence leaving said westerly line and following said mmteriy right-of-way line the following nine(9) Courses: 1_ WZ725'551 a distance of 161.22 feet; 2. N54755'20"E a distance of 74.17 feet; 1 N31'51'12"E a distance of 92.01 feet; 4. NVY25'1(Y'E a distance of 381.33 feet, 5, NOS'26`52"W a distance of 106-26 feet; 6. N18'S6'20"W a distance of 287.65 feet; 7, N3V0V38'W a distance of 91-83 feet; S. N61'32'57"W a distance of 104.61 feet; 9, N74 59'05'W a distance of 44.02 feet; Thence leaving sa Id westerly right-of-way line,NOO'02'06"W a distance of 396.78 feet',- Thence S89'42'20"E a distance of 796.96 feet; Thence S00'04'15"E a distance of 252.00 feet; Thence 589`42'2o"E a distance of 434.90 feet to the POINT OF BEGINNING. r� 5a id pa rce I contains a total of 52.59 acres,more or less. Attached hereto Is ExhUt 0 and by this reference is made a part hereof. .12 9 . 1 oil 5723 Pdorth DiscoweryWay•e1dlse,Idaho B3713-2D8,539.6935• kmengllp.corn City of Meridian I Department Report VII. Exhibits BASIS OF SEARING C} 31 _ 9'42'21"E 2540.00- E Lake Hazel Ad 31 32 T.3N.. R.IL � 6 1374.00' — — — — — c 6 5 w e AP POT OF DOMMENCENEWr IT NORTH 1 4 CORNER NE COR ER SECTION IN SB9'42'20'E 796.96' N$9'42'20-W L9 2 -0 r 0 36.80' {TIE} 'n S 0 200 400 800 'n Z " 569`42`20"E d;L 434. SCALE: l"=40{7` -0 I_— o m U POINT Or 1° f$ 6EGtiNNIEx3 w W n� LINE TABLE CL UNE BEARING DISTANCE z L1 N$7'34'2$'H 13.49 I ca _ DA Area: 52.59±AC. a�u iL2 NO'02'06'W' 7n A Portlon of S2406120016 r A ry w _* L3 N78 25'55E 161.21 F and all of S14dfs11d3SI) — + U NS4'S5'20'E 74.17 +fr W— tj DATE: Iwu�ry 2C@5 L4 Current Zoning.-R-4 L5 N31'51'12'E 92A1 oaS3JEGr: arE® L3 Proposed Zoning:R-15 g' _ L6 NS'26'5z'w 106.26 SHEET: OF I ap L7 N32'08'38"W 91.83 in 4'^ L8 N61'32'57"W 104-61 ;jj,'Z0N0O'20'23'W L9 N74'S9'Od"w 44.02 9,25' L1O S0'04'35"E 252-00 OU'43'55'W8.74' ALUMINU►1 CAP ENUPMRS.SVER'EYQM.PLWHENN89'22'50"W 1266.46' E 1,/4 CORNER SECTION $ 5725NDILTH05DWOWWAY EIC6E.H7VaHD .,— — � � — _ PHOflE¢UHJ 634d93H N89'22'50'44 1322.00' Emla City of Meridian I Department Report VII. Exhibits F. Rezone Legal Description&Exhibit Map lam E N G I N E E R I N G October 23,2024 Apex Cadence Subdivision Project No.24-108 Rezone to R-15 Legal Description Exhibit A A parcel of land situated in a portion of the East 1/2 of the Northeast 114 of Section 6,Township 2 North,Range 1 East B.M.,City of Meridian,Ada County,Idaho and being more particularly described as follows: Commencing at an aluminum cap marking the northeast corner of Section 6 which bears S89'42'21"E a distance of 2,640.00 feet from a 5/8-inch rebar marking the North 1/4 corner of said Section 6,thence following the easterly line of the Northeast 1/4 of said Section 6,$00'04'35"E a distance of 746.02 feet to the POINT OF BEGINNING. Thence following said easterly line,500'04'35"E a distance of 1,925.24 feet to an aluminum cap marking the east 1/4 corner of said Section 6; Thence leaving said easterly line and following the southerly line of said East 1/2 of the Northeast 1/4 of Section 6,N89"22'50"W a distance of 1,304.2S feet,- Thence leaving said southerly line,NOQ'43'55"W a distance of 111.26 feet; Thence N00°20'23"W a distance of 549.25 feet; Then re N87'34'26"W a distance of 13.49 feet to the westerly line of said East 1/2 of the Northeast 1/4 of Section 6; Thence following said westerly line,N00°02'06"W a distance of 66.73 feet to the westerly right-of-way line of the Rawson Canal; Thence leaving said westerly line and following said westerly right-4-way line the following nine(9) courses' 1. N78'25'55"E a distance of 161.21 feet; 2. N54'55'20"E a distance of 74.17 feet; 3. N31'S1'12"E a distance of92,01 feet; 4. N10`25'10"E a distance of391,33 feet; 5. N05°26'52"W a distance of 106.26 feet; 6. N18'56'20"W a distance of 287.65 feet; 7, N32'08'38"W a distance of 91,83 feet; 8. N61'32'57'W a distance of 104.61 feet; 9.__N74'59'05"W a distance of 44.02 feet,- Thence leaving said westerly right-of-way line,N00'02'06"W a distance of 396.78 feet; Thence S89'42'20"E a distance of 796.96 feet; Thence S00'G4'35"E a distance of 252.00 feet; 5725 North Discovery Way•9o15e,Idaho 83713•208.639.6939+krnengllp.com City of Meridian I Department Report VII. Exhibits Thence 589°42'20"E a distance of 473.40 feet to the POINT OF BEGINNING. Said parcel contains a total of 56.11 acres,more or less. ,,ts 4 Attached hereto is Exhibit B and by this reference is made a part hereof. a, �12459 � OF 'Z. BA , 10 .-3' PAGE 12 City of Meridian I Department Report VII. Exhibits t3,45IS OF BEARING a 31 _ 9142'21"E 2E40.00' f Lake Hazel Rd 3 32 T-3N., RAE, 6 1 770.00' - - 6 5 �E. ri S EI—INCH RER✓SR P01NT OF COMMENCEMENT ALIIMINLIM CAR N 45 5NEECnn6N16# Cf7RNER NE CORNER SECTION 6 Ru Lo in I Ic .¢ I � ¢ A z S89'42'20'E 796.96' t L`e S > 0 200 400 500 0 z° 589'42'20"E c r4 N r z L7 473.44" d SCALE: 1"=400' 4 POINT OF m Z7 ti w C 6EGINNNG ra r-1 { aq ?C w c - X w w cX Lud p 4 ¢ UNE TABLE fl ReZone Area: 56.111 AC. C - LINE BEARING DISTANCE ry '' A Portion of 514061.10016 ry t 1 N7S"25'S5"E 161.21 b , and all of S1406110350 �' to—' L2 N54 55'20"E 74.17 i q_ v 6 F1ME: L3e6obei LI�2� L2 Current Zoning!R-4 _t L3 N31151'12 E 92.01 PIUIEQ: �+ �1 proposed Zoning;R-15 it� _ n L4 N5'26'52 W 106.26 SHEE.91 1 orN00'C2'06"W o 66.73' �� y a L5 N32'06'38"W 91,83 N5T34'26"W 13.49' L.6 N61'32'57'7W 104.81 H0920'231Iy L7 N74'59'05"W 44.02 549.25' LS SO'D4'35"E 252.00 1/2-INCH REAR I N00`43 55"W ALUMINUM CAP C-E 1/16 CORNER ENMEEPS.SURVEY4AS.MWAAS SECTION 6 111.26' /-E 1 j4 CORNER SECTION 6 a7ze NORTM MKOV179Y WAY N89'22'50"W 13fl4.25' S s a° 14A"O6 �J PN4NE 57�1 fii9�43B S69'22'5 17.75' — — - k—jllp— City of Meridian Department Report VII. Exhibits G. Preliminary Plat(dated: 10/9/24"�'z °4M 12/08/2025) & Phasing Plan PRELIMINARY PLAT SHOWING APEX CADENCE SUBDIVISION a A-OF IANDSFNIATED IN A PoRTION OFTHE FASTW OF THE NORTHFASTI/4 OF SECTION 6,TONT H P I NORTH.RANGE 1 EAST.B.M.. OFTOF MERIDIAN.ADAEOUNET,IDAHO m..,•.. "-"' ® O � ® �O®®p® ®p®®®®®€D: �® ®®E300®®® `�` .III„m ® ® _... = P' a f•3 �. PREDMIHAmaur DATA ° 'O®©000^O©00°°©•^ ^O°°e°°-°°°° 00^• ®®®®®®®0 ism 'a, ° °°°°°©° ° ® m®®®u�•®®®o gy..rt � I _ __ o ° o..a -- owrevwx APEX CADENCE SUBDIMSIDN • 0 MERIDIAN,ID km u�wx.m.c oi.r w.mim.�.nw �PP1A � _ E I 1 �� ---- � APE%GDENCE SUBDMSION 1�p0 MERIDUN,ID ■V■■zZ City of Meridian Department Report VII. Exhibits .mm. - ; ...•.•.•. v. .. -� - - _�, I o S 9 ,� # 'o• w w w�w � .m w .".. I S o S''S © ! g m 5.;. I ®#®S&S®!®S eS ' g o g :g o ! ! .�groA.NOEE S ©. S ! a ! 'o. g I !, SEaS a!01 caS aS®S oS®S S -� ! _,- ^ ,w s Lam. R S o ® ®b o5 c�$ ®� © a= j o _ APE%f ER 1N510N ...... .........Wm -___�___ .......... MERIDIAN, III M i —'------.----- f!' II' -:�:- t,® ®• BP ®t s eS''I � die- e'� e§ Opal a mS e! _ 3p Fi 77 • '•. �'NMTm PNF-SEE ENFET PP2,P- -�"' Sw .'� r . 0 APEXC ENCE SUBOIVISIDN ■ MERIDIAN,ID .■�(V~-.m. 2 PP2.1" City of Meridian Department Report VII. Exhibits r -�-1 � "'�.",���.�.`—►—"fib.�`���.�" STREET SECTION A(PRIVATE ALLEY( STREETSECTION F(PRIVATE( ua R zza STREET SECTION B(PUBLIC( f STREET SECNONGfPUBUCI mite RE STREET SECTIONCIPRIVATEI �~m�� @VTR STREET SECTIONO(PRIVATEI � rw A....s R RRe 0 \�� •'P'�0"' ��'@ APE DEHCESIIR�IVNIDN STREET SECTION E(PUBLIC) r. MERRIDAN,�IDG _ a ./ `L•c �'Bi�L®T.7RRLi4�' em �f �PP3.6 Y City of Meridian Department Report VII. Exhibits APEX SOUTHWEST(CADENCE) r I y _ _ F - Future Rezone Only QD 4 _Ed Phase PhasIlk I — I I .z. t cs Phase 2 F Phase 1 � uC> Phase s- Q,:, a r 0 0 0 Iww,4x��ncv• .. km City of Meridian Department Report VII. Exhibits H. Common Driveway Exhibits—NOT APPROVED 917 siOi T A3018 z g s 1191HX3 3AIda NOWWOD 1Vld AiIVNIWIl321d z w al`NVIOIa3114 'Yg NOISIAI(iffi1s 3:)N3aV7 X3dV NN���MNN� 'aa aApas)ismcws d3 d3 d3 tl3 d3 —A d3 d3' 3 d 33 03 TYItl IE --1- Id Itl b b 1d '� Id b Id I. a � r — � SIDE s' o 41, 0 os- ,2' r m N CrPPA'E 1; F�� �N \ad �aox a r SIDE .:2 � obi i �J I 20 I I ,r Q ,o• �o g I N�� LSIDE "v r — � siDE— — —F 7 I ti 2a' 2' , [.i O f 0 a � . L { 510E — Lw N1153N H31811VM'S PRESSURIZED r• 1 IRRIGATION r SIDE EASEMENT TO I BE DETERMINED r WITH THE FINAL PLAT 412' O Dz n At L _SIDE — a� O aa� Wggw �a - m maw =ob Y INS Q O �W /�W UF4 SZ 'NI AtlTNItliNflpW Q'S m� ��a J a gaff �z� m Fao aWc34� 0e 3 wr ¢oa ~O Q 6 z Ho 5 m — City of Meridian Department Report VII. Exhibits e n NN LZ-EZ SIOI T X�OlB z 3 N+� 1181HX3 3AIua NOW WOO 1Vld AiIVNINIMId i2 gg �o*P Z $imr w 4e o m v al`NVIalAN d =o _p e NOISIAlcions3JN3aV:)X3dV s Nlll 'aN3 AND ismo s —dl d3 d3 d3 d3 d3 -33 U3 'J3 93 •J7 'J3 A3— �d y`3- d`J3 '33 i —Id Id d b b �d b b d rr —_— \ ........ _-- o IW— S10E \ 6\\ 1oNw I + O 12' 1 SIDE SIDE T II M Mw � I IIIII 1 / ma^ O 20' ry o 12' p-N SIDE �1— vas o.. �. - ' t/ Y•. z H � 510E � � S (p '• / ,o N 2' W I r / F o c w II I _ �1H9113 IQ 1� I I ? ' N N"lld'S SIDE 12' r-I w z 20' SIDE a� 1 ' Utz �z z „d; 1v1d TRdIA a N i g 3HL F11VF a3NII?Qlaa w a w W 39 01 IN31M3sV3 M; z a mw z N NDLLtnJIaNI AW�V?J� N_ q�'x n❑ �o t' � i++3 ~ II FA ow I ! O r �= owe zJ n iL¢ P 3 F6❑ flwa xM G,s Gro pu Q�N City of Meridian Department Report VII. Exhibits 6L-SL S101 i H7018 =} O 1191HX3 3AIU0 NOWWO:)1Vld kUVNIWIl3Ud z i Lu a L 01'NVIO183W � g NOISIA108f153:)N30tl7X3dtl s nm w QU44 �W�n W.0 w`b w Paz z514,.� I a I : `mZQ p i N a GRAVRY IRRIGATI E �~ EASEMENT TO BEON n� m n DETERMINED WITH o N o THE FINAL PLAT s I ' 'NT 1HOni T. N"13d'S -' _ COMMON r�S�sloEr s r— T DRIVE ;� I II �pHZ^ 20' FROWrl FRONT] I __ 0I � w .o , GiRAG� --IAG� wxw a o o o N I II I 7 Ill m 12 � I� � 2I IN � e` o� gWp I I REAR) L REARJ REARj REAR)I I j i k Id N Id Id k Id Id Id c d --------- ---------- --- ------- nw 10' _ ~ w PRESSURIZED n# wza a w of IRRIGATION EASEIJENT—]� v) TO BE DETERMINED � a w WITH THE FINAL PLAT O II E Np�w J 0 9- Uwieurn'su toe oinra xozhuai wnnwr�vu.n^axawwc�wwwnr.:u iroi♦¢�wMavraaxrwtsLalcc�layu�ncowrYumixve City of Meridian Department Report VII. Exhibits L17l-E71 S1Ol IXDO19 W 1191HX3 3AR10 NOW NO:)laid AUVNIW OIl34d r ,P d6 z LU o m o 01'NVIORI3W -gg0 a NOISIA109f1S 3:)N3OV7X3dV z V, nm 'ali 3AON915InoOl'S -d3 d] d3 d3 d= efl d3 d3 d3_H{ 03 03 M 03 Id Id Id Id Id Id Id Id Id ———— ——— _— ___—— —— _— r. 5 o SIDE I s II o Za z I I _Sri w GARl�CE^ `•' of 12 r I =mow IFROtJT SIDE 1✓���^�J a 1" 1 R za' ` I 'a'I 12' O I e a� �• ,s L— q _ SIDE 1 I s rT - - 51pE —� ; al y Z w 20' ® 12'' s SIDE 'NI 1S3 N H3l9HtlM'S a u' S10E • VO 1 I PRESSURIZED 20. 'n IRRIGATION S10E O• EASEMENT TO BE DETERMINED N WITH THE ID d—iy=j Id Id a Id a Id . FINAL PLAT z — �— ---- ---- — ~ � N gi Y wg= U ff 0 ¢ iz J CO w a� 'Nl Atli NItl1Nf1OW'S o � ff �=a mw� �z v�Fa V'1 n Z ~Oppd Q II WWo tl A 8 City of Meridian Department Report VII. Exhibits � s a Burp Z91-8ST Slol T X7O18 z 1181HX3 3ARl(3 WNW)ltlld MVNIWIl321dlif z LJ a1`NVIa1a3Wh- NOISIAIasns 3:)N3atl:)X3dtl Z ° a rK j� 5 yP s S � �uMN d3 d3 d3 d3 d3 13 A3 63 03 93 03 `J3 03 'J3 `v3 �3 9- I I I I � I I I s rr Id Id Id Id Id H Id Id N Id- 510E w _ GARAGES G ri N I 1— SIDE — — i I um� SIDE '.2 •e \ O n R 1 vl 20 0 j vwyi In 20' n 10� D z r` C,7 a�o Is SIDE— _ - SIDE ,` g a 20' 2D 6 I e I n � qq ygul o s _L 510E I q SIDE 20' 1 .Dz ,oa SIDE I maw L) N I ..25 qw. mFw 0 o n £' GRAMT!IRRIGATION N Z EASEMENT TO BE DETERMINED WITH THE FINAL PLAT y o w z F� r-I Soo �� O II z OZ J, �o oz �U O�V1 City of Meridian Department Report VII. Exhibits 79Z-6sZSlol 1H:)Ol9 z A 1191HX3 3ARI0 NOW W0)1Vld AHVNIWI13Nd W6 w 01'NVI(X13W NOISIAI09ns 3)N30V7 X3dV s S uaa 0 o= a N N2 m� mFz 0z °z PRESSURIZED IRRIGATION > ? a AND GRAVITY IRRIGATION z 3 Y ao B EASLMLNF TO 9E ' DETERMINED WITH THE FINAL PLAT I W Zip sloE - - �`;:. 26 12 10' .. +s jt U SIDE i71 a — 1. S.OW LSUMMIT I.N. - r T SIDE zo 20 I `S 12' � 10, —SIDE L a T SIDE I I 12 I I SIDE _ F sIDE OW 5w�m 12' ; maN�e l i a I 1O :..00 iZ. ;m�o 4, _ —SIDE 9LEl vg .0 ' oo yo u_a I I 12, � o � a�vaa� •,�F�' ���'JP1� V� II _SIDE Icy - �-------------- Ld I� �--Id--------- d ———- -- -25' GRAVITY IRRIGATION n EASE6AEIdF TO 6E DETERMINED WITH a✓w1 z O II THE FINAL PLAT a_ LL J 2 Np�w aim -ate rr ; City of Meridian Department Report VII. Exhibits I. Landscape Plan and Fencing Plan(dated: October 2024) Q a R a m Y 7 a^_-_ __ � Y o g Y # � •gu✓�au.v Sn�Av lci mmmmm.mmmmm n g 592ema a ps UM 1 1m 11hS SsS ']S�S 5 '� 4 "�'p F q e§s 3 3 c 3 a s 3 y 5 a [ a'�j s@K cZ g .�i w e 4�- 3 ��• �._1p�ya c eme mpmym�m--_s p aseasasea s ��� q ; g §m "r 110� 0 z o 5 w ss's �'a c �� ^. ❑ 'a Y a:s a Y a a i�naafi^e g —` 5 0!� gA 4 € Q g e G € 53 $ ofg_ o,l a -- zo52 a o 000 o.000" o 000.o" oo gi N zlpc �� - aaasa sa - x azaaaaas sa x sasassesan�aa s a a � a..y �s a gN cYa6a§�' � ��� �� 33 O y�' ss o e 5�v v S Y6 ai ea e� e a a a c�§� `s g a R,a a �'a s�`$•^ Raaga we �� F s6 - P- Hs aa:,assz a ass_::--a: _----e�-5a�? 3w § - - - - - - -- - - -- -- --- - - .. , .y as ., -- 7�aY g4 3as t - o �a 1100C.' a—I N e � 14 �q 3 ac x, a=M w r ti City of Meridian Department Report VII. Exhibits lo, 8 Gp9�y8 R 3 1 a 1 3 3 3 1 3 E €s `e.63HN,s-5 jzda o a a ge€gw��,^"� e5.fig...S -ss w ama to s ca e� �� o m 6 9� gg s . qq s e 5 �; �8 sa S�• case 3a 's"na'gas A y a es"g'-a raa':p NI':a epw C£3^ i "� E:o����$`F� W� �X RE_ 39 ¢a 11 51 s8 Sg y€ n �� g�x�S�' �§�§I�a E'1S'S`a� -�y ��0 ��g��Sc� TIN i e sl a r ' ism � I J I W a City of Meridian Department Report VII. Exhibits 0 gig= O a €�€a r y s a g 1 s m rg Sj.5 xa 0,; �e a z 5' T ' s& 5 n=� y'� ye�a as ga.y 8 m 9 ' � p£s a s a 5€ �! g�& ga3q=qs' yea i i� GM N) i- oily +te2r S G q .Sd d a6 ..m dv Y 13 € P Yi q a mS�3b: K d g y �J a3uw � s n:f 9& g^'m*� 5a„ eegg - � § w a g gg ggpp 9 e e s'crr��gg } 9328" gg]]g €fie @@ B Rd 4ca Ig F4 3a 9 � £�e4�9�o-= � `��adEeRae €a �ad';d A4�;(d �I�Em ire 3s4M a g 1I jPOOOOO 1I J0 � HH peA IN o;!Iy s a i 1 1 l! 7 I YIf I I a = ! a. C I I S I-7, I 0 ® O1 h"i J g k I h 1 _ a z � r � - W City of Meridian Department Report VII. Exhibits 19, ESE GB nz �Jw N Q LL x ' � 3 Ng_ F yg 4 EM?N11 i O � 5 Z § a._ z — o a c~=i 9 5 S2 H x w LD s z�a f y gg ��s a 'j gggg,Mgla � lipa * Hg F i e�0 n€a y €-n , € � I�„col g12 m J� s: cA ® 3 3 3 a � oef1 m LL� 3 4 City of Meridian Department Report VII. Exhibits J. Qualified Open Space Exhibit& Site Amenity Exhibits (dated: October 2024) a Z C E O P S °may yQ: gza5 � i W � a a `s s � se� S g4 � g $ q 8 R e �auwrwrr�su - 5 - ®� l I IJ i ® rr re•. a. .x �;,y _ =°.^_.C� 7®�-J G 0° s n a0 r^.,s:�'n. Gr1 � ® '-L " C ® � 3 3;• -3 z � Q a � o - a a - O O Ole e Oi O w City of Meridian Department Report VII. Exhibits r r yrF;. A cam' yifi} BOCCE BALL COURTS • • PICKLEBALL COURTS REFERENCE PHOTO BOCCE BALL • f SL COURTS� � . JCLUBHOUSE City of 1�1 1�1 ,• y l�I MeridianReport VII. Exhibits K. Conceptual Building Elevations ELEVATIONS The homes along Locust Grove Road will incorporate articulation in design to provide visual variety. Typical elevations are shown below. Conventional Single family(typical to the non-age restricted hornes) ell � ,rr yr d City of Meridian Department Report VII. Exhibits Carriage Larne Single Family Detached(typical to Cadence) Y F/ .A. ■ MEN -i'TI '1171�71 Single Family Paired(typical to Cadence) MEN 4 r E MEN I I i City of Meridian Department Report VII. Exhibits L. Deviations from the R-15 Dimensional Standards Proposed with the PUD Horne Type .street Setback to Street Interior Rear Living Area Setback to Side Garage Carriage Lane, Alley Loaded Alley- 5 ft 5 ft 3 ft Alley— N/A, .see (Age Restricted)" Local - 5 ft (10 ft) street setback Paired Cadence, Front Loaded 10 ft 20 ft 3 ft 12 ft (Age Restricted) " Conventional, Front Loaded 10 ft 20 ft 3 ft 12 ft (NOT Age Restricted *Proposed Setback(Standard Setback in the R-15 Zone) ** "Carriage Lane"is Brighton's term for"alley loaded"homes. ***"Paired Cadence" is Brighton's term for"duplex"style,age restricted,homes. "Street Setback"shall only refer to a setback directly adjacent to right-of-way.When a common lot is adjacent to a lot"Interior Side"setback shall be used to determine the setback. ! I i _ r = 'Alt.— t j R-R BEM q F.VIA ROPIFITO ST. City of Meridian Department Report VII. Exhibits M. Annexation Legal Description & Exhibit Map &am E NGI N E ERIiN G September 26,2025 Project No..24-108 Apex Cadence Subdivision Exhibit A Legal Description for Annexation To the City of Meridian A parcel of land for annexation to the City of Meridian being a portion of Government Lot 1 and the Southeast 1/4 of the Northeast 1/4 of Section 6,Township 2 North, Range 1 East, B.M.,Ada County, Idaho being more particularly described as follows: Commencing at a 5/8-inch rebar marking the Southwest Comer of said Government Lot 1, which bears 500'02'06"E a distance of 1,337.30 feet from a 5/8-inch rebar marking the Northwest corner of said Government Lot 1,thence following the westerly line of said Southeast 1/4 of the Northeast 1/4,500002'06"E a distance of 599.75 feet to the POINT OF BEGINNING. Thence leaving said westerly line,N78"25'55"E a distance of 161.21feet; Thence N54`55'2C"E a distance of 74.17 feet; Thence N31'51'12"E a distance of 92.01 feet; Thence N10`25'1C"E a distance of 381.33 feet; Thence N05'26'52"W a distance of 10E26 feet; Thence N18°56'2C"W a distance of 287.65 feet; Thence N32'08'38"W a distance of 91.83 feet; Thence N61'32'S7"W a distance of 104.61 feet, Thence N74"59'05"W a distance of 44.02 feet; Thence N00"02'06"W a distance of 27.96 feet to the centerline of the Rawson Canal; Thence fallowing said centerline the fallowing nine(9)courses: 1. S74`59'05"E a distance of 54.46 feet; 2. 561"32'57"E a distance of 1.14.87 feet; 3 532°08'38"E a distance of 102.04 feet; 4. 518'56'20"E a distance of 293.97 feet; 5. 505'26'52"E a distance of 113.22 feet; 6. S10°25'1WW a distance of 390.20 feet; 7. 531`51'12"W a distance of 102,63 Feet; 8. S54"55'20"W a distance of 85.30 feet; 9. 578`25'55"W a distance of 172-34 feet to the westerly line of said Southeast 1/4 of the Northeast 114; Thence leaving said centerline and following said westerly line, N0G'02'06"W a distance of 27.56 feet to the POINT OF BEGINNING. 5725 North W avert'way•Doiss,Idaho$3713 c 2M639.M9• krmntllp.cem City of Meridian I Department Report V11. Exhibits Said parcel contains a total of 0.86 acres, more or less,and is subject to all existing easements and/or rights-of-way of record or implied- Attached hereto is Exhibit B and by this reference is male a part hereof. 1 „ w A or a. J r R, 5 PAGE City of Meridian I Department Report VII. Exhibits NORTHWEST CORNER GO'd`T LOT 1 FOUNTS 5/$" REBAR S74'59'05"E 54.46' NCIO'02'06"W S61'32'57-E 27.96' 114.87 I N74'59'05"W s32'U$'36'E 44.02' I N61'32'57"W 102.04' 104.61' t N32'08'38^W z M1 91,63' CID M o w I a (n rlp' CENTERLINE OF THE ' s RA44SON CANAL POINT OF COMMENCEMENT . SOUTHWEST CORNER GOV'T LOT 1 FOUND 5/8" REJDAR ` N05'26'S2"W 505`26'52"E 1 i 13.22' 06.26' 3 i DAVID&KR1STIN I TURN BULL FAMILY TRUST n APN:S14061130355(PORTION) Ln ANNEXATION AREA:0.86±AC I CURRENT ZONING:RUT e W - 0 3 o SV I P LeD ' of N31'51'12'E P Y N54'55'20"E 1 Q2.6.3' POINT OF BEGINNING t N7925'55"E ti 161.21' _S54'S5'2 W N00'02'416V 85.30' 27.56' 3 S78'25'55"W O 150 300 450 IF- E N G I N E E R I N G 172,34' Plan Scale: 1' = 156' ST25 NORTH IISCWERY WAY _ K HOM,IDAHOISM$ PH[NE4aZUQ6M-W3-9 EXHIBIT B r '"emllp.mm ANNEXATION TO THE CITY OF MERIDIAN PTEh19FR M1l�DATE! SE } — vHO1EGT: 241�6 SHEE 1 APEX CADENCE SUBDIVISION GE GOV'T LOT 1,SE1/4 NE1/4 SEC. 6, T2N, R1 E, BM, F DA COUNTY, 1DAHO L City of Meridian I Department Report VII. Exhibits N. De-Annexation Legal Description& Exhibit Map lam ENGINEERING September 26,2025 Project No.;24-108 Apex Cadence Subdivision Exhibit A Legal Description for De-Annexation From the City of Meridian A parcel of land for de-annexation from the City of Meridian being a portion of the Southeast 114 of the Northeast 1/4 and the Northeast 114 of the Southeast 1/4 of Section 6,Township 2 North,Range 1 East, B.M.,City of Meridian,Ada County,Idaho being more particularly described as follows, Commenting at an aluminum cap marking the East 1/4 corner of said Section 6,which bears S00"04'35"E a distance of 2,671.16 feet from an aluminum cap markingthe Northeast corner of said Section 6,thence following the northerly line of said Northeast 1/4 of the Southeast 1/4,N89'22150"W a distance of 1,304.25 feet to the POINT OF BEGINNING. Thence leaving said northerly line,S00°42'27"E a distance of 601,03 feet; Thence N52'05'35"W a distance of 31.44 Beet to the westerly line of said Northeast 1/4 of the Southeast 1/4; Thence following said westerly line,N0Q'02'10"W a distance of 581.86 feet to the Northwest corner of said Northeast 1/4 of the Southeast 1/4(Center-East 1116 corner); Thence leaving the westerly line of said Northeast 114 of the Southeast 1/4 and following the westerly line of said Southeast 1/4 of the Northeast 1/4,N01702'06"W a distance of 660.87 feet; Thence leaving said westerly line,587"34'26"E a distance of 13.49 fleet; Thence SOV2023"E a distance of 549.25 feet; Thence S00'43'55"E a distance of 111.26 feet to the POINT OF BEGINNING. Said parcel contains a total of 0.52 acres,mare or less,and is subject to all existing easements and/or rights-of-way of record or implied_ Attached hereto Is Exhibit B and by this reference is made a part hereof, 4'11t'1' D 40 12 59Q a 4* 0 g � 5725 North VISWuery Way a Bolse,Idaho 83713 0 208.639.6"9 kmengllp,com City of Meridian Department Report VII. Exhibits I NORTHEAST CORNER SECTION 6 FOUND ALUMINUM CAP E.LAKE HAZEL RD. 31 32 S8734'26"E 6 5 13.4V I LO o DE-ANNEXATION 1 70TAL AREA: 0.52t AC m ff dry 04 n o c GARY R, MURGOITIO APN-SI406141870 CURRENT ZONING:R-8 POIW OF COMMENCEMENT S40'43'55`E EAST 1/4 CORNER SECTION 5 � CENTER-EAST 1 f 16 CORNER 111.26' FOUND ALUMINUM CAP Lu Cti NS9'22'50'W 1304.25' (TIE) oC POINT OF BEGINNING i 0 J L&G M U RGOITIO LLC APN:S1406417700(PORTION) CURRENT ZONING:R-4 a � I a Lu N . s 0 200 400 600 or Plan'Scake: 1' =200' a E N52'05'30N 31.44' n ■ E N 0 0 N E E It I N 6 52�5 N4RTI$DISC MRY WAY KK_ PaSE,IDAHO83713 EXHIBIT PHDRf 11M)E39-6534 amcngllp.cam DE-ANNEXATION FROM THE CITY CIF MERIDIAN DATF SEPTEMBER202E j FROJE'CT: 2i-1GR sH fit: APEX CADENCE SUBDIV1510N OF SE1f4 NE1/4, NEI/45E1/4,SEC.6,72N,R1E,OM,CITY OF MERIDIAN,ADA COUNTY, IDAHO City of Meridian I Department Report VII. Exhibits 7 I +* 1 *: i Tv f VIII. ADDITIONAL NOTES &DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS (link to Community Metrics) A. One-Mile Radius Existing Condition Notes This data is automatically derived from enterprise application and GIS databases, and exported dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30- days.Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel based data excludes certain properties and represents land as it exists now. Properties considered are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional development, government, and quasi government facilities). The following values also constrain included property acreage to reduce outliers and non-conforming instances from distorting averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5;R-40<0.25. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. Some approved entitlements, and particularly older ones,may be constructed. Decennial population counts and household counts are based on the most recent Decennial Census. Current population and current household values are COMPASS estimates,usually for the year previous, and are based on traffic analysis zone boundaries(TAZ's). B. Mixed Use Analysis Notes This data is derived from enterprise application and GIS databases, and exported dynamically. Data considered for analysis are only those areas overlapping the overall Mixed Use boundary area.Mixed Use areas across arterial roadways are distinct, separate, and not considered as they do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety, transportation efficiency, etc.).Mixed Use parcel areas may be greater or smaller than the future land use area designation boundary due parcel size,configuration,right-of-way, and other factors. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. C. Service Assessment Notes This data represents existing conditions derived from our enterprise application and GIS database, exported through dynamic reporting. The system references the most recent available data from various sources,including sewer main lines, sewer trunksheds, floodplain, fire service areas and response times,police crime reporting,pathway information,existing and planned transit, roadway improvements, school and park proximity, and other resources. The tool provides context for project review,using multiple indicators consistently. Data from similar topics may vary based on different levels of review. The overall score is based on weighted criteria(not a ranked order), and the percentile score compares the parcel to others in the city(higher is better). This tool was developed as a City Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are just one data point and should not be the sole basis for decisions. D. ACHD Roadway Infographic Notes The Ada County Highway District utilizes a number of planning and analysis tools to understand existing and future roadway conditions. • Existing Level of service(LOS).LOS indicator is a common metric to consider a driver's experience with a letter ranking from A to F. Letter A represents free flow conditions, and on the other end Level F represents forced flow with stop and go City of Meridian I Department Report V111. Additional Notes&Details for Staff Report Maps, Tables, and Charts conditions. These conditions usually represent peak hour driver experience. ACHD considers Level D, stable flow,to be acceptable. The LOS does not represent conditions for bikes or pedestrians,nor indicate whether improvements: are possible; if there are acceptable tradeoffs; or if there is a reasonable cost-benefit. • Integrated Five Year Work Plan(IFYWP). The IFYWP marker(yes/no)indicates whether the specified roadway is listed in the next 5-years. This work may vary, from concept design to construction. • Capital Improvement Plan(CIP). The CIP marker(yes/no)indicates whether the specified roadway is programmed for improvement in the next 20-years. City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts W IDIAN�--- AGENDA ITEM ITEM TOPIC: Development Agreement (Hill's Century Farm Townhomes H-2024-0072) Between Brighton Land Holdings LLC, DWT Investments LLC, and Watson Land Holdings LLC for Property Generally Located at the Corner of S. Tavistock Ave. and E. Hill Park St. Ada County Recorder Trent Tripple 2026-012850 Boise,Idaho Pgs=63 vbailey 02/25/2026 08:24:00 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded DEVELOPMENT AGREEMENT PARTIES: 1. City of Meridian 2. Brighton Land Holdings LLC, Owner/Developer 3. II Investments LLC,Owner/Developer 4. Watson Land Holdings LLC, Owner/Developer THIS DEVELOPMENT AGREEMENT(this"Agreement") is made and entered into this 24th day of February _.2026,by and between City of Meridian, a municipal corporation oft e State of Idaho, hereafter called"CITY,"whose address is 33 E.Broadway Avenue,Meridian, Idaho 83642, and Brighton Land Holdings LLC,whose address is 2929 W.Navigator Drive, Suite 400, Meridian, Idaho 83642; and DWT Investments LLC,whose address is 2929 W.Navigator Drive, Suite 400, Meridian, Idaho 83642; and Watson Land Holdings LLC,whose address is 2929 W.Navigator Drive, Suite 400, Meridian, Idaho 83642,hereinafter collectively called"Owner/Developer." I. RECITALS: 1.1 WHEREAS, Owner/Developer is the sole owner, in law and/or equity, of a certain tract of land in the County of Ada, State of Idaho, described in Exhibit"A," which is attached hereto and by this reference incorporated herein as if set forth in full, hereinafter referred to as the"Property;" and 1.2 WHEREAS.Idaho Code § 67-651 IA provides that cities may, by ordinance, establish provisions governing the creation, form, recording, modification, enforcement and termination of development agreements required or permitted as a condition of zoning that the Owner/Developer make a written commitment concerning the use or development of the Property; and 1.3 WHEREAS, City has exercised its statutory authority by the enactment of Section 11-5B-3 oft s Unified Development Code ("UDC"),which authorizes development agreements and the modification of development agreements; and 1.4 WHEREAS, City and Owner/Developer entered into that certain Development Agreement recorded on July 9, 2015 in the real property records of Ada County, Idaho as Instrument No. 2015-061375 ("Development Agreement"); and Addendum to Development Agreement recorded on December 8, 2016 in the real property records of Ada County, Idaho as Instrument No. 2016-119080 ("Addendum to Development Agreement"); and a Second Addendum to Development Agreement recorded on April 24, 2019 in the real property records of DEVELOPMENT AGREEMENT—uILL'S CENTURY FARM TOWNHOMES H-2024-0072 Page 1 of 10 Ada County, Idaho as Instrument No. 2019-033207 ("Second Addendum to Development Agreement"); and a Third Addendum to Development Agreement recorded on May 20, 202 in the real property records of Ada County, Idaho as Instrument No. 2020-059662 ("Third Addendum to Development Agreement"); and a Fourth Addendum to Development Agreement recorded on September 10, 2020 in the real property records of Ada County, Idaho as Instrument No. 2020- 117720 ("Fourth Addendum to Development Agreement"). 1.5 WHEREAS, Owner/Developer have submitted an application for development agreement modification to remove the property listed in Exhibit "A" from the existing Development Agreement,Addendum to Development Agreement, Second Addendum to Development Agreement, Third Addendum to Development Agreement, and Fourth Addendum to Development Agreement for the inclusion of the Property into this new Agreement,which generally describes how the Property will be developed and what improvements will be made; and 1.6 WHEREAS, Owner/Developer made representations at the duly noticed public hearings before the Meridian City Council, as to how the property will be developed and what improvements will be made; and 1.7 WHEREAS,the record of the proceedings for requested development agreement modification held before the City Council includes responses of government subdivisions providing services within the City of Meridian planning jurisdiction, and includes further testimony and comment; and 1.8 WHEREAS, on the 6ffi of January, 2026, the Meridian City Council approved certain Findings of Fact and Conclusions of Law and Decision and Order ("Findings"),which have been incorporated into this Agreement and attached as Exhibit"B;" and 1.9 WHEREAS, Owner/Developer deems it to be in its best interest to be able to enter into this Agreement and acknowledges that this Agreement was entered into voluntarily and at its urging and request; and 1.10 WHEREAS,the property listed in Exhibit"A" shall no longer be subject to the terms of the existing Development Agreement, Addendum to Development Agreement, Second Addendum to Development Agreement, Third Addendum to Development Agreement, and Fourth Addendum to Development Agreement and shall be bound by the terms contained herein in this new Agreement; and DEVELOPMENT AGREEMENT-HILL'S CENTURY FARM TOWNHOMES 1-1-2024-0072 Page 2 of 10 1.11 WHEREAS, City requires the Owner/Developer to enter into a development agreement modification for the purpose of ensuring the Property is developed and the subsequent use of the Property is in accordance with the terms and conditions of this Agreement,herein being established as a result of evidence received by the City in the proceedings for zoning designation from government subdivisions providing services within the planning jurisdiction and from affected property owners and to ensure zoning designations are in accordance with the amended Comprehensive Plan of the City of Meridian on December 19, 2019,Resolution No. 19-2179, and the UDC, Title 11. NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the parties agree as follows: 2. INCORPORATION OF RECITALS: That the above recitals are contractual and binding and are incorporated herein as if set forth in full. 3. DEFINITIONS: For all purposes of this Agreement,the following words, terms and phrases herein contained in this section shall be defined and interpreted as herein provided for, unless the clear context of the presentation of the same requires otherwise: 3.1 CITY: means and refers to the City of Meridian, a party to this Agreement, which is a municipal corporation and government subdivision of the state of Idaho, organized and existing by virtue of law of the State of Idaho, whose address is 33 East Broadway Avenue, Meridian, Idaho 83642. 3.2 OWNERS/DEVELOPERS: means and refers to collectively: 3.2.1 Brighton Land Holdings LLC,whose address is 2929 W.Navigator Drive, Suite 400,Meridian, Idaho 83642, owner of said Property and shall include any subsequent owner(s)/developer(s) of the Property; and 3.2.2 DWT Investments LLC, whose address is 2929 W.Navigator Drive, Suite 400,Meridian, Idaho 83642, owner of said Property and shall include any subsequent owner(s)/developer(s)of the Property; and 3.2.3 Watson Land Holdings LLC,whose address is 2929 W.Navigator Drive, Suite 400,Meridian, Idaho 83642, owner of said Property and shall include any subsequent owner(s)/developer(s)of the Property. 3.3 PROPERTY: means and refers to that certain parcel of Property located in the County of Ada, City of Meridian as described in Exhibit "A" describing a parcel to be removed from existing Development Agreement,Addendum to Development Agreement, Second Addendum to Development Agreement, Third Addendum to Development Agreement, and Fourth Addendum to Development Agreement, with such parcel being bound by this new Agreement, which Exhibit"A" is attached hereto and by this reference incorporated herein as if set forth at length. DEVELOPMENT AGREEMENT-HILL'S CENTURY FARM TOWNHOMES H-2024-0072 Page 3 of 10 4. USES PERMITTED BY THIS AGREEMENT: This Agreement shall vest the right to develop the Property in accordance with the terms and conditions of this Agreement. 4.1 The uses allowed pursuant to this Agreement are only those uses allowed as permitted, conditional and/or accessory uses under the UDC. 4.2 No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1 Owner/Developer shall develop the Property in accordance with the following special conditions: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan, common open space/site amenity exhibit, and conceptual building elevations included in Section VIII of the Staff Report attached to the Findings of Fact and Conclusions of Law attached hereto as Exhibit`B" and the provisions contained herein. b. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the development. 6. APPROVAL PERIOD: If this Agreement has not been fully executed within six(6) months after the date of the Findings,the City may, at its sole discretion, declare the Agreement null and void. 7. DEFAULT/CONSENT TO DE-ANNEXATION AND REVERSAL OF ZONING DESIGNATION: 7.1 Acts of Default. In the event Owner/Developer, or Owner's Developer's heirs, successors, assigns, or subsequent owners of the Property or any other person acquiring an interest in the Property fail to faithfully comply with all of the terms and conditions included in this Agreement in connection with the Property,this Agreement may be terminated by the City upon compliance with the requirements of the Zoning Ordinance. 7.2 Notice and Cure Period. In the event of Owner/Developer's default of this agreement, Owner/Developer shall have thirty(30) days from receipt of written notice from City to initiate commencement of action to correct the breach and cure the default,which actions must be prosecuted with diligence and completed within one hundred eighty (180) days;provided,however, that in the case of any such default that cannot with diligence be cured within such one hundred eighty (180) day period,then the time allowed to cure such failure may be extended for such period as may be necessary to complete the curing of the same with diligence and continuity. DEVELOPMENT AGREEMENT-HILL'S CENTURY FARM TOWNHOMES H-2024-0072 Page 4 of 10 7.3 Remedies. In the event of default by Owner/Developer that is not cured after notice from City as described in Section 7.2, City shall,upon satisfaction of the notice and hearing procedures set forth in Idaho Code § 67-6511A,have the right,but not a duty, to de-annex all or a portion of the Property, reverse the zoning designations described herein, and terminate City services to the de-annexed Property, including water service and/or sewer service. Further, City shall have the right to file an action at law or in equity to enforce the provisions of this Agreement. Because the covenants, agreements, conditions, and obligations contained herein are unique to the Property and integral to the City's decision to annex and/or re-zone the Property, City and Owner/Developer stipulate that specific performance is an appropriate,but not exclusive, remedy in the event of default. Owner/Developer reserves all rights to contest whether a default has occurred. 7.4 Choice of Law and Venue. This Agreement and the rights of the parties hereto shall be governed by and construed in accordance with the laws of the State of Idaho, including all matters of construction,validity,performance, and enforcement. Any action brought by any party hereto shall be brought within Ada County, Idaho. 7.5 Delay. In the event the performance of any covenant to be performed hereunder by either Owner/Developer or City is delayed for causes that are beyond the reasonable control of the party responsible for such performance,which shall include,without limitation, acts of civil disobedience, strikes or similar causes, the time for such performance shall be extended by the amount of time of such delay. 7.6 Waiver.A waiver by City of any default by Owner/Developer of any one or more of the covenants or conditions hereof shall apply solely to the default and defaults waived and shall neither bar any other rights or remedies of City nor apply to any subsequent default of any such or other covenants and conditions. 8. INSPECTION: Owner/Developer shall, immediately upon completion of any portion or the entirety of said development of the Property as required by this Agreement or by City ordinance or policy, notify the City Engineer and request the City Engineer's inspections and written ordinance or policy,notify the City Engineer and request the City Engineer's inspections and written approval of such completed improvements or portion therefor in accordance with the terms and conditions of this Agreement and all other ordinance of the City that apply to said Property. 9. REQUIREMENT FOR RECORDATION: City shall record this Agreement, including all of the Exhibits, and submit proof of such recording to Owner/Developer. 10. ZONING: City shall, following recordation of the duly approved Agreement,enact a valid and binding ordinance zoning the Property as specified herein. i t. SURETY OF PERFORMANCE: The City may also require surety bonds, irrevocable letters of credit, cash deposits, certified check or negotiable bonds, as allowed under the UDC,to DEVELOPMENT AGREEMENT-HILL'S CENTURY FARM TOWNHOMES H-2024-0072 Page 5 of 10 insure the installation of required improvements, which the Owner/Developer agrees to provide, if required by the City. 12. CERTIFICATE OF OCCUPANCY: No Certificates of Occupancy shall be issued if the improvements have not been installed, completed, and accepted by the City, or sufficient surety of performance is provided by Owner/Developer to the City in accordance with Paragraph 11 above. 13. ABIDE BY ALL CITY ORDINANCES: That Owner/Developer agrees to abide by all ordinances of the City of Meridian unless otherwise provided by this Agreement. 14. NOTICES: Any notice desired by the parties and/or required by this Agreement shall be deemed delivered if and when personally delivered or three (3) days after deposit in the United States Mail,registered or certified mail,postage prepaid, return receipt requested, addressed as follows: CITY: with copy to: City Clerk City Attorney City of Meridian City of Meridian 33 E.Broadway Ave. 33 E. Broadway Ave. Meridian, Idaho 83642 Meridian, Idaho 83642 OWNER/DEVELOPER: OWNER/DEVELOPER: Brighton Land Holdings LLC DWT Investments LLC 2929 W.Navigator Drive, Suite 400 2929 W.Navigator Drive, Suite 400 Meridian, Idaho 83642 Meridian, Idaho 83642 OWNER/DEVELOPER: Watson Land Holdings LLC 2929 W.Navigator Drive, Suite 400 Meridian, Idaho 83642 14.1 A party shall have the right to change its address by delivering to the other party a written notification thereof in accordance with the requirements of this section. 15. ATTORNEY FEES: Should any litigation be commenced between the parties hereto concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as may be granted,to court costs and reasonable attorney's fees as determined by a Court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. 16. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time is strictly of the essence with respect to each and every term, condition and provision hereof, and that the failure to timely perform any of the obligations hereunder shall constitute a breach of and a default under this Agreement by the other party so failing to perform. 17. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure to the benefit of the parties' respective heirs, successors, assigns and personal representatives, DEVELOPMENT AGREEMENT-HILL'S CENTURY FARM TOWNHOMES H-2024-0072 Page 6 of 10 including City's corporate authorities and their successors in office. This Agreement shall be binding on the Owner/Developer, each subsequent owner and any other person acquiring an interest in the Property.Nothing herein shall in any way prevent sale or alienation of the Property, or portions thereof, except that any sale or alienation shall be subject to the provisions hereof and any successor owner or owners shall be both benefited and bound by the conditions and restrictions herein expressed. City agrees, upon written request of Owner/Developer,to execute appropriate and recordable evidence of termination of this Agreement if City, in its sole and reasonable discretion, has determined that Owner/Developer has fully performed its obligations under this Agreement. 18. INVALID PROVISION: If any provision of this Agreement is held not valid by a court of competent jurisdiction, such provision shall be deemed to be excised from this Agreement and the invalidity thereof shall not affect any of the other provisions contained herein. 19. DUTY TO ACT REASONABLY: Unless otherwise expressly provided, each party shall act reasonable in giving any consent, approval, or taking any other action under this Agreement. 20. COOPERATION OF THE PARTIES: In the event of any legal or equitable action or other proceeding instituted by any third party(including a governmental entity or official) challenging the validity of any provision in this Agreement,the parties agree to cooperate in defending such action or proceeding. 21. REMOVED PROPERTY: The City is hereby authorized, in its sole discretion,to remove a portion of the Property ("Removed Property") from this Agreement at any time,provided that the City and the owner of the Removed Property concurrently enter into a modified development agreement governing the development and use of the Removed Property. The remaining portion of the Property,which has not been removed from this Agreement as described above, shall continue to be bound by the terms of this Agreement. 22. FINAL AGREEMENT: This Agreement sets forth all promises, inducements, agreements, condition and understandings between Owner/Developer and City relative to the subject matter hereof,and there are no promises, agreements, conditions or understanding, either oral or written, express or implied, between Owner/Developer and City, other than as are stated herein. Except as herein otherwise provided,no subsequent alteration, amendment, change or addition to this Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their assigns, and pursuant,with respect to City,to a duly adopted ordinance or resolution of City. 22.1 No condition governing the uses and/or conditions governing the Property herein provided for can be modified or amended without the approval of the City Council after the City has conducted public hearing(s) in accordance with the notice provisions provided for a zoning designation and/or amendment in force at the time of the proposed amendment. 23. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective upon execution of the Mayor and City Clerk. DEVELOPMENT AGREEMENT-HILL'S CENTURY FARM TOWNHOMES H-2024-0072 Page 7 of 10 [End of text. Acknowledgements, signatures, and Exhibits A and B follow.] DEVELOPMENT AGREEMENT-HILL'S CENTURY FARM TOWNHOMES H-2024-0072 Page 8 of 10 ACKNOWLEDGMENTS IN WITNESS WHEREOF, the parties have herein executed this agreement and made it effective as hereinabove provided. OWNER/DEVELOPER: Brighton Land Ho ings LLC By: Robert L. Phillips,President of Brighton Corporation, Manager of Brighton Land Holdings LLC State of Idaho ) ss: County of Ada ) On this day of 2026, before me, the undersigned, a Notary Public in and for said State, personally appeared Robert L. Phillips, knoybi or identified to me to be the President of Brighton Corporation, Manager of Brighton Land Holdings LLC and the person who signed above and acknowledged to me that they executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. C-q� SHARI VAUGHAIN' Notary Public COMMISSION#20181002 My Commission Expires: [Q-/"OIL 3a NOTARY PUBLIC STATE OF IDAHO MY COMMISSION EXPIRES 06/01/2030 OWNER/DEVELOPER: DWT Investments LLC By: Robert IV linvestments ips,President of Brighton Corporation, Manager of DW LLC State of Idaho ) ss: County of Ada ) On this day of e 2026,before me,the undersigned,a Notary Public in and for said State,personally appeared Robert L. Phillips, known or id ntified to me to be the President of Brighton Corporation, Manager of DWT Investments LLC and the person who signed above and acknowledged to me that they executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. Notary Public 11 SHARI VAUGHAN My Commission Expires: CO MMISSION#20181002 NOTARY PUBLIC 030 STATE OF IDAHO MY COMMISSION EXPIRES 06/01/2- - - - - - - - - - - - - - - - - - - DEVELOPMENT AGREEMENT-HILL'S CENTURY FARM TOWNHOMES H-2024-0072 Page 9 of 10 OWNER/DEVELOPER: Watson Land Holdings LLC By: Robert L. i i ts,President of Brighton Corporation,Manager of Watson Land Holdings LLC State of Idaho ) ss: County of Ada ) On this day of e6 2026, before me, the undersigned, a Notary Public in and for said State, personally appeared Robert L. Phillips, knowlY or identified to me to be the President of Brighton Corporation, Manager of Watson Land Holdings LLC and the person who signed above and acknowledged to me that they executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. Notary Public SHARI VAUGHAN My Commission Expires: COMMISSION#20181002 NOTARY PUBLIC STATE OF IDAHO MY COMMISSION EXPIRES 06/01/2030 - - - - - - - - - - - - - CITY OF MERIDIAN ATTEST: By: Mayor Robert E. Simison 2-24-2026 Chris Johnson, City Clerk 2-24-2026 State of Idaho ) ss County of Ada ) On this 24th day of February 2026,before me,a Notary Public,personally appeared Robert E. Simison and Chris Johnson, known or identified to me to be the Mayor and Clerk, respectively, of the City of Meridian,who executed the instrument or the person that executed the instrument of behalf of said City,and acknowledged to me that such City executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. Notary Public for Idaho My Commission Expires:3-28-2028 DEVELOPMENT AGREEMENT-HILL'S CENTURY FARM TOWNHOMES H-2024-0072 Page 10 of 10 kmEXHIBIT A E N G I N E E R I N G November 27,2024 Project No.24-080 Rezone to R-15 Legal Description Exhibit A All of Lots 2-7 and a portion of Lot 10, Block 2 of Hill's Century Farm Commercial Subdivision No. 1(Book 115 of Plats, Pages 17131-17134, Records of Ada County,Idaho)and all of Lots 12 and 13,Block 2 of Hill's Century Farm Commercial Subdivision No.2(Book 124 of Plats,Pages 19913-19915, Records of Ada County, Idaho), situated in portion of the Northeast 1/4 of the Northwest 1/4 of Section 33,Township 3 North, Range 1 East, Boise Meridian,City of Meridian,Ada County, Idaho and being more particularly described as follows: Commencing at an aluminum cap marking the North 1/4 corner of said Section 33,which bears S89°15'22"E a distance of 2,660.62 feet from a brass cap marking the Northwest corner of said Section 33; Thence following the northerly line of said Northeast 1/4 of Section 33, N89'15'22"W a distance of 783.43 feet to the northeast corner of said Hill's Century Farm Commercial Subdivision No.2; Thence leaving said northerly line and following the subdivision boundary of said Hill's Century Farm Commercial Subdivision No.2,S00°44'38"W a distance of 193.58 feet to a brass plug marking the southeast corner of Lot 11, Block 2 of said Hill's Century Farm Commercial Subdivision No.2 and being the POINT OF BEGINNING. Thence following said subdivision boundary,S00°44'38"W a distance of 23.42 feet to a 1/2-inch rebar being the southwest corner of Parcel A per Record of Survey No. 11689(records of Ada County, Idaho); Thence leaving said subdivision boundary and following the southerly line of said Parcel A,S89°15'22"E a distance of 165.00 feet to a 1/2-inch rebar marking the southeast corner of said Parcel A(also being the northwest corner of Parcel E per said Record of Survey No. 11689); Thence leaving said southerly line and following the westerly line of said Parcel E,S00°44'38"W a distance of 140.00 feet to a 1/2-inch rebar marking the southwest corner of said Parcel E; Thence leaving said westerly line and following the southerly line of said Parcel E,S89°15'22"E a distance of 130.00 feet to a 1/2-inch rebar marking the southeast corner of said Parcel E(also being the southwest corner of Parcel F per said Record of Survey No. 11689); Thence leaving the southerly line of said Parcel E and following the southerly line of said Parcel F,S89°15'22"E a distance of 134.90 feet to a 1/2-inch rebar marking the southeast corner of said Parcel F and being on the lot boundary of Lot 9, Block 2 of said Hill's Century Farm Commercial Subdivision No. 1; Thence leaving said southerly line and following said lot boundary the following three(3)courses: 1. S00°25'18"W a distance of 17.00 feet to a 1/2-inch rebar; 2. S89°46'03"E a distance of 103.75 feet to a brass plug; 3. S54°05'29"E a distance of 56.58 feet to a 1/2-inch rebar marking the northwest corner of Lot 8,Block 2 of said Hill's Century Farm Commercial Subdivision No.1; Thence leaving said lot boundary and following the westerly lines of said Lot 8, Block 2 and Lot 1, Block 2 of said Hill's Century Farm Commercial Subdivision No.1,S00°44'38"W a distance of 301.51 feet to the centerline of E. Hill Park Street; Thence leaving said westerly lines and following said centerline, N89°46'03"W a distance of 474.29 feet to a 5/8-inch rebar on the subdivision boundary of said Hill's Century Farm Commercial Subdivision No. 1; Thence following said subdivision boundary the following six(6)courses: 1. N00°13'57"E a distance of 31.50 feet to a 5/8-inch rebar; 2. S89°46'03"E a distance of 16.60 feet to a 5/8-inch rebar; 5725 North Discovery Way • Boise, Idaho 83713 • 208.639.6939• kmengllp.com 3. N67'16'19"E a distance of 13.96 feet to a 5/8-inch rebar; 4. N00*44'38"E a distance of 297.56 feet to a 5/8-inch rebar; 5. N89'46'03"W a distance of 134.85 feet to a 5/8-inch rebar; 6. N00°44'38"E a distance of 34.26 feet to a 5/8-inch rebar marking the southeast corner of said Hill's Century Farm Commercial Subdivision No.2; Thence leaving said subdivision boundary of Hill's Century Farm Commercial Subdivision No. 1 and following the southerly line of said Hill's Century Farm Commercial Subdivision No.2, N89°15'22"W a distance of372.63 feet to the centerline of S.Tavistock Ave.; Thence leaving said southerly line and following said centerline the following three(3)courses: 1. 35.65 feet along the arc of a curve to the left,said curve having a radius of 300.00 feet,a delta angle of 06°48'32",a chord bearing of NO3°33'52"W and a chord distance of 35.63 feet; 2. N06°58'08"W a distance of 103.17 feet; 3. 12.31 feet along the arc of a curve to the right,said curve having a radius of 300.00 feet,a delta angle of 02'21'05",a chord bearing of N05°47'35"W and a chord distance of 12.31 feet; Thence leaving said centerline and following the northerly line of said Lot 13, Block 2 of said Hill's Century Farm Commercial Subdivision No.2,589'15'22"E a distance of 220.56 feet to a 1/2-inch rebar marking the northeast corner of said Lot 13,Block 2(also being the northwest corner of said Lot 12, Block 2 of Hill's Century Farm Commercial Subdivision No.2); Thence leaving said northerly line of said Lot 13, Block 2 and following the northerly line of said Lot 12,Block 2, 589'15'22"E a distance of 170.00 feet to the POINT OF BEGINNING. Said parcel contains 5.451 acres, more or less,and is subject to all existing easements and/or rights-of-way of record or implied. 5 t SL�T� a a12459 to OF lyep 77?.dZ`f PAGE 12 POINT OF COMMENCEMENT v FOUND ALUMINUM CAP tin Block 2 NORTH 1/4 CORNER SECTION 33 w FOUND ALUMINUM CAP NORTHWEST CORNER SECTION 33 Hill's Century Farm PER CP&F No. 2022-071833 PER CP&F No. 2022-009892 Commercial E. Amity Rd. 29 28 Subdivision No. 2 BASIS OF BEARING 28 S89'15 22'E 2660.62' 32 33 1877.20' —�w — — — 783.42' — 33 00 q Record of Survey No. 11689 Q 14 11 0 cO portions of Hill's Century Farm Block 2 a Hill's Century 0 Commercial Subdivision No. 1 Hill's Century .N Farm North L18 L19 ©J Parcel A Parcel B Parcel C Farm Commercial Subdivision No. 1 r C2 POINT OF L2 Subdivision No. 1 vi J BEGINNING o C1 13 12 Parcel D J parcel E Parcel F 9 L16 o J L14 aj o o L4 O > L6 �) Amended Plat of Q Rezone Area:4.999±AC APN: Hill's Century 0 R36360801I 8 Farm North N R3636080240 SubdivHUnp2latted ' R3636090040 J Parcel G R3636090060 00 Current Zoning:C-N Proposed Zoning:R-15 L12L11 L10 L9 E. Hill Park St. U Lot 1, Block 1 Healthy Living o Healthy Living Subdivision Condominiums No. 2 s D w N O N N •-1 O a CI O a a 3 N Z 0 150 300 450 0 Plan Scale: 1" = 150' N E N G I N E E R I N G d 5725 NORTH DISCOVERY WAY = BOISE,IDAHO83713 o PHONE(208)639-6939 Exhibit B - Rezone to R-15 ¢ kmengllp.com u w DATE: November2024 PROJECT: 24-080 All of Lots 2-7 and a portion of Lot 10,Block 2 of Hill's Century Farm Commercial Subdivision No.1 8 SHEET: and all of Lots 12 and 13,Block 2 of Hill's Century Farm Commercial Subdivision No.2,situated in 0 1 OF 2 portion of NE 1/4 of NW 1/4 of Section 33,T3N.,R1E.,B.M.,City of Meridian,Ada County,Idaho a I CURVE TABLE LINE TABLE I CURVE RADIUS LENGTH DELTA CHORD BRG CHORD LINE BEARING DISTANCE C1 300.00' 35.65' 6'48'32" NO3'33'52"W 35.63' L1 S00'44'38"W 23.42 C2 300.00' 12.31' 2'21'05" N05'47'35"W 12.31' L2 S89'15'22"E 165.00 L3 S00'44'38"W 140.00 L4 S89'15'22"E 264.90 L5 S00'25'18"W 17.00 L6 S89'46'03"E 103.75 L7 S54'05'29"E 56.58 L8 S00'44'38"W 301.51 L9 N89'46'03"W 474.29 L10 N00'13'57"E 31.50 1-11 S89'46'03"E 16.60 L12 N67'16'19"E 13.96 X 0 L13 N00'44'38"E 297.56 L14 N89'46'03"W 134.85 0 L15 N00'44'38"E 34.26 L16 N89'15'22"W 372.63 L17 N06'58'08"W 103.17 0 L18 S89'15'22"E 220.56 c 5 L19 S89'15'22"E 170.00 d Z 0 C Q l7 C E N G I N E E R I N G 0 5725 NORTH DISCOVERY WAY BOISE,IDAHO 83713 o PHONE(208)639-6939 Exhibit B - Rezone to R-15 a kmengllp.com u DATE: October2024 PROJECT: 24-080 All of Lots 2-7 and a portion of Lot 10, Block 2 of Hill's Century Farm Commercial Subdivision No.1,),a portion of SHEET: Lots 11 and 14 and all of Lots 12 and 13,Block 2 of Hill's Century Farm Commercial Subdivision No,2,Situated in 2 F 2 I portion of NE 1/4 of NW 1/4 of Section 33,T3N.,R1E.,B.M.,City of Meridian,Ada County,Idaho 220.56 170.00 s89°15'22"e s89°15'22"e - 165.00 rn s89°15'22"e � 3 M 0 M o f o 0 7 o ^ n89°I5'22"w 372.63 130.00 134.90 n89°46'03"w s89°15'22"e s89°15'22"e 103.75 134.85 s89°46'03"e 0 V 00 C, 3 0 N O M CD7 o C O M O fA rp n89°46'03"w 474.29 Title: Date: 11-27-2024 Scale: 1 inch= 150 feet File: Tract 1: 5.451 Acres: 237456 Sq Feet:Closure=n74.5548w 0.01 Feet: Precision=1/337790: Perimeter=2990 Feet 001=s00.4438w 23.42 009=s00.4438w 301.51 017=n89.1522w 372.63 002=s89.1522e 165.00 010=n89.4603w 474.29 B".'-0 3352w cbVI 634832 003=s00.4438w 140.00 011=n00.1357e 31.50 019=n06.5808w 103.17 c s35 d si'�os 004=s89.1522e 130.00 012=s89.4603e 16.60 so47 ,Ch=1 005=s89.1522e 134.90 013=n67.1619e 13.96 021=s89.1522e 220.56 006=s00.2518w 17.00 014=n00.4438e 297.56 022=s89.1522e 170.00 007=s89.4603e 103.75 015=n89.4603w 134.85 008=s54.0529e 56.58 016=n00.4438e 34.26 EXHIBIT B CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW C�flE IDIAN, AND DECISION& ORDER p In the Matter of the Request for a rezone of 5.45 acres from the C-N zone to the R-15 zone, a preliminary plat consisting of 70 homes and 18 common lots spanning across 9.1 acres, and a new development agreement to supersede the existing development agreement.,by Brighton Corporation. Case No(s).H-2024-0072 For the City Council Hearing Date of: December 161h,2025 (Findings on February 101h 2026) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of December 16', 2025, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of December 16',2025, incorporated by reference) 3. Application and Property Facts(see attached Staff Report for the hearing date of December 16" 2025, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of December 16',2025, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67, Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019,Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of December 16', 2025, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for a rezone,preliminary plat,and development agreement modification is hereby approved per the conditions of approval in the Staff Report for the hearing date of December 16',2025,attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat,combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-6B-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC 11-6B-7B). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-613-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up to two(2)years as determined and approved by the City Council may be granted.With all extensions,the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again(UDC 11- 613-7C). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s) and returned to the city within six(6)months of the city council granting the modification. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-6521(1)(d), if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d)and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of December 161}i, 2025. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) By action of the City Council at its regular meeting held on the 10th day of February 2026. COUNCIL PRESIDENT LUKE CAVENER VOTED AYE COUNCIL VICE PRESIDENT LIZ STRADER VOTED AYE COUNCIL MEMBER DOUG TAYLOR VOTED AYE COUNCIL MEMBER JOHN OVERTON VOTED AYE COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED AYE COUNCIL MEMBER BRIAN WHITLOCK VOTED AYE MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. S�mison 2-10-2026 Attest: SF,AL ChrisJohns 2-1 -„��``26 City Clerk Copy served upon Applicant, Community Development Department, Public Works Department and City Attorney. By: cha � Dated: 2-10-2026 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) -4- EXHIBIT B COMMUNITY DEVELOPMENT C%WEKIDIAN4---, DEPARTMENT REPORT nA"o HEARING 12/16/2025 ' Legend — DATE: Project Location TO: Mayor&City Council Area of Impact = City Limits FROM: Nick Napoli,Associate Planner O Analysis 208-884-5533 nnapoli@meridiancity.org APPLICANT: Eli Benski - SUBJECT: H-2024-0072 Hill's Century Farms Townhomes LOCATION: Generally located at the corner of S. ® @� Tavistock Avenue and E. Hill Park Street - with the inclusion of the following ® ®® parcels: R3636090060,R3636090040, m MIT as R3636080240, Sll33212576, R3636080110. I. PROJECT OVERVIEW A. Summary The applicant requests a rezone of 5.45 acres from the C-N zone to the R-15 zone,a preliminary plat consisting of 70 homes and 18 common lots spanning across 9.1 acres,and a new development agreement to supersede the existing development agreement. B. Issues/Waivers - The subject development will be served by Hillsdale Elementary School,Lake Hazel Middle School, and Mountain View High School.Hillsdale Elementary and Mountain View High are both over capacity. C. Recommendation Staff. Approval with a new DA and conditions. Commission: Approval as presented in the staff report. D. Decision City Council: Approval FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B II. COMMUNITY METRICS Table 1• Land Use Description Details Map Ref. Existing Land Use(s) ` Vacant - Proposed Land Use(s) Commercial and Residential - Existing Zoning C-N and R-15 VII.A.2 Proposed Zoning R-15 Adopted FLUM Designation MU-N VILA.3 Proposed FLUM Designation MU-N Table 2: Process Facts Description Details Preapplication Meeting date 8/27/2024 Neighborhood Meeting 10/22/2024 Site posting date 12/3/2025 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.E • Comments Received Yes - • Commission Action No - Required • Access S. Tavistock Avenue and Hill Park Street; Local - Streets • Traffic Level of Service Amity Road: Better than`E" - ITD Comments Received No Meridian Public Works IV.B Wastewater • Distance to Mainline Available at site • Impacts or Concerns Yes; See PW's Site Specific Conditions. Meridian Public Works Water IV.B • Distance to Mainline Available at site • Impacts or Concerns no School District(s) West Ada School District IV.D • Capacity of Schools Hillsdale Elementary School(Architectural/Program): - 700/675 Lake Hazel Middle School: 1000 Mountain View High School: 2175 • Number of Students Hillsdale Elementary School: 768 - Enrolled Lake Hazel Middle School:987 Mountain View High School: 2479 Note: See section IV. City/Agency Comments & Conditions for comments received or see the public record. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:R3636080240 Date Retrieved:2025/ 1/27 Parcel Count Parcel Acreage Infill Indicator: 1,692 sob Surrounding Area 1* 3 5% Not city 40 ® City Limits 2,104 941.3 ■ Not City Household Change Household& Population Growth Households 02020 Population Change:19.5% population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 20,000 Use Types Residential Addresses All Addresses Single-family 0 Multi-family 0% 2 o'o is is ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed I Proposed Pending Pending Approved Approved 0 500 1000 1500 2000 0 0.5 Single-family ® Multi-family Figure 2: ACHD Summary Metrics Q Amity Road Existing Lanes © Planned Lanes Existing Level of Service . . p a Programmed IFYP © Programmed CIP FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B Fi ure 3: Service Impact Summary ToolsService Impact Ready Marginal Caution '\ooa 0 �r�aAy C.°� �.co° a FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The subject properties are designated as Mixed-Use Neighborhood(MU-N)on the Future Land Use Map(FLUM). The MU-N designation is intended to allocate areas where neighborhood serving uses and dwellings seamlessly integrate into the urban fabric. The intent is to avoid predominantly single- use developments by incorporating a variety of uses. The applicant requests to rezone 5.45 acres of land from C-N to R-15, a preliminary plat for 70 building lots and 18 common lots, and a development agreement modification. The applicant's narrative states that by rezoning the property to R-15,the FLUM designation will not be impacted as residential uses are allowed in the MU-N designation. The applicant also states that the proposed single-family attached units will complement nearby commercial and civic uses, including medical offices,retail, storage facilities,Hillsdale Elementary School,the YMCA, and Hillsdale Park. The project falls within the MU-N designation's intended mix of 30%to 60%residential uses. This broader MU-N designation was established through a Comprehensive Plan Amendment (CPAM)in 2015, allowing for a diverse mix of uses. The existing C-N zoning was originally part of a concept plan that envisioned three(3) commercial pad sites on the north side of the property, and a seventy-six(76)unit assisted living facility on the east side.While the R-15 portion was envisioned to be independent living. The applicant cites changing market demand as the basis for the requested rezoning and land use amendment. While staff is generally supportive of the overall concept plan,there are concerns regarding the continued reduction of commercial pad sites in south Meridian,where neighborhood-serving commercial opportunities are already limited. It should also be noted that much of the property proposed for rezoning was previously approved for an assisted living facility,a residential use within a commercial zone. The Planning and Zoning Commission and City Council should carefully consider whether rezoning the commercial pad sites is appropriate. In addition,according to the student generation rates,the development will create forty- three(43) school aged children. Currently,the three schools that will service this area are Hillsdale Elementary School,Lake Hazel Middle School,and Mountain View High School. Both Hillsdale Elementary and Mountain View High are over capacity for the 24-25' enrollment. Comprehensive Plan policy 2.01.01 C encourages the applicants to maintain a range of residential land use designations that allow diverse lot sizes, housing types, and densities. The immediate area consists primarily of single-family detached homes. By introducing single- family attached homes,the applicant is helping diversify the housing type in this area of south Meridian. It is also important to note that the subject properties were contemplated as primarily independent senior living and assisted living which are residential uses allowed in commercial zones. Comprehensive Plan policy 2.01.01 G states development should avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City. The applicant is proposing the addition of four(4)single family detached homes and sixty-six (66)single family-attached homes which will diversify the housing types in the immediate area. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B Comprehensive Plan policy 2.06.02D encourages a diversity of housing, recreation, and mobility options to attract and sustain the local workforce. With the location of the proposed subdivision,the applicant is providing a mix of housing types in the area that is in close proximity to neighborhood serving uses, a regional park,the YMCA, and Hillsdale Elementary School. This will allow for opportunities to live,work, and play in the general vicinity. Comprehensive Plan Policy 2.02.02C: Support infill development that does not negatively impact the abutting, existing development.Infill projects in Downtown should develop at higher densities, irrespective of existing development. This project is considered infill as it is one of the last pad sites to redevelop in the Hill Century Farm Development. Completing the subdivision will allow for better connectivity in the area for both pedestrians and vehicles. Table 4: Project Overview Description Details History CPAM-15-001,AZ-15-004,RZ-15-007,MDA-15-007,PBA-15- 012,FP-15-023,FP-15-005,H-2019-0134,A-2019-0225. Phasing Plan 1 Phase Residential Units 66 Attached Single-Family Homes and 4 Single-Family Detached Homes Open Space 1.76 acres or 19.3% Amenities Picnic Shelter,Pathway Extension Acreage 9.1 acres Lots 70 Buildable and 18 Common Density Gross: 7.8 du/ac;Net: 14.9 du/ac B. History In 2015 the subject sites were included in a Comprehensive Plan Map Amendment,Annexation, and Rezone. The CPAM changed the FLUM designation of approximately 87.01 acres of land from Low Density Residential to Mixed Use Neighborhood. Additionally,the applicant requested annexation of 78.62 acres of land with the R-8 and C-N zoning with a rezone of 8.39 acres of land from R-8 to the C-N zoning district. The primary driver behind the change from LDR to MU-N FLUM designation was for the incorporation of neighborhood serving use in close proximity to residential and assisted living. In addition,in 2019 the applicant applied for a modification to the conditional use permit for the assisted living shown in the original concept plan. This changes the location of the assisted living to the interior of the commercial area and within the subject properties proposed to be rezoned. C. Site Development and Use Analysis 1. Proposed Use Analysis (UDC 11-2): The applicant seeks to rezone 5.45 acres of land to the R-15 zoning district and create a preliminary plat across the 9.1-acre site to consist of 70 buildable lots. The proposed single family attached and detached homes are intended to provide a mix of housing opportunities within the Mixed-Use Neighborhood designation. The applicant's narrative states the rezone of 5.45 acres to R-15 will continue to be consistent with the 30-60% of residential uses allowed in the MU-N FLUM designation. The calculations provided by the applicant bring the area to 59.2% residential which is compliance with the parameters of the comprehensive plan.Additionally, detached and attached single family homes are a permitted use in the R-15 zoning district per UDC Table 11-2A-2. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B 2. Dimensional Standards (UDC 11-2): The applicant is proposing single-family attached homes (66) and single-family detached homes (4),which are listed as a principal permitted use in UDC Table 11-2A-2 for the R-15 zoning district.Any future development shall comply with the dimensional standards for the R-15 district listed in UDC Table 11-2A-7. D. Design Standards Analysis 1. Qualified Open Space&Amenities (Comp Plan, UDC 11-3G): A minimum of 15% qualified open space is required to be provided in the R-15 district. Based on the eastern 9.1-acre portion of the site proposed to develop at this time, a minimum of 1.37-acres of common open space is required that meets the minimum quality standards in UDC 11-3G-3A.2 and qualified open space standards in UDC 11-3G-3B. A total of 1.76-acres(19.3%)is proposed consisting of linear open space,parkways, and a shared open space greater than 5,000 square feet. In addition,Hillsdale park is directly south across E. Hill Park Street. Staff is recommending a pedestrian connection through Lot 87, Block 1 to provide better connectivity to the commercial to the north. Based on 9.1-acres,a minimum of two(2)points of site amenities are required. The applicant is proposing a picnic area on site that is greater than 5,000 square feet for a total of two(2) points,meeting the UDC requirements. Additionally,the applicant is providing pedestrian connection to Hillsdale Park to the south. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets The proposed development will abut several local streets including E. Hill Park Street and S. Tavistock Avenue. Each of these streets require a ten(10) foot landscape buffer. The proposed landscape plan meets the UDC requirements for the landscape buffer widths. Vegetation coverage will be confirmed with the final plat. In addition,the applicant is proposing five (5)private streets(Woodmurra Lane, Newbridge Lane,Kalinga Lane, Boswell Lane,and Stockenham Lane)which will all have eight(8)foot parkways and sidewalks that are included inside the private street common lot. ii. Tree preservation The applicant submitted a tree mitigation plan proposing the relocation of eleven(11) existing trees and the removal of six(6) existing trees. The applicant shall submit this mitigation plan to the City Arborist before any trees are removed as set forth in UDC 1I- 3B-10C.5. The arborist will determine if the two(2)trees proposed to be removed that are four(4)caliper inches shall be mitigated for or not. The applicant shall submit a letter from the city arborist with the final plat application confirming the mitigation plan is approved. iii. Storm integration Per UDC 11-3B-11,the applicant shall meet the intent to improve water quality and provide a natural,effective form of flood and water pollution control through the integration of vegetated,well designed stormwater filtration swales and other green stormwater facilities into required landscape areas,where topography and hydrologic features allow if part of the development. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B iv. Pathway landscaping Pathway landscaping shall comply with the requirements outlined in UDC 11-3B-12. The applicant must provide a landscape strip at least five(5) feet wide along both sides of the pathway. To enhance design flexibility,variations in the strip's width are encouraged to allow trees to be planted farther from the pathway,reducing the risk of root damage. However,the landscape strip must maintain a minimum width of two(2)feet to ensure proper pathway maintenance. The strips shall be landscaped with a combination of trees, shrubs, lawn, and/or other vegetative ground cover. 3. Parking (UDC 11-3C): i. Residential parking analysis Off-street parking is required per the standards listed in UDC Table 11-3C-6;the number of parking spaces is based on the number of bedrooms per unit. The applicant shall comply with these standards. Each single-family residence will be evaluated at the time of building permit submittal. ii. Bicycle parking analysis The UDC does not require bicycle parking in single-family attached,detached,and townhomes developments. 4. Building Elevations (Comp Plan,Architectural Standards Manual): Goal 5.01.02D of the Comprehensive Plan highlights the need for effective building design and landscaping to buffer, screen,beautify, and integrate commercial,multifamily, and parking areas with existing neighborhoods. In response,the developer has submitted a conceptual elevation package. The materials included in the elevations are board and batten, brick, asphalt shingles,metal roofing, stucco, and stone. The single-family attached units require design review approval and are subject to the residential design standards in the Architectural Standards Manual.Additionally,the DA requires development to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place consistent with the Comprehensive Plan(see pg. 3-10). 5. Fencing (UDC 11-3A-6, 11-3A-7): No fencing is depicted on the landscape plan. The UDC(11-3A-7A.7)requires the developer to construct fences abutting pathways and common open space lots to distinguish common from private areas; if fencing is proposed,it should be depicted on a revised landscape plan along with a detail of the fencing type proposed or alternative compliance may be requested to the standard. 6. Parkways (Comp Plan, UDC 11-3A-17): Per Comp Plan policy 3.07.01 C appropriate landscaping,buffers, and noise mitigation with new development along transportation corridors (setback,vegetation,low walls,berms, etc.) is required. Per the UDC the minimum width of parkways planted with Class II trees shall be eight(8) feet. The width can be measured from the back of curb where there is no likely expansion of the street section within the right-of-way;the parkway width shall exclude the width of the sidewalk. Class II trees are the preferred parkway trees. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B The applicant is proposing parkways along Woodmurra Lane, Newbridge Lane, Kalinga Lane, Boswell Lane, and Stockenham Lane that appear to be in compliance with this standard. The applicant shall comply with the standards for UDC 11-3A-17 with submittal of the final plat. E. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Goals 6.01.01H and 6.01.02B of the Comprehensive Plan stress the need to minimize the number of direct access points onto arterial streets. This can be achieved through cross-access agreements, access management, frontage and backage roads, and enhancing connectivity through local and collector streets. Additionally,these goals highlight the importance of incorporating pedestrian access connectors in new developments to link subdivisions and support neighborhood connectivity within a community pathway system. Access to the proposed subdivision is off of S. Tavistock and E. Hill Park Street,both local streets. The applicant has made four(4)connection points to these local streets through three (3)private streets and one(1) alley. The applicant has submitted a private street application to run concurrently with this application to allow for the construction of five(5)private streets. Please see section E4 below for analysis on the private street standards. In addition,the applicant is completing the extension of E. Hill Park Street from S. Tavistock Avenue to S. Hillsdale Avenue, a collector street,which will improve circulation in the area from the existing subdivisions to the east and west. 2. Multiuse Pathways,Pathways (UDC 11-3A-5, Comp Plan, UDC 11-3A-8): Comprehensive Plan policy 4.04.01A ensures that new development and subdivisions connect to the pathway system. The subject site does not have a multi-use pathway that runs on the property,however,there is an existing ten(10) foot multi-use pathway on the southern boundary that connects to Hillsdale Park. The applicant has proposed an internal pathway/sidewalk system that connects to the 10-foot multi-use pathway on the south and to the properties to the north. In addition, staff is recommending a north-south pedestrian connection through Lot 87,Block 1 to better connect the commercial with the residential. 3. Sidewalks (UDC 11-3A-17): Detached sidewalks are proposed adjacent to public and private streets in accord with UDC 11-3A-17. The applicant is proposing sidewalks on both sides of each private street that connect to the existing sidewalk connections in the larger development. 4. Private Streets (UDC 11-3F-4): The applicant is proposing five(5)private streets in the form of Woodmurra Lane, Newbridge Lane,Kalinga Lane,Boswell Lane,and Stockenham Lane with this application. These private streets are depicted on the plat and have an sixty(60) foot and fifty-four(54) foot easements that spans across the full street section including thirty-three(33) and twenty- seven(27) foot street width, eight(8) foot parkways,and five (5)foot sidewalks on both sides. Since this plat is located within the MU-N FLUM designation,it is critical to have connectivity for pedestrians that are integrated with vehicular access points and streets. The applicant has provided five(5) foot sidewalks on both sides of the private streets which will FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B connect with ten(10)foot multi-use pathway along S. Hillsdale Avenue and a five (5)foot sidewalk along S. Tavistock Avenue. In addition,the applicant has provided street crossings to connect with Hillsdale Park to the south of the proposed development. This will help promote the connectivity and walkability that is envisioned in the MU-N principles. Since this is an infill project,the applicant is in compliance with the private street standards and shall comply with ACHD's structural standards for the proposed streets. 5. Subdivision Regulations (UDC 11-6): i. Common driveways Per UDC 11-6C-3D, common driveways shall serve a maximum of four(4) dwelling units. In no case shall more than three(3) dwelling units be located on one(1) side of the driveway. The applicant is not proposing any common drives with this application. ii. Block face UDC 11-6C-3-regulates block lengths for residential subdivisions. Staff has reviewed the submitted plat for conformance with these regulations. The intent of this section of code is to ensure block lengths do not exceed 750 ft, although there is the allowance of an increase in block length to 1,000 feet if a pedestrian connection is provided. In no case shall a block face exceed one thousand two hundred(1,200) feet,unless waived by the City Council. iii. Alley The applicant is proposing alley loaded units. The alleys are twenty(20) feet in width, which meets the requirements listed in UDC 11-6C-3B.5. However, alleys should design where the entire length is visible from a public street, currently the applicant does not meet this requirement.As a result, staff is recommending the removal of Lot 13,Block 1 and replacing it with a micro path common lot to allow for the full length of the alley to be visible. F. Services Analysis 1. Waterways (Comp Plan, UDC 11-3A-6): The proposed development has a private gravity irrigation line that runs through the west and southern boundaries of the site. These gravity lines will be piped and encumbered within the ten(10) foot public utility,irrigation and drainage easement. 2. Pressurized Irrigation(UDC 11-3A-15): An underground pressurized irrigation system is required to be installed to provide irrigation to each lot in the subdivision in accord with the standards listed in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments by the City's adopted standards, specifications, and ordinances. Design and construction shall follow best management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage will be proposed with a future final plat. 4. Utilities (Comp Plan, UDC 11-3A-21): Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development. All utilities are available to the site. Water main, fire hydrant and water service require a twenty- FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B foot(20)wide easement that extends ten(10) feet past the end of main,hydrant, or water meter.No permanent structures,including trees are allowed inside the easement. Comprehensive Plan policy 3.03.03G require urban infrastructure be provided for all new developments,including curb and gutter, sidewalks,water and sewer utilities. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. A Development Agreement(DA) is required as a provision of rezone of this property. Prior to approval of the rezone ordinance, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. A final plat shall not be submitted until the DA and Ordinance is approved by City Council. The DA shall be signed by the property owner and returned to the Planning Division within six (6)months of the City Council granting the rezone. The DA shall, at a minimum, incorporate the following provisions IF City Council determines rezone is in the best interest of the City: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan, common open space/site amenity exhibit, and conceptual building elevations included in Section VIII and the provisions contained herein. b. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the development. 2. The final plat shall include the following revisions: a. Graphically depict the three (3) foot wide public utility, drainage, and irrigation easements on the sides of Lots 1-14, Block 1; Lots 17-27, Block 1; Lots 30-41, Block 1; Lots 45-56, Block 1; Lots 59-65, Block 1; Lots 67-76, Block 1; Lots, 80- 84, Block 1. b. Graphically depict and add a plat note for the public utility, irrigation, and drainage easement on the front and rear of each lot. c. Add a plat note stating the location and placement of the three (3) foot wide easement for public utilities, irrigation, and drainage on Lots 1-14, Block 1; Lots 17-27, Block 1; Lots 30-41, Block 1; Lots 45-56, Block 1; Lots 59-65, Block 1; Lots 67-76, Block 1; Lots, 80-84, Block 1. d. Provide a north/south pedestrian connection through the central open space to allow for better pedestrian connectivity between the residential and commercial. e. Remove Lot 4-312, Block 1 and replace it with a micro path common lot to allow for the full length of the alley to be visible to meet UDC 11-6C-3B.5. f. Add a plat note providing the CCR instrument number for the maintenance agreement for the private streets. 3. The landscape plan submitted with the final plat shall include the following revisions: a. Include mitigation calculations on the plan for existing trees that are proposed to be removed in accord with the standards listed in UDC 11-3B-1OC.5. The FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B Applicant shall coordinate with the City Arborist (Kyle Yorita kyorita(&meridiancit")to determine mitigation requirements prior to removal of existing trees from the site. b. Provide an amenity detail with the submittal of the final plat. c. Remove Lot 4-3 12, Block 1 and replace it with a micro path common lot to allow for the full length of the alley to be visible to meet UDC 11-6C-3B.5. 4. The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2A-7 for the R-15 zoning district. 5. Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,blocks, street buffers, and mailbox placement. 6. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit. 7. Depicted fencing on a revised landscape plan along with a detail of the fencing type proposed or apply for alternative compliance in accordance with 11-3A-7. 8. The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer's signature on a final plat within two years of the date of the approved findings; or obtain approval of a time extension as set forth in UDC 11-6B-7. 9. The final plat shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C. 10. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. 11. Comply with all of the private street standards listed in UDC 11-3F. 12. The Applicant shall comply with all ACHD conditions of approval. 13. The Applicant shall have a maximum of two (2)years to obtain City Engineer's signature on a final plat in accord with UDC 11-6B-7. 14. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B B. Meridian Public Works M.'-PLAT CONDITIONS Wastewatr • Distance to Sewer Sewer Available at site semvKrs • Sc"-Lied it Estimated Protect See applKatwn sewer FRU's • WARf Deck,rig S.a'ance • Project Cortustem: Yes with WW Master Plan Facilit Plan • Impacls/conce+ns • Sec Putil c Works Srto Soecifc Conditions Water it Distance to Wate. Water AWdable at Ste Services • Presume Zone it tstimxed P otect See appltatron Wate,FRU's • Water Quality Note • Project Cons-stent Yes w th Water Master P an • ImpactVConcerns None- rtium %oak%DtP4nT%i&%T %or Sip"ific c•n./iti•es of.%ppm Al I. Engirwzr to senh if thetc is a roll oosite If a A JI is loca:cd on the site a must K-ahndoecd Per uyulawry icyuocnicnis ant!proof of ahan&rmtrcrtt must h prcn rdcd so the('m (an De us d for N-istrtnd trrigauon 2. Each phar of the d.-tclopment rill seed to be rstodct d to scttfs mrermuts fits floc pressWe at maistaukd 3. Souter and Water main icyum:MIR I incmcnt 4. Existing octet main does not has a an eawment os er it ftort 35 to the north of Die pnStnssd man to the alky to dw We just north at I Arlinra I it Prmtde Vr cawmcsi oscr dw r ai i mate S. No sltl .ftntes Or Ii(ht p<+tes.hould t<within s'of dtc h�dtants cx water Helen ngardlcas of rf &cy we to the caxrsmI Or not 6. Any mused water main stubs shall tsc abandoned Pcr 0ty of Mcridtas Standards 7. Envoi no scucr tcntces pass through inBltratim trrticks. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B (:eaeral Ceaditiws of tippre%ml I .Applicant shall coordinate water and sewer maim size nd routing%udn the Public Works Department,and c%nutc standard forms of casements fir anv mains that arc roqaircd io pros ide wn icc outside of a public right-of%ay %finimum V%et ot cr%c%el mains is twee feet,ifco%cr from top of pap;to sub-grade is lea than three feel tlsan ahensatc materials shall be used is confowmamce o(City of N"dian Public Works Dcparimean Standard Spocifications P%•t Meridian(ny(ode I%K-( I the applicant dull be responmbk-to small wu:i and%aler maims to amid lhhiufh this dc%clopmcat Applicant ma%be eligible foe a rmnbuncmtrit agr,:ntnt 6w infiamrucurre cmilunccmcnt per kK C 1-6-5 ) The applicant%hall pm%idc cawmentro few all public%aw%tmcr main%outside of puhhc right of way oncludc all wale%macs and%-.drabs+). The caicnwnt widths%hall lic_(-fact%tadc for a single utility.or 111•fect%tile ftw two T)te irawmcnis shall not he dedicated sta the plat,hn rather dcdwaicd outside the plat proms using die City. of Wndian's standard forms The casement%hall be graphically depicted on the plat few reference pugwt cs %uhrntt an c%ccuictl casement ton the forts a%alablc from Public%'orksi.a legal dewnplaon prepared by an Idaho Ircenwil Professional I aid%uneyrw.which must include the area of the casement imarked EXHIBIT Ai and an s 12-%11-map with beanngs and distances(marked EXHIBIT B)for rc%mw Both c%hibau mum be scaled.%igricd and dated bs a Profcswnal I and Sun vwr Tx) NOT RECORD. Add a note to the plat rcfcrcricing this document. All casements must be subumucd.m%wwed.and appro%cd piww to ds•%:loprs:nl Fiat%aFFIo%al 4. The City of Meridian requires that prosunzed itngatson s.stcros be supplied by a year-Mu nd source of water tI:DC 11.3B-1-i llsc•applicant should be uquood u,uw amy catwnr wrfac or %ell water(er die pitman%turf If a surface or%ell iowce is mot as ailable.atingle-Font connection to t►c culinary%aw erwm Gall ha nqurcd If n magic-pusru connceutn%s mliscd the dc%ckiper%ill tic rv%pon-tahk hw the Fos mLm of&%w menn fin the cxwnmon arcs,lmor k) prior to rcen tog dc%clolwiteni plan appro a) 5 All it twinf%tructu"that arc required to he rrmos ed%hall be prior to%ir%atirre on die fatal plat by the City I ngitnccr Am strucwrn that arc albwrd w)remain shall be suh1w to c%aluatson and poarblc rcawgnmem ol'mrcet aldrirwrij hh he in ecwnpltanec stih%1('(' 6. All imgaton ditches.canals.laicrals.or drains.eacltse%e of narral%alemays.inlcrseclirtS. erostang or las trip adjacent and Conti jwus to the area t arK%u di%t&-d shall f e addreaed per UDC 11-?A-t.. In performing such work,the applicant shall conpls%ith Idaho Code 42-1-W and any other applicable law or regulation 7. Any%ell that%all nee continue to be used must be property%badoned acordimg to Idabo Well Construction%Lwdad%Rules admnmotcrcd by they Idaho I1,partm;nt of W aici Rexwuec► IIDW RI The Desckipar.Owner.sir proi%,.-t F.nEincti shall pro)idc a matemcm addr"sing wlsculsi then aw aav csasttnp wells n the It%e)opam:ni acid al w) h.w.they%all otrunue w he used or pros ode rctwd of their abandonment If w ells arc to Iw ilwh.hmcd the prof Yt owner or their rv1w wit tat%c must contact the IDW R(irtiund%atct Prutt�utin section IAaran%.antler. Hydrogcotogom 211x•:x749721 BEFORE.any%sxk is dome to&%omrnasum an wining well fe%co if it is bclic%cd that the well is less than Is A deepl Proof of winmu hication with IDW'R mum be siubmined to the City pnot to ins%otk hain j done to dccomnn•am the well I'mlurc 10 commulieac mith IDW'R may result to additiomal%ork and c%pense so deeommbsstoit the%ell R. Any existing uric%-.stems widen the priocci%hall be rcmo%ed(rein%cnscc per Can()rdinarxi: Section 9-14 and 4 a tt Contact Ceatral District Health for ahandomment procedures and inapation 12(t)(075.5211 V. Strw signs arc to be in place.sanitan sewer mind%ak--r symcm shall be appro%cd and acti%alcc& road bus¢appio%ed by the Ada Coumy High%as Dimrici and the Final Plat for thee%wbdi%imon shall be reeoidcd.prnor to applying for bukfing permits. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B Ill A Icacr of ere6t oe cash wret%in the amount dd I Its W.will be rcqutrcd for all wwompktad &ring.lamlic2pinp-amcsw"etc.pnox to tsenattae an the final plat I All tnpf o ,:nss�ts iclated a+publt-life sakly ad h:alth shall tv cirmplcted prior looccuspancy of the structures Where appnn ed by the City Fnutrwcr.an owner rnar lxsst a per ormatac surety for swh tnpros cme"is in order to retrain City I nton wr soxnalw on the final plat in set forth is CDC 11.5('•39 12 ApPIKaat shalt be required to pas Public 1Aor►s do scloptn.ni plan rcstcw.and construction inspection fees.as dctcrrntnsd during the plan rn icw prmess.pnor to the twlraice of a plat appro%al Letter 13 It shall be the rtsponubilits of the aWicani to ensure that all dcsclopnicmt features cornpls with the Amcrwant with M%abstities Act and the Fair Ilou ng Act. 11. Applicant shall be mponuble for application and compliance with ate Section 4014 Pcrtnming that may be icqushd by the Army Corp-of Enenccrs IS Dcsclolwi%tall cootltnatc mailbos locations with the Meridian Post Office Id.Compactwn tau r-suhm►hall be submusd to the Meridian Burlduig Upartoeat for all busldtng pads roosting ctiyitwef%d badkfill.alw a kxmay would ut atop fill material. 17 The deign cngin er shall be ruyusrcd to acttif%that the tswtt ccaterhac cktabcss,are sit a minimum of 1-fect above the hsyhcts cstabltshrd peak groundwater cksa tom Thu%is to onsurc that the bottom elcs awn of the crawl spaces of homes is a[cats I•foot abos e. Ix the applicant design engwwci shall be tespnuble for inspection of all tmllamm mid or drainage fanlin'whin thts protect that do no fall under the wrisdicoon of an imganson dtanct or AC11D ITK design cngwwct ihotl pro%Jc ccrtsficarnn ilia dK facilities hued bee"tntsalled in accrosdancc ailh the approwd design plans This certification will be rcgtnrrd licforc a ccntficaw ofoccupaacy is u ucd for and uructures within the protect Iv At the completion of the pojcct.the apPlKant shall be retponsibic to submit record drawings per the(ley of.*.ILWian AutoCAD standards. Thew record dnw rnFs must be rcmscd and appm%cd prior to the icsuatcc of a cenification of occupancy for ant structures within the proiect 20.A aunt light plan wdll need to be rrKludad in the died coastruction pLass.Strect Itglu plan mquircme"tt arc listed in section 6-5 of the Improwcncni Standards for Same Lights" A eop.% of the standards can Loc found a hup %w w mcndunots dxg public not►s asPi rid—_'72. 21 The City of Meridian uquuro►than die omwf post to tic City a Wffixnsanac surety in the amium of 125%of the wtal constructioa cost for all Incomplete scarf,%act and reuse ntrastrucnrc ptwr to fnstl plat rrftatur- This surety will be went-&In a line heat arts estinar-pnstsded by the owns so the Cots the surds can be pcstcd in the form of an rrfrsoeable Icaer of cndrt,cash &-pout os bond Applicant must file in application for stilly.atnch can be found on the ('onwo mrty Iksclopmcnt I)cpasrncni w-bsitc Plcnc«*wadi land tks clopn-nt Scrsicc fox more tnkrfnaion ar ttat7.:211 22 The City of Meridian requires that the ovkTw post to the City a%arrant•surly in the amount of 2tr.of the tool construction cast for all corn pkicd sewer.a act and rrusc tnframtructurr for duration of t"vcan Than to rm will be tcnfnd by a ItrK item coat citimate pro%Wed bs the owns to ilie City.Tlf-surety can be poi"in the form of an im:%ocablc kites of credit.cash deposit or bond Applicant muu file an application foe%titety.which can be found on the Commumts 1knclopmeni Ikpanme"t sscbutc Please contact Land Iksck)pmcnt Sees icc for more information at W-2211 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B C. Irrigation Districts 1. Boise Project Board of Control wtr�+wr�o w�aortw ow+.o.a.c.w w�r BoltiE PROJl.(-I' BOARD OF CONTROL. ��••'" •'u omr mma�ta rwa�ru osnln +u o.rrrr r.•»..... orw.+.•rr.r�.raar�rro..waAcri Omer a cNamm >rs wrawe solo AUA[.rw.N. NIK MO a w"m nwr.rtwear�tiarwel aar rr 04"91 111MAM tlitrYM tL Real$." Y 1—aM--..l,.,l• r!r.damdroll i NrC C»IIII AMR eA10al1 Wt mR CSOM R O�1N.nr Yf01'T:L-M. !tl OM IN rM 17 Ocsobcr 2025 City Clerk's(mice 33 E Bro md-Aay Meow,Suite 102 Meridian II).81642 RI:: Il+ll C'cntwy Farm To%%T"wtk-i Tavistock Ave and F.hill Park MDA,PP,R7.H-20244072 Ncw York Irrigation District NY-329.001.06,001-09,001-17.577-002.04 Cunntnitham I atcrtd 119-00 Sec.33.1 3N.RI I:,BM, Nick Napoli.Planner: There am no Il ise Project or Neu York Irrigation Ihdrict facilities located on the above- rncdioned properties.however they do in fact powxss a salid water right. Per Idaho Stamm Title 42.local irrigatkWdrairWe ditches that cross this pr.1vny,to:crsc Ztghba+ng properties_must rrmain unot stnw-tcd and pndcocd by an approlxiatc cawnent th e landowner,devrloper and contractor% I.ardouner+devcIPper mum do their due dilip-m-C to otwttact all ounce of rctghboring properties on this matter. If you have any further quemi+wrt of comments rriwding thus rnattcr,plcasrr do not hm utc to oorwact me at(209)344.1 141. lhon+as Riuhakt Amistara I'm4cot Manager ttw tr cc. ICcvtn Roses Watcmtastcr,Div;2 B111w IM nIIamwn %ccrrtary-Ireawlrcr.NYID Filc FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B D. West Ada School District(WASD) vA West Ada SCHOOL DISTRICT November 21,2025 RE:Has Century farm Townhomes MDA,PP,RZ H-2024.0072 Dear Meridian City Planners: West Ada School District has experienced significant and sustained growth in student enrollment during the last ten years.Based on current enrollment data specific to the area surrounding this proposed development,we estimate a development consisting of 72 single-family units and 0 multi-family units could house approximately 44 school aged children.Approval of this application will affect enrollments at the following schools in West Ada School District. Enrollment Capacity Hillsdale Elementary School 772 675' Program Capacity Lake Hazel Middle School 981 1000 Mountain View High School 2526 2175 West Ada School District supports economic growth;however,growth fosters the need for additional school capacity. Currently entitled developments will continue to have an impact on the district's enrollment and available capacity south of the interstate. When school enrollment exceeds capacity,to meet the need for additional school capacity in this area one or more of the following will be implemented: • Transporting students to an alternate school with available classrooms. • Attendance area adjustments if there is availability in a nearby school. • Passage of a bond to build new schools to fit the enrollment needs. • Portable classrooms placed on the property at the middle school.Portable space is not available at Mary McPherson Elementary,Hillsdale Elementary,or Mountain View High. West Ada School District requests developers'consideration for providing safe walkways,bike paths,and pedestrian access for our students to schools and community resources. Sincerely, Miranda Carson Director of Transportation&Planning FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B MEMORANDUM:SCHOOL IMPACTS l ' ► L E IDIAN;-- COMMUNITY DFvrLO7hUNT DrPAATMFNT v October 22.2025 TO: Nick Napo11,Assocuate Ptanrer cc: Bill Parson,Current Planning Supervisor FROM- Brian McClure,Long-range Planning Supervisor RE: H-2024-0072:Hill's Century Farm Townhomes CUMULATIVE IMPACTS ON SCHOOLS I he prupotieij rei,<1ert.al o.we.opment application,s generally located at 3EOO F Hill Park St This section of the memo looks at cumulative impacts over a broad area and provides entitlement data,n areas affected by the subject application.The following information is intended as a reference,rather than a decisive tool,and serves to forecast the number of school-aged children,enrolled in both public and private schools,using city-wide census data. To date and within the Iast five years,there have been 376 entitled units(360 single family and 16 mutt,-family)approved within a 3-mile radius of the project location resulting in approximately 22S school-aged children Forecasted Students Based on Entitlements X x x S x x M • EMrMary MI/r No TOW aTrrWftWo xi •PWAk ahrxiaa Notes Totol units denrrd from hferdsors enterprise data for prehmalory pilots and rek vont condrr,onal use permits over the Iasi S-years This data refresh opprovrd protects only ord r"lwdrs penGnq oppluohons,nUudrnq the suojecr oppkotwn.Am"Kan CowrstoWy Survey 5-yeor doro is used to determine p wris per household and rrwssthnent by grades for public and private schools. 1 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B WEST ADA SCHOOL DISTRICT-STUDENT GENERATION RATES West Ada School DistrKt(WASD)uses a Student Generation Rate(SGR)to determine what impact future development will have on enrollments.Using WASD's SGR,the following is City stiff's assessment:The SGR for Hillsdale Elementary School rs 0.6 for single family and 0.2 for multifamily.Based on the submitted application materials,the proposed project will contain 71 single family units and 0 multi-family units resulting in approswnately 49 school aged children across all grade levels Please note that the subtect v4lfct urea has sane aevaus residential entitlements(that are not lnduded in cumulative forecast reooninit) The proposed project is within the following school boundaries,currently,and approval of the project may affect enrollments at these schools School Attendance Areas 24-2V Enrollment Architectural Prottrarn Capacity capacity llillsdale rsementary School 768 700 �.. Wee Motel Middle School 987 1000 Mountain View High School 2479 217S Notes • Student Generation Rates are colcu/oted rn reference to the orurgnoted elementary school within the suNrect property's assocwted school ottendonce orra 7hn rnformorwn n rntrnded as o refefrnce, rather than a decisive tool • Protects can be bull*on phrases and full orwacts not r+rnsedrore • Architectwol Copoc.ty-the copoory established of the tree o school is designed based on the number of generot edwouon ciassrooms on the bursdrng FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B E. Ada County Highway District(ACHD) ACHD w".� wa.,r cA..u�w c•�r.•ra»r i ow.wcxur+y.comn•mon.r .41 & PmrbmIa� ""W""Orio Date:January 29,2025 TO Eli BenSki,Brighton Corp Staff Contact:Sam Standal,Assistant Traffic Engineer Project Description_Hills Century Farms Trip Generation.Ttvs development K estimated to generate 502 vehicle trips per day. 41 vehicle trips per how in the PM peak hour,based on the Institute of Transportation Engineers Trip Generation Manual,11"edition AM ACHD Policies Traffic Impact Study Policies •.area roadways meet ACHO's • NO Yes LOS Planning Thresholds in the future with Planned No Comments connecting you to more Ada Carry"-^"Omlct-TM Adam*Srro•t•Ga"on GV ID•037ta•PH M8 W-6100 FX 34&7M•w.*W0110"eq V. FINDINGS A. Rezone(UDC 11-511-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The City Council finds the map amendment complies with the applicable provisions of the Comprehensive Plan in regard to the Mixed-Use Neighbor future land use map designation FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B for the site. The Council determined since the proposed development falls into the 30-60% residential requirement for the Mixed-Use Neighborhood designation and is providing additional vehicular and pedestrian connectivity in the area that it is consistent with the comprehensive plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds that the proposed map amendment and subsequent development will contribute to the range of housing opportunities available in the City A addition, the proposed development will provide housing near a regional park, YMCA, and elementary school. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds the proposed zoning amendment will not be materially detrimental to the public health, safety, or welfare. The public testimony given at the hearing discussed concerns regarding traffic and over capacity schools, the council ultimately determined that the proposed development would not make an impact that would be determinantal to the area. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The City Council finds that the proposed amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing public services to this site. One of the main concerns from the public testimony was regarding Hillsdale Elementary School and Mountain View High School being over capacity. The Council determined that the proposed seventy homes would not have adverse impacts to the school district serving the estimated additional students generated by this development. 5. The annexation(as applicable)is in the best interest of city. This is not applicable due to this application being a rezone. B. Preliminary Plat and Short Plat(UDC-613-6) In consideration of a preliminary plat, combined preliminary and final plat, or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; The City Council finds the proposed plat is in conformance with the Comprehensive Plan and Unified Development Code. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; The City Council finds that public services are available and can be extended into the site to accommodate the proposed development. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; City water and sewer and other utilities will be extended by the developer at their own cost, therefore, the City Council find the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; The City Council finds there is financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and The City Council finds the proposed development will not be detrimental to the public health, safety, or general welfare. 6. The development preserves significant natural, scenic or historic features. The City Council finds there are no natural, scenic, or historic features that need to be preserved with development of this property. C. Private Streets In consideration of the private street application the decision-making body shall make the following findings: 1. The design of the private street meets the requirements of this Article; The City Council finds the design of the private street meets the requirements listed in Article A of the private street code. 2. Granting approval of the private street would not cause damage,hazard, or nuisance, or other detriment to persons,property, or uses in the vicinity; The City Council finds the proposed private streets will not cause damage, hazard, or nuisance, or other detriment to persons,property, or uses in the vicinity. 3. The use and location of the private street shall not conflict with the Comprehensive Plan and/or the Regional Transportation Plan; and The City Council finds the location of the private streets does not conflict with the Comprehensive Plan and Regional Transportation Plan. The proposed development will be finishing the construction of E. Hill Park Street(local street) which will help finish the transportation plan in this area. 4. The proposed residential development(if applicable)is a mew or a gated development community,promotes infill,or is a planned unit development. The City Council finds the proposed residential development promotes infill by developing some of the last empty sites in the general vicinity of the development.In addition, the proposed development will provide better vehicular connectivity. VI. ACTION A. Staff: Staff recommends approval of the proposed modification to the Development Agreement, Rezone,and Preliminary Plat with the conditions of approval listed in Section IV. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B B. Commission: The Meridian Planning&Zoning Commission heard these items on November 20',2025. At the public hearing,the Commission moved to recommend approval of the subject Rezone,preliminary Plat and Development Agreement Modification requests. 1. Summary of Commission public hearing_ a. In favor: Amanda McNutt b. In opposition: None c. Commenting: James Phillips,Alan Harris,and Chris Johnson(Not the clerk) d. Written testimony: We received written testimony from 31 citizens with concerns regarding school capacities,traffic and safety,, inadequate parking utility capacities, density, and inconsistency with the comprehensive plan. Hillsdale Elementary and Mountain View High schools being over capacity. The citizens described the traffic as gridlock with people doing reckless maneuvers that cause safety concerns. In addition,the citizens were concerned with the data used by ACHD which dates back to 2019. e. Staff presenting application: Nick Napoli f Other Staff commenting on qpplication:None 2. Key issue(s) public testimony_ a. Hillsdale Elementary School and Mountain View High School being over capacity, Centerville(neighboring development)has not been fully built out yet and was also rezoned to remove commercial for residential,traffic during peaks hours of the day and around major school drop off and pick up has become significant and unsafe, and the lack of commercial in south meridian for residents to use. 3. Key issue(s)of discussion by Commission: a. The commission discussed the schools being over capacity and decided to let city council make the ultimate determination on this issue. In addition,they discussed the transition from residential to commercial and whether losing additional commercial space for more residential was appropriate. The commission also discussed the viability of commercial uses without any street frontage. 4. Commission change(s)to Staff recommendation: a. None 5. Outstandingissue(s)ssue(s) for City Council: a. Hillsdale Elementary and Mountain View High School being over capacity,whether losing additional commercial space for residential is appropriate,traffic in the immediate and broader area, and whether the density of the development is appropriate. C. City Council: The Meridian City Council heard these items on December 16',2025.At the public hearing,the Council moved to approve the subject rezone,preliminary plat and development agreement modification requests. Summary of the City Council public hearing: a. In favor: Eli Benski b. In opposition: Julie Edwards C. Commenting:None d. Written testimony: Martin Hill: Concerns regarding a recorded view easement that discussed not obstructing the view of the foothills from his property. However,the city is not a party to this agreement. Sam Scranton: Concerns about keeping the mixed-use component of the area with a balance of residential and commercial.He referenced the Centerville development from 2021 that FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B rezoned commercial property to residential and doing so here would further erode the commercial services in the area. e. Staff presenting application: Nick Napoli f. Other Staff commenting on application: Bill Nary Key issue(s)of public testimony: a. School capacity and loss of commercial space were the two primary concerns that were raised from public testimony at the hearing. The public cited Mountain View High School and Hillsdale Elementary School being over capacity as a maior concern due to little or no relief coming in the form of a new school within the immediate future. In addition,the lack of commercial uses in the area is Key issue(s)of discussion by City Council: a. The city council discussed school capacities and how this is an ongoingissue with developments that will be served by Mountain View High School. The City Council indicated that West Ada will be discussing school capacities and enrollment in January and that the school board will be looking at redistricting south Meridian which will provide relief. In addition. Council member Cavener expressed his concerns with commercial spaces in south Meridian and was not in favor of the rezone. City Council change(s)to Commission recommendation: a. City Council amended condition 2-E to change the language to allow for the removal of Lot 12 instead of Lot 13. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B VII. EXHIBITS A. Project Area Maps (link to Project Overview) 1. Aerial Legend i E V.a1'Lam Project Location 01 Area of Impact I OAnalysis ff � I _ r N i► -�a r.'. 999 n $ 'M�971 e m. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B 2. Zoning Map Legend -",� RUT g Project Location i; Area of Impact �� RSW O Analysis -JP. t";4� o ® R8 FRI- C-C RUT 'C=N= R-4 R_2 IT i�14RR®®k R4 3. Future Land Use Legend ®® _ Medium Density Project Location ® Rem d�ential� ::Area of Impact o O Analysis 9 ® �� p® MU_N Civic LowrDensity Residential FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B 4. Planned Development Map Legend ®® - Project Location ;:: Area of Impact City Limits ®o Planned Parcels ® , ; OAnalysis �® F:E EH FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes-H-2024-0072) EXHIBIT B B. Subject Site Photos 49 ry •)+:. -4.i,�: • tom- Q .- r. Z .. .� .r .�,• �w�,v.rCF� "._� •.. 4�� �t7��.t1n.-� } - .+rp�w+,YtWl�k. • . `i r y ..: d'' �. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B C. Service Accessibility Report PARCEL S1133212576 SERVICE ACCESSIBILITY Overall Score: 30 39th Percentile Location In City Limits GREEN Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 100 yr floodplain or > 2 acres GREEN Emergency Services Fire Response time 5-9 min. YELLOW Emergency Services Police Meets response time goals some of the time YELLOV.' Pathways Within 1/4 mile of current pathways GREEN Transit Not within 1/4 of current or future transit route RED Arterial Road Buildout Status Ultimate configuration(=of lanes in master streets GREEN plan) matches existing (=of lanes) School Walking Proximity Within 1/2 mile walking OGREEN Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving (existing or future) Either a Regional Park within 1 mile OR a Community Park Walkability Park within 1/2 mile OR a Neighborhood Park within 1/4 mile walking FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B D. Original Concept Plan .-z06, MITY ROA 4 HILL'S CENTURY FARM '4 I RETAIL/PROFESSIONAL .) SELF SERVICE STORAGE OFFICE , COMMERCIAL SUBDIVISION � . wOFrtNOFHt i mW. > > 'cai - - •-1- - --�--- - 'nY by ��� 1 Iowa _ . ., VERANDA (� wo 1 _ C_ ADENCE ' A`""G AGE Q IFIED D 1 '- , 'I m' y ESTATE LOTS of ,. D1 , .t — " — - Hillsdale s City Park ¢ s CONVE ALLOTS sdal ��� ♦ ' ( 1 i�HILL'S TUR F M SUB1114ISION ,•�"r Hmvs CENTURY FARM NORTH rn r— October 30.2019 CONCEPTUAL-SUBJECT TO CHANGE FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B E. Site Plan(date: 9/18/2025) h -r-gam •� _��--- � ��— -ems; f .. ---� 14ftD1tUNlutlm � �� �,r _ ; a MOn': f y a t •.- BRIGHT0N CONCEPTUAL SUBJECT TO CHANGE FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B F. Landscape Plan(date: 9/18/2025) f r 9 Ian pub .......:.. O � 0 ..;._. ..... ... :R»:. ... .................:::...fin:•::ii..:iiY. o e ��� eeeeeeo � oeooeeee ° oeo` ' � � ° ® oeoeee o � so • e ° o � ooeee , mR •r`a�a�unj�rtTm.�.•xsaast�namast�sv�r ,. —_...� � w FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B 2. 1 3 9 .. M. 1 c•z.— 1 M12D 1 I I� •�LTLTl �•� �.•i' =tea...— i � i qq f_ _ ____________ 1'.is• i ::i•. WE -:. - --... .................. .............................. _ -- 1` 1 •• IT u'sQH�urtr��wai y..nr �8 •RUD FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B 3 I T\MUTING TREE I—NTORV AND MITIGATION PIMI fASTwc na mhxro�.uo uau.us � � � '� •SCR31f=•n�V 1y. = •��ii9C7s�LSt« �. •fattnLtaar�.a�.:« ��jj mmw: _ l usawlun iuwl /,�.,��f Eaauaw�o _ t\/..,/ice 5 RIAA � FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B G. Preliminary Plat(date: 9/18/2025) PRELIMINARY PLAT SHOWING HILL'S CENTURY FARM TOWNHOMES SUBDIVISION AIMIIONP Nt NaaMASU.w SV.pSICigN 33. .ter 7�t I iowemi.�iax•n unc tusi.ar..a wrAauaAwmunn.wHo - .. vrt.o FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B - - ==________--_ - -- �_- - — — �--- -_ -----kF� �1 ir — —_ - - --- -------- _� -------- a. --_- o '�� it e ® f i �vr_•.t:' �t;l,,,'\\1��t ; 1 .e_ I ® ::. e a o e c� e• a' t o s a ,Q s_ o e o e a o e _ ,; , -- ;;!; ® — t 8 km ----- STREET SECTION A(PRIVATE ALLEY( STREET SECTION R(PRVATE) tecew STREET SECTIONCIPRNATE) --��— STREET SEC710N D(PRNATE) stew —� STREET SECTION E(PUBLIC) S p STREET SECTION F(PRIVATE) PP1e FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B H. Elevations AN I —_= jS. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B 7777 1111 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B I. Legal Descriptions IQM t N 0 I N t t a I N G November 26,2024 Protect No 24 080 Legal Description for Century Farm Townhomes Subdivision Al of Lots 2.1 and a portion of Lot 10,Block 2 of Hill s Century Farm Commerual Subdivision No.1(Book 115 of feats.Pages 17131-17134,records of Ada County,Idaho),all of Lots 12 and 13.Block 2 of Hilrs Century Farm Commercial Subdivision No.2(Book 124 of Plats,Pages 19913.19915,records of Ada County,Idaho),and a portion of the Northeast 1/4 of the Northwest 1/4 of Section 33,Township 3 North,Range 1 Fast,Boise Meridian.City of Meridian,Ada County,Who and b"more particularly described as follows: Commrncing at an aluminum cap marking the North 1/4 corner of said Section 33,which bears 589'1572"E a distance of 2,660 62 feet from a brass cap marking the Northwest corner of said Section 33; Thence following the northerly knee of said Northeast 1/4 of Section 33.N89'15'22'1N a distance of 783 43 feet to the northeast corner of said wrs Century Farm Commercial Subdivision No.2; Thence leaving said northerty line and following the subdnnsion boundary of said Hil's Century Farm Commercmi Subdivision No.2,500'44'38"W a distance of 19358 feet to a brass plug marking the southeast comer of Lot 11,Block 2 of said Hill's Century Farm Commerua)Subdivision No.2 and beusg the POINT OF BEGMING. Thence following said subdivision boundary,S00'44'38'W a distance of 23.42 feet to a 1/2-inch rebar being the southwest cornier of Parcel A per Record of Survey No.11689(records of Ada County,Idaho); Thence leaving said subdivision boundary and following the south rely line of said Parcel A,589'IS'22"E a distance of 16S.00 feet to a 1/2-inch rebar marking the southeast corner of said Parcel A(also being the northwest corner of Parcel E per aid Record of Survey No.11689); Thence leaving said southerly line and following the wmierty line of sad Parcel E,500'44'38W a distance of 140.00 feet to a 1/2-inch mbar marking the southwest corner of said Parcel E; Thence leaving said westerty[one and folko wag the southerly line of sad Parcel E,S89'15'22'E a distance of 130.00 feet to a 1/2-inch rebar marking the southeast comer of said Parcel E(also bent the southwest corner of Parcel F per said Record of Survey No.11699); Thence leaving the southerly line of said Parcel E and following the southerly line of said Parcel F,S89'15'22'E a distance of 134.90 feet to a 1/2-inch rebar marking the southeast comer of said Parcel F and beingon the lot boundary of Lot 9,Block 2 of said Hill's Century Farm Commercial Subdivision No.1; Thence leaving said southerty this and following said lot boundary the followingg three(3)courses: 1. S00'25'I8'W a distance of 17.00 feet to a 1/2 inch rebar, 2. SIRVW03'E a distance of 103.75 feet to a brass plug; 3. SSI'05'29'E a dstance of 56.S8 feet to a 1/2-inch rebar marking the northwest comer of Lot 8,Block 2 of said Hill's Century farm Commercial Subdivision No.1; Thence leaving said lot boundary and followng the,**steely line of said Lot 8,Block 2,S00'44'38"W a distance of 135.01 feet to a 1/2-inch rebar rnarkmi;the southwest corner of said Lot 8,Block 2(also being the northwest corner of Lot 1,Block 2 of sad imrs Cemwy Farm Commercial Subdivision No.1; Thence leaving said westrrfy line of Lot 8.Block 2 and following the westerly Ise of said Lot 1,Block 2, 500'441",a distance of 13S 01 feet to a 1/2-inch rebar marking the southwest comer of said Lot 1,Block 2 and being on the northerly right-of-way kse of E.Hill Park St; Thene leaving said westerly line and fobwetg said northerly right-of-way line.N89'46'03'W a distance of 474.58 feet to a 5/8-nch rebar, 572S North Oiscovery Way•Boise,Idaho BS713•208.6S9.6939•kmengtip.com FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B Thence leaving said northerly right of-way line,S00'13'57"W a distance of 63 00 feet to a 5/8 inch rebar; Thence N89'46'03"W a drstance of 175 27 feet; Thence 245.82 feet a"the arc of a curve to the right,said curve having a radius of 53150 feet•a delta angle of 26"29'58 a chord bearing of N76'31'04'W,and a chord distance of 243-63 feet; Thence N63'16DS"W a distance of 63 01 feet to a 5/8-inch rebar on the subdivision boundary of Amended Plat of Hers Century Farm forth Subdivision No.2(Book 122 of Plats.Pages 19347.19354,records of Ada County,Idaho), Thence following said subdivision boundary the following four(4)courses. 1. N25'44'45'E a distance of 63.00 feet to a S/8-inch rebar, 2. N22'41'06"W a datarsce of 30.75 feet to a 5/8-rich rebar on the easterly right of-way line of S. Tavistock Ave; 3. Following said rasterly right of way line,75.07 feet along the arc of a curve to the left,said curve having a radius of 281.50 fret,a delta angle of 15*16*45",a chard bearing of N07-S4'33"E,and a chard distance of 74 SS fret to a 5/9 inch rebar, 4 Following said easterly right of way line,N00'16103"F a distance of I S3.93 feet to a S/8-irxh rebar marking the southeast corner of Hlrs Century Farm North Subdmsion No I(Book 121 of Plats.Pages 18902.18905.Records of Ada County,Who); Thence leaving said subdivision boundary of Mrs Century Farm North Subdivision No.2 and following the subdivision boundary of said Hill's Century Farm North Subdivision No.1 the following four(4)courses. 1. NOW 1GOVE a distance of 6.05 feet to a 5/8-inch rebar, 2. 3989 feet along the arc of a woe to the left,said curve having a radius of 331.50 feet,a delta angle of 06'5341",a lard bearing of NO3'31'17'W,and a chord distance of 39.87 feet to a 5/8-inch rebar, 3. N06'S8'OB'W a distance of 103.17 feet to a brass plug; 4. 8.06 feet along the arc of it curve to the right,said curve htavkM a radius of 26850 feet,a delta angle of 01'43'13",a chard bearing of N06'06'32'W,and a chard distance of 8.06 feet to a brass phg marking the southwest corner of Lot 14,Block 2 of said Hill's Century Farm Commercial Subdivision No 2; Thencr leaving said subdivision boundary of Hdrs Century Farm North Subdivision No I and follorm-rig the southerly line of said Lot 14,Block 2.S89'15'22"E a distance of 198.90 feet to a 1/2-inch rebar marking the southeast corner of said Lot 14,Block 2(also being the southwest comer of said Lot 11,Block 2 of Hdrs Century Farm Commercial Subdivision No.2. Thence leaving the southerly Me of said Lot 14,Bock 2 and following the southerly line of said Lot 11.Bock 2, 589'15'22'1 a distance of 170.00 fret to the POINT OF BEGINNING. Said parcel contains 9.102 acres,more or less,and is subject to al existing easements and/or rights-of-way of record or implied. a 012459 o b a s OT I l.26•;.ozq FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B 1 pt v0 1x w � .ar1s�•. .tru»r. ts!uu G ka I� C 11000 :34.t0 Irr;r12•. avlin•r 1W±3 rr461r. o ' �a "V4ev3•. n 4H is .a W�Vv 032+ Title: Centuq FamiTownlxxnrsSubdiwvwl Datc:11-26-2024 Scale: I inch- 150 feet I File: Tract 1: 9.102 Aaec 3964M SQ Fen:Clom"-n42.4029e 0A2 Fat. Pmision=I r1 KM: Podsxuf=2901 Foot 001-•.ODA43U.2142 010=a00.4439w 133 01 019-00.1603e M." 002-49.1522t 163.00 011-M9.4603w 4'.4 M 020-00.1603e&06 003-%00.4438w 140.00 012-s00.1337w63.00 �iiiirZ wi+Wl 004-S89 13229 13000 013=n%9.4603w 11327 022=nO6.5=w 103.17 003-49.1322c 134.90 "I tV R 1(N A�4�h7.➢1 :� h7 l �/1) R",m Ili f ' Z 006-%002519%1700 013-n63.Mw 63 01 024-839.1 P-2C 198.90 007-49.4603e 103 73 016-n21.4444 F3 00 02$=49.1322e 170.00 008-9-M 052%36.58 017-n22.4106w 30.?3 009-s004g8w 135.01 ,.:,_u��l�.�.n FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B INGINEElum E ING November 27,2024 Project No 24,M Rezone to R-15 Legal Description Exhibit A All of Lots 2.7 and a portion of Lot 10,Block 2 of Hill's Century Farm Commercial Subdivision No.1(Book 115 of Plats,Pages 17131.17134.Records of Ada County,Idaho)and all of lots 12 and 13,Block 2 of Hill's Century Farm Commercial Subdivision No.2(Book 124 of Pfau,Pages 19913-19915,Records of Ada County,Idaho), situated in portion of the Northeast 1/4 of the Northwest 1/4 of Section 33,Township 3 North,Range 1 East, Boise Meridian,City of Meridian,Ada County,Idaho and being more particularly described as follows. Commencing at an aluminum cap marking,the North 1/4 corner of said Section 33,which bears 589'15'22'E a distance of 2.660.62 feet from a brass cap marlung the Northwest corner of said Section 33; Thence following the northerly lose of said Northeast 1/4 of Section 33.N89'15'22W a distance of 783.43 feet to the northeast corner of said Hllrs Century Farm Commercial Subdivision No.2; Thence leaving said rorthery lute and following the subdivision boundary of said Hiles Century Farm Commercial Subdivision No.2,SOO*44'38"W a distance of 193 M feet to a brass plug marking the southeast corner of Lot 11.Block 2 of said Hill's Century Farm Commercial Subd:vis+on No 2 and being the POINT OF BEGINNING Thencr following said subdivision boundary,S00'44'38'W a distance of 23.42 feet to a 1/2-inch rebar being the southvesl comer of Parcel A per Record of Survey No 11689(records of Ada County,Who); Thence leaving,said subdivision boundary and following the southerly line of said Paroei A,S89'IS'221 a distance of 165 00 feet to d 1/2 inch rebar marking the southeast turner of said Parcel A(aho being the northwest corner of Parcel E per said Record of Survey No.11689); Thence leaving said southery line and following the westerly line of said Parcel E,SO0'4438'W a distance of 140.00 feet to a 1/2-inch rebar marking the southwest corner of said Parcel E; Thence leaving said westerly line and following the southerly line of sad Parcel E,S89'1S'22'E a distance of 130.00 feet to a 1/2-inch rebar marl ug the southeast corner of said Parcel E(also being the southwest corner of Parcel F per said Record of Surrey No.11689); Thence leaving the southerly line of said Parcel E and fotowing the southerly line of said Parcel F,S89'15'22'E a distance of 134.90 feet to a V2-ich rebar marking the southeast corner of said Parcel F and berg on the lot boundary of lot 9.Block 2 of said Hill's Century Farm Commercial Subdivision No 1; Thence leaving said southerly line and following said lot boundary the following three(3)courses 1. SOO'2518'W a distance of 17.00 feet to a 1/2-inch rebar, 2. SW4603"E a distance of 103.75 feet to a brass plug, 3. S54"OS'29"E a distance of 56.58 feet to a 1/2-inch rebar marking the northwest corner of lot 8,Block 2 of said Hill's Century Farm Commercial Subdivision No.1, Thence leaving said lot boundary and following the westerly lines of said lot B.Block 2 and Lot 1.Block 2 of said Hills Century Farm Commercial Subdivision No.1,S00'44'38'W a distance of 301.51 feet to the centerline of E.Hill Park Street. Thence leaving said westerly lines and following said centerline,N89'46'03"W a distance of 47429 feet to a 5/8 inch rebar on the subdivision boundary of said Hilrs Century Farm Commercial Subdivision No.1; Thence following said subdivision boundary the foRDA-ing sic)6)courses 1. N00'13'ST'E a distance of 3150 feet to a 5/8 inch rebar; 2. S89'46'03'E a distance of 16.60 feet to a 5/8-inch rebar; S72S North Discovery Way•Boise,Idaho E371S•208.619.6939•kmengllp.com FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B 3. N67'16'19"E a distance o(13.96 feet to a 5/8 inch rebar; 4. N00"44'3rE a disunce of 297.56 feet to a 5/8-inch rebar, S N9946'03"W a distance of 134 85 feet to a 5/8-Inch rebar; 6 N=443g`E a distance of 3426 feet to a 5/8-exh reba r marking the southeast comer of said Mrs Century ram+CommercialSubdivision No.2; Thence leavrrg said subdivision boundary of Hirs Century Farm Commercial Subdivision No.1 and following the southerly line of said Hirs Century Farm Commercial Subdivision No 2.N89'15'221W a distance of 372 63 feet to the centedrne of S Tawuock Ave.; Thence leaving said southerk tine and follovnrig said centerine the following three(3)courses 1 35.65 feet along the arc of acurve to the tell said curve having a radius of 300.00 feet,a delta angle of 06'4832',a chord bearing of NO3'33'52"W and a chord distance of 35.63 feet; 2 N06'S W'W a disurKeof 103.17feet; 3- 12,31 feet along the arc of a curve to the right,said curve having a radius of 300.00 feel a delta angle of 02'21'05',a chord bearing of W5'47'35"W and a chord distance of 12.31 feet; Thence leaving said centering and foflowitg the northerly line of said lot 13.BW 2 of said Hi's Century Farm Commerc4i Subdivision No.2,$89r15'22"E a distance of 220.56 feet to a 1/2 inch rebar marking the northeast corner of said Lot 13,Block 2(also being the northwest corner of said lot 12,Block 2 of Has Century Farm Commercial Subdivision No 2): Thence leaving said northerly lire of said lot 13,Block 2 and following the northerly kne of said la 12,Block 2, S89'15'22'E a distance of 170.00 feet to the POPFF Of BEGI NNG. Said parcel contains 5.451 acres,more or less,and Is subfed to all edsting easements and/or rights-of-way of record or implied S T J , 12459 0 � A Z 0T ° `may c. 13h��V' n -T FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) EXHIBIT B P31NT OF COMMENCEIENT FOUND ALUMINUM CAP O0 Block 2 NORTr 1/4 COR%*R SECTION 33 w FOUND ALUMINUM CAP Hilrs Century Fairs PER CP&F No. 2022-07 833 rr NORTWEST CORNER SECTION 33 '^ PER CF`&r No. 2022-009t192 Commercial E.Amity Rd. 29 28 Subdivislon No 2 FBAs 2 OF 2b6� 28 32 33 1677.20' I 763.42' — — — y 33 1 l 9� Record of Survey No.11699 14 11 a Portions of HMI's Century Farm Block 2 i Hill's Century a Commercial Subdivision No.1 rY Hill's Century _ Farm North 08 LI O Parcel A Parcel S Parcel C Farm Corne»resal = i Subdivision No.1 j POINT OF L2 Subdivision No.1 I i BECINNRIC 1 13 1 12 Parcel D 0 Parcel E Parcel F 9 L16 L14 L4 Amended PLst Of Q Rttont Arta. 949:N Le V HMI's Century Rlcoaol_o g Farm North H RS�6MOM Subdivision No. 'n �ls�40 Parcel G 1' Cu-fort ton rig C I,Vf ►rppoaedZc•rd P. L12 1 LI1 i LO Unplatted L1 E.Hil Park St. i Lot 1,Block 1 Healthy Living Healthy Living Sobdivlslon Condominiums No.2 i i f i f N 0 150 300 450 PLsn Scale:1"=150' 9NOIN![a1N0 $in won axamr ew .wit w.oe"" r.aasumawaae Exhibit B- Rezone to R-15 I ' wrylara. DATE w.+rar."A ter, anon AM of fora 2.7114 a]CYt10n d tot to,6bsx 2�,t Ndra Century term Con+ne+wl SuDOmon fora 1 SHEET: and al of tots 12 and 13.6bck 2 or N I's Century farm Con Twerdal Subdivision No 2 snuffed A FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Hill's Century Farm Townhomes—H-2024-0072) w IDIAN�--- AGENDA ITEM ITEM TOPIC: Resolution No. 26-2569: A Resolution Vacating the North 16.6 Feet of a 26.6- Foot-Wide Public Utility, Drainage, and Irrigation (PUDI) Easement in a Portion of Lot 1, Block 2 of Meridian Place Subdivision No. 1, Being More Particularly Described in Exhibit "A"; and Providing an Effective Date Ada County Recorder Trent Tripple 2026-012826 Boise,Idaho Pgs=5 cfowler 02/25/2026 08:06:02 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded CITY OF MERIDIAN RESOLUTION NO. 26-2569 BY THE CITY COUNCIL: CAVENER, LITTLE ROBERTS, OVERTON, STRADER, TAYLOR, WHITLOCK A RESOLUTION VACATING THE NORTH 16.6 FEET OF A 26.6-F T- I E PUBLIC UTILITY,DRAINAGE,AND IRRIGATION(PUDI)EASEMENT IN A PORTION OF LOT 1, BLOCK 2 OF MERIDIAN PLACE SUBDIVISION NO. 1, BEING MORE PARTICULARLY DESCRIBED IN EXHIBIT "A"; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, on February 10, 2026 the City Council of the City of Meridian held a hearing on the vacation of the north 16.6 feet of a 26.6-foot-wide PUDI easement in a portion of Lot 1, Block 2 of Meridian Place Subdivision No. 1; and WHEREAS, after such hearing, the City Council, by formal motion, did approve said described vacation; and NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY F MERIDIAN CITY, I A Section 1. That the north 16.6 feet of a 26.6-foot-wide PUDI easement in a portion of Lot 1,Block 2 of Meridian Place Subdivision No. 1,as fully described in Exhibit"A",is hereby vacated. Section 2. That this Resolution shall be in full force and effect immediately upon its adoption and approval. Passed by the City Council of the City of Meridian, Idaho, this 24th day of February, 2026. Approved by the Mayor of the City of Meridian, Idaho, this 24th day of February, 2026. EASEMENT VACATION—WELL 1013 H-2025-0055 Attest: Mayor Robert E. Simison 2-24-2026 Chris Johnson, City Clerk 2-24-2026 STATE OF IDAHO ) ) ss: County of Ada ) On this 24th day of February, 2026, before me, the undersigned, a Notary Public in and for said State, personally appeared Robert E. Simison and Chris Johnson, known to me to be the Mayor and City Clerk, respectively, of the City of Meridian, Idaho, and who executed the within instrument, and acknowledged to me that the City of Meridian executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year first above written. (SEAL) Notary Public My Commission Expires: 3-28-2028 EASEMENT VACATION-WELL 1 OB H-2025-0055 3153 McNeil Drive KELLER Idaho Falls,ID 83402 ASSOCIATES ' 2085426120 "EXHIBIT A" LEGAL DESCRIPTION FOR VACATION OF THE NORTH 16.60 FT OF A 26.60 FT WIDE EASEMENT LOT 1, BLOCK 2 OF MERIDIAN PLACE SUBDIVISION NO. 1 A utility, drainage and irrigation easement located in a portion of Lot 1, Block 2 of Meridian Place Subdivision No. 1 as recorded in Book 47 of Pages 3837-3838, being a portion of the Southeast 1/4 of Section 6, Township 3 North, Range 1 East, B.M., City of Meridian, Ada County, Idaho. COMMENCING at the Southeast corner of Lot 1, Block 2 of Meridian Place Subdivision No. 1, from which the Southwest corner of said Lot 1 bears N 89°45'00" W a distance of 138.80 feet, being the basis of bearing for this description; thence along the Westerly right-of-way of Jericho Way 10.00 feet along a non-tangent curve to the left having a radius of 186.06 feet, a central angle of 03004'49", a long chord that bears S 00044'55" E, a chord distance of 10.00 feet; thence leaving said Westerly right-of-way N 89°45'00" W a distance of 10.01 feet to a point to the POINT OF BEGINNING; thence N 89°45'00" W a distance of 123.53 feet to a point; thence N 00045'00" E a distance of 16.60 feet to a point; thence S 89045'00" E a distance of 121.81 feet to a point; thence 16.68 feet along a non-tangent curve to the right having a radius of 176.06 feet, a central angle of 0502642", a long chord that bears S 05°08'50" E, a chord distance of 16.67 feet to the POINT OF BEGINNING. 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Q .e c o f `' v ro d +� + - +� L. y 1 Q o * o O a +` ` +Sbro m VY L n LM cn LL d p Cl LL w L. w w o Gc ° E vy c = y c Ln ri fv m ry r+7 t7 '.4 ry cv m Ir u, to a � a t� a � � � � � V � oc oc ❑ ❑ ❑ � L"S L] � L.1 E IDIAN�- )AH AGENDA ITEM Department Reports www.meridiancity.org Final Draft Goals Discussion –2030 Strategic Plan -2026 Feb. 2026 www.meridiancity.org ADOPTION PATHWAY•REVIEW OF DRAFT GOAL CHANGES•COUNCIL FEEDBACK & DISCUSSION•DISCUSSIONTODAY’S 2 www.meridiancity.org Big Rocks, WorkableTop IssuesNext Five Year HorizonTangible Goals•Same Focus Areas•New Plan•OBJECTIVES 3 www.meridiancity.org Mar. 2026Tactic Development Mar. 2026Adopt Plan FA, GoalsNov. 2025Work Session Kick Off Sept. 2025Scope Development OBJECTIVES 4 www.meridiancity.org livable, and connected community.the public’s resources while being a vibrant, employees, dedicated to the stewardship of service through committed, equipped : Meridian will deliver superior Mission•and raise a family. work live,premier community in which to : By 2035, Meridian will be the West’s Vision•FOUNDATION 5 www.meridiancity.org transportation deficiencies.modal approach to solve -road improvement projects that include pathways, sidewalks, and a multiresources to advance priority utilize safe community. We will and Meridian will invest in a more connected Transportation and Infrastructure quality communities.-high to promote housing options diverse development andterm comprehensive vision. We will encourage infill -Meridian will promote growth that enhances its long Responsible Growth RETAINED FOCUS AREAS 6 www.meridiancity.org access to quality healthcare for our citizens. enhance and supply;protect, supply, and treat our city’s water police and fire services; timely provideand protect life. We will will invest in services and infrastructure that are essential to preserve Meridian Public Health and Safety that meet the needs of our community. industries and and services in our targetedand recruit businesses retain wage job creation. We will-balanced economic base that supports familyMeridian will make downtown a destination and grow its targeted commercial areas to ensure a Business and Economic Vitality RETAINED FOCUS AREAS 7 www.meridiancity.org the delivery of services to the community.communication with our citizens and stakeholders to enhance engagement, and continuously improve proactive utilizeneeds, embody our CARE values,government. We will focus on our employees’Meridian will encourage open, transparent, fiscally responsible, innovative, and approachable Government Excellence cultivate art and cultural opportunities. spaces and developers to create beautiful openWe will partner with our community and   citizen desires to be stewards of our natural environment.We will provide innovatively designed parks and recreational offerings. We will respond to   spaces.will create vibrant places for our citizens, embrace sustainable practices, and preserve natural  Meridian Vibrant and Sustainable Community RETAINED FOCUS AREAS 8 www.meridiancity.org to inform a unique city identity.Create design aesthetic and style guides 4.wisely.land and resourcesusedevelopments tonew reviewingcity plans andupdatingofthe process inand fairBe clear, consistent,3.long term city plans and guidelines.commercial interests in alignment with Balance current and future residential and 2.of city services.the delivery optimizetoPrioritize investments and infrastructure 1.public transit planning. Elevate the city’s role in roadway and 3.with consideration for future modal flexibility. Evaluate land use and road projects 2.and safety within and through Meridian. improvements to increase accessibility, efficiency, Invest in roads, sidewalks, lighting, and pathway 1.Responsible GrowthTransportation and Infrastructure CONSIDERED GOALS 9 www.meridiancity.org makers to strengthen our workforce and economy.and policy businesses with educators, providers,through partnership & innovation Idaho inhealthcare of driving force the Expand Meridian as4.economic base.healthcare industries to provide a balanced service, technology, light manufacturing, and recruit businesses in the professional and Retain3.businesses thrive.the quality of life for residents and helps that improves Make downtown a destination2.and family wage jobs to be created. to innovatePromote Meridian as an ideal place for businesses 1.choices.that support healthy lifestyleand amenitiesservicesto resources,Leverage partnerships to connect residents 4.safety resources.models to maximize public health and with targeted technology and innovative service Invest in delivering the right response level 3.enhancing water quality, resources, and quantity.Protect public health and the environment by 2.and risk reduction efforts.planning and design, expanded education, public safetyImprove1.Business and Economic VitalityPublic Health and Safety CONSIDERED GOALS 01 www.meridiancity.org  and recreational opportunities. resilience,term viability, -to protect Meridian’s longspaces adjoiningwater sources andcity’sPreserve4.stream reduction, and  waste energy efficiency,to promote  projects environmentally consciousExecute financially responsible, sustainable, and 3.residents.for Meridianopportunitieseducationalrecreational, and from partners for cultural,attract interest tospacesand protectIdentify2.  Meridian’s identity.that contribute to a vibrant community and events, and programs  spaces, Develop premier1.and simplifying processes.service capabilities-selfaccess to city information by enhancing Accelerate3.services.timelyandaccessibleFoster trust in government through transparent, 2.city workforce.retainedandcustome r experience and create fulfilled, skilled, Invest in employee development to improve 1.Vibrant and Sustainable CommunityGovernment Excellence CONSIDERED GOALS 11 www.meridiancity.org June 2026Report Out Actions & ExpectationsMarch 2026Departments Development of WorkMarch 3, 2026Adoption of Goals and Focus Areas Feb. 24, 2026Council Feedback & Discussions Feb. 3, 2026Issue Presentation NEXT STEPS 12 www.meridiancity.org THANK YOU 13